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HomeMy WebLinkAboutZB Fact SheetZ.8 Legistar File ID: 06-00399v ZONING FACT SHEET April 10, 2006 Item #8 Location: Approximately 630 NE 62nd Street Legal: (Complete legal description on file with the Department of Hearing Boards) Applicant: Ben Fernandez, Esquire, on behalf Milebella Investments, LLC 200 S Biscayne Boulevard #850 Miami, FL 33131 (305) 377-6235 Zoning: R-3 Multifamily Medium -Density Residential Request: Variances from Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, Schedule of District Regulations, Required Front Yard, to allow a front yard setback of 15'0" (20'0" required) and Required Side Yard, to allow a side yard setback of 0'0" (10'0" required). Purpose: This will allow a multifamily residential project with less setbacks than required. Findings: Planning Department: Recommended denial. Analysis: See supporting documentation. ANALYSIS FOR VARIANCE 630 NE 62"d Street CASE .NO 2005-1057 Pursuant to Section 401 of Ordinance 11000, as amended, The Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed for Variance as follows: Variance for front yard: Required - 20'-0" Proposed - 15' -0" Request to waive - 5' 0" Variance for side yard: Required - 10'-0" Proposed - 0' 0" Request to waive-10'-0" The following findings have been made: • It is found that the subject property qualifies as a substandard lot under the City of Miami Zoning ordinance which constitutes hardship; however, the requested variances are more than the minimum necessary to obtain reasonable use of the property. It is therefore recommended that the applicant make every effort to redesign the project to reduce or eliminate the amount of variances being requested. • It is found that by developing the lot in the manner reflected in the plans submitted, the property owner has derived undue benefits under the Zoning Ordinance. Based on these findings, the Planning and Zoning Department is recommending denial of the application as presented. • • • 0 150 c i 300 1 1 600 Feet • 4. ::774 N ADDRESS: 630 NE 62N0 ST 0 150 300 L_ 1 1 1 600 Feet 1 ADDRESS: 630 NE 62ND ST BERCOW & RADGLL ZQN(NG, LATIE> USE AN ENVIPIC?NM ENTAL LAW Direct, 305-377-6235 E-Mail BFernandez(d)brzoningiaw.cam VIA HAND DELIVERY & FAX November 9, 2005 Ms. Teresita Fernandez Executive Secretary Planning & Zoning Department Hearing Boards Division City of Miami Riverside Center 444 SW 211<1 Avenue, 7th Floor Miami, FL 331.30 RE: Lemon Lofts - 630 NE 62nd Street Dear Ms. Fernandez: This law firm represents Mr. Steven Perricone and Milebella Investments, LLC in relation to the referenced property. This letter shall serve as the Applicant's letter of intent in order to request a variance of the west side set -back requirement in order to permit a 13 foot front where a 20 foot setback is required and zero foot side set -back where a 10 foot side setback is otherwise required. The Property. The Property is approximately 5,150 square feet in size and is zoned R-3 (Multifamily Medium Density Residential). The Applicant intends to develop the Property with a residential loft development that is consistent with all zoning requirements and will provide 6 new luxury lofts to the area. The Lernon Lofts abut the Milebella project on the west. Milebella provides a 25 foot set -back from its west property line to its building footprint. Accordingly, there will be adequate spacing between the proposed development and the Milebella project. The property is zoned R-3 however, its dimensions make it difficult to achieve an R-3 project on the site without the benefit of a variance. WACHOVIA FINANCIAL CENTER m 200 SOUTH BISCAYNE BOULEVARD, SUITE 850 a MIAMI, FLORIDA 3313/ PHONE. 305,374.5300 • FAX. 305.377.6222 Ms. Teresita. Fernandez November 9, 2005 Paget For all of the foregoing reasons we request your favorable review and recommendation. BF/b1 Ben Fernandez BERCOW & RADELL r I#S 4R PER � EABC HEARING BOARDS 444 SW 2nd Avenue, 7th Floor * Miami, Florida 33130 Telephone 305-416-2030 • Fax 305-416-2035 www.miamigov.com PUBLIC HEARING APPLICATION FOR A VARIANCE Welcome to Hearing Boards! This application is intended to serve as a guide in acquainting you with our public hearing process. By any means, please feel free to contact us at the number above, 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. Copies of lobbyist documentation with proof of payment must be submitted with the complete application. The responses to this application must be typed and must be signed in black ink. The deadline to file the complete application, along with pertinent documents, is the first five working days (1-5) of each month —unless extended because of a holiday —from 8:00 am until 3:00 pm. If you like, you could bring the materials to our office for staff review before the deadline to ensure the application is complete. Please note that the cashier on the 4th floor will close at 4:00 pm; therefore, a paid receipt must be submitted before the deadline. Upon submittal, this application must be accompanied with a signed Zoning Referral. 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. A valid 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 fee to record Zoning Board resolutions will be charged and it is determined contingent upon fees charged at the time of recordation. Go to the Miami -Dade County Recorder's Office at 22 NW First Street, First Floor. and ask for a certified copy. Please have the original recorded document mailed to the address above and bring the certified copy to our office. Copies of City Commission resolutions can be obtained at our website through the "Legislative Hub", or for certified copies, contact the City Clerk's Office at 305-250-5360. Applications given to customers do not constitute action from the City of Miami without plans review and written comments from Zoning. Rev. 08-08-05 A Variance is a relaxation of the terms of the Zoning Ordinance where such action will not be contrary to the public interest and where owing to conditions peculiar to the property and not the result of actions of the applicant, a literal enforcement would result in unnecessary and undue hardship on the property. As used in the Zoning Ordinance, a Variance is authorized only for height, area, size of structure, dimensions of yards. other open spaces, off-street parking and/or loading requirements (see Article 19 of the Zoning Ordinance). I, Ben Fernandez, Esq. on behalf of Milebella Investments, LLC, hereby apply to the Miami Zoning Board for approval of a Variance at the property located at 630 NE 62 Street, Miami, FL. folio number 01-3218-039-0030. 1. The property/location listed does not have any open code enforcement/lien violations. 2. One (1) original survey prepared by a State of Florida registered land surveyor within six (6) months from the date of application. 3. One (1) original 24x36" plan, signed and sealed by a State of Florida registered architect or engineer showing property boundaries and proposed structure(s), parking, landscaping, etc.; building elevations and dimensions and computations of lot area and building spacing. 4. Plan needs to be stamped by Hearing Boards first and then signed by a) Public Works on the 8th Floor, b) Zoning on the 4th Floor and c) Planning on the 3rd Floor, prior to submittal. Note: Plans are to be submitted to Zoning for review by appointment only starting from the 8th through the 30°' of each month. Zoning will not be accepting plans on the first seven days of the month. 5. After obtaining signatures from the above departments, two (2) 11 x 17" and one (1) 8 1/2 x 11" copies of the original plan. 6. At least two photographs that show the entire property (land and improvements). 7. 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. 8. A clear and legible copy of the subject property address and legal description on a separate sheet of paper, labeled as 'Exhibit A". 9. Affidavit and disclosure of ownership of the subject property (see pages 5 and 6). 10. Certified list of owners of real estate within 500 feet of the subject property (see pages 7 and 8). Rev. 08-08-05 2 11, What is the acreage of the project/property site? 0.17 acres 12, What is the purpose of this application/nature of proposed use? To permit a residential low-rise building. 13. Is the property within the boundaries of a historic site, historic district or archeological zone? Please contact the Planning Department on the 3rd Floor for information. No. 14. Is the property within the boundaries of an Environmental Preservation District? Please contact the Planning Department on the 3'd Floor for information. No. 15. For corporations and partnerships, the following documents are to be submitted: a) Articles of Incorporation b) Certificate from Tallahassee less than one (1) year old showing good standing c) Corporate Resolution or a Power of Attorney signed by the secretary of the Corporation authorizing the person who signed the application to do so d) For non-profit organizations only: A list of Board of Directors less than one (1) year old 16. In support of the application, please supply the following evidence, on the point enumerated in Sec 1903 of the Miami Zoning Ordinance. Note: This application will not be accepted for Zoning Board action unless all items are complete. Please list evidence to be produced and use additional sheets, if necessary. (a) Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands. structures, or buildings in the same zoning district in that: The property abuts land that has been approved for residential development that provides a 25 foot setback from the shared property line. (b) The special conditions and circumstances do not result from actions of the petitioner in that: The project to the north was previously approved and provides a generous setback from the north property line and the proposed Lemon Lofts building. (c) Literal interpretation of the provisions of the Zoning Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of the Zoning Ordinance and would work unnecessary and undue hardships on the petitioner in that: Other similarly situated buildings in the area are spaces less than 25 feet from each other. (d) Granting the Variance requested will not confer on the petitioner that special privilege that is denied by the Zoning Ordinance to other lands, buildings, or structures in the same zoning district in that: The proposed variances provide adequate setbacks between the Milebelia project and Lemon Lofts. (e) The Variance, if granted, is the minimum Variance that will make possible the reasonable use of the land, building or structure in that: The property is onit 7,800 square feet and the project is not feasible without the variances. (f) The grant of the Variance will be in harmony with the general intent and purpose of the Zoning Ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare in that: Proposed development is consistent with other projects in the immediate area. Rev. 08-08-05 3 17. All documents, reports, studies, exhibits (8 1/2 x11 ") or other materials to be submitted at the hearing shall be submitted with this application and will be kept as part of the record. 18. Cost of processing according to Section 62-156 of the Miami City Code: CS, PR, R-1, R-2, (single-family and duplex residential uses) $ 250.00 Piers, docks, wharves and the like, for each Variance from the ordinance, per lineal foot $ 45.00 Minimum $ 700.00 All applications for Variances relating to the same structure shall be assessed a single fee to be calculated per square foot of gross floor area of the proposed structure or addition, based upon the definition of gross floor area found in Section 2502 of Zoning Ordinance, as amended $ .10 Minimurn $ 650.00 Application for Variance as a result of a change in approved plans or as a result of a violation notice shall be charged an additional fee, per Variance: CS, PR, R-1, R-2 $ 250.00 All other residential districts $ 450.00 All nonresidential districts $ 550.00 Extension of time for Variance $ 500.00 Public hearing and public meeting mail notice fees, including cost of handling and mailing per notice $ 3.50 Surcharge equal to applicable fee from items above, not to exceed eight hundred dollars (800.00), except from agencies of the City; such surcharge to be refunded to the applicant if there is no appeal by the applicant or from a property owner within five hundred (500) feet of th'subjet property. Signature Name Ben Fernandez, Esq. k, Telephone 305-377-6235 Address 200 S. Biscayne Boulevard, Suite 850 Miami, FL 33131 Date November f , 2005 E-mail Address BFernandez@brzoninglaw.com STATE OF FLORIDA COUNTY OF MIAMI-DADE The foregoing was acknowledged before me this day of November 2005, by Ben Fernandez, Esq. who is a partner of Bercow & Radell: PA/la pnerhip1 He is personally known to me and who did not take an oath. (Stamp) Rev. o8-fl8 BETTY .i ERENA MY coMM ass}Or 0 OD C05957 AXP;;-IES, F=2rAllEW 27, 2 4 Sigratu AFFIDAVIT Before me, the undersigned, this day personally appeared Ben Fernandez, Esq., who being by me first deposes and says: 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 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 he/she represents, if any, have given his/her 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 foregoing petition. 0 including or ❑ not including responses to day to day staff inquires. 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. Ben Fernandez, Esq. Applicant Name STATE OF FLORIDA COUNTY OF MIAMI-DADE {44 a � Applicant Signature The foregoing was acknowledged before me this ' day Hof November 2005, by Ben Fernandez, Esq. who is a partner of Bercow :: Rad -11 .-� a/partnership. He is personally known to me and who did not take an oath (Stamp) _. _ Signat a C OM I S O 7 095997 EXPIRES_ FsOru y.27 2 06 Rev, 08-08-O5$� DISCLOSURE OF OWNERSHIP List the owner(s) of the subject property and percentage of ownership. Note: The Miami City Code requires disclosure of all parties having a financial interest, either direct or indirect, with respect to a presentation, request or petition. Accordingly, disclosure of shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their address(es) and proportionate interest are required. Please supply additional lists, if applicable. Owner's Name(es) Milebella Investments, LLC (100 % Steve Perricone) Subject Property Address(es) 630 NE 62nd Street. Miami, FL Telephone Number 305-377-6235 E-mail Address BFernandez(brzoninglaw.com 2. Street address(es) and legal description(s) of any property: a) Owned by any party listed in answer to question #1; and b) Located within 500 feet of the subject property. Please supply additional lists, if applicable. Street Address Legal Description 6101 Biscayne Blvd. 6125 Biscayne Blvd. Ben Fernandez, Esq. Owner or Attorney Name STATE OF FLORIDA COUNTY OF MIAMI-DADE Exhibit B Exhibit B Owner or Attorney Signa q The foregoing was acknowledged before me this day of November 2005, by Ben Fernandez, Esq. who is a partner of Bercor Rader PA a partnership. He is personally known to me and who did not take an oat (Stamp) LLEEign ure NA ss$,rN r9:5w Rev. 08-08-05 6 Exhibit A Address: 630 NE 62" Street Folio Nut ber:01-3218-0 39-0030 Lots 3 and 4. Block 1, KNIGHT'S ADDITION TO LEMON CITY, according to the Plat thereof, as recorded in Plat Book "A", Page 26, of the Public Records of Miami -Dade County, Florida. OR Bko 22700 PG 144-3 LAST PAGE LEGAL DESCRIPTION Lot 1 less the West 20 Ft. of Block 1 of KNIGHT ADDITION TO LEMON CITY, according to the Plat thereof, as recorded in Plat Book "A" at Page 26 of the Public Records of Dade County, Florida, and Lot 67 less the West 30 Ft. and Lot 68 less the South 4 Ft. of the East 11 Ft. thereof of WHI 1ES ADDITION TO LEMON CITY, according to the Plat thereof as recorded in Plat Book B at Page 32 of the Public Records of Dade County, Florida. Less A portion of Lots 67 and 68, WHITES LEMON CITY, according to the plat thereof as recorded in Plat Book "B", Page 32 of the Public Records of Miami -Dade County, Florida, lying in the Southeast one -quarter (S. E. 1/4) of Section 18, Township 53 South, Range 42 East, Miami -Dade County, Florida, being more particularly described as follows: BEGIN at the point of intersection of the South line of said Lot 67 and the East right-of-way line of State Road No. 5 (Biscayne Boulevard/US No. 1) as shown on Sheet 10 of 13 of the Florida Department of Transportation Right -of -Way Maps for Section 87030, Financial Project No. 2502241 as approved on June 30, 2000, and filed for Records at the Office of Right of Way Surveying and Mapping of the State of Florida Department of Transportation -District Six; thence North 02E21'31" West, along the East right-of-way line of said State Road 5, for 7.548 meters (24.76 feet), to a point of cusp of a tangent circular curve, concave to the Northeast, having a radius of 7.600 meters (24.93 feet) ; thence from a tangent bearing of South 02E21'31" East, Southeasterly along said curve to the left, through a central angle of 89E36'20", for an arc length of 11.866 meters (39.00 feet), to a point of Intersection with the South line of said Lot 68; thence South 88E02'09" West, along the South line of said Lots 68 and 67, for 7.548 meters (24.76 feet) to the POINT OF BEGINNING, Containing an area of 12.2 square meters (131 square feet), more or less. TOGETHER WITH: A portion of Lot 1, Block 1, KNIGHTS ADDITION TO LEMON CITY, according to the plat thereof as recorded in Plat Book "A", Page 26 of the Public Records of Miami8-Dade County, Florida, lying in the Northeast one - quarter (N.E. 1/4) of Section 18, Township 53 South, Range 42 East, .Miami -Dade County, Florida, being rnore particularly described as follows: BEGIN at the point of intersection of the North line of said Lot 1 with the East right-of-way line of State Road No. 5 (Biscayne Boulevard/US No. 1) as shown on Sheet 10 of 13 of the Florida Department of Transportation Right -of -Way Maps for Section 87030, Financial Project No. 2502241, as approved on June 30, 2000, and filed for Records at the Office of Right of Way Surveying and Mapping of the State of Florida Department of Transportation -District Six; thence North 87E56'04" East, along the North line of said Lot 1, for 4.301 meters (14.11 feet) to a point of Intersection of a non -tangent circular curve, concave to the Southeast, having a radius of 7.600 meters (24.93 feet); thence from a tangent bearing of South 66E43'15" West, Southwesterly along said curve to the left, through a central angle of 46E27'14", fo ran arc length of 6.162 meters (20.22 feet) to a point of non -tangent intersectionwith the East right-of-way line of said State Road 5; thence North 02E21'31" West, along said East right-of-way line for 4.197 meters (13.77 feet) to the POINT OF BEGINNING, File Number: 04-082 DoubleTime' Book227001Page1443 CFN#20040862644 Page 3 of 3 I certify from the records of this office that M[LEBELLA INVESTMENTS, LLC is a limited liability company organized under the laws of the State of Florida, filed on August 26, 2004, effective August 25, 2004. The document number of this limited liability company is L04000063129. further certify that said corporation has paid all fees due this office through December 31, 2005, that its most recent annual report was filed on May 20, 2005, and its status is active. 1 further certify that said limited liability company has not filed Articles of Dissolution. Given under my hand and the Great Seal of Florida, at Tallahassee, the Capital, this the Seventh day of October, 2005 "Acd Secretary of State Authentication 11?: 100060351241-100705-L04000063129 To authenticate this certificate;visit the following site, enter this II), and then follow the instructions displayed. www.sunbiz.org/auth.htmi 111111111111111111111111111111111111111111111 Prepared by and return to: John D. Segaul, Esq. Segaul & Stoll, P.A. 8751 W. Broward Blvd. Suite 404 Plantation, FL 33324 954-424-3600 File Number: 04-0456 Will Call No.. C:FrN 20 0 5R034-344-9 OR Bk 23245 Fss 3076 - 077t (2pgs) RECORDED 04(07/2005 09:53:20 DEED DOC TAX 1 r 8000.000 SURTAX 1'350.00 HARVEY RUVIH! CLERK OF COURT 41IAC1I--DADE COUNTY? FLORID [Space Above This Line For Recording Data] Warranty Deed This Warranty Deed made this i 4- day of l" o,A.C.L. , 2005 between Florvest, L.L.C., a Florida Limited Liability Company whose post office address is 1601 79th Street Causeway, North Bay Village, FL 33141, grantor, and Milebella Investments, LLC, a Florida limited liability company whose post office address is 1000 Brickell Avenue, Suite 710, Miami, FL 33131, grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this 'instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Miami -Dade County, .Florida to -wit: Lots 3 and 4, Block 1, KNIGHT'S ADDITION 3'O LEMON CITY, according to the Plat thereof, as recorded in Plat Book "A", Page 26, of the Public Records of Miami -Dade County, Florida. Parcel Identification Number: 01-3218-039-0030 Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and Lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2004. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. DoubleTlmee Book23245iPage3076 CFN#20050343449 Page 1 of 2 OR. BK 23245 PG 307.E LAST PAGE Signed, sealed and delivered in our presence: Fiorvest, L.L,C., a Florida Limited Liability Company By: Frederic Puren, Managing Member (Corporate Seal) State of Florida County of Miami -Dade The foregoing instrument was acknowledged before me this .2 day of February, 2005 by Frederic Puren, Managing Member of Florvest, L L,C., a Florida Limited Liability Company, on behalf of the corporation. He [ ] is personally known to me or [X] has produced a driver's license as identification. [Notary Seal] GRACE P. PERE MY COMMISSION DD 026662 EXPIRES: May 16, 2005 9andodThnh Way Put k Undenrriem Warra»ty Deed - Page 2 Notary Public Printed Name: e r G c.e ere My Commission Expires: Double/if-nee Book23245IPage3077 CFN#20050343449 Page 2of2 LEMON CITY LOFTS 630 N.E. 62 Street R-3 Multifamily Medium -Density Residential Variance, pursuant to the city of Miami Zoning Ordinance 11000 as amended, Article 4, Section 401, Schedule of District Regulations, required front yard. ▪ Required front setback: ■ Proposed: ■ Request to waive: 20 feet 15 feet 5 feet Variance, pursuant to the city of Miami Zoning Ordinance 11000 as amended, Article 4, Section 401, Schedule of District Regulations, required side yard. ■ Required side setback: ■ Proposed: ■ Request to waive: Aldo Reyes Chief Zoning Inspector 10 feet 0 feet 10 feet Date Lemon City Lofts 630 N.E. 62 ST. MIAMI, FLORIDA 33137 SCHEMATIC DESIGN SETBACK VARIANCE SUBMITTAL (REVISION DATE) MAR 1, 2006 LEWISArchitecture+DesJ zn.4T4 • INDEX: G1-01 PLOT PLAN /ZONING 1,S1-01 PERSPECTIVE VIEWS AT-E1 SITE PLAN A2.01: ,LOOR PLANS A3-01 ELEVATIONS AA,E1 BLDG. SECTION CITY OF MIAMI H AIIIING SCAFIEI, PLAN ,114Y.IE • 3!..: 11.1.7_,_, L ...,‘ P.n.'s] • Ctio,„. ".1111111.11.1. sP.K.A.,rwuC,IMEN, ag6F115P,E PF.VSONS I.. COVER N.T S 1; 8 IEMAEC PRASE A0-01 ! • • •,.!, I PEI EJ Cl/SD-9 SG.00' NE 62 STREET 50 00 LOT 4 R-3 R-3 CITY OF 'NM HEARING bARS PLA G VIE4f6 I 5r, • !we I . Signat,113 R-3 (PLOT PLAN V; g 3.3.0 LEMON C ny LOFTS , .5URVEY V.12' @!-I.x17 =1' gzdx.55 SCHEMATIC • PH.N.S ARTISTIC RENDERINGS OFr,"'\ PNOPOSEO LEMON CITY 01 LOFTS PROJECT ARTISTIC RENDERINGS Of PROPOSED LEMON CITY Q3 tons PROJECT `v ARTISTIC RENDERINGS OF PROPOSED LEMON CM 1,02 LOFTS PROJECT ARTISTIC RENDERINGS OF PROPOSED LEMON CITY , Q4,, LOFTS PROJECT J KEY PLA CTY OFRAtkli NEAPiNG et P. ADS ;PLAN y RGV1EWr__x .31212. '�J4'Fl[Yt RA YiE■7s' USLewkN [i>ircire •�csy�n; n srFc Pry. :', PERSPECTIVE RENDERAG NTs .?CHEMATVG FP,ASE BSCAYNE BLVD ❑L[1L ❑❑LLC..I 1E L ❑ ❑ E NE 61 STREET NE 62 STREET SITE PLAN PLANT LEGEND 09 R %:RGR,INNA LIVE CAV VUTCRA !Ar"HTOOI)';,'I:AIIA 'JS Qf OW.RT PALM 5UV*ESA AROOREA CLUS✓,S. ROSE,. P:rcu kPP;C H> WUSA TAI'iM3IXHX VAA. dAM'oh'1 I HRINtX RADILX+i PLOMDA MATCH PAIRS POIYAI.IFAA IONGE PER[]]LT AiOKA HEARRINGNG POARDT PLAN' REVIEW . 2CL'F i kl0iewuNrh"ae.2vie.OwJn; LEMON CITY LOFTS SITE PLAN) 79'QiixI7 1C' ^�Z9SlR SCHEMATIC PHASE Al-01 GROUND PLOOVN FE r: i HOOF PLAN CITY OF MIAMI HEAi,IN ; EV.W )9 f�l Mrs �i.7J, liTo 4 UBie�lsa,+rerx,:e Oeyaga CITY OF MIAMI HEWING BOARDS PLAN EYIEW 4A9 -. liyC • PatibceMs :n: ey. zee - a�.1/0G i.u, .Pie LEMON CITY LOFTS PARAING -'ina'= r�iixiy PP: a 1. ©24%36 SC!-YER!AAC PMASE A3-01 !--11121 BISCAYNE BLVD 0. • • 7, • • ' . un.!. e. • • .1. : •• • .ri • " • LDG. SECTION LEMON CITY LOFTS 5,0E REVIS,0,1 C.0.92,6 iP1,6511,,,RUP ' .5K r!ONS M 1,16, 1.41,x17 : CITY OF MIA1-41 : ...., '1.'2., NEAniNG RoAnDS •:.1,„„:„ .--, 1,•:•--ACAP, B.E".,JE,0,,, . ,,,,,.. scitb,IATIc f... A4-01