HomeMy WebLinkAboutPZAB 9-2-15 Supporting DocumentationPZAB.2
File ID:
Title:
Location:
Applicant(s):
Purpose:
Finding(s):
Planning & Zoning:
PLANNING, ZONING AND APPEALS BOARD
FACT SHEET
15-00672zc Quasi -Judicial
A RESOLUTION OF THE MIAMI PLANNING, ZONING, AND APPEALS
BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF
THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE
ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING
THE ZONING CLASSIFICATION OF THE PROPERTY APPROXIMATELY
LOCATED AT THE SOUTHERN PORTION OF TRACT "D" OF WATSON
ISLAND MIAMI, FLORIDA, FROM "CS" CIVIC SPACE TO "Cl" CIVIC
INSTITUTIONAL; MAKING FINDINGS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Approximately the southern portion of Tract D of Watson Island [Commissioner
Marc Sarnoff - District 2]
Daniel J. Alfonso, City Manager, on behalf of City of Miami.
3500 Pan American Drive
Miami, FL 33133
(305) 250-5400
This will change the zoning classification for the above property from "CS" Civic
Space to "Cl" Civic Institutional.
Recommends approval.
See companion File IDs: 15-006721u, 15-006721u1, and 15-00672zc1.
Planning, Zoning and
Appeals Board: Continued from June 3, 2015.
City of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 15-00672zc
APPLICANT: Daniel J. Alfonso on behalf of the City of Miami
PROJECT ADDRESS: Portion of Tract D of Watson Island
ZIP: 33133
NET DISTRICT OFFICE: Downtown NET COMMISSION DISTRICT: District 2
REQUEST:
The application subject of this report is to requesting a change of zoning for part of certain
property identified as Tract D of Watson Island from CS (Civic Space Zone) to CI (Civic
Institution Zone). Tract D is a real property owned by City of Miami, identified with the Folio
No.: 0132310610040, and assigned with the address commonly known as 980 MacArthur
Causeway.
The subject property is an irregular tract of land approximately 231,368 sq.ft or 5.31 acresi
which is part of a bigger one identified as Tract "D" of Watson Island, as depicted in the
following image:
Watson Island
Portion of Tract D
(5.31 ± acres)
Zoning classification
Existing
Proposed
CS (Civic Space Zone)
CI (Civic Institution Zone
' Information contained in Survey provided Assets Management of City of Miami, attached hereto
for reference.
15-00672zc
Page 1 of 10
City of Miami
Planning and Zoning Department
Division of Land Development
BACKGROUND
Watson Island is an entirely man-made spoil island created of dredge material from
government cut; located in Biscayne Bay, Watson Island comprises approximately 86
acres in area of which approximately 60 acres are designated "Public Parks and
Recreation".
Under Zoning Ordinance 11000, Watson Island was designated Parks and Recreational
(PR), except for a small northwest portion, located south of the causeway, which had
Restricted Commercial (C1) zoning designation. This is where the Island Garden project
has been proposed; this area is currently designated under Miami 21 Code with the T6-
36-a-O Transect Zone and CI "Civic Institutional". The rest of the island remains CS "Civic
Space". (See graphics attached)
Watson Island has been the subject of different planning instruments over time, the current
planning instrument is the "Watson Island Policy Plan" (1996) which states that "...Any
activities and services, described in the plan, must be comfortably accommodated within
the land use map designations currently in place on Watson Island..." "All future
development must be consistent with the Miami Comprehensive Neighborhood Plan under
the categories of recreation and restricted commercial Designations"2
The evolution of Watson Island has been consistent with the current plan in place. At this
time it is necessary to relocate some activities and services on the island, and this request
for a Future Land Use Map (FLUM) amendment is meant to accommodate them within
the appropriate FLUM designation.
In 1997 an Interlocal Agreement was reached between the City of Miami and the Miami
Sports and Exhibition Authority, leasing to the Authority the subject portion of land in
Watson Island, for the purpose of establishing a seaplane and helicopter facility.
In 2002 the City and the Authority issued a Request for Proposal for operators for the
Watson Island Aviation and Visitors Center, also known as the Watson Island Air
Transportation Facility. Following the RFP process Linden Airport Services
Corporation was selected as a tenant.
In 2005, pursuant to Resolution No. 05-458, the City Commission authorized a Joint
Participation Agreement (JPA) No.2 between the City and FDOT in the amount of one
million dollars ($ 1,000,000) for the development of the heliport and the seaplane base.
In 2007 the City Manager was authorized to allocate the matching funds in the amount
of one million dollars ($ 1,000,000) for the previously approved JPA No.2.
In 2010 the City obtained approval of the Airport Layout Plan and Narrative Report of
the Watson Island Air Transportation Facility from the Florida Department of
Transportation (FDOT), subject to certain conditions which the tenant must comply.
2 Watson Island Policy Plan 1996, "Interpretation of the Plan and Policy Land", approved by City
Commission on 1/25/96. Reso: 96-80
15-00672zc
Page 2 of 10
City of Miami
Planning and Zoning Department
Division of Land Development
On April 18, 2014, the Planning and Zoning Department determined that the appropriate
zoning designation for the proposed use is Civic Institutional (CI), which is the request
analyzed in this staff report. Given the current Future Land Use Map (FLUM) designation
is not compatible with the requested zoning classification, this request has a companion
item (File ID No. 15-006721u) requesting a land use change from "Public Parks and
Recreation" to "Major Institutional, Public Facilities, Transportation, and Utilities". Per Miami
21 Code, developments within a CI transect Zone will be approved by Exception.
MIAMI 21
AS ADOPTED - MAY 2014
DENSITY (UNITS PER ACRE}
OFFICE
OFFICE
CQNIMERCaAL
AUTOASLA.TEO COVMERCu1L ESTAB
ENTERTAINMENTS STABL ISAI ENT
ENTERTAINMENT ESTAB -ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVCE ESTAB
GENERAL CCMMERC1AL
MAARN E RELATED CD MOERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
cmc
COIAPAJ YY FACILITY
FIECREAYIONAL FACILITY
REUO+OUS FACILITY
REGIONAL ACTIVITY COMPLEX
CML SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTVITIES
UkJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACiLRIES
73
SUB -URBAN
R L 0
9
16
E
E
E
E
w w
ARTICLE 4. TABLE 3 BUILDING FUNCTION: USES
T4
URBAN CENEF-L
R L 0
36
36
36
R
R
R
R R
E
R R
w
w
E
R
T5
URBAN CENTER
R L 0
65
65
65
R
R
w
w
R
R
E
R
R
w
w
w
R
R
R
w
E
VW
w
w
w
E W
w
T6
URBAN CORE
R L 0
156'
159"
R
R
w
w
R
R
w
R
R
w
w
w
w
w
R
R
w
w
R
R
E
w
w
w
w
E
w
w
w
w
E
w
w
R
EI
E
R
E
w
E
E
yY�
w
E
E
Ai I
R
-9
ti
R
R
G
DISTRICTS
DI 07 03
a6
NIA
IUA
R
w
R
R
w
R
R
R
w
R
R
w
R
R
R
R
E
w
R
R
Table 1 show the FLUM amendments and rezoning that have taken place on Watson
Island over time to make feasible the activities as planned, and as the same time make
them comply with the applicable Miami Comprehensive Neighborhood Plan (MCNP) and
the zoning code.
15-00672zc
Page 3 of 10
City of Miami
Planning and Zoning Department
Division of end Development
Table 1: FLUM amendments and rezoning on Watson Island
Description
(±acreage)
FLUM
From
amendment
Enact
met
Date
From
Zoning
To
Change
metEnact
Date
To
Tract B
(.78 acres)
Recreation
Rest. Comm.
12532
5/6/04
PR
C1
12533
5/6/04
Tract C
(.79 acres)
Rest. Comm.
Recreation
12534
5/6/04
C1
PR
12535
5/6/04
Tract G
(.16 acres)
Recreation
Rest. Comm.
12656
722/04
PR
C1
12566
7/22/04
Tract H
(.16 acre)
Rest. Comm.
Recreation
12567
722/04
C1
PR
12568
722/04
Tract B
(1.49 acre)
Recreation
MI-PF-T-U
13114
10/22/09
PR
CI
13114
10/22/09
Table 1 Notes:
FLUM classification
Rest. Comm.: Restricted Commercial
MI-PF-T-U: Major Institutional, Public Facilities,
Transportation and Utilities
COMPREHENSIVE PLAN
NEIGHBORHOOD CHARACTERISTICS
ZONING
Subject Property
CS (Civic Space Zone)
Surrounding Properties
NORTH: CS (Civic Space Zone)
EAST: CS (Civic Space Zone)
SOUTH: Biscayne Bay
WEST: Biscayne Bay
Zoning designation:
Z.O. 11000:
PR: Parks and Recreations
C-1: Restricted Commercial
Miami 21 Code
CI: Civic Institutional
FUTURE LAND USE DESIGNATION
Public Parks and Recreation
Density: N/A
Public Parks and Recreation
Density: N/A
Public Parks and Recreation
Density: N/A
15-00672zc
Page 4 of 10
City of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS
Given the surrounding zoning designation of the subject property CS (Civic Space Zone),
it is timely to mention the safeguard provisions of Miami 21 Code in Section 7.1.2.8
Amendment to Miami 21 Code (2) "When a CI zoned property ceases to be used for Civic
functions, the successional rezoning is determined by identifying the lowest Intensity
Abutting Transect Zone, and rezoning to that Zone's next higher Intensity Zone".
The Miami 21 Code does not contemplate zoning changes from CS to a different Transect
Zone as a consequence of the limitation imposed by the Miami Comprehensive
Neighborhood Plan (MCNP) in its Policy PR-2.1.1: "The City has a no -net -loss policy for
public park land and will adopt procedures to this effect for park land in the City Zoning
Ordinances, as described in the 2007 Parks and Public Spaces Master Plan..."
The limitation of the aforementioned policy is satisfied by the companion items 15-006721u
and 15-006721u1 which combined generates public parks land net increase of 3.38 ±acres,
as follow:
15-006721u subject property: Portion of Tract "D" of Watson Island (5.31) ± acres3
FLUM
designation
From:
"Public Parks and Recreation"
To:
"Major Institutional, Public Facilities,
Transportation, and Utilities"
Zoning
classification
From:
CS "Civic Space"
To:
CI "Civic Institutional"
15-006721u1 subject property: North portion of Rickenbacker Cwy +8.69 ± acres
FLUM
designation
From:
Not designated area
To:
"Public Parks and Recreation"
Zoning
classification
From:
Not designated area
To:
CS "Civic Space"
Net increase of parks designated land For City of Miami =3.38 ± acres
It is timely to highlight that the cases number 15-006721u1 and 15-00672zc1 were considered by
Planning, Zoning and Appeals Board on its meeting of June 3, 2015 an recommended for approval
as presented.
Information contained in Survey provided Assets Management of City of Miami, attached hereto
for reference.
15-00672zc
Page 5 of 10
City of Miami
Planning and Zoning Department
division of and Development
The companion item, identified with the File ID No. 15-006721u requests a Future Land
Use Map (FLUM) amendment from "Parks and Recreations" to "Major Institutional, Public
Facilities, Transportation, and Utilities" which is the appropriate FLUM designation for the
requested zoning classification.
It is necessary to highlight that even though the requested FLUM designation allows for a
residential component with a density up to 150 dwelling units per acre, this case will be
limited to what is allowed in the abutting zone; this is the provision provided by the Miami
Comprehensive Neighborhood Plan (MCNP) which states:
"Major Institutional, Public Facilities, Transportation and Utilities: Areas
designated as "Major Institutional, Public Facilities, Transportation and
Utilities" allow facilities for federal, state and local government activities,
major public or private health, recreational, cultural, religious or educational
activities, and major transportation facilities and public utilities. Residential
facilities ancillary to these uses are allowed up to a maximum density
equivalent to "High Density Multifamily Residential" or if applicable the least
intense abutting/adjacent residential zoning district, subject to the same
limiting conditions".4
Said provision is applicable to this case and reinforced by the Miami 21 Code.
Excerpt of Article 4, Table 3 Building Function: Uses
DENSITY (UNITS PER ACRE)
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
DORMITORY5
HOME OFFICE
LIVE - WORK
WORK - LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
AZ**: Density of lowest Abutting Zone
CI
AZ**
E
4 Miami Comprehensive neighborhood Plan. Goals Objectives Policies, January 2013
Italics provided by staff to highlight provision for density.
5 Miami 21 Article 1.Definitions. Dormitory: A Building used principally for sleeping accommodations
for students or staff related to an educational institution or place of employment.
15-00672zc
Page 6 of 10
City of Miami
Planning and Zoning Department
(vision of Ind Development
The Miami 21 Code in Article 4, Table 3 Building Function: Uses does not allow for
residential or lodging uses on CI districts, and notes that the applicable Density for a Civic
Institution (CI) designated property is equal to the lowest abutting zone. See note **AZ
Other sections of Miami 21 Code also reiterate the provision to apply on CI designated
properties the density of the most restrictive abutting zoning designation as follow:
"5.7.2.4 Civic Institution Development shall be permitted by process of
Exception and shall conform to the following regulations:
a. Any property located within a CI Zone may be developed
according to the regulations of the most restrictive Abutting
Transect Zone with all Frontage Setbacks considered a
minimum.
b. Development in a CI Zone shall follow the regulations of the
Abutting Transect Zone..."
The option provided by Article 5, Section 5.7.2.6 to move away from the regulations of
most restrictive Abutting Transect Zone is through a rezoning process subject to the
limitations of the Comprehensive Plan.
"5.7.2.6 In the event that a Civic Institution Zone ceases to be used for Civic
Institution Uses, it shall be developed either in accordance with the
regulations of the most restrictive Abutting Transect Zone or by
process of rezoning, subject to the limitations of the
Comprehensive Plan."
In regards to the uses allowed, "Table2. Excerpt of Article 4 Table 3 of Miami 21 Code"
shows how the new uses will impact the surrounding area with the proposed rezoning.
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code
DENSITY (UNITS PER ACRE)
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
DORMITORY
HOME OFFICE
N/A
< l>1 AZ**
E
15-00672zc
Page 7of10
City of Miami
Planning and Zoning Department
(vision of Ind Development
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code (Cont.)
DENSITY (UNITS PER ACRE)
LIVE - WORK
WORK - LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
OFFICE
OFFICE
COMMERCIAL
FOOD SERVICE ESTABLISHMENT
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
N/A
W
E
E
W
W
W
W
W
R
c
A
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
15-00672zc
Page 8 of 10
City of Miami
Planning and Zoning Department
Division of Land Development
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code (Cont.)
DENSITY (UNITS PER ACRE)
EDUCATIONAL
CHILDCARE
COLLEGE / UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
AZ**: Density of lowest Abutting Zone
CONCLUSION:
N/A
E
E
AZ**
E
E
E
E
E
E
E
E
Staff finds that the rezoning as requested is consistent with the goals of the Miami 21 Code
as it is compatible with the surrounding zoning districts, and at the same time will allow to
develop the subject property substantially in compliance with the "Watson Island Policy
Plan".
The Watson Island Policy Plan does not provide for Residential and / or Hotel components
on the subject area proposed for rezoning.
The Miami Neighborhood Comprehensive Plan (MNCP) and Miami 21 Code has
provisions to prevent developments with Residential and/or Hotel components on the
subject area proposed for rezoning.
15-00672zc
Page 9 of 10
City of Miam
Planning and Zo
Under the requested zoning classification for this portion of Tract D of Watson Island, any
allowed development shall be approved by Exception process, as provided in Miami 21,
Article 4, Table 3.
RECOMMENDATION
Based on the aforementioned findings, the Planning & Zoning Department recommends
approval of the proposed rezoning as presented.
Christopher Brimo
Chief of Land Development
SEG
8/20/2015
15-00672zc
Page10of10
0 150 300
MIAMI 21 ZONING (EXISTING)
600 Feet
1 I
ADDRESS: WATSON ISLAND
980 Ma cAR TH U R CAUSEWAY
0 150 300
MIAMI 21 ZONING (PROPOSED)
600 Feet
1 I
ADDRESS: WATSON ISLAND
980 Ma cAR TH U R CAUSEWAY
,yCtvr e
�� rce: Esr 1, Dig Ral Glob , Ge oEye; �� b
G , swisstopo, and the GIS User Comm nilt
rr3700 Jnc-�ilkl3aCd.R1 Cc!, aaC 7rrEppli7a%`agmT aKAN,
0 150 300 600 Feet
I i I I
ADDRESS: WATSON ISLAND
980 MacARTHURCAUSEWAY
City of Miami
Legislation
PZAB Resolution
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 15-00672zc Final Action Date:
A RESOLUTION OF THE MIAMI PLANNING, ZONING, AND APPEALS BOARD
RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI
CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF
ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING
CLASSIFICATION OF THE PROPERTY APPROXIMATELY LOCATED AT THE
SOUTHERN PORTION OF TRACT "D" OF WATSON ISLAND MIAMI, FLORIDA,
FROM "CS" CIVIC SPACE TO "Cl" CIVIC INSTITUTIONAL; MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.
LOCATION: Approximately the southern portion of Tract D of Watson Island
[Commissioner Marc Sarnoff - District 2]
APPLICANT(S): Daniel J. Alfonso, City Manager, on behalf of the City of Miami.
FINDING(S):
PLANNING AND ZONING DEPARTMENT: Recommended approval. See companion
File IDs: 15-006721u, 15-006721u1, and 15-00672zc1.
PURPOSE: This will change the zoning classification for the above property from
"CS" Civic Space to "Cl" Civic Institutional.
WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on September 2, 2015,
following an advertised public hearing, adopted Resolution No. PZAB-R-* by a vote of * to * (*-*), item
no. *, recommending * of the Zoning Change as set forth; and
WHEREAS, the City Commission, after careful consideration of this matter, deems it advisable and
in the best interest of the general welfare of the City of Miami and its inhabitants to grant this change of
zoning classification as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by
reference and incorporated as if fully set forth in this Section.
Section 2. The Zoning Atlas of Ordinance No. 13114, as amended, is further amended by changing
the zoning classification from CS "Civic Space" to CI "Civic Institutional", for 5.31 ± acres of the real
property generally identified as the southern portion of Tract D of Watson Island, Miami, Florida, as
described in "Exhibit A", attached and incorporated.
Section 3. If any section, part of section, paragraph, clause, phrase, or word of this Ordinance is
declared invalid, the remaining provisions of this Ordinance shall not be affected.
City of Miami
Page 1 of 2 File Id: 15-00672zc (Version: 1) Printed On: 8/17/2015
File Number: 15-00672zc
Section 4. It is the intention of the City Commission that the provisions of this Ordinance shall
become and be made a part of the Miami 21 Code of the City of Miami, Florida, as amended, which
provisions may be renumbered or relettered and that the word "ordinance" may be changed to
"section", "article", or other appropriate word to accomplish such intention.
Section 5. This Ordinance shall become effective thirty-one (31) days after second reading and
adoption thereof, pursuant and subject to §163.3187(3)(c), Florida Statutes.{1}
APPROVED AS TO FORM AND CORRECTNESS:
VICTORIA MENDEZ
CITY ATTORNEY
Footnotes:
{1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date
stated herein, whichever is later.
City of Miami Page 2 of 2 File Id: 15-00672zc (Version: 1) Printed On: 8/17/2015
-,
Exhibit "A"
WEIDENER SURVEYING Y+ING AND MAPPING PA
10418 , W. 31vt, TERRACE Miami, Florida 33172 - (3CI) €599-6361
LEGAL DESCRIPTION FOR MSEA #2
PORTIONS OF TRACT D, WATSON ISLAND --SOUTHWEST, AS RECORDED IN PLAT
BOOR 166 AT PAGE 11 OF THE PUBLIC RECORDS OF MIAMI--DADE COUNTY,
FLORIDA. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF SAID TRACT D; THENCE
S 17' 12'2.1 "E ALONG THE WESTERLY LINE OF SAID TRACT D FOR 236,50 FEET
TO THE POINT OF BEGINNING OF A PARCEL OF LAND HEREINAFTER DESCRIBED,
THENCE N66'57'22"E FOR 150.74; THENCE S35'49'29" E FOR 97.75 FEET;
THENCE N47"07'29"E FOR 78,18 FEET; THENCE S42'52'31 "E FOR 114.31 FEET;
THENCE S44'28'41'E FOR 165.00 FEET, THENCE 352' 14'0.6"E FOR 90.00 FEET,
THENCE S64'58'36"E FOR 232.65 FEET TO THE POINT OF CURVATURE OF A
CURVE CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 25.00 FEET;
THENCE SOUTHEASTERLY 13,59 FEET ALONG SAID CURVE THROUGH A CENTRAL
ANGLE OF 31'08' 17" TO THE POINT OF REVERSE CURVATURE. WITH A CURVE
CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 240.00 FEET; THENCE
SOUTHEASTERLY 223,76 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE
OF 53'25'05"; THENCE S25'01'24"W FOR 198,84 FEET; THENCE N64'58'336"W
ALONG THE SOUTHWESTERLY LINE OF SAID TRACT D FOR 720,9.4 FEET TO THE
POINT OF CURVATURE OF A CURVE CONCAVE TO THE NORTHEAST HAVING A
RADIUS OF 300.00 FEET; THENCE ALONG THE WESTERLY LINE OF SAID TRACT Ia
NORTHWESTERLY 280,13 FEET THROUGH A CENTRAL ANGLE OF 47'48' 15";
THENCE N 17' 12'21 "W ALONG THE WESTERLY LINE OF SAID TRACT D FOR 131,00
FEET TO THE POINT DE BEGINNING. SAID LANDS BEING SITUATED ON WATSON
ISLAND, CITY OF MIAMI, MIAMI LDADE COUNTY, FLORIDA.
CONTAINING 5,31 ACRES MORE OR LESS (231,368 SQUARE FEET).
THIS IS NOT A SURVEY.
Not VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OF A
FLORIDA PROFESSIONAL SURVEYOR AND MAPPER,
GATE PREPARED:.APRIL 27, 2007,
PREPARED FOR THE CITY OF MIAMI,
Weidener Svirvsg 4' Mapping, P.A.
J ioriciaw Certification No. xil 4207
Samuel M. FTechteln PLS Na.3587
SHEET 1 OF
LEGAL DESCRIPTION
MSEA #2
WATSON IIeAND
CITY OF MIAMI
MIAMI—DADE COUNTY. FLORIDA
#181314 DATE: 4/27/o7 Nor TO SCALE
re•—wr-41 •
,to
P.0400
NW CORNER
OF TRACT
OF WATSON
ISLAND
sourigwesT
AS PER PLAT —
BOOR 166,
PAR 11 OF
MIAMI—DADE
COUNTY
PUBLIC
RECORDS, •
P.0 D.
wsr.„
MSEA
1,..4250.13"00.
*--Re400,00'
,90
Am4746"15" -0
0
4
s
WELbENER SURVEYING AND MAPPING PA
Miami, Florida 33172 (305) 599-0381
10418 INL W. 31st TERRACE
WATSON IS
TRACT "A"
iVISEA #2
5.31 AC,±
231,3E18 SO.F.i
GRAPHIC SCALE
2oo1 0 200' 400'
li=o25,00'
do3101317" OtS,c,
( IN FEET )
1 Irish 200' ft.
TCH TO ACCOMPANY LEGAL DE4CRIPTI0N
A ,:11,11HANOLE
MEND:
t CENTERLINLE
L LICENSED OUSINESS
\ NO. NUMBER
.POINT Or SEOINNINO
\ P.O.C, POINT' Or COMMENOEMENT
PLS PROFESSIONAL LAND SURVEYOR
\ RADIUS
\WSM WEIDENER SuRVEY(NO AND MAPPING
HEET 2 OF 2