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HomeMy WebLinkAboutApplication and Supporting DocumentsPU84/c, Fist Name: Email: City of Miami Planning Deparhncnt & Office of Zoning httpl/www.miatrigov.com'plannin httpl/wwwmian ov.com'zonin Irani eplanpz mmiamigov.com Planning (305) 416-1400 Zoning (305) 416-1495 Fain elg@wernickco.com Last Name: Oration Special Appearance Application G a R NOTICE This submittal needs In beennenuied fora pubuc nearing in CCerdanne with Umellnee set forth In the City of Miami Code. The appliratle daemon-makingb dy will reNewMe Information at the pubuc nearing to render a recommended on or a final denWon. PZ-22-15244 10/12/23 RFV! E W CO PRIMARY APPLICANT INFORMATION First Name: Steven J. Wemick, Esq. AICP Last Name: on behalf of Westdale Wynwood LP Corporation: Address: 320 Miracle Mile City: Coral Gables Email: sjw@wemickco.com State: Phone: Florida Tip: (786) 232-0911 33134 PRIMARY OWNER INFORMATION First Name: Steven J. Wemick, Esq. AICP Last Name: on behalf of Westdale Wynwood LP Corporation: Address: 320 Miracle Mile City: Coral Gables Email: sjw@wemickco.com Project Name: Project Address: City: Master Folio Number: State: Phone: Florida Tip: (786) 232-0911 33134 PROJECT INFORMATION 3043 NW 3 Avenue - Special Appearance Application 3043 NW 3 AV Miami 0131250193290 State: Florida Unit Number: Tip: 33127 SIGNATURE That wider the penalty of perjury, 1 declare that all the infomation contained in this pemit application is accurate to the best of my knowled • That NO work or installation will cou.tetLe prior to the issuance ofa building pemit and that all work will be performed to net the regulating construction and zoning in this jurisdiction. • 1 will, in ad respects, perform work in accordance with the scope of the pemit, the City of Miami's codes and all other applicable laws ordinances. • That an infomation given will be accurate and that all work will be done in compliance with all applicable laws regulating construction and • That separate pemits may be required unless specifically covered with the submittal of this application • That there may be additional pemits required from other entities. • Fees shall be paid prior to the review and issuance ofthe pemit, as necessary. • Pemit fees are non-refiudable This submittal needs to be schebu led bra public hearing In accordance wiM timelines set forth in the City of Miami Code. The appllcade deolalon-making body will review Me Information at the public hearIng to render a recommendation or a final decision. PZ-22-15244 10/12/23 APPLICANT OWNER / OWNER REPRESENTATIVE Fist Name: Steven J. Signature: Date: Last First Nance: Wernick, Esq. AICP Nance: Signature: Steven J Wernick, Esq AICP or/behalf of Westdale Wynwood LP 09 I ' Co j 2 Date: Steven J. Wer ick, Esq. AICP eii Steven J Wernick Esq AICP on half of Westdale Wynwood, LP Last Name: oq/ i6 (22. A-0 A-0 — Drawing Index V-1 — Survey (Page 1 of 2) V-2 - Survey (Page 2 of 2) NOTICE This submittal needs to be'scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca decision -malting body will review the information at the pubc hearing to render a recommended on or a final decla on. PZ-22-15244 10/12/23 This submittal needs to be scheduled far a publichearing In accordance wiM timelines set forth in the City of Miami Cede. The appLica tie decision -malting body wIlL review the information at the pubk hearing to render a recommended on or a final decision NW 30 Street - View Looking Northwest I I . 1, 0 1;1 ° 911, NW 30 Street - View Looking Northwest This submittal needs to be scheduled fora public hearing In accordance wet timelines set forth in the City of Miami Code. The appllcade decision -malting body will review the Information at the pubec hearing to render a recommendation or a final decid on. PZ-22-1 5244 10/12/23 sry 1111 Illlllij!?' ll�'ii�irl Corner of NW 3 Avenue & NW 30' Street View Looking Northeast Corner of NW 3 Avenue & NW 31' Street View Looking Southeast NOTICE This submittal needs to bescheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -malting body will review the Information at the public hearing to render a recommendation or a final decision. NW 31th Street View Looking Southeast LaIili'1'111'ju s°: ;‚!ItttIjfr NW 31th Street View Looking Southwest Ths submittal needs to be scheduLed for a public heanng In accordance with trnellnes set forth in the City of Mlarni Code. The appkade deusion-rnaking body wilL vew the InforrnaUon at the pub!. heanng to render a .;•.,. ''' - .' ig-4•4 e'N. ',.-- 1--I31S,.`.1"11. 1-1A,11,14v 1-i' 1 • iI-- -* recoPmmZ1enI-0d2a/ti21onv25fin32cal 4deoc4islili;driiiilpiri‘ii1 4,.1 sNfiii!!!ii114litill 1 FP,vn NW 30 Street - View Looking Northwest ThIs submittal needs to be schebu led bra public hearing in accordance wilt timelines set forth in the City of Mlaml Code. The appllwde decision -making body will renew the information at the public hearing to render a recommendation or Filarial decia on. PZ-22-15244 10/12/23 Corner of NW 3 Avenue & NW 30th Street View Looking Northeast This submittal needs to be achebu Led for a public hewing In accordance with timelines set forth in the City of Warn! Code. The appgca Me decision -making body will renew the Informaton at the public hearing to render a recommended on or ulna decia on. PZ-22-15244 10/12/23 Comer of NW 3 Avenue & NW 31th Street View Looking Southeast This submittal needs to be schebu Led bra public hearing in accordance witimelines set forth in the City of Miami Code. The app plies ble decision -making body will review the Information at the public hearing to render a recommendation or a final tiecid on. PZ-22-15244 10/12/23 NW Ir Street View Looping Southeast Nf" NOTICE Thla submittal needs to be schebu led bra public hearing in accordance vat timelines set forth In the City of Miami Code. The applicable decision -making betty will remewthe information at the public hearing to render a recommendation or a final decal on. NW 31th Street View Looking Southwest PZD-0 - PZD-0 — Document Index - PAP-1 — ePlan Application - PZD-1 - Letter of Intent - PZD-2 - Recorded Deeds - PZD-3 - Exhibit A - PZD-4 — Release of Declaration of Restricted Covenants - PZD-5 - Complete List of All Folios/Property Addresses - PZD-6 — Pre -Application Summary Report - PZD-7 — Declaration of Restricted Covenants - PZD-8 — Proof of Payment - PZD-9 — Ordinance No. 13986 - PZD-10 — Release Review Committee Approval - PZD-30 — Disclosure Affidavit of No Monies Due to the City - PHO-1 — Photo — NW 30 St (View Looking NW) PHO-2 — Photo — NW 30 St (View Looking NW) PHO-3 — Photo — NW 3 Ave & NW 30 St (View Looking NE) PHO-4 — Photo — NW 3 Ave & NW 31 St (View Looking SE) PHO-5 — Photo — NW 31 St (View Looking SE) Page 1 of 2 NOTICE This submittal needs to be'scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca decision -making body will redew the information at the pubkc hearing to render a recommended on or a final decla on. PZ-22-15244 10/12/23 - PHO-6 — Photo — NW 31 St (View Looking SW) - HB-2 — Acknowledgement by Applicant - HB-3 - Lobbyist Registration - H B-4 — Affidavit of Authority to Act - HB-5 — Disclosure of Agreement to Support or Withhold Objection - HB-6 — Disclosure of Ownership - HB-8 — Certificate of Status - HB-9 — Power of Attorney - HB-13 — Open Code and Lien Searches Page 2 of 2 NOTICE This submittal needs to be'scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca decision -making body will redew the information at the pubkc hearing to render a recommended on or a final decla on. PZ-22-15244 10/12/23 wernick&co PLACEMAKING I LAW Steven September 26, 2022 VIA ELECTRONIC DELIVERY Lakisha Hull, AICP, LEED AP BD+C Planning Director City of Miami Planning Department 444 SW 2nd Avenue, 3rd Floor Miami, FL 33130 ThIs submittal needs to be schebu led bra public hearing In accordance wilt tmellnes set forth in the City of Miami Code. The appllcade deo aten-making belly will revewtheInformayon at the pubec hearing to render a recommen1or or a final dada on. PZ-22-15244 10/12/23 RE: PZ-22-15244 - Special Appearance Application / Release of Declaration of Restrictive Covenants, recorded at OR BK 31312 PG 1461, Miami -Dade County Public Records Dear Director Hull, Wernick & Co, PLLC (the "Firm") serves as land use counsel for Westdale Wynwood LP, a Texas Limited Partnership (the "Owner"), owner of the property located at 3043 NW 3 Avenue, 224- 284 NW 31 Street, and the western portion of 3040 NW 2 Avenue in Miami, Florida (the "North Parcels"), as well as the property located at 221- 291 NW 30 Street, Miami, Florida (the "South Parcels", collectively referred to as the "Subject Property"). The Subject Property is currently encumbered by a Declaration of Restrictive Covenants recorded in the public records for Miami -Dade County at OR BK 31312 PGS 1461-1480 (the "Declaration"). As discussed in detail below, the purpose of this Declaration no longer exists following the formal adoption of the Wynwood Norte Neighborhood Revitalization District, inclusive of amendments to the City's Future Land Use Map, Zoning Atlas, and text amendment to Appendix P of Miami 21 Code, in March 2021. As such, the Declaration requires that the City provide a release of the same consistent with the procedures set forth therein. Declaration of Restrictive Covenants // Procedural Background. The Declaration is associated with an application filed by the Owner on July 20, 2017, to change the zoning classification for the North Parcels from T3-O to T4-L and South Parcels from T4-L to T5-L. On March 22, 2018, the City Commission adopted Ordinance No. 13758 approving the rezoning application for the Subject Property, subject to the Declaration proffered by the Owner. After approval by City Attorney and Planning Department, the Declaration was executed by the Owner and recorded on February 4, 2019. A copy of the Declaration is included as PZD-7. The Declaration provides for restrictions against the Subject Property as follows: in Section 2.a., to provide for a unified development site in one or more phases generally consistent with a Page 1 of 3 320 Miracle Mile, Suite 203. Cara! Gables, Florida 33134 T MG 232 0900 wernickco.com wernick&co PLACEMAKING I LAW concept plan; in Section 2.b., to restrict the height and architectural style of the buil Parcels to be compatible with properties abutting the North Parcels. This submittal needs to be schebu led bra public hearing In accordance wiHi timelines set forth in the City of Miami Code. The appllcade decision -making body will review the Information at the public hearIng to render a recommended on or a final decision. Section 2.c. provides that Owner, in lieu of reserving a minimum of ten (10) dwellin affordable housing, contribute dollars towards a community revitalization trust that serves City Commission District 5. Specifically, the Declaration included an Owner's obligation for $500,000 to be remitted sixty (60) days after the recording of the Covenant; thereafter the Declaration called for additional contributions upon issuance of a building permit and certificate of occupancy. See Section 2(c) of the Declaration. PZ-22-15244 10/12/23 The Owner satisfied its obligations to date effective under the Declaration. The Owner, on March 5, 2019, within sixty (60) days of recording the Declaration, made a $500,000 contribution to the Liberty City Community Revitalization Trust. Proof of Payment is included as PZD-8. To date, the Owner has neither applied for, nor received, a building permit or certificate of occupancy. Basis for Release of Declaration. Section 2 of the Declaration specifically states that the purpose of the Declaration shall no longer exist "if the City of Miami Zoning Atlas or Miami 21 Code is amended to allow the North Parcels or South Parcels or any properties abutting the North Parcels or South Parcels, respectively, to exceed the maximum height or maximum permitted density allowed by right or through a special permit or use of a public benefits program or other bonus height mechanism made available through the Miami 21 Code," at the time the Declaration was proffered. In the event the purpose of the Covenant shall no longer exist, Section 2 states that "the City shall, upon Owner's written request, agree to the release of this Declaration" consistent with the procedures set forth in Section 6 herein. Wynwood Norte Neighborhood Revitalization District (NRD-2). On March 25, 2021, the City Commission established the Wynwood Norte Neighborhood Revitalization District (the "NRD-2") through the adoption of several companion ordinances, including Ordinance No. 13986 (the "NRD- 2 Legislation"), which amended the City's Zoning Atlas to rezone approximately 91.57 acres within the boundaries of the NRD-2. Ordinance No. 13986 is included as PZD-9. The Subject Property and all abutting properties lie entirely within the NRD-2 boundaries. As a result of the NRD-2 Legislation, the Subject Property, as well all properties abutting the North Parcels and South Parcels, were rezoned, allowing them to exceed the maximum height and maximum density permitted at the time the Declaration was executed. For instance, the zoning classification for the North Parcels was amended from T4-L to T5-L (allowing up to 5 stories by right whereas 3 stories was previously allowed); the zoning classification for the South Parcels was amended from T5-L to T5-O (allowing maximum density of 150 du/acre whereas 65 du/acre was previously allowed). The NRD-2 Legislation also creates a public benefits program, which collects contributions for additional bonus height floor area for new development within the NRD-2 boundaries. Page 2 of 3 320 Miracle Mile, Suite 203. Cara! Gables, Florida 33134 T MG 232 0900 wernickco.com wernick&co PLACEMAKING I LAW Accordingly, the purpose of the Covenant no longer exists, and thus, as stat Declaration, the City shall agree to its release upon Owner's request. This submittal needs to be schebu led bra public hearing In accordance wiHi timelines set forth in the City of Miami Code. The appllcade decision -making body will review the Information at the public hearIng to render a recommended on or a final decision. Release Review Committee / Recommendation for Approval. Pursuant to Section Declaration, a release of the Declaration procedurally requires approval by the City Commission at a public hearing. Prior to the public hearing, the request must be presented to the Release Review Committee ("RRC") to make a recommendation to the City Commission applying the criteria in Article 7, Section 7.1.7.6(a)(1) of the Miami 21 Zoning Code ("Code"). PZ-22-15244 10/12/23 The Owner has submitted all of the requisite ownership information in support of the special appearance application. A copy of the Release, executed by the Owner, is included as PZD-4. The City's Release Review Committee convened on January 20, 2022, and after review of the executed Release by the Planning Director, Building Official and Zoning Administrator, the RRC recommended approval of the Release of the Declaration, subject to clearing open violations and final action by the City Commission.' See PZD-10. Conclusion and Request for Public Hearing. Thank you for your attention to this matter and processing the Special Appearance application for public hearing at the next available City Commission agenda. Feel free to contact me at sjw@wernickco.com if you have any questions or concerns. Sincerely, Steven J. Wernick 1 The application to the Release Review Committee is pursuant to PZ-21-10742. Page 3 of 3 320 Miracle Mile, Suite 203. Cara! Gables, Florida 33134 T 786 232 0900 wernickco.com Exhibit "A" Legal Description North Parcels This submittal needs to be schebu Led bra public hearing In accordance wkh timeline, set forth in the City of Ward Code. The applicatAe declaim -making body Nall[ renewthe Information at the public hearing to render a recommendation or a Mal becim on. PZ-22-15244 10/12/23 Lot 3, Block 19, of NORTHERN BOULEVARD TRACT, according to the Plat thereof, as recorded in Plat Book 2, Page 29 of the Public Records of Miami -Dade County, Florida. TOGETHER WITH Lots 1 through 9, inclusive, Block 17, of WYNWOOD PARK, according to the Plat thereof, as recorded in Plat Book 5, Page 23 of the Public Records of Miami -Dade County, Florida. South Parcels Lot 4, Block 19, of NORTHERN BOULEVARD TRACT, according to the Plat thereof, as recorded in Plat Book 2, Page 29 of the Public Records of Miami -Dade County, Florida. TOGETHER WITH Lots 10 through 18, inclusive, Block 17, of WYNWOOD PARK, according to the Plat thereof, as recorded in Plat Book 5, Page 23 of the Public Records of Miami -Dade County, Florida. Addresses / Folios NOTICE Property Addresses Folios This submittal needs b be ach In accordancewhh timerini Miami Code.The applies Lie i 3043 NW 3 Avenue 01-3125-019-3290 reWewthe Information at the �°mmeAW�°no PZ-22- 284 NW 21 Street 01-3125-019-3280 J,h, 10/1 '9fi/, 0/12 276 NW 31 Street 01-3125-019-3270 268 NW 31 Street 01-3125-019-3260 "eVIE 262 NW 31 Street 01-3125-019-3250 252 NW 31 Street 01-3125-019-3240 244 NW 31 Street 01-3125-019-3230 234 NW 31 Street 01-3125-019-3220 224 NW 31 Street 01-3125-019-3210 3040 NW 2 Avenue 01-3125-024-3190 221 NW 30 Street 01-3125-024-3210 229 NW 30 Street 01-3125-019-3380 237 NW 30 Street 01-3125-019-3370 243 NW 30 Street 01-3125-019-3360 251 NW 30 Street 01-3125-019-3350 267 NW 30 Street 01-3125-019-3340 269 NW 30 Street 01-3125-019-3330 275 NW 30 Street 01-3125-019-3320 285 NW 30 Street 01-3125-019-3310 291 NW 30 Street 01-3125-019-3300 eduled bra pubic hearing set forth in the City of ecision-mallIng body will public hearing to render a r a finaldeciaon. 15244 /23 SLUM 5 NORTHERN BOULEVARD TRACT PG. 29, iJ APPRAE1 PASEIESP3 4444G 6.5 FN MEL P33 Wailts rglx P'S2rIPVC24310 3333--.3oP Re. sz ! P8 P '3 88 iP 652 3! 1712 i7.14 3 - 2 SSD NOP E06393 111111•3 7.6.0„, • ''•" • ,tos„— _ gOLR8 v's VELEOS, 4SRHALE P.O/So5s3 45' 8E1831 PPR TRACT -A" EMERGENCY vsEilciE .1.1ENP VISTA ELEMENTARY SCHOOL ACCESS PARER, POE. %RI, PAWN 37 0 y1410ell rARK NW 31ST STREET 3 4 0 0 115—.Mc„ — - - — - is 02x ®‘•!x©P 16 76 — —X i6 S3 'P!— is 9,7— x — x16 72 ASRE,E1 PARDEEN1 Es'!'52!L 2s2,8,-,°. 8°3 CoNC CURB !!!! CAPE 043E 38 E 7 041, .:A7--./M.=1.ti,10rL32=rf 17. BLOCK 17 la/ WYN71000 PARK s 60 .,------ -ft '• to 1— s Oc riPPPPE R.3-73 PEAN1ER CONC. SWF, ! cOSO. S3EPS • 3241.38 OuPPEP NW 30TH STREET GRAPH1C SCALE 4 NORTHERN BOULEVARD TRACT •632 12 < 2 ZONING AREA TABULATION: 1:Dr?)f 70r)(11AAT LTNVINDPOPPYMUJIT WVYNWOODNORTET. 98/28/2020 ZONE T5- LARD-2 147,585 SOLIAPE FEET (3.39 ACRES) SURVEY NOTES: LOCATION SKETCH NOT TO SCALE 1 THE LAND DESCRIPTION SHOWN HEREON WAS PROMDED BY ,E CLIENT NOTICE PZ-22-15244 10/12/23 2 NOT VALID WITHOUT ,E SIGNATURE AND ORIGINAL RAISED SEAL OR AN ENCRYPTED DIGITAL SIGNATURE OF A FLOF9DA PROFESSIONAL SURVEYOR AND MAPPER 3 G IS A MOLATION OF ,E STANDARDS OF PRACTICE RULE 5J-, OF ,E FLORIDA ADMINIS,ATIVE CODE 70 ALTER ,IS SURVEY WITHOUT ,E EXPRESS PRIOR WRITTEN CONSENT OF THE SURVEYOR ADDITIONS AND GOR DELETIONS MADE TO ,E FACE OF ,IS SURVEY WILL MAKE ,IS SURVEY INVALID 4 LANDS SHOWN HEREON WERE NOT ABSTRACTED FOR RIGHTS OF WAY. EASEMENTS. OWNERSHIP. OR OTHER INSTRUMENTS OF RECORD 5 THIS SURVEY IS CLASSIFIED AS COMMERCIALOHIGH RISK AND EXCEEDS THE MINIMUM RELATIVE DISTANCE ACCURACY OF FOOT IN 10,000 FEETAASEDREBOUIZsD.,ELHEENTSTANDDAcRArculF„pryEA Rcl.cEsE631-L.G[(r)XcE FDIZIEDAXMFIIISZATTE BTEEDTIJICPCELTLIA12102rIT FEATURES AND LINE WORK SHOWN HEREON ARE REFERENCED TO ,E NOR, AMERICAN HORIZONTAL DATUM OF 1983 WITH THE 2911 ADJUSTMENT APPLIED (63ONSRS11). TRANSVERSE MERCATOR, FLORIDA EAST ZONE 8 THE EXPECTED VE,ICAL ACCURACY OF ,E INFORMATION SHONA, HEREON IS H 0.0W FOR HARD SURFACE ELEVATIONS AND 0 FOR SOFT SURFACE ELEVATIONS 9 THE HORIZONTAL FEATURES SHOWN HEREON ARE PLOTTED TO WI,IN 1.0 OF ,E MAP SCALE HORIZONTAL FEATURE LOCATION IS TO THE CENTER OF ,E SYMBOL AND MAY BE ALTERED FOR CLARITY DISTANCES AND ELEVATIONS SHOWN HEREON ARE U SURVEY FEET UNLESS 0,ERWISE NOTED THE EXPECTED HORIZONTAL ACCURACY OF ,E INFORMATION SHOWN HEPEON IS WO. 10. THE INTENDED DISPLAY SCALE FOR ,IS SURVEY IS 16=20' OR SMALLER. 11 ALL MAPPED FEATURES AND ELEVATIONS SHOWN HEPEON WEPE OBTAINED BY KEITH AND ASSOCIATES BOR THE PURPOSE OF ,IS SURVEY 12 BEARINGS SHOWN HEREON APE BASED ON AN ASSUMED MERIDIAN ALONG THE SOUTH LINE OF BLOCK WYNDWOOD PARK. ACCORDING TO ,E PLAT ,EREOF AS RECORDED IN PLAT BOOK 5, PAGE 23 OF ,E PUBLIC RECORDS OF MIAMI-DADE COUNTY BEING SOU, 8,6'58) WEST 13. THE OANEPSHIP OF FENCES PERIMETER WALLS ANDODR HEDGES SHOWN HEREON ARE NOT KNOWN AND THUS ARE NOT LISTED AS ENCROACHMENTS. FENCES. HEDGES ANDOOR PERIMETER WALLS ARE SHONA, IN THEIR RELATIVE POSITION TO THE BOUNDARY 14. ELEVATIONS SHOWN HEREON ARE BASED ON ,E NATIONAL GEODETIC VERTICAL DATUM OF 1929 (NG. 1929). SAID ELEVATIONS ARE BASED ON MIAMI-DADE COUNTY HIGHWAY CONSTRUCTION AND ENGINEERING DIMSION BENCHMARKS. 30, A MAGNETIC NAIL AND ALUMINUM WASHER IN CONCRETE CURB. 49 FEET NOR, OF ,E CENTERLINE OF NW 20 ST. 23 FEET WEST OF THE CENTERLINE OF NW 2 AVE, ELEVATION=.W. BENCHMARK H-430. A MAGNETIC NAIL AND ALUMINUM WASHER IN CONCRETE CATCH BASIN, 162 FEET EAST OF THE CENTERLINE OF NW 2 AVE. 29 FEET NO,H OF ,E CENTERLINE OF NW 36 ST. ELEVATION=16.3M 15. ACCORDING TO THE NATIONAL FLOOD INSURANCE PROGRAM. FLOOD INSURANCE PATE MAP (FIPM) COMMUNITY PANEL NO. 12086C0312L EFFECTIVE DATE SEPTEMBER 11. 2009, ,IS PROPERTY LIES IN ZONE X, NO BASE FLOOD ELEVATION. LEGAL DESCRIPTION: PARCEL 1 (NO,H PARCELS): LOT 3. BLOCK 19. OF NORTHERN BOULEVARD ,ACT, ACCORDING TO THE PLAT THEPEOF, AS RECORDED IN PLAT BOOK 2, PAGE 29 OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY. FLORIDA. TOGETHER Nirr, LOTS 1 THROUGH 9, INCLUSI. BLOCK ,, OE WYNWOOD PARK. ACCORDING TO ,E PLAT THEF(E0F. AS RECORDED IN PLAT BOOK 5. PAGE 23 OF ,E PUBLIC RECORDS OF MIAMI-DADE COUNTY. FLORIDA. PARCEL 2 (SOUTH PARCELS): LOT A BLOCK 19. OF NORTHERN BOULEVARD ,ACT. ACCORDING TO ,E PLAT ,EREOF. AS RECORDED IN PLAT BOOK 2, PAGE 29 OF ,E PUBLIC RECORDS OF MIAMI-DADE COUNTY. FLORD. TOGETHER WITH: LOTS 10 THROUGH 18, INCLUSIVE, BLOCK OF :AGNWOOD PAR, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 5 PAGE 23 OF THE PUBLIC RECORDS OF MIAMI-DADE COUNT, FLORIDA CERTIFICATION < lorgnr z'T-rz xtr-r To7E,TT,z1,E,,,TEg2r',TYm-rr,2'-zH11,7F2:gNoFAsTH,1JayrD,°sIpPlaporlzgr'x DECEMBER 29, 2916 MEETS THE STANDARDS OF PRACTICE ,LE 5J- , OF THE FLORIDA ADMINISTRATIVE CODE, PURSUANT LE TO SECTION 432.023. FLORIDA STATUTES. SUBJECT TO THE QUALIFICATIONS NOTED HEREON. I Z (9 KEITH & ASSOCIATES. INC. 7' ET CONSU,ING ENGINEERS Digitally signed by 0 i1 Timothy H Gray i H tt MDate: 2022.11.02 < TIOTHY H. GP, BLOCK 11 1 2 PROFESSIONAL SURVEYOR N4 AND MAPPER 13:,16:fi6-0,100' REGISTRATION o. 660 STATE OF FLORIDA E KEITH NO DESCRIPTION DATE LOT 9 TOPO ADDED 4-10-17 2 UPDATE SURVEY 9-15-22 MERV & ZONING 10-10-22 4 TITLE BLOCK 11-02-22 DATE: 12-29-16 DRAWN BY: DOB CHECKED BY: TG FIELD BOOK: 705 WYNWOOD / WESTDALE SHEET TITLE BOUNDARY AND TOPOGRAPHIC SURVEY SHEET NUMBER 1 of 2 PROJECT NUMBER 09703.01 2 4 TREE TAB. TREPP COMMON.. 1+" TREE TABLE EPEE, COM.TOWME 1 A.,00 P.MBOTTE.P 08 ETTOT.E.0 POPIPTE7, e, arAss:n 35 C) Z m 35 4 ADON:DAPATM ADOTIC:7,088 ADOTPENAPPLIA EE 9.708 OWEE 2, GPACK OLE, SMAPSTEP NE, PTP8.7.1 EP PEG , 38 INA70 ER . , LO 173'4' 771771 .A.PON DAPPLM 311 80..1801 TEST 0.1P08 T ETISP 000,70 TVEIP L A ' ' • morifdoriersrkiW ""i'r St ao, rvr 84 NEAT°. 8 PNE 88 100(88,TK E,NE . AETABOLPT.T11.1 TE_IN7 PPP, OPE71,0 • IVE GOOP;NUTFALTA 74 A.8780 tE_ECE OLE, ,DONIDEP. PEVA 79 iCT8CON,FP.M . 7.11").77M.:=1.77 77171 83 PANAL ALM iCOPONPIT8.4,1 1E .r8 .11ZZDTATP7PL:EA 7 88 ,POONIDA PALM 711SJ(7111EPP.Z.Z".'1771- '7;1107 783007418,071 Et 18E ,AR,00E. TREE .0 .5 MUTE,. PPIA1 'E?78 ,81.,00PEN -arr ^ T ..000PLEP8 LP 7 ,A700EPTO fp8OETTAFEFNIT 826 :POP,. I PALM EPP PETPF. 1.1 ,PALM HEE 18 ,PATIN IEEE 8 " ,E T.7 NEFF :410 .1P1P'.7rEIT;'-,7 7.0CTEPPT PALM TP8 8,8.0.17/ PREP Digitally signed by Timothy H Gray Date: 2022.11.02 13:46:30-0400' z m 35 2 BLOCK 16 WHAVOOD PARK 3 0 0 0 I NORTHERNVIIEVPRI3 TRACT I 0 NW 31ST STREET A".1-11 Mr.° PALLEY 00,78 BAP STOP PSPHATT PP8DAPITE VALLIEZ,0307,18 ASPITATT PARKING 6 M.11. 78 81570 lE) 7) '' 410A:ti . H .• - - — — .. — — —. t lait-r—latil) 03. --.,. • s' -•'-• - -- -wvn-,<:1,'„- - - CITPB C, - 6 - - TT. .1.'•a•. -1.- . FLVATION -t-OLIO WI, 7'71SCITIP STRIPE ' STRIPE --."7. \ '15T7IBPT;":1; NW 30TH STREET wmr/ TV., STRIPE 88E0 LT,/ =15 86 P.A0 8157 GRASS 2 cow I7PE' 8172'' BLOCK 17 WYM20013 PARK P.B. 5. PC. 23,,, Ca/SS 221T BLOCK 19 / NORTHERN BOULEVARD 9,0 2, Pr. g. 1A.D.C.R. METAL TIO CAS PIPE EPP 24 0 4 2 M%`"1.•`o'g BLOCK 11 NDRTHERN BOULEVARD TRACT 0 ,1 3 BLOCK B SAINT JAMES PARK BLOCK 2 FT" 8 BLOCK 3 SAINT JAMES PARK 5 GRAPHIC SCALE — LEGEND: CATCH BASIN CONCRETE BLOCK STRUCTURE CHAIN LINK FENCE mot1-7 METAL PIPE EVEZ FOUND FmF.2.,MIIIPALDIEEIMT,EITSINESS NUMBER NAIL AND DISC ralLr-r &WAY PAGE Fs7.16g. CHLORIDE PIPE LA‘EcE1,1C_ SIGNAL CABINET WITH CENTERLINE TRAFFIC MAST ARM • WOOD POST • BENCHMARK BOLLARD • CATCH BASIN 0—". CONCRETE LIGHT POLE - 0- CONCRETE UTILITY POLE DECORATIVE LIGHT POLE NATURAL GAS VALVE P NATURAL GAS METER GUY ANCHOR • MANHOLE UNKNOWN PALM TREE O POST/PIPE CURB INLET ▪ STORM DRAIN MANHOLE 0 SHADE TREE • SINGLE POST S0N SANITARY SEWER CLEANOUT SANITARY SEWER VALVE ▪ SANITARY SEWER MANHOLE ▪ TRAFFIC SIGNAL BON CROSS WALK LIGHT POLE WOOD UNLIT, POLE FIRE HYDRANT V<E WATER VALVE "E'°° WOOD LIGHT POLE WATER METER OPP DRAIN PINE TREE • AIR CONDITIONER • NAIL & DISC • BIKE LANE PAINT MARK k4162114 5 HEDGE CHAIN LNK FENCE WOOD FENCE METAL FENCE OVERHEAD LNES STAMPED CONCRETE TILE STUBBLED CONCRETE PZ-22-15244 10/12/23 KEITH 301 East AtlaMic Blvd. Pompano Beach, FL 33060 PH: (954) 788-3400 ,,..n7aFEEEEFE'EFAI NO DESCRIPTION DATE 1 LOT 9 TOPO ADDED 4-10-17 2 UPDATE SURVEY 9-15-22 3 MERV 8. ZONING 10-10-22 4 TITLE BLOCK 11-02-22 DATE: 12- -16 DRAWN BY: DOB CHECKED BY: TG WYNWOOD / WESTDALE SHEET TITLE BOUNDARY AND TOPOGRAPHIC SURVEY SHEET NUMBER 2 of 2 PROJECT NUMBER 09703.01 lotted by: tgray On 111.20221,1 PM