HomeMy WebLinkAboutVariance Appl & Supp Docs•
DEPARTMENT OF HEARING BOARDS
444 SW 2nd Avenue, 7th Floor • Miami, Florida 33130
Telephone 305-416-2030 • Fax 305-416-2035
PUBLIC HEARING APPLICATION FOR A
VARIANCE
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.
Rev. 09/30/03
o
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 of this Ordinance 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, Judith A. Burke, EsQ. on behalf of Flagstone Island Gardens, LLC, the contract
lessee, and Joe Arriola, City Manager, on behalf of the City of Miami, under that certain
Agreement to Enter into a Ground Lease adopted by the City of Miami Commission on
December 12, 2002, by Resolution No. 02-1304
hereby apply to the City of Miami Zoning Board for approval of a variance from the terms of the
Zoning Ordinance of the City of Miami, affecting the property located at the northwest
quadrant of Watson Island , folio number 01-3231-000-0012
1. Three (3) original surveys of the property prepared by a State of Florida registered land
surveyor within six (6) months from the date of the application.
2. Two (2) 11x17" 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, building elevations and dimensions and
computations of lot area and building spacing, etc.
3. Plans need to be stamped bHearing Boards first and then signed by Public Works on the
8th Floor, Zoning on the 4th Floor and Planning on the 3rd Floor, prior to submittal of
application.
4. An 8'/z x 11" copy of the plans after signature from the above departments.
5. Affidavit and disclosure of ownership of subject property and disclosure of interest (pages 5
and 6).
6. Certified list of owners of real estate within a 500-foot radius of the outside boundary of
property covered by the application (pages 7 and 8).
7. At least two photographs that show the entire property (land and improvements).
8. 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.
9. A clear and legible copy of the subject property's legal description on a separate sheet of
paper.
10. 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.)
11. 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.)
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12. What is the acreage of the project/property site? 24.2 acres of land containing 13.4 +1-
of submerged land and 10.8+/- of uplands
13. What is the purpose of this application/nature of proposed use? Request for variance to
the setback per Article 4. Section 401, "C-1", for the base building maximum height at
front setback
14. All documents, reports, studies, exhibits (8 % x11") or other written or graphic materials to
be submitted at the hearing shall be submitted with this application.
15. Other (specify and attach documents explaining why any information you are attaching is
pertinent to this application).
16. The Variance request is for relief from the provisions of Section 401 of the City of
Miami Zoning Ordinance as follows:
17. In support of the application, the applicant is prepared to offer the following evidence, on
the point enumerated at Section 1903 of the City of Miami Zoning Ordinance. Note: This
application cannot be accepted for Zoning Board action unless all of the following six items
are completed. 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: See memorandum attached as Exhibit "A".
(b) The special conditions and circumstances do not result from the actions of the petitioner in
that: See memorandum attached as Exhibit "A".
(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: See memorandum attached as Exhibit "A".
(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: See memorandum attached as Exhibit "A".
(e) The Variance, if granted, is the minimum variance that will make possible the reasonable
use of the land, building or structure in that: See memorandum attached as
Exhibit "A".
(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: See memorandum attached as Exhibit "A".
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18. Cost of processing according to Section 62-156 of the 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
Minimum $ 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 the subject property.
Signatu
Address 201 S. Biscayne Blvd.
Name: Judith A. Burke on behalf of Miami. Florida 33131
Flagstone Island Gardens, LLC
Telephone 305-379-9187 Date: April 1, 2004
673046-1
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STATE OF FLORIDA
COUNTY OF MIAMI-DADE 'WI
The foregoing instrument was acknowledged before me this B i day of44 C.k
2004, by Judith A. Burke, Esq.
who is a(n) agent of Flagstone Island Gardens, LLC , a limited liability company. She is
personally known to me or who has produced as identification and
who did (did not) take an oath.
(Stamp)
Linda Christian
NYMy Commission M195i11
e' Expires Mare}, 23, 2007
673046-1
E. Owner's List
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OWNER'S LIST
Owner's Name City of Miami
Mailing Address 444 S.W. 2nd Avenue, Miami, Florida 33130
Telephone Number (305) 416-1452
Legal Description: See Exhibit "A"
Owner's Name:
Mailing Address
Telephone Number
Legal Description:
Owner's Name:
Mailing Address
Zip Code
Telephone Number
Legal Description:
Any other real estate property owned individually, jointly, or severally (by corporation, partnership
or privately) within 500 feet of the subject site is listed as follows:
Street Address Legal Description
Street Address Legal Description
Street Address Legal Description
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AFFIDAVIT
Before me, the undersigned authority, this day personally appeared Judith A. Burke, Esq.
who being by me first deposes and says:
1. That she is the legal representative of Flagstone Island Gardens, LLC, the co -applicant
submitting the accompanying application for a public hearing, as contract lessee under that
certain Agreement to Enter into a Ground Lease adopted by the City of Miami Commission
on December 12, 2002, by Resolution No. 02-1304, 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 said applicant which she represents has given its 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, 0 including responding to day to day staff
inquires; 0 not including responding to day to day staff inquiries in which case she should
be contacted at 305-379-9187 .
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 she is
the 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.
Judith A, Burke, Esq.
Applicant Name Applicant Signature
673046-1
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STATE OF FLORIDA
COUNTY OF MIAMI-DADE
The foregoing instrument was acknowledged before me this tek
day of lr
2004, by Judith A. Burke, Esq.
who is a(n) agent of Flagstone Island Gardens, LLC, a limited liability companv-
She is personally known to me or who has produced as identification and who did (did
not) take an oath.
(Stamp)
Linda Christian
`.3 My Commission D0196811
a Expires March 23, 2007
673046-1
2004 by
AFFIDAVIT
Before me, the undersigned authority, this day personally appeared Joe Arriola, who being by me
first deposes and says:
5. That he is the City Manager of the City of Miami, the co -applicant submitting the accompanying
application for a public hearing, as contract lessor under that certain Agreement to Enter into a
Ground Lease adopted by the City of Miami Commission on December 12, 2002, by Resolution No,
02-1304, 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.
6, That said co -applicant has given its full and complete permission for him to act on its behalf for the
change or modification of a classification or regulation of zoning as set out in the accompanying
petition, 0 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
7. 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 is the owner
or representative.
8. The facts as represented in the application and documents submitted in conjunction with this
affidavit are true and correct.
Further Affiant sayeth not.
Joe Arriola
Co -Applicant Name
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
The foregoing instrument was acknowledged before me this 944() day of Ipri L
Joe Arriola who is an individual L5,
erso or who has produced as identification and
who did (did not take ath.
AS TO FORM AND
GDP FC.. S:
III (Stamp)
dro llo
y Attorney
7140632-1
Signature
a U4
Mr:DxE6_sP' E VALDES
# CC 984094
.:17-1 RES: Jan 25, 2005
FL :.FF.itay Service & Bonding_ irtc.
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DISCLOSURE OF OWNERSHIP
Street address and legal description of subject property:
Northwest quadrant of Watson Island — See Exhibit "B" attached hereto.
2. Owner(s) of subject property and percentage of ownership. Note: The Miami City Code
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,
disclosure of shareholders of corporations, beneficiaries of trusts, and/or any other
interested parties, together with their addresses and proportionate interest are required.
(Please supply additional lists, as applicable.)
Owner's Name
Mailing Address
Telephone Number
City of Miami
444 S.W. Second Avenue Zip Code 33130
305-416-1452
3. Street address and legal description of any property (a) owned by any party listed in answer
to question #2 and (b) located within 500 feet of the subject property. (Please supply
additional lists, as applicable.)
Street Address
APPROVED AS TO
CORiCTNESS:
idro tiareiio
Attorney
0 A
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Legal Description
Owner or Attorney for Owner Signature
Joe. Arriola, City Manager
The foregoing instrument was acknowledged before me this day of
20_, by who is a(n)
individual/partner/agent/corporation of
a(n) individual/partnership/corporation. He/She is personally known to me or who has
produced as identification and who did (did not) take an oath.
(Stamp)
673046-1
Signature
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DISCLOSURE OF OWNERSHIP
Legal description and street address of subject real property:
Northwest Quadrant of Watson. Island, Miami
See Exhibit "A"
2. Owner(s) of subject real property and percentage ownership. Note Section
2-618 of the Code by the City of Miami 9419 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.
(a) Flagstone Island Gardens, LLC, a Delaware lirnited liability company,
is the leasehold owner. Its membership interests are one hundred percent
(100%) owned by Flagstone Miami Holdings, LLC.
(b) The membership interests of Flagstone Miami Holdings, LLC, a
Delaware limited liability company, are one hundred percent (100%) owned
by Flagstone Property Group, LLC.
(c) The membership interests of Flagstone Property Group, LLC a
Delaware limited liability company, are owned by: forty-nine (49%) percent
by Familia 2002 Irrevocable Trust (f/k/a Mehmet Bayraktar 2002
Irrevocable Trust); forty-nine (49%) percent by Familia Florida Intangibles
Tax Trust (facia Mehmet Bayraktar Florida Intangibles Tax Trust); Two
(2%) by Flagstone Development Corporation.
(d) Familia 2002 Irrevocable Trust is a grantor trust that will last for the
perpetuities period (360 years, plus), whose beneficiaries are members of the
Bayraktar family.
(e) Familia Florida Intangibles Tax Trust is a revocable trust, whose
beneficiary is Mehmet Bayraktar.
(f) The shares of Flagstone Development Corporation, a Delaware
corporation, are ninety-nine and one-half (99.5%) percent owned by Mehmet
Bayraktar and one-half (.05%) percent owned by Sukriye Bayraktar.
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.
N/A
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STATE, OF FLORIDA
SS:
COUNTY OF DADE
Me
Mehmet Bayraktar, being duly sworn, deposes and says that he is the (Applicant)
of the real property described in answer to question # 1, above, that he has read the
foregoing answers and that the same are true and complete; and that he has authority to
execute the Disclosure of Ownership form on behalf of the Applicant.
Lurk,— (SEAL)
SWORN TO AND SUBSCRIBED
before me this 4. day of March 2004
P Linda Christian
My Commission D0195811
pia w Expires Mart 23, 2007
671019-1
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Exhibit "A"
(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.
Island Gardens (the "Project") is currently situated in the northwest quadrant of
Watson Island (the "Site"). The boundaries of the Site were designated in the Request
for Proposal ("RFP") issued by the City of Miami. The Project is a mixed -use
development, which includes two hotels, retail and restaurant space, mega -yacht
marina, chandlery, fish market and a maritime gallery. The upland portion of the
Project is bounded by Biscayne Bay on the southwest side and by MacArthur
Causeway on the northeast side.
Pursuant to section 401 of the Code, buildings exceeding certain heights must be set
back an additional one (1) foot for each foot over the maximum height. Given. the
Property's configuration, absent the requested variance, the portion of the Project
containing the Spinnaker Hotel (the "Building") will essentially be set back into the
middle of Biscayne Bay. Therefore, special conditions and circumstances exist which
are peculiar to the Building and which are not applicable to other buildings in the
same zoning district.
(b) The special conditions and circumstances do not result from the actions of the
petitioner.
The existing special conditions and circumstances do not result from actions of the
petitioner. In the original RFP guidelines, the Site was predetermined by the City of
Miami. As stated in paragraph (a) above, the Property is bounded by Biscayne Bay
and MacArthur Causeway in such a fashion as to severely limit the available land
upon which to construct the Building. Thus, the Site's configuration, as defined in
the original RFP, dictated the placement of the Building on the Site.
The Building, as currently designed, is the culmination of architectural and design
efforts to fully capture the splendor and beauty of the City of Miami, while
simultaneously meeting the RFP guidelines and being able to construct aesthetically
pleasing public retail and restaurant locations. The requested variance is necessary in
order to permit the Building to move forward to achieve these endeavors. Thus
special conditions necessitating the variance do not result from actions of the
petitioner.
(c) Literal interpretation of the provisions of this zoning ordinance deprives the
applicant of rights commonly enjoyed by other properties in the same zoning
district under the terms of this zoning ordinance and works unnecessary and
undue hardship on the petitioner.
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The purpose and intent of the existing zoning ordinances in the Code is to facilitate
development in the City of Miami. Strictly speaking, these ordinances were enacted
in order to regulate development in the downtown areas, where tall buildings need to
be set back from one another for architectural reasons in order to maximize view
corridors, facilitate air flow and provide sufficient access to sunlight. The Building
will be one of only two structures of comparable height on Watson Island. As
presently designed, both structures have access to sufficient sunlight and proper air
flow. As such, there is no need to set the Building back in accordance with the
purpose and intent of the Code.
A strict reading of the Code creates an undue hardship for the Building because it will
make it impossible to build. As detailed in paragraph (a) above, the required setback
will locate the Building in the middle of Biscayne Bay. As such a literal interpretation
of the Code provisions works an unnecessary and undue hardship on the petitioner.
(d) Granting the variance requested conveys the same treatment to the individual
owner as to the owner of other lands, buildings, or structures in the same zoning
district.
The Project will be situated on land, a portion of which is zoned Parks and Recreation
("PR"), with the remainder being zoned Commercial Restricted ("C-1"). The
Building requiring the variance falls within the C-1 district. Projects in C-1 districts,
per the Code, have no height limitations. Accordingly, granting the requested
variance conveys the same treatment to the Building as that in other C-1 districts.
(e) The variance, if granted, is the minimum variance that makes possible the
reasonable use of the land, building, or structure.
The requested variance is the minimum amount of variance needed. The Building has
been structurally designed and configured in order to maximize public access and
enjoyment. Unifying these various elements requires a variance, of which the
requested amount is the minimum needed in order to achieve these Project goals.
(f) The grant of the variance is in harmony with the general intent and purpose of
the zoning ordinance, and is not injurious to the neighborhood, or otherwise
detrimental to the public welfare.
The grant of variance for the Building will not be injurious, incongruent with, or
detrimental to the public welfare. in fact the requested variance will facilitate the
Project goals of promoting and encouraging public access and enjoyment of the
recreational opportunities included within and adjacent to the Building. The requested
variance will provide citizens and visitors to the City of Miami with additional
destinations for leisure and enjoyment.
The variance will permit the Project to be developed as presently configured, which
will maximize view corridors between the building towers. The two tower structures
668757-1
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are the products of architectural efforts to capture the scenic views of the City of
Miami, as well as those of the surrounding areas. As such the requested variance is in
complete harmony with the intent and purpose of the Code, and will benefit residents
and visitors of the City of Miami.
668757-1
LEGAL DESCRIPTION OF UPLAND PARCEL
Commence at a point shown marked by an 5/8" diameter iron rod and Cap Stamped
F.D.O.T., shown as P.T. Sta. 25+50 on the "Official Map of Location and Survey of a
portion of Section 8706, designated as part of State Road A 1-A in Dade County,
Florida", prepared by the State Road Department of the State of Florida, as recorded in
Map Book 56, at Page 71 of the Public Records of Dade County, Florida. Said point
being the point of tangency of the original center line of the Douglas MacArthur
Causeway running Easterly and South Easterly from the Westerly limits (West Bridge) of
Watson Island as shown on Sheet 3 of the State Road Department Right -of -Way Map,
Section No. (8706-112) 87060-2117, revised March 25, 1959, said most Northerly curve
having a radius of 1432.69 feet and a central angle of 62 3 00' 00 seconds" thence South
59 3 51' 26" West departing radially from said centerline a distance of 987.36 feet to a
Projected Bulkhead line; thence North 17 3 12' 21" West .along said bulkhead line, a
distance of 238.86 feet to the point and place of beginning; thence North 17' 12' 21" West
continuing along said bulkhead line a distance of 924.70 feet to the Southerly right of
way line of State Road A-1-A Douglas MacArthur Causeway; thence along said
Southerly right of way line the following courses and distances; South 893 10' 55" East, a
distance of 73.08feet; thence North 86 ' 44' 00" East, a distance of 67.09 feet to non -
tangent curve concave to the Northeast whose radial line bears North 393 29' 18" East
having a radius of.160.00 feet and central angle of 22 ' 09' 33"; thence along said curve
an arc length of 61.88 feet; thence South . 72 3 40' 15" East continuing along said
Southerly right of way line a distance of 276.49 feet; to a curve concave to the Southwest
having a radius of 600.00 feet and central angel of 46' 17' 39" thence along said curve an
arc length of 484.79 feet to a point of tangency; thence South. 26. 3 22' 36" East continuing
along the southwesterly right of way line of State Road A1-A, a distance of 196.59 feet;
thence South 54 3 07' 39" West Departing Said right of way line, a distance of 532.16
feet; thence. North 35 3 54' 03" West, a distance of 132.74 feet; thence South 54 3 07' 39"
West, a distance of 150.14. feet to the point of beginning.
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LEGAL DESCRIPTION ocio_aggplMEPARCEL
Commence at a point marked by an 5/8" diameter iron rod and Cap Stamped F.D.O.T.,
shown as P. T. Sta. 25+50 on the •"Official Map of Location and Survey of a portion of
Section 8708, designated as part of State Road A-1-A in Dade County, Florida", prepared
by the State Road Department of the State of Florida, as recorded in Map Book 56,. at
Page 71 of the Public Records of Dade County, Florida_ Said point being the paint of
tangency of the original center line of the Douglas MacArthur Causeway running
Easterly and South Easterly from the Westerly limits (West Bridge) of Watson Island as
shown on Sheet 3 of the State Road Department Right -of -Way Map, Section No. (8706-
112) 87060-2117, revised March 25, 1959, said most Northerly curve having a radius of
1432.69 feet and a central angle of 62 3 00' 00"; thence South 59 3 51' 26" West departing
radially from said centerline, a distance of 987.36 feet to a projected bulkhead line;
thence North 17 3 12' 21" West along said bulkhead line, a distance of 238.86 feet to the
point and place of beginning; thence South 49 3 32' 57" West departing said bulkhead line
a distance of 550.92 feet to a point of intersection of lines of turning basin limit as
-established by U.S. Army Corps of engineers and position .by coordinates North
527,878.62 feet, Fast 926,135.22 feet (based on North American Datum 1983-NAC83);
thence North 31 ' 03' 50" West,.along the limits of said turning basin a distance of 428.44
• feet to a point of intersection with the East right of way line of the intracoastal waterway;
thence North 03 27' 54" West along said East right of way line a distance of 874.43 feet
to a point of intersection with the Southerly right of way line of said Douglas MacArthur
Causeway, said point of intersection being a point on a curve concave Southerly and
having a radius of 10,716.59 feet, a radial line to said point bears South 01 15' 15" East;
thence run Easterly for 387.46 feet along the arc of said curve and along said Southerly
right of way line, through a central angle of 02 3 04' 17' to a point of tangency; thence
• South 89 3 10' 55" East continuing Easterly along the said Southerly right of way line, a
• distance of 31.87 feet more or less to a point of intersection with an existing bulkhead
line; thence South 17 12'. 21" East along said bulkhead line a distance of 924.70 feet to
the point of beginning.
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