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September 7, 2004
VIA HAND DELIVERY
Ms. Ana Gelabert- Sanchez
Director
City of Miami Planning Department
444 S.W. 2nd Avenue
25 S.E. Second Avenue
Miami, Florida 33130
Akerrnari
Senterfitt
ATTORNEYS AT LAW
One Southeast Third Avenue
28th Floor
Miami, Florida 33131-1714
www.akerman.com
305 374 5600 tel 305 374 5095 fax
305 755-5811 dir
Ines Marrero-Priegues
imarrero@akerman.com
Re: Lofts at Mayfair/Application for Major Use Special Permit
Letter of Intent
Dear Ms. Gelabert-Sanchez:
On behalf of Mayfair Lofts, LLC, a Florida limited company ("Applicant"), we are pleased to
submit this application for a Major Use Special Permit ("MUSP") for Lofts at Mayfair, a multifamily
residential development consisting of 99 apartment units in Coconut Grove. Exhibit "C" of the
Applicant's submittal includes a detailed list of the requirements included within this MUSP Application.
Detailed descriptions of the project, its various elements and impact analysis studies are included within
this MUSP Application as well.
Please do not hesitate to call me if you have any questions concerning this matter.
Very truly yours,
AKERM3iN SENTERFITT
arrero-Piegues
}M2151191;1 }
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DEPARTMENT OF HEARING BOARDS
444 SW 2"d Avenue, 7th Floor • Miami, Florida 33130
Telephone 305-416-2030 • Fax 305-416-2035
PUBLIC HEARING APPLICATION FOR A
MAJOR USE SPECIAL PERMIT
Welcome to Hearing Boards! This application process is for your reference and review.
It is intended to serve as a guide in acquainting you with our public hearing process. Following
are a series of concerns/requirements for you take into account. By any means, please feel
free to contact the department, should you have any questions.
CITY OF MIAMI ORDINANCE NO. 11469, CODIFIED IN CHAPTER 2, ARTICLE VI OF THE
CITY CODE STATES THAT ANY PERSON WHO RECEIVES COMPENSATION,
REMUNERATION OR EXPENSES FOR CONDUCTING LOBBYING ACTIVITIES TO
REGISTER AS A LOBBYIST WITH THE CITY CLERK, PRIOR TO ENGAGING IN LOBBYING
ACTIVITIES BEFORE CITY STAFF, BOARDS, COMMITTEES AND THE CITY
COMMISSION. A COPY OF SAID ORDINANCE IS AVAILABLE IN THE OFFICE OF THE
CITY CLERK (MIAMI CITY HALL), LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI,
FLORIDA, 33133.
The responses to the attached application must be typed and the complete application
must be signed in black ink. It will be accepted, along with pertinent documents, only the
first seven days (1-7) of the month from 8:00 am until 5:00 pm. Please note that the
cashier located on the 4th floor will close at 4:00 pm; therefore, the complete application,
reviewed plans and a paid receipt must be submitted.
You will be responsible, if needed, to bring an interpreter for the English language to any
presentation before city boards, committees and the city commission. Power of attorney will
be required if neither applicant or legal counsel representing the applicant execute the
application or desire to make a presentation before city boards, committees and the city
commission.
An additional recordation cost for the resolution is $6.00 for the first page and $4.50 for
additional pages. All fees are subject to change. Also, for City Commission resolutions,
please contact the City Clerk's Office at 305-250-5360.
Applications for Zoning Change (Amendment to Zoning Atlas and/or Overlay District) and Land
Use Change (Amend the Comprehensive Neighborhood Plan) will not be accepted unless it
has a signature from the Planning and Zoning Department designee.
Applications given to customers do not constitute action from the City of Miami without
plans review and written comments from the Zoning Division of the Planning and
Zoning Department.
{M2151192;1 }Rev. 08/15/03
IT 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. THE
.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 MIAMI, FLORIDA.)
THE DIRECTOR OF THE DEPARTMENT OF PLANNING AND ZONING SHALL MAKE RECOMMENDATIONS
ON ALL APPLICATIONS FOR MAJOR USE SPECIAL PERMITS AND FOR ANY AMENDMENTS THERETO
AND SHALL TRANSMIT SAID APPLICATIONS AND RECOMMENDATIONS TO THE PLANNING ADVISORY
BOARD FOR ITS RECOMMENDATIONS AND MAY MAKE REFERRALS TO OTHER AGENCIES, BODIES, OR
OFFICERS FOR REVIEW, ANALYSIS, AND/OR TECHNICAL FINDINGS AND DETERMINATIONS AND
REPORTS THEREON. (SEE SECTION 1301.4 OF ORDINANCE 11000, AS AMENDED, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, FLORIDA.)
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 UNDER WHICH THIS MAJOR USE SPECIAL PERMIT
APPLICATION IS APPROVED; IF APPROVED BY THE CITY COMMISSION, SAID RESOLUTION AND
DEVELOPMENT ORDER SHALL, UPON EXECUTION THEREOF, BE TRANSMITTED TO THE OWNER OR
AUTHORIZED AGENT AT THE ADDRESS SPECIFIED ABOVE.
I, Ines Marrero-Prieques, Esq., on behalf of Mayfair Lofts, LLC, a Florida limited liability
company , hereby
apply to the Director of the Planning and Zoning Department of the City of Miami for approval of
a Major Use Special Permit under the provisions of Article 17 of the City of Miami Zoning
Ordinance.
Property Address(es): 3317, 3327, and 3339 Virginia Street and
2954 & 2960 Oak Street; and
2957 Florida Avenue
1. Two (2) original surveys prepared by a State of Florida registered land surveyor within six
(6) months from the date of application.
Copies of the survey are included in the MUSP book. In addition, two original surveys are
filed with the Hearing Boards as part of this submittal.
2. Two (2) 11 x17" original plans and one (1) 24x36" original plan, signed and sealed by a State
of Florida registered architect or engineer showing property boundaries, existing (if any) and
proposed structure(s), parking, landscaping, etc.; building elevations and dimensions and
computations of lot area and building spacing.
Copies of the plans are included in the MUSP book. In addition, two full sized, original plans
are filed with the Hearing Boards as part of this submittal.
3. Plans need to be stamped by Hearing Boards first and then signed by Public Works on the
8`h Floor, Zoning on the 411' Floor and Planning on the 3rd Floor, prior to submittal of
application.
Submitted plans have been stamped accordingly.
4. An 8 Y2 x 11" copy of the plans after signature from the above departments.
Reduced, stamped and signed plans are included in this submittal.
{M2151192;1}Rev. 08/15103 2
5. All documents, reports, studies, exhibits (8 1/2 x11") or other written or graphic materials to
be submitted at the hearing shall be submitted with this application.
Attached.
6. Affidavit and disclosure of ownership of subject property and disclosure of interest (see
pages 5 and 6).
Attached.
7. Certified list of owners of real estate within a 500-feet radius from the outside boundary of
property (see pages 7 and 8).
See Exhibit H
8. At least two photographs that show the entire property (land and improvements).
See Exhibit S
9. A clear and legible copy of the recorded warranty deed and tax forms of the most current
year that shows the present owner(s) and legal description of the property.
See Exhibit G
10. A dear and legible copy of the subject property's legal description on a separate sheet of
paper.
See Exhibit F
11. Maps showing the existing zoning designation and the adopted comprehensive plan
designation for areas on and around the property.
See Exhibit C
12. 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.
See Context Study and supporting material within Exhibit S
13. Concept Plan:
a) Site plan and relevant information per Section 1304.2.1 d-h in Zoning Ordinance
11000, as amended.
b) Relationships to surrounding existing and proposed uses and activities, systems and
facilities, per Section 1702.2.2a in Zoning Ordinance 11000, as amended
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 1702.2.2b in Zoning Ordinance 11000, as
amended.
See Exhibit S
{M2151192;1}Rev. 08/15103 3
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14. Developmental Impact Study (an application for development approval for a Development
of Regional Impact may substitute),
Not applicable, project is not a DRI.
15. Other (specify and attach cover letter explaining why any document you are attaching is
pertinent to this application).
No additional information is provided.
16. Twenty-five (25) "Major Use Special Permit" books containing the above information. If this
project requires Zoning Board approval, a total of thirty-five (35) books will be required.
Twenty five books will be provided.
17. Cost of processing according to the City Code:
a) (i)$ 15,000.00 for the Major Use Special Permit.
(ii) $1,150.00 MUSP Advertising Surcharge
(iii) $ 3,458.00 Mailed Notice Fee (494 labels x 2 x $3,50)
b) Additional fee of $ 0.00 , for any required special permits, changes of
zoning or variances.
c) Total Fee: $ 19,608.15
18. Is the property within the boundaries of a historic site, historic district or archeological zone
designated pursuant to Chapter 23 of the Miami City Code? (Contact the Preservation
Officer at the Planning and Zoning Department at 305-416-1400 for information.)
NO
19. Is the property within the boundaries of an Environmental Preservation District designated
pursuant to Chapter 17 of the Miami City Code? (Contact the Preservation Officer at the
Planning and Zoning Department at 305-416-1400 for information.)
NO
20. What is the purpose of this Major Use Special Permit/nature of proposed use? (Be specific.)
To request PUD FAR Bonus and Affordable Housing Trust Fund Bonus for multifamily
residential project in the SD-2 District consisting of 99 apartments and 141 parking spaces
{M2151192;1 }Rev. 08/ 15/03 4
Signature
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Name Ines Marrero-Priegues, Esq.
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Telephone (305) 755-5811
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Address 1 S.E. Third Avenue, Suite 2800
Miami, Florida 33131
Akerman Senterfitt P.A.
Date 7/ �
The foregoing instrumentwas s acknowledg d before me this
2004, by Ties `t','
individualipartnerlag*nticorporation of
a(n) individuallpartnership/corporation. He/She is erg sonall
produced as identification and wh• yid (did not ake an oath.
(Stamp)
known to me or who has
{M2151192;1}Rev. 08/15/03 5
AFFIDAVIT
Before me, the undersigned authority, this day personally appeared Ines Marrero-Priegues,
Esq. who being by me first deposes and says:
1. That she is the legal representative of the owner, submitting the accompanying application
for a public hearing as required by the Code of the City of Miami, Florida, affecting the real
property located in the City of Miami, as described and listed on the foregoing pages of this
affidavit and made a part thereof.
2. That all owners which she represents, if any, have given their full and complete permission
for 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, El including responding to day to day staff
inquires; 0 not including responding to day to day staff inquiries in which case he/she
should be contacted at (305) 755-5811.
3. That the foregoing pages are made a part of this affidavit contain the current names, mailing
addresses, telephone 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.
Ines Marrero-Priegues, Esq.
Akerman Senterfitt, P.A.
Applicant Name
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Applicant Siig ature
The foregoing instrument was acknowledged before me this day of
200 by Ines Marrero-Priegues who is a(n) individual. he is person
m r who has produced as identif Lion and who did (did not)
take an oath.
(Stamp)
{M2151192;1}Rev. 08/15/03 6
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M " ' ARROJAS
MY COM ;ON # DD 242245
EXPIRES. "if ecember 16,2007
Banded Tnru Nauy Yubk Underwriters
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DISCLOSURE OF OWNERSHIP
1. Legal description and street address of subject real property:
3317, 3327, and 3339 Virginia Street; and 2954 & 2960 Oak Street;
and 2957 Florida Avenue.
Legal description is attached as Exhibit 1 to MUSP Application, attached.
2. Owner(s) of subject real property and percentage of ownership. Note: 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. (See below; please supply additional lists, as applicable.)
Owner's Name Mayfair Lofts LLC, a Florida limited liability company
Mailing Address 1010 Brickell Avenue, Suite 504, Miami, FI 33131
Telephone Number (305) 424-0770
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 500 feet of the subject real property. (See
below; please supply additional lists, as applicable.)
Street Address Legal Description
None
Li Marrero- qe5
Attorney for Owner Name
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Att rney for caner Cgnature
20che fore ping instr ment was acknowledged before me this 1 day o
by '. ' r e — / f f wh'. Is a(n)
individual/partner/a a corporation -<�F:
a(n) individual/partnership/corporation. He/ . he is persd I v known toy �me or who has
produced as identification and who did (did not) take an oath.
(Stamp)
{M2151192;1}Rev. 08/15/03 7
Mayfair Ownership Schedule
Mayfair Holdings, LLC is the sole member of Mayfair Lofts, LLC
The Members of Mayfair Holdings, LLC are:
Christa Florida Holdings, LLC
Sole Member: David Christa
Royal Bay Group at Mayfair, LLC
Sole Member: Robert Thorne
Mayfair CG, LLC
Sole Member: Hernando Ordonez
Quilla, LLC
Sole Member: Edgar Renteria
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Lofts at Mayfair / MUSP Application
Section 1304 Information
In accordance with the requirements of Section 1304 of the City's Zoning Ordinance, the
following information is provided in connection with this application for Major Use Special
Permit for the Miami River Village.
Application forms; supplementary materials
1. Statement of ownership and control of the proposed development activity.
The subject property is owned by Mayfair Lofts, LLC, a Florida limited liability
company. An Ownership Affidavit, copies of deeds and the corresponding disclosure
of ownership information are provided under Tab B.
2. Statement describing in detail the character and intended use of the development
activity.
Lofts at Mayfair will be a multifamily residential project with a total of 99 apartment
units with a private pool deck and recreational area. The project will also contain 141
parking spaces. The project is proposed for a parcel of land consisting of approximately
±0.89 acres located on the east side of Virginia Street, north of Florida Avenue and
South of Oak Avenue. All three of these street frontages are primary pedestrian
pathways. As such, and to encourage pedestrian -friendly street activity, the ground
level units will provide live/work units. All the onsite parking for the development will
be provided within an underground parking garage. This will eliminate any visible
garages. All the loading and service areas of the project are also internalized.
3. 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.
An aerial photograph is included in the application. Also enclosed are a general
location map and a context map of the project depicting the surrounding buildings.
See, Tabs D and S.
{M2137334;1 }
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4. 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 and shown in the Context Plan and the Ground
Floor Plan, provided under Tab S .
5. Boundaries of the project, any existing streets, buildings, watercourses, easement
and section lines.
The boundaries of the project and the location of streets and all easements are shown on
the Survey of the Property included under Tab R.
6. Exact location of all buildings and structures.
At this time, there is a building on the southern half of the Property. This existing
building, which the developer will eventually demolish, was the site of several failed
night clubs and restaurants. The developer has remodeled the building for temporary
use as the sales center for the project, The northern portion of the property is
undeveloped and has been a surface parking lot. Two old bungalows exist on the lots
fronting Oak Avenue. They will be demolished as well. The location of the proposed
buildings is shown on the site plans included within the application book.
7. Access and traffic flow and how vehicular traffic will be separated from
pedestrian and other types of traffic
Access to the project will be mid -block from Virginia Street, at a point parallel to the
existing 10 foot wide private alley. The proposed development will reduce number of
driveway intrusion into the sidewalks from six to one. A detailed analysis of the site
access, traffic flow and traffic impact is set forth in the Traffic Impact Study under Tab
O.
8. Off-street parking and off street loading area.
The project includes an underground garage providing a total of 141 parking spaces
108 required). An additional 19 tandem spaces are provided for additional parking.
The project also includes one (1) loading bay of 14' 0" x 43'x 0" as required by the Zoning
Ordinance. All the loading and servicing are located in areas internal to the project. A
detailed analysis of the offstreet parking element of the project is summarized on page
{M2137334;1 }
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A-100 and A-100.5 of the Site plan, the loading area in depicted in the First Floor Plan
. on Page A-101 of the Site Plan under Tab S.
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9. Recreational Facilities location
The project proposes an outdoor swimming pool, and a recreation/exercise room. In
addition, some units include private terraces with private spas. These recreational areas
are depicted on the Second Level Plan included in Page A-102 and the Roof/Terraces
Plan & Details in Page A-106 of the Site Plan, under Tab S.
10. Screens and Buffers
The project is self contained. All the loading and servicing is interior to the project.
11. Refuse collection Areas.
Waste collection will be provided by a containerized compactor system located within
the service area of the buildings.
12. Access to utilities and point of utilities hookups.
A study of the utilities, including connections and sing offs from the Miami -Dade Water
and Sewer Authority Department is included in the Site Utility Study located under Tab
P.
13. Tabulation of total gross acreage in the project and the percentages thereof
proposed to be devoted to various permitted uses:
Building
Footprint Total 22,568 sq. ft. 39.99 % of Gross Lot Area
Green space
6,165 g.s.ft 10.92 provided (10% required)
Net Lot Area = 0.89 Acres
Also, please refer to Project Criteria/Zoning Date Summary on Page A-002
{ M2137334;1 }
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14. Tabulation of total gross acreage in the project and the percentages thereof
proposed to be devoted to ground coverage by structures:
Gross Lot Area = 56,463 sq. ft.
Footprint = 22,568 sq. ft.
Percentage of lot coverage = 39.99% of Gross Lot Area
15. Tabulation showing the derivation of numbers of off-street parking and offstreet
loading spaces shown in the site plan required and referenced in Item 4., above.
Minimum Required Parking Provided Parking
All Phases 108 141*
* this total excludes 19 additional Tandem spaces provided
Loading Requirement Loading Provided
All Phases 1 Loading Bays 1 Loading Bay
16. Tabulation showing the total project density in dwelling units per acre.
The project proposes residential development at a density of 112 DU/net acre.
17. Statement maintenance and provision of common facilities
During the initial phases of development , all common facilities will be maintained by
the Owner/Developer. Upon completion of the project, a condominium association
shall be created to maintain such common areas.
18. Storm Draining and Sanitary Sewerage Plans
A letter confirming storm drainage, water distribution waste waster and solid waste
generation review by MDWASAD is included in the Site Utility Study located under
Tab P.
19. Architectural definitions for buildings in the development; exact number of
dwelling units, sized, and types, together with typical floor plans of each type.
{M2137334;1 }
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Detailed information and breakdown of square footage of all uses are found under
Project Criteria within the Project Summary, included under Tab E and Tab R. Typical
floor plans for the various residential units are shown on the Site Plan. All drawings
are located under Tab S.
20. Landscaping plan, including types, sizes and locations of vegetation and
decorative shrubbery, and showing provisions for irrigation and future maintenance.
21. Plans for recreation facilities, including location and general description.
The project includes a recreational area with pool and exercise room. In addition, some
units include private terraces with spas. These private recreational facilities are
intended for the exclusive use of the residents and guests of the project.
22. Additional data, maps, plans or statements as may be required for the particular
use or activity involved.
The details of the spaces and calculations used to compute the Floor Area Ratio (FAR)
for the project are shown on the Zoning/Area Tabulations included within the site plan.
Tab S.
23. 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 building are shown
on the various building elevations. All elevation sections are located under Tab S.
f M2137334;11
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08/04/04 10:16 FAX 3054166811 ADAMS GALL:=NAR IGLESIAS
tJ002
111111111111111111111111111111111111111111111
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This instrument prepared by:
Robert A, Brandt, P.A.
1110 Bricicell Avenue, PH-1
Miami, FL. 33131
Property Appraisers Folio Number: 01-4121-034-Q300 & 1-4121-034-0280
CFN 2CJ04R 1461067
OR Bk 22381 Pas 1721 - 1723; C3vs.0
RECORDED 06/09/2004 12t34:14
DEED DDC TAX 27,000.00
SURTAX 20r2.5 .00
HARVEY RUVI lH r CLERK OF 1 UURT
IMIAIII-DADE COUNTY? FLORIDA
WARRANTY DEED
(STATUTORY FORM -SEC TION 689.02 F.S.)
THIS INDENTURE, executed this 7 de,, of
, 2004, by
GROVE HOUSE, INC., a Florida corporation
Grantor* whose post office address is: 1110 Brickell Aver:ue, PH-1, Miami FL 33131, to:
MAYFAIR LOFTS, LLC, a Flarka limited liability company
whose post office address is: 1110 Brickeli Avenue, #504 Miami, FL 33131, Grantee,
WITNESSETH, That said Grantor, for and n consideration of the sum of Ten 001100
($10_00) Dollars, and other good and valuable consider- Lions to said grantor in hand paid by said
Grantee, the receipt where of is hereby acknowledged, r is granted, bargained and sold to the said
Grantee, and Grantee's heirs and assigns forever, the fz flowing described land, situate, lying and being
in Miami -Dade County, Florida, to -wit:
See attached EY hibit "A".
Subject to: Unpaid taxes for the year 2004 and ibsequent years; which are not yet due and
payable; zoning restrictions imposed by governs ental authority; restrictions and matters contained
in or appearing on the Plat or otherwise commo= to the subdivision without intending to reimpose
same; public utility easements of record.
and said Grantor does hereby fully warrant the title to sal:: land, described solely as Parcel A, Parcel B, and
Parcel C. on Exhibit A attached hereto, and will defend ti_;3 same against the lawful claims of all persons
whomsoever.
08/04/04 10:16 FAX 3054166811 ADAMS GALL fNAR IGLESIAS
2003
igned, sealed and delivered
in the presen efv {tnesses:
C FOVE HOUSE, INC.,
a Florida corporatio
Print name:
Scott A. Silver, . resident
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
`11,1 I HEREBY_CERTIFY that the foregoing it 3trument was acknowledged before
me this day of c)/Li € , 2004 by SCOTT A SILVER, president, of GR EE HOUSE, 1NC,, a
.Florida corporation, who is/are personally known to me c who has/have produced1'
identification and who did take an oath.
•
WITNESS my hand and official sea
My Commission Expires:
This Instrument was prepared by:
Robert A, Brandt, Esq.
1110 Brickell Avenue, PH-1
Miami, FL 33131
This instrument was prepared by:
Robert A. Brandt, Esq.
1110 Brickell Avenue, PH-1
Miami, Florida 33131-3139
ounty and Sta
N' )TARY P
nd on the date last aforesaid,
MARITZA S. de P11Z
MY COMMISSION' DO 128775
94P1RES' Aug uSi 27, 2
ae��,i
ja*NOT
err r�isc�tr _._..�
08/04/04 10:16 FAX 3054166811 ADAMS GALLENAR IGLFSIAS [}004
OR 3K 223 1 PG 172
LAST PAGE
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EKHIT'A'A'
Legal Description
Parcel A;
Lot 39, less the North 5 feet, Block 3, of NILLIAM A. RICE SUBDIVISION,
according to the Plat thereof, as records :I in Plat Book 1 Page 13, of the Public
Records of Miami Dade County, Florida
Parcel B;
The North 88 feet of Lots 37 and 38, Rai( 3, of WILLIAM A. RICE SUBDIVISION,
as per Plat in Plat Book 1, Page 13, of th 9 Public Records of Miami -Dade County,
Florida, LESS (but including any reversio,ary interest therein) the North 5 feet of
said Lots 37 and 38, and LESS the V 'est 5 feet of said Lot 37, Block 3, of
WILLIAM A. RICE SUBDIVISION, as per i 'fat in Plat Book 1, Page 13, of the public
Records of Miami -Dade County, Florick : LESS the East 2.5 feet of the West
7.5 feet of the North 88 feet of said _ot 37, Block 3 of WILLIAM A. RICE
SUBDIVISION, as per Plat in Plat Bool< 1, Page 13, of the Public Records of
Miami -Dade County, Florida and the ex ernal area of a circular curve having a
radius of 25 feet and tangents which ar 25 feet South of and parallel with the
centerline of Oak Avenue and 32.5 f =t East of and parallel with the City of
Miami Monument Line of Virginia Street of said Lot 37, Block 3, of WILLIAM A.
RICE SUBDIVISION, as per Plat in Plat E:)ok 1, Page 13, of the Public Records of
Miami -Dade County, Florida.
Parcel C;
The South 45 feet of Lots 37 and 38, Lass the West 5 feet thereof, Block 3 of
WILLIAM A. RICE SUBDIVISION, according to the Plat thereof, as recorded in
Plat Book 1, at Page 13 of the Public Re lards of Miami -Dade County, Florida,
Also known, per Surveyor's Affidavit gf Walter E. Venegra dated May 25,
2004, as;
Lot 37, 38, and 39, Block 3, less the Ill )rth 5 feet of all three Lots and less the
following portions of Lot 37: (I) the Wes5 feet: (ii) the East 2.5 feet of the West
7.5 feet of the North 88 feet; and (Ili) thy-= external area of a circular curve having
a radius of 25 feet and tangents which . ;re 30 feet South of and parallel with the
City of Miami Monument Line of Oak A -enue and 32.5 feet East of and parallel
with the City of Miami Monument Line 3f Virginia Street, of WILLIAM A. RICE
SUBDIVISION, according to the Plat th 9reof, as recorded in Plat Book 1, Page
13, of the Public Records of Miami-Dadr County, Florida.