HomeMy WebLinkAboutM-98-1152PZ-3
PLANNING FACT SHEET
APPLICANT Albanese-Popkin Development Group, Inc.
HEARING DATE November 12, 1998.
REQUEST/LOCATION Proposal for a Major Use Special Permit for Cloister on the Bay
Planned Unit Development Project located approximately on
3463-3571 Main Highway.
LEGAL DESCRIPTION Complete legal description on file with the Hearing Boards Office
PETITION Consideration of a Major Use Special Permit for the Cloisters on
the Bay Planned Unit Development Project to allow development
of a luxury residential condominium community consisting of at
most 41 single family residences, each with its own two car
garage, and accessory amenities such as a club house and tennis
court. Access to the development would be gated and entry
controlled and solely from Main Highway.
PLANNING Approval with conditions.
RECOMMENDATION
BACKGROUND AND See attached analysis and recommendation.
ANALYSIS
PLANNING ADVISORY BOARD: Pending PAB Action of 11/12/98 VOTE: N/A
CITY COMMISSION: N/A
APPLICATION NUMBER 98-031 Item #4
.....................................................................................................................................................................................................................................
CITY OF MIAMI • DEPARTMENT OF PLANNING AND DEVELOPMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1435
... .
Date:11/06/98 Pagi�
98—Ili F.+
Analysis for a
MAJOR USE SPECIAL PERMIT
for the
CLOISTERS ON THE BAY
PLANNED UNIT DEVELOPMENT PROJECT
located at 3463-3571 Main Highway
CASE NO. 98-031
The requested Major Use Special Permit is for the purpose of allowing the Cloisters on
the Bay Project, a Planned Unit Residential Development project consisting of a total of
41 residential units for the property located at approximately 3463-3571 Main Highway
within the Coconut Grove area (see attached legal description, location maps and aerial
photographs for exact property boundaries).
The requested Major Use Special Permit also encompasses the following lower ranking
permits:
CLASS I SPECIAL PERMIT per Article 9, Section 906.6 for outdoor recreational
areas;
CLASS I SPECIAL PERMIT for temporary sales office in proposed recreational
building;
CLASS II SPECIAL PERMIT per Article 15, for development between Biscayne
Bay and the first dedicated right-of-way;
CLASS II SPECIAL PERMIT per Article 9, section 908.9 for development in
waterfront yards;
CLASS II SPECIAL PERMIT per Article 9, Section 908.2 to permit a driveway
with a width greater than 25 feet.
J
Page 1 of 4
Pursuant to Articles 13 and 17 of Zoning Ordinance No. 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for and inclusive of the
subordinate permits referenced above.
In determining the appropriateness of the requested Major Use Special Permit, the
following findings have been made:
• It is found that the proposed planned unit development project will benefit the City of
Miami by creating a new luxury housing opportunities attracting new residents to the
Coconut Grove area.
• It is found that the project is well -designed and concordant with the scale and
character of the area. The project will enhance the subject property along a significant
waterfront parcel within the Coconut Grove area.
• It is found that the driveways provided are appropriate in width and configuration to
accommodate expected traffic volumes for the project without causing any undue
spill -over onto the public right-of-way.
• It is found that the Urban Development Review Board (UDRB) has met to discuss the
proposed project at its public meetings held between June 10, 1998 and October 14,
1998; a failure to act on the Certificate of Approval constituted a recommendation of
approval.
• It is found that due to the property's location in an important archeological area,
archeological monitoring shall be required prior to and during any ground -disturbing
activities.
• It is found that due to the need for tree removal and relocation to accommodate the
proposed project, the landscape mitigation plan prepared by the applicant (planting
plan and tree disposition plan dated October 1, 1998 prepared by A. Grant
Thornbrough and Associates) is acceptable to the City and shall be implemented prior
to the issuance of a Certificate of Occupancy for the proposed project.
• It is found that with respect to all additional criteria as specified in Section 1305 of
Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate.
Page 2 of 4
98-I15'2
Based on these findings, the Department of Planning and Development is
recommending approval of the requested Planned Unit Development Project with
the following conditions:
1. The approval of this Major Use Special Permit shall be subject to the
recordation of the following documents prior to the issuance of any building
permits for the proposed project:
a. Unity of Title or covenant in lieu thereof providing that the ownership,
operation and maintenance of all common areas and facilities will be by
the property owner or a mandatory property owner association in
perpetuity.
b. Development Order specifying that the Development Order runs with the
land and is binding on the Applicant, it successors and assigns, jointly or
severally.
2. The applicant shall submit a parking plan for construction employees and
temporary parking arrangements for the existing building while the new
building is under construction; said parking plan shall be subject to review and
approval by the Department of Planning and Development prior to the issuance
of any building permits.
3. The applicant shall provide plans for proposed sidewalk and swale area
improvements prior to the issuance of a building permit; said plans shall be
subject to review and approval by the Public Works Department and the
Department of Planning and Development.
4. The applicant shall retain the services of an archeological consultant who will be
responsible for conducting archeological monitoring of all ground disturbing
activity, as well as the subsequent recovery of artifacts; said consultant shall
obtain a scope of work from the Miami -Dade County Archeologist and shall
provide reports both to that office and the City of Miami Preservation
Officer.
5. Per the Zoning Division, the applicant shall: 1) modify the proposed private road
to have a minimum width dimension of 20 feet (removal of all planters in center
of road -cloister drive that do not provide a minimum of 10 ft. clear passage for
vehicles; and 2) modify the roof deck plan to eliminate corridor adjacent to
stairs on unit types B&C.
Page 3 of 4
6. The applicant shall implement the landscape plan (including the proposed
mitigation plan dated October 1, 1998 prepared by A. Grant Thornbrough and
Associates) on file with the Department of Planning and Development (as
presented at the UDRB Meeting of October 14, 1998) prior to the issuance of a
Certificate of Occupancy for the proposed project; final working drawing plans
for this implementation shall be reviewed and approved by the Preservation
Officer prior to implementation.
7. Final design plans for the waterfront units shall require review and approval by
the Planning Department prior to the issuance of any building permits for said
units.
8. This approval shall also be subject to all additional conditions specified in the
Final Development Order for the project.
Page 4 of 4
98-1152
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C :Y OF MLANff
DEPART OF PLANNNLNG AND DEVELOPT-VENT
APPLICATION FOR
MAJOR USE SPECIAL PERMIT
T IS INTENDED-rz:-kT MAJOR USE SPECIAL PERMITS BE REQUIRE) WHERE SPECIMM USES AND/OR OCCU'PANCI:S INVOLVE MA ir.-
�EEMED TO BE OF CITYWIDE OR AREA -WIDE IMPORTANCE.
G-m CITY COMMISSION SMALL BE SOLELY RESPONSIBLE FOR DETEMMIN SLONS ON APPLICATIONS FOR MAJOR USE SPECIAL PERNETS.
=Z ARTICLE 17 OF ORDNANCE 11000, ASAAaWDED, 27•IP ZONING ORDINANCE OFTHE CIT?OFACAK FLORM C)
rME CrN COMIVIISSION SHALL RErr ALL APPLICATIONS FOR MAJOR USE SPECIAL PEERN S TO THE PLANNING ADVISORY BOARD AND
ro THE DIRECTOR OF THESE DEPARTMR4T OF PLANNING AND DEVELOPME qT FOR RECOMMENDATIONS, AND MAY MAKE R. ;r=- ULS TO
kGENCIES, BODIES, OR OFFICERS, ETHER THROUGH THE DEPARTMH rr OF PLAM-DNG AND DEVELOPMENT OR DIRECTLY, FOR REVIEW,
U, AI YMS ANDIOR TECHNICAL FINDINGS AND DETER1+LL wqn** AND R- ORTS Tfii"ucm tnz Scc'T10N 1301.5 OF oaaay.4NG 11000, As
11.aNDED, THE ZONING ORDINANCE OF THE CITY OF MUX AORMA.)
,ECTION 2-653 OF THE CODE OF THE CrrY OF MIA 4 FLORIDA, AS A IEL MED, GMNE'4P.LLY REQLMMS ANY PERSON WHO RECE"VBS
'.OMPEENsATION, REMLNERATION OR 02SEYSES FOR CONDUCTING LOBBYING ACTNLi'i'rS TO REGISTER AS A LOBBYIST WITH THE CITY
mMuE , PRIOR TO ENGACuNri IN LOBBYING ACTIVATES BE'ORE C'TY STAFF, BOARDS, COMMr11=5 AND THE CITY COMMISSION. A
:OPY OF SAID ORDINANCE IS AVAILABLE IN THE OFFICE OF T.HE CrN CLERIC (MIAMI CITY HALL), LOCATED AT 3500 PAN AMEERICAN
)RIVE, MIAMi, FLORIDA, 33133.
NOTE. THISAPPLICATIONMUSTBE27PEWRIT7'EiYANDSIGNED INBLACKDVK
on behalf of Alb arts se-P pkin p�velop en Group
=ia A. Dougherty s , hereby app�y to the Director onhe bepartaleni of I
Manning
4,—.:velopment of the City of Miami for approval of a Major Use Special _Permit under the provisions of Article 17
)f the City of Miami Zoning Ordinance.
?roperty Address:
3471-3571 Main Aikhway, Miami. Florida
vature of proposed use (be snecinc): Approval of a Major Use Special Pe=it fcr a Planned Un: t
Develorment Der Article 5 of the Zcnins Ordinance. The PUD will have 44 single famil7
reside=ces. The applicant is also requesting a Class I Permit for an outdoor recreational
area including a swimminc pool per §906.6; a Class I Permit for a sales office; a Class II
Permit for development on the waterfront per 5908.9; and a Class II Permit from development
between Biscayne Bay and a dedicated ri gzt of way pe; 1511 . n d a C l a s II P e it, t
�PPLICATIONiYlATERIALS permit a driveway wit a ith greatest' t�ian �� Lee? .
see attached Exhibit "1".
attach the following in support and explanation of the an
Z] 1. Two original surveys, prepared by a State of Florida Registered Land Surveyor within one year from the
date of application.
s1 2. AZn-dzvit disclosing ownership of property covered by application and aisclosure of interest form (attach
forms 4-83 and 4?-- 83 to application).
Pane 1 of 2
98-1134
PF11CAnON MATERIAL.. , continued} �
ch the following in support and explanation of the application:
3. Certified list of owners of real estate within a 375-foot radius from the outside boundaries of property
(attach form 6-83 to application).
C 4. Maps of the:
a) Existing zoning designation.
b) Adopted comprehensive plan designation for areas on and around the property.
13 5. General location map showing relation to the site or activity to major streets, schools, existing utilities,
shopping areas, important physical features in and adjoining the project, and the like.
U 6. Concept Plan
a) Site plan and relevant information per Section 13042.1d-h.
b) Relationships to surrounding existing and proposed futures uses and activities, systems and facilities,
per Section 1702.3.2a.
c) How concept affects existing zoning and adopted comprehensive plan principles and designations;
tabulation of any required variances, special permits, changes of zoning or exemptions, per Section
1702.3.2b.
13 7. Developmental Impact Study (an application for development approval for a Development of Regional
Impact may substitute).
M 8. Other (be specific):
M 9. Fee of $ 11 , 4 6 6. 9 0 , for the Major Use Special Permit, based on current fee schedule as set forth in
Chapter 62 of the Code of the City of Miami, as amended.
El 10. Additional fee of $ N o n e , for any required special permits, changes of zoning or variances set
forth in chapter 62 of the Code of the City of Miami, as amended.
Total Fee: S 11 , 4 6 6. 9 0
Y1150.00 for Advertisinv
Signature -`',
Name Lucia A. Dougherty
Address 1221 Brickell Avenue, Miami, F1 33131
Phone.Tax 57q-06ni
Date Mav 1998
FINAL APPROVAL OF THIS APPLICATION FOR MAJOR USE SPECIAL PERMIT SHALL CONSIST OF AN EXECUTED RESOLUTION BY THE
MIAN11 CITY COMMISSION AND A DEVELOPMENT ORDER ATTACHED THERETO wHICH SPECTRES THE CONDITIONS UN-DFA WHICH THIS
r" JOR USE SPECIAL PERMIT APPLICATION IS APPROVED; IF APPROVED BY THE CITY COMMISSION, SAID RESOLUTION AND
OPMENT ORDER SHALL, UPON EXECUTION THEREOF, BE TRANSM=D TO THE OWNER OR AUTHORIZED AGENT AT T'r%.
SS'SPECIE- D ABOVE.
Page 2 of 2
98`?
EXHIBIT "1"
CLOISTERS ON THE BAY
(ZONED R-1 /SD-18)
MAJOR USE SPECIAL PERMIT, as per City of Miami Zoning Ordinance
11,000 as amegded Article 17 section 1701 and Article 5 section 501 to
allow a Planned Unit Development.
This Major Use Special Permit includes the following Class I and Class II
Special Permits:
■ Class I Special Permit for outdoor recreational areas (Article 9
section 906.6).
■ Class I Special Permit for temporary sales office in proposed
recreation building.
■ Class II Special Permit for development in waterfront yards
(Article 9 section 908.9).
■ Class II Special Permit for development between Biscayne Bay
and 1 St dedicated public right of way (Article 15 section 1511).
■ Class II Special Permit to permit a driveway with a width greater
than 25 ft. (Article 9 section 908.2).
Subject to:
■ Modifying private road/drive to have a minimum width dimension
of 20 ft.(removal of all planters in center of road -cloister drive that
do not provide a minimum of 1 Oft clear passage for vehicles).
■ Modification of roof deck plan to eliminate corridor adjacent to
stairs on unit types B & C.
Javier Carbonell -
August 28,1998
g8-1152
- AFFIDAVIT
ATE OF FLORIDA }
)SS
COUNTY OF MIAMI-DADE }
Before me, the undersigned authority, this day personally appeared Adrienne Friesner Pardo
who being by me first duly sworn, upon oath, deposes and says:
1. That he/she is the owner, or the legal representative of the owner, submitting the accompanying application for
a public hearing as required by the Zoning Ordinance of the City of Miami, Florida, affecting the real property located
in the City of Miami, as described and listed on the pages attached fo this affidavit and made a partthereof.
2. That all owners which he/she represents, if any, have given their fu11 and complete permission for him/her to act
in his/her behalf for the change or modification of a classification or regulation of zoning as set out in the
accompanying petition.
3. That the pages attached hereto and made a part of this affidavit contain the current names, mailing addresses,
phone numbers and legal descriptions for the real property of which he/she is the owner or legal representative.
4. The facts as represented in the application and documents submitted in conjunction with this affidavit are true
and correct.
Further Affiant sayeth not.
App icant's Signature
STATE OF FLORIDA Adrienne Friesner Pardo, Esq.
COUNTY OF MIAMI-DADS
The foregoing instrument was acknowledged before me this / Y day of May
19 98 , by Adrienne Friesner Pardo who is personally known to me or who has
produced as identification and who did (�didx t) take an oath.
Name:
Notary Public -State of Florida
Commission No.: p=,FICIARY SEAL
My Commission E s: ZALEZNarARE OF FLORIDAC. CC403667MYC. SEPi' t7.1998
�J' — .I .5
CONTRACT PURCHASER'S LIST
.ontract Purchaser's
Albanese-Popkin Development Group, Inc.
Name
1355 W. Palmetto Park Road, Suite 263
Mailing Address Rnea Raton, FL Zip Code 33486
Telephone Number (561) 368-5054
Legal Description: See Exhibit "A"
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Owner's Name
'ailing Address
Telephone Number _
Legal Description:
Zip Code
Zip Code
Any other real estate property owned individually, jointly, or severally (by corporation, partnership or privately) within
375 feet of the subject site is listed as follows:
Street Address Legal Description
None
Street Address
Street Address
Legal Description
Legal Description
98-i152
Owner's Name
Mailing Address
Telephone Number
Legal Description:
OWNER'S LIST
Kenneth Treister"
3660 Battersea Road, Miami, FL
(305) 667-3170
See Exhibit "A"
Zip Code 33133
Owner's Name Howard Scharlin
Mailing Address 1399 SW 1st Avenue, 4th Floor, Miami, Fl, Zip Code 33131
Telephone Number (305) 358-4222
Legal Description: See Exhibit "A"
Owner's Name
United National Bank
Mailing Address 1399 SW 1st Avenue, Miami, FL Zip Code
Telephone Number (305) 358-4333
Legal Description: See Exhibit "A"
33131
Any other real estate property owned individually, jointly, or severally (by corporation, partnership or privately) within
375 feet of the subject site is listed as follows:
Street Address Legal Description
NONE
Street Address
Street Address
Legal Description
Legal Description
DISCLOSURE OF OWNERSHIP
FOR CONTRACT PURCHASER
.. Legal description and street address of subject real property:
See Exhibit A
3471-3571 Main Highway, Miami, Florida
2. Owner(s) of subject real property and percentage of ownership. Note: Section 2-618 of the Code of the City of
Miami requires disclosure of all parties having a financial interest, either direct or indirect, in the subject matter of a
presentation, request or petition to the City Commission. Accordingly, question #2 requires disclosure of
shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their addresses
and proportionate interest.
Albanese-Popkin Development Group, Inc. is owned by:
Leonard Albanese - 50%
Edward Popkin - 50%
3. Legal description and street address of any real property (a) owned by any party listed in answer to question #2, and
(b) located within 375 feet of the subject real property.
None
Owner or Attorney for Owner
Adrienne Friesner Pardo
STATE OF FLORIDA
COUNTY OF MIAMI-DARE
The foregoing instrument was acknowledged before me this 14th day of May
19 98 , by Adrienne Friesner Pardo who is personally known to me or who has
produced as identification and who did Obiw% take an oath.
,v
Name: l/
Notary Public -State of Florida`
Commission No.:
My Commission Expires:
OFFICIAL NOTARY SEAL
MARISOL R GONZALEZ
N�ARY PUBLIC STATE OF FLORIDA
COMMISSSION NO. CC403667
MY COMMISSION EXP. SEPT 17,1998
98-JA 52
DISCLOSURE OF OWNERSHIP
Legal description and street address of subject real property:
See Exhibit "A"
3471-3571 Main Highway, Miami, Florida
2. Owner(s) of subject real property and percentage of ownership. Note: Section 2-618 of the Code of the City of
Miami requires disclosure of all parties having a financial interest, either direct or indirect, in the subject matter of a
presentation, request or petition to the City Commission. Accordingly, question #2 requires disclosure of
shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their addresses
and proportionate interest.
Owners: Kenneth Treister - 50%
Howard Scharlin_ - 25%
Gerald Katcher - 25%
3. Legal description and street address of any real property (a) owned by any party Iisted in answer to question 42, and
(b) located within 375 feet of the subject real property.
NONE
Owner or Attorney for Mvner
Adrienne Friesner Pardo
STATE OF FLORIDA
COUNTY OF MIAMI-DADS
The foregoing instrument was acknowledged before me this 14th day of May
19 98, by Adrienne Friesner Pardo who is personally known to me or who has
produced as identification and who did (dWmt j take an oath.
! / -/ W v- may"_
Name: J
Notary Public -State of Florida
Commission No.:
My Commission EV OFFICIAL NOTARY SEAL
MARISOL R GONZALEZ
NOTARY PUBLIC STATE OF FLORIDA
COMMISSION. '\iO. CC403667
MY COMMISSIO'' EXP- SEPT 17,1998
® a
Exhibit "A"
LEGAL DESCAiPTION:
saaRaa_eassaaamans
Beginning at the point of Intersection of the Southerly boundary line of Tract
'A' and the U.S_ Harbor Line of Biscayne Bay as shown an the plat thereof
entitled 'THE C.W. EMERSON TRACT IN COCONUT GROVE. CITY OF MIAM1, DADE COUNTY,
FLA.' as recorded in the Public Records of Dade County, Florida In Plat Book 35,
at Page 61; Thence run N.34'59'44'E. along said U.S. Harbor Line for a distance
of 65.75 feet to a point; Thence N. 46125'531W. along the Northerly boundary I ine
of said Tract 'A' for a distance of 846. JO feet to a point; Thence S. 43' 34' 07' W.
for a distance of 66.00 feet to a point on the Southerly boundary line of said
Tract 'A'; Thence S.46,25'53'E. along the Southerly boundary IIna of sald Tract
`A' for a distance of approximately 656.05 feet to the Point of Beginning and
containing 56,170 square feet, more or less.
AND
Lot 7, 'MONROE PLAT'. as recorded In Deed Book 'D', at Page 253 of the Public
Records of Dade County, Florida, lying and being in the Southeast Quarter of
Fractional Section 21. Township 54 South, Range 41 East, Dade County, Florida,
EXCEPTiNG THEREFROM THE FOLLOWING:
Beginning at the point in the Northeast boundary iIna of Lot 7, of the Subdivls-
ion of Lot i, In Section 21, Township 54 South, Range 41 East, In Dade County,
Florida, as shown on the Plat recorded In Deed Book 101, on Page 253, of the
records of said County, where said line intersects the center fine of the County
Roa,, 'eading from Miami to Cutler: Thence South 45' East along said line, which
is ; the Southwest boundary of a lot formerly owned by Charles Montgomery
467 ,eet to a point 25 feet beyond the corner between the said Montgomery lot
and the lot heretofore conveyed by J.W. Frow to Frank H. Kanen and Evelyn M.
Kanen, his wife; Thence South 45' west, 10 feet; Thence North 45' West, 467 feet
to the center line of the above Road; Thence North 454 East along said center
line, io feet to the Point of Beginning.
ALSO EXCEPT, that part of Lot 7 of 'MONROE PLAT', as per Plat thereof recorded
in Deed Book 101, at Page 253,. of the Public Records of Dade County, Florida,
lying Northwest of the County Road, the said parcel of land being also described
as follows: Beginning at a pipe set In cement marking the location of the fight-
aood stakes set as marking the most Northwesterly corner of said Lot 7; Thence
South 45' East, 634 feet, more or less, to the center line of County Road (Di xl e
Highway) which line Is marked by a pipe set in cement 35 feet fros tenter'llne
of said Road; Thence Northeasterly along the said center line of said County
Road, 178.87 feet; Thence North 45' west, parallelling the Southwesterly line of
said Lot 7. 460 feet, more or less, to a pipe set in cement In the South line of
Grand Avenue which point Is East of the Point of Beginning; Thence West 253 feet
more or less, to the Point of Beginning.
ALSO EXCEPT, that portion of Lot 7 of 'MONAOE PLAT' as per Plat thereof recorded
in Deed Bock 'D', at Page 253, Public Records of Dade County, Florida, conveyed
by Jack A. Gardner, et at, to THE CITY OF MIAM1, a municipal corporatlon, by
deed dated August 8, 1947, recorded In Dead Book 2913, Page 237, of the Public
Records of Dade County. Florida.
DIRECTORY OF PROJECT PRINCIPALS AND TEAM
FOR CLOISTERS ON THE BAY
Applicant/ Albanese-Popkin Development Group, Inc.
Contract Purchasers: 1355 West Palmetto Park Road
Suite 263
Boca Raton, Florida 33486
Telephone: 561-368-5054
Facsimile: 561-368-9555
Contacts: Leonard A. Albanese, Edward D.
Popkin and Wenford Hood
Attorneys: Greenberg Traurig Hoffman Lipoff
Rosen & Quentel, P.A.
1221 Brickell Avenue
Miami, Florida 33131
Contact: Lucia A. Dougherty
Telephone: (305) 579-0603
Contact: Adrienne F. Pardo
Telephone: (305) 579-0683
Facsimile: (305) 579-0717
Architects: Ferguson Glasgow Schuster & Soto, Inc.
2901 Ponce De Leon Blvd
Coral Gables, Florida 33134
Telephone: (305) 443-7758
Facsimilie: (305) 448-9957
Contacts: Dick Schuster and Natividad Soto
Landscape
Architect: A. Grant Thombrough & Associates
132 N. Swinton Avenue
Delray Beach, Florida 33444
Telephone: (561) 276-5050
Facsimile: (561) 276-8777
Contact: A. Grant Thombrough
Traffic Consultant: Miles Moss and Associates, Inc.
12900 S.W. 84t' Street
Miami, Florida 33183
Telephone: (305) 386-1212
Fascimilie: (305) 254-9649
Contacts: Miles Moss and Robert Wyman
Civil Engineer/
Surveyor.
Biological Consultant:
Manucy & Associates
4694 Palm Avenue, #203
Hialeah, Florida 33012
Telephone: (305) 821-1281
Facsimilie: (305) 825-1705
Contacts: Jacob Gomis
Mark McMahon
6110 S.W. 55t�' Court
Davie, Florida 33314
Telephone: (954) 584-3586
Facsimile: (954) 316-9892
g8--1.1*5, 1d
Economic
Consultant:
Owners:
MIAMUPARDOA/950641/kd$p01 !.DOC/5/12/98
Monson, Brown, Argiz & Co.
1001 Brickell Bay Drive, gth Floor
Miami, Florida 33131
Telephone: (305) 373-5500
Facsimile: (305) 373-0056
Contact: Al Morrison
Howard Schadin, Kenneth Triester and
Gerald Katcher
c/o Beacon Realty Advisors
1624 Micanopy Avenue
Coconut Grove, Florida 33133
Telephone: (305) 858-2416
Facsimilie: (305) 856-9779
Contact: Charles Treister
"3"ZU3104
R1� 11860 ?GT948
WARRANTY DF.BD
THIS WARRANTY DEED is made this 21- day Of July, 1983
between COMMODORE GROVE DEVELOPMENT, INC., a Florida corporation,
hereinafter called the grantor, and HOWARD R. SCHARLIN, as
Trustee, whose post office address is c/o Katcher, Scharlin and
Lanzetta, 1399 S.W. First Avenue, Miami, Florida 33130, herein-
after called the grantee.
The grantor, for and in consideration of the sum of Ten
Dollars and other good and valuable consideration, the receipt
and sufficiency of which is hereby acknowledged, hereby grants,
bargains, sells, aliens, remises, releases, conveys and confirms
unto the grantee, his heirs, executors, administrators and
assigns forever, the following described land, situate and being
in the County of Dade, State of Florida:
See Schedule ^A^ attached hereto and made a part
hereof.
TOGETHER WITH all easements, tenements, hereditaments and
appurtenances thereunto belonging; and
TOGETHER WITH all buildings and other improvements located
thereon; and
TOGETHER WITH all of.grantor*s right, title and interest, if
any, in and to the streets, avenues, goads, ways, alleys, water-
ways, and canals, open or proposed, in front of or adjoining said
land;
TO HAVE AND TO HOLD the same in fee simple forever;
Subject to:
(a) Ad valorem real estate taxes for 1983 and subse-
quent years and taxes or special assessments which
are not shown as existing liens by the public
records?
(b) All applicable zoning ordinances and regulations;
(a) Riparian and littoral rights, filled in lands,
�a r tidelands and lands comprising the shores and
Q bottoms of navigable waters and lands beyond the
harbor or bulkhead lines as established by govern-
mental authority;
f 3 (d) City of Miami (pending) paving lien #R-4408;
�Yc (e) Matters which would be reflected on an accurate
$A survey of the property, and all restrictions,
.Za., covenants, easements and liens of record, which
are not reimposed hereby;
(f) Purchase Money Mortgage, from grantee to grantor,
in the original principal amount of $1,300,000.00.
The grantor hereby -covenants with the grantee that the
grantor is lawfully seized of said land in tee simple; that the
grantor has good right and lawful authority to sell and convey
JULIE P.. ,• ON
01 TrV �` tY nnt.. ��r
alter
� • C f OW111 . vVOt %. +F.F1 Atlt
t aOt L,{cM.lf A-.
23131-
nrf 1186 0 c'19�9
said land, the grantor does hereby fully warrant the title to
said land,' and will defend the same against the lawful claims of
all persons whomsoever.
IN WITNESS WHEREOF, the said party of the first part has
hereunto caused this instrument to be executed the day and year
first above written.
Signed, sealed and delivered COMMODORE GROVE DEVELOPMENT,
in the presence of: INC., a Florida corporation
C •• ayyµNNHrw
• d`.taaa �,L 0 PM
AP d� �Wil.,
t • LARRY D. PARKS, P�
STATE OF FLORIDA )
) SS :
COUNTY OF DADE )
I HEREBY CERTIFY that on this day, before me, an officer
duly authorized in the State aforesaid and in the County afore-
said to take acknowledgments, personally appeared LARRY D. PARKS,
President of COMMODORE GROVE DEVELOPMENT, INC., a Florida corpo-
ration, to me known to be the person described in and who execu-
ted the foregoing instrument and who acknowledged before me that
he executed the same on behalf of said corporation.
WITNESS my hand and official seal in the County and state
last aforesaid this rz� day of July, 1983.
My Commission Expires:
110"RY PULL iC STATE OF FLORIDA
,IV C0*' 1"S31" EXPIRES MAR 13 19aG
13017Dt0 "IRU GERE^AL IUS. Ugly.
- Z -
�r
Tt
•..y'�• (� Cyr
S TAj �...••• 4
�zr 11860 rd 9ju, ..
PARCEL 1. t '
>` Iet •?; 1SQfdtrc 71AT, •asrweordad !Ln Dead 8e6ti!'I)'!, at T'>~L^a•ZS3iof the .
Pti •Reccsda or Date Count7s r2crida,• 3riur and begme'n, the Southst-at•' •~ '
Qua., .,or of ?ract•3eami% Section 21, Tovnahip 54 South, RauBe 41 Me Dade •'
CocatT, 2P2stridm8, n emeepting therafrothe followivCt.::� f' +`-•=� ;.:•-
• # "Y� .i.'� ♦ .. •LT�� . h►`r'•.:-;v- ir:. "� Qr•� '�� ..'1 f.L ..�� {, :�iy l-•-•.s .
.�%�� iT� ► •..
- 73et3.ssss3ag rat the • point Sa ,Line' nee:-tb�+ist bet+mGary. 2:�oe - o`L, 7,, cS tuft `._� ; t; :.'• •.
Sob3ivisio•a• -at Lot 1, In Section 21,• Tovms1_ip 54 So*t32, 7j.ngs 43. ]:Nat
In !Dade Coemt7r,• F1as3da, as "coven ou tino flat rooerded in Dood 33ooV D•r�:•�� ..
an Pa$s 253, of tba sieordrt of eadd . Count.•, vi%wra said Urm' imtereeets he
- eantar ]3s�s of the county 7toad ls*.diag S_-•es► Y3s-3•ta Czt3z-; tbsa:;• .: • . ,.
.'South 1rSe r;&WL aloar said z<..e, Imuch 3t aloe tb* Sontlbwet:t bovsadas7
''s. let Sortaer17 0Wn&d•1 ' t�ierle3d s osa'_iowsra, y 467 test to paint 25 Sest a• r��
%m7ood tbs. ooraer•be:txesm the saint$
d UouttemM7.lot a'tbe lot b.rsto- ,W-1- s•`-» .•
ters:.aoeet•P7dd 71•otr to track 1. Xaaasa and Mv%2Tn V4 'Canes, 'hire
.v%Xc= +.banes South AS'-W**t 10 foot; thettaa Rorih 451° Test 467•s.e:-
,%bw center L. -ne e; •ab34ia itoad; •tbeoce Korth AV 3:aat al'ota=' said• center Zssk+
'10 soot i,o poinnt of betas-'-C: _� •: « �.•_;:� z • :,r _
. '•ALSO s�Acrr - tbst'part at Let 7 of cos TTAT :s' par' loaf
-eerdad itt Deed gook eI9"�"at Page 1' 253s e2 the nb15e ;Aaeordw or Dads �' �5� .•`
:.CaaatTs :Floridan NorthRaat a=. the Counts► Rand, kbe; said parcel or •• --
=. land bsi.Dt also described as folumst' beCiaming at.s. papa Let S.n as*tat ' • ..
'Nt kd%C tba location .of • the 13.18 sa xeed etch. +eat •ae arerie3nt tbi" Nest • - :� :'i = .
•Tort}arsq,t ar17' come--coneof 'said Zot 7; 'tbwnoe Sou634 South 4So rA-wt test, "mars
or •grass , .4.e the eemur 23aa of Coeast7 Road (M=x Le- Mghxa7) TS•e.Sei>•
Sa2Sas .
a vwvklgd %r a pipe set in eesment 15 toot from center %&mm "of saidload; • "`, .� .
a�-�_ ,� .►; 1_.•--•lT aleag the said center Una of •said Co=t; 7be4� 17'8.87•.
feet$ Vaeoce Borth 450 7Psst, para3.lalin=•tbs Seutu"KUr]S line of said ,. .
Lot 7,t
46Q Cast, *ore or 14*5, o a pipe sat .in oesmsat In thft 8avth liar
of Ora,=A J-watacte, t►hieh pFoLut 3s RAN% of tbe Poistt .o=. bsg:Ssaine: tbabse
- Tog% 2.23 !lest, tsat:•* sae ;less, :to -point of bet' acni�na e - • .
.. I
• ALSO *M222, tbit portiea of let 7 of 3d@att2C pti=!! As per 2nxt tbesyof %I*-
posded is Do*d laalt `V6 , at rag* 253, roblLc 7Gsoerds of Pad* Cw.ty, 7 2Aw_
Srda, comm-o7od br Jafk p. cmx4 ner, at alp to wm c= cir 3tLLYt;- a r-..
sal- serporatioa, b*r dead dated Ltsamst Sy 19l,7, vw*ar+�isd• its Deed Uck."239.
� fe 337, at the Tr;b2S.o 8+soerds of ULde Cent} I F'lottida 1.
�.T i
-130 3MC Epr, a portion of lot 7 or UMMM 7TAT, e�s;-per Plat that e0i' ?e-C •
cords$ Saa Dead D&ok *I), p at rags 253, at *.be rahlta twoovd.s at D&d* Comsty,
711ari+ba, tiara pamItL ulm-s- 1' aftacm-L'b d as =e23AWAt• ,-' •
COl4tE= at the "ma Or %%Jeff of tba S0tatl3resstas2� Iiaesadewr of
said .at 7•nith a Jim* tbst Ss
s 75 feet Southeasterly' from MrA paral to
the mouth.testarly production or •tbe Borth tsster%7 21no at Iots'St#m%=,
Si+elttsi�s, of G. and L" 7'saeookl s 8u'bdirisioa laaadad as ""Ta*d S,a 7 2A+.
•7leeh •g•,•Rt Te:Be 70, at the Public Records of pads Coomt7, F3.arida;!:.test
tbbDne ttsttt yorth "0 421 •37s•7kst, 50.D7. tact sJotsg a line th;� 7.s 15 _ .
Bont'baastor17 Cron satd ptass31e1 to the Soutttrrsster27 axtstasioa at muLd
7toT.vkrwest4r3,7 2sme of lets 6 to Ls, Snc%uxivo, of Co said Ie 'Posumft" s. •
Subdivision. lt3aad*d, to %toe POAtt cr 2=109"mc, at tbs +.T*Cb of L.afla btxe••
.$.natter desor3bad$ tUsnma ootnt4,=e North W 4XI. 37e Last slots= the said
• las% described lies a distanse of 219.26 tee+. %* s. VOLDt on e. %Sae 3A
fee% SoutbvestAr].? Cron the 32ortheast,sr%7 boasdat7 of said I,at 7,, UUMCIC r
?W.r$ thoneo run South 46* 331 26e >jLst alang a Lime +.bat Is 10 feet
• SetirL3t+testst:l7 t`sea asad_parsl7 e1 to floe .�itart_ }s*a*tar2T _bovadas7 at sa!kdZv
f
sSL "dwtaass or 231.9em 5 teCis a poS=tt .tt0ra aee r-Sewth d3o .-= ;: i -
-. !Aeon= a dirrts-noe of 319.3fl toot to is poits': ea a 3Sae W*AdVh is SO Cost
x0etboasterI7 Satire and parm=wl to tbo'sSorssaid Sostttae*stwr1r bet &X7 .
31,6r of Lot 7$ tbaaeo s-asa ]Garth' 46e 32t are least e,]sng said last dos+ - -
' es3'bad Sias a distaamoe of 254.56 Cost t o tb* PO7M Cr SfG=M=: -
RECOpaa RS NOTE. -
The lagtetl+ry of irr+tmr.. tvun+ , nr rnntm tttlsi�tlt!•
lat:tery tt+ tilts dnesxns•jt when rscoNed.
SCHEDULE "A"
Kct_ e t Uvv ru t ♦J•J t
• PA,RCEL 2 -
B�eCiaaSaC -tat the �poiat o: interse►ctivn of the southerly ~v
bt�ntadary line .o2 Tract •1A•r and the V. S. Harbor Liao : I.
. _ o:[ l33s0&yne Sap tits zbovts ota the plat thwWOot entitled
"ME C.X. Mlha sow TRACT 3N COCONUT GRG4E, CITY 07 =1►m
IlI.DS •COi'2i'I•Y, rI.A. , as recorded in the Public Records
a! Dade C6nnty, ,Florida is Plat Sook 35 at 'page •61;'.. .-� t-
• tliatacs X-34o--59L•-=4• 1'-S tabor. said V. S. Earbor L'mo 2or ` ; =`
• a distamo• os 66.75 SOL't to A point, turn 2t-46o_2SV-S3" V"
al.oag, the :dat
ortborly boundry line Ot said, Tract "A"-.'':. :•_.
for .L distsace e=:846.2-0 •xeet to a"noiut; ,ttsetsea• ,i,,.,,::;•
61-43o-34 -O?"�K 'tor & distnnea of 66.04, to as pout oa • ,�•r� �'�
_ ,:be Southerly bonada:r3i line of s:id Tract "A" thOur � T
f
• *Lei_460-25'-S3`•-E alone the woutheT17 boundary Bate of •->:�;;.•
.:.•,staid Tract ^A" for s ASstauce.ot approximately. 856.0S���►•r'..
`'• •goi:tnt oS becina'La=: 4 e:ontainitae S8,1T0'sq.. SLR
1C0 . •. ; ♦'' 4r •'^''a.»`.'•
L-'• hart. or..%was • •�. ! _ .t �•s• - -•. ..y
• :..L�-�«w'..+w.�:t: a+s� t•-Z•'St�.5 inr!- + •..•�.i..Sr:+�i•IC •+7
.PARMM 3
• .A pm-clon of Lot 7, MUMOE 2MAT as rmcordtxl-in Dead Beck `',�-�.? •r- � s ---••
• at Pt gas 253, ed the ps=blic Records of Dade County. Florida. =c=e
paitila13asly desc lbad as fo]lcwu*.-
COMV'MNC$ ,ex the POINT OF IN'I-.RSECIiON of. the >aottsshweattzs33r :.s'�`;.•• -
boattt 6m r'of raid Lot 7 with es line tbax Ix 15 fees mcutham=arty frt a .
Lod pssnllfll to the svtsihwesterly production of the norchwax-c=13p .
Ana of Lots 8 to L2 inclusive of C, and L PRACOC3C'S S13AT�IVIS�DK
AMM-Sm air rem-arded In Plat Book "B", rs Page 70,. 'taf the Pdb2ie, . .
Rereads of Dade Canary. F3azida; , •
Then me run N. 44`t&2'37"P3 50. 01 fament along a Ums tbax Is1S seas
easterly tress: a and pas•a nel to the moutbvvestrsly-
norcbwesterly line of L�otaa 8 to 12. inclusive, of C. rtea2l L 1'PACO{
'SVMDIV'LS10N A•%MN0=, to tbr- POWT.OF BE IMINN1240 adf the: lot
Sand b are ddescribed:
er describe
The *e ao=I:Im a N. 4442'37^E. slang the sa4 lakc deatrtbead Iiae`a 7;,,
disc 2me of tL9.26 feet to a point ci a line 10 fact Southwastarly
the sapsthearterly bcumdasy of raid Lot 7. •MZl21ROE PL6,T; _ � .• "16 t ; •':%-- '
' Thantme run S. 46W'26^E: slang a line tisatF is 10 tGez socrtiiwcrtsrly f=�em s.bi '• 1_ .
parallel to the nartheaaterly boundary of at+aid Lot 7, a distaat:e ad 252- 95 feet
lbeat:a tya S. 4377126" W. s distaatx c+t Si9.30'text t:a m point tin s t+� �r2sich is
50 fea m northe astarly fs•tarm and passI3r1 io the aforesaid voitubwes'rrsly bccsarSary *-..
line ct Loc f . : • • • - is•r. . ; �.:.. i •L: •... a _ -
'Ibent:e zmn At. 463234W. atlaiag said Iasi des6i-fb d tine 8 d3staaee cf ZS4. 56 Zeta .
its the POi21"r OR BEGDOZING. said Lead lying in the Sambea.et Quarter tad Frac�oaal
Sec=1 m 21, Towaabip 54 Sa=hs, Ras�,ge �s 41. m. •Dade. Cea•=aty, Flarids•. :;.
710gJ1191tillCy
ORDErRS NOTE:
a! �rrt•.tno. wptrtir or tlrtnitnIt unsatts•
s document wnnn r"ry .
ate"em to wonmat Im 9 i era
er "se emm". Keelor.
.tM.e W110111fe
RlGnxcCI�aeeCIRCUIT
98-Ji.152
CLOISTERS ON THE BAY
PROJECT
PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
Prepared for:
Albanese-Popkin Development Group, Inc.
Prepared by:
GREENBERG, TRAURIG, HOFFMAN, LIPOFF,
ROSEN & QUENTEL, P.A.
FERGUSON GLASGOW SCHUSTER & SOTO, INC.
A. GRANT THORNBROUGH & ASSOCIATES
MILES MOSS AND ASSOCIATES, INC.
MANUCY & ASSOCIATES
MORRISON, BROWN, ARGIZ & CO.
May, 1998
98-1152
ERTY
--
'
NET GROVE
-got-
4 ��
L � T� � ^T.K- Yw � � .�" 8�t' V Yy ,+1 • . r �� - a s ` . ^�'��� 1^�
M _
dro-
_►'7i •��f��j�t,�_-�— I'�n. iw,� � , a��I��,��E . _ r _ y '��tsMr'C`31�',+i�'�'"'��•,4 _
D►bIER�K:EYIMAR�I:NA—
wMr..i . .ice ��-"� .� - - _ ✓?.�_.
r,
44 PEACOCK PARK
COCONUlGROVE
SUBJECT PROPERTY
"0M_
C'Ol -Mg THE BARNACLE4
. - Ir
C0 NOT GrROVE
TABLE OF CONTENTS
I. Project Information
A. Application for a Major Use Special Permit
B. Disclosure of Ownership
C. Ownership Affidavit
D. Directory of Project Principals
E. Project Data Sheet
F. Zoning Atlas Page 46
G. Comprehensive Plan Future Land Use Map
H. Deed
I. Ownership List
11. Project Description
A. Zoning Ordinance No. 11000
1. Section 1304.2.1 Applications Forms; Supplementary
Materials
2. Section 1702.2.1 General Report
3. Section 1702.2.2 Major Use Special Permit
Concept Plan
4. Section 1702.2.3 Developmental Impact Study
III. Supporting Documents
Tab 1
Minority Construction Employment Plan
Tab 2
Traffic Impact Analysis
Tab 3
Site Utility Study
Tab 4
Economic Impact Study
Tab 5
Survey of Property
Tab 6
Drawings Submitted
May, 1998
98-1152
CLOISTERS ON THE BAY
PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
PROJECT INFORMATION
ARTICLE I.
Project Information
A. Application for a Major Use Special Permit
B. Disclosure of Ownership
C. Ownership Affidavit
D. Directory of Project Principals
E. Project Data Sheet
F. Zoning Atlas Page 46
G. Comprehensive Plan Future Land Use Map
H. Deed
I. Ownership List
98-1152
C_ -'Y OF MIA -AU
DEPARTMENT OF PLANNING AND DEVELOPMENT
APPLICATION FOR
MAJOR USE SPECIAL PERMIT
T IS INTENDED THAT MAJOR USE SPECIAL PERMITS BE REQUIRED WHERE SPECIFIED USES AND/OR OCCUPANCIES INVOLVE MATTERS
DEEMED TO BE OF CITYWIDE OR AREA -WIDE IMPORTANCE.
C:� CITY COMMISSION SHALL BE SOLELY RESPONSIBLE FOR DETERMINATIONS ON APPLICATIONS FOR MAJOR USE SPECIAL PERMITS.
SEE ARTICLE 17 OF ORDINANCE 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIA,YII, FLORMA.)
rRE CITY COMMISSION SHALL REFER ALL APPLICATIONS FOR MAJOR USE SPECIAL PERMITS TO THE PLANNING ADVISORY BOARD AND
Co THE DIRECTOR OF THE DEPARTMENT OF PLANNING AND DEVELOPMM zT FOR RECOMMENDATIONS, AND MAY MAKE REFERRALS TO
I.GENCIES, BODIES, OR OFFICERS, EITHER THROUGH THE DEPARTMENT OF PLANNING AND DEVELOPMENT OR DIRECTLY, FOR REVIEW,
%NALYSIS AND/OR TECHNICAL FINDINGS AND DETERMINATIOMT AND REPORTS THEREON. {SEE SECTION 1301.S OF ORDINANCE 11000, AS
0,0WED, THE ZONING ORDNANCE OF THE CITY OF AZCW ptORIDA.)
SECTION 2-653 OF THE CODE OF THE CITY OF MIAK FLORIDA, AS AMENDED, GENERALLY REQUIRES ANY PERSON WHO RECEIVES
:OMPENSATION, REMUNERATION OR EYYMNSES FOR CONDUCTING LOBBYING ACTIVITIES TO REGISTER AS A LOBBYIST WITH THE CITY
MEM PRIOR TO ENGAG�TIG IN LOBBYING ACTIVITIES BEFORE CITY STAFF, BOARDS, COMMITTEES AND THE CTIY COMMISSION. A
,OPY OF SAID ORDINANCE IS AVAILABLE IN THE OFFICE OF THE CITY CLF- K (IvIIANII CITY HALL), LOCATED AT 3500 PAN AMERICAN
)RIVE, MIAMI, FLORIDA, 33133.
NOTE. THIS APPLICATION MUST BE I YPEW =IV AND SIGNED IN BLACK INK
on behalf of Albanese-P pki p�velop a Group I
cia A. Dougherty; , hereby appfly to e Director nub e epartme-- of fanning
i.., —welopment of the City of Miami for approval of a Major Use Special Permit under the provisions of Article 17
3f the City of Miami Zoning Ordinance.
?roperty Address:
3471-3571 Main Righway, Miami, Florida
nature of proposed use (be specific): Approval of a Major Use Special Permit for a Planned Unit
Develoament Der Article 5 of the Zoning Ordinance. The PUD will have 44 single familY
residences. The applicant is also reauestinQ a Class I Permit for an outdoor recreational
area including a swimming pool per §906.6; a Class I Permit for a sales office; a Class II
Permit for development on the waterfront per §908.9; and a Class II Permit from development
between Biscayne Bay and a dedicated ri ht, cf way pe; §1511; n d a Class• Hani t
SiPPLICATIOIYMATERIAI,S permit a gdriveway with a with greater tFian �ee� .
see attached Exhibit "1".
attach the following in support and explanation of the application:
?1 1. Two original surveys, prepared by a State of Florida Registered Land Surveyor within one year from the
date of application.
ZI 2. Affidavit disclosing ownership of property covered by application and disclosure of interest form (attach
forms 4-83 and 4a-83 to application).
Page 1 of 2
98-11-50-2
r'
PLICATION MATERIALS ,-ontinued)
attach the following in support and explanation of the application:
3. Certified list of owners of real estate within a 375-foot radius from the outside boundaries of property
(attach form 6-83 to application).
9 4. Maps of the:
a) Existing zoning designation.
b) Adopted comprehensive plan designation for areas on and around the property.
5. General location map showing relation to the site or activity to major streets, schools, existing utilities,
shopping areas, important physical features in and adjoining the project, and the like.
U 6. Concept Plan
a) Site plan and relevant information per Section 1304.2.ld-h.
b) Relationships to surrounding existing and proposed futures uses and activities, systems and facilities,
per Section 1702.3.2a.
c) How concept affects existing zoning and adopted comprehensive plan principles and designations;
tabulation of any required variances, special permits, changes of zoning or exemptions, per Section
1702.3.2b.
Q 7. Developmental Impact Study (an application for development approval for a Development of Regional
Impact may substitute).
n S. Other (be specific):
C 9. Fee of $ 11 , 4 6 6. 9 0 , for the Major Use Special Permit, based on current fee schedule as set forth in
Chapter 62 of the Code of the City of Miami, as amended.
Q 10. Additional fee of $ N o n e , for any required special permits, changes of zoning or variances set
forth in chapter 62 of the Code of the City of Miami, as amended.
Total Fee: $ 11,466.90
$1 _ 50.00 for Advertising
Signature
Name
Address
Phone/Fax
Date
Lucia A. Dougherty
1221 Brickell Avenue, Miami, F1
579-06nl' / 979-0717
Mav � , 1998
33131
i
FINAL APPROVAL OF THIS APPLICATION FOR MAJOR USE SPECIAL PERMIT SHALL CONSIST OF AN EXECUTED RESOLUTION BY THE
MIAMI CITY COMMISSION AND A DEVELOPMENT ORDER ATTACHED THERETO WHICH SPECIFIES THE CONDITIONS UNDFR WHICH THIS
11"AJOR USE SPECIAL PERMIT APPLICATION IS APPROVED; IF APPROVED BY THE CITY COMMISSION, SAID RESOLUTION AND
OPMENT ORDER SHALL, UPON EXECUTION THEREOF, BE TRANSMITTED TO THE OWNER OR AUTHORIZED AGENT AT THE
rSS SPECIFIED ABOVE.
Page 2 of 2
98-��552
EXHIBIT "1
CLOISTERS ON THE BAY
(ZONED R-1 /SD-18)
MAJOR USE SPECIAL PERMIT, as per City of Miami Zoning Ordinance
11,000 as amended Article 17 section 1701 and Article 5 section 501 to
allow a Planned Unit Development.
This Major Use Special Permit includes the following Class I and Class II
Special Permits:
■ Class I Special Permit for outdoor recreational areas (Article 9
section 906.6).
■ Class I Special Permit for temporary sales office in proposed
recreation building.
■ Class II Special Permit for development in waterfront yards
(Article 9 section 908.9).
■ Class II Special Permit for development between Biscayne Bay
and ls` dedicated public right of way (Article 15 section 1511).
■ Class II Special Permit to permit a driveway with a width greater
than 25 ft (Article 9 section 908.2).
Subject to:
■ Modifying private road/drive to have a minimum width dimension
of 20 ft.(removal of all planters in center of road -cloister drive that
do not provide a minimum of 1 Oft clear passage for vehicles).
■ Modification of roof deck plan to eliminate corridor adjacent to
stairs on unit types B & C.
Javier Carbonell
August 28,1998
98-1152
DISCLOSURE OF OWNERSHIP
FOR CONTRACT PURCHASER
Legal description and street address of subject real property:
See Exhibit A
3471-3571 Main Highway, Miami, Florida
2. Owner(s) of subject real property and percentage of ownership. Note: Section 2-618 of the Code of the City of
Miami requires disclosure of all parties having a financial interest, either direct or indirect, in the subject matter of a
presentation, request or petition to the City Commission. Accordingly, question #2 requires disclosure of
shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their addresses
and proportionate interest.
Albanese-Popkin Development Group, Inc. is owned by:
Leonard Albanese - 50%
Edward Popkin - 50%
3. Legal description and street address of any real property (a) owned by any party listed in answer to question 42, and
(b) located within 375 feet of the subject real property.
None
ct'L_'U���4,'G1_n
Owner or Attorney for Owner
Adrienne Friesner Pardo
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
The foregoing instrument was acknowledged before me this 14th day of May
19 98 , by Adrienne Friesner Pardo who is personally known to me or who has
produced as identification and who did Odk&Mi� take an oath.
Name:
Notary Public -State of Florida
Commission No.:
My Commission Expires:
CIAL NOTARY SEAL
ISOL R GONZALEZ
[NCYY:rA:R7YPUBL1C STATE OF FLORIDAISSION NO. CC403667MISSION EXP. SEPT 17,1998
98-115-2
DISCLOSURE OF OWNERSHIP
.. Legal description and street address of subject real property:
See Exhibit "A"
3471-3571 Main Highway, Miami, Florida
2. Owner(s) of subject real property and percentage of ownership. Note: Section 2-618 of the Code of the City of
Miami requires disclosure of all parties having a financial interest, either direct or indirect, in the subject matter of a
presentation, request or petition to the City Commission. Accordingly, question 92 requires disclosure of
shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their addresses
and proportionate interest.
Owners: Kenneth Treister - 50%
Howard Scharlin_ - 25%
Gerald Katcher - 25%
3. Legal description and street address of any real property (a) owned by any party Iisted in answer to question #2, and
(b) located within 375 feet of the subject real property.
NONE aj,,,U� /' PC4_A�_
Owner or Attorney for er
Adrienne Friesner Pardo
STATE OF FLORIDA
COUNTY OF MIAMI-DARE
The foregoing instrument was acknowledged before me this 14th day of May
19 98, by Adrienne Friesner Pardo who is personally known to me or who has
produced As identification and who did (4 t� take an oath.
Name: U U
Notary Public -State of Florida
Commission No.:
My Commission Exp' OFFICIAL NOTARY SEAL
MARISOL R GONZALEZ
NOTARY PUBLIC STATE OF FLORIDA
COMMISSION. 'v0. CC403667
MY COMMISSIO'� EXP. SEFT 1/ L77-
98-1152
AFFIDAVIT
ATE OF FLORIDA }
)SS
COUNTY OF MIAMI-DADE }
Before me, the undersigned authority, this day personally appeared Adrienne Friesner Pardo
who being by me first duly sworn, upon oath, deposes and says:
1. That he/she is the owner, or the legal representative of the owner, submitting the accompanying application for
a public hearing as required by the Zoning Ordinance of the City of Miami, Florida, affecting the real property located
in the City of Miami, as described and listed on the pages attached to this affidavit and made a part'thereof.
2. That all owners which he/she represents, if any, have given their full and complete permission for him/her to act
in his/her behalf for the change or modification of a classification or regulation of zoning as set out in the
accompanying petition.
3. That the pages attached hereto and made a part of this affidavit contain the current names, mailing addresses,
phone numbers and legal descriptions for the real property of which he/she is the owner or legal representative.
4. The facts as represented in the application and documents submitted in conjunction with this affidavit are true
and correct.
Further Affiant sayeth not.
Applicant's Signature
STATE OF FLORIDA Adrienne Friesner Pardo, Esq.
COUNTY OF MIAMI-DADE f
The foregoing instrument was acknowledged before me this / day of May
19 98 , by Adrienne Friesner Pardo who is personally known to me or who has
produced as identification and who did (�didxxt) take an oath.
Name:
Notary Public -State of Florida
Commission No.: OFFICIAL NOTARY SEAL
My Commission Exf ims: MARI5OL R GONZALEZ
NOTARY PUBLIC STATE OF FLORIDA
COMMISSION NO. CC403667
My COMMISSION EXP. SEPT 17,1996
CONTRACT PURCHASER'S LIST
.ontract Purchaser's
Albanese-Popkin Development Group, Inc.
Name
1355 W. Palmetto Park Road, Suite 263
Mailing Address Enra Raton, _ FL Zip Code
Telephone Number (561) 368-5054
Legal Description: See Exhibit "A"
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Owner's Name
'ailing Address
Telephone Number
Legal Description:
Zip Code,
Zip Code
33486
Any other real estate property owned individually, jointly, or severally (by corporation, partnership or privately) within
375 feet of the subject site is listed as follows:
Street Address
None
Street Address
Street Address
Legal Description
Legal Description
Legal Description
9 8 - I 1 -2
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Owner's Name
Mailing Address
Telephone Number
Legal Description:
OWNER'S LIST
Kenneth Treister"
3660 Battersea Road, Miami, FL
305) 667-3170
See Exhibit "A"
Zip Code 33133
Howard Scharlin -
1399 SW 1st Avenue, 4th Floor, Miami, FL Zip Code 33131
(305) 358-4222
See Exhibit "A"
_ Gerald Katcher
United National Bank
1399 SW 1st Avenue, Miami, FL Zip Code 33131
(305) 358-4333
See Exhibit "A"
Any other real estate property owned individually, jointly, or severally (by corporation, partnership or privately) within
375 feet of the subject site is listed as follows:
Street Address
NONE
Street Address
Street Address
Legal Description
Legal Description
Legal Description
98-1Ira,2
E ■
.._ Exhibit W
LEGAL DESCRIPTION:
saa�aaaaaeaaaaa�aa
Beginning at the point of Intersection of the Southerly boundary line of Tract
'A' and the U.S. Harbor Line of Biscayne Bay as shown on the plat thereof
entitled 'THE C.W. EMERSON TRACT IN COCONUT GROVE, CITY OF MiAMI, DADE COUNTY,
FLA.' as recorded in the Public Records of Dade County, Fiorlda in Plat Book 35,
at Page 61; Thence run N. 34'59' 44' E. along said U.S. Harbor Line for a distance
of 66.75 feet to a point; Thence N.46'25'53'W. along the Northerly boundary line
of said Tract 'A' for a distance of 846. 10 feet to a point; Thence S. 43834'07'W.
for a distance of 66.00 feet to a point on the Southerly boundary line of said
Tract 'A'; Thence S.46125'6311E. along the Southerly boundary line of said Tract
'A' for a distance of approximately 856.05 feet to the Point of Beginning and
containing 56,170 square feet, more or less.
AND
Lot 7, 'MONROE PLAT', as recorded In Deed Book 'D', at Page 253 of the Public
Records of Dade County, Florida, lying and being In the Southeast Quarter of
Fractional Section 21, Township 54 South, Range 41 East, Dade County, Florida.
EXCEPTING THEREFROM THE FOLLOWING:
Beginning at the point in the Northeast boundary line of Lot 7, of the Subdivis-
ion of Lot i, in Section 21, Township 54 South, Range 41 East, In Dade County,
D Florida, as shown on the Plat recorded in Deed Book '', on Page 253, of the
records of said County, where said line intersects the center line of the County
RoaO leading from Miami to Cutler; Thence South 45' East along said line, which
is � the Southwest boundary of a lot formerly owned by Charles Montgomery
46i .4et to a point 25 feet beyond the corner between the said Montgomery lot
and the lot heretofore conveyed by J.W. Frow to Frank H. Kamen and Evelyn M.
Kanen, his wife; Thence South 45' West, 10 feet; Thence North 45' West, 467 feet
to the center line of the above Road; Thence North 454 East along said center
line, 10 feet to the Point of Beginning.
ALSO EXCEPT, that part of Lot 7 of 'MONROE PLAT', as per Plat thereof recorded
in Deed Book 'D', at Page 253, of the Public Records of Dade County, Florida,
lying Northwest of the County Road, the said parcel of land being also described
as follows: Beginning at a pipe set in cement Barking the location of the light -
wood stakes set as marking the most Northwesterly corner of said Lot 7: Thence
South 45' East, 634 feet, more or less, to the center line of County Road (Dixie
Highway) which line Is marked by a pipe set in cement 35 feet from center'llne
of said Road; Thence Northeasterlong the said center line of said County
Road, 178.87 feet; Thence North Al45West, parallelling the Southwesterly line of
said Lot 7, 460 feet, more or less, to a pipe set In cement In the South line of
Grand Avenue which point Is East of the Point of Beginning; Thence West 253 feet
more or less, to the Point of Beginning.
ALSO EXCEPT, that portion of Lot 7 of 'MONROE PLAT' as per Plat thereof recorded
in Deed Book 'D', at Page 253, Public Records of Dade County, Florida, conveyed
by Jack A. Gardner, et aI, to THE CITY OF MIAMI, a municipal corporation, by
deed dated August 8, 1947. recorded in Deed Book 2913, Page 237. of the Public
Records of Dade County. Florida.
DIRECTORY OF PROJECT PRINCIPALS AND TEAM
FOR CLOISTERS ON THE BAY
Applicant/ Albanese-Popkin Development Group, Inc.
Contract Purchasers: 1355 West Palmetto Park Road
Suite 263
Boca Raton, Florida 33486
Telephone: 561-368-5054
Facsimile: 561-368-9555
Contacts: Leonard A. Albanese, Edward D.
Popkin and Wenford Hood
Attorneys: Greenberg Traurig Hoffman Lipoff
Rosen & Quentel, P.A.
1221 Brickell Avenue
Miami, Florida 33131
Contact: Lucia A. Dougherty
Telephone: (305) 579-0603
Contact: Adrienne F. Pardo
Telephone: (305) 579-0683
Facsimile: (305) 579-0717
Architects: Ferguson Glasgow Schuster & Soto, Inc.
2901 Ponce De Leon Blvd
Coral Gables, Florida 33134
Telephone: (305) 443-7758
Facsimilie: (305) 448-9957
Contacts: Dick Schuster and Natividad Soto
Landscape
Architect: A. Grant Thombrough & Associates
132 N. Swinton Avenue
Delray Beach, Florida 33444
Telephone: (561) 276-5050
Facsimile: (561) 276-8777
Contact: A. Grant Thombrough
Traffic Consultant: Miles Moss and Associates, Inc.
12900 S.W. 84th Street
Miami, Florida 33183
Telephone: (305) 386-1212
Fascimilie: (305) 254-9649
Contacts: Miles Moss and Robert Wyman
Civil Engineer/
Surveyor: Manucy & Associates
4694 Palm Avenue,#203
Hialeah, Florida 33012
Telephone: (305) 821-1281
Facsimilie: (305) 825-1705
Contacts: Jacob Gomis
Biological Consultant: Mark McMahon
6110 S.W. 55th Court
Davie, Florida 33314
Telephone: (954) 584-3586
Facsimile: (954) 316-9892
98-II52
Economic
Consultant: Morrison, Brown, Argiz & Co.
1001 Brickell Bay Drive, 9th Floor
Miami, Florida 33131
Telephone: (305) 373-5500
Facsimile: (305) 373-0056
Contact: Al Morrison
Owners: Howard Schadin, Kenneth Triester and
Gerald Katcher
c/o Beacon Realty Advisors
1624 Micanopy Avenue
Coconut Grove, Florida 33133
Telephone: (305) 858-2416
Facsimilie: (305) 856-9779
Contact: Charles Treister
MIAMI/PARDOA/9-i l/kd$p01!.DOC/5/12/98
98-1:'52
Cloisters on the Bay
Major Use Special Permit
Project Data Sheet
1. Address: 3471-3571 Main Highway
Miami, Florida
2. Zoning Classification: R-1 with an SD-18 Overlay Designation
3. Site Area:
4. Density:
5. Allowable Area:
6. Height:
7. Building Footprint
8. No. of Parking Spaces
9. Green Space
10. Setbacks:
274,525 net square feet (6.3 Acres)
469,392 gross square feet (10.776 Acres)
Units Per Acre Allowed: 9 Units Per Acre
Units Per Acre Provided: 7 Units Per Acre
Base Floor Area Ratio Allowed: 281,635 square feet
Base Floor Area Ratio Provided: 229,338 square feet
25' from Average Sidewalk Elevation
Allowed: 187,756 square feet
Provided: 108,382 square feet
Standard Spaces Required: 88
Standard Spaces Provided: 97
Accessible Spaces Required: 1
Accessible Spaces Provided: 1
Required: 41,179 square feet (15%)
Provided: 55,220 square feet (20%)
Sides Required: 5 feet Sides Provided: 20 feet at Homes
5 feet at Clubhouse
Rear Required: 20 feet Rear Provided: 20 feet
Front Required: 20 feet Front Provided: 100 feet
98-1152
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91
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98-115-2
- R�o3nZU3104
• ' � 1 1860 KT9Z8
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WARRANTY DEED
THIS WARRANTY DEED is made this 21. day of July, 1983
between COMMODORE GROVE DEVELOPMENT, INC_-,a Florida corporation,
hereinafter called the grantor, 'and HOWARD R. SCHARLIN, as
Trustee, whose post office address is c/o Katcher, Scharlin and
Lanzetta, 1399 S.W. First Avenue, Miami, Florida 33130, herein-
after called the grantee.
The grantor, for and in consideration of the sum of Ten
Dollars and other good and valuable consideration, the receipt
and sufficiency of which is hereby acknowledged, hereby grants,
bargains, sells, aliens, remises, releases, conveys and confirms
unto the grantee, his heirs, executors, administrators and
assigns forever, the following described land, situate and being
in the County of Dade, State of Florida:
See Schedule ^A^ attached hereto and made a part
hereof.
TOGETHER WITH all easements, tenements, hereditaments and
appurtenances thereunto belonging] and
TOGETHER WITH all buildings and other improvements located
thereon; and
TOGETHER WITH all of.grantorts right, title and interest, if
any, in and to the streets, avenues, roads, ways, alleys, water-
ways, and canals, open or proposed, in front of or adjoining said
land?
TO HAVE AND TO HOLD the same in fee simple forever;
Subject to:
(a) Ad valorem real estate taxes for 1983 and subse-
quent years and taxes or special assessments which
are not shown as existing liens by the public
records?
(b) All applicable zoning ordinances 'and regulations;
(c) Riparian and littoral rights, filled in lands,
tidelands and lands comprising the shores and
bottoms of navigable waters and lands beyond the
harbor or bulkhead lines as established by govern-
mental authority?
(d) City of Miami (pending) paving lien #R-44081
(e) Matters which would be reflected on an accurate
survey of the property, and all restrictions,
covenants, easements and liens of record, which
are not reimposed hereby;
(f) Purchase Money Mortgage, from grantee to grantor,
in the original principal amount of $1,300,000.00.
The grantor hereby covenants with the grantee that the
grantor is lawfully seized of said land in Cee simple? that the
grantor has good right and lawful authority to sell and convey
'S . twlfMr••wp yf" trr•rw.1'rt AN
JULIE r» ,• VIILLIAIASON /
of IMF _, rntt., (rr'
aRE wral1.•l`{JL t1eC� �/. VMOLf�. {PutjLM Atlr
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Mlwrnt. rt.r{Ow ]31]L
98-115-2
2Er
said land, the grantor does hereby fully warrant the title to
said land, and will defend the same against the lawful claims of
all persons whomsoever.
IN WITNESS WHEREOF, the said party of the first part has
hereunto caused this instrument to be executed the day and year
first above written.
signed, sealed and delivered COMMODORE GROVE DEVELOPMENT,
in the presence of: INC., a Florida corporation
" C' }0. ILL 0 P-M;c.,��!y,`
�LARIKK PARKS,, P eta -n
t �r=
41`
STATE OF FLORIDA )
) SS:
COUNTY OF DADE )
I HEREBY CERTIFY that on this day, before me, an officer
drily authorized in the State aforesaid and in the County afore-
said to take acknowledgments, personally appeared LARRY D. PARKS,
President of COMMODORE GROVE DEVELOPMENT, INC., a Florida corpo-
ration, to me known to be the person described in and who execu-
ted the foregoing instrument and who acknowledged before me that
he executed the same on behalf of said corporation.
WITNESS my hand and official seal in the County and State
last aforesaid this -a-1-_ day of July, 1983.
My Commission Expires:
NOTARY Ptirnrc STATE Of rLORIQA
ilY CO.YM"SI" EXPIRES MAR 19 19as
110"040 IlIRU GERE^AL Ii:S. Uno.
.- 2
98-1Ira,2
11860 19;. U
PARCEL ]..
_� •. 7.ot •?�� �3Eat� PINT, •ns•r:aordod in Dead 730c3 ODW % Page•2+�3;et 't2�e .
�a j,Reccwdm or Dade Count7v 7"Iarlda,-lving ozA •beinC;in;the Sotsthsa:st'--• ,
Qum. -or of 21'rwatioaal Section 21, TownshipR 54 South, ange 41 East,. Dade
C_aimtT, 31*r3dat ameeptIng therefrom the So7aaw1jsCs, ': - f' a :...::,.'
-BeCissaiae ttt: the paint. Sn,taa':<os-tbeaet batasdary.1iAa-ot:'Zot ?t, a2 '!hs �::�','`�
. SubritrIsimm- -at ict 1, In S.atioa 219• Tarrm@N&-p 54 Sotstli, 7taut. 43. East '4 :-F',t,-
Im ands t:ountri, Florida, s.a tilmown oft Una slat reearded 1ss Dead BOO)' *I]", .=J.. ; . • ••
an 71m.Ce 253 t of the s iaarda 'of iwid . Count.-, vh■7e eeid '2les' I tereects tb's • '
cent
-or Ums of 'the CowntT Road leading x:•oa Yasmi•to Ctticr; thanco-_.• • :;, :;':. .
• 5a K AW rant alonC said 21me, which is also *ba SouLhweut boundes7 of'2, �s�ii•
's lot :rawer]. owsa•d•l-r Cbaslea UcT-acumm7 .467 fast to a. paint 25 to r• ram; •-: .
be7etad th-s. corner -'between the said &tad 'the lot Uox•ato•� a• :v -`. .
tors..eourpFid bl J. W. Tx + to Y rank 2. 7tasen and 7v%27n Y. Tmoftaq
.rests= +.'fence 'South 4!;'• Rest 10 rest; thence North dye West 467•See: to-`= '. `•�• .� -
Itba• caster U-no at, •abb4e Aaad;' thamoe north �i5a Last ia7•on=• Bald- Mn�aT tine~ `.
l0 toot t.e 3•oLnt of btL'ia�LlasCi' • '• , } .»
• s' •�• � �; Z i .:.« .. =: S.1 t :•.+_ tea.'
• +'J2.g0 =Q�ii�'., tiiat'p�iaTt. at Lot 7 of UUWROE TUT as pe}•rli'2.st ,t}ias•�af,3"e� .��.: �'' a'
• .eosded in Dead gook "3 r;' &t' Page 253, of the Pa1Lj3.a ]lsoords et Dads
.0' • = `` '
»es»at�►t 7'3-erida, 27iae Horthwsat of, the Coaftt7 Ro+3, •taro said pareal of r'-'-" •_ .
'land *mm&oz also deaoribed as folli wav bey *+�! et,a pipe Est in osusat
'va:-k,-4%g the location -of .,the •iidsttood str.3m met•ar %wrkinc tbi'iaewt
'Igor Omst,tariT=oorsaer_ et'said Lot 7; •thence Sisi:&Lh 451 Vast 634 Coati 'ttb:e t • .
or •lass!, • tre -tie csatsr lice of Covwt' Rand (Dis3e• Xigiaea3•) whit f+.; lisae *��•
Se •lrarkiid br *► pipe sat 1n esw*nt 15 fast from Caster lime•of said Road=
t= =e aloaC the said canter 11ne of •ONAA c4m=t7 X-1:4 178.87••'
• fast= thenaa Forth 450 1Pest, 3aralleLi.as9•the SOUtInvo tsr]S line eS we a-
�t ?,, 46Q Cost:, more arr 14aa', to a pip% mat .in eeaa%nt in the gib
at QrKe d Amon ae, which roost
s•s TA&% of the s:lt .of• 'bs�Az$
- Vest 2:f3 oet, +.sore or, roost to pelst of bet .
. ALSO *mzrz, tbAt portion of Tot ? at Umaitt &�qf
par Flab t3iarmescorded LU bood Book a27i a at gage 2530 Imbue Dada a �
sd, ea.,-7 d br Jack R. C.esdiasrt et al, to T= 02= tS UXLXX.• a
ta
Sr,1 sorposstiong br deed dated lesg•ast Qt 191.71p rsoardsd• Ia Desd 3)osk.29239
2137i at the ftblio Reoords of Dade Cebnt7w ?lcar3•da2 ..
..LSO 2=CX?T, aportion of Tot 7 of UMMM MT, Kg pper plat tkereo! z 6,
aos•det! to D%ed 71eok "Dot at 14w>iw 2530 et tbO lSSe 7teeeYdm at Dade Vomw%76
217.orila, %ors part;iao].rr1.T dssartbrd as toUnwes.
C MUMME at the TOna UrTIO6 of tie Sours ster3 Um mdart et • -
hsdS•outhwestar a pr donnas of*ttbssRor h"ster wtI rL-tDO at Zota gt#o 24 ttr
Snalslsiwet of Gaud 2. ?oa000k's SubdLvIsioa 1 onaed as rseorded in�i]aat -
. ,Deck ! 33e t • at 7'age ?Ot of the Pu3021.8 Records of Dade Cec xtra ?I.arSaa
tt bmte ran 7torth "0 420 •370 • Tastt 50,M1 feet alone a lime +-bet is � 'cootsa
6omVheast4r17 from id parallel to tbi Sottthwsater17 exteraton of amid = ,
2iort'Isxest%riS lima of Iota a to 22t Sneluxtrot of CO WA i. 'Poa000k"S. •
�. Subdirisioa A"mdadt to *.tie ?DnM CW 2=10MG at the tract of 7nrA b rs..
•• .1�ttdescrib d�lini a distames of 32S 26 feet %oa IL 75 Est along the vajig
o
C66% Southweater17 frota the Rortheastsr bow%d point ea a line l0 .
72► axz► of said Lab qi[SftIIlC r
TIA' v thence run South 1/6e 33, 26a Exxt alonea .m 3le that is 30 feet
;L!!yLksseatstl7r frox asod_parsilel to the. ortbea�t:r1,T boyadnr2► at said t
�.=
_ 9, a &Let -&nee or 251.95 twat The s • .r. �• : ` ':~\
- . West aL distamwe of =%30 Cost tat a: �¢as4f • tbaoae etas >'sevt3i .630 27a 7:7
F kbstaetar Srda See::lest1Sxat o! Jet 7j tbtae�de•be`sXas,rssSd Sosslb+reste~rj,T bovade�• .
crl'b*d 21" a dlatnmas of 254.56 32 34 Wart aL]ant Bald last des••
i�v 56 lest to the lO37= t7t Xa=jLIRG: .
REC0Npg RS NOTI~•
Tho logtbr11ty at rorHmr„ tVlnhg nr ►tnLn u
htr1Cry to thtt dnrutnmtt wnlyd rl,-per. B nsnsls.
SCFIEDULE "Art
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gee8ian"ln�. a•t the'pointof 'intersection of the 1115utiaer3.7••�.
bi�uisdary 11me .of Tr:w:, t •'A•` and the 'D. S. Rarbor Line s .•'",'
o:e lstsex7ne Sap as sbovn on tna plat therae! entitled
-1rHE C.X. 734£ftSON ?RACT -IN COCONUT GROVE, CITY OF 1TIA.U1,
DRDS•COL•tT'I'Y, FLA."•, as recorded to the Public Records
of Dads Cbunty. "Florida• in Plat Book 35 at 'PRge •61;'_• •:.; 't•
thence.h•-34a-•S9"-44""S �lossg. said S. Sarbor Line tar
a distances of 66.75 t*'et to apoint, tb�av• 2t- . 24 905•-53N Y'
• ' *lone• the aortbarly boundary line of raid• 'Tract A
. to7i''a distsnos et:846.�.0 fret tv a••poiat; thence,
0_430•6340-071•-w for 'at dirxtRnca of 66.090 to a point
S:be SO%%th&r"jy boundaryix lne oa aid Tract "A", thence • . •fit ;
'.
'il-460-251-5319-2 AicaQ the southerly 10,oundsv7 line of
.r:., mraid Tract "A•• for IL d1stanaft-Of approxiiaataly. S5R6.0'S'
�;•- 1:v the •point ot,`betiisaia=; L cont><Snitae S6,170s .. St �t�,h.�f
...
`"• 11tare. ot'..;Lefs • • - 1 • ;� :t; i ��: • t � `��7 �'}e• ' y LTJ'_`iSLrS y.�`•' �j�y+�.•.y—:
• \� rR... •.��.a:•a•�:-.r ail: Vi.. ir�tt.•.• . ram.: dir•.i .flfi• 1. /S.: � •iS :fit%C:�'�_LS:.T+w:—�f.•�'+�'•7
. PARC:tL 3
•A P=m on of Lit 7, MLYXiiOB Pl.&@r as rocardrdixi iDe�ee3•Sod� , J:� "r- t
• ' At PALM 253, CC the ?nbUr- R rcord s of Dad a County, Florida., m 1 re
peed =Uxly d am cm1bed as follems
pz)mvmT]CE at: thePOIri•r OF 1 irmtSF.CTION of•tree parsthwetaex2p:.,t' `,...
boLux. sy'aaf s•siri Lot 7 with a'2ine, tbax to 15 fact mouthesa na-zly frcaa • :'.
Lnd Fesa21e1 to the aecuhweaterly productian of the tac, rbwex==Ar .
Ane of Lots 8 to L2 incInsive of M and L PF-kCOCIC'S MAPIVZMDN
AmIr-smED As xecorded in flat BOOK "B", a t Page 70,t 'ed the Publia . .
Records of Dade Comsty. Florida.; . • .. �' •.� '.• ' .
Tben me rvn N. 44*42'37"E. 50. 01 feet along a Dine t�bat'is 15 feet ' '•
ea.aterly fxtaa a-vid paxanei to the soutfrwesre:cly '11Qtaa skid ~; .
nox'tbwgsterly line cxE Lots 8 to 1.2. ineltssivov of C. mac! L I'FitC:Ot�S ' : ' '. R`a,
'S MDIVZSION AUMNDED, to the MINT. -OF BECUNNI TG of the trsr� od . ,'.tom -•
*Uad belreinaltatr dec=ibed: �, : , • f -:.. r ~ _
vl
Themca eaatinue 'N. 44"42'37"8. slang the said lai t de scribe d Una a � �. . as;s•
,14w= utx of lip.26 feet to a point oil a Una 10 face Soisthwe stcrly Erna t•'r:
the wirthe a sterly bouadaxy of said Lot 7, 'MUNROE PJ.&T: .. , • • n ;^; i • , �.
" Tbenim zun S. 4633•26"L: s3aag a Line tlsaF is 10 See s a�outhwe_st=1y► fx 0 and =g..•
pesa21al to the aortbm snarly boundary of sa_td Lot 7, a disimum cd 251. 95
1beniim run S. 43'77.2.6" W. i diataaex ai° 119. so 'tex•>: tca point am a Iine Wisic h is
SO feed northe&armrly fz,,-and parsUal to the aforesaid sotsthwetsteirly bcri=adary •
line ctf Lint 71 • :. • • ... - +- .. ,. s,s•., . ; �.:. 3 t L: •+.. t= .. _ r,
'Ibeut:e rrm AZ.•4632.34"W. s3oag sand last descxilxd lime a dictkiice ce. 254. 56 lace .
to tbe, POIN? OF BEangN NG, said 1axnd lying in this Southeast Q uLrce= of i?xaC:doaml
Sectscm 21. Townsbip 54 South, Range 41• Fl,a�ida.
LRECOROLrRs NOTE:
T'a IORIWiity at wmin,•tvplrlq m printing unroll!•
ory in this docuntnnr wnrn for.nnrpn.
..am"s 0 wryalY. Rsasmaai 0 r
w 0409 9001.nf. j%d"046
,cramp wpurrp
ZX
3t7CCcaRK CIRCUITCmItitt
CONSUELO M. QUINTANA
REAL ESTATE DATA RESEARCHER
1111 SW filth Avenue, Miami, FL 33129-1820
OFC # 305-858-2287
FAX # 305-859-2439
AUGUST 25, 1998
CITY OF MIAMI
PLANNING & ZONING BOARD
ADMINISTRATION DEPARTMENT
P.O. BOX 330708
MIAMI, FL 33133
RE: PROPERTY OWNERSHIP LIST WITHIN 375' FT
FROM:
3571 MAIN HIGHWAY
MIAMI, FL 33133
(STREET ADDRESS)
(SEE ADDENDUM ATTACHED)
(LEGAL DESCRIPTION)
DADE COUNTY FLORIDA.
THIS IS TO CERTIFY THAT THE ATTACHED OWNERSHIP LIST, MAP AND MAILING
MATRIX IS A COMPLETE AND ACCURATE REPRESENTATION OF THE REAL ESTATE
PROPERTY AND PROPERTY OWNERS WITHIN 375' FEET OF THE SUBJECT PROPERTY
LISTED ABOVE. THIS REFLECTS THE MOST CURRENT RECORDS ON FILE IN THE
DADE COUNTY TAX ASSESSOR'S OFFICE.
SINCERELY,
(34 LABELS)
(MIA-2062)(INV-1956)
COPY
98-1I52
(L-398L) (34 LABELS) (ORIGINALLY 47 NAMES)
.;US NORNIELLA
3307 AVE ISLA VERDE #410
SURFSIDE MANSIONS
CAROLINA PR 00979
RACHEL SIMONHFF
5250 SW 84 ST
MIAMI FL 33143
VIVIAN ZUMOT WHEELER
2901 S BAYSHORE DR #13B
MIAMI FL 33133
ROBERT A FRANKLIN
3503 MAIN HWY
MIAMI FL 33133
DIME BISCAYNE INC
YMAN KAPLAN
W FLAGLER ST 14FL
MIAMI FL 33130
CAMP BISCAYNE SYNDICATE
8620 SW 63 AVE
MIAMI FL 33143
WALTER JONES
245 UNIVERSITY DR
CORAL GABLES FL 33134
DAVID W SWETLAND
3505 MAIN LODGE DR
COCONUT GROVE FL 33133
ST STEPHENS EPIS CHURCH
3439 MAIN HWY
MIA FL 33133
COCONUT BUILDING INC
% UNISA AMERICA
10814 NW 33 ST #100
MIA FL 33172
SUNNY PROP N V
2980 MCFARLANE RD #201
MIA FL 33133
MARTIN S WARNER
PO BOX 2123
MALIBU CA 90235
GLOBE IMPORT & EXPORT INC
7680 REPUBLIC DR #110
ORLANDO FL 32819
LINDA DEANGELIS
340 CANDIA AVE
C GABLES FL 33134
TOM TOWLE JR
80 SW 17 RD
MIA FL 33129
COGO LTD &
JOSEPH R HARRISON
3120 MUNROE DR
MIA FL 33133
CITY OF MIA DEPT OF P & D ECLECTIC DEV INC
DIV ASSET MGT % J MESA
414 SW 2ND AVE #325 2937 SW 27 AVE #305
FL 33130 MIA FL 33133
1
TIITF/DEPT OF STATE
COCONUT GROVE PLAYHOUSE
3900 COMMONWEALTH BLVD
TALLAHASSEE FL 32399
COMMODORE CENTRE CONDO
CONDO ASSOCIATION
3162 COMMODORE PLAZA
MIA FL 33133
W C G REAL EST MIA INC
905 BRICKELL BAY DR
#230
MIA FL 33131
3138 COMMODORE PLAZA
3138 COMMODORE PLAZA
COCONUT GROVE FL 33133
3112 COMMODORE PLZ PROP
% S M POMERANCE
3760 DOUGLAS RD
MIA FL 33133
COMMODORE PTNR L C
2100 PONCE DE LEON BLVD
#1170
C GABLES FL 33134
MARY P MUNROE
PO BOX 330196
MIA FL 33233
ARTURO F COMAS
2937 SW 27 AVE #305
MIA FL 33133
WALTER S FALK
4700 RISC BLVD
MIA FL 33137
GROVER COMMERICAL ENT INC TIITF/STATE OF FL
PO BOX 450707 PUBLIC LAND
MIA FL 33245 3900 COMMONWEALTH BLVD
TALLAHASSEE FL 32399
R HARPE/TR
GLORIA GREER
3 0 6 7 GRAND A4�
MIA FL 33133
(L-398L)
3121 COMMODORE CORP
3121 COMMODORE PLAZA
MIA FL 33133
ANA REAL ESTATE LLC
% ROTH & SCROLL
1500 SAN REMO AVE #176
C GABLES FL 33146
SECOND CH OF CHRIST
SCIENTIST
3840 MAIN HNY
MIA FL 33133
ABITARE CONDO
CONDO ASSOCIATION
3495 MAIN HWY
MIA FL 33133
2
98-1J2
LXiiI&IT A
LEGAL DESCRIPTION: (P.L'.D. PROPERTY)
All of the below described parcel of lands LESS R EXCEPT the following:
Lots 1. 2 and 3, Block I of the Tentative Plat of 'COMMODORE PORT" as prepared br Manucy &:
Associates, Dated Jan. 31, 199-5, and approved by the Cit%. of Miami Plat R Street Committee March ?,
1995 (Tentative Plat * 1440-B)
Beginning at the point of intersectlon of the Southerly boundary line of Tract
'A' and the U.S. harbor Line of Biscayne Bay as shown an the plat thereof
ent i t I e d 'THE C. W. EMERSON TRACT IN COCONUT GROVE, CITY OF M l AM I , DADE COUNTY,
FLA.' as recorded in the Public Records of Dade county, Florida in Plat Hook 35,
at Page 61; Thence run N. 34' 59' 44' E. along said U.S. Harbor Line for a distance
of 65.75 feet to a point; Thence N. 46' 25' 53' W. along the Northerly boundary I i ne
of said Tract 'A' for a distance of 846.10 feet to a point; Thence S. 43' 34' 07' W.
for a distance of 66.00 feet to a point on the Southerly boundary line of said
Tract 'A". Thence S. 46' 25' 53' E along the Southerly boundary I i ne of said Tract
'A' for a distance of approximately 856.05 feet to the Point of Beginning and
contalning 56,:70 square feet, more or less.
AND
Lot 7, 'MONROE PLAT', as recorded In Deed Book '0'. at Page 253 of the Public
Records of Dade County, Florida, lying and being in the Southeast Quarter of
Fractional Section 21, Township 54 South, Range 41 East, Dade County, Florida,
FXCSPTING Tri5R5=ROM THE FOLLOWING:
Beginning at the point in the Northeast boundary line of Lot 7, of the Subdivis-
ion of Lot 1, in Section 21, Township 54 South, Range 41 East, in Dade County,
Florida, as shown on the Plat recorded in Deed Book '0', on Page 253, of the
^e^ards of said County, where said line Intersects the center line of the County
iGad lead'ng from Miam-1 to Cutler; Thence South 45' East along said line, which
's also the Scutrwes` boundary of a lot formerly owned by Charles Montgomery
e-7 eto a pclnt 25 feet beyond the corner between the said Montgomery lot
anc lG` h ^e;Gfcre conveyed by J.W. crow to Frank H. Kanen and Evelyn M.
n. n i s �' `°' Th.n:e South 4�' Nest, 10 feet; Thence North 45' West 467 fee,
tG tr_ center line of the above Road; Thence North 45' East along said center
line, 10 feet to the Point of Beginning.
I. cX0_?T, `hat part of Lot 1 of 'MONROE PLAT', as per Plat thereof recorded
i n Cie .d at Page 253,. of the Pub I it Records of Dade County, Fl or i da,
:y:^: N:rt,izst of the County Road, the said parcel of land being also described
as `crows: Ee-ginning at a pipe set in cement marking the location of the light -
woo, stakes set as marking the most Northwesterly corner of said Lot 7; Thence
,ou:h 45' East, c34 feet, more or less, to the center line of County Road (Dixie
:anway) which line is narked by a pipe set in cement 35 feet from center Ilne
c` sa:d ;Gad; Thence Northeasterly along the said center line of said County
jcad, :7P.°7 fee*; Thence North 45' Nest, parallelling the Southwesterly line of
saic 7, 450 feet, more or less, to a pipe -set in cement In the South line of
grand Avenue which point is 'East of the Point of Beginning; Thence West 253 feet
core or lei to the Point of Beginning.
-DSO _XCcPT, that por,lon of Lot 7 of 'MONROE PLAT' as per Plat thereof recorded
in Deed Book 'D', at Page 253, Public Records of Dade County, Florida, conveyed
by Ja:k R. Gardner, et aI, to THE CiTY OF MIAMI, a municipal corporation, by
treed dated August 8, 1947, recorded In Deed Book 2913, Page 237, of the Public
ecords of Dade County, Florida.
'1 c` the foregoing subject to any dedications, limitations, restrictions,
.sc^ua'io^s or easements of records.
ands lying below the Mean high Water Line are deleted and Not A Part.
98-ii52
1 $ q '1 12 ly 14 1,, 16'
$O SO
00
.u.
.
1x
1! w
s
:n
w
A11Pmg01l
AIAAb1=l
�d0��®400
111111111
N.
did
P�
r/;
1
BISCAYNE CAMP PB 107-49
(L-398)(47 LABELS)
LT 1 & PROP INT IN & TO COMMON ELEMENTS & JESUS NORNIELLA
PORT OF TR A 3307 AVE ISLA VERDE #410
3501 MAIN HWY SURFSIDE MANSIONS
FO1-4121-085-0010 CAROLINA PR 00979
LT 2 & PROP INT IN & TO COMMON ELEMENTS & RACHEL SIMONHFF
PORT OF TR A 5250 SW 84 ST
3500 WILDWOOD CIR MIAMI FL 33143
F01-4121-085-0020
LOT 3 & PROP INT IN & TO COMMON ELEMENTS & VIVIAN ZUMOT WHEELER
PORT OF TR A 2901 S BAYSHORE DR #13B
3504 WILDWOOD CIR MIAMI FL 33133
FO1-4221-085-0030
P01-4121-085-0040
LT 4 LESS BEG S MOST COR N 62 DEG W46.01FT N 46 ROBERT A FRANKLIN
DEG E12.46FT S 46 DEG 843.53FT TO POB 3503 MAIN HWY
& PROP INT IN & TO COMMON ELEMENTS & MIAMI FL 33133
PORT OF TR A
3503 MAIN HWY
LT 5 & PROP INT IN & TO COMMON ELEMENTS & DIME BISCAYNE INC
PORT OF TR A % HYMAN KAPLAN
3509 MAIN HWY 44 W FLAGLER ST 14FL
FO1-4121-085-0050 MIAMI FL 33130
F01-4121-085-0060
LT 6 LESS BEG NW COR OF LT 6 TH S69.22 DEG E40.14 CAMP BISCAYNE SYNDICATE
FT SE184.15FT N30 DEG E1.21FT NW184.15FT N67 DEG 8620 SW 63 AVE
W39.70FT TO POB PROP INT IN & TO COMMON ELEMENTS MIAMI FL 33143
& PORT OF TR A
3511 MAIN HWY
LT 7 BEG NW COR OF LT 7 TH SE228.23FT N30 DEG W1. CAMP BISCAYNE SYNDICATE
21FT W228.5FT S30 DEG W1.21FT TO POB PROP INT IN 8620 SW 63 AVE
& TO COMMON ELEMENTS & PORT OF TR C MIAMI FL 33143
3511 MAIN HWY
FOI-2141-085-0070
BLOCK 1 WALTER JONES
PORT LOT 4 DESC BEG SOUTH MOST COR N 62 DEG W 245 UNIVERSITY DR
46.01FT N46DEG E12.46FT S 46 DEG E 43.53FT TO POB CORAL GABLES FL 33134
& PORT LOT 11 DESC BEG SE COR S 52 DEG W 94.14FT
TO NW COR LOT 12 U46 DEG 190.737T S 62DEG E9.16FT
TO POB & ALL LOT 12 & PORT OF TR A PROP INT IN &
TO COMMON ELEMENTS
3506 MAIN LODGE DR
F01-4121-085-0120
LOTS 14 & 14A & PORT OF LOTS 6 & 7 DESC BEG NW
COR OF LOT 6 TH S 69.22 DEG E40.14FT S8412.38FT
S30DEG W1.21FT NW412.65FT N67 DEG W39.7FT TO POB DAVID W SWETLAND
& PORT OF TR A&C PROP INT IN & TO COMMON ELEMENTS 3505 MAIN LODGE DR
3505 MAIN HWY COCONUT GROVE FL 33133
FO1-4121-085-0140
98-115-2
TRACT A
2820 MCFARLANE RD
701-4121-061-0010
COCONUT GROVE BAY FRONT PARK #305
PORTION OF COCONUT GROVE BAY FRONT PARK #305
PEACOCK PARR
BETWN MCFARLANE RD & BAYSHORE DR
K
CITY OF MIA DEPT OF P & D
DIV ASSET MGT
444 SW 2ND AVE #325
MIA FL 33130
CITY OF MIA DEPT OF P & D
DIV ASSET MGT
444 SW 2ND AVE #325
MIA FL 33130
PEACOCKS RESUB PB B-70
LOT 1 & PT LOT 2 SW OF FULLER ST PER PB B-70 LESS GROVER COMMERICAL ENT INC
N2FT ST PO BOX 450707
3086 GRAND AVE MIA FL 33245
FO1-4121-043-0010
FO1-4121-043-0030
LOT 8 & SW25FT LOT 9 LESS NWLY15 FT THEREOF & LOT ST STEPHENS EPIS CSURCH
A LESSNELY 180.1FT OF SWLY265.1FT OF NWLY 65FT & 3439 MAIN HWY
LESS NELY657T OF NWLY65FT & BEG SW COR LOT 8 SELY MIA FL 33133
31.41FT NELY422.28FT NW31.41FT SW422.89FT TO POB
2750 MCFARLANE RD
NELY417T OF LOT 9 & SWLY33FT OF LOT 10 LESS COCONUT BUILDING INC
N14LY15FT THEREOF FOR R/W % UNISA AMERICA
3435 MAIN HWY 10814 NW 33 ST #100
FO1-4121-043-0031 MIA FL 33172
NELY1/2 LOT 10 & SWLY6FT LOT 11 LESS NWLY15FT SUNNY PROP N V
3425 MAIN HWY 2980 MCFARLANE RD #201
FO1-4121-043-0040 MIA FL 33133
SLY25FT OF NLY40FT OF LOT 11 LESS NWLY LOFT FOR MARTIN S WARNER
R/W PO BOX 2123
3419-21 MAIN HWY MALIBU CA 90235
POI-4121-043-0060
NELY 20FT OF SWLY 26FT LOT 11 LESS SWLY9 SQ FT
DED TO CITY PER OR 13090-167-0986
3423 MAIN HWY
P01-4121-043-0070
NELY157T LOT 11 LESS NKLY15FT & LOT 12 LESS
NWLYI5FT & LOT 12 LESS MMY15FT & NWLY65FT OF
TR A LESS SWLY85FT & LESS NELY165FT
3405 MAIN HWY
FOI-4121-043-0090
PORTION OF LOTS 13 & 14 & PORT OF TR A SA PER
DE 3632-262
3401-03 MAIN HWY
POI-4121-043-0091
GLOBE IMPORT & EXPORT INC
7680 REPUBLIC DR #110
ORLANDO FL 32819
SUNNY PROP N V
2980 MCFARLANN RD #201
MIA FL 33133
SUNNY PROP N V
2980 MCFARLANE RD #201
MIA FL 33133
98-1152
TRACT A
SWiLY55FT OF MMY65FT OF NWLY65FT LOT A
VACANT GOVT
7O1-4121-043-0130
SSLY10FT OF NWLY75FT OF NELY65FT OF LOT A
VACANT GOUT
F01-4121-043-0140
BURDINES & SHEPARDS RESUB PB 5-70
LOT 1
3400-3406 MAIN HWY
FO1-4121-044-0010
3
CITY OF MIA DEPT OF P & D
DIV ASSET NOT
444 SW 2ND AVE #325
MIA FL 33130
CITY OF MIA DEPT OF P & D
DIV ASSET MGT
444 SW 2ND AVE #325
MIA PL 33130
LINDA DRANGELIS
340 CANDIA AVE
C GABLES FL 33134
PORT OF LOTS 2-12 & 13 DRSC BEG SR COR OF LOT 2 TOM TOPPLE JR
TH SWLY49.6FT MWLY122.95FT N24.25FT E56FT 80 SW 17 RD
511.457T SELY494.15FT TO POB MIA FL 33129
3418 MAIN HWY
FO1-4121-044-0011
LOTS 4-5-6 & 12 FT ALLEY S OF LOT 7 & LOT 7 GROVER COMMERICAL E= INC
3436-3448 MAIN HWY PO BOB 450707
P01-4121-044-0020 MIA FL 33245
F01-4121-044-0030
BEG NE COR LOT 11 524.25FT SE 122.95FT SW72.4FT
TH NW TO SLY/L GRAND AVE ELY TO POB LESS STS AKA COGO LTD &
POT OF LOTS 2 12 & 13 & ALL LOTS 3-8-9-10 & 11 JOSEPH R BARRISON
ALL OF ALLEY ADJ LOTS 8 & 11 PB 5-70 & TRAING POR 3120 MUNROE DR
LOT 2 PB B-70 LYG NE OF PULLER ST MIA FL 33133
3432 MAIN HWY
MUNROES PLAT DS D-253
BEG SW/L LOT 8 & N/L OF RD NW150FT NS60FT SE150FT ECLECTIC DEV INC
SW60FT TO POB % J MESA
3484 MAIN HWY 2937 SW 27 AVE #305
F01-4121-045-0060' MIA FL 33133
BLOCK 29
LOT 10 N & W OF INGRAHAM HWY A N OF CHARLES ST & TIITF/STATE OF FL
B140FT OF N117FT & E52.5FT LESS N117FT OF BLK 29 PUBLIC LAND
PROW HMSTD PB B-106 & LOTS 1 & 2 ENGLE SUB 3900 COMMONWEALTH BLVD
PB 64-43 FO1-4121-045-0140 TALLAHASSEE FL 32399
3500 MAIN HWY
ENGLE SUB PB 64-43 TIITF/DEPT OF STATE
TRACT B COCONUT GROVE PLAYHOUSE
3498 MAIN EWY 3900 COMKONWBALTB BLVD
POI-4121-056-0030 TALLAHASSEE FL 32399
4
TRACT A
3144 GRAND AVE
FO1-4121-125-0010
COMMODORE PLAZA PA 18-25
COMMODORE CENTRE CONDO
BLOCK 1
LOTS 8 THRII 11 & LOTS 31
3162 COMMODORE PLAZA
FO1-4121-131*
LOT 12 & 30
3120 COMMODORE PLAZA
POI-4121-047-0120
TRRII 34 LESS RDS BLK 1
LOTS 13 THRII 15 & 27 THRII 29
3138 COMMODORE PLAZA
POI-4121-047-0130
LOT 18
3102 COMMODORE PLAZA
FO1-4121-047-0180
LOT 19
3100 COMMODORE PLAZA
FO1-4121-047-0190
LOTS 20 & 21
3468 MAIN HWY
VO1-4121-047-0200
LOT 22
3480 MAIN HWY
FO1-4121-047-0210
LOT 23
3486 MAIN HUPY
FO1-4121-047-0220
LOT 24
3106 COMMODORE PLAZA
rol-4121-047-0230
GROVER COMMERICAL ENT INC
% J MESA
PO BOX 450707
MIA FL 33245
COMMODORE CENTRE CONDO
CONDO ASSOCIATION
3162 COMMODORE PLAZA
MIA FL 33133
W C G REAL EST MIA INC
905 BRICKELL BAY DR #230
MIA FL 33131
3138 COMMODORE PLAZA
3138 COMMODORE PLAZA
COCONUT GROVE FL 33133
COMMODORE PTNR L C
2100 PONCE DE LEON BLVD
#1170
C GABLES FL 33134
COMMODORE PTRNS L C
2100 PONCE DE LEON BLVD
#1170
C GABLES FL 33134
MARY P MONROE
PO BOX 330196
MIA FL 33233
ARTURO F COMAS
2937 SW 27 AVE #305
MIA FL 33133
ARTURO F COMAS
2937 SW 27 AVE #305
MIA FL 33133
COMMODORE PTRNS L C
2100 PONCE DE LEON BLVD
#1170
C GABLES FL 33134
98-1-52
Ll
LOTS 16 & 17 & 25 & 26
31.12 COMMODORE PLAZA
FO1-4121-047-0240
BLOCK 2
LOT 9
3145 COMMODORE PLAZA
FO1-4121-047-0410
LOT 10
3141 COMMODORE PLAZA
F01-4121-047-0420
LOTS 11 & 12
3133 COMMODORE PLAZA
POI-4121-047-0430
LOTS 13-14-15
3131 COMMODORE PLAZA
P01-4121-047-0440
LOTS 16-17-18-19
3105 COMMODORE PLAZA
POI-4121-047-0460
LOT 20
3462 MAIN HWY
FO1-4121-047-0470
LOT 21
3840 MAIN HWY
POI-4121-047-0480
ABITARE PB 106-23
TRACT A
TRACT A
3495 MAIN HWY
F01-4121-088*
3112 COMMODORE PLAZA PROP
% S M POMERANCE
3760 DOUGLAS RD
MIA FL 33133
WALTER S FALK
4700 BISC BLVD
MIA FL 33137
R HARPE/TR
GLORIA GREER
3067 GRAND AVE
MIA FL 33133
R HARPE/TR
GLORIA GREER
3067 GRAND AVE
MIA FL 33133
COMMODORE PTRNS L C
2100 PONCE DE LEON BLVD
#1170
C GABLES FL 33134
3121 COMMODORE CORP
3121 COMMODORE PLAZA
MIA FL 33133
ANA REAL ESTATE LLC
% ROTH & SCROLL
1500 SAN REMO AVE #176
C GABLES FL 33146
SECOND CH OF CHRIST
SCIENTIST
3840 MAIN HWY
MIA FL 33133
ABITARE CONDO
CONDO ASSOCIATION
3495 MAIN HWY
MIA FL 33133
BIOLOGICAL & ENVIRONMENTAL CONSULTING, INC.
6110 SW 55TH COURT
DAVIE, FLORIDA 33314
(954)584-3586 * FAX (954) 316-9892
E-mail biolenvi95@aol.com
FINAL RESTORATION/ENHANCEMENT PLAN FOR THE TROPICAL
HARDWOOD HAMMOCK REMNANT AT CLOISTERS ON THE BAY
PREPARED FOR
ALBANESE-POPKIN DEVELOPMENT CORPORATION
2499 GLADES ROAD
SUITE 114
BOCA RATON, FLORIDA 33431
L'1VA
BIOLOGICAL & ENVIRONMENTAL CONSULTING, Inc.
6110 SW 55T" COURT
DAVIE, FLORIDA 33314
IN CONJUNCTION WITH
A. GRANT THORNBROUGH & ASSOCIATES
132 NORTH SWINTON AVENUE
DELRAY BEACH, FLORIDA 333444
AUGUST1998
98-1152
INTRODUCTION:
In conjunction with development plans for the Cloisters on the Bay site, the Applicant is
committed to using the area south of Main Highway to the northern boundary of the
proposed tennis court as a hardwood hammock restoration and enhancement area.
There are many beautiful native trees within the existing hammock, as well as individual
and clumps of desirable native species at other locations on the property. One of the
purposes of the hammock area will be to transplant desirable and usable tree and
shrub species that must be moved because of the development footprint in other areas
of the site.
EXISTING CONDITIONS:
Trees and Shrubs
The composition of the hammock at present is a virtually full -canopied forest dominated
by live oak (Quercus virginiana), gumbo limbo (Bursera simaruba), slash pine (Pinus
clausa var. densa), royal palm (Roystonea elata) and strangler fig (Ficus aurea).
Significant subcanopy trees include marlberry (Ardisia escallonioides), inkwood
(Exothea paniculata), white stopper (Eugenia axillahs), spicewood (Calyptranthes
pallens), pigeon plum (Coccoloba diversifolia), poisonwood (Metopium toxiferum),
lancewood (Ocotea coriacea), cabbage palm (Sabal palmetto), willowleaf bustic
(Sideroxylon salicifolium), and paradise tree (Simaruba glauca). A large amount of
bitterbush (Picramnia pentandra) was also present and American beauty berry
(Callicarpa americana) and wild coffee (Psychotria nervosa) is present occasionally.
Other tropical hardwoods observed, primarily in the sapling stage were black ironwood
(Krugiodendron ferreum) and mastic (Sideroxylon foeddissimum).
The hammock canopy and understory is also dominated by both noxious and exotic tree
species. The primary species include mother-in-law tongue (Albizia lebbeck), orchid
tree (Bauhinia variegata), paper tree (Broussonetia papyrifera), Japanese plum
(Eriobotrya japonica), mango (Mangifera indica), sapodilla (Manilkara zapota), West
Indies almond (Terminalia catappa), and to a lesser extent, candlenut (Aleurites
moluccana), royal poinciana (Delonix regia), mahoe (Hibiscus tiliaceus), seaside mahoe
(Thespesia populnea), African tulip tree (Spathodea campanulata), tamarind
(Tamarindus indicus), lead tree (Leucaena leucocephala) and yellow poinciana,
(Peltophorum pterocaurpon). Surinam cherry (Eugenia uniflora), a particulary noxious
exotic shrub, is present primarily intermixed the areas of the most abundant white
stopper and spicewood. Brazilian pepper (Schinus terebinthifolius), although not a
canopy tree, occurs in dense clusters all along the northeastern portions of the
hammock. The massive shrub screwpine (Pandanus veitchh) is present in a few
portions of the hammock. Also the mid -canopy solitaire palm (Ptychosperma elegans)
is common in the understory.
2
98-1 r-2
Vines and Understory
The canopy is mostly overwhelmed by the growth of one vine in particular, jasmine
(Jasminum sambac), as well as numerous other noxious and exotic vines including
rosary pea (Abrus precatodus), coral vine (Antigonon leptopus), golden pothos
(Epipremnum aureum), ceriman (Monstera deliciosa), catclaws (Macfadyena unguis-
cati), several thunbergia vines (Thunbergia fragrans and T. grandiflora), syngonium
(Syngonium podophyllum), and red passionflower (Passiflora coccinea). Other vines
present and contributing to the degeneration of the canopy include muscadine grape
(Vitis rotundifolia) and cow itch (Mucuna prudens),
Exotic groundcover includes asparagus fern (Asparagus setaceus), Ganges primrose
(Asystasia gangetica), Philippine violet (Barleria chstata), glory bowers (Clerodendrum
speciossimum and C. bungei), living leaf (Bryophyllum pinnatum), oyster plant
(Tradescantia spathacea), wedelia (Wedelia trilobata), bowstring hemp (Sansevieria
hyacinthoides), and sword fern (Nephrolepis multiflora).
The detailed location of trees and their proposed disposition are in the hammock
preserve is shown on Drawing L6 of 7. Proposed on -site relocations into the hammock
preserve are shown on Page L7 of 7.
The Applicant intends to fully restore and enhance this hammock, to the condition it
was in many years ago. In order to do that, all the noxious exotic and exotic trees and
shrubs need to be removed from the preserved area. The new transplants from other
areas of the site can be placed into those areas of the hammock denuded by removal of
large exotics.
RESTORATION
The restoration needs to be either performed by a biological maintenance company or
supervised by biologists who can differentiate the "good" plants from the "bad plants".
Phase 1:
The restoration of the hammock will have to conducted in a series of stages. In our
view, the first stage will be to cut and kill the heavy cover of vines prior to any other
work being performed. Once the vines have died, the noxious and exotic trees can be
chainsawed; stumps painted with Garlon 3A or an equivalent herbicide, in order to
prevent re -sprouting and removed from the hammock. It is likely that the stumps will be
left in place, so as not to destroy the substrate. Immediately after the trees have been
removed, the shrubs, Brazilian pepper, screwpine and other large plants will be
chainsawed, stump painted with Garlon 3A or the equivalent, and removed from the
hammock. Some of the palms and other landscape quality plants may be transplanted
3
1a
98_12
to the landscape buffer areas along the north and south walls. The selection of these
will be based on the landscape architect.
Phase 2:
Once phase 1 is completed, any trimming and/or removal of indigenous trees or other
indigenous material will be conducted based on the opinion of the biologist and the
landscape architect.
:Phase 3:
The relocation of desirable indigenous trees and shrubs impacted by the construction
foot print will be relocated to the hammock preserve areas that have been opened up by
the removal of the undesirable plant material. Although at this time, we propose to
relocate all indigenous trees to the hammock, it is Our position that large -sized live
oaks (7" DBH or greater) would have a low survivability if relocated to the hammock
preserve. Primary reasons for this is the difficultly of placing these large rootballs
without seriously disrupting the substrate and the need to clear other establish trees
and shrubs in order to install the oaks. These particular oaks will be used in the
landscape plan. Decisions concerning individual trees that may be questionable will be
made by the biologist and the landscape architect. Once the large trees are relocated,
attempts will be made to relocate some of the smaller individual saplings or small trees,
particularly pigeon plum, white stopper, lancewood, paradise trees and other hammock
species that are present in the construction footprint.
PHASE 4:
This phase will be the final clean-up for the restoration of the hammock. All
groundcovers listed above will be removed by hand, and either used elsewhere on -site
or disposed of. Missed exotics or additional trimming will be conducted during this
phase. A natural walkway will be laid out so that people can enjoy the hammock and
the sinkhole.
PHASE 5:
Monitoring
Monitoring of the transplanted material will be periodically conducted in order to
determine the survival ratio for this aspect of the work. Dead relocated trees will either
be replaced by younger species according to the appropriate ratio determined by the
DERM Tree Ordinance.
4
98-1152
Maintenance
Maintenance of the hammock will be conducted quarterly for the first year, semi-
annually for the next three years, and once annually thereafter. The primary focus of
maintenance is to keep the preserve site free from the noxious exotics, and other
landscape material that would normally not occur in Brickell Hammock. Furthermore, if
it is determined at some point that species richness should be enhanced in this
preserve, maintenance will allow for installing the new species after approval by the
biologist and the landscape architect.
BEC has also concurred with the use of Florida coontie (Zamia pumila), coco plum
(Chrysobalanus icaco), myrsine (Rapanea punctata) and wild coffee (Psychotria
nervosa) to be planted along the proposed walls and as plantings along the
ingress/egress road.
BEC has also included a plant table with this document which attempts to document on
plant species on the Cloisters in the Bay site. With regard to hammock preservation,
only those species indicated as desirable will be maintained in the hammock preserve.
CONCLUSION:
Implementation of the restoration/enhancement plan discussed herein will return
the Brickell Hammock preserve back to its historical form, and will further buffer
the development from the business area, while still providing that sense of
wilderness that this site no xudes. �s �)�F ��,
Name Date
5
98-1152
BIOLOGICAL 8 ENYIB OWK
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Sao n
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Abrus precatorius
Rosary Pea
NOXIOUS
Acalypha wilkesiana
Acalypha
LANDSCAPE EXOTIC
Albizia lebbeck
Mother -in -Law
Tongue
NOXIOUS
Aleurites moluccana
Candlenut
NOXIOUS
Antigonon leptopus
Coral Vine
LANDSCAPE EXOTIC
Ardisia escallonioides
Marlberry
DESIRABLE
Asparagus setaceus
Asparagus Fern
NOXIOUS
Asystasia gangetica
Asystasia
NOXIOUS
Barleria cristata
Philippine
Violet
NOXIOUS
BIOLOGICAL 8 EIMNOW NTAL
COMBING, INC.
a�ee n��n
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Bauhinia variegata
Orchid Tree
NOXIOUS
Bidens alba var.
radiata
Burmarigold
WEED
Broussonetia papyrifera
Paper Mulberry
NOXIOUS
Bryophyllum pinnatum
Live Leaf
NOXIOUS
Bursera simaruba
Gumbo Limbo
DESIRABLE
Caesalpinia bonduc
Grey Nicker
Bean
INDIGENOUS VINE WHICH
NEEDS CONTROL IN HAMMOCK
Callicarpa americana
American Beauty
Berry
DESIRABLE
Calyptranthes pallens
Spicewood
DESIRABLE
Orissa macrocarpa
Natal Plum
LANDSCAPE EXOTIC
BIOLOGICAL & WRO�K
t COMILTING, INC.
ma Rern
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Cassia fistula
Golden Shower
Tree
LANDSCAPE EXOTIC
Casuarina equisetifolia
Australian Pine
NOXIOUS
Clerodendrum bungei
Philippine
Clerodendrum
NOXIOUS
Clerodendrum
speciosissimum
Java Glory
Bower
NOXIOUS
Coccoloba diversifolia
Pigeon Plum
DESIRABLE
Coccoloba uvifera
Sea Grape
DESIRABLE
Coccothrinax sp.
Silver Palm
LANDSCAPE EXOTIC
Cocus nucifera
Coconut Palm
LANDSCAPE EXOTIC
L�urculigo capitulata
Palm Grass
LANDSCAPE EXOTIC
BIOLNICAL & WRONNWR
Sao inn
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Cyperus alternifolius
Papyrus
NOXIOUS EXOTIC
Dalbergia ecastophyllum
Coinvine
DESIRABLE
Delonix regia
Royal Poinciana
LANDSCAPE EXOTIC
Desmodium incanum
Beggar's Ticks
WEED
Elaeis guineensis
African Oil
Palm
LANDSCAPE EXOTIC
Epipremnum aureum
Pothos
NOXIOUS
Eriobotrya japonica
Japanese Plum
FRUIT TREE/EXOTIC
Eugenia axillaris
White Stopper
DESIRABLE
Eugenia uniflora
Surinam Cherry
NOXIOUS
J*othea paniculata
Inkwood
DESIRABLE
RIOLMICAL & EIMROM BIRAL
-` CONSOLING.INC.
MHAMIM
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Ficus aurea
Strangler Fig
DESIRABLE
Ficus benjamina
Weeping Fig
LANDSCAPE EXOTIC
Ficus microcarpa
Laurel Fig
NOXIOUS
Hibiscus rosa-sinensis
Chinese
Hibiscus
LANDSCAPE EXOTIC
Hibiscus tiliaceus
Mahoe
NOXIOUS
Jasminum sambac
Jasmine
NOXIOUS EXOTIC VINE
Krugiodendron ferreum
Black Ironwood
DESIRABLE
Laguncularia racemosa
White Mangrove
DESIRABLE
Lantana camara
Shrub Lantana
NOXIOUS EXOTIC
asiacis divaricata
Wild Bamboo
DESIRABLE
F.:m►
CTt
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BIOLOGICAL & ENYIROIGNWK
11 CMLnI86INC.
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Leucaena leucocephala
Lead Tree
NOXIOUS EXOTIC
Mangifera indica
Mango
FRUIT TREE/EXOTIC
Manilkara zapota
Sapodilla
FRUIT TREE/EXOTIC
Merremia dissects
Merremia
CONTROL
Macfadyena unguis-cati
Catclaw
NOXIOUS EXOTIC VINE
Melicoccus bijugatus
Spanish Lime
FRUIT TREE/EXOTIC
Metopium toxiferum
Poisonwood
DESIRABLE
Monstera deliciosa
Swiss -Cheese
Plant
LANDSCAPE EXOTIC
Mucuna pruriens
Cow Itch
NOXIOUS
PRO
BIOLOGICAL & M60MIYIOM
COMSOMNIL INC.
uRn iOnn
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Murraya paniculata
Orange
Jessamine
LANDSCAPE EXOTIC
Musa x paradisiaca
Banana
LANDSCAPE EXOTIC
Nephrolepis multiflora
Boston Fern
NOXIOUS
Ocotea coriacea
Lancewood
DESIRABLE
Pandanus veitchii
Screw Pine
LANDSCAPE EXOTIC
Parthenocissus
quinquefolia
Virginia
creeper
CONTROL
Passiflora coccinea
Passionflower
NOXIOUS EXOTIC VINE
Peltophorum pterocarpum
Yellow
Poinciana
LANDSCAPE EXOTIC
:aersea borbonia
Red Bay
DESIRABLE
F-A
,. BIOLOGICAL 8 IWIBO�K
CBNSKnN6, INC.
46
--
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Phoenix canariensis
Canary Island
Date Palm
LANDSCAPE EXOTIC
Phoenix reclinata
Senegal Date
Palm
NOXIOUS/LANDSCAPE EXOTIC
Picramnia pentandra
Bitterbush
DESIRABLE
Pinus elliottii var.
dens&
Slash Pine
DESIRABLE
Pithecellobium keyense
Black Bead
DESIRABLE
Pouteria campechiana
Egg Fruit
FRUIT TREE/EXOTIC
Psychotria nervosa
Wild Coffee
DESIRABLE
Psychotria punctata
Wild Coffee
LANDSCAPE EXOTIC
R&chosperma elegans
Solitaire Palm
LANDSCAPE EXOTIC
BIOLOGICAL & WHOIE NTAL
CONSOLTING, INC.
ow wan
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Quercus virginiana
Live Oak
DESIRABLE
Roystonea elata
Royal Palm
DESIRABLE
Russelia equisetiformis
Red Firecracker
Plant
LANDSCAPE EXOTIC
Sabal palmetto
Cabbage Palm
DESIRABLE
Samanea saman
Rain Tree
LANDSCAPE EXOTIC
Sansevieria
hyacinthoides
Bowstring Hemp
NOXIOUS
Schefflera actinophylla
Umbrella Tree
NOXIOUS
Schinus
erebinthifolius
Brazilian
Pepper
NOXIOUS
Ocl
RIOL061CAL � ENYIROIBYIENi'AL
�. COI KINI INC.
ciao REPeRn
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Sideroxylon
foetidissimum
Mastic
DESIRABLE
Sideroxylon
salicifolium
Willowleaf
Bustic
DESIRABLE
Simaruba glauca
Paradise Tree
DESIRABLE
Smilax bona-nox
Greenbriar
CONTROL
Spathodea campanulata
African Tulip
LANDSCAPE EXOTIC
Syngonium podophyllum
Syngonium
NOXIOUS
Tamarindus indicus
Tamarind
FRUIT TREE/EXOTIC
Terminalia catappa
West Indies
Almond
NOXIOUS
hespesia populnea
Seaside Mahoe
NOXIOUS
B1KNICAL & WRONNWR
COIISOL1 IK INC.
I� IIBD nEwn
�-�-17
TABLE 1: LIST OF ALL PLANT SPECIES PRESENT AT CLOISTERS ON
THE BAY, JUNE, 1998.
SCIENTIFIC NAME:
COMMON NAME:
RESTORATION STATUS
Thunbergia fragrans
White
Thunbergia
NOXIOUS
Thunbergia grandiflora
Purple
Thunbergia
NOXIOUS
Tradescantia spathacea
Oyster Plant
NOXIOUS EXOTIC
Trema micranthum
West Indies
Trema
CONTROL
Vitis rotundifolia
Muscadine Grape
CONTROL
Washingtonia robusta
Mexican Fan
Palm
LANDSCAPE EXOTIC
Wedelia trilobata
iWedelia
NOXIOUS EXOTIC
CLOISTERS ON THE BAY
PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
PROJECT DESCRIPTION
ARTICLE II.
Project Description
A. Zoning Ordinance No. 11000
Section 1304.2.1 Application Forms; Supplementary
Materials
2. Section 1702.2.1 General Report
3. Section 1702.2.2 Major Use Special Permit Concept Plan
4. Section 1702.2.3 Development Impact Study
98-1152
CLOISTERS ON THE BAY
PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
1. Section 1304.1.1 Application forms; supplementary materials
(a) Statements of ownership and control of the proposed
development of activity.
The Disclosure of Ownership and Ownership Affidavit are provided
in Article I.
(b) Statement describing in detail the character and intended use
of the development or activity.
The applicant Albanese-Popkin Development Group, Inc., is the
contract purchaser of the Property and proposes to develop
Cloisters on the Bay as a Planned Unit Development pursuant to
Article 5 of the Zoning Ordinance. The project will have forty-four
(44) luxury single family homes, the majority of which will be
attached. The project is located at 3471-3571 Main Highway, in
the heart of Coconut Grove. The property is vacant and located
next to Peacock Park and St. Stephen's Church on the north, the
Barnacle State Park on the south, Biscayne Bay on the east and
fronts Main Highway on the west. The development consists of a
parcel with a net lot area of 274,525 square feet (6.3 acres). The
gross lot area is 469,392 square feet (10.7 acres). The zoning
designation for the property is Single Family R-1 with an SD-18
Overlay designation.
The sole entrance to the homes is from Main Highway. The
entrance will have a guard gate and the drive will then meander
through a beautifully landscaped area which is the remnants of a
hardwood Hammock, which the developer will be enhancing.
The homes will be situated on the property so that each will have a
view of Biscayne Bay, thus maximizing bay views. In order to
respect the distance from the adjacent properties, and to provide
space for landscaping, twenty (20) foot setbacks from the homes to
the north and south property lines will be provided, instead of the
five (5) feet required.
The homes will be designed in a Mediterranean style of
architecture and the residences will range in size from
approximately 4,000 to 5,000 square feet. In order to provide a
setback from Main Highway, the front wall will not be placed on the
property line, but will be setback between 15 to 36 feet. In addition,
the existing natural Hammock area will be preserved and a wall
with landscaping will be placed on both the north and south sides
of the property in order to provide a landscaped buffer from the
parks. Lastly, the developer is not requesting any variances,
special exceptions or changes in zoning.
c) General location map, showing relation of the site or activity
for which special permit is sought to major streets, schools,
existing utilities, shopping areas, important physical features
in and adjoining the project or activity and the like .
The following exhibits are included with the Major Use Special
Permit Application:
(1) Aerial: Aerial photograph of the surrounding area indicating
the project site.
(2) Area Context Map/Site Aerial: Map of the project area
indicating buildings and their functions that surround the site.
(3) Location Map: Map of the surrounding street system
indicating the project location.
(d) A site plan containing the title of the project and the names of
the project planner and developer, date, and north arrow and,
based on an exact survey of the property drawn to a scale of
sufficient size to show:
The general information requested is shown on the Site Plan,
Sheets A-1, A-2 and 1, provided under Tab 6 of the Supporting
Documents. The site plan includes the following:
(1) Boundaries of the project, any existing streets,
buildings, watercourses, easements and section lines;
The boundaries of the project and the location of existing
streets and easements are shown on the Survey located
under Tab 5 of the Supporting Documents.
(2) Exact location of all buildings and structures;
There are no existing buildings located on the property. See
the Boundary Survey located under Tab 5. The location of
the homes to be constructed are shown on the Site Plan,
2 98-1152
Sheets 1, A-1 and A-2, located under Tab 6 of the
Supporting Documents.
(3) Access and traffic flow and how vehicular traffic will be
separated from pedestrian and other types of traffic.
Vehicular access for residents, visitors and service vehicles
will occur via the property's sole entrance at Main Highway.
Internal access to the homes is via a proposed private
driveway.
A guardhouse for the development will be constructed and
setback 100 feet from Main Highway. The entrance will
have two lanes in the driveway to the guardhouse and one
lane out. This will provide sufficient stacking space so that
there is no backup on Main Highway.
Due to the close proximity of the development to the heart of
the Coconut Grove shopping district, it is anticipated that
many residents will walk to the commercial district.
Pursuant to the Traffic Impact Analysis, there will be no
adverse impact on traffic, pursuant to this development. A
detailed analysis of the site access and traffic flow is
provided in the Traffic Impact Analysis located under Tab 2
of the Supporting Documents.
(4) Offstreet parking and offstreet loading areas;
Each home will have a two (2) car garage and the majority of
the homes will have additional parking for two (2) cars in
each driveway adjacent to the garage spaces, as well as
additional parking for cars at the clubhouse. The parking is
shown on Sheets A-1 and A-2, provided under Tab 6 of the
Supporting Documents.
(5) Recreational facilities locations;
The project will provide a swimming pool with a sundeck,
tennis court, outdoor bar and barbecue and club
house/recreational room, along with a walking path through
the scenic hardwood Hammock.
These facilities are shown on the Site Plan Sheets A-1 and
A-2 and on the Landscape Plan Sheets L-1 and L-3, located
under Tab 6 of the Supporting Documents.
3 98-1152
(6) Screens and buffers;
Cloisters on the Bay will be buffered and screened from
Main Highway due to the preservation of the hardwood
Hammock which occurs on the westernmost acre of the site.
An eight (8) foot height wall and a twenty (20) foot wide
landscaped area will provide a buffer with Peacock Park and
Barnacle State Park being located on the north and south
sides of the property.
(7) Refuse collections areas;
Waste collection will be provided by the City of Miami and
the refuse will be picked up in front of each home. These
issues are described in the Site Utility Report under Tab 3 of
the Supporting Documents.
(8) Access to utilities and points of utilities hookups.
Access and connections to site utilities are discussed in the
Site Utility Study located under Tab 3 of the Supporting
Documents.
(9) Landscaping
The Cloisters on the Bay is a former homesite overlooking
Biscayne Bay. The western most 1+/- acre is a small
remnant of the Brickell Hammock. The remainder of the site
is more open containing scattered native, exotic and noxious
tree species. The most common of the noxious species
include Australian Pine (Casuarine equisetifolum), Mother -
In -Law Tongue (Albizia lebbeck), Seaside Mahue
(Thespesia populnea), Paper Tree (Broussonetia papyera),
Candlenut (Aleurites moluccana), West Indies Almond
(Terminalia catappa), Orchid Tree (Bauhinia variegata),
Mahue (Hibiscus Tiliaceus), and Mango (Magnifera indica).
The understory is dominated by an assemblage of ruderal
and exotic species.
The development plans leave the hammock intact along
Main Highway to a depth of almost 200 feet. This natural
native buffer will be enhanced by the removal of all exotic
and noxious species, relocation of hammock species trees
into the area from elsewhere on site and the addition of
native hammock understory species where required. Any
existing oaks that need to be relocated on the site will be
4 98-1152
moved into this Hammock area to maintain the canopied
mature hammock appearance from Main Highway. Sheets
L-1 and L-2 of the Landscape Plans tabulate the trees which
are to be accounted for on -site. All noxious trees are to be
removed from the site. All landscape exotic species will
either be removed or relocated to areas outside of the
Hammock. All trees indicated to 'be relocated will be
qualified as their survivability based on their health and
ability to dig a root ball. Where suitability for relocation is
minimal, trees will be mitigated with new ones of the same
species using the applicable formulas governing mitigation
for this site.
The meandering 8" high masonry wall will be constructed
from 15 feet to 36 feet back from the property line fronting
Main Highway. The privacy wall will continue along the
north and south property lines all the way back to the
existing bulkhead line on the bay.
The yard areas between the single family residential units
and the perimeter privacy wall has been increased from the
allowable 5 feet setback to a minimum of 20 feet to provide
additional landscape yard for the buffering of the homes
from adjacent properties. The rear yards provide opportunity
for creating privacy gardens, as well as a buffer from the
adjacent properties. These 20 foot deep landscape yards
will assist in the transition of the scale of the homes and the
adjacent properties. See Landscape Sheet L-3 for the
conceptual landscape plan, which can be found under Tab 6
of the Supporting Documents.
The setback along Biscayne Bay will be more open to
maximize water views.
The overall landscape theme for the Cloisters on the Bay
replicates the ambiance of Coconut Grove. The entry and
guardhouse which will be located 120 feet form the front
property line, will be in a hammock setting with large Oak
trees canopies over the road. Beyond the guardhouse, the
roadway will cross a bridge over a water feature which
creates the foreground for the recreation facilities and the
first residential units. The recreation facilities will be back
dropped by hammock species and will be elegantly
landscaped along the roadway frontage. The road will be
landscaped with large native canopy trees on 35-40 foot
centers. Planting areas in front of the homes will be lushly
landsca ed with a variety of palms, tropical foliage, vines
and additional small flowering trees. The architecture will
allow fc r planter areas on balconies, landings and roof
gardens.
The sp cific Landscape plans for each unit will be submitted
with the building permit set of drawings. There will be a high
degree of individuality possible within the context of the
overall project. Some of the existing trees located near the
homes Tay be saved depending upon the final architectural
design. 11
(e) Tabulations �f total gross acreage in the project and the
percentages t ereof proposed to be devoted to:
(1) The various permitted uses;
Land Use for the site will be single family residences.
(2) Ground�coverage by structures
All of th residences, the guard gate and the club house will
cover 1 8,382 square feet.
(f) Tabulation showing the following:
(1) The de ivation of numbers of offstreet parking and
offstree loading spaces shown in (d) above;
Each re idence will provide a two (2) car garage, plus visitor
parking, or a total of 98 parking spaces.
(2) Total pr�ject density in dwelling units per acre.
Total pr .ect density allowed is nine (9) units per net acre,
which would permit 56 units. Project density being provided
is seven (7) units per acre, totaling 44 units.
(g) If common fa ilities (such as recreation areas of structures,
private street , common open space, etc.) are to be provided
for the devel pment, statements as to how such common
facilities are t be provided and permanently maintained.
All common facilities provided will be maintained by the
Condominium Association.
6 98-1152
(h) Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, waste water and solid waste
generation provisions are discussed in the Site Utility Study located
under Tab 3 of the Supporting Documents.
(i) Architectural definitions for buildings in the development;
exact number of dwelling units, sizes, and types, together with
typical floor plans of each type.
Detailed information and breakdown of square footages for all uses
are found under Tab 6 of the Supporting Documents. Typical floor
plans for the residences are shown on the Architectural Plans
Sheets A-3 and A-4. All of the residences will be custom designed
therefore, there will be many different floor plans for the
residences. The interior floor plans will be finalized prior to the
issuance of the building permits. The floor plan labeled as Sheet A-
4 is for sample purposes only. All drawings are located under Tab
6 of the Supporting Documents.
0) Plans for signs, if any.
There will be only one entrance sign on Main Highway.
(k) Landscaping plan, including types, sizes and locations of
vegetation and decorative shrubbery, and showing provisions
for irrigation and future maintenance.
The landscape plans showing vegetation are found on the
Landscape Plan Sheets L-1, L-2 and L-3. All landscape plans are
located under Tab 6 of the Supporting Documents. Maintenance of
all landscaped areas will be provided by the Condominium
Association.
(1) Plans for recreation facilities, if any, including location and
general description of buildings for such use.
The recreation area will be located directly behind the Hammock to
the east. The recreation area will include a swimming pool with a
sundeck, a tennis court, and a club house/recreational room. The
natural Hammock will also serve as a scenic area for the residents.
(m) Such additional data, maps, plans, or statements as may be
required for the particular use or activity involved.
98- 1ar-,
The drawings submitted with this Application are found under Tab
6.
(n) Such additional data as the applicant may believe is pertinent
to the proper consideration of the site and development plan.
Sections and elevations depicting the architectural character of the
buildings are shown on the Buildings Elevations Sheets A-5 and A-
6. All elevations and sections are located under Tab 6 of the
Supporting Documents.
2. Section 1702.2.1 General Report.
(1) Property ownership and beneficial interest within the
boundaries of the area proposed for Major Use Special Permit.
Statement of Ownership and beneficial interest within the
boundaries of the area proposed for Major Use Special Permit are
provided in Article I.
(2) The nature of the unified interest or control.
There will be a Condominium Association to maintain security,
landscaping and the common facilities.
(3) Survey of the proposed area showing property lines and
ownership.
A copy of the Survey is included under Tab 5 of the Supporting
Documents.
(4) Map of existing features, including streets, alleys, easements,
utilities lines, existing land use, general topography, and
physical features.
The existing site features and utility lines are shown on the
Boundary Survey of the property located under Tab 5. The site
features and the utilities are also described in the Site Utility Study,
located under Tab 3 of the Supporting Documents.
(5) Materials to demonstrate the relationship of the elements
listed in (4) preceding to surrounding area characteristics.
The Drawings Submitted with this Application are located under
Tab 6 of the Supporting Documents.
s
The proposed single family development is compatible to the
surrounding area and the adjacent church and parks on the north
and south. To the immediate south of the Barnacle State park, the
property is also designated and developed R-1, Single Family.
(6) Existing zoning and adopted comprehensive plan designa-
tions for the area on and around the lands proposed for Major
Use Special Permit.
The zoning designation for the property pursuant to City of Miami
Ordinance No.11000 and Page 46 of the Zoning Atlas Map which is
located in Article I, indicates the existing and surrounding zoning.
The zoning designations for the property are R-1 with an SD-18
Overlay. The Comprehensive Plan Future Land Use designation for
the property is Single Family. The zoning and the comprehensive
plan designations are consistent with one another.
3. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationships of the concept plan to surrounding existing and
proposed future uses, activities, systems, and facilities
(transportation, recreation, view corridors, pedestrian
systems, service systems and similar uses.
Article II contains a written narrative of this project outlining the
proposed use, activities and architectural character. This narrative
also contains descriptions of the projects relationship to traffic,
pedestrian movements, and transportation access. Building
elevations, sections and perspectives showing the proposed
materials, vertical profile and height, and orientation to streets are
included in the drawings submitted with this Application. The list of
drawings submitted is found under Tab 6 of the Supporting
Documents.
b. Existing zoning and adopted comprehensive plan principles
and designations.
This project conforms to the R-1 and SD-18 zoning district
designations. The Comprehensive Plan Future Land Use
designation conforms with the proposed use. The PUD is
consistent with the Miami Neighborhood Comprehensive Plan. The
PUD will not in any manner reduce the capacity of the public
facilities below acceptable levels of service.
4. Section 1702.2.3 Developmental Impact Study.
9 98-1152
(a) A traffic analysis shall be submitted for an area within
approximately 1/4 mile of the site, or an area including the
major intersections to be impacted by the site, whichever is
larger.
The Traffic Impact Analysis is included under Tab 2 of the
Supporting Documents.
(b) Economic impact data shall be provided, including estimates
for construction costs, construction employment, and
permanent employment and shall demonstrate that the
proposed development is favorable to the economy, public
services, environment and housing supply of the City.
The Economic Impact Study is included under Tab 4 of the
Supporting Documents.
(c) A housing impact assessment.
The proposed project consists of 44 single family residences which
are in accordance with the PUD requirements of the City.
(d) A description of proposed energy conservation measures
shall be provided, including only those measures that are
proposed in addition to the minimum requirements in State
Energy Code.
The residences will be designed in accordance with energy
conservation measures in effect at the time of permitting.
(e) Historic Buildings
There are no historic structures located on the property.
(f) Environmental Zone
MI/PARDOA/951147/kdwr0l !.DOC/5/14/98
The Property is located within an Environmental Preservation
District. The applicants will be preserving remnants of the natural
hardwood Hammock and a significant number of the trees, in
addition to the planting of new trees on site.
10 98-11 5
CLOISTERS ON THE BAY
PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
SUPPORTING DOCUMENTS
ARTICLE III.
Supporting Documents
Tab 1
Minority Construction Employment Plan
Tab 2
Traffic Impact Analysis
Tab 3
Site Utility Study
Tab 4
Economic Impact Study
Tab 5
Survey of Property
Tab 6
Drawings Submitted
98-ilo2
CLOISTERS ON THE BAY
PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
MINORITY CONSTRUCTION
EMPLOYMENT PLAN
98-1152
JAaneie pophin 2eve4pment group, Jnc.
EQUAL OPPORTUNITY STATEMENT
CORPORATE STATEMENT
Albanese-Popkin Development Group, Inc., is committed to ensure that our
organization, and the organizations with which we contract, reflect the cultural and ethnic
diversity of the areas within which we operate. To this end, we warrant to administer
ourselves in such a manner as to guarantee equal and fair employment practices. We
shall not discriminate with regard to race, color, religion, sex, age or national origin.
POLICY:
Recruitment selection placement and layoff decisions will be based solely on a
candidates' or contractors job related qualifications and abilities consistent with job
requirements. All employees, job applicants and or contractors are guaranteed equal
employment opportunity without regard for race, color, religion, sex, are or national origin.
Personnel policies and practices, including compensation, benefits, safety, and
health programs will be so governed. Furthermore, all necessary steps will be taken to
ensure that cash employees work environment, regardless of corporate origin, is free from
unlawful discrimination or harassment of any kind related to race, color religion, sex, age or
national origin.
— c1J2
9 April 1998
MEMORANDUM
TO: ALL EMPLOYEE
FROM: Natividad Soto . Richard Schust
lk-
RE: AFFIRMATIVE ACTION PLAN, April 9, 1998
DECLARATION OF POLICY - In accordance with County Ordinance 82-37, amending
Section 210.4 (5)(d) of the Dade County Code, Ferguson Glasgow Schuster Soto, Inc.
affirms its commitment to the submittal of an Affirmative Action Plan which has the
purpose of maintaining equal employment and promotional opportunity, with particular
emphasis on improving the Black work force population and utilization of Black
professional firms, consultants and/or suppliers.
Special meetings will be conducted with executive management and supervisory personnel
to explain the intent of the plan and individual responsibility for effective implementation,
making clear my commitment to the program. Additionally, the plan will be discussed at
employee orientations and management training programs.
Outside sources such as recruiters, subcontractors, vendors and suppliers will be informed
verbally and in writing about our affirmative action policies.
Mr. H. Richard Schuster, Chairman, is hereby appointed the firm's Affirmative Action
Officer. He will have the day-to-day responsibility for the implementation and monitoring
of our plan.
The affirmative action plan is available for your review during normal working hours. For
review of the plan, please contact Richard Schuster, Chairman.
2901 Ponce de
Leon Blvd.
Coral Gables, FL.
33134
Tel: 305 443 7758
Fax: 305 445 9957
Fla. Reg.
AA C000109
98-: :52
DECLARATION OF POLICY
In accordance with Dade County Ordinance 82-37, amending Section 210.4 (5)(d) of the
Dade County Code, Ferguson Glasgow Schuster Soto, Inc. affirms its commitment to the
submittal of an Affirmative Action plan for the purpose of maintaining equal employment
and promotional opportunity with particular emphasis on the Black workforce population
and the utilization of Black Professional firms, consultants and/or suppliers.
4/09/98
Natividad Soto, AIA Date
President
4/09/98
H. Richard Schuster, AIA Date
Vice -President and
Affirmative Action Officer
AFFIRMATIVE ACTION F
APPROVED PY DBD
CQ, DATE:
Dade County Representing Authority Date
98-i1052
Cloisters on
the Bay
3471- 3571 Main Highway
Coconut Grove, Florida
Traffic Impact Analysis
May, 1998
prepared by:
Miles Moss & A55ociate5, Inc.
Consulting Engineers
12900 5outhweet 841" Street
Miami, Florida 33153
(305) 356-1212
98-- 1052
Al
Introduction
Cloisters on the Bay
Traffic Analysis
May, 1998
Miles Moss and Associates, Inc. has been retained to investigate traffic related matters at the
proposed Cloisters on the Bay development parcel, located at 3471 — 3571 Main Highway in
Coconut Grove, Florida. This report serves to provide a summary of our opinions regarding this
matter.
Miles Moss and Associates, Inc. is an engineering firm specializing in traffic safety and accident
reconstruction. Clients include a variety of private facilities, special event coordinators and all
levels of government.
Traffic Volume Forecast
Traffic statistics published by the Institute of Transportation Engineers (ITE) provide a correlation
between development types and their resulting traffic volumes. The Cloisters on the Bay Site Plan
includes 44 single-family homes ("residential villas") within a neighborhood containing a variety
of condominium -style attributes.
Therefore, condominium -related ITE classifications provide the best representation of trips
generated by the 44 units. Specifically, the following ITE Land Use types are applicable:
• Residential Condominium/Townhouse (ITE CODE 230)
• Low-rise Residential Condominium/Townhouse (ITE CODE 231)
• Luxury Condominium/Townhouse (ITE CODE 233)
The following table itemizes our traffic forecast for each of these land uses.
11files Moss & Associates, Inc.
Consulting Engineers
(305)386-1212
-1104
Cloisters on the Bay
Traffic Analysis
May, 1998
Calculations
ITE LAND USE
for a 44-tinit development
PERIOD
TRIPS GENERATED
Residential
Condominium/Townhouse
Weekday A.M. Peak Hour of
Adjacent Roadway
19 trips
Low-rise Residential
Condominium/Townhouse
Weekday A.M. Peak Hour of
Adjacent Roadway
29 trips
Luxury
Condominium/Townhouse
Weekday A.M. Peak Hour of
Adjacent Roadway
25 trips
Residential
Condominium/Townhouse
Weekday P.M. Peak Hour of
Adjacent Roadway
24 trips
Low-rise Residential
Condominium/Townhouse
Weekday P.M. Peak Hour of
Adjacent Roadway
37 trips
Luxury
Condominium/Townhouse
Weekday P.M. Peak Hour of
Adjacent Roadway
24 trips
In summary, calculations based on these ITE Land Use codes result in an A.M. Peak Hour forecast
of 19 — 29 trips and a P.M. Peak Hour forecast of 24 — 37 trips.
Findings
Within a reasonable degree of engineering certainty, the Cloisters on the Bay development of 44
residential villas will not have an adverse impact on local traffic circulation patterns. During the
morning peak period, an average of 24 new trips may be expected, while the afternoon peak will
experience an average of 31 new trips.
Assuming an equal distribution throughout the peak hour, an additional car will be added to the
traffic stream every 2 %2 minutes in the morning and every 2 minutes in the afternoon... volumes
that will go unnoticed by transient motorists.
On -site and off -site attributes will also minimize the development's traffic impact. For example,
dual inbound lanes (resident and guest lanes) will be provided with a 24-hour, staffed entrance
plaza located approximately 100' into the property. This design provides two lanes of vehicular
storage within the development, thus accommodating about 10 vehicles. Residential traffic will
have the benefit of an electronic or automated (gate control) access feature to minimize inbound
delays.
Miles Moss & Associates, Inc.
Consulting Engineers
(305) 386-1212
2
98-iEA
Cloisters on the Bay
Traffic Analysis
May, 1998
Outbound traffic from Cloisters on the Bay will be controlled by a Stop sign at the Main Highway
intersection. Left- and right -turning vehicles will be stored within the property until an exit
opportunity occurs. Based on the number of trips expected at this site, no further traffic control or
signalization enhancements are anticipated.
Off -site traffic controls, as they presently exist (on Main Highway), appear to provide a safe and
efficient traffic corridor. A left -turn bay for Southwest -bound Main Highway traffic is already in
place and will be available for Cloisters on the Bay patrons.
•.
Recommendations
In our review of the Site Plan, one recommendation surfaced regarding traffic safety at the Main
Highway intersection. Bicycle Crossing signs are recommended in concert with the Stop sign and a
Stop Bar pavement marking. These features will guide outbound traffic to stop just prior to the
bicycle path instead of at a position "over" the path, resulting in a safer crossing zone for
pedestrians and cyclists.
In conclusion, the Cloisters on the Bay development will not significantly increase peak -hour
traffic volumes, nor alter traffic circulation patterns, nor present a safety hazard to adjacent
roadways. The development appears to be scaled correctly to the surrounding community, and the
projected neighborhood demographic mix will promote a relaxed, resort -style atmosphere that
encourages walking to nearby retail and service businesses, as well as off-peak trips to the
surrounding community.
Miles Moss & Associates, Inc.
Consulting Engineers
(305)386-1212
98--i10"
SITE
OF
CLOISTERS ON THE BAY
SITE UTILITY STUDY
May 6, 1998
Revision: May 11, 1998
Prepared by:
MANUCY & ASSOCIATES ,
7
Civil, Structural and Environmental Engineers
Land Surveying Services
4694 Palm Avenue, Suite 203
Hialeah, Florida
Tel: (305) 821-1281
Fax: (305) 825-1705
E-Mail: MANUCY@aol.com
98-1152
CLOISTERS ON THE BAY SITE UTILITY STUDY
May 6, 1998 Order No. 47233
TABLE OF CONTENTS
1. GENERAL............................................................ Page 1
a. Project Location
b. Site Description and Size
2. STORM DRAINAGE SYSTEM ............................................. Page 2
a. Existing Drainage Systems
b. Proposed Drainage System
c. Basis of Storm Water Quantity Design
d. Basis of Storm Water Quality Design
e. Required Number of Wells
3. WATER DISTRIBUTION SYSTEM ......................................... Page 3
a. Existing Water Mains
b. Proposed Water Mains
c. Basis of Water Use Demand
4. SANITARY SEWER SYSTEM .............................................. Page 4
a. Existing Sanitary Sewer System
b. Proposed Sanitary Sewer System
c. Basis of Sanitary Sewer Demand
5. SOLID WASTE ........................................................ Page 6
a. Basis of Generation
b. Onsite Storage
c. Collection
d. Transfer, Transport, Processing, Recovery and Disposal
6. EXHIBITS........................................................... Page 7
A. Typical Drainage Area - Computations
B. Typical Drainage Well Data - Computations
ll
98-J-1;52
CLOISTERS ON THE BAY
May 6, 1998
1. GENERAL
Project Location:
SITE UTILITY STUDY
Order No. 47233
The project is located along the east side of Main Highway at the intersection of Commodore
Plaza and Main Highway, in the City of Miami -Dade County, Florida, being a part of the
C.W. Emerson Tract and Lot 4 of Monroe Plat lying in Section 21, Township 54S, Range
41 E.
Site Description and Size:
The site consists of approximately a total of 274,525 square feet (6.30 Acres) of undeveloped
land with a proposed development to consist of 44 residential single family units, a
recreational tennis court and a 800 square foot underground swimming pool.
2. STORM DRAINAGE SYSTEM
Existing Drainage Systems:
Existing storm drainage system exists along the public right of way of Main Highway. There
is no existing drainage system within the site. Existing drainage systems along Main Highway
are owned and maintained by the City of Miami. There will be no significant impact due to
storm water discharge from the site into the existing storm drainage systems along the public
right of ways fronting the site. Therefore, no significant modifications to the existing drainage
systems along the Main Highway public right of way will be required other than any
conflicting inlet covers/grates that may be associated with modifications to the driveway
access connection to the site.
Proposed Drainage System:
The proposed storm drainage= -system to accommodate the entire site will be a 100% on -site
retention system. This will be accomplished by means of a positive drainage system
composed of catch basin inlets and discharged into deep vertical drainage wells.
Page -1-
S-11J2
CLOISTERS ON THE BAY SITE UTILITY STUDY
May 6, 1998 Order No. 47233
Basis of Storm Water Quantity Design:
Based on the preliminary site plan prepared by the Project Architects, 52% of the total site
area or 3.28 acres more or less will be pervious area and the remainder 48 % or 3.02 acres
more or less will be impervious area.. As part of the design of the storm drainage system
runoff coefficients of 0.9, 0.6 and 0.4 for impervious (building and pavement areas), partially
impervious (roadway concrete pavers), and pervious areas, respectively will be utilized.
Drainage wells will be designed based on a vertical well discharge rate of 550 gallons per
minute per foot of head. Discharge rates of wells have been based on past project information
in the vicinity. Discharging rates of wells will be finalized when the well drilling occurs on
the site and test discharging rates obtained.
Basis of Storm Water Quality Design:
All storm water from impervious and pervious areas will be directed to catch basins inlets in
which these inlets will distribute storm water to several collection systems tanks. Storm water
collection system tanks will be designed to detain storm water from entering into the deep
vertical wells for at least 90 seconds as per the requirements of Miami- Dade County
Department of Environmental Resources Management (DERM) for water quality. All
proposed catch basins will be equipped with metal or fiberglass baffles to retard pollutants
from entering the system prior to discharging storm water into the collection detention system
and deep vertical wells.
Required Number of Wells:
Refer to attached storm drainage computations in Exhibits A and B.
Page -2-
CLOISTERS ON THE BAY
May 6, 1998
3. WATER DISTRIBUTION SYSTEM
Existing Water Mains:
SITE UTILITY STUDY
Order No. 47233
Miami -Dade Water and Sewer Department (MD-WASD) owns and operates an eight (8) inch
water main along the public right of way of Main Highway. The existing water main is
approximately thirteen (13) feet Southeasterly of the Northwesterly right of way line of the
Main Highway..
Proposed Water Mains:
A proposed twelve (12) inch diameter ductile iron (D.I.) water main will be provided along
the center of the proposed site directly under the proposed paved access roadway. The
proposed water main will tap into the existing eight (8) inch water main that is located along
the Main Highway public right of way. All domestic and irrigation services shall be provided
from this water main to service the entire project and appropriate back flow preventers shall
be incorporated in the design.
Fire protection:
Proposed fire hydrants shall be provided along the proposed water main within the site. Fire
hydrants shall commence from the entrance to the end of the site at a maximum interval
spacing of 300 feet.
Basis of Water Use Demand:
The water use requirements are based on recorded rates for occupancy as defined by Miami -
Dade County DERM and Miami -Dade Water and Sewer Department. The computed total
water demand is as follows:
Single Family
Residence 44 350 gpd* 15 400 gpd
gpd = gallons per day
In addition there will be an initial demand of approximately 15000 gallons to fill the pool
and approximately 50 gpd to maintain proper pool depth.
Page -3-
98-1152
CLOISTERS ON THE BAY
May 6, 1998
4. SANITARY SEWER SYSTEM
Existing Sanitary Sewer System:
SITE UTILITY STUDY
Order No. 47233
Miami -Dade Water and Sewer Department (MD-WASD) owns and operates two gravity
systems, both of which are twelve (12) inch Vetrified Clay. sanitary sewer lines along the
public right of way of Main Highway. As per Miami -Dade Water and Sewer Department As -
Built records "ES541C", one of the lines has been abandoned. The other was constructed
in the mid 1980's. The existing flow direction of wastewater is directed to the northeast
towards McFarlane Road.
Along the intersection of Commodore Plaza and Main highway, there exists a sanitary sewer
manhole with a recorded pipe invert of+10.46 feet (NE -SW direction) and +10.55 feet (NW
direction). Pipe inverts are based on National Geodetic Vertical. Datum 1929.
Proposed Sanitary Sewer System:
The proposed sanitary sewer system will consist of a combination of gravity and pressure
flow in order to accommodate the fluctuations of the site natural ground elevations.
Gravity Sewer System:
The gravity sewer system will consist of two independent systems, east and west, connected
together by a pressurized force main.
The east system will act as a collection system for approximately 30 of the 44 residential
single family units. The wastewater flow generated from these units will be discharging into
a private pump station and lifted to the west gravity system by means of a force main.
The west system will act as a collection system for the entire project. Approximately 14
residential single family units will be discharging directly by gravity to this system along with
the collection of a regulated flow discharged from the private pump station serving the east
7
system. "
The west system will be discharging the wastewater for the entire site to the Miami -Dade
Water and Sewer sanitary sewer gravity line along Main Highway. The connection of the
west system will be performed at the existing sanitary sewer manhole located along the
intersection of Commodore Plaza and Main Highway.
Pressurized (Force Main) System:
The pressurized, force main system will consist of approximately 400 linear feet of a six (6)
inch force main attached to a private pump station to serve the east side of the proposed
project.
Page -4-
CLOISTERS ON THE BAY
May 6, 1998
Pump Station Design:
SITE UTILITY STUDY
Order No. 47233
The force main will discharge with a controlled flow into the west gravity system. The pumps
will be sized to provide adequate pumping rates for both the average and peak demand flows
as defined below. The pump station will consist of a duplex submersible system with a wet
well and valve vault, and an emergency pump out. All design criteria for the pump station
will be based on Miami -Dade Water and Sewer Department Construction Specifications for
Wastewater Pump Stations and Force Mains.
Description of Flow Rate Flow Rate (gpm) Total Dynamic Head (TDH - two
(Preliminary)
Average 8 25
Peak 26 25
Basis of Sanitary Sewer Use Demand:
The wastewater use requirements are based on recorded rates for occupancy as defined by
Dade County DERM. and Miami -Dade Water and Sewer Department. The computed total
wastewater demand is as follows:
Building Use Number of Units Rate per unit Total Rate
Single Family
Residence 44 350 gpd 15 400 gpd
Peak Daily Flow Rate 53 900 gpd
Peak Factor Daily demand utilized for Pump station and pipe design is based on a 350%
increase in the average daily demand rate. ,
11 '
Page -5-
98-11 C
CLOISTERS ON THE BAY
May 6, 1998
•
Basis of Generation:
SITE UTILITY STUDY
Order No. 47233
Waste generation encompasses those activities by the project homeowners or residents in
which materials are identified as no longer being of value and discarded in appropriate
containers. The cost of these containers shall be borne by the residents, and the containers
shall be of appropriate size and material as approved by the City of Miami Solid Waste
Department. The waste shall be sorted by the residents as recyclable and non -recyclable and
placed in separate containers.
It is estimated that the project will generate a combined waste of approximately 2.51bs. per
capita per day. It is estimated that the resident population of the CLOISTERS ON THE
BAY shall be 5 persons per unit with a total of 44 residential units.
Waste generated = (2.5 lbs /capita /day) (5 capita /unit) (44 unit) = 5501bs / day.
Onsite Storage:
The waste shall be separated by each individual homeowner or resident into recyclable and
recyclable. The separated waste shall be placed in appropriate containers onsite until the
assigned collection day. On the assigned day by the City of Miami Solid Waste Department
the resident shall place the waste containers at the curbside for pick-up.
Collection:
Collection by the City of Miami Solid Waste Department shall be performed at curbside and
during those days assigned by the department for the area. City of Miami Solid Waste
Departmental trucks or trucks under contract with the City of Migrm Solid Waste Department
shall be allowed to enter the site at designated days assigned by the department for the area.
Each homeowner of a residential unit shall pay the stipulated annual fee as currently
applicable to the City of Miami Solid Waste Department for collection services. Truck
accessibility shall be provided in on -site roadway access design.
Transfer, Transport, Processing, Recovery and Disposal:
These functional elements in the solid waste management system are an internal function of
the City of Miami Solid Waste Department, and specifically the existing City of Miami Solid
Waste Master Plan.
Page -6-
s8-1152
CLOISTERS ON THE BAY
May 6, 1998
EXHIBIT "A"
SITE DATA FOR TYPICAL DRAINAGE WELL:
SITE UTILITY STUDY
Order No. 47233
Contributing Area: 1.0 Acres (impervious)
1.1 Acres (pervious)
Required Volume for 90 sec. Detention Time:
Discharge Rate (Typical Well):
3300 GPM
Required Detention Volume:
6048 GAL
808 CF
TANK LENGTH: 14 FT
TANK WIDTH: 7 FT
TANK BOTTOM ELEV: 8 NGVD
TOP OF WELL CASING ELEV: 17 NGVD
STORAGE DEPTH: 9 FT
DETENTION VOLUME PROVIDED: 882 CF
OVERFLOW INVERT ELEV: 18.5 NGVD
Page -7-
9g-11 2
CLOISTERS ON THE BAY
May 6, 1998
EXHIBIT "B"
TYPICAL DRAINAGE WELL DATA:
SITE UTILITY STUDY
Order No. 47233
WELL DIAMETER: 24 INCHES
WELL DISCHARGE RATE PER FT OF HEAD: 550 GPM
AVAILABLE HEAD: 6.0 FT
DISCHARGE RATE PER WELL: 3300 GPM
CUMULATIVE INFLOW/OUTFLOW DATA:
STORM FREQUENCY:
C FACTOR:
DRAINAGE AREA:
No. of wells provided to serve this area:
Total Discharge Rate:
Sediment Tank Storage:
Solid Pipe Storage:
I91 • . • 1._ •:k 019810
5 YEARS
0.9 for impervious areas
0.4 for pervious areas
1.0 Acres (Impervious Area)
1.1 Acres (Pervious Area)
1
3300 GPM
7.35 CFS
882 CF
0 CF
TITHE INTEN CUM INFLOW SYS. STO ADJ INFL. WELL DISCH. OVERFLOW
MIN IN/HR CF CF CF CF CFS
8
6.41
4043
882
3161
3529,
(-) 0.77
10
6.17
5080
882
4198
4412
(-) 0.36
15
5.64
7266
"8$2
6384
6618
(-) 0.26
20
5.20
9452
882
8570
8824
(-) 0.21
30
4.50
13236
882
12354
13235
(-) 0.49
40
3.96
16566
882
15684
17647
(-) 0.82
60
3.20
21612
882
20730
26471
(-) 1.59
90
2.48
27869
882
26987
39705
(-) 2.36
120
2.03
32990
882
32808
52941
(-) 2.89
150
1.71
37304
882
36422
66176
(-) 3.31
180
1.48
41037
882
40156
79492
(-) 3.63
Note: It is projected that two to three additional wells will be require4 based on the site data.
Page -8-
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
COCONUT GROVE
REPORT ON THE ECONOMIC AND TAX
BENEFITS TO THE CITY OF MIAMI
Prepared for Albanese-Popkin
Development Group, Inc.
by
MORRISON, BROWN, ARGIZ AND COMPANY
1001 Brickell Bay Drive, 9th Floor
Miami, Florida 33131
(305) 373-5500
May 5, 1998
9 8 - 11 )2
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
ECONOMIC IMPACT ANALYSIS
TABLE OF CONTENTS
DESCRIPTION OF THE PROJECT.............................................................................. 1
SUMMARYOF BENEFITS........................................................................................... 2
METHODOLOGY
Objectives.................................................................................................................... 3
Definitions of Economic and Tax Impact....................................................................... 3
Direct and Indirect Effects............................................................................................ 3
Measures of Economic Impact...................................................................................... 4
Descriptionof Results................................................................................................... 5
EXHIBITS
Summary of Economic Impact.......................................................................................
Computation of Project Based Construction Spending .................................................. II
Computation of Construction Period Wages................................................................ III
Computation of New Spending in the Community........................................................ IV
Computation of Ad Valorem Taxes............................................................................... V
Allocation of Ad Valorem Taxes................................................................................... VI
Impactand Permit Fees............................................................................................. VII
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
DESCRIPTION OF THE PROJECT
The proposed Project is a Planned Unit Development (PUD) of 44 attached and semi -
attached single family homes located in the Village Center of Coconut Grove (the Project).
The site contains 6.3 net acres. The property is bounded on the north by Peacock Park and
St. Stephen's Church, on the south by the Barnacle State Park, on the east by Biscayne Bay
and on the west fronting Main Highway.
Construction of the Project is expected to commence six months after the approval of the
PUD. Approval of the building plans is expected in the Fall of 1998 and construction should
start in the Spring of 1999. The total construction period is expected to be 3.5 years.
Occupancy of the constructed units is expected to begin no later than the Fall of 1999. The
units are expected to be sold at a rate of fourteen per year. The townhomes are expected
to be approximately 4,500 square feet and the price of each unit will be approximately $210
per square foot.
�N -11")2
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
SUMMARY OF BENEFITS
There are numerous benefits that will be derived from the construction of the Cloisters on
the Bay project to the City of Miami. The purpose of this report is to quantify the economic
impact that will inure to the community as a result of the project. For purposes of this report
the economic benefits have been classified into the following categories:
• Jobs created
• Project based construction spending
• Wages
• Taxes
• New spending in the community
New spending in the community comprises resident and visitor spending to local businesses:
• Food
• Recreation/Entertainment
• Transportation
• Retail
The economic benefits to be derived by as a result of the project are summarized as follows:
Construction Annual
Period Ongoing
Impact Impact
Jobs created (See Exhibit III) 50 0
Project based construction spending $ 29,105,854 $ 0
Wages 4,368,000 0
Taxes 2,764,303 1,214,258
Impact and permit fees 249,572 0
New spending in the community 0 4,542,578
Total (See Exhibit 1) 36,487,729 $ 5,756,836
2
9(0)-115
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
METHODOLOGY
Objectives
The objective of this analysis is to provide information on the various economic benefits
created by the Project and to prepare an estimate of such benefits to Miami, Florida (the
City).
Our analysis is based on an economic model which estimates economic and tax impacts of
the Project on a designated area. The model is specifically tailored to the economy of the
City of Miami.
Definition of Economic and Tax Impact
The construction and subsequent operation of the Project will create important benefits
within Greater Miami. These benefits include new income, new jobs, new tax revenues and
new economic activity impacting upon every sector of the local economy. Moreover, through
the multiplier effect of respending and reinvesting, indirect economic benefits compound the
direct benefits brought about by initial construction expenditures and the expenditures from
maintenance of the units.
Direct and Indirect Effects
The total economic impact of public and private projects and policies on a region do not end
with the impact from the initial construction expenditures. The continued benefits to the local
economy must also be considered. Payments to firms furnishing construction materials and
services to the Project are subsequently converted into employee salaries, material
purchases, investment in plant and equipment, savings, profits, purchases of services and
a variety of other economic activities. Income to laborers is subsequently respent for
purchases of food, housing, transportation, entertainment, education, medical and dental
services, clothing, personal services, and a wide variety of other goods and services.
Taxes and other amounts paid to governmental units are respent as salaries, purchases, and
support of a variety of programs, including education, transportation, and social services. In
turn, individuals, firms, and governments furnishing these goods and services respend their
income for more purchases, salaries, investments and savings.
M
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
METHODOLOGY
Direct and Indirect Effects (Continued
The indirect effects can be viewed as a set of ripples in the economy. Indirect, like direct,
resources require labor, materials, equipment and services for their production to induce
further job creation and spending of wages.
The ripple impact of the indirect effect broadens the original impact of the purchase. The
common measure of the magnitude of the ripple effect is called a multiplier. A multiplier
measures the total magnitude of the impact on each particular economic indicator as a
multiple of the initial, direct effect. For instance, a multiplier of 1 would signify no ripple effect
as the total impact was 1.0 times the initial impact, while a multiplier 2 would imply that the
total impact was twice the direct effect. The actual magnitude of a multiplier depends on the
likelihood that the goods and services purchased in a region would have been produced in,
or provided from the region. The model we used to estimate the total economic impact
incorporates a multiplier developed by utilizing past consumption and production patterns in
The City of Miami.
Measures of Economic Impact
Various measures can be used to indicate the impact of a policy or project on a region.
Specifically, for this study, they are the increases in local employment, wages, tax revenue
and output that result. Definitions of these measures are as follows:
• Employment is measured in full -time -equivalent jobs.
• Wages include wages, salaries, and proprietors' income only. They may include nonwage
compensation, such as pensions, insurance, and health benefits. Wages are assumed
to be expended by households at their place of residence.
• Taxes include additional revenues from both ad valorem and non -ad valorem
assessments as well as permits and fees.
• Output describes total economic activity, and is essentially equivalent to the sum of direct
and indirect expenditures (exclusive of wages and taxes).
4
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
METHODOLOGY
Description of Results
For the purpose of describing the total economic benefits of the Project, the related
expenditures have been separated into two categories:
(1) Construction Period Impact
(2) Annual Ongoing Impact
Construction Period Impact includes those expenditures related to the design and
construction phase of the Project and related amenities.
Annual Ongoing Impact are those expenditures related to the ongoing existence of the
Project.
11
98-J-I"'
Cloisters on the Bay
Summary of Economic Impact
Construction Period Impact
Project Based Construction Spending Exhibit II
Wages Exhibit III
Taxes Exhibit V
Impact and Permit Fees Exhibit VII
Total Construction Period Impact
Exhibit I
Direct Indirect
Imp IIDA.ac Total
$14,293,500 $14,812,354 $ 29,105,864
4,368,000 - 4,368,000
2,764,303 - 2,764,303
249,572 - 249,572
$ 36,487,729
Taxes Exhibit V 1,214,258
New Spending in the Community Exhibit IV 2,230,800
Total Ongoing Impact
- $ 1,214,258
2,311,778 4,542,578
$ 5,756,836
Cloisters on the Bay
Computation of Project Based Construction Spending
Site Preparation Costs
Construction Costs:
Hard and Soft Costs per Square Foot
Square Footage per Unit
Costs per Unit
Number of Units
Total Construction Costs
Total Costs
Impact of Costs on the City -
Assumed 65% of Costs will be Spent in the City of Miami
Net Direct Impact of Costs Spent in the City of Miami
Indirect Continuing Effect of Construction
Costs - Multiplier of Indirect Effect *
Total Indirect Effect of Construction Costs
* Per Miami Dade County Planning Department
Exhibit II
$ 1,200,000
$ 105
4,500
472,500
44
20,790,000
21,990,000
65%
14,293,600
1.0363
$14,812,364
Cloisters on the Bay
Computation of Construction Period Wages
Average Number of Construction Jobs Generated Each Year
Average Hourly Rate
Average Number of Hours Worked per Year
Construction Period
Expected Construction Period Wages
Exhibit III
50
$ 12
2,080
3.5 Years
$ 4,368,000
* Approximately 300-500 people will work on the project over time but on any given day the
average number of construction workers is assumed to be 50.
'90 -1.1. r02
Cloisters on the Bay
Computation of New Spending in the Community
Common Area Maintenance and Security
Individual Home Maintenance and Security
Electricity
Water
Landscaping
Miscellaneous
New Spending by Residents, Visitors, Employees
and Business Suppliers
Expected Direct Impact of New Spending in the
Community
Indirect Ongoing Effect of New Spending in the
Community - Multiplier of Indirect Effect *
Total Indirect Effect of New Spending in the
Community
* Per Miami Dade County Planning Department
Exhibit IV
Expected
Monthly Units Yearly
Amount Participating Impact
$ 600 44 $ 316,800
$ 350
75
100
100
625 44 330,000
$ 3,000 44 1,584,000
$ 2,230,800
$ 2,311,778
9S-_1 Loa,
Cloisters on the Bay
Computation of Ad Valorem Taxes
Real Property:
Percent of Project Completed
Developed Project Value
Less: Homestead Exemption
Net Basis
Millage Tax Rate *
Estimated Ad Valorem Tax
Land:
Value
Millage Tax Rate
Estimated Ad Valorem Tax
Total Estimated Ad Valorem Tax
Exhibit V
Total
Annual
Development Phase
One Time
Recurring
1998
1999
20Q
2M
Taxes
Taxes
°lM2
100%
$10,454,400
$ 20,908,800
$ 31,680,000
$ 31,680,000
363,000
726,000
1,100,000
1,100,000
10,091,400
20,182,800
30,580,000
30,580,000
2.99965%
2.99965%
2.99965%
2.99965%
302,707
605,413
917,293
1,825,413
917,293
$ 1,600,000
$ 9,900,000
$ 9,900,000
$ 9,900,000
$ 9,900,000
2.99965%
2.99965%
2.99965%
2.99965%
2.99965%
47,994
296,965
296,965
296,965
938,890
296,965
$ 47,994
$ 599,672
$ 902,379
$ 1,214,258
$ 2,764,303
$ 1,214,258
* Millage rate per Miami Dade County Property Tax Appraiser's office - assumes no increase in property values (See Exhibit VI)
Cloisters on the Bay
Allocation of Ad Valorem Taxes
Exhibit VI
One
Time Tax
TOTAL
ANNUAL TAXES
1998
1999
2000
2001
Applicable
ONE TIME
Description
Millage
Basis
Tax
Basis
Tax
Basis
Tax
Basis
Tax
TAXES
Basis
Tax
School and State Districts:
School Operations
9.3560
$ 1,600,000 $
14,970
$ 19,991,400
$ 187,040
$ 30,082,800 $
281,455
$ 40,480,000
$ 378,731
$ 862,195
$ 40,480,000
$ 378,731
School Debt
1.1060
1,600,000
1,770
19,991,400
22,110
30,082,800
33,272
40,480,000
44,771
101,923
40,480,000
44,771
Florida Inland Navigation District
0.0500
1,600,000
80
19,991,400
1,000
30,082,800
1,504
40,480,000
2,024
4,608
40,480,000
2,024
Water Management District
0.5970
1,600,000
955
19,991,400
11,935
30,082,800
17,959
40,480,000
24,167
55,016
40,480,000
24,167
Everlades Project
0.1000
1,600,000
160
19,991,400
1,999
30,082,800
3,008
40,480,000
4,048
9,215
40,480,000
4,048
1,032,956
17,934
224,084
337,198
453,740
453,740
City of Miami:
City of Miami Operations
9.5995
1,600,000
15,359
19,991,400
191,907
30,082,800
288,780
40,480,000
388,588
884,634
40,480,000
388,588
City of Miami Debt
1.9200
1,600,000
3,072
19,991,400
38,383
30,082,800
57,759
40,480,000
77,722
176,936
40,480,000
77,722
1,061,570
18,431
230,291
346,539
466,309
466,309
Dade County districts:
County Wide Operations
County Debt
County Library
6.0230
0.9290
0.3160
1,600,000
1,600,000
1,600,000
9,637
1,486
506
11,629
19,991,400
19,991,400
19,991,400
120,408
18,572
6,317
145,297
30,082,800
30,082,800
30,082,800
181,189
27,947
9,506
218,642
40,480,000
40,480,000
40,480,000
243,811
37,606
12,792
294,209
555,045
85,611
29,121
40,480,000
40,480,000
40,480,000
243,811
37,606
12,792
294,209
669,777
TOTAL
29.9965
1,600,000 $
47,994
19,991,400
$ 599,672
30,082,800 $
902,379
40,480,000
$ 1,214,258
$ 40,480,000
$ 1,214,258
$ 2,764,303
Note: Millage rates above were obtained from Miami Dade County Property Tax Appraiser's office based on 1997 tax bills.
Cloisters on the Bay
Impact and Permit Fees
Dade County Single Family
Impact Fees:
$ 1,242
Road
Fire
176
Police
101
School
612
Parks
1,222
Building Permit Fees:
Number of square feet
Times fee per square foot
Plus additional fees
Fees per unit
Total Impact and Permit Fees
� s,sas
4,500
n 37
44 $
I'm*
395
$ 2,060 44
Exhibit VII
1�5F1
147,532
11,400
$ 249,572
9 8 - I -
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!VIa1 1M Ltl ~IIK"r lltn t, IpKM af"71K Wrlrlhi ISItcKtatlrKl
' meet
(PLAT BOOK 35, PAGE 61) SLOT 7 OF
nlltog WE C.N. EIEIMlm TWT to VATL CITY V RIa.1. Iw2E 11mv.
F1.• n LPKW"fTom is w Mlrg 0`L$I teIs VA bartin for a, 2K17s
of ►cep il: thaest to t •L alNg H. 0s l» m elatamte
of edge ran„aapi.t:
dROF PLAT (DEED BOOK D. PAGE 253)
inace
giantsLM•L1011 al.„,n.»,wllL4rjrerrra
so o nw
bi soH ,tort •f• IK a elatahag of NL If Int U a plat: Mora L fT ie'fi'L
iK a d1oJeKs of GLM fool Is
ECT i ON 21— TOWNSHIP 54 SOUTH —RANGE 41 EAST
a a"eeel n let lntwll boundary Ilea of sale
!oxfw a disim r a ever Ulf 0011 at ti as Pass of Mpntq aaillrt
tentbibingskin $"al•efeet hardVels.
Y O F M I A M I — D A D E COUNTY — FLORIDA
Eat 7• •mMMgt Pur. ha recrneg to ease test •r. bi ►age 2!1 of the rebl It
-
Secured of "k tent,. Frrl#L IrIM no ogle, is Us teoMnt tertu, of
lrsctla4l SHIM 21. TaaesolF IN Lace, Wp 41 Ent UN Canty, Flrlk
E7CIPTIK MEIOMMi THE F0.1KIW
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AEDRRN t4T.a.li
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"cra Or "it Cony, nwa Be# ins eetr"ctd in cnir IIN of cantf
..
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is Sian us Sant"oal sonar) lot forarll
. C►ti:. &T.D
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AV lost to a plat 22 lost being as twos or"a" the gold testgaagry Cot
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w - G Rco
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lE
to t" tutor [1" if the solve teK tongs north Q' tat alnt said center
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4A CKM. 1"1 bet of lot 7 of •SMPOt PUT. is Fw Plot Uroof returned
la "N Mn •P. a1 ►op 251, of W Mllt "cult of ow Etna. FIr641
Illng 4rtheall Of inte g nd MtoL in
_
_
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r I+W1ypLL
tho autln at the light-
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•
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of Sale have: Meaa Lwtmeastrll a 1ha Sale enter If" of gold genii
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~
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ing
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"tarp of none Cawtl• Florida
A C .2 .e IN, Fu
Index of Drawings
o-
A-1 Site Plan - Grade Level North
A-2 Site Plan & Site Section - North
A-3 Site Plan & Site Section - South
A-4 Building Elevations - Entry Buildings
A-5 Entry Building Plan
A-6 Recreational Building Plan
A-7 Building 'Elevation (Front & Rear) - Typical Quad Building
A-8 Building Elevation (Side) - Typical Quad Building
A-9 Grade Level Plans
A-10 First Level Plans
A-11
Second Level Plans
A-12
Roof
Deck Plan
A-13
Roof
Plan
A-14
Unit
A
A-15
Unit
B
A-16
Unit
C
A-17
Unit
D
A-18
Unit
E
A-19
Building Section -
CLOISTERS ON THE BAY
North -South
�s -t1-5
ferguson as �°°' p00C� a MWd
&
coral paDls.. Ibridr
glasgow D ""` 13o- 4wrn6e
rchitecb 43-7
M C000M9
COCONUT GROVE, FLORIDA schuster soto, ft.
Index
PRIVACY WALL
HANVv10CK-SEE
LANOSCAPING
SAWING$
& HIGI-I PRIvACY WALL
rm
PRIVACY
teM
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
6<
REO'D. ►
Y PROVICED <
I J
SBREOTJ. PRIVACY WALL _ <
20' PROVIDED ` W
LOT NMJER AREA HOSE FOOTPRINT AREA LOT NA66R
AREA F0; FCOTPRINT AREA
1 4590 PO4
23
3560
T703
-i— -m2w ;606
24
3182
1687
s i94G 7.18
25
2897
1567
"'32 2tA3
26
3169
1754
5 4361 1752
27
3354
2009
6 4120 1578
28
7751
2057
7 AGO 2n9
29
3769
1477
8 4137 Z46
30
5466
1940
9 4361 1752
31
3767
1634
10 4120 1555
32
4126
2182
11 4131 079
33
4%
2148
12 4131 2143
34
4117
1600
13 4365 753
35
A361
n52
14 4120 1585
36
4114
1600
15 4131 2179
37
4361
1752
6A37 2133
38
A178
2181
n 4361 1752
39
4129
2142
18 4R0 1577
40
fil
1600
19 4131 2190
Al
4359
1752
2C 4137 24S
42
4127
2191
71 3775 1641
43
4126
2145
22 5469 914
44
5917
2129
TOTALS 80828 35CM TOTALS
8854
40992
TOTAL LOTS IS/F) • 168.%2
AV6tAC£ LOT AREA • I68.962 DIVIDED BY 41 LOTS 4121 S/F
TOTAL FIOLSE FOOTPRINTS &P - 76.080
AV6tAGE VALISE AREA 76.080 DIVIDED Br 41 LOTS • 1856 S/F
TOTAL ROADWAY AREA 44.738 SIF
4LCREATICN ELLDNG • 3.050 S/F
6L"%IOLSE BIALDING PO S/F
TOTAL COM.IIXN OPEN AREA • 60" S/F
TOTAL SITE AREA • 274.525 S/F
FAR. CCNFUTATION
TOTAL I(ISE S/F • 76,080/41 FOOTPRINT) LAVG) • 1856 50. FT. X
27 5011 X 41 • 205.451
STAIRS E FOYERS INICLSI/E • 5011 TOTAL FAR. AR --A PROVIDE
70 FE 7 PEACOCK PARK 7257A Sr.
70' FEET TIE BARNACLE 86.030 SF.
70 FEET SGCAYW BAY 29,% Sr.
V2 ROX 6348 SF,
PROFCT SITE AREA 274525 SO. FT. - TOTAL 469.397
BASE FAR • 06 .OJ21201 BONS) • .721 X 469392 • 317.967 (ALLOW!D)
501(TOTAL FLOOR AREA PROVIDED) X 41 LNRS • RECREATION • G1040 H005E • 208649 PROVIDED
NOTEI TREES/LANDSCAPING OMITTED FOR CLARITY
OF PRESENTATION. REFER TO LANDSCAPE
DRAWINGS FOR TREES E OTI iER LANDSCAPE
FEATURES ON TF-E SITE.
ALL GARAGES WILL HAVE MINIMUM
DIMENSIONS OF 18' ITCLEAR
TO ALL OBSTACLES
ferguson aQ te
2901 go. ,. 6A4 Plan
Loral QaCNa, /briCa
3=4 OW 443-7768 I Plan -
glasgow D❑ alp is - plmws : Grade
fo Level
schuster soto, Inc. 1, A-1
AW
� r Qi► •ir � � �
it
.Jr
Ako 'AL
r\Fir
1J
77.�V-
Q
Ip
IS
t�� �'
o 6 is za
Guardhouse/Gate Side Elevation
Guardhouse/Gate Front Elevation
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
ferguson as z-, r- a. W.. °ha
cor.l pebies, ROBE.
OW 443-7758
arc"AA
M COOOmB
schuster soto, inc.
_I10
M
FL AZA
0 S 10' 2CY
8' DECORATIVE
PRIVACY WALL
I ypluku rran uajcui
EXISTING HAMMOCK
TO BE PRESE3ZM
REFER TO LANDSCAPE
DRAWINGS FOR TREE
MFORMATION
METAL PICKET FENCE
/-8' hETAL PICKET FENCE
n n
Entrance Guardhouse/Gate Plan
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
SECIRITY
GATES
NOTEI TREES&ANDSCAPING OMITTED FOR CLARITY
OF PREWNTAnON. REFER TO LANDSCAPE
DRAWINGS FOR TREES E OTHER LANDSCAPE
FEATLRES ON THE SITE.
ferguson as e�°°� plamm En
glasgow D ufMsArea
schuster soto, inc. A-5
38'-'H52
EXISTING HAMMOCK
TO BE PRESERVED
REFER TO
LANDSCAPE
DRAWINGS FOR
TREE INFORMATION
TENNIS COURT
8" C.B.S. W,4LL
plq
•III,//IIINII��
ferguson as , A- mec.
,m 0 5' 20' CLOISTERS ON TIDE BAY glasgow Do a � �� ;Bldg.
� COCONUT GROVE, FLORIDA schuster soto, inc. 1Plan
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
ferguson as �°�°° -° -d
idl
glasgow Dn : ,°�i,� BtA((�iNN
Elevations
schuster soto, inc. A-7
98-1152
[i IOLA
e..as- Or
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- I� � �i III`
�1r IIII'l(i i� �- _ - — I■, �L._dlll, , �
1�i����LJf� -
d: Elevation Perpendicularto the Street
MILMLELMLIK
Wflil�Il�IIIIIIIHpllll
I 1,1111111111111111111--IIIlilllllllllllllllllllllllllllllll'
II
I_ IIIIIIIIIIIIIIIIIIIIIIIIIIII
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-
I_
_
—
-
——
- '1�IIIIIillllllllllllllllll
C'IIIIIIIiI
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I ilWIT,
111
Side Elevation - Perpendicular to the Rear Yards
CLOISTERS
COCONUT
ON
GROVE,
THE BAY
FLORIDA
f lasu ow DD �.mC=100°� x„� ,30.,,.3-,768
9 9 "`mM s,m°�"
schuster soto, inc.
Side
Elevations
A-8
0 5' 10' 20'
wm �
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
SuI'sa s 2-1 o.n�. d. Non Dh6 Fr
St
Ooni p.Dl... fbri0a �'p St
saa+ 13061 u3-nss
glasgow D .rd*aM, . ��s Level Plan
AAcw0 loB
schuster soto, Inc. " A an
=5' Ib �. CLOISTERS ON THE BAY
r
COCONUT GROVE, FLORIDA
ferguson as btvd
cor-or,al Dona d. Mongables, fbrida Second
astu iaoa asa-naa
glasgow PE" co,;,"� Leyel Plan
schuster soto, inc. A-11
98-H52
0 5' la 2a
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
1
ferguson as z�, l
a.'
corapeblas, florid
-7768
glasgow D f1fC R CC 6� 23MIBf5 A
schuster soto, inc.
�b
i _ J
Roof Deck
Plan
i
A-12
CLOISTERSON THE BAY glasgow D�� p� ° �d Roof
eonl yaEks, fbri0a
5' is sa � arMmarss iteMs s wPlan
M coaaroe
COCONUT GROVE, FLORIDA schuster soto, inc. - A_1.q
— 1 10
1\
STOR.
WI �
►i'i'i'i
"00.!
►•i'i'i'i
►�'000
• • a
i
I /
I /
Grade Level Plan
Scdm Ve* -r-W
• Cwbere Nebitsble)
O 5' la 20'
I
DINING I
I
I
1
KITCI EN
I
I
I
I
I
I i
I /
15�5-
I /
First Floor Plan
Seal& v8' • T-T
i
J
I /
I /
"Second Floor Plan
Scale. var • r—T
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
J
I /
I /
Roof Deck Plan
scale: v8' • 1-W
NOTE II
• More Grade Wei is
Above Food Crftala
ferguson as e �: long Unit
glasgow D .rchitacte . plemere A
M move
schuster soto, inc. A-14
11
52
GA M
0 8' la 2a
tm
BREAKFAST
Grade Level Plan Grade Level Plan Fkat Floor Plan Second Floor Plan Roof Deck Plan
Scala: Y8' • T-0' Scft W • T-0' Sca* V8' • T-W $celx Y8' • T-T Scaw 'Us' • 1-0'
(Where rM Habttable) • (Where Habitable)
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
NOTE
(Where Dade Level is
Above Food CrWWW
rchit- W° bird
Unit
ferguson a a eaaO,nl,—a.blde ift
-77ee
glasgow D 'aaB
M Ce00NN
schuster soto, Inc. A-1;
�r�
f— —
r-
Grade Level Plan
0 5' la 2a
mmw �
l/ Grade Level Plan
l/ Fret Floor Plan
i
l/ Second Floor Plan
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
i
i
Roof Deck Plan
rergusvn UU unn
o: ; III
gIasgow D❑ tea t s
schuster soto, inc.
I
I
I
i
RECREATION
I GREATROom
I
LF
r
1
, mr
LP
FOYB7
GARAGE
Grade Level Plan �/ Gram Level Plan �/ Fret Floor Plan
,/ scales va • T o I ,/ Sabc ve - T-0 I ,/ Sc*: US' - T-W
/ •(Where non Hebllade) , / • (Where Hebhebb) , � ,
O 5' la 2a
j
Second Floor Plan
Sale: US' - T-0'
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
i/
Roof Deck Plan
Scale: W .14
Im:
• (Where Cade Level ie
Above Flood G terio)
ferguson as c.a, °° �°° °^� Unit
coral p 43M noritle
gIasgow p "", . - "'-"o p
uchaeob • gemers
M cmvo
schuster soto, inc. A_17
GARDEN
l �
l /
l /
Grade Level Plan
Scala yr • T-T (Scheme - B)
i
i
l
l
6LP
l
BEDROOM( �
l
l
l �
l /
l /
Fkat Floor Plan
Scala v8' • VT
l �
l /
t /
Second Floor Plan
Scala v8' • T-W
l /
Hoof Deck Plan
sc*.. ,Vr . T-V
d.
CLOISTERS ON THE BAY f su o f areM p Dbs,plaINd
m"s Unit
O 5' 10' 20' g 9 �rch'rtac1�' aennera
M =0 0
m
COCONUT GROVE, FLORIDA schuster soto, inc. A-
ct x
-I 10
0 5. la 20'
CLOISTERS ON THE BAY
COCONUT GROVE, FLORIDA
ferguson as ,go,, Icon 6hd North -South oorel pewee, fioride
glasgow PE..AC ,0 n►° Section
ercWtecta nera
schuster soto, Inc. . q_19
A. 5 2
l old l a of I- Le the ( k.aas. ('-10one, f kr,da, a of arney date June 4, 19981lJM date July 13, 1999
Iits Hum Scientific Nam- Common Name DOH Ilni Haight Spread Commei
001
Roy.tonaa eta
Royal Palm
toll
70
15'
W2
Huyst..a ear,
Royal Palm
WA
WA
NIA
dead
003
W-1 ,gt—, nhu• .,.,
Mexican Fan Palen
14"
15'
17
remove par dorm
003A
Waahagtoraa robust&
Mexican Fan Palm
10',7" 35'
40
2 trunks
war
Wasnnglona robusta
Mexican Fan Palm
15"
23'
20
remove per dorm
W 3C
Washutglona rax,st&
Mexiuwt Fan Palm
18"
28'
20
remove per dorm
W3D
Vyasnwgtuua tobuilla
Mexican Fan Palm
10 5"
10
10
remove per dorm
1103E
Wasnvigton i robusta
Mex,cart Fan Palm
10"
11'
B'
remove per dorm
003E
Wasni gtonue robust&
Mexican Fan Palm
WA
30'
25'
nit
004
Cocos nuc,lwa
Coconut Palm
11"
45'
17'
remove per dorm
004A
Adzes iebbecx
Molnar-vi-Law Tongue
6"
is,
10'
noxious
OW6
Albizia bbt ock
Maher-m-Law Tongue
6"
15'
17
noxious
004C
T h&"Ua populnea
Seaside Maoe
6"
10
16,
noxious
004D
Thespesia populnoa
Seaside Maloe
4 5"
15'
10'
noxious
004E
Thespesa populnea
Seaside Mace
6"
18'
10
noxious
"I
Royaorwa elada
Royal Palm
19"
20'
10'
006
Prosriix i edirruda
Senegal Dais Palm
47"
20
30
OD6A
Ter.naha calappa
West Indies Almond
8"
25,
20
noxious
D 68
Thespe" poputrea
Seaside Mahtoe
7'
20'
is,
noxious
006C
Termnaka calappa
West Indus Almond
6 5'
25'
26
noxious
C(,61)
Trlespesa pop,Inea
Seaside Mahe
6"
30
25'
noxcua
CL16E
Tarm,raka —l—,ipa
Weal Indes Almond
5 5"
25'
20'
noxious
(Rt,F
Tie —aka cixt ppo
Waal locus. Almond
4"
25'
20'
nox,ous
V.17
Cocos rkscdra
Coconut Palm
11"
40
20
W7A
Fiws area
Strangler Fig
76"
45'
20
0076
Euels guneortsis
Akican Od Palm
34"
25'
25'
WX
Termotatta catappa
West Indies Almond
8 5"
25'
25'
noxious
007D
Trmnalia catappa
West Indies Almond
WA
25'
20
noxious 2 trunks
007E
Termxiata catappa
West Indies Nnond
9'
14'
1&
noxious
007F
Bursars simaruba
Gumbo Lvribo
4"
14'
B'
CA7G
Tormnalia catappa
West Indies Almond
4"
IS'
10
noxiow;2 trunks
007H
Temnriela calappa
West Indies Almond
6 5"
2d
15'
noxious;
0071
Tom nala catappa
West Indies Almond
8"
15'
18'
noxious
007J
Tamwtela calappa
Waal Indies Almond
10 5" 25'
20
noxious,
007K
Tenmunaha catappa
West Indies Almond
6"
20
20
noxious;
007L
Twmwha calappa
Waal Indies Almond
6"
20'
20
noxious
007M
Tr mtea,a cat&ppa
West Indies Almond
7"
20
20
noxous,ml
007N
Coccioioba -,fare
Sea Grape
16"
17
50
bo
008
Ficus area
Strangler Fig
60"
X
40
008A
Srhliwra acteopnylla
Unt Sella Tree
WA
15'
la
noxious;ml
Wks
Tomi "ha catappa
West Indies Almond
6 5"
17
10
noxious;
0J9
Finn ""
Strangler Fig
10
30
40
G-J9A
Thespow populnes
Seaside Mahos
6"
18,
10
noxlara
OD98
Bnoussoetia papyrifera
Paper Tree
9"
25'
25'
noxious
009C
BiousscinWta papyrifera
Paper Tree
9 5"
25'
20
noxious
Gi9D
Spamcdea Gamperxslet& African Tulip Tree
3 5"
20
15'
CxfxE
Tar — ,a —,&We
West Ird*s Amvwd
11 5"
2f7
25'
noxioussrn
UloF
Twmwai,a catappa
Wast Irides Almond
7'
30
1B
noxious
(09G
Tw.xaka catappa
Vital Indies Ad""
4 5"
20'
is,
noxious;
CASH
Term"I'd calappa
Weal Indies Almond
4 5"
27
25'
noxious;
D39i
Trmnai,a calappa
West Indies Almond
6"
25'
26
noxious
oci9J
Trmvliha catappa
West Indies Almond
6"
26
25'
noxious;
009K
Tormi al i calappa
West Indies Almond
6"
16
6'
noxious;
W9L
Tormraha catappa
West Inches Almond
6 5"
30
25'
noxious
EOW
Twm.naha -lappe
West Indies Almond
3 5"
20'
14'
noxious,
WIN
Twrnviwa cateppa
Waat Indies Ak o d
6"
25,
25'
noxious,
010
Ficus suroa
Suargler Fig
60"
30
40
01GA
Ficus puss
Suanigler Fig
10"
20'
20
01W
Tennvtala wtappa
west Indies Almond
11 5"
25'
20
noxious;
010C
Tnespawa popuinea
Seaside Malice
5 5"
25'
17
noxow
0100
1"area
Strangler Fig
14"
20
20'
Cis I
Saba patmeto
Cabage Palm
17".9" 14'
20
2 trunks
012
B.rsraa wnw,oa
Gumbo Larva
14"
25'
15'
012A
Ficus area
Strangler Fig
32'
45'
36
013
Proanx reclvtata
Senegal Oats Palm
10
35,
25'
013A
Trespass populea
Show. Malice
6"
16'
20'
noxious
0138
Albza lebbeck
Moller-m-law Torque
WA
14'
17
noxiow:mt
014
Fiws aurea
Strangler Fig
23"
35'
26
014A
ptioarux fedvata
Senegal Date Palm
WA
25
12
mt
015
Cocos nucilra
Cocorwt Pat.
19"
30'
26
016
Flwa aurea
Strangler Fig
34'
30
26
017
Cows ruCdra
Coconut Palm
20"
40
20
018
Royston sa state
Royal Palm
15"
40
20
019
Roystaiea elata
Royal Pain
12"
40
20
020
Roysionsa Bata
Royal Palm
9"
35'
15'
WI
Burwre s —it& a
Gumbo Limbo
WA
WA
WA
gorse
022
Prwwx fadweta
Senegal Date Palm
10"
20'
25,
022A
Cows nuufrs
Coconut Palm
12'
20'
15,
0228
Cocos ruulwo
Ccrrwut Palm
9'
WA
WA
dead
022C
Roystmea state
Royal Pain
8"
25'
15'
2 trunks,
022D
Sarnarwa wman
Ran Thee
4"
25'
4'
022E
AlWzia lubbedk
Mother-in-LawTongue
WA
14'
17
noxious;mt
023
Casuarina equisetdots
Australian Pose
13"
60
15'
rdxow
023A
I" "as
Strangler Fig
18"
23'
26
off -rile
0238
Adzw WLbock
Mother-m-Law Tongue
7"
25'
25'
noxious
02X
Fos area
SlerQkxr Fig
18'
is
15'
off-seo
024
Fiws area
Strangler Fig
14'
25
35'
(125
Casuarina equiselibW
Australian Pine
21"
35'
2a
noxious
CrA
Caswniu oW.satii
"Bala ri P,r"
WA
N/A
WA
gone
C127
Busra amwWa
Gump limbo
11"
17
15'
027A
Phoenix, redwta
Srlegal Dale Palm
7".11"25'
30
2 trunks
0278
Finn ""
Strangler Fig
14"
25'
30'
028
Lag,xncuiana rocemow
While Mangrove
WA
25'
20'
mt
028A
Thespesia populnea
Seaside Mahoe
9"
17
8'
noxious
021.
Ptwrvx'bclliata
Senegal Date Palm
10'
17
8'
mt
UY,
I" aurea
Stranger Fig
10
W
40'
OKA
Scrdle«a aamophylla
Lkroialla Thee
7 5"
26
15
noxfous,mt
0308
Torm ina'a calappa
West Indies Almond
4 5"
1 S
8'
noxious,
030C
Ousrcus vwgnuina
Lne Oak
17"
30'
20
cl.lasmine
WOO
Asxza WLLeck
Mother n-Law Tongue
7"
25'
25'
noxious
030E
Dolornm legs
Royal Ponciana
T"
25'
10
03OF
Oaon, roger
Royal Porrotana
9"
25'
e'
ciJasmlis
03OG
Adz,&leboadk
Mother -in -Law Tongue
55"
18,
10
noxious;c/Jasmine
030H
Delonx raga
Royal Ponncana
12"
15'
8
bo
0301
O„ercus vwgwueria
Live Oak
9"
18,
17
03y.J
O•,rws vw9r,ary
Live Oak
5 5"
15,
8'
03GK
Albza leboeck
Mother-ri-Law Tongue
7 5"
25'
20
noxious
03X
Tnespesa popuk,*a
Seaside Mafoe
WA
20
35-
roxious.ml
Mlon
Final List of Trees for the CTuiuers, Cocomi. Grove, Florida, as of wmq date lum 4, 1998/I.61 date July 13, 1998
Tree Num Scientific Name Cofnmon Nams DBH JIM Nsioht Spread Cornnants Disposition
031
Manilkara zapota Sapodilla
37"
40'
35'
X
031A
Biousaonella papyrifera Paper Tree
8'
35'
25'
Noxiuos, 2trk
X
_
X
0318
Phoenix recllnata Senegal Date Palm
6"
25'
20'
R
X
032
Ouercus virginana Live Oak
60"
57
50
on property line
X
033
Sabel palmetto Cabbage Palm
12"
18'
10
w/pothos
X
033A
Albizia lebbeck Mother -In -Law Tongue
4 5'
25'
15'
noxious
X
X
034
Saba[ palmetto Cabbage Palm
13"
18'
10
w/Ficus
X
034A
Broussonstia papyrifera Paper Tree
10'
35'
30'
noxious; polh
X
X
0348
Broussonetm papyrifera Paper Tree
6'
40'
20'
noxious; polh
X
X
034C
Broussonelia papyrifera Paper Tree
6'
25'
29
noxious; path
X
X
035
Albizia lebbeex Mother -in -Law Tongus
16"
25
is,
noxious
X
X
036
Roystionea elate Royal Palm
17"
50'
15,
X
037
Royston elate Royal Palm
10"
45'
lu
X
038
Royston elata Royal Palm
14"
50'
29
X
039
Mangifere indica Mango
17"
30
20'
X
R
040
Cocos nuolera Coconut Palm
9"
16
20
R
R
040A
Torminalia calappa West Indies Almond
B"
28'
20
noxious
X
X
0400
Torminalia calappa West Indies Almond
5.5"
26
25,
noxious
X
X
040C
Aleurites moluccana Candalnut
7.5"
40
17
noxious
X
X
040D
Terminalsa calappa West Indies Almond
5"
15'
16
noxious
X
X
040E
Ocolea coriacea Lancewood
7'
12'
T
X
X
04OF
Coccoloba dnersdol a Pigeon Plum
4"
10
6'
R
X
04OG
Enobolrya japonica Japanese Plum
3"
2U'
16,
mt
R
R
040H
Terminalsa catappa Weal Indies Almond
6"
30
8'
noxious;mt
X
X
0401
Terminalsa catappa West Indies Almond
5 5"
40
20'
noxious
X
R
040J
Ocolea cortacea Lancewood
2.5"
17
10
2 trunks
X
X
040K
Terminalsa catappa West Indies Almond
11"
46
25'
noxious
X
X
040L
Broussonalia papyrifera Paper Tree
8"
36
10
noxious
X
X
041
Cocos nurafera Coconut Palm
10"
36
25'
R
R
041A
Eriobolrya japonica Japanese Plum
4"
16
e'
X
X
041 B
Terminate catappa Weal Indies Almond
fill
30
12'
noxious
X
X
G41C
Terminali calappa West Indies Almond
9"
40
20
noxious;2 tr
X
X
041 D
Twminalia catappa West Indies Almond
7"
36
20
noxious
X
X
041 E
Ficus aurea Strangler Fig
8.5'"
36
15,
R
X
041 F
Broussonetia papyrifera Paper Tree
8.5"
35'
10
noxious
X
X
041G
Albizia lebbeck Mother -in -Law Tongue
4.5"
18
15'
noxious
X
X
041H
Albizia lobbeck Mother -in -Law Tongue
4"
25
15'
noxios
X
R
0411
Broussonstia papyrifera Paper Tree
6"
35'
15,
noxious;2 tru
X
X
00.1
Ficus aurea Strangler Fig
40"
20
49
off-34e
X
041K
Mandkars zapota Sapodilla
6"
20
5
X
042
Terminals calappa West Indies Almond
6"
25'
25'
noxious
X
X
042A
Brwsaonela papyrifera Paper Tree
6.5"
18'
20'
noxious
X
X
0420
Alo riles mouccano Candalnut
6"
35'
8'
noxious
X
X
042C
Bursera simaruba Gumbo Limbo
4"
27
4'
2 trunks
R
X
042D
Albizia lebbeck Mother -in -Law Tongue
6.5"
25
10,
died-back,noxious
X
R
042E
Simaruba glauce Pwadise Tree
3 5"
16'
6'
e/Jasmme
R
X
042F
Broussonala papynfera Paper Tree
6"
20'
20
noxious,e/Jas
X
X
042G
Tenminalia wlappa West Indies Almond
6.5"
35'
30
noxious;mt
X
X
442H
Terpunels calappa Weal Indies Almond
9"
25'
2a
noxious;
X
X
0421
Terminahe wlappe West Indies Almond
5"
20
16
noxious;ml
X
X
043
Terminaha catappa West Indies Almond
86"
55,
60
noxious
X
X
044
Bursas simaruba Gumbo Limbo
56"
35'
30'
mt
R
X
044A
Ptychospernw olegans Solitaire Palm
4"
26
lu
remove per dorm
X
X
044B
Terminalsa catappa W Indies Almond
6"
36
20
noxious
X
X
044C
Nbizie lobbeck Mother-in-law Tongue
6 5"
30
15'
noxious
X
X
01440
Bnouasorela papyrdera Paper Tree
W
35'
25'
noxious;
X
044E
Schllerra aclaophylla Umbrella free
8.5"
35'
15,
noxiws;mt
X
044F
SchefBers actinophylla Umbrella Tree
5"
36
B'
noxious;
X
X
044G
Sdtefflera actmophylla Umbrella Tree
6"
25'
12'
noxious;mt
X
X
045
Casale faula Golden Shower Tree
WA
NIA
WA
dead
WA
046
Bursars simaruba Gumbo Limbo
11"
45'
20'
R
046A
Brwssonsha papyrifera Paper Tree
6.5"
45'
20'
noxious;
X
046E
Bious ionetla papyrifera Paper Tree
7 5"
40
25'
noxious,
X
046C
Biousson&ha poplinfora Paper Tree
7.5"
W
30
noxious,
X
R
046D
Broussonelia papyrifera Paper Tree
6 5"
36
25'
noxious;
X
X
047
Terminalsa catappa Weal Indies Almond
11"
40
25"
noxious
X
X
048
Phoenix canariansis Canary Is. Dale Palm
48"
25
1B'
R
048A
Schelllera aclinophylle Umbrella Tree
12"
30
20
noxtous;ml
X
R
0488
Schefilera adinophylla Umbrella Tree
18"
35'
35'
noxious;mt
X
R
048C
Sd481era acl,nophylla Umbrella Tree
13"
40'
35'
noxious;ml
X
X
048D
Schefilers actirophylla Umbrella Tree
8"
35'
20
noxdus;ml
X
R
048E
ScheBlera adinophyfla Umbrella Tree
9"
40
25'
noxious;mt
X
R
048F
Aburia lebbeck Molhei-in-Law, Tongue
6.5"
40
20
noxious
X
R
049
Phoenix canarlensis Canary Is Date Palm
IB"
25'
18'
R
R
050
8rwasonelia papyrifera Paper Tree
10"
30
25'
noxious
X
WA
050A
Dolonwr rage Royal Poinciana
6",7"
30'
20
2 trunks
X
R
0508
Broussonelia papyrifera Paper Tree
7"
30
14'
noxious,
X
R
050C
Broussonalia papyrifera Paper Tree
7"
30
14'
noxious;
X
050D
Broussonetia papyrifera Paper Tree
7"
26
20
noxious;
X
R
050E
Broussonelia papyrifera Paper Tree
8"
29
15'
noxious;
X
X
05OF
Broussonstia papyrifera Paper Tree
7"
25'
20
noxious;
X
X
05OG
Albizia lebbecJk Mother-m-Law Tongue
8"
30
10
noxious
X
X
050H
Bioussonelia papyrifera Paper Tre9
6"
35'
20'
noxious;
X
0501
Broussonotla popy6fora Paper Tree
6"
40'
20'
noxious;
X
X
0501
Broussonstia papyrifera Paper Tree
6"
40
15,
noxious;
X
050K
Ficus auto Strangler Fig
40'"
15'
40
X
050L
Ocoles coriaees Lancewood
4"
15,
B'
2 trunks
X
X
050M
Terminaha catappa West Indies Almond
6"
49
W..
noxious
X
WA
05ON
ScheMlera adinophylla Umbrella Tree
10"
30
15'
noxious;ml
X
0500
Broussonelia papyrifera Paper Tree
7"
30'
15'
noxious;
X
R
050P
Broussonelia papyrifera Paper Tree
10"
40'
25'
noxious,
X
0500
Brousson ilia papyrifera Paper Tree
6 5"
25'
10'
noxious;
X
051
Bursera simaruba Gumbo Limbo
26"
30
25'
R
X
052
Fiws beryamins Weeping Fig
23"
16
40
noxious
X
R
053
Bursars simaruba Gumbo Limbo
WA
WA
WA
dead
WA
X
053A
Spotodea ca mpanulala African Tulip Tree
8"
20
12'
mt
R
X
0538
Broussonetia papyrifera Paper Tree
7"
35'
30
noxious;
X
X
053C
Elasis guneamus African Oil Palm
WA
12'
14'
mt
R
053D
Broussonalia papyrifera Paper Tree
7"
25'
25'
noxious;
X
X
054
Bursars simaruba Gumbo Limbo
24"
45'
40
R
X
055
Ficus mtaowrpa Laurel Fig
29"
30'
50
noxious
X
X
055A
Ptychosperma elegans Solitaire Palm
4"
20'
10
remove per dorm
X
X
055B
Plychospenna slogans Solitaire Palm
3'
12'
10
remove per dorm
X
X
056
Ficus nilida Laurel Fig
10
50,
1W
noxious
X
056A
8foussoneha papyrifera Paper Tree
7"
35'
15'
noxious,
X
0568
Sdufilere Wimphylls Umbrella Tree
9"
3(y
17
noxious;mt
X
X
056C
Termtnalia catappa West Indies Almond
4"
18,
15'
noxious
X
X
057
Royslonea elate Royal Palm
14"
40
15'
R
Final t.isl of Treea 6ir the Cloisters, Co,,onut Grose, Florida, m of coney doe June 4. 1998/LiM date July I1, 14;R
Tres Nu rr 'enllfic Norne Common Name DBH lln) Heloht Spread Co M Disposition
058
1 aurea Strangler Fig
72"
45'
35'
058A
mmaiia calappa Weal Indies Almond
12"
17
30
nor.
058B
Ptychosperma elegans Solitaire Palm
3 5"
17
10
remove per dean
059
Aleunles moluccana Candlenul
24"
45'
W
noxious
059A
Broussoneba papyrifera Paper Tree
6'
40'
20'
noxious
0598
Broussoneiia papyrifera Paper Tree
6-
40'
2a
noxious
059C
Broussonaiia papyrifera Paper Ts as
6 5'
40'
29
noxious
059D
Broussonetia papyritera Paper Tres
6'
45'
20'
noxious
059E
Terminali catappa West Indies Almond
10
40'
30'
noxIOUS
059F
Broussonelia papyrifera Paper Tree
8'
40'
20,
noxious. 4tru
059G
Broussonelia papyrifera Paper Tree
7 5'
35'
30'
noxious, poth
060
Melicoccus bijugalus Spanish Lime
18"
55'
50
060A
Albizia lebbeck Mother -In -Law Tongue
5'
40'
14'
noxious
0600
Albizia lebbeck Mother -In -Law Tongue
4'
20'
35'
noxious. 31ru
061
Bursera simaruba Gumbo Limbo
14"
40'
2a
062
Sderoxyl n salicifnlum Wdtowleaf Bustle
12"
N/A
WA
dead
063
Sideroxyon saliafolium WIII&M6af BUStIC
9"
N/A
WA
dead
063A
Oeotea eorlact a Lancewood
3 5'
12'
8'
des.
064
Queries virgimane Live Oak
23"
30
30
064A
Broussoneba papyrifera Paper Tree
10'
45'
25'
noxious
064E
Broussomatia papyrifera Paper Tree
6'
40'
20'
noxious
064C
Albizia lebbeck Mother -In -Law Tongue
5'
35'
16'
noxious, 3tru
065
Ouarws vrginiana Live Oak
63"
50
51y
065A
Mangifera indiw Mango
7.5'
35'
25'
R
066
Persian borbonia Red Bay
12"
20
40'
067
Sabal palmetto Cabbage Palm
11"
15'
17
067A
Broussonalia papyrifera Paper Tree
6'
30,
o'
noxious
068
Ouercus virgiruana Live Oak
11"
20
30
cov/JasBPothos
068A
Albizia lebbeck Mother -In -Law Torque
3'
35'
6'
noxious
069
Mangifera indiw Mango
22"
25'
25'
069A
Mangifera indiw Mango
4'
40'
20
B; 2tnrnks
069E
Broussonotis papyrifera Paper Tree
7'
45'
29
noxious
069C
Broussoneha papyrdera Paper Tree
7'
45'
30'
noxious
070
Bursera simaruba Gumbo Limbo
34"
WA
WA
cut down/dead
070A
Browsonetia papyrifera Paper Tree
6'
30'
20'
MAICUS
070E
Broussonetia papyrifera Paper Tree
6'
35'
15,
noxious
070C
Broussonelia papyrifera Paper Tree
WA
40'
20'
noxious, mt
0700
Mangifera indiw Mango
3'
15'
15,
n
071
Bursera atrnarubs Gumbo Limbo
7"
40'
25'
071A
Ocolee cotiacea Lancewood
4'
20
20
Its
072
Bureera sunmuba Gumbo Limbo
16"
50
26
072A
Broussonsta papyrifera Paper Tree
6'
30'
20'
noxious
0728
Trams micrandum West Indies Trems
4.5'
20'
20'
des
072C
Broussonaha papyrifera Paper Tree
6'
45'
20
noxious
0720
Broussonetia papyntera Paper Tree
WA
45'
25'
noxious
072E
Nbizia lebbeck Mother -In -Law Tongue
3'
35'
12'
noxiuos
072F
Brous c nelta papyrifera Paper Tree
8 5'
45'
20'
noxious
073
Bursera surtulruba Gumbo Limbo
14"
35'
20'
nwious
073A
Parsee borbonm Red Bay
3'
2a
15,
dose., IN
074
Sderoxylon saltufolium Wdlowleaf Bostic
12"
WA
WA
dead
075
ouarws vwglnana Live oak
14"
30
20'
076
Bursera simaruba Gumbo Limbo
17"
35'
is,
077
Bursas simaruba Gumbo Linibo
9"
30
17
078
Bursars simeruba Gumbo Limbo
16"
50
30
078A
Ocotas conacera Lencsvood
6 5"
20'
20
nit
079
Burswa sunaruba Gumbo Limbo
B"
50
15'
080
Ficus aurea Strangler Fig
10,
50
50
081
Bursera s"Libe Gumbo Limbo
IS'
45
20
082
Bursas simaruba Gumbo Limbo
17,
50
40
2 tnnks
083
Bursera simaruba Gumbo Limbo
10"
35'
1&
084
Bursars, atmanaba Gimba Limbo
8",6"
40
20
2 trunks
085
Pwlwia wmpechiana Egg Fruit
12"
25'
40
066
Bursera simaruba Gumbo Limbo
13"
50'
40
087
Busaia simaruba Gumbo Limbo
17"
50
25'
008
Ficus area Strangler Fig
72"
W
60
D88A
Broussonelia papyrifera Paper Tree
6"
36
15'
noxaua,
OBBB
Broussonelia papyrifera Paper Tree
7"
40
20
noxious,
089
Royslonea stale Royal Palm
29"
W
20
089A
Terrnnalia catappa West Indies Almond
5.5"
40
20
noxious
089E
Spathodea campanulata African Tulip Tree
4 5"
20
8'
089C
Broussonetia papyrdera Paper Tree
6"
38,
26
noxious;
0090
Broussonetia papyrifera Paper Tree
7"
40
20
noxious.
090
Roystonea state Royal Palm
a"
NIA
WA
gone
091
Royslonea state Royal Palm
13"
WA
WA
gone
092
Royslonea stale Royal Palm
17"
50
25'
093
Spalhodea campanulato African Tulip Tree
15"
40
20
094
Ouorws valimiaria Live Oak
6"
WA
NIA
dead
095
Roystonea elata Royal Palm
5"
so,
20
095A
Sabel palmetto Cabbage Palm
12"
18'
15'
095E
Broussonstia papyrifera Paper Tree
4 5"
35'
18'
nox*us.2 trun
095C
Broussoretra papyrdera Paper Tree
7"
30
15
noxious,
095D
Broussonelia papyrifera Paper Tree
6"
30
10
noxious,
095E
Ficus area Strangler Fig
4"
20
Is
095F
Broussonetia papyrifera Paper Tree
6'
25'
5'
nox cos. Poth
095G
Broussonetia papyrifera Paper Tree
6"
30
4'
noxcusmi
oiJ6
Bursera stmaruba Gumbo Limbo
6"
35'
26
096A
Ocotea eoriacea Lancewood
3"
25'
15"
096H
Broussonetia papyrifera Paper Tree
6"
36
25'
noxious,
owe
Bfoussoneua papyntra Paper Tree
WA
36
20
noxious IN
096D
Albizia lebbeck Mother-m-Law Tongue
WA"
40
20
noxious
097
Saba) palmetto Cabbage Palm
14"
20
10
098
Querwa virgimana Live Oak
14'
45'
25'
098A
Broussonetia papyrifera Paper Tree
4 5'
30'
15'
noxKxA. nil
0988
Broussonetia papyrdera Paper Tree
8'
35'
20'
noxious, mt
098C
Broussonetia papyrdera Paper Tree
11'
4a
30'
noxious. 21r
098D
efoussonetia papyrifera Paper Tree
8'
35'
20'
noxious, mt
098E
Afbza lebbeck Mother -in -Law Tongue
4 5'
30'
6'
noxious
099
Ouercus virginians Live Oak
19"
40
30
100
Ouerws virginana Live Oak
13"
36
40
1 OOA
Albizia lobbeck Mothw-m-Law Tongue
4'
22'
12'
noxxwa/ps
1008
Schemers actinophylle Umbrella Tree
3.5'
12'
4'
noxious, bo
1 DOC
Neulrites moluccaria Candlenul
7'
20'
10,
noxious, bo
iOOD
Aleutrites moluccana Candlenut
7-
35'
25'
noxious
101
Ouerws vwginiana Live Oak
23"
40
S0
102
Ouercus vallmiana Live Oak
17"
103
Ouercus virginana Live Oak
13"
35'
20
104
Sabal palmetto Cabbage Palm
9"
105
Pinus eliiothi var. densa Slash Pine
9"
46
4(Y
X
X
X
X
X
X
X
x
X
X
X
X
X
WA
WA
R
X
R
X
X
X
X
X
WA
x
X
R
x
R
X
X
X
X
R
X
WA
R
R
R
X
X
WA
WA
WA
R
WA
X
x
X
X
x
x
KEY:
MT • MULTI-TRUNKED 2 TRUK. 3 TRUK. ETC • 2 TRUNKS, 3 TRUNKS. ETC
BO BLOWN OVER NOXIOUS • TREES THAT KILL BE ERADICATED FROM THE ENTAI PR04ECT
OE8 • DESIRABLE NATIVE TREE FT • FRUIT TREE
LS •LANDSCAPETREE
Th. lokowina hex.... Inc Wd.d B thy had. 6" dbh r higher (ti rise..., Akerhes)
PASS +TREE CHOKED WITH PASSIFLORA COCCINEA JAS • TREE CHOKED WITH JASIMAN SA ABAC
I®
A. GRANT
THORNBROUCH
AND ASSOCIATES
LAWSCA=E AFCH'Ei TS
RNLI L-V lx.�hcFi
132 4. 11 5—ton x•w-.,•
Dora, 6<a;h.:,
ktic1) c-Xv
FAX iW) 2 e-a'1T
CLOISTERS CN THE e T
CCCCNuT GeOvE =L
"L E
TREE L15T
FR'7J No
L6-2L1LG F" �-V
T< GR.:.t/.
1713/W DATE
a!zz fib �.
1011 q,5
98-i15.2
5-eET
Final 1 m r4 T- kv de Gkxu
-1 l-a. Ibik4. a of Bu10 dale June 4, M14 at dale
July 13. 1999
Final List of Trees for the Cloisters, Coconut Grove. Florida, as of survey date June 4, 1998/List date July 13, 1998
ins Num
5r1erihhG 111LIj
Convrson Name
DBI111n)
H41aht
Spread
Cornmonts
Di. .,on
Tres Num
Scientific Name Cohesion Nam
DBH (in)
Helaht
Spread
Comments
Disposition
1U3
O.uen.n vngn,x.a
t ive Oak
12"
3V
45'
173
Quercus vkgmlana Live Oak
11"
40
35,
107
O-,l $ nrgn,ena
Llee Oak
13",10'45'
S0'
2 trunks
174
Metopium towerum Pouorw.00d
13"
40'
25'
X
lob
Ouwcus v.9-arta
Live Oak
14"
NY
25'
X
175
Exolhea particulate Inkwood
9'
25'
15'
R
t (1d
Owcus wrgmrana
Live Oak
V%9" 45'
40'
2 trunks
X
176
Sideroxylon salietfolium Wdlovdeal Bustic
11"
35'
20
R
110
Ouwwa vmginare
Live Oak
17"
50'
3V
177
Exothea paniculala Inkwood
8"
25'
1V
R
111
Qwws og nvana
Live Oak
14"
40'
30'
178
Manilkara zapota Sapoddla
5.5"
25'
26
X
112
Qwrws vugvvana
Live Oak
I(r
3a
20
179
Exolhea particulate Inkwood
5.5"
18'
17
R
113
Owous vagrnuvts
Live Oak
22"
45'
40
179A
Exoeea particulate Inkwood
6.5"
25'
lie
des
R
114
Persea bwbonra
Red Bay
1U"
30
30
179B
Exolhea paniculala Inkwood
5 5'
25'
20'
des
R
114A
Eugenia Axdiaru
Wive Stopper
1 5'
20'
6'
des
180
Quercus virginiana Live Oak
10"
45'
20'
1148
Eugenia Axmaror
Weds Stopper
WA
15'
4'
des, ml
181
Ouercus virginiana Live Oak
10"
30'
20'
114C
Eugerva Axillars
Write Stopper
2'
25'
4'
des
182
Exolhea paniculata Inkwood
7"
36
1&
114D
OcrAea coliacea
Lancewood
3'
25'
25'
des
183
Sideroxylon salicifolium Wdlowleaf Buslic
10"
40
10,
114E
Eagwva Axdtas
White Stopper
2-
16
5'
des,mt
184
Exodase particulate Inkwood
8"
39
20'
115
Owws vrilmana
Live Oak
12"
35'
XY
184A
Albizia lebbeck Mother -in -Law Tongue
3'
25'
14'
noxious
X
116
Sabel palmetto
Cabbage Palm
9"
18'
19
185
Mel opium toxifenum Poisortwood
11"
30
20'
117
AtbQw lebbock
Mother .Law Tongue
7 5"
25,
20'
noxious
X
185A
Terminate catappa West Indies Almond
WA
30'
20'
noxious; nil
X
lie
Prv"s eu.uL.
+r dense Slash Pine
Is"
50'
40'
186
Bursars simaruba Gumbo Limbo
8"
4S
20'
115
Macpp um wulrum
Pasonwood
5 5"
2Y
15'
187
Ocoles Cortese Lancewood
6"
20'
16
120
Sabel pa:metw
Cabbage Palm
it"
IV
8'
lee
Quercus vngimana Live Oak
14"
5a
35'
121
8,iwra
Go" Limbo
7'
20
20'
189
Pmus eltioltu var. dense Slash Pine
11"
60'
40'
122
F,a,s aunea
Surpw Fig
Sr
25'
25'
189A
Ocolea corracea Lancewood
6'
25'
25'
des
123
Ttaspeua pop.1reia
Met-
6'
20
15"
noxious
X
185B
Ocotea conacea Lancewood
4'
20'
16'
des
124
S,owoxyion ",.c4olam W,sowleal Bustic
6"
25'
10
190
Quercus virginiana Live Oak
WA
N/A
WA
dead
N/A
124A
Brousi ofia papyntere Paper Tree
7'
50'
1V
noxious
X
191
Pinus elliolttivar. dense Slash Pine
16"
60'
25'
1248
Ocotea conisciia
Lancewoo0
4-
30'
20'
ides
191A
Ocolea corraces Lancewood
5.5"
20'
12'
des
R
125
Finn area
Strangler Fig
43"
50
35'
192
Exolhea particulate Inkwood
8"
30'
20'
R
126
b,asera simanoa
Gumbo Limbo
14"
45'
40
192A
Bursera simaruba Gumbo Limbo
5"
35'
7'
des
R
127
Owws volt-ana
Live Oak
8"
60'
30
mt
1928
Ocolea conacea Lancewood
6.5'
35'
Is,
des
R
128
Exott paniwlra
Inwood
9'
40'
20'
193
Quercus vfrgiruane Live Oak
12"
50'
30
X
128A
Asvizia tubbeck
Mother-m-Law Tongue
6'
20'
15,
AOXiOU3, nil
X
194
Bursars simanlba Gumbo Limbo
5"
40
20'
1268
Cuccaoba aversdara
Pigeon Plum
5 5'
28'
20'
des.
194A
Exolhea particulate Inkwood
3'
18'
12'
des
R
126C
E. gwia A.diaris
White Stopper
3'
20'
4
des.
1948
Ocolea conacea Lancewood
5'
15'
e'
des; mt
R
126D
Eugenia A,dlania
White Stopper
2 5'
15'
6'
des.
195
Metopmen tomforuns Poieonwood
9"
35'
25'
126E
Eugenia Axivans
Wile Stopper
3'
25'
4'
des
195A
Broussoneba papyrifera Paper Tree
6'
40'
20'
noxious
X
128E
Eugenia Anllais
Whine Stopper
3'
25'
4'
des.
1958
Broussonetia papyritera Paper Tree
7-
45'
W,
noxious; mt
X
126G
E, Veria Anirar,s
Winne Stopper
3 5'
25'
6'
des.
195C
Brwssonstie papyrifera Paper Tree
7'
40'
18'
noxious
X
1215H
Oulea cuiacea
Lancewood
45'
18,
10,
des.
196
Mangifera indica Margo
B'
35'
30
X
1281
Eugerva Auiiars
While Stopper
2 5'
20'
4'
blown over
196A
Eugenia asillaris White Stopper
4-
35'
10,
des
1281
Eugenia Arista
Wane Stopper
3-
25'
6'
des
1968
Broulu onelia papynfers Paper Tree
6'
40'
18'
noxious
X
128K
Et lenia Minors
White Stopper
3-
15,
6'
des.
197
Bursera simaruba Gumbo Limbo
15"
55
5(7
129
S owcxyron sa,cilasun Wdlowleaf Busuc
7'
25'
1V
197A
Albizia lebbeck Mother-rn-Law Tongue
3-
30'
6'
noxious
X
130
Pirv"s elrodv var dense Slash Pins
12"
WA
WA
dead
N/A
198
Metoplum loxiterum Polsonwood
8"
1V
16
X
131
EAarea par,wlata
Ink W-K4
7 5"
2V
15,
198A
Albizia labbeck Mother -in -Law Tongue
3-
35'
15,
noxious
X
132
SKWO. ykr, sai.lol.um W1WMsaf Bustic
12"
35'
25'
199
Ouercus vsgimana Live Oak
16"
55'
40'
X
133
Akraa ietvt"erk
MkAt"-vi-Law Torque
9"
25,
25'
noxious
X
200
Bwsers simaruba Gumbo Limbo
16"
5V
4V
134
Uwcus +agnam
Live Oak
12"
6
20
201
Querws vvginiane Live Oak
14"
40'
30'
134A
brweace*x,a papyidwa Pow Tree
6'
45'
20'
noxious
X
201A
Broussonstia papyrfera Paper Tree
6'
40'
14'
noxious
X
135
Ouwws vxgmana
Live Oak
17"
40'
45
202
Ouercus vbginena Live Oak
13"
N/A
WA
dead
NIA
135A
AL z,a lobbeck
Mother -in -Law Tongue
4'
35'
15,
noxious
X
203
Ouercus virginiana Live Oak
9"
20
10,
t a-b
Terrtaral,a catappa
Walt Indies Almond
5'
45'
25'
W.IoLis
X
203A
Albrze Iabbeck Mother-m-Law Tongue
12'
35'
40,
noxious
X
136
Tabewa perdalr,yba
Pink Tat-
13"
4.5
2V
R
204
Quencua vvgniana Live Oak
23"
50
49
13k.A
Albrua kAAack
Mut erin Law Tongue
4'
25'
15'
noxious
X
205
Sideroxylon salicifolium Wdlowleaf Buslic
7"
19,
3'
Q
136b
brwexreha papyrdera paper Treat
6'
35'
20'
noxious, nit
X
206
Ouercus virgins" Live Oak
IV'
40'
25'
X
1:s6C
Mwz,a Iebtse k
Moiler -en Law Tongue
3'
30'
15,
noxious; 2 V
X
207
Pima elhottii var. dense Slash Pine
11"
40'
35'
X
137
Preens nechnale
Senegal Dale Palm
6'
30
2V
ml
208
Ocolea concea Lancewood
5 5"
20
20'
K
138
Ex V Nit pr Lela
I(*waod
11"
40
40
209
M(dOpurti tOAdefUIh Poisortwood
8"
40'
1V
X
I Jzl
Mrydws srvu a
Margo
6 5"
20
18'
X
210
Quercus virginiana Live Oak
7"
35'
20'
139A
Eugan,a axibaris
White Stopper
3 5'
12'
20'
des
211
Mangdere indica Mango
6"
18'
20'
noxious
X
1398
Parses babava
Red Bay
WA
20'
15'
ml
212
Quercus vtrgimana Live Oak
18"'
30
30
14;r
Sawoxyon sass"10 cum W.uowleaf &sure
8-
35'
3V
213
Quarcus varginiana Live Oak
30'
45'
40*
141
O.rws vagnJeraa
Live Oak
Is"
40
40'
214
Querwa virginiana Live Oak
14"
4Y
30'
142
Mel'K.- I-derlaltl
Poisonwood
9'
SO
25'
215
Ficus acres Strangler Fig
32"
45'
4V
i42A
&o,,s ov we papyrders Paper Tree
3'
20'
15,
noxious; mt
X
215A
Ocolea corisce t Larlcalworsd
3'
17'
8'
des
1428
Tarmnaiia catappa
West Indies Almond
3'
30'
18'
noxious
X
2158
Eugenia asadlaris White Stopper
3.5"
22'
5'
des
143
Tamar.dJ s uto,cs
Tamarind
It"
46
4a
X
215C
Sideroxylon salicifolium Wdbvdeal BUst2
3.5'
25'
10,
des
143A
Ocotea conacaa
Lrcawood
WA
12'
18'
nit
215D
Ocolea conacea Lancewood
N/A
18'
15'
mt, bo
1438
Ait•2.a 1014A.M
M;xnevin-Law Ton"
8'
25'
25'
noxious; rrd
X
215E
Ocotea cortacea Lancewood
3 5'
16
10,
nit
143C
Eugenia collars
While Stopper
2'
15,
5'
des
216
Samanea saman Rain Tree
1X
35'
2V
143D
Ocdea corraces
Lancewood
WA
12'
e'
des; nit
217
Exohea particulate Inkwood
12"
30
20
143E
E q*-.@ axuuns
While Stopper
2'
15,
6'
des
218
Busera sur arsuba Gumbo Limbo
17"
45'
4V
143F
Ocosw conacea
Lan Cawood
3 5"
20'
2'
des
219
Margrlera adica Margo
8"
39
26
noxious
X
143G
Eugenia axNxis
While Stopper
3'
14'
5'
des
220
Quercus virginiana Live Oak
32"
46
46
143H
Eugenia axdrars
White Stopper
2'
14'
5'
des
221
Pmus elloltii var. dense Slash Pine
18"
40'
NY
144
Owws vir m-w
Live Oak
12"
50'
20'
222
Delonix reps Royal Poinciana
12"
45'
4U'
145
Ouwcus vvgniaru
live Oak
10"
50
30
222A
Delonix regia Royal Poinciana
8'
40'
25'
it
x
146
Biwa wrwuaba
Gumbo Limbo
16"
SIT
30
2228
Delonilr regia Royal Poinciana
6'
30'
8'
tt
X
147
Sawoglpn s ,,Aoiam Wdlowlsaf Bustic
11"
40
35
222C
Delonix regia Royal Poinciana
3'
15'
6.6'
des
X
148
Metopom losdenum
Pasonwcod
5"
12'
8'
covered vines
223
Quercus virginiana Live Oak
7'
5'
20'
tail
Exobea pan,culata
1Mwood
9"
30
19
224
Quarcus virginiana Live Oak
17"
45'
20
150
Mstopwn oxdanm
Paso ood
9"
40
1&
225
Sabal palmetto Cabbage Palm
13"
20'
16
151
B,awra simaruba
Grvrr,po Limbo
11"
3V
20
226
Bursera simaruba Gumbo Limbo
6"
30'
1(y
1' 2
Melop- o.dexum
Po saswood
9"
20'
10
227
Quercus virginiana Live Oak
27'
40'
30'
11.3
Frws area
Slnarpier Fig
14"
NIA
N/A
blown over
228
Quescus virginiana Live Oak
11"
45'
30
154
Biwa suriaruba
Guru oo Limbo
7"
55,
59
229
Bursars aimaruba Gumbo Limbo
10"
38'
17
154A
ALizra lorkseck
Motren-n{aw Tongue
6'
30'
20'
noxious
X
230
Pellophorun plerocarpum Yellow Poinciana
9"
55'
20
X
I fAS
&w►wnws papyders Papw Tree
6'
45'
25'
noxious
X
230A
Bauhmia variegate Orchid Tree
3'
15'
e'
noxiws;mt,
X
15AC
baiuhsnxa veregae
Orc7ud Tree
WA
30
30'
noxious; nit
X
231
Bursera simaruba Gumbo Limbo
13"
50'
20'
154D
B,wariorwtw papyrdera Paper Tree
6'
45'
25'
noxious,
X
232
Sabel palmetto Cabbage Palm
11"
15,
10,
154E
Albizia labback
Moth er-n-Law Tongue
3'
30
20'
MMOU3
X
233
Sabal palmetto Cabbage Palm
9"
12'
10
156
Uwe vagrvans
Live Oak
10"
35'
20
234
Malopaum tossilart m Posonwood
6"
25'
16,
i;h
Sdwuxylon wnuldxm
Wdlo seal Buslic
7'
30
4'
235
Buwra aimanuba Gumbo Limbo
V'
25'
25'
157
Busera s,marL"
Gxmw Limbo
22"
50
40'
236
Ouercus wrgmiana Live Oak
17"
45'
45'
168
Metrpvm loxderum
Po sonwow
15"
36
30'
237
Sideroxylon salsafaium Wdlowleal Bustic
9'
30
15'
159
Busera sanar,sba
Gumbo Limbo
17"
40'
40
238
Bursars simaruba Gumbo Limbo
7"
35'
30'
160
Ocolw conceit
Lancewom
6'
20
15,
239
Sabal palmetto Cabbage Palm
12"
15,
8'
161
Me!opvm oubsnm
Posonwood
7'
18'
7
240
Quercus virginiana Live Oak
14"
40'
45,
162
0, erws virg mane
Live Oak
17"
5V
30
241
Quercus virginiana Live Oak
9"
30
25'
163
S,aeroxyon sal,cridiu m
Wdlowled Bustic
It"
2V
15,
242
Bauhima variegate Orchid Tree
It"
39
XY
�(
164
AKxzra lebbeck
Mower-rn-law Tongue
12"
WA
NIA
cul down
WA
243
Ficus scree Strangler Fig
16"
35'
40
165
Finn saw
Strangler Fig
60"
50
50'
X
243A
Owes console Lancewood
IV
25'
25'
des
166
Owes vagvtana
Live Oak
17'
WA
WA
dead
WA
2438
Ardisia eactilkxaoides Mariberry
2'
13'
5'
des
R
167
M@u4,*in ouferum
Po sonwood
8"
20'
10'
X
243C
Ardisia eacalkinioides Marlberry
2'
20'
B.
des
168
Ousrcus vugirvanta -
Live Oak
V'
60'
40
243D
Sideroxylon salicifolium Willowteal Bustic
2.5'
12'
IT
desjes
169
Owes wgrvaril
Live Oak
7 5"
30
26
243E
Sideroxylon sahafolivan Wllowleal Bustic
2'
18,
10'
des,jas
170
EAuroa panKxAala
Inkwood
Sr
te'
20
R
244
Bauhinia variegala Orchid Tree
18"
30
25'
X
171
Owws vugvvana
Live Oak
8 5'
35'
25'
245
Sabal palmetto Cabbage Palm
11"
18,
12
172
Owws wrguuanta
Live Oak
13 5"
4V
4(Y
246
Tamarindus indica Tamarind
11"
40'
My
X
Final List of
he Cloisters, Coconul Grove, Florida, as of survey
date )one 4. 1998/List date July 13. ;
Tree Num a rflc Name Common Name
DBH lip)
Halaht
Spread
Comn _ Disposition
'
247
Querwa virginiana Live Oak
24"
45'
45'
248
Bauhinia variegate Orchid Tree
7"
26
20'
X 4
249
Quarcus virginiana Live Oak
8 5"
30'
39
250
Bursera simaruba Gumbo Limbo
17"
46
45'
251
Quercus veginena Live Oak
9'
36
3d
- - -
252
Sideroxylon rishololium Wdlowleaf Bustic
9'
30'
1V
a. RANT
Sideroxylon salicifolium Wdlowleaf Bustic c
6 5"
25
2W
254
Albizia lebbeck Mother -in -Law Tongue
6"
20
2l7
noxloua
X
THORNf3ROUG11
255
Quercuavirginiana Live Oak
1e"
50'
45'
256
Terminalia catappa West Indies Almond
10'
40'
40'
noxious
x AND ASSOCIATES
257
Sabal palmetto Cabbage Palm
14"
20
15'
257A
Bursera simaruba Gumbo Limbo
3 5'
25'
4'
ides
257E
Bursars simaruba Gumbo Limbo
3'
20'
5'
des
257C
Broussontetia papyrifera Paper Tree
6'
35'
25,
noxiOUS
X LAN05CAPE AF; H'E,'S
258
Bursera simaruba Gumbo Limbo
6"
35'
25'
AND LahO PLABNE:S
259
Quercus vaginians Live Oak
9"
36
25'
260
Sideroxylon salicifoltun Wlllowleaf Bustic
8"
30'
15'
261
Bursera simaruba Gumbo Limbo
14"
40'
40'
262
Tamarindus indica Tamarind
15"
45'
35'
137 Na 11, 5•Itun A"w.a
263
Ficus Bursa Strangler Fig
39'
40'
40'3!•4•
-a
264
Bautlnia variegate Orchid Tree
e9
3"
25'
15'
s v
X -o-s rAx (Sol) :-
265
Albizia lebbeck Mother -in -Law Tongue
12"
NIA
WA
noxious,dead
WA
266
Sideroxylon salioifolitm Wdlowleaf Bustic
11"
40'
20'
R
267
Albizia lebbeck Maher -in-law Tongue
11"
3U
NY
noxious
X
267A
Broussonetie papyrifera Paper Tree
7.5'
35'
10'
raxious;PaISMS
X
268
Ocotea coricea Lancewood
6"
25'
25'
R
269
Sideroxylon salicifolium WdloMeaf Bustic
7"
2D
10,
R
270
Sideroxylon salirifolium Willowleaf Bustic
6"
25'
15'
R
271
Quercus virginiana Live Oak
6"
29
20
272
Sideroxylon salicifolium Wdlowteaf Bustle
t0"
40'
16
273
Tamarindus Indies Tamarind
12"
45'
30'
274
Sderoxylon salicifolium Willowleaf Bustic
9"
40
15'
275
Tamarindual Indira Tamarind
10'
45'
30
276
Albizia lebbeck Mother-m-Law Tongue
17'
45'
20
noxious
X
277
Sideroxylon salicifolium Wslowlea( Buslic
14"
45'
20
X
278
Bursars simaruba Gumbo Limbo
7"
40'
15'
R
279
Delonrx regia Royal Poinciana
9'
45
40
X
279A
Broussonetra papyalere Paper Tree
6'
45'
10'
noxious
X
280
Sideroxylon salicifolium Wdbwleat Bustic
12"
40
15,
R
281
Parses borbonia Red Bay
W
30'
20
282
Ouercus virgins" Live Oak
17"
45'
45'
283
Quercus vaginnans Live Oak
24"
59
50
284
Ocotea concea Lancewood
6 5"
30
2U'
284A
Euganra exillans While Stopper
2'
15'
6'
des
284H
Parsee norbonia Red Bay
8'
30'
20'
des
284C
Ocotea coricea Lancewood
N/A
15'
15'
des.mt,bo
284D
Eugenia anllarb White Stopper
X
28'
16,
des
284E
Ocolea coricea Lancewood
3'
20'
Is,
des
284F
Eugenia aXdlans White Stopper
3-
20'
6'
des
2B4G
Celyptranlhes pollens Spicewood
4 5'
35'
6'
dad
28411
Calyptranthea patients Spreswood
4 5'
30
6'
dad
2841
Calyptranthes Patients Sprcim& o
5'
35'
7'
dad
284J
Eugenia Ballasts While Stopper
2'
25'
5'
des
284K
Calyptranthes patterns Spicai
3-
22'
55'
des
284L
&daroxylon salicilobum Wil"eaf Bustic
3'
20'
4 5'
des
284M
Ocoiea contras Lancewood
6'
30'
25'
des
284N
Broussonelia papyrfera Paper Tree
6'
35'
8'
noxious
X
2840
Calyptranthes Patterns Spicewood
4 5'
35'
10,
des
284P
Calyptranthes pallens Spicevacod
3 5'
30'
8'
des
2840
Eugenia axillaris White Stopper
2 5'
18'
4'
des
284R
Calypiranthes pallens Spicewood
4'
30'
10'
des
284S
Calyptranlhes pallens Spicewood
4'
30'
10'
des
284T
Mantpdera indica Mango
3'
16'
6'
des
X
285
Mangifera indica Mango
7"
35'
20
X
286
Bursera sur aruba Gumbo Limbo
6 5"
35'
25'
286A
Mangdera indica Margo
4.5'
25'
15,
It
X
286E
Eugenia axillaris White Stopper
4 5'
30'
10,
des
286C
8roussonetia papyrifera Paper Tree
4.5,
30,
6'
noxious
X
287
Fives area Strangler Fig
8"
25'
26
288
Sideroxylon salicifoltum Willowleaf Busbc
17"
45'
25'
289
Quercus virginane Live Oak
16"
40'
36
289A
Mangltera indite Mango
5'
30'
15'
It
X
290
Quarcus virginiana Live Oak
21"
46
45'
291
Mangifera indica Mango
8"
36
20
X
292
Sideroxylon salvalolium Willow/eaf Bustic
6"
30'
15'
292A
Albizia lebbeck Mother-in-law Tongue
WA
45'
4a
noXIOLHI nil
X
2928
Delonrx regra Royal Poinciana
3'
20'
6'
It
X
292C
Exothea particulate Inkwood
4.5'
20
4'
des
293
Bursera simaniba Gumbo Limbo
16'
45'
40
PROJECT
ECT
293A
Eugenia axillaris While Stopper
3-
18'
6'
des
294
Broussonetiapapyniters Paper Tree
75"
35
3a
noxious
X CLOISTER5 ON THE n�7
294A
Broussors papyrfefe Paper Tree
7-
35'
7'
noxious
X
2948
Ocotea concea Lancewcod
4 5'
25'
20
des
294C
Eugenia axdlars While Stopper
2'
15,
4'
des
CCCC\UT GI;ZCvE �-
294D
Eugenia axillars While Stopper
2'
20'
6'
des
294E
Parsee norbonia Red Bay
2'
20'
10,
des
294F
Ocolea coricea Lancevood
5-
20'
8'
des
294G
Burwra soreruba Gumbo Limbo
6'
25'
B'
des
295
Quercus vagniena Live Oak
21"
45'
40
295A
Broussonetia papyrdere Paper Tree
10'
40'
30'
noxious
X
295E
Broussoneba papyrlerre Paper Tree
6 5'
40'
20
noxious
X TFZE E L i 5 T
295C
Terminalia calappas West Indies Almond
8'
45'
30'
noxiwa
X
295D
Eugenia axillaris While Stopper
5-
18'
6'
des
296
Quarcus virgmsans Live Oak
16"
40
40'
297
Saba] palmetto Cabbage Palm
9"
16
B'
298
Mangifera indica Mango
5"
25'
16
X
299
Quarcus virginiana Live Oak
13"
40
3S
300
Quercus virginiana Live Oak
13"
40'
4D
- LS-i Dszi F �E N:."E
301
Quescus vagimana Live Oak
16"
45'
35'
302
Bursars simarube Gumbo Limbo
16"
46
4V
11C C¢sizx
KEY:
T 13,W C`LTE
MT
• MULTI-TRUNKED 2 TRUK, 3 TRUK. ETC • 2 TRUNKS. 3
TRUNKS.
ETC
fjn2.hlt; sE v
60
• BLOWN OVER NOXIOUS
• TREES THAT WILL BE ERADICATED FROM THE
ENTIRE PROJECT
DES
• DESIRABLE NATIVE TREE FT
• FRUIT TREE
to/ 1 11a
LS
• LANDSCAPE TREE
TM Iobwina ►ass wers In4Wded 8 they had a a" del, w higher (broussaneee, Alsurass)
PASS
• TREE CHOKED WITH PASSIFLORA COCCWEA
JAB • TREE CHOKED WITH JASMIra1M SAAIBAC
s.EE,r
L -_
-�102 9
NOTES:
A TOTAL. OF 2S0 TREES ARE BEING REMOVED OF LL 4ICH:
51,130 SF. OF CANOPY TO BE REMOVED AND MITIGATED FOR,
16.WO SF. OF SPECIMEN CANOPT TO BE REMOVED, AND MITGATED FOR
FOR A GRAND TOTAL OF 69110 SF OF CANOPY TO BE REMOVED
NEW b' TREES • 500 SF PER TREE • 120 TREES 1 LARGE PALMS 0300 SF. PER TREE
• 30 LARGE PALMS . 69 CANOPY REPLACED (SHEET L-1)
TOTAL RELOCATED TREES AND PALMS . 10 TREES AND PALMS
PLEASE REFER TO SHEETS L-1 T L-2 FOR TREE TABLLATIONS
CETAIL LANDSCAPE PLANS WLL BE PROVIDED ON A BUILDNG BY BUILDMG BASIS AT
i R ICATES EXISTWI TREE 10 FMNAIN
Xli} M ICATES EXIST— TREE 10 CE RETIOVED
A1I1 IHDICAIES E/IST.. TFT:E TO CE P LOCATED
0
O
I
1.
A. GRA►rr
THORNBROUGH
Aran A,mrf&TF—,
AW, LAND PLAh14EQ5
132 Mc.en S..1-
^ Da'oT 8e s. ' 1'J
!%'12T!-'i'!
{ G
PBS ECT
CLOISTERS ON TwE BAY
COCCNUT GROVE, =L
TIrE
O/EF2A.LL TREE JJRF_Y
r'QOJ w0
MASTER -SITE L'LG FILE NArE
Ar L,'%p CAE
5/8AC 1113tea REe
5 (26Na 10,1,W
6 /IIPG
\4a
J
NOTE SEE SHEETS L-I 1 L-2 FOR OF
TI'EE LIST AND LEGETO 98
i i o('1
I_/�j- ;
0-
NOTES:
A TOTAL OF 1S0 TREES ARE BEFG REMOVED OF LLNICW:
E-1130 SF. OF CAN fll TO BE REMOVED AND MITrGATED FOR,
I6950 5P OF SPECIMEN CANO_PI TO BE REMOVED, AND MITGATED FOR
FOR A GRAD TOTAL OF 68TM0 SF OF CANOPT TO BE REMOVED
NEW 15' TREES • 5M SF PER TREE . 120 TREES . LARGE PALMS #300 5F. PER TIME
• 30 LARGE PALMS •�6�2+0-5�1. CANOP1 REPLACED !SWEET L-11
_e ll,O GATES E%ISTRG TFIE TO FfMA*I
MDICATES E%IST.G TfEE TO F FETKTVED
X,�
QM4 INDICATES E%ISTEG TfRE TO EE F&LOCATED
A11
NOTE SEE SF.EETS L-T a L-j FOR
TREE LIST AND LE5f),D
I®I;
A. GRANT
TIIfiRtiaFOCGH
AND ASSOCIATES
.NO LA.0
!.t (bl/ 275-E777
PP --
CLO15TER5 CN T"E gA"'
COCONUT G4C /E, FL
111L.11
NET c_
RELOCATED/TO REMAIN
0�1 rc
"'�S'ER•SrE::i/ FtE Art
A/j lPa OATS
5ie,� ,.M392 RE
srb�a Im�Fa
enM1�a
6169d
— 4
NOTES.
A TOTAL OF 290 TREES ARE BEND REMOVED OF WNIC 4I
5030 SF, OF CMIOPI TO BE REMOVED AND MITIGATED FOR
Ib WO 5F OF SPECIMEN CANOPI TO BE REMOVED, AND MITGATED FOR
FOR A GRAND TOTAL OF 68110 5F OF CAMOPI TO BE REMOVED
FEW IS' TREES • SCIO SF PER TREE • 120 TREES . LARGE PALMS 0300 SF. PER TREE
30 LAWjE PALMS 69 S CANOPI REPLACED (SHEETL•V
TOTAL RELOCATED TREES AND PALMS . 10 TREES AND PALMS
PLEASE REFER TO SHEETS L•I 2 L•7 FOR TREE TABULATIONS
DETAIL LANDSCAPE PLANS WLL BE PROVIDED CN A BUILDMG BY BUILDW. BASIS AT
TIME OF BUILOW. PERMIT 5UBM15510N.
INDICATES EXISTRIG TREE TO FEMARI
XI1-1 R!DI ATES EXISTRK. TFEE TO [SE REFbVED
A .it R.pICATES EXISTIIG TREE TO VE FELOCATED
ttt� F, 1
;� C T�„jr h v/
a �y��o,�•a 1�'q'sLS,iq�� tA, � �d�• nvF 'p .�;,� C .v ,.�
�� nY d C �. ✓ �. x 1> G 3 �Nd n^N v i ^Y° iA D
o � .t 5W o :.t�° ° n ''"Ri'�� J� ,1� J4 = ��MCA � �`Ya.� y° � oY�� +� A � (�o •Y�
foe
A 1 •L .,mot ,O n Y� , y1 , • '�'1�
7 '1
, , . • , ^
olp
£offs
,ql
/ s v
l
.a- ,<0
L%71
1
JV
v;
NOTE: SEE 9.1EET9 L-1 1 L-2 FOR
TREE LIST AND LEGEW
t I
I
I�
A. GRANT
THORNHOUGH
132 «aim Sar.m A--
Cb:r
2Te-•f.J:
51--4LE:
F RCJECT
CLOISTER5 ON T:JE ?AY
COCONUT GRO'/=, FL
TT*NE
NET CL.NCP-!
TO BE RE"OvED
Prec, •.0
MA$TER_SI•E UK=•lE NLarE
TKY P CtA W
.,2.,W e-E
5rE/99 1n358 toEv.
5126r9A iVA'"Sg
6 rll/9p
6.1619E
9.-EET
OF
G
98-i115, 2 J
I
} A. GRANT
l r { .(7• ►—ATES ER ST—Y 1"E TO P —ll THOP.!JBROUr,}}
vFf II ATES E..1ST@G TREE 70 BE FM"I D
I ; AND ASSOCIATES
1pKeTE3 Exb(=G IREE TO CE /�LGCaTED
I _ -
1 LMOSCAGf A.KWF: TS
AND LAND :tARnE:S
LU
TT2 T
a o, .:, ,-,.,
(se•) n-• e.nc
... ram•, 2>3-,,77
° o o '\o f— '� ° �k (�1� �' n p^O o'� ° O� (� oX, rV ° (0 �ljJ or (O L o
°'L `" , UI 00 tip' .(pr�,00 o <, (�° r�o
�ffl 'L
'y ° o �\° cp o �� \via\`�j�D� � ,�4j 'ti \p��` \D� •tip m o � °fp
° o\ ° ° o o O \ °
41
,00
o
fH p Ax\�- o
00 v�� al° `v � a \
o
'9
0�� Q 0�,�� \1�10 (�rj'Yo o �U — X o\ SCLLE: I'=12 -2'
° �}/�\ cv cv ,CDT
o
oq
X' 'boo-) ° Q) X�' No cv \r0oycS) \\(Q ° X, r
l!) 1L (D ,q 0 �l _ V o ry,
cV cv \ r!1 0 TY� Q ago Ec.
° 1f) ° Q Xq o\\0 \(r� 0
o ° LOISTERS ON 7NE BL"
o
mm v COCCNUT GROvE, FL
N \4/ ° ( � X
m 0> ° \(D
X_ X I .__� ,�r E
°\ ENTRANC G�GGIL �.nd ° � \ NET PY TO
BE RET^O /ED
Ul to
o
.�( T j �/��`}m-• m I O \ I L9-I-4 D:JCa cNAME'LE n�
e-
1 I / \ I<'iV , I I 1 \- \ ( TKiPUP G�iJN
V t.1141--8 GwTE
° \ 0 D )-ter 1Y s e �e Taub RE.
X O 0
o 'Y
ILJ NOTE.
- yEET
(p TREE LI6T AN10 LEGETJD I /
m —o
J
NOTES
A TOTAL OF 290 TREES ARE BE6G REMOVED OF LLHICN:
51,130 SF. OF CANOPY TO BE REMOVED AND MITrGATED FOR,
16950 SF. OF SPECIMEN CANOPY TO BE REMOVED, AND MITGATED FOR,
FOR A GRAND TOTAL OF 66110 SF OF CANOPY TO BE REMOVED
NEW B' TREES 6 500 SF. PER TREE • 120 TREES - LARGE PALMS 6300 Of. PER TREE
• 30 LA%E PALMS • 69000 9 CANOPY REPLACED (SWEET L-1)
TOTAL RELOCATED TREES AND PALMS . 10 TREES AND PALMS
A CAAC C . 1n A—tT4 1 -1 I 1 -1 — — 1— ATV-AIG
TREES (47C, 47E, 46.64. 61. 66. 1L IS. ST. Y, 110. M.
fJHOP1• AREA CP ExI6TN6 "EE6
TO Rlf1.A6L
/
/
►OICATES NEW LOCATION. CANOPY AND
1
IDENTFICATKH NMR OF RELOCATED TREES
A
AjROYALS.
LAW*_ACCENT
COCOHS. E TC
G\
D'-701CT, 75'•35' OA M.
SOMA P ALN6
S, ADOADO NDIAD, ETC.
fOxTAILS,
14*-701 OA M.
STREET CANOPY TREES . LIVE OAKS
L. • 31-35• M. x :5. SPR. D' cr, SPECFBI
SMALL - 16•45• NT. x 16 SM D• CT,
SITSEET PALMS16LAI
CANAITY ISLA10 DATE PALMS
12'-20' C T, SPECSE7L MATGED
O
COURTYARD SMALL TREES
CLLLRA
D•M. x 61SPR
BACKYARD P
SOCK ALT*
&AF(D
20-40'OA W
GVLO IPEOS, PARADISE TREES. ETC,
6• NT. X 6' SPR
SMAOREES
PINK A10 TELLOYI tA6EdlIAS.
PINK D YELLOW ACCENT A6.
FLIlEMAO,, PDFCIANA.S. ETC,
6• M. x 6• SPR
RELOCATED •TO SOUTH SIDEYARD AREA
CD
B A S I N
NOTE: SEE SHEETS L-1 I L-7 FOR
TREE LIST AND LEGEND
Imil
A. GRANT
THORNBROUGH
132 TA" S—t- A—
D+oY Soorn. n. 33—
ISSI) 77S-5
fAF fS61) 775-8C:A777
.\
SCALE: 1' . 30' - 0'
PlpUECT
CLOISTERS ON THE BAY
COCONUT GROVE, FL
TTTLE
LANDSCAPE PLAN
PwDA No
MASTER-SITEDWGFS_E KAM
mtL7P DRARN
4124/90 DATE
5/6/96 IA31W REV,
5/16/SS 10/V90
6/11/SS
6/16/96
64FFT
L-i
0
O
J
M
RUBBER VNE5
BOUGAINVILLEA VINES
RELOCATED PALMS
JAMAICAN CAPERS
MACHO FERN
G-
HOLLY FERN
ANTHIRIUM
CRINUM
XANADU
GINGER
LADY PALMS
BISMARCK PALMS
CROTONS
HELICONIAS
A,ISTRALIAN TIME FERNS
CORDYLINES
SAGO$
ZAMIA5
PER5IAN SHIELDS
RELOCATED PALMS
HIGHER SCREENING
PER5IAN SHIELD
E - HAMMOCK RESTORATION / NATIVE UNDER5TORY
LADY PALM
MACHO FERN
WART FERN
F - MANICURED NATURAL PLANTING
,NOTE: ALL SHRUBS AND HEDGES TO BE 3 GAL.,
24' HT. ACCENTS TO BE 1 GAL, 30' SM VINES
TO BE 3'-4' HT., GROUNDCOVER TO BE I GAL, 12' SPR
lull
A. GRANT
THORNBROUGH
AND ASSOCIATES
LPAIVXAI'L ��«��
AND LAW RLA WARS
D_., 9.. r 33-4
(A:) 216-511f:
!AI 1%11 27% 9Q
SCALE: 1'.20'-0'
PAI"CT
CLOISTERS ON THE BAY
COCONUT GROvE. FL
ENTRANCE SHRUB AND
UNDERSTORY PLANTING
PGJ Nc
MA6TER-61 TE ZXWxF1LE wuT
TKRt1P DVAaN
4/24, 6 DATE
5roiS8 1/13/W PREV
5/26/y6 10n/x
6/11/58
6/16/SE
NEST
A
9
I
2
- +
•
: tl I lii
I 1 III III ..Ili. ll
\1, I I!, IIII III I: L/ III
• ! I� I , i., ,III I. II IIII ! dll
I I �: I I li j (II I IIII iji .
I, I 1 1 I q •h
I I f,i I I I I I IIII I I I' � h\
I I�I II II I I 1 I.II j I III
! I. .11 II 1'i ! 11 I;II iy, III
I
1 I I I •, ,, I I:� ILI Ilj II'�
I I
I�� 111 II� I lilt III �• I,II I� III III �II IIII
la•PLL�r1Y,AGvvoreLGa'�'+ I'h Iq Ili qh III Ih
�.'-M,`cS AfduA rs a. H'A•'' pl 1,4 ill III y',
1 '.�Ivr Caw-Ir II I.� III .I,I II;I
I:!I III I,II II.
20 a<_Paveb� N.'r=o>'Ta L. H/ I,II !III I!j ! I
1• p1ovN A'
ID• p.cp Fa('P.tTd: �IJH Ii � I„' .I
I • PVYAL r3lr4') /N
b - fiI11PVE1IWP•A',A&JAVV /.
b'PrIErIIIA 'RoseA-f ATA 14'
I ' LIVe VAI< Id
le•u✓II•PE IAAbIf'i
Io• aAHcovll cnrefe A
I • LLI6YW. SII11✓(itLL S(AP- i
�b• F'+1Ans PALMS a.''
G Iloro.l'AO&,vLN%A".'
+LY—C
`
Io- grANISH sHNVL' •ne.ol�
I�I� IIII - IIII I Ill . Ill ,III , Iili _ II''
I K-N1G SAGO i'
I l;. II,I I'11I iIjl IIII IIII Illi IiI
I JI ,I III III III I'i II'
1.6UR+✓`(LMC 'fEP116+TA
I I
III; Il l lilllp IIII 1VI pl,
I �� ,IIII IIII IIII .IIII I'I
dlllll
1
4 •'R£b H+T A11rNUKIYN It"
4''MALNP' K•ELL11 1h'
II' III I'I 111. Il,
III' IIII III Ilil IIII i1, I'
I• MIND 6L4LIA 4'
II -III Illi till III - i'. il',
/ 5•NnLL`( KEO94 IL"
_ ILvil-111'I .. III�'�' L•
1•1.11;OALA PALM 3'
'
I• GVYrfoSTLhA !9'
� x
1 \
t
j1, jil I
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Unit ,4
't�
Ib PIiILPV6NYP<+11'OyJAbJ'�
GInILEr-`
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-
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y""IWIVIM ATe JACHIN24'
5 GGaM<LIAV �Il'
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I. ro-H r oAT� PCv'1 ' TY4PLE N_
/ I•%VT. •II"V Or PAYAVI« A'
j I• GHAm- rALH l
Unit I3 I
4 .3,4 t+v
I. 66gtll�l lLlF 'r'R'uILPF1
,lo, AmvaH iHVMP R-.MITI
I•THWINA4 12APIAT'A It'
1' GLIll"Pa"POI•4'6r1POr1NL
,Ii•'RMY 4OT' 4NTHUPIJH 11'
u, HPLL7' FErll III'
6•bHtLL GINA.eR 44'
, L/YP✓pL
rl'HIKsAR111A .yNne sro"
I • uw PAIL 24 9 7 III.
20• ccnHT 1E la :` , � ,�.; � III IIII.
p,-AvaArr ryr+ruMNRL'I " ,IIII. IIII jll .III_111
I!6 IIII �I�II ..�Iljl; IIII: IIII ..IIII 111
I. IIII :Illl. IIIL.Il11 . jl I I
Ill. -Ill.. III 111.- .III 'll IIII
I .IIII .IIII IIII .. 1
_IIII.._., IIII._ III! I�j1 II
'I;f III ..ij loll � I
I;F i
G• 11' < srlvtr -1.1L'r IB" III IIA ;I
1.• 1✓PwA 'AV1t01AA' JA'- ,I.
7'M1Nlew;rl 'Pv1'a POrt'Ib' '
O,VAt-le.ATVW AIWJ eM-24 I
I • P1PVA.AINVILI.EA '•A�'CA✓++ rwY<T'G
6.'Pro NeT' taFt4Op, j It
4'1_001;1411415. f11.1•11 14
/3' L,agpL PtLHs IL -1c ILT
q' IAIAAIC-At1 6AM;Z 1A1
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' - � 'IU' ":FV rIN+<. �'.IJtIGLK wnAp' 4✓'
nJs7W.Llal 7or-c rP",I S
t/i-LIGOJIA „ •VIIA&O0 L.T.V 14"
i
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/ i---S 'RED I^OT A111/fi)O-IJ14 17"
r / Mach' 14,
"r -a aAP,"Pa.M4 It'tn cT'.
6.
_-C r U.•1! PAIL
-� .j0''a<Clk( A.1d.lA1JN 11"
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I
I
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AliINN''�''A_II
so�'SITWSIA
f� n
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I•tILvEK• P1V(�iHaLsOI
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G'I4PLL�' p'EPH Ib'
rx T14W "&v
4.I�w GIrJ�Er '1JrGLE Y,'
4-0• P`LP. t•1".1r,
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of • Few yM&EF 14" -
1'Via41LI'X1 LiINLEK- 14' ;
11• rO TAIL PAU-4f W'
I•AdsTveLlA.!•rvaEFIE
z•JAralks6 F�v11.1Yer
' II' I.LP4A'AtVPOA' 14' -
I•rilOOFl4'
6''PpDjl"� AIJ'L11JK1A11.11/
'Aj• vKa-r AGAVP It"
01 • DW v14rL.IA OS A'_
Unit G
Alf GL.YAL RL�' TUBS -
ly' GMECPI 1G P1 ♦ 41
5 e1W44ELIA05.11'`
0
m
lu—J
A ;EOT
THOP.NBR000H
AND ASSOCIATES
AND LAND PLANIIEPS
122 Nattw 5-1— .—
c..., e...:1•- n
f 5E1) 2'6-S:l
fAY I54 , 216-.1),
y•�PL.L rsA.Ht 1 1, cl
G • IAH A16 Aa1 �..PrV-• M
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4o. \VAK Fv&:.l
/ ?i' IItu1A 'AIA1Q•iA' tA'
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/A MlkSAar10A vM1r* 3-'
4-' IAr4A.LA.1 f&PGft 14'
/ I. F-weHeLIAO. n' SCALE: 1'.8'-0'
I. iY(� wATIE PALM w nX-- 6
eITVA1l` /•ENrA S ':'
RED eOr AIRk•N•f,44 It'
'YC//��Ir�A'a,Alfip�' t•'
1 P�1<E•GWr1(A i��
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10. W40T FV-0 It'
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g
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s -
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0
9
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m
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0
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0
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/
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\
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COMMODORE am
'�
PLAZA _
EOST. SAH. SE1 m MANIIZE
RY FLM17.83
Q
N. I
J 0
as
.— W .
00
m2co
m
0
U J
a
i
�i
NORTHEASTERLY BOUNDARY OF LOT 7
"MONROE PLAT" (DEED BOOK "D", PG. 253)
_SOUTHERN BELL
MANHOLE
+16.0
PROVE rO
a�
VAMP NaEE
'
PROP. CATCH
TYPE W
�_ E)OST. CATCH
RIM EL - + .68
RIM EL.-+1a70
INV a.-
+ad,
:00'
+13.85
+1aYS
+,aeo
,a
+13.90 +1a7
+14.0
+
+13SO
20,
SAIL KREtLE
Ei.-+18.00
pROp, CATCH BASIN
.SAIL SEAR YANFIOtE -�
RY E1.•+14.10
RN EL.-++13JO
INV EL-
DRAINAGE MELD Na ,
RIM EL-+1a70
INV EL-+10.00
---#
PARTIAL
PLAN
PAVEMENT NOTES:
1. PIMM PAb ff SWAM SHALL K IfIlWO W
PANM
2 PROYCE A MN. OF 6• LIMOM K OAK 00WACIED
TO A lil. FM OE11sRTY OF !� OARR A SIRTANE S1J00R„ M
A MK OF 14 HECK, OOIPACtm TO A MN. FED DEMtTY OF
901L 0011PACIIOK SHALL K PEWOWED AS Pit MOM T-110
21110MIMATKNS AND IA=AMNDf S.
Sea& 1 -W
w
n
SOUTHEASTERLY BOUNDARY OF LOT 7
*MONROE PLAT" (DEED BOOK "D", PG. 253)
I
I
I
I
I
7�
I
I
Raw A IA wM► IIfIRa 48 HOINS MORE OMM
:a OUR W-W Rtloss CAUL SiNI0E STATE
®► ��
+0.00 wlar� sor NMTMLaa" M
41111111Pt or I'IpO1Ra1
PAWNQ GRAOMIG AND MANAGE PLAN
DATE
R E V I S I O N S
BY
AWE:
CLOISTERS ON THE BAY
0
DATE: AUG, 1998
DRAW ,M
SHEET
C 1
OF OEM
Ell No. 7036
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® No. joss ; ��• PROJECT NX
AANUCY & ASSOCIATES I
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Planners OK community
newt to Grove historic site
By YOLANDA BAUDO
Herald Staff Writer
Miami's Planning Advisory
Board on Thursday unanimously
approved an upscale community
of 41 homes proposed for 6.3
acres next to the Barnacle State
Historic Site.
The City Commission is set to
take a to vo a ue` is-
y, a pr prat-
ing opposition from preservation-
ists`who 'worry that too much of —a
Tammock would be destroyed.
—1Tie` site, commonly known as
Commodore Bay, is the last
remaining undeveloped piece of
waterfront land in Coconut Grove
on Biscayne Bay. It is treasured
for its historic significance as well
as its natural hardwood ham-
mock, much of which has been
damaged by exotic plants that
choked out the native species.
Since the 1980s, developers
have tried but failed to rezone the
property to build everything from
shopping centers to townhouses.
Preservationists tried to turn it
into a park, but that failed, too.
Advisory board member James
"Chip" Black said he would have
loved for the property to become a
park. But, under the current cir-
cumstances, "the developers have
done as much as they could do to
mitigate the problems inherent in
this development," he said.
Developers Leonard Albanese
and Edward Popkin, of Albanese-
Popkin Development Group,
have agreed to preserve, restore
and maintain about one acre of
the hammock and keep 281 out of
303 native trees that have been
identified on the property. The
other trees would be chopped
down or possibly relocated.
Developers also are working out
an agreement with the Coconut
Grove Civic Club that would pre-
vent rezoning the one -acre site.
Mark P. McMahon, a botanist
working with Albanese-Popkin,
said only one acre of hammock
can be restored. If it is not
restored soon, he said, it will be
destroyed.
Sarah Eaton, Miami's historic
preservation officer, agreed that
developers were preserving a sig-
nificant portion of the hammock.
Also, she said, the Miami -Dade
County Department of Environ-
mental Resources Management
reviewed the plans and found no
LIU2298
objection.
Still, some opponents, including
the Sierra Club, argue that more
than one acre should be preserved.
Barbara Lange, who lives next
to the site, said she hired a scien-
tist who found about three acres of
hammock that, although severely
deteriorated, should be restored.
The hammock was neglected by
its current owners, developers
Kenneth Treister, Howard Schar-
lin and Gerald Katcher, said law-
Abv. 13- jqq
ROBERTSON ADAMS/The Herald
yer Tucker Gibbs, acting on behalf
of the Grove Civic Club. Since the
1980s, the trio has tried unsuc-
cessfully to rezone the property
for commercial uses. They even
sued the city, but lost.
Reject the Cloisters on the Bay
proposal, and "the owner will take
back the property and let it sit
until that hammock dies,". Gibbs
said. He advocates only two uscs
for the site: either a single-family
residential development or a park.
lkl,- fir/ (302;4vzl..""/�/,W45- ,atfZ 3 m/ 4-1
GOOD AFTERNOON CHAIRMAN PLUMER ,COMMISSIONERS ;
MY NAME IS HAROLD ROBINSON AND I LIVE AT 3163 VIA
ABITARE IN COCONUT GROVE. WE ARE A NEIGHBOR OF THE
BARNICLE AND ARE JUST TO THE SOUTH OF THEM AND THE
CLOISTERS DEVELOPMENT.
I AM PRESIDENT OF THE ABITARE CONDOMINIUM ASSOC. AND I
AM HEAR REPRESENTING 20 OF THE 21 HOME OWNERS IN
ABITARE.
MRS. LANG WILL BE REPRESENTING HERSELF.
Cu, �
WE HAVE EEN WORKING JOINTLY WITH THE COCONUT GROVE
CIVIC E. IN NEGOTIATING AN AGREEMENT ON THE
DEVELOPMENT OF THIS PROJECT.
WHILE THE NEGOTIATIONS WERE DIFICULT AT BEST AND I
KNOW THAT YOU KNOW HOW DIFFICULT NEGOTIATIONS GO,
WE HAVE NOW SETTLED AND ARE SUBMITTING TO YOU TODAY
A LETTER OF SUPPORT FOR THE PROJECT.
THANK YOU!
itcwn Lz--.� ory.�!'9Y
�lf�3Y�r .y �>•�}tea
98-1152
M E M O R A N D U M
TO: Emilie Young, Director DATE: December 5, 1994
Environmentally Endangered Lands
SDBJECT: Barnacle Addition
Evaluation
FROM.- Cathy Dull, Biologist Y
DERM / EEL Program
On December 2, 1994, Emilie Young, Roman Gastesi and. Cathy .Dull conducted a
preliminary field inspection of the property located immecTiately to the north of
the Barnacle State Park.
Overall, the site appears to be of low biological value_ However, this was only
a cursory inspection, and a closer look at the interior of the site may reveal
areas of higher biological value, or even the locations of rare plants. we will
contact George Gann -Matzen of. Ecohorizons, who is restoring the vegetation of
the Barnacle State Park, for a list of rare plants which are likely to be found
on this property.
The upper 1/2 to 2/3 of the property is a hammock. There are several
specimen -sized native trees on this site, including Ouercus viriQiniana, Ficus
aurea and Buggera zsimaruha, as well as the native palms, Eabal.nalmetto and
Roystcnea elates_ There is also a dense growth of sapling trees which resemble
the native Morus rubra. We will verify this species on our next visit. The
majority of the vegetation in the hammock is exotic, The edges of the ha=ock
are overgrown by the exotic vine, Jasminum dichotum, and there were several
patches -of Sansivieria hvacinthiade , and a patch of Monstera deliciosa along
the path. Quite a few large Albizia 1 b eck trees and some enormous Terminali_a
_catat)oa trees were observed from the path. Also present are exotic S.chinus
terebterebinthifolius, Cassuarina ecxuisetifolia, Manaifera indica, Bauhinia
nurourea., and Abrus nrecatorius .
The lower 1/2 to 1/3 of the property consists of an open grassy area which has
been previously cleared, and is now covered with weedy exotic and native species
such as w-diia trilobata, and Pointsett- spp. It appears as though the open
area has been maintained by mowing. There are 4 or 5 large individuals of the
exotic palm, Phoenix reclinata planted along the edge of the clearing.
The vegetation at the water's edge is rather sparse: there is one or two mature
mangrove trees, a Asia populena, and some Cassuari.na eauisetifolia. Most
of the plants were cleared to build a cement breakwater at the east edge of the
property, where it meets Biscayne Bay.
item PLu a ,.11�L g
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City Cierk
98-1152
METROPOLITAN DADE C
INTY, FLORIDA
METROflADE
November 10, 1998
Ms. Gloria Velazquez, Esq.
1221 Brickell Avenue
Miami, Florida 33131
RE: Barnacle Addition
Dear Ms. Velazquez:
PERM
ENVIRONMENTAL RESOURCES MANAGEMENT
33 S.W. 2nd AVENUE
MIAMI, FLORIDA 33130-1540
(305) 372.6789
As you requested, this is to confirm that the attached site evaluation for the property
known as the Barnacle Addition was performed by County staff for the Environmentally
Endangered Lands Program in accordance with criteria established in Chapter 24A of the
Code of Miami -Dade County.
Site evaluations are used by the Land Acquisition Selection Committee as part of their
process in inspecting and recommending proposed sites to the County Commission for
acquisition. The biological units identified in the site evaluation report, units 1, 2, and 3,
are clearly described in the biological evaluation section of the report. The report states
that the hammock occurs in unit 1. However, the exact size of the hammock and the
precise location of the hammock's boundaries are not defined by this report.
The Board of County Commissioners placed the Barnacle Addition on EEL Program's
Acquisition List in 1995. Please let me know if you need any additional information.
Yours truly,
Emilie M. Young, Director v
Environmentally Endangered
Lands Program
98-1152
r f
1 f
PLANT COMAfUNrrY TYPES, Hammock/ Duffer Zone
LOCATION: 3471 Main Highway
PROPERTY SIZE: 6.2 ?acres NATURAL AREA}, SIZE: 1.5 Acres
SITE DES(-'.T MT J
The Barnacle Addition, located at 3471 Main Highway, north of the Barnacle State Historic site in a
coastal residential community adjacent to the business district of Coconut Grove, contains approximately
1.5 acres of hammock and approximately 4.7 acres of mixed non-native (exotic) vegetation. The
property is bordered, to the south and the east by state owned land (The Barnacle State Historic site and
Biscayne Bay) and to the northeast by City of Miami property (Peacock Park). This parcel occurs on the
lvTiami Rockridge, a topographical feature characterized by primarily rocky substrate, at an elevation
between 2 and 3 feet above sea level. Presently, the limestone substrate (Miami oolite) on the eastern
half of this site has been crumbled, probably as a result of post -hurricane clearing activities. However,
there are: intact pinnacle rock outcroppings in the western half of the site.
For purposes of analysis, the Barnacle Addition is divided into 3 units (see aerial photo). The hammock
occurs in Unit 1. This is the area of highest biological quality on the property. Unit 2 is severely
degraded and contains a high diversity of exotic vegetation. Unit 3 has been mowed and is thus
composed mostly of grass species. Amore detailed biological assessment follows, and lists of possa)le
plant and animal species to be found on the property are attached.
kiL 1a 11 03Z
COMPREHENSIVE DEVELOPMENT MASTER PLAN
It is located within the urban development boundary and is suitable for residential development.
ZONING
Single T amily-General
EXISTING DEVELOPMENT" RESTRICTIONS:
None
EXISTING OR PENDING DEVELOPMENT ACTIONS:
Several development projects have been proposed for the site. Development plans have recently
been submitted to the City of Miami Department of Building and Zoning. Agreements between the state
98-tira'
and local level governments identify provisions for public acquisition. A fair amount of activity exists
with respect to the use of the property.
LAND USE AND ZONING OF ADJACEINTT PROPERTY
This parcel is bordered by publically owned land on three sides. The Barnacle State Historic site
is directly south of this property. Biscayne Say Aquatic Preserve borders the property to the east. City
of Maori's Peacock park lies to the northeast. The property directly north of this parcel is owned by St,
Stevens Church and is zoned for general use.
AC:CESSIMLITX:
The entrance to the property is along Main Mghway. A natural grade road, secured by a
chain -link gate, provides the easiest access. One may also gain entry to the property by the water.
OWNMUSRIP: Howard Scharlin., Tit
V[TLNERAB>rGM
The location of this site makes development the primary threat to the loss of the resources present
there. It is highly vulnerable for this reason. However, this site is not highly environmentally sensitive
due to its low biological quality.
M'M
S8-1152
AjQLQ T AL EYALUAnON
FLORA:
75% of this property contains a contiguous tree canopy of native and exotic species. Severe impacts
caused by long-term human disturbance and Hurricane Andrew has resulted in the degradation of the
duality of the natural area. At least 27 native plant species occur on this :site.
Unit 1
The northwest 1.5 acres of the property supports a dominant native hardwood tree canopy typical of
successional hammock There is a high concentration of mature pioneer trees such as, live oak (Ouercus
virginimia) and gumbo limbo ( Burwra simanrba), while other native hammock trees are present as
seedlings or saplings_ Although the hammock area has a fairly continuous tree canopy, the understory
contains a low diversity of native hammock vegetation, and considerable exotic plant cover. Psychoiria
nervosa (Wild Coffee) and Myrsine,floridana are the most commonly occurring native understory species
found here. The hammock undestory has been severely impacted by Sansevaria hyacinihoides,
,fssminurn dicehotornum, Agave sisalana, and Broussonetia papyrii era saplings. However, the
hammock substrate appears to be intact.
Unit 2
This area has been severely degraded and has since been colonized by exotic tree species. &oussoneda
popyrifera (Paper tree) and Aleurites moluccana (Candlenut) dominate the canopy and understory.
Native weedy species have established in this area. Mature exotic Ficus sp. and Termina is catappa
(West Indies Almond) trees are also present. This area is of particular concern because it provides a seed
source for the recruitment of exotic vegetation into the hammock on this site and on the adjacent
Barnacle State Historic site hammock.
Unit 3
This area extends to Biscayne Bay. It appears that this portion of the parcel was maintained by mowing,
thus few trees exist here. Although the dominant vegetation is Panicum maximum (an exotic grass),
some native coastal shrubs and a small cluster of mangroves occur along the water's edge.
Exotic plant impact
About 30°% of the tree canopy is exotic. The exotic herbaceous plant cover of the site is greater than
50%' . A large amount of Swuevarkr hyacinthoides, Ruellia lorentziana, Wedelia trilobata and other
escaped landscaping plants have colonized the hammock as well as the surrounding disturbed area. This
level of exotic impact causes a considerable obstacle in future management of the natural area.
ihTfl✓D ; AND LANDSCAPE ECOLOGY CONSIDERATIONS:
The .Barnacle Addition is located in a semi -urban environment. Yet, it is likely that many species of small
mammals, reptiles, and birds utilize the natural area as habitat. The standing dead trees may function as
important nesting and foraging sites for woodpeckers and owls. The following species are likely to occur
at or utilize the Barnacle Addition:
98-I1.52
BIRDS
Red -winged blackbird
Northlern flicker
Downy woodpecker
Famed -taxied hawk
American kestrel
Barred. owl
Eastern phoebe
Chuck.-Will's-Widow
Palm warbler
Black and white warbler
Pileated woodpecker
Barn swallow
Red -bellied woodpecker
Boat -tailed grackle
Great crested flycatcher
Red -shouldered hawk
Sharp -shinned hawk
Swallow tailed kite
Screech owl
Eastern kingbird
Nighthawk
Common yellowthroat
White -eyed vireo
Carolina wren
Purple 'martin
Migratory/transient species are also expected to utilize
this site during the spring and fall migration periods_
Mammals
Gray fox Gray squirrel
Raccoon Opossum
Least shrew Spotted skunk
R.t�ptile-
Corn snake Yellow rat snake
Southern ringneck snake Everglades racer
Rough green snake Green treefrog
Squirrel treefrog Narrow mouthed toad
9b-JI52
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I. Guide to Slide Presentation
2. Economic ]impact .Study Report
3. Reduced Site Plan
4. Letters of .Support
5. Environmental Study Report/Curriculum Vitae of Expert
98-1152
CITY OF MIAMI CONINUSSION MEETING
'. Ik... C6Ri3QJu B3TIIIDA
11/17/98
FGSS, Inc. 9 8_ 1 1 J 2
CITY OF MIAMI COMMISSION MEETING
Cloisters On The Bay
• Sensitive to Rich History of Grove and
Village Ambiance
• Responsive To The Concerns and Issues of
Neighboring Properties and Businesses
• Creating An Unparalleled Signature
Environment For Residents
• Providing Major Positive Economic Impact
11/17/98
FGSS, Inc. 2
98-1152
CITY OF MIAMI CONMSSION MEETING
Cloisters On The Bay
• Solely Residential
• No Variances Requested
• Preserves & Enhances Remnant Hammock
Cloisters On The Bay
• Within Single -Family Height Limitations
• 20% Less Density Than Allowed By Code
• Sideyard Setbacks More Than Code
• Enhanced Security & Aesthetics Where
Properties Meet
Main Highway Streetscape Unchanged
11/17/98
FGSS, Inc. 9 8 --115 2 3
CITY OF MIAMI COMMISSION MEETING
Economic Impact
Cloisters On The Bay
New Income
• Creation Of New Jobs
` Project -Based Construction Spending
Salary Wages
• Increased Tax Revenues
New Spending In The Community
Economic Impact
Per Study By
Morrison, Brown, Argiz
Construction Period Impact:
$3694879729
• Annual On -going Impact:
$595769836
11/17/98
FGSS, Inc.
S8-11052
0
CITY OF MIANII COMMISSION MEETING
Cloisters On The Bay
• Landscape Surveys / Recommendations
• Biological Consultant's Report
• Traffic Studies
• Economic Reports
• Civil Engineering
Surveys/Recommendations
• City Staff
Cloisters Creative Team
• Architect
• Richard Schuster, AIA
Ferguson Glasgow Schuster Soto, Inc.
• Landscape Architect
• Grant Thornbrough
A. Grant Thornbrough & Associates, Inc.
• Counsel From Biological Consultant
Mark McMahon
11/17/98
FGSS, Inc. 9 8_ 11 J 2 5
CITY OF MIAMI COMMISSION MEETING
William Stern, B.S., M.S., Ph.D.
In Botany
• U.F. Chairman & Professor of Botany
• Smithsonian Institute Curator &
Chairman of Botany
• Research Consultant/Food & Agriculture
Organization of The United Nations
• Project Director, National Science
Foundation
• Author - Botanical & Science Publications
• Past Trustee of Fairchild Tropical Gardens
Landscaping Approach
• More Than
500 Hours
Research and Planning
11 / 17/98
FGSS, Inc.
0
CITY OF MIANII CONMUSSION MEETING
Landscaping Approach
• Counsel From Biologist
• Tree Surveys
Site Planning
• Design Of Hammock Enhancement
Program
• Expert Botanist's Report
• City Staff
• DERM
11 /17/98
FGSS, Inc.
9S-1152
VA
CITY OF MIANII COMVIISSION MEETING
Cloisters Hammock
Enhancement Program
• Hammock In Distressed State
• Approximate 41,000 S.F. Of Preserve Area
• Preserving 281 Of 303 Native Trees
• Removal Of Damaging Exotics
• Maintained By Homeowners Assoc.
Cloisters On The Bay
• Cocoanut Grove Village Council And
Civic Club
• Representatives From Neighboring
Properties
• The Barnacle
• Abitare
• St. Stephen's Church
• Coconut Grove Arts Festival
• Banyan Arts Festival
11/17/98
FGSS, Inc. g
98-�.1Jz
CITY OF MIANH COMMISSION MEETING
11/17/98
Cloisters On The Bay
• Various Area Businesses, Including
• Commodore Plaza
• CocoWalk
• Streets of Mayfair
Coconut Grove Playhouse
• Coconut Grove Chamber of Commerce
• Greater Miami Chamber of Commerce
• The Beacon Council
r7r.ev�IGi.wn.
FGSS, Inc. 9
S8-if52
CITY OF MIAMI COMMISSION MEETING
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-� H• rz�kha� � c. Vases oo-t .vlub[ern.M a Cv. dr. �f:.eJu m.wq v xa.ti Vtit4
:re..en R uas tta[1.•1e •.nfi Anaioax a:r taslbl> :v �d,a� mu:t� iiair:h-:w
vHt• .c 51v1• w'It Iw tn�.e-hF'•`�'. I isa+r; N:ii.r. +ea T i10.•tiilcM1
W,!-k f: rv. 0w!he a,F t>al-end uapl cic:ur+acuo11.Uy+uxidni+-
xead..'.ra-aw ;.irrin(•oumit[!lt..( rt c;rnw ac.w W, w'eleov..•u�.nc�;
P�9.s, tp a: i!SLv+nvSl tvp+mi ah+nr 1 —pl— nriiylbfr.:
*}oro
A.d— rwL.n
Plaruu42vwfX kG!Gs'it1rY<at�.7..cra P2+.unnY, 7+Xi:og A. i:n.utt'Auna�•rvw:t
11/17/98
FGSS, Inc. 9 8
_ 1 4! 2 10
CITY OF MIAMI COMMISSION MEETING
11/17/98
FGSS, Inc. 11
98-1152
CITY OF MIAMI COMMISSION MEETING
Barnacle
"Good Neighbor" Commitment
• Continuous Dialog
• Jointly Designed Areas Of Wall And Fence
Where Properties Meet (Stucco/Iron)
• Maintain Hammock; Additional Trees
Screening At Front Areas
• Maintenance Of Above Implemented
By Cloisters Homeowners Association
11 / 17/98
FGSS, Inc. 12
98-1:i.52
CITY OF MIAMI COMMISSION MEETING
Barnacle
"Good Neighbor" Commitment
• Relocate Selection Of Trees To Barnacle
• FPL, Telephone Underground
With Minimum Interruption
• Fenced Security During Construction
• Control Construction Noise
During Saturday Events
11 / 17/98
FGSS, Inc.
98-1152
13
CITY OF MIANII COMMISSION MEETING
Cloisters Creative Team
• Construction
• Under Direction of
General Partner Leonard Albanese
• Artistic Coordinator
• Jan Jones
Jan Jones International, Inc.
• Marketing And Community Relations
• Kaye Communications, Inc.
Cloisters On The Bay
• Classical Mediterranean Architecture
• Landscaping Continuing Native Theme
Of The Grove
• Preserved And Enhanced Hammock Area
At Forefront
• Amenities
• Residences Range From 4,500 To 5,500 s.f.
11/17/98
FGSS, Inc. 14
h, z
tl
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4191
1
x■a
,k x'
. �` �, � ��i��E •� _�. _:.erg'..eA
CITY OF MIAMI COMMISSION MEETING
Cloisters On The Bay
Architecture Influenced By Visionaries
Addison Mizner and Walter Degarmo
• Clusters of Estate Villas
• Graceful Mediterranean -Style Balconies,
Moldings, Arches And Colonnades
• Rooftop Spas and Gardens
• Private Elevators
• Two -Car Garages
FGSS, Inc.
11 / 17/98
17
98-1152
;4L ..
/ F N u �✓� f777
JGA
w y i'0
CITY OF MIAMI COMMISSION MEETING
11 / 17/98
FGSS, Inc. 20
95-1152
CITY OF MIANII COMVIISSION MEETING
11/17/98
FGSS, Inc. 21
s8-1152
CITY OF MIANII COMMISSION MEETING
Cloisters Hammock
Enhancement Program
• Hammock In Distressed State
• Approximate 41,000 S.F. Of Preserve Area
• Preserving 281 Of 303 Native Trees
• Removal Of Damaging Exotics
• Relocation Of Trees To Barnacle
• Total Maintenance by
Homeowners Association
11/17/98
FGSS, Inc. 22
CITY OF NHAMI CONMSSION MEETING
11 / 17/98
FGSS, Inc. 9 8_ 1 1 J 2 23
"
VW
h ,ram
CITY OF MIAMI COMMISSION MEETING
In Conclusion
Cloisters On The Bay
• Sensitive to Rich History of Grove and
Village Ambiance
• Responsive To The Concerns and Issues of
Neighboring Properties and Businesses
• Creating An Unparalleled Signature
Environment For Residents
In Conclusion
Cloisters On The Bay
• Solely Residential
• Within Single Family Height Restrictions
• Sideyards Exceed Code
• No Variances Requested
• Preserves, Enhances And Maintains
Remnant Hammock
11/17/98
FGSS, Inc. 25
98-1i52
CITY OF MIAMI COMMISSION MEETING
Economic Impact
Per Study By
Morrison, Brown, Argiz
• Construction Period Impact:
$3694879729
• Annual On -going Impact:
$595769836
wnl Niu t. I It ..I"14IN10C l aNl I1tn .\
11/17/98
FGSS, Inc. 26
98-1152
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
COCONUT GROVE
REPORT ON THE ECONOMIC AND TAX
BENEFITS TO THE CITY OF MIAMI
Prepared for Albanese-Popkin
Development Group, Inc.
by
MORRISON, BROWN, ARGIZ AND COMPANY
1001 Brickell Bay Drive, 91h Floor
Miami, Florida 33131
(305) 373-5500
May 5, 1998
98-1152
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
ECONOMIC IMPACT ANALYSIS
TABLE OF CONTENTS
DESCRIPTION OF THE PROJECT.............................................................................. 1
SUMMARY OF BENEFITS........................................................................................... 2
METHODOLOGY
Objectives.................................................................................................................... 3
Definitions of Economic and Tax Impact....................................................................... 3
Direct and Indirect Effects............................................................................................ 3
Measures of Economic Impact...................................................................................... 4
Description of Results................................................................................................... 5
EXHIBITS
Summaryof Economic Impact....................................................................................... I
Computation of Project Based Construction Spending .................................................. II
Computation of Construction Period Wages................................................................ III
Computation of New Spending in the Community........................................................ IV
Computation of Ad Valorem Taxes.............................................:................................. V
Allocation of Ad Valorem Taxes................................................................................... VI
Impactand Permit Fees............................................................................................. VII
98-1lz
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
DESCRIPTION OF THE PROJECT
The proposed Project is a Planned Unit Development (PUD) of 44 attached and semi -
attached single family homes located in the Village Center of Coconut Grove (the Project).
The site contains 6.3 net acres. The property is bounded on the north by Peacock Park and
St. Stephen's Church, on the south by the Barnacle State Park, on the east by Biscayne Bay
and on the west fronting Main Highway.
Construction of the Project is expected to commence six months after the approval of the
PUD. Approval of the building plans is expected in the Fall of 1998 and construction should
start in the Spring of 1999. The total construction period is expected to be 3.5 years.
Occupancy of the constructed units is expected to begin no later than the Fall of 1999. The
units are expected to be sold at a rate of fourteen per year. The townhomes are expected
to be approximately 4,500 square feet and the price of each unit will be approximately $210
per square foot.
98-I15.2
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
SUMMARY OF BENEFITS
There are numerous benefits that will be derived from the construction of the Cloisters on
the Bay project to the City of Miami. The purpose of this report is to quantify the economic
impact that will inure to the community as a result of the project. For purposes of this report
the economic benefits have been classified into the following categories:
• Jobs created
• Project based construction spending
• Wages
• Taxes
• New spending in the community
New spending in the community comprises resident and visitor spending to local businesses:
• Food
• Recreation/Entertainment
• Transportation
• Retail
The economic benefits to be derived by as a result of the project are summarized as follows:
Construction Annual
Period Ongoing
Impact Impact
Jobs created (See Exhibit Ill) 50 0
Project based construction spending $ 29,105,854 $ 0
Wages 4,368,000 0
Taxes 2,764,303 1,214,258
Impact and permit fees 249,572 0
New spending in the community 0 4.542.578
Total (See Exhibit 1) $ 36,487,729 $ 5,756.836
PA
9S-I15-2
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
METHODOLOGY
Objectives
The objective of this analysis is to provide information on the various economic benefits
created by the Project and to prepare an estimate of such benefits to Miami, Florida (the
City).
Our analysis is based on an economic model which estimates economic and tax impacts of
the Project on a designated area. The model is specifically tailored to the economy of the
City of Miami.
Definition of Economic and Tax Impact
The construction and subsequent operation of the Project will create important benefits
within Greater Miami. These benefits include new income, new jobs, new tax revenues and
new economic activity impacting upon every sector of the local economy. Moreover, through
the multiplier effect of respending and reinvesting, indirect economic benefits compound the
direct benefits brought about by initial construction expenditures and the expenditures from
maintenance of the units.
Direct and Indirect Effects
The total economic impact of public and private projects and policies on a region do not end
with the impact from the initial construction expenditures. The continued benefits to the local
economy must also be considered. Payments to firms furnishing construction materials and
services to the Project are subsequently converted into employee salaries, material
purchases, investment in plant and equipment, savings, profits, purchases of services and
a variety of other economic activities. Income to laborers is subsequently respent for
purchases of food, housing, transportation, entertainment, education, medical and dental
services, clothing, personal services, and a wide variety of other goods and services.
Taxes and other amounts paid to governmental units are respent as salaries, purchases, and
support of a variety of programs, including education, transportation, and social services. In
turn, individuals, firms, and governments furnishing these goods and services respend their
income for more purchases, salaries, investments and savings.
3
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
METHODOLOGY
Direct and Indirect Effects (Continued
The indirect effects can be viewed as a set of ripples in the economy. Indirect, like direct,
resources require labor, materials, equipment and services for their production to induce
further job creation and spending of wages.
The ripple impact of the indirect effect broadens the original impact of the purchase. The
common measure of the magnitude of the ripple effect is called a multiplier. A multiplier
measures the total magnitude of the impact on each particular economic indicator as a
multiple of the initial, direct effect. For instance, a multiplier of 1 would signify no ripple effect
as the total impact was 1.0 times the initial impact, while a multiplier 2 would imply that the
total impact was twice the direct effect. The actual magnitude of a multiplier depends on the
likelihood that the goods and services purchased in a region would have been produced in,
or provided from the region. The model we used to estimate the total economic impact
incorporates a multiplier developed by utilizing past consumption and production patterns in
The City of Miami.
Measures of Economic Impact
Various measures can be used to indicate the impact of a policy or project on a region.
Specifically, for this study, they are the increases in local employment, wages, tax revenue
and output that result. Definitions of these measures are as follows:
• Employment is measured in full -time -equivalent jobs.
• Wages include wages, salaries, and proprietors' income only. They may include nonwage
compensation, such as pensions, insurance, and health benefits. Wages are assumed
to be expended by households at their place of residence.
• Taxes include additional revenues from both ad valorem and non -ad valorem
assessments as well as permits and fees.
• Output describes total economic activity, and is essentially equivalent to the sum of direct
and indirect expenditures (exclusive of wages and taxes).
4
CLOISTERS ON THE BAY
3471 MAIN HIGHWAY
METHODOLOGY
Description of Results
For the purpose of describing the total economic benefits of the Project, the related
expenditures have been separated into two categories:
(1) Construction Period Impact
(2) Annual Ongoing Impact
Construction Period Impact includes those expenditures related to the design and
construction phase of the Project and related amenities.
Annual Ongoing Impact are those expenditures related to the ongoing existence of the
Project.
5
98-1152
Cloisters on the Bay
Summary of Economic Impact
Qonstruction Period Impact
Project Based Construction Spending Exhibit II
Wages Exhibit III
Taxes Exhibit V
Impact and Permit Fees Exhibit VII
Total Construction Period Impact
Exhibit I
Direct Indirect
pact Impact Total
$14,293,500 $14,812,354 $ 29,105,854
4,368,000 - 4,368,000
2,764,303 - 2,764,303
249,572 - 249,572
$ 36,487,729
Taxes Exhibit 1,214,258 - $ 1,214,258
New Spending in the Community Exhibit IV 2,230,800 2,311,778 4,542,578
Total Ongoing Impact $ 5,756,836
98-H15-
Cloisters on the Bay Exhibit II
Computation of Project Based Construction Spending
Site Preparation Costs $ 1,200,000
Construction Costs:
Hard and Soft Costs per Square Foot $ 105
Square Footage per Unit 4,500
Costs per Unit 472,500
Number of Units 44
Total Construction Costs gn 7qn nnn
Total Costs 21,990,000
Impact of Costs on the City -
Assumed 65% of Costs will be Spent in the City of Miami 65%
Net Direct Impact of Costs Spent in the City of Miami 14,293,500
Indirect Continuing Effect of Construction
Costs - Multiplier of Indirect Effect * 1.0363
Total Indirect Effect of Construction Costs $14,812,354
* Per Miami Dade County Planning Department
98-11J2
Cloisters on the Bay
Computation of Construction Period Wages
Exhibit III
Average Number of Construction Jobs Generated Each Year 50 *
Average Hourly Rate $ 12
Average Number of Hours Worked per Year 2,080
Construction Period 3.5 Years
Expected Construction Period Wages $ 4,368,000
* Approximately 300-500 people will work on the project over time but on any given day the
average number of construction workers is assumed to be 50.
98-1152
Cloisters on the Bay
Computation of New Spending in the Community
Common Area Maintenance and Security
Individual Home Maintenance and Security
Electricity
Water
Landscaping
Miscellaneous
New Spending by Residents, Visitors, Employees
and Business Suppliers
Expected Direct Impact of New Spending in the
Community
Indirect Ongoing Effect of New Spending in the
Community - Multiplier of Indirect Effect *
Total Indirect Effect of New Spending in the
Community
* Per Miami Dade County Planning Department
Exhibit IV
Expected
Monthly Units Yearly
Amount Participating Impact
$ 600 44 $ 316,800
$ 350
75
100
100
625 44 330,000
$ 3,000 44 1,584,000
$ 2,230,800
$ 2,311,778
1-2
98-1
Cloisters on the Bay
Computation of Ad Valorem Taxes
Real Property:
Percent of Project Completed
Developed Project Value
Less: Homestead Exemption
Net Basis
Millage Tax Rate *
Estimated Ad Valorem Tax
-
Value
Millage Tax Rate *
Estimated Ad Valorem Tax
Total Estimated Ad Valorem Tax
Exhibit V
Total
Annual
Development
Phase
One Time
Recurring
1998
1999
2QQQ
2QU
Taxes
Taxes
331s
W.Y2
100%
$10,454,400
$20,908,800
$31,680,000
$31,680,000
363,000
726,000
1,100,000
1,100,000
10,091,400
20,182,800
30,580,000
30,580,000
2.99965%
2.99965%
2.99965%
2.99965%
302,707
605,413
917,293
1,825,413
917,293
$ 1,600,000
$ 9,900,000
$ 9,900,000
$ 9,900,000
$ 9,900,000
2.99965%
2.99965%
2.99965%
2.99965%
2.99965%
47,994
296,965
296,965
296,965
938,890
296,965
$ 47,994
$ 599,672
$ 902,379
$ 1,214,258
$2,764,303
$ 1,214,258
* Millage rate per Miami Dade County Property Tax Appraiser's office - assumes no increase in property values (See Exhibit VI)
SS-IIra-
Cloisters on the Bay
Allocation of Ad Valorem Taxes
Exhibit VI
One
Time Tax
TOTAL
ANNUAL TAXES
1998
Basis
Tax
1999
Basis
Tax
2000
Basis
Tax
2001
Basis Tax
Basis
Tax
Description
Applicable
Mil_ lags
ONE TIME
TAXES
School and State districts:
School Operations
School Debt
Florida Inland Navigation District
Water Management District
Everlades Project
9.3560
1.1060
0.0500
0.5970
0.1000
$ 1,600,000 $
1,600,000
1,600,000
1,600,000
1,600,000
14,970
1,770
80
955
160
17,934
$ 19,991,400
19,991,400
19,991,400
19,991,400
19,991,400
$ 187,040
22,110
1,000
11,935
1,999
224,084
$ 30,082,800 $
30,082,800
30,082,800
30,082,800
30,082,800
281,455
33,272
1,504
17,959
3,008
337,198
$ 40,480,000
40,480,000
40,480,000
40,480,000
40,480,000
$ 378,731
44,771
2,024
24,167
4,048
453,740
$ 862,195
101,923
4,608
55,016
9,215
$ 40,480,000
40,480,000
40,480,000
40,480,000
40,480,000
$ 378,731
44,771
2,024
24,167
4,048
453,740
1,032,956
City of Miami:
City of Miami Operations
City of Miami Debt
9,5995
1.9200
1,600,000
1,600,000
15,359
3,072
18,431
19,991,400
19,991,400
191,907
38,383
230,291
30,082,800
30,082,800
288,780
57,759
346,539
40,480,000
40,480,000
388,588
77,722
466,309
884,634
176,936
40,480,000
40,480,000
88588
377,
,722
22
466,309
1,061,570
Dade Count districts:
County Wide Operations
County Debt
County Library
6.0230
0.9290
0.3160
1,600,000
1,600,000
1,600,000
9,637
1,486
506
11,629
19,991,400
19,991,400
19,991,400
120,408
18,572
6,317
145,297
30,082,800
30,082,800
30,082,800
181,189
27,947
9,506
218,642
40,480,000
40,480,000
40,480,000
243,811
37,606
12,792
294,209
555,045
85,611
29,121
40,480,000
40,480,000
40,480,000
243,811
37,606
12,792
294,209
669,777
TOTAL
29.9965
1,600,000 $
47,994
19,991,400
$ 599,672
30,082,800 $
9 22,379
40,480,000
$ 1,214,258
$ 40,480,000
$ 1,214,258
$ 2,764,303
Note- Millage rates above were obtained from Miami Dade County Property Tax Appraiser's office based on 1997 tax bills.
Cloisters on the Bay
Impact and Permit Fees
F-ea
Dade County Single Family
Impact Fees:
$ 1,242
Road
Fire
176
Police
101
School
612
Parks
1,222
$ 3,353
B ui� iding Permit Fees:
Number of square feet
4,500
Times fee per square foot
$ 0.37
1,665
Plus additional fees
395
Fees per unit
$ 2,060
Total Impact and Permit Fees
Exhibit VII
# Units Total
44 $ 147,532
44 90,640
11,400
$ 249,572
98-11152
'Edson Osj tjATi✓e aulorY
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CLO16TERS ON TWE DAY
COGOWT GROVE, FL
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coconut
grove
Chamber of Commerce
At a meeting of the Coconut Grove Chamber of Commerce on October 13, 1998, a
quorum being present, the following was moved and passed by the Board of Directors;
RESOLUTION
WHEREAS, that parcel of property lying between the Barnacle and Peacock Park on
Main Highway has lain derelict and unusable with no likelihood of any alternative commercial
use or purchase by the State for designation as a public park, and
WHEREAS, the "Cloisters On The Bay" wishes to purchase the site and develop an
upscale Estate Villa Community while preserving the delicate environmental hammocks, and
WHEREAS, the "Cloisters On The Bay" recognizes the requirement of a quality
development for the residential community of Coconut Grove and its location provides the
potential for positive liaison with the commercial community, and
WHEREAS, the "Cloisters On The Bay" has aggressively sought community input and
approval for its project from whom there appears no significant objection, and
WHEREAS, the Coconut Grove Chamber of Commerce has received a positive
recommendation from the Governmental Affairs Committee comprised of a representative
section of informed citizens,
NOW THEREFORE, BE IT RESOLVED that the Coconut Grove Chamber of
Commerce fully supports the development of "Cloisters On The Bay".
Passed this day above stated.
SKY E. WnH, President
2820 McFarlane Road a Coconut Grove, Florida 33133 • Phone: 305.444.7270 • Fax: 305.444.2498
www.coconutgrove.com
greater
Miami
chamber of
:ommerce
September 9, 1998
Mr. Wenford Hood
Albanese-Popkin Development
2499 Glades Rd. -Suite 114
Boca Raton, Florida 33431
Dear Wen:
The Greater Miami Chamber of Commerce is pleased to welcome "Cloisters on the
Bay" to the community. This much needed housing development is consistent with
several Chamber goals, including providing an adequate supply of new housing for
executives relocating to the Greater Miami area.
Albanese-Popkin has a well -deserved reputation for quality building and sensitivity
to the environment as well as being known for acting as a responsible neighbor. We
were glad to learn that Albanese-Popkin has taken such care in the landscaping for
the Cloisters, including the preservation of the oak hammock, mitigation of invasive
plants, replacement of trees and assistance to the Barnacle in a number of ways.
We are pleased to learn that the project will have an economic impact of nearly 36.5
million dollars during the construction phase and an on -going economic impact of
nearly six million dollars annually.
We look forward to welcoming "Cloisters on the Bay" to Greater Miami and to
working with you for the continued improvement of the quality of life we enjoy in
our community.
Sincerely,
William O. Cullom
President
98-I152
GREATER MIAMI CHAMBER OF COMMERCE
Omni International Complex -1601 Biscayne Boulevard - Miami, Florida 33132 - 1260 - (305) 350-7700 - Fax (305) 374-6902
greater
miami
chamber of
:ommerce
September 8, 1998
Mr. Wenford Hood
Albanese-Popkin Development
2499 Glades Rd - Suite 114
Boca Raton, FL 33431
Dear Mr. Hood:
The Planning Zoning and Growth Management Committee of the Greater Miami
Chamber of Commerce (GMCC) has received a presentation on Albanese-Popkin's
proposed development of upscale attached housing in Coconut Grove. Cloisters on
the Bay is a carefully thought-out complex and your company has clearly taken
preservation for the environment, retention of the sensibility of the neighborhood and
concerns of your future neighbors into consideration.
Cloisters on the Bay is consistent with several goals of the Planning Zoning &
Growth Management Committee and the GMCC, including Eastward Ho!,
preservation of our natural resources, new housing developments which are attractive
to relocating executives and enhancement of Greater Miami's economic health. While
we recognize that local zoning decisions are best left to the local zoning boards, we
wish to share with them those regional issues which deserve attention.
We look forward to the approval and completion of Cloisters on the Bay as a much -
needed housing development in the Coconut Grove area. We welcome Albanese-
Popkin as a responsible corporate citizen and exemplary neighbor.
Sincerely,
2LL'n PA���
Stanley Pric
Co -Chairman
Planning Zoning & Growth Management
Andrew Dolkart
Co -Chairman
Planning Zoning
& Growth Management
GREATER MIAMI CHAMBER OF COMMERCE
Omni International Complex • 1601 Biscayne Boulevard • Miami, Florida 33132 - 1260 • (305) 350-7700 • Fax (305) 374-6902
THE BEACON COUNCIL
September 9, 1998
Mr. Wenford Hood
Albanese-Popkin Deielopment
2499 Glades Road, Suite 114
Boca Raton, 171.3343h
Dear Mr. Wen:
As Miami -Dade CoOnty's economic development organization, The Beacon
Council considers high end executive housing one of the top priorities for
relocating companies, to our area. We are pleased to hear that "Cloisters on the
Bay", a quality, luxury residential real estate community will be built in the
Coconut Grove area. of the City of Miami. Our organization knows that your
development will bririg to our area badly needed single family executive homes
that will allow The Beacon Council to entice executives to consider Miami -Dade
County as a businesi location,
We understand that is the developer, you have taken great care to ensure that
the environment and j ative theme of the Coconut Grove area are protected.
As the successful developer of other residential projects in Florida, Albanese-
Popkin has a'reputsion for quality, award winning developments. We are sure
that this one will be np exception.
We look forward to wbrking with you on this exciting project.
Tf1Tl1l � �.'nq
98-1152
Best Tourist Publieations
Prit4ding quality maps & guides
serving Coconut Groat, Brickeu and
Downtown . fiawt
October 15, 1998
The Great Estate Collection
Cloister On The Bay Estate Villas
Mr. Edward Popkin
2499 Glades Road, Suite 114
Boca Raton, Fla 33431
Dear Edward,
It was a pleasure meeting you last week at Greenstreets, I am sorry I could not
stay but I will attend your next presentation. I think it's very commendable that you have
gone to such great lengths to involve the local community and educate them on what your
doing with the property on Main Highway.
I have lived in Coconut Grove all my life and have seen many developers build
projects that made a negative impact on the community and never once asked the
neighboring residents their opinions or concerns. I appreciate the up -front and honest
direction you are taking, making the effort to meet with Coconut Grove residents and
business owners to get their input.
I read the materials you sent me and your proposed community is obviously a
quality project and I am glad that you have gone to such great lengths to preserve the
hammocks.
Thank you again for your invitation and I look forward to seeing you on Monday.
Kindest Regards,
6,6ee aa&�a
Cynthia Alberts
P.O. BOX 331274
COCONUT GROVE, FLORIDA 33133
TEL (305) 441-6409 FAX (305) 442-1734 E-MAIL Ca1b150497@aol.eom
98-1101`2
Department of Botany 220 Bartram Hall
PO box 118526
Gainesville, FL 32611.8826
Telephone: (352)392-2175
Facsimile: (352) 392-3993
October 19, 1999
Mr. Edward Popkin
AlbanewPopkin Development
Suite 114
2499 Glades Road
Boca Raton, YL 33431
Dear Mr. Popkin.
On Wednesday, October 14, 1998, I had the opportunity to visit the grounds situated
along Main Highway in Coconut Grove just north of the Barnacle State Historic site. In addition,
I have at my disposal a letter with an addendum written to Ms. Sarah Eaton on October 12,1998
by Mr. A Grant Thornbrough of Landscape Architecture and Land Planning of Boca Raton.
Also available to me is a letter with a D. E. R. M. enclosure from Guy M. Held, Esq. to members
of the Urban Development Review Board, City of Miami, dated October S.1999. And, bally, I
have it letter, report, and species list of June, 25/August, 1998 from Mr. Mark P. McMahon of
Biological and Environmental Consulting in Davie.
The site in question, Cloisters-on-the.Bay, probably represents the remnant of an old
hardwood hammock as evidenced by the presence of it few mature specimens of live oak and
gumbo limbo, It is without doubt in a successional stage owing to the presence there of several
mature south Florida slash pine trees and many hardwood seedlings and saplings of species in the
undergrowth normally associated with a mature hardwood hammock. Typically, in south Florida
and elsewhere, pines first invade an area to be followed successionally by hardwood forest after
SO to 100 or more years. Thus my finding of the site as successional rather than mature forest.
Coupled with the native flora and vegetation is a plethora of exotic species, both woody
and herbaceous. These invasive plants compete favorably for cover with the native plants, and
from my observations, they ate succeeding In depriving the native flora of nutrients and the light
required for vigorous growth. Given sufficient time and lack of disturbance, I would predict these
exotic plants -from nearby gardens, disseminutes carried by birds, wind, and water -to exploit the
land to the extreme detriment of the native flora.
1q" dWAwii9 I A(Anmd"Action In.tlWfion
98-1152
Mr. Edward Popkin
Page Two
October 19, 1998
To state "there, is a huge concentration of mature pioneer trees" (Mature trees are not
pioneers!) and that this "valuable resource" needs to be preserved, as Mr. Held assorts, are neither
true nor would they stand up under scientific scrutiny. The facts an that there is not a high
concentration of mature trees, rather a scattering of these, and that this weedy area is hardly a
valuable resource. For comparison, I call to your attention the Hattie Bauer Hammock and Fuchs
Hammock plots near Homestead that, before Hurricane Andrew, did represent true mature
hardwood hammocks, albeit the former had been invaded by exotic weeds.
If we direct our attention to the issue of biological diversity, as determined from Mr.
McMahon's detailed survey of plants, we can conclude the following:
1) There is a total of 639 trees.
a) Total exotic trees, 336
b) Total native trees. 303
% exotic trees, 52
% native trees, 48
2) There is a total of 40 species
a) Total exotic species, 27
b) Total native species, 13
% exotic species, 67
% native species, 32
From these figures it is apparent that the species diversity of native plants is low, less than half the
% species of exoticsl
In short, the area under consideration falls far below being considered a pristine hammock
habitat owing to its successional stage of development and the degradation caused by the spate of
introduced and invasive exotic species. The land nearest Main Highway comes closest to
supporting some mature hammock species, but as one nears the bay, fewer and fewer of these
occur until, except for a few littoral species, the bayside and adjacent lutdward grounds are bereft
of nIdVes.
The proposed new site plan involving re -siting of the tennis court, pool, and recreation
building to within the boundaries of the Cloisters, would free up potential hammock land for
plsnting. Tbus, the revised site plan removes these three elements from the hammock area. That
move should be allowed to proceed to provide additional space for hammock improvement and
reclamation.
98-115-
MrXAwsrd Yopkin
roe. rbre.
TbA D. 5. R. W. rapm attune 27,199S eocww with W. IIdd's letw ba aittle vaiur
with respaet to"held ill Wmition. 7% TtrorraWv* plea oftta p upwty, owJuW with his
k W of OetobW I2, 1991, iodates a hooMoek Wa of frwer UM than bdieetod is ttK
T�.Fi. K.M. report. IU d.E.it.M. report is not tabs"ve oar dws it speak to the uWAOs at
lant
rs,
William Lat4 Stern7
Prdcaar afBotaty
WLSptnp
98-1152
William Louis Stern
curriculum vitae
Born September 10, 1926 in Paterson, Now Jersey
Graduated Paterson central High School, 1944
U.S. Naval Reserve, September 1944 through August 1946; service
in V.S. and Pacific Theater of Operations
Married September 4, 1949 to Florast S. Tanis; two children,
Paul, born 1957 (married to Susan Philbrook, 1988) and Susan,
born 1955 (married to Thomas A. Fennell, 1980).
Education
B.S. in botany with minor in zoology. Rutgers University, 1950
M.S. in botany, University of Illinois, 1951
Ph.D. in botany with minors in invertebrate zoology and
palaobotany, 'University of Illinois, 1954
Professional Positions
Teaching Assistant, University of Illinois; general botany, plant
taxonomy, plant microtechnique, 1950-1953
Instructor in Wood Anatomy and Curator, S. J. Record Memorial
Collection of Woods, Yale University school of Forestry,
1953-195S
Assistant Professor of Wood Anatomy and Curator, S. J. Record
Memorial Collection of Woods,.Yale University School of
Forestry, 1955-1960
curator, Division of Woods (now Division of Plant Anatomy),
Department of Botany, Smithsonian Institution, 1960-1964
Expert (Research consultant) with Food and Agriculture
organization of the United Nations assigned to Philippine
Forest Products Research Institute, Los Banos, 1963-1964
Acting Chairman, Department of Botany, Smithsonian Institution,
July 1964-December 1964
Chairman, Department of Botany, Smithsonian Institution, December
1964-June 1967
1
9S-1152
Professor, Department of Botany, University of Maryland, July
1967-August 1979
Program Director, Systematic -Biology, National Science
Foundation, August 1976-August 1979
Chairman, Department of Botany and Professor of Botany,
University of Florida, September.1979-August 1985
Affiliate Curator, Florida Museum of Natural History, 1983-
Professor of Botany, 'University of Florida, August 1985-
Affiliate Professor of Forestry, School of Forest Resources and
Conservation, University of Florida,. 1986-
Ad5unct Professional Positions
Editor, Zrapinal W6nds, Yale University School or Forestry,
1953-1960
Chairman, Membership Committee, Botanical Society of America,
1955-1957
Chairman, Careers Pamphlet Subcommittee, Education Committee,
Botanical Society of America, 1976-1978
Member, A. I. B. S. visiting Speakers to High Schools Program
throughout its existence
council Member, International Association of Wood Anatomists,
1961-1972
Convener, Symposium on wood Anatomy and Taxonomy with Special
Reference to the Pacific, Tenth Pacific Science Congress,
1961
Editor, P= QQJ21= Bnl�, 1962-1965
Associate Editor, Atma&ionca 1963-1966
Council Member, Association for Tropical Biology, 1964-1967
Research Affiliate, H. J. Lyon Arboretum of the University of
Hawaii,• 1965-present
Associate Editor, Xcn*..amic Eatz", 1965-1975
Chairman, Commemorative Stamp Committee, XI International
Botanical Congress (1969)
2
qs-IIra, 2
Presiding Officer, Systematic session, A. I. B. S. Meetings, 1966
Member, Scientific Advisory Board, Pacific Tropical Botanical
Garden, 1965-1982
Member, Editorial Committee, Ate: J sas�!!1 �t BatanY,
1957-1969
Research Associate, Smithsonian institution, 1967-present
Editor and Founder, AintrenS-s, 1969-1972
Invited Symposium Speaker, Centennial of Founding of Arnold
Arboretum of Harvard University, May 1972
Member, Committee to Visit the Arnold Arboretum of Harvard
University, 1971-1976; vice -Chairman, 1973-1976
Editor, MamQir nt = Tc = Botanical CLIb, 1972-1975
Member, Scientific Advisory Committee, H. F. du Pont Winterthur
Museum, 1972-1996
Aaesor cientifico de Anatomia y MicrotAcnica Vegetal, del
Departamento de Botinica y Farmacognosia, Universidad de
Mdrida, Venezuela, 1975-present
Faculty, Advanced Seminar in Tropical Botany, University of
Miami, 1971, 1972
Faculty, Smithsonian Asaociatas, "herbal Botany," April -June,
1977
special instructor, "Wood Anatomy and Identification," U. S.
Federal Bureau of Investigation, 1973
Member, Biological Stain Commission July. 1978-1981
Member, Board of Trustees, Fairchild Tropical Garden, 1980-1986
Associate Editor, World of mod, 1984-
Chairman, Oversight Committee, Programs in Systematic Biology and
Biological Research Resources, National Science Foundation,
May, 1985
Member, Board of Trustees, The Xamponq Center for Subtropical
Botany and Horticulture, 1985-present
Panelist, Experimental Program to Stimulate Competitive Research,
National Science Foundation, May, 1986
3
98-jira-
Research Associate, Marie Selby Botanical Gardens, 1986-
Presiding officer, Developmental and Structural Section, A.I.B.S.
Meetings, 1986
Presiding officer, General Systematics Section, A.I.B.S.
Meetings, 1967
Member, Board of Directors, American Institute or Biological
Sciences, 1987-1989
Editorial Board, 2h em =boo-o. ; , 1996-
Memberships and Offices in Professional Organizations
Botanical Society of America (President Elect, 1984; President,
1965, 1986); American Association for the Advancement of Science;
International Association for Plant Taxonomy; Torrey Botanical
Club; Society for Economic Botany (Treasurer, 1985--);
International Society of Tropical Foresters; International
Association of Wood Anatomists (Life Member); Association for
Tropical Biology (Founding Member); American Institute of
Biological Sciences (Board of Dir4ctors 1987-1989); Botanical
society of Washington (President, 1972); National Capital Orchid
Society; American orchid Society; American Society of Plant
Taxonomists (President Elect, 1980; President, 1981; Past
President, 1982); Gainesville Orchid Society (President, 1981;
Vice President, 1983);- Florida Academy of Sciences; Sigma Xi
(Chapter Secretary, 1984/1985).
Honors and Awards
B.S. with highest honors, Rutgers University; Phi Beta Kappa; Phi '
Sigma; Sigma Xi (Secretary, University of Florida Chapter,
1984-1983); Delta Phi Alpha; Phi Xappa Phi; Society for the
Advancement of Research (Philippines); University Fellowship,
University of Illinois, 1952; Phi Sigma prize for best graduate
thesis in biological sciences, University of Illinois, 1951;
Lifetime Member of International Association of Wood Anatomists
and International Wood Collectors' Society; Follow, A.A.A.S;
Fellow, Linnean Society of London; Certificate of Merit,
Botanical Society at America, 1967; Teaching Improvement Award, i
University of Florida, 1995; Certificate "honoring service and
outstanding scholarship for the advancement of the botanical '
sciences,* botanical Society of America, 1993. R
UNIVERSITY Cyr
• l,gg • FLORIDA
Department of Botany 220 Bartram Hall
PO Box 118526
Gainesville, FL 32611-8526
November 3, 1998 Telephone: (352) 392-1175
Facsimile: (352) 392-3993
Mr. Edward Popkin
Albanese-Popkin Development
Suite 114
2499 Glades Road
Boca Raton, FL 33431
Dear Mr. Popkin:
It was my good fortune to be able to visit the Cloisters -on -the -Bay "hammock" on
October 30 to conduct an extensive site survey for the purpose of determining the
actual size of the hammock. Although there is no sharp demarcation between the
hammock and non -hammock areas, it is possible to tell from the change in vegetation
and coverage of the tree canopy where the transition lies.
I spent time, not only surveying the property between Main Highway and the bay,
but I also walked into the hammock area and along the northern boundary of the
property examining the tree canopy from the St. Stephens church property. I correlated
my position during this walk-through and trip along the northern boundary with the tree
survey of the property.
After this review, I concur that the hammock area is approximately 0.9 acres, and
the boundary of the hammock is accurately shown on the sketch prepared by Grant
Thornbrough, the landscape architect for the project. I am enclosing a copy of his
sketch for your examination.
The hammock area is characterized by the higher concentration of native trees,
namely live oak (Quercus virginiana) and gumbo limbo (Bursera simaruba) . These
together provide an overall tree canopy and complement certain native understory
trees and shrubs such as white stopper (Eugenia axillaris) and willow leaf bustic
(Sideroxylon salicifolia). All of these were growing in the most westerly portion of the
property, the hammock area, as indicated on the Mr. Thornbrough's sketch.
The areas to the east of the boundary of this hammock clearly do not exhibit the
features of a hammock. These areas are marked with few native trees, many exotics,
and much open space. Various weed trees, such as paper mu:"erry (Broussonettia
papyrifera) and West Indian almond (Terminalia catappa) have almost completely
invaded these open areas along with rampant vines and other pernicious introduced
plants.
L
.: �: ��uu Vit rui.rt:,� .. n 1 "„'.:,. , 8!J 2
Mr. Edward Popkin
Page Two
November 3, 1998
This visit confirmed the findings stated in my previous letter of October 18, 1998
concerning the condition and quality of the hammock area as follows: 1) this is a
remnant hammock consisting of a relatively few scattered hammock trees with some
seedlings and saplings of hammock plants beneath; 2) there is no real closed canopy
such as one would find in a mature hammock; 3) there are large patches or openings
totally lacking in tree cover such as are not found in a mature hammock; 4) the invasive
weeds, including tenacious vines, have occupied most of the undergrowth and much of
the arborescent vegetation; 5) and given time, the introduced weeds and exotics will
compete successfully with the seedlings and saplings of hammock plants so that the
latter will be completely extirpated and will not grow to maturity.
A subsequent visit to Simpson Park near Miami Avenue provided a counterpoint
to the Cloisters visit. Simpson Park represents a mature hammock with all the
characteristics one would expect including a closed tree canopy, a weed -free
understory, and many mature true hammock trees of great variety and size. The
contrast between these two parcels could not be more stark, and I commend that
contrast to you so that you can see for yourself what a true south Florida hammock
should look like. I was very much impressed with the relatively unaltered aspect of the
Simpson Park hammock.
ncerely, '
illiam Loui r
Professor of Bot y
WLS:pmp
Enclosure
98-11052
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Coconut Grove Civic Club
Frank Balzebre Telephone 305-666-4186
3925 Park Drive Fax 305-666-9583/emal:ibalzebre@aol.com
Coconut Grove, Florida 33133
November 17, 1998
Lucia Dougherty
Greenberg Traurig
1221 Brickell Ave
Miami, FL 33131
VIA HAND DELIVERY
Re: Cloisters on the Bay Major Use Special Permit
Dear Ms. Dougherty:
Pursuant to the Declaration entered into on November 16,
1998, between Howard R. Scharlin and Albanese-Popkin
Development Group, Inc., and the Coconut Grove Civic Club,
Inc. and the Abitare Condominium Association, Inc., the
Coconut Grove Civic Club hereby states its support for the
Major Use Special Permit scheduled for Miami City
Commission consideration on November 17, 1998, for the
property located at 3463-3571 Main Highway subject to the
terms and conditions set forth in that Declaration.
Sincerely,
Frank Balzebre
President
98-IIXOQ
ABITARE CONDOMINIUM ASSOCIATION
3495 main highway, coconut grove florida ,33133
Guard house I Telephone 305 444-5524
November 17, 1998
Lucia Dougherty
Greenberg Traurig
1221 Brickell Ave
Miami, FL 33131
VIA HAND DELIVERY
Re: Cloisters on the Bay Major Use Special Permit
Dear Ms. Dougherty:
Pursuant to the Declaration entered into on November 16,
1998, between Howard R. Scharlin and Albanese-Popkin
Development Group, Inc., and the Coconut Grove Civic Club,
Inc. and the Abitare Condominium Association, Inc., the
Abitare Condominium Association, Inc., hereby states its
support for the Major Use Special Permit scheduled for
Miami City Commission consideration on November 17, 1998,
for the property located at 3463-3571 Main Highway subject
to the terms and conditions set forth in that Declaration.
Sincej;pYy,
Harold F. Robinson
President
J8'11452
WALLACE ROBERTS d- TODD
November 17, 19981
Mr. Edward Popkin
Albanese-Popkin Development
2499 Glades Road Suite 114
Boca Raton, FL 33431
RE: Cloisters -on -the Bay, Coconut Grove, Florida
Dear Mr. Popkin:
Environmental Planning
Urban Design
Landscape Architecture
Architecture
We have reviewed at your request, the development plans for Cloisters -on -the -Bay, and have visited the
site and the surrounding area, in order to give our professional opinion as planners concerning this project.
Wallace Roberts & Todd has a thirty five year history as an urban planning firm, with involvement in many
landmark project around the United States and the world. We have been involved with planning in Miami
and south Florida for twenty five years.
Our review of your project concludes that to the best of our knowledge this project:
• Is well designed and is consistent with the scale and character of the community. The project
incorporates larger front and side setbacks than are required by code, as well as providing landscape
buffers at the property lines. The residential scale of the houses is consistent with the neighborhood
scale.
• The design maintains the character of Main Highway by preserving the existing hammock and setting
the entrance feature back from the front property line. The remnant hammock will be strengthened by
removal of exotic species and planting of new native plants. The modifications made to the design
(moving the tennis court and elimination of three units) which were done in reaction to concerns for
preservation of the entire hammock show sensitivity to community values.
• The project is consistent with the Miami Neighborhood Comprehensive Plan 1989-2000 as determined
by the City of Miami Department of Planning and Development. In fact it will be beneficial to the
community in that it will provide new luxury housing opportunities, Ad Valorem tax revenues and
construction jobs.
• The project is consistent with the underlying Single Family R-1 zoning, the SD-18 zoning overlay and
Article 5. Planned Unit Development criteria. The project density is less than that allowed by the Land
Development Regulations both in total units and FAR.
• The property is consistent in theme with a number of other successful planned unit development
projects that were previously approved and built in the Coconut Grove area such as L'Hermitage and
Bayshore Villas.
In conclusion, our review of your project finds that it is consistent with the City's long-range planning and
zoning goals and will have a positive effect on Coconut Grove and the greater Miami community.
Sincerely,
Ryce Stone Stallings, AIA
Associate, Wallace Roberts & Todd
191 Giralda Avenue, Penthouse
Coral Gables, FL 33134-5208
305 448 0788
305 443 8431 fax
Philadelphia, PA
Dallas, TX
San Francisco, CA
San Diego, CA
Lake Placid, (QN�Y 11,
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