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Home My WebLink AboutPZAB 4-15-15 Supporting DocumentationFile ID: Title: PZAB.1 PLANNING, ZONING AND APPEALS BOARD FACT SHEET 15-000571u Quasi -Judicial A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Location: Approximately 2240 SW 13th Avenue [Commissioner Frank Carollo - District 3] Applicant(s): David J. Coviello, Esquire, on behalf of 1300 Coral Brickell, LLC 1500 Miami Center 201 South Biscayne Boulevard Miami, Florida 33131 305-358-6300 Purpose: This will change the zoning classification for the above property from "Duplex Residential" to "Low Density Restricted Commercial". Finding(s): Planning & Zoning: Recommended denial. Item includes a covenant. See companion File ID 15-00057zc. Planning, Zoning and Appeals Board: Continued from March 18, 2015. ANALYSIS FOR Future Land Use Map Change FILE ID: 15-000571u APPLICANT: David Covielfo, on behalf of 1300 Coral Brickell LLC (the "Owner") PROJECT ADDRESS: 2240 SW 13' Avenue, Miami, 33145 COMMISSION DISTRICT: District 3 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential HEARING DATE: 4/15/15 REQUEST The proposal is a request to change the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of the property from "Duplex Residential" to "Low Density Restricted Commercial". (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-1.6.1 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." Areas designated as "Duplex Residential" future land use category allows residential structures of up to two (2) dwelling units each to a maximum density of eighteen (18) dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within duplex residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). Areas designated as "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and File Ed. 15-00057LU Page 1 of 4 laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. DISCUSSION The subject site consists of one (1) parcel comprising approximately 0.34 acres. The parcel is a corner lot located at the intersection of SW 13 Avenue and SW 22nd Terrace, on a block that is bounded by SW 22 Street (Coral Way) to the North and SW 14th Avenue to the West. The subject site is part of two abutting parcels located consecutively on 1300 and 1312 SW 22nd Ave, under single ownership. Although the Property in its entirety is included for the purposes of the application, only the portion of the property with the address of 2240 SW 13th Ave is being proposed for a comprehensive plan amendment. The two (2) parcels along Coral Way will retain their land use designation or restricted commercial. The Future Land Use (FLUM) designation for the subject site and adjacent properties located to south, west and southwest is "Duplex Residential". The abutting property to the north, east and parcels along the Coral Way (Zone 3) are designated "Restricted Commercial". The applicant proposes to develop the Property with a mixed -use residential project, and for that purpose, the applicant considers the change of Land Use necessary to enable that development. The subject site is located in "CORAL WAY" Service Center Area. EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Property: Duplex Residential Maximum of 18 D.0 per acre. Surrounding Properties: NORTH: Restricted Commercial Maximum of 150 D.0 per acre. SOUTH: Duplex Residential Maximum of 18 D.0 per acre ZONING Subject Property: T3-O Sub -Urban Transect Zone Open Surrounding Properties: T6-8-O Urban Core Transect Zone Open T3-O Sub -Urban Transect Zone Open File Id. 15-00057LU Page 2 of 4 EAST: Restricted Commercial T6-8-O Urban Core Transect Zone Maximum of 150 D.0 per acre. Open WEST: Duplex Residential T3-O Sub -Urban Transect Zone Maximum of 18 D.0 per acre Open ANALYSIS • A land use change at this location may set a negative precedent and create a "domino effect" in regards to future land use change applications throughout this neighborhood, which borders a single family neighborhood. • A change to Low Density Restricted Commercial is not a logical conversion and would change the character of this corridor by introducing commercial uses and thereby impact the quality of life for the single family residential neighborhood. • MCNP Land Use Goal LU-1(1) encourages a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods and (5) promotes the efficient use of land and minimizes land use conflicts. This amendment request will increase conflicts because the proposed designation will allow for an intrusion of commercial uses into a stable residential neighborhood that could potentially create land use conflicts. • MCNP Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. The proposed change is out of scale in regards to density and height as it pertains to the abutting single-family neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Family Residential" future land use category allows residential structures up to a maximum of 18 dwelling units per acre. The requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre. This represents a potential increase in density that would be out of scale with the surrounding areas to the south and west. • The applicant has proffered a Restrictive Covenant to run with the land for the Zoning Change request. Recital number two (2) of the Declaration of Restrictive Covenants limits the land use density on eighteen (18) dwelling units per acre. • Land Use Policy LU-1.1.3 (1) provides for the protection of all areas of the City from (1) the encroachment of incompatible land uses; and (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities. • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum Level of Services (LOS) standards adopted in the Capital Improvements Element. • The analysis is NOT based on a proposed project. The highest potential use is being considered. File Id. 15-00057LU Page 3 of 4 RECOMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & Zoning Department recommends denial of the proposed Future Land Use Amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. Christopher Brimo Chief of Land Development L. Vicentini, 4/6/15 File Id. 15-00057LU Page 4 of 4 FUTURE LAND USE MAP (EXISTING) F- Major In"st M Public Facilities, V 21ST STansp And N Utilities 1 J SW 21 ST ST SW 21 ST TER V 23RD TER 0 150 300 SW 22ND TER Duplex Residential SW 13TH AVE SW 23RD ST 600 Feet SW 21 ST ST Single Family - Residential rsi 1 * 73 SW 22ND S ADDRESS: 2240 SW 13 AV 0 Public V 21ST-STansp FUTURE LAND USE MAP (PROPOSED) 1- Major Inst; Facilities, And N Utilities SW21STST SW 21ST TER iiiimpaioLvme ested ommercial 150 300 SW 22ND S SW 22ND TER Duplex, Residential 600 Feet SW 21 ST ST Single Family = iResidential sP SW 12TH AVE 4 SW 22ND S' ADDRESS: 2240 SW 13 AV 0 150 300 600 Feet Geographies, C Getmappi ADDRESS: 2240 SW 13 AV Proposal Nc 15-000571u Date: 03/04/2015 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant David J. Coviello, Esq. on behalf of 1300 Coral Brickell, LLC Address: 2240 SW 13 AV Boundary Streets: North: South: Proposed Change: From: SW 22 S- East: SW 13 AV SW 22 TER West: SW 14 AV Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.2970 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.2970 acres @ 36 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name 5 DU's 4 0 sq.ft. 11 DU's 8 0 sq.ft. 0 14 5 4 Coral Way 310 T1 223 Coral Way RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 14 0.02 182.80 182.78 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 14 3,078 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 14 Transmission Requirement, gpd 2,542 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g (See attachment 1) SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 14 18 800 782 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 14 4 B B OK NOTES 1. Permit tor sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department. (WASD) Excess capacity, if any, is currently not known Low Density Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" subject to the same limiting conditions' transitory residential facilities such as hotels and motels;general office use; clinics and laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways which Include: general retailing, personal and protessional services, real estate, banking, restaurants, saloons and sates, general entertainment tacillties, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature of those uses described above, auditoriums, libraries, convention facilities, places of warkship, and primary and secondary schools. .This category also includes commercial marinas and living quarters on vessels as permissible. Allow max neigh 4 stories (height Up to 25 rt tor the Around floor and up to 14 tt for each additional floor CM_1 IN 03/13/90 ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. City of Miami Legislation PZAB Resolution City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 15-000571u Final Action Date: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately 2240 SW 13th Avenue [Commissioner Frank Carollo - District 3] APPLICANT(S): David J. Coviello, Esquire, on behalf of 1300 Coral Brickell, LLC FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommends denial. See companion File ID: 15-00057zc. PURPOSE: This will change the zoning classification for the above property from "Duplex Residential" to "Low Density Restricted Commercial". WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on April 15, 2015, following an advertised public hearing, adopted Resolution No. PZAB-R-*-* by a vote of * to * (*-*), item no. *, recommending *of the Future Land Use 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 land use designation 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. Ordinance No. 10544, as amended, the Future Land Use Map of the Miami Comprehensive Neighborhood Plan, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, is further amended by changing the Future Land Use designation of City of Miami Page 1 of 3 File Id: 15-000571u (Version: 1) Printed On: 4/7/2015 File Number: 15-000571u 0.34± acres of real property located at approximately 2240 Southwest 13th Avenue, Miami, Florida, from "Duplex Residential" to "Low Density Restricted Commercial"; as depicted in "Exhibit A", attached and incorporated. Section 3. It is found that this Comprehensive Plan designation change involves a use of 10 acres or fewer and: (a) Is necessary due to changed or changing conditions; (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year; (c) The proposed amendment does not involve a text change to goals, policies, and objectives of the local government's comprehensive plan, but proposes a land use change to the future land use map for a site -specific development. However, text changes that relate directly to, and are adopted simultaneously with the small scale Future Land Use Map amendment shall be permissible; (d) Is one which is not located within an area of critical state concern as designated by §380.0552, Florida Statutes or by the Administration Commission pursuant to §380.05(1), Florida Statutes; (e) Density will be "Low Density Restricted Commercial", 36 dwelling units per acre, per the Miami Neighborhood Comprehensive Plan, as amended, and intensity will be as established in Article 4 of the City of Miami Zoning Ordinance, the Miami 21 Code, as amended; and (f) The proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes. Section 4. The City Manager is directed to instruct the Director of the Planning and Zoning Department to promptly transmit a certified copy of this Ordinance after its adoption on second reading to: the reviewing agencies pursuant to §163.3184, Florida Statutes; and any other person or entity requesting a copy. Section 5. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 6. This Ordinance may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes. {1} APPROVED AS TO FORM AND CORRECTNESS: VICTORIA MENDEZ CITY ATTORNEY City of Miami Page 2 of 3 File Id: 15-000571u (Version: 1) Printed On: 4/7/2015 File Number: 15-000571u 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 3 of 3 File Id: 15-000571u (Version: 1) Printed On: 4/7/2015 Exhibit "A" Address: 2240 S.W. 13th Street, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. SHUTTS BOWEN LLP Founded 1910 ALEXANDER I. TACHMES, ESQ. PARTNER (305) 347-7341 Direct Telephone (305) 347-7754 Direct Facsimile March 27, 2015 VIA HAND DELIVERY Mr. Francisco Garcia City of Miami, Planning Director Planning Department 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 ONION ATE N • r-- AIIlDDRESS: eS utts.com ;Tt C d r z RE: 1300 Coral Brickell, LLC -- Supplement to Application File Nos. 15-00057Iu and 15-00057zc -- Application for Rezoning and Amendment to Future Land Use Map Dear Francisco: We represent 1300 Coral Way Brickell, LLC, the owner of the parcel ("Subject Parcel") having an address of 2240 SW 13th Avenue, which is located at the corner of SW 13th Avenue and S.W. 22nd Terrace. On January 15, 2015, we filed an application with the City of Miami for a rezoning and amendment to the Future Land Use Map ("FLUM") regarding the Subject Parcel. We are hereby amending our application in order to seek a less intense zoning change than requested in our original application, to proffer a covenant and to convey the other information contained in this letter. Overview Our client is proposing to develop a new 8-story, approximately 61 unit, mixed use residential project on Coral Way. The building will be developed on two (2) lots fronting Coral Way, having addresses of 1300 and 1312 SW 22nd Avenue, and on the Subject Parcel, which is located behind Coral Way. These properties are located generally at the corner of Coral Way and SW 13th Avenue. In order to provide parking and amenities for this new mixed use residential project, our client is proposing to build a 3-story structure on the Subject Parcel that will contain parking, three (3) apartments and residential amenities (collectively, the "Parking Structure"). Because the Subject Parcel currently consists of a surface parking lot, and will continue to be used MIADOCS 10673389 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia March 27, 2015 Page 2 for parking in our new project, we will not be introducing any new use to the Subject Parcel as a result of either the rezoning or comprehensive plan changes. We are not seeking any zoning change or FLUM amendment for the two (2) parcels fronting Coral Way. Our application to rezone and seek a FLUM amendment relates only to the Subject Parcel where the Parking Structure would be built. Amendment to Application The current zoning designation of the Subject Parcel is T3-O, which does not allow parking. In our original application, we were seeking a zoning change to T4-O, which does allow parking. We are hereby amending our application to request a rezoning to T4-L instead, which allows parking but is more restrictive than T4-O. T4-L allows for parking and for commercial uses of up to 50% of the total building area. (The issue of commercial uses on the Subject Parcel is moot since we are proffering a covenant containing a prohibition on all commercial uses on the Subject Parcel.) Therefore, we are seeking a less intense zoning change than proposed in our original application. Covenant As indicated above, we are proposing a FLUM amendment regarding the Subject Parcel. The current FLUM designation allows for 18 units per acre. The new FLUM designation would allow 36 units per acre. However, we are proffering a covenant that would restrict the density on the Subject Parcel to 18 units per acre. Therefore, there would be no increase in density as a result of the FLUM change. As applied to the Subject Parcel, the maximum density would be six (6) dwelling units. The new T4-L/FLUM designation also would permit certain commercial uses. However, we are proffering in our covenant that there will be no retail, office or other commercial uses on the Subject Parcel. Further, because the Subject Parcel currently consists of a surface parking lot, and will continue to be used for parking in our new project, we will not be introducing any new use to the Subject Parcel as a result of either the rezoning or comprehensive plan changes. Amendments Completely Consistent with As -Built Environment Our application for a zoning change and FLUM amendment regarding the Subject Property will not introduce any new uses to the area and, in fact, will make the zoning and Future Land Use Map better conform to the as -built environment. As indicated above, the Subject Parcel is a corner property and is bordered by SW 13th Avenue to the east and SW 22nd Terrace to the south. The area on SW 13th Avenue between Coral Way and SW 22nd Terrace is purely commercial with fairly intense commercial uses. The block contains a gas station, a pharmacy, a health clinic, offices and other intense uses. See attached photographs. There are no residential uses on this block. Moreover, the width of the block is considerably wide, which is consistent with the steady traffic on this road and its use as a major thoroughfare. MIADOCS 10673389 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia March 27, 2015 Page 3 The area of SW 13th Avenue located directly across the street from the Subject Parcel is zoned T6-8-O. This zoning classification allows for intense uses, including commercial and 150 dwelling units per acre. Against this backdrop of heavy commercial uses on and near SW 13th Avenue, maintaining zoning and Future Land Use Map designations that allow only single family homes and duplexes on this busy commercial street is illogical and out of character with the neighborhood. The current use of the Subject Parcel as a surface parking lot is consistent with the commercial uses on this street. Therefore, the construction of a modest structure on the Subject Parcel will be fully consistent with the character of SW 13th Avenue and the as -built environment. Similarly, with regard to the portion of the Subject Parcel that fronts SW 22nd Terrace, our client again is proposing a development that is consistent with the as -built environment. Specifically, our project calls for three (3) duplex apartments to front SW 22nd Terrace as liners for the parking structure. There will be no retail, office or other commercial uses fronting SW 22nd Terrace. The duplex apartments that will front SW 22nd Terrace will be consistent with the other duplexes and single family homes currently on that street. Therefore, our project will be consistent with the as - built environment. Conclusion Our application for a zoning change and FLUM amendment will not introduce any new uses to the area and, in fact, will make the zoning and FLUM designations better conform to the as -built environment in this neighborhood. Our client's project also will bring a welcome infusion of millions of dollars of investment and new construction to this area. The project will increase property values and property taxes and serve as a catalyst for further new investment in the neighborhood. We respectfully request your favorable recommendation of our applications for rezoning and FLUM changes regarding the Subject Parcel. Thank you. Sincerely, Shutts & Bowen LLP VJOJW Alexander I. Tachmes, Esq. cc: David J. Coviello, Esq. AIT/sm MIADOCS 10673389 2 4r( 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Gas Station across from Subject Parcel on corner of Coral Way and SW 13th Avenue 11 IGi I IIlliilll IIIEIRIW View of commercial uses across from Subject Parcel on SW 13th Avenue Commercial uses across from Subject Parcel on SW 13th Avenue View of Subject Parcel looking west View of Subject Parcel looking southwest View of Subject Parcel looking south View of Subject Parcel looking southwest Prepared by and return to: David J. Coviello, Esq. Shutts & Bowen LLP Miami Center Suite 1500 201 S. Biscayne Blvd. Miami, FL 33131 dcoviello@shutts.com Folio: 01-4139-007-2731 DECLARATION OF RESTRICTIVE COVENANTS KNOW ALL MEN BY THESE PRESENTS that the undersigned 1300 CORAL BRICKELL, LLC, a Delaware limited liability company (the "Owner") hereby makes, declares and imposes on the land herein described, this Declaration of Restrictive Covenants (the "Declaration"), and the covenants running with the title to the land contained herein, which shall be binding on the Owner, all heirs, grantees, successors and assigns, personal representatives, mortgagees, lessees, and against all persons claiming by, through or under them. WHEREAS, Owner is the owner of that certain property located at 2240 SW 13th Avenue, in the City of Miami, Miami -Dade County, Florida, more particularly described on Exhibit "A" attached hereto and incorporated herein (the "Subject Property"); and WHEREAS, Owner proposes the development of a mixed -use residential project located on the Subject Property and on property located at 1300 SW 22°a Street and 1312 SW 22nd Street, in the City of Miami, Miami -Dade County, Florida; and WHEREAS, Owner is submitting applications for a Comprehensive Plan Amendment and Rezoning of the Subject Property; and WHEREAS, Owner seeks to assure the City of Miami that the Subject Property will be restricted in the manner set forth herein. NOW, THEREFORE, in consideration of the premises, agreements and covenants set forth hereinafter, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, 1300 CORAL BRICKELL, LLC hereby agrees as follows: 1. Recitals. The foregoing recitals are true and correct and are incorporated herein as if repeated at length. 2. Use and Density Restrictions. Notwithstanding the T4-L transect zone and Low Density Restricted Commercial land use designation on the Subject Property, Owner hereby places the following restrictions on the Subject Property: MIADOCS 10676076 1 40068.0001 1 (a) Density shall be limited to 18 dwelling units per acre; and (b) Retail, office and other commercial uses shall not be allowed. 3. Term. The provisions of this instrument shall become effective upon their recordation in the Public Records of Miami -Dade County, Florida, and shall continue in effect for a period of thirty (30) years after the date of such recordation, after which time they shall be extended automatically for successive periods of ten (10) years each, unless released in writing in accordance with Section 4 below, upon the demonstration and affirmative finding that the same is no longer necessary to preserve and protect the Subject Property for the purposes herein intended. 4. Modification, Amendment, Release. The provisions of this instrument may be amended, modified, or released only by a written instrument executed by the then owners of the Subject Property (or if any portion of the Subject Property has been submitted to a condominium form of ownership, then by the condominium association governing such condominium in lieu of all of the owners thereof) AND approved by the City Commission at a duly noticed public hearing, the cost of which shall be paid by Owner. Any amendments, modifications or releases will also require the approval and signature of the Director of the Planning and Zoning Department and that of the City Attorney as to legal form. 5. Enforcement. Enforcement shall be by action against the parties or persons violating or attempting to violate any covenants in this Declaration. The prevailing party to any action or suit pertaining to or arising out of this Declaration shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as the Court may adjudge to be reasonable for the services of his/her attorney. This enforcement provision shall be in addition to any other remedies available at law, in equity or both. 6. Law. Invalidation of any of these covenants by judgment of court shall not affect any of the other provisions, which shall remain in full force and effect. This instrument is governed by the laws of the City of Miami, Miami -Dade County and the State of Florida. 7. Reservations. All rights, remedies and privileges granted herein shall be deemed to be cumulative and the exercise of any one or more shall neither be deemed to constitute an election of remedies, nor shall it preclude the party exercising the same from exercising such other additional rights, remedies or privileges as may be available to it. 8. Recordation. This Declaration shall be recorded in the Public Records of Miami - Dade County at the expense of the Owner. The City of Miami Zoning Department, 444 SW 2nd Avenue, 4th Floor, Miami, Florida 33131 shall be furnished a copy within thirty (30) days of recordation. MIADOCS 10676076 1 40068.0001 2 Signed, sealed, executed and acknowledged on this day of 2015. WITNESSES: 1300 CORAL BRICKELL, LLC, a Delaware limited liability company Print Name: Print Name: STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) By: Print Names Title: Address: The foregoing instrument was acknowledged efore me this day of , 2015, by , as t of 1300 CORAL BRICKELL, LLC, a Delaware limited liability company; such person is (check one) [ ] personally known to me or [ ] has produced as identification. WITNESS my hand and official seal in the county and state named above this day of 2015. NOTARY PUBLIC, State of Florida Print Name: Commission No.: Commission Expires: MIADOCS 10676076 1 40068.0001 3 Approved as to Planning and Zoning: Francisco Garcia, Director, Planning and Zoning Dept. Approved as to Legal Form and Correctness: Victoria Mendez, City Attorney MIADOCS 10676076 1 40068.0001 4 EXHIBIT "A" Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. MIADOCS 10676076 1 40068.0001 5 SHUTTS BOWEN LLP Founded 1910 DAVID J. COVIELLO PARTNER (305) 415-9437 Direct Telephone (305) 415-9837 Direct Facsimile February 20, 2015 VIA HAND DELIVERY Mr. Francisco Garcia City of Miami, Planning Director Planning Department 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 E-MAIL ADDRESS: dcoviello@shutts.com Re: 1300 Coral Way Brickell, LLC / 1300, 1312 SW 22nd Street, and 2240 SW 13th Avenue / Revised Letter of Intent and Applications for Comprehensive Nan Amendment and Rezoning Dear Mr. Garcia: On behalf of 1300 Coral Brickell LLC (the "Owner"), we respectfully submit the enclosed applications for a comprehensive plan amendment and rezoning (collectively, the "Application") of the properties located at 1300, 1312 SW 22nd Avenue, and 2240 SW 13th Avenue, Miami, Florida (collectively, the "Property"). The Property is under single ownership and will be tied together by Unity of Title, a copy of which is enclosed as Exhibit "A." Although the Property in its entirety is included for purposes of the Application, only the portion of the Property with an address of 2240 SW 13th Avenue (the "Subject Parcel") is being proposed for a comprehensive plan amendment and rezoning. The remaining Property along Coral Way will retain the same zoning classification and land use designation. As more fully outlined herein, the Owner desires to develop the Property with a mixed -use residential project. The approval of this Application will enable that development. The Property, which is located at the southwest intersection of SW 22nd Avenue ("Coral Way") and SW 13t Avenue, is approximately 0.6857 acres or 29,869 square feet in area. The portions of the Property fronting Coral Way are developed with a three (3) story office building MIADOCS 10321331 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • wwwshutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia February 20, 2015 Page 2 and a two (2) story commercial building, respectively. The Subject Parcel is utilized as a surface parking lot. Per Miami 21, the Subject Parcel is zoned T3-O. The Owner proposes a rezoning of the Subject Parcel from T3-O to T4-O pursuant to successional zoning requirements of Article 7.1.2.8 of Miami 21. The remaining Property along Coral Way will remain T6-8(0). The City's Future Land Use Map ("FLUM") designates the Subject Parcel as "Duplex Residential." The Owner proposes an amendment to the FLUM changing the land use of the Subject Property from "Duplex Residential" to "Low Density Restricted Commercial." The remaining Property along Coral Way will remain "Restricted Commercial." As mentioned above, the Property is located at the southwest intersection of Coral Way and SW 13th Avenue. Over the course of the past several years, Coral Way has seen a transformation from a commercial corridor to a revitalized mixed -use area, including the redevelopment of land with high-rise and mid -rise, mixed -use residential projects. The Owner wishes to continue that trend and proposes an 8-story condominium with a total of 61 residential units and amenities, commercial space, and requisite parking. The ground floor fronting on SW 22nd Avenue and SW 13t1, Avenue will be activated with commercial/retail uses servicing the neighborhood. The 8-story structure will be located solely within the portion of the Property currently zoned T6-8(0). The improvements located on the Subject Property (i.e., parking, low- rise residential units and amenities) will be developed in accordance with the T4-O regulations, thus providing an appropriate buffer between the remainder of the Property zoned T6-8(0) and the property located to the west zoned T3-O. The Application is consistent with the City's vision for Coral Way as set forth in the Coral Way Beautification Master Plan. Generally, the vision identifies Coral Way as a place that provides a mix of living, working, shopping, and entertainment uses, and a place that provides a variety of housing for all income and age groups. Specifically, the Property is located within the "Center Zone," which is the area containing the most intense level of activity, determined by the larger buildings, the most opportunity for pedestrian activity and interaction, and the widest range of uses. The Center Zone contains many of the new high-rise and mid -rise buildings with ground floor commercial/retail space mentioned above. An analysis of the surrounding properties within a one-half mile radius of the Property, and more particularly the properties located on both sides of the street extending 300 feet from the Property, indicate that Coral Way is primarily zoned T6-8(0) and land use designated "Restricted Commercial" on the FLUM. There are a mixture of uses, including commercial/retail and mixed -use residential. See photos attached as Exhibit "B." To the north of Coral Way, certain properties are zoned T4, which provides an appropriate transition to the T3 residential areas further north. On the south side of Coral Way, the transition is lacking with T3- MIADOCS 10321331 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI PORT L.AUDE.RDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia February 20, 2015 Page 3 O immediately adjacent to the T6-8(0). To the east of the Property along SW 13th Avenue, the T6-8(0) extends beyond Coral Way south to the entire block. Therefore, unlike other T3-O properties located behind the T6-8(0) areas of Coral Way, the Subject Property also lies adjacent to T6-8(0) along SW 13th Avenue. As shown below, because the Subject Property is uniquely situated behind and adjacent to T6-8(0), along both Coral Way and SW 13th Avenue, development of the Subject Parcel with uses currently permitted in T3-O (i.e., single family/two- family residential) would not be feasible. T6-0-O t.r.,� �- • w-. .. ................ The rezoning to T4-O, and the inclusion of the Subject Property for purposes of providing parking and amenities (along with additional low-rise residential units) to serve the principle development on the T6-8(0) portion, is consistent with general planning principles and the purpose and intent of Miami 21 (i.e., transitional zoning and the provisions of Sections 2.1). Because the improvements located on the Subject Property will be developed in accordance with the T4-O regulations, there will be an appropriate buffer between the remainder of the Property zoned T6-8(0) and the property located to the west zoned T3-O. In addition to the limiting parameters of the T4-O, the Owner will provide additional buffering and landscaping adjacent to the T3-O land. The Application is compatible with the following goals and objectives of the City's Comprehensive Plan: • Policy LU-1.1.7 — Land development regulations and policies will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail and commercial facilities in a walkable area that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass MIADOCS 10321331 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia February 20, 2015 Page 4 transit • Policy LU-1.3.15 — The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. • Policy LU-1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on "pedestrian streets" though land development regulations. • Policy LU-1.6.9 — The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. • Policy HO-2.1 — Design and create pedestrian friendly environments and neighborhoods with varied housing prototypes and amenities catering to persons of diverse social, economic and cultural backgrounds, with a variety of urban housing types for persons of all income levels including those of extremely low, very low-, low-, and moderate -income households (in accordance with the current standards and regulations of HUD and the State of Florida) provided in a walkable, mixed -use, urban environment. By transitioning the zoning between the T6-8(0) and the T3-0, approval of the Application will facilitate the redevelopment of the Property with an appropriate mix and intensity of uses, while providing the necessary transition buffer. This transition minimizes land use conflicts with the adjacent residential area. As mentioned above, the Coral Way corridor has seen a redevelopment pattern that promotes a mixture of uses, including mixed -use residential projects. The approval of the Application will enable that trend to continue. We look forward to presenting this Application to the Planning, Zoning and Appeals Board with the City's favorable recommendation. In the meantime, if you have any questions or require anything further, please do not hesitate to contact me. MIADOCS 10321331 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131. • ph 305.358.6300 • fx 305.381.9982 • www.shntts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMS'I'ERI)AM Mr. Francisco Garcia February 20, 2015 Page 5 Sincerely, Shutts & Bowen LLP David J. Coviello Enclosures cc: Mr. Americo D'Agostini Alexander I. Tachmes, Esq. MIADOCS 10321331 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • Ex 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM EXHIBIT A Unity of Title This instrument was prepared by and, after recording should be returned to: David J. Coviello, Esq. Shuns & Bowen LLP 201 South Biscayne Boulevard 1500 Miami Center Miami, Florida 33131 Folio Numbers: 01-4139-007-2731 01-4139-Q07-2520 01-4139-007-2530 (Space above reserved for Clerk) UNITY OF TITLE WHEREAS, the undersigned, 1300 Coral Brickell LLC, a Delaware limited liability company ("Owner"), is the owner of the property legally described as: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF (the "Property"); and WHEREAS, the Owner recognizes and acknowledges that for the public health, welfare, safety or morals, the Property should not be divided into separate parcels owned by several owners so long as the same is put to the hereinafter use. THEREFORE, in consideration of the land use re -designation and re -zoning of 2240 SW 13th Avenue and for other good and valuable consideration, the Owner hereby agrees to restrict the Property as described more fully below. Title to the Property shall be considered as one plot and parcel of land and that no portion of the Property shall be sold, transferred, devised or assigned separately, except in its entirety. Notwithstanding anything contained in this Unity of Title to the contrary, nothing shall prevent, limit or restrict (i) the leasing and/or sub -leasing of portions of the Property from time to time to separate entities or persons nor the transfer of such leasehold and/or sub -leasehold estates, (ii) the granting of separate mortgages, or other similar encumbrances, (iii) the creation of a multiple unit condominium building on the Property, (iv) the sale and conveyance of any condominium units, or (v) the conveyance of any portion of the Property to a municipality or governmental entity for right-of-way purposes. THEREFORE, the Owner further agrees that the above conditions, restrictions and limitations shall be deemed as covenants running with the land and shall be recorded, at the Owner's expense, in the Public Records of Miami -Dade County, Florida. This Unity of Title shall remain in full force and effect and be binding upon the Owner, its heirs, successors, personal representatives and assigns and upon all mortgagees or lessees until such time as the same may be released or modified in writing by the City of Miami Zoning Administrator or his/her designated MIADOCS 10322884 1 representative in the event he or she determines the Unity of Title is no longer necessary for the purpose described herein, which release or modification shall not be unreasonably withheld. IN WITNESS WHEREOF, the Owner has signed this document on the day of January, 2015. Witness: Print Name: /714V/ Ga1/164.4-453 Print Name: 1300 Coral Brickell LLC, a Delaware limited liability company f ca By: Name: A46G60 i'-• t OS I IJ1 Title: STATE OF E O(Id ) ) ss COUNTY OF I " M � 0") — a� y� The foregoing i strument was acknowledged before me this I day of January, 2015, by Anffi GO E. A�j oS ,1 TatocW, of 1300 Coral Brickell LLC, a Delaware limited liability coin a y n behalf of the company. He/ he is personally known to me or presented FL .arvesui�. Nu• as identification. 90 3-oo5-69-1A4-o NOT RY PUBLIC, Stat��o^Q(;GCU Print Name. USJI�) C C�- Commission No.: Commission Expires: (SEAL) "'ri"4SUSAN C. MACET 1 `�``� Notary Public - State of Florida y,, My Comm. Expires Feb 11, 2016 , „reCommission # EE 161755 ii ,* Bonded Through National Notary Assn. 0 MIADOCS 10322884 1 Approved as to Legal Form and Correctness: Victoria Mendez, Esq., City Attorney Irene S. Hegedus, Zoning Administrator MIADOCS 10322884 1 Exhibit "A" Address: 1300 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 1 Thru 4, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. *** Address: 1312 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 5 Thru 6, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. *** Address: 2240 S.W. 13th Street, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. MIADOCS 10322884 1 EXHIBIT B Photos of Surrounding Properties View of Subject Property from intersection of SW 13th Avenue and Coral Way View from SW 13th Avenue of adjacent property to east View of Coral Way looking east Coral Way near intersection with SW 3rd Avenue View of Coral Way looking west Coral Way looking west View of Coral Way looking west, approaching SW 14th Avenue Coral Way west near intersection with SW 14th Avenue 6%. Imagery Date: 1/100014 25'15'01.97' N 00'12'50.41' eev 8 ft COMPREHENSIVE PLAN APPLICATION PLANNING AND ZONING DEPARTMENT, HEARING BOARDS SECTION 444 SW 2nd Avenue, 3rd Floor • Miami, Florida 33130 • Telephone 305-416-203Q www.miamigov.com/hearinq boards p "7OA Welcome to the City of Miami! This application is intended to serve as a guide in assisting. yogi' -- with our public hearing process. Please feel free to contact us, should you have any questions. There is no deadline to submit this application as it is presented semi-annually to the Plar ring,. Zoning and Appeals Board and the City Commission. The application submittal date ishe r' date stamped by Hearing Boards' staff on this page. The responses to this application must be typed and signed in black ink. All pertinent and accurate information/documentation; i.e., the plans, reports, exhibits, shall be presented at the time of filing, in addition to the paid receipt. The applicant is responsible for the accuracy of the information contained in the application and all supporting materials. Should you wish, you could bring the materials to our office for review prior to submittal to ensure completeness. 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. All documents, reports, studies, exhibits (8%x11") or other materials submitted during this process will be kept as part of the record. Any documents offered to the Planning, Zoning and Appeals Board and the City Commission, which have not been provided fifteen (15) days before the meeting as part of the agenda materials will be entered into the record at the discretion of the aforementioned Board and Commission. 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. Ordinance No. 12918 states that each person or entity requesting approval, relief or other action from the City Commission or any of its boards, authorities, agencies, councils or committees regarding any issue, shall disclose at the commencement (or continuance) of the public hearing(s) on the issue, any consideration provided or committed, directly or on its behalf, for an agreement to support or withhold objection to the requested approval, relief or action. The Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold Objection Affidavit included in this package must be submitted with the application. The applicant must, at the commencement of any public hearing on the issue, if there is any disclosure to report, read the disclosure into the record. Also, the applicant must supplement the affidavit if there is any new information or additional information to disclose. Copies of City Commission resolutions and ordinances can be obtained at our website through the "Legislative Hub", or for certified copies, contact the City Clerk's Office at 305-250-5360. COMPREHENSIVE PLAN APPLICATION Please refer to Section 62-31 of the Miami City Code for Comprehensive Plan information. 1. Applicant(s): Santiago D. Echemendia, Esq. and David J. Coviello, Esq. on behalf of 1300 Coral Brickell LLC 2. Subject property address(es) and folio number(s): 2240 SW 13th Ave. (Folio No. 01-4139-007- 2731); 1300 SW 22nd St. (Folio No. 01-4139-007-2520); and 1312 SW 22nd St. (Folio No. 01-4139- 007-2530) 3. Present designation(s): Duplex Residential (2240 SW 13th Ave.) and Restricted Commercial (1300 & 1312 SW 22nd St.) 4. Future designation(s): Low Density Restricted Commercial (2240 SW 13 Ave.) 5. If the requested Land Use is approved, will a Rezoning be requested for consistency with the Zoning Atlas, per F.S. 163.3184(3)(e)? Yes If yes, please contact Planning at 305-416-1400. 6. Has the designation of this property been changed in the last year? If so, when? No 7. Do you own any other property within 200 feet of the subject property? No If yes, has the property been granted a Land Use Change within the last year? N/A 8. One (1) original, two (2) 11x17" copies and one (1) 8%x11 copy of the survey of the property prepared by a State of Florida registered land surveyor within six (6) months from the date of the application. 9. A clear and legible copy of the recorded warranty deed and tax forms of the most current year showing the present owner(s) and legal description of the property to match the legal description on the survey. 10. A clear and legible copy of the subject property address(es) and legal description(s) on a separate sheet, labeled as "Exhibit A", to match with the current survey's legal description. 11. At least two photographs showing the entire property showing land and improvements. 12. Copy of the lobbyist registration processed by the Office of the City Clerk, if applicable. 13. Affidavit of Authority to Act and the Disclosure of Ownership of all owner —and contract purchasers, if applicable —of the subject property. 14. For all corporations and partnerships indicated: a) Articles of Incorporation; b) Certificate from Tallahassee showing good standing, less than one (1) year old; 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) Non-profit organizations: A list of Board of Directors less than one (1) year old. 15. Certified list of owners of real estate within 500 feet of the subject property. 12ry 07_2011 2 COMPREHENSIVE PLAN APPLICATION 16. Original Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold Objection Affidavit. 17. Original Public School Concurrency Management System Entered Requirements form. 18. The subject property(ies) cannot have any open code enforcement/lien violations. 19. What is the acreage of the project/property site? Approx. 29,869 SF (0.6857 acre) 20. What is the purpose of this application/nature of proposed use? Amend Comprehensive Plan to allow development of mixed use residential building. 21. Is the property within the boundaries of a historic site, historic district or archeological zone? Please contact the Planning and Zoning Department on the 3rd Floor for information. No 22. Is the property within the boundaries of an Environmental Preservation District? Please contact the Planning and Zoning Department on the 3rd Floor for information. No 23. Is the property within the Coastal High Hazard Area (CHHA)? Please contact the Planning and Zoning Department on the 3rd Floor for information and further instructions. No 24. What would be the anticipated duration of the presentation in front of the: ❑ Planning, Zoning and Appeals Board 15 mins. and/or ❑ City Commission 15 mins. 25. Cost of processing according to Section 62-22 of the Miami City Code*: a. Application to Amend the Comprehensive Neighborhood Plan per acre b. Advertising c. School Concurrency Processing d. Mail notice fee per notice e. Meeting package mailing fee per package $ 5,000.00 $ 1,500.00 $ 150.00 $ 4.50 $ 6.00 *Fees over $25, 000.00, shall be paid in the form of a certified check, cashier's check, or money order. Rev n7-2n1 COMPREHENSIVE PLAN APPLICATION Signature Name Telephone 305-415-9437 E-mail dcovielloshutts.com STATE OF FLORIDA -- COUNTY OF MIAMI-DADE The foregoing was acknowledged before me this day of January, 2015, by David J. Coviello who is a(n) individual/partnetgejr t// rporation of 1300 Coral Brickell LLC a(n) individual/partnership/corporation. He/She i ersonally known to me • r who has produced as identification and who did (di• no David J. Coviello, Esq. (Stamp) SUSAN C. MACET .�ti�RY PV6°- .; ..�.:�.;�-,-: Notary Public •State of Florida • My Comm. Expires Feb 11, 2016 � ; Commission # EE 161755 °; ; Bonded Through National Notary Assn. Address 201 S. Biscayne Blvd., Suite 1500 Sig atur Miami, FL 33131 RPv (17_7n11 4 COMPREHENSIVE PLAN APPLICATION AFFIDAVIT OF AUTHORITY TO ACT Before me this day, the undersigned personally appeared David J. Coviello , who being by me first deposes and says: 1. That he/she is the owner or the legal representative of the owner, submitting the public hearing application as required by the Code of the City of Miami, Florida, affecting the real property located in the City of Miami, as listed on the foregoing pages. 2. That all owners who 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, RI including or ❑ not including responses to day to day staff inquires. 3. That the foregoing and following pages are part of this affidavit and contain the current names, mailing addresses, telephone numbers and legal descriptions of the real property of which he/she is the owner or legal representative. 4. That the facts, as represented in the application and documents submitted in conjunction with this affidavit, are true and correct. Further Affiant sayeth not. David J. Coviello �p- Applicant(s) Name Applicant(s) Signature STATE OF FLORIDA -- COUNTY OF MIAMI-DADE The foregoing was acknowledged befo e this l day of January, 2015, by David J. Coviello who is a(n) individual/partne a ent/c rporation of 1300 Coral Brickell LLC a(n) individual/partnershipporatioj He/She is •-rsonally known to m- or who has produced as identification and who did .i. no take an oat (Stamp) grillimillimihrdloreirallwardbidlimdbmaiNII �`;,'awry�i SUSAN C. MACET 0 / ,� * NotaryPublic - State of Florida •1i My Comm. Expires Feb 11, 2016 =?, . Commission 0 EE 161755 '''f ° 'i" Bonded Through National Notary Assn. Signure ti •� m-2ni 3 5 COMPREHENSIVE PLAN APPLICATION DISCLOSURE OF OWNERSHIP 1. 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 necessary. Owner's Name(es) 1300 Coral Brickell LLC Percentage of Ownership S€>� ATTACf� k'4h1sT „A d Subject Property Address(es) 2240 SW 13 Avenue, and 1300, 1312 SW 22 Avenue (See attached Exhibit "A") 2. List all street address(es) and legal description(s) of any property located within 500 feet of the subject property owned by any and all parties listed in question #1 above. Please supply additional lists, if necessary. Street Address(es): Legal Description(s): None Americo D'Aqostini Owner(s) or Attorney Name Owner(" or orney Signature STATE OF FLORIDA -- COUNTY OF MIAMI-DADE The foregoing was acknowledged before me this 13 day of J--- 20 1.5 , by Americo D'Agostini who is a(n) \ ► artner/a nt/corporation of I30C) C ial I'iC LLC a(n) individual/partnershl • r • • •ratio He/She is personally known to me or who has produced 1300 Coral Brickell LLC , as identification and who did (did not) take an oath. FL3)(i veYLiC 1) 3- DOS` (9 9- / ( .1`�'wv''6"•., SUSAN C. MACET (Stamp) `t ; Notary Public - State of Florida _� L , My Comm. Expires Feb 11, 2016 .�d' Commission 0 EE 161755 '''',' "', Bonded Through National Notary Assn. Rev n7-7011 r, EXHIBIT A 1300 CORAL BRICKELL, LLC Name of Member Initial Percentage Interest Emilia Giusti Roberto DiLanzo Patricia Giusti Maurizio DiLanzo 25.00 25.00 25.00 25.00 MIAI30CS 10327448 1 �, ', , , City of Miami Public School Concurrency ConcurrencyManagement System Entered Requirements 9 Y 4 Applicant Fields Information Application Type Public Hearing Application Sub -Type Land Use Application Name * 1300 Coral Brickell LLC Application Phone * 305-372-9202 Application Email * americodagostini@hotmail.com Application Address * 2240 13 AVE, 1360-SW 2QS-T SW amd 171. 5'W'22 S'f Contact Fields Information Contact Name * David J. Coviello, Esq. Contact Phone * 305-415-9437 Contact Email * dcoviello@shutts.com Local Govt. Name City of Miami Local Govt. Phone 305-416-1400 Local Govt. Email GDGay@a ci.miami.fl.us Local Govt. App. Number (OFFICIAL USE ONLY) Property Fields Information Master Folio Number * 01-4139-007-2731 Additional Folio Number , - - Total Acreage * approx. 14,976 SF (0.34 acre) Proposed Land Use/Zoning * Land Use/ZoningLow Density Rest. Comm. T4-0 Single -Family Detached Units * 0 Single -Family Attached Units (Duplex) * 0 Multi -Family Units * l.— Total # of Units * 12- Redevelopment Information (MUSPs) - Re -development applications are for those vacant sites for which a local government has provided vested rights; or for an already Improved property which does not have to be re -platted as deemed by the local govemment. The number of units to be input into the CMS is the net difference between the existing vested number of units and the newly proposed number of units. Example: an existing 20-unit structure will be torn down for redevelopment. The newly proposed development calls for 40 total units. Local government shall input 20 units in the CMS (net difference between the 20 units vested less the newly proposed 4 units). Required Fields for Application * David J. Coviello, Esq. Owner(s)/Attorney/Applicant Name STATE OF FLORIDA COUNTY OF MIAMI-DADE The foregoing was acknowledged before me this 20 5 by David J. Coviell who is a(n) individual/par individual/partners as identification an (Stamp) poration of o . He/She is .ersona y did not) take an oath. /corporatio ,,,, SUSAN C. MACET 4%y Notary Public - State of Florida -I My Comm. Expires Feb 11, 2016 1jjj1„ �a Commission # EE 161755 %%;OFFi,° Bonded Through National Notary Assn. Z)P2Qt_— Owner(s)/Attorney/Applicant Signature 3 day of �I LL1 U O [ OQ C)IC1 I�jt is L a(n� who has pr duced Signature A 01/13/2015 11:41 9544366112 PETER M. LOPEZ, P.A. #2326 P.002 /014 CERTIFICATE OF FORMATION OF LIMITED LIABILITY COMPANY State of .Delaware Secretary of State Dtiviaion oft atic D&Lt ver ed 01:10 11.s 06/25, /2014 FIND 12:50 PM 06/25/2014 SRV 140882443 - 5550079 EIT2 FIRST: The name of the limited liability company is 1300 CORAL BRICKELL, LLC SECOND: The address of its registered office in the State of Delaware is 2711 Centerville Road, Suite 400 Wilmington, Delaware 19808, County of New Castle. The name of its registered agent at such address is The Company Corporation. IN WITNESS WHEREOF, the undersigned has executed this Certificate of Formation this 25th day of June, 2014. The Company Corporation, Organizer By: Ls/ William Bartz William Bartz Assistant Secretary 111111111111111111111111111111111111111111111 THIS INSTRUMENT PREPARED BY: Peter M. Lopez, Esquire PETER M. LOPEZ, P.A. 1911 NW 1506 Avenue, Suite 201 Pembroke Pines, Florida 33028 Property Appraisers Parcel Identification (Folio) No.(s): (Reserved) WARRANTY DEED CFN 20 14-R0524.640 DR 8k 29244 Pss 4306 - 4307; (2pss' RECORDED 07/25/2014 15:37:39 DEED DOC TAX 18,600.00 SURTAX 13,950.00 HARVEY RUVIH r CLERK OF COURT MIAMI-DADE COUNTY, FLORIDA THIS WARRANTY DEED, is made this Z, day of _ l o , 2014, between FLAGLER PLAZA CENTER LLC, a Florida limited liability company, hose post office address is 1110 Brickell Ave., #505, Miami, FL 33131 (the "Grantor") and 1300 CORAL BRICKELL LLC, a Delaware l}� ite liability company, whose post office address is 19 I) AAA) /50 4ve kZo 1, t$,K roe ?,ae5, FL 33OZS (the "Grantee"). (Wherever used herein, the terms "Grantor" and "Grantee(s)" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations.) WITNESSETH: That the Grantor, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable considerations to the Grantor in hand paid by the Grantee, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the Grantee, that certain parcel of real property, situated, lying and being in Miami -Dade County, Florida (the "Property"), as follows: Lots 1, 2, 3 and 4, Block 60, East Shenandoah, according to the map or plat thereof as recorded in Plat Book 14, page 55, of the Public Records of Miami -Dade County, Florida. AND Lots 5 and 6, Block 60, East Shenandoah, according to the map or plat thereof as recorded in Plat Book 14, page 55, of the Public Records of the Public Records of Miami -Dade County, Florida. AND Lots 36, 37, 38 and 39, less the West 28 feet thereof, Block 60, East Shenandoah, according to the map or plat thereof as recorded in Plat Book 14, page 55, of the Public Records of Miami -Dade County, Florida. Book29244/Page4306 CFN#20140524640 Page 1 of 2 OR Et•K. 2924-4- PG 4-307 L..-ASt PAGE This conveyance is subject to the following: 1. Taxes for the year 2014 and all subsequent years; 2. Conditions, restrictions, limitations, easements and all Other matters of record without intent of reimposing same; 3, Restrictions and all other matters appearing on the Plat or otherwise common to the subdivision; and 4. Zoning, restrictions, prohibitions, regulations and other requirements imposed by governmental authority and the Grantor does hereby fully warrant the title to the Property, and will; defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF, the Grantor has caused these presents to be executed in their names, the day and year first above written. Signed, sealed and delivered in t ,eresence of: ign & P� L Sign : 'ri et Name: V , - STATE OF FLORIDA COUNTY OF ?/Vaa r'ci i GRANTOR: FLAGLER PLAZA CENTER LLC, a Florida limited liability compan By: )SS: AMERICO D'AGOSTINI, Manager BY CERTIFY that the foregoing instrument was acknowledged before me this 23 , 2014, by AMERICO D'AGOSTINI, as Manager of FL ER PLAZA , a Florida limited liability company, on behal , he company, ho is personal yam• who has produced as i ntificalion and wo did not take 111,. M .v •• PETER M. LOPEZ •. MY COMMISSION M EE 867581 EXPIRES: Match 7, Mt ,,•• Bonded Thru Notary Public Undenadters i t Name: TARY P Serial No: My Commission Extires: Book29244/Page4307 CFN#20140524640 Page 2 of 2 Schedule A Address: 1300 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 1 Thru 4, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. *** Address: 1312 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 5 Thru 6, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. *** Address: 2240 S.W. 13th Street, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. MIADOCS 10322768 1 CITY OFMIAMI DISCLOSURE OF CONSIDERATION PROVIDED OR COMMITTED FOR AGREEMENT TO SUPPORT OR WITHHOLD OBJECTION The City of Miami requires any person or entity requesting approval relief or other action from the City Commission or any of its boards, authorities, agencies, councils or committees, to disclose at the commencement (or continuance) of the hearing(s) on the issue, any consideration provided or committed, directly or on its behalf, to any entity or person for an agreement to support or withhold objection to the requested approval, relief or action. "Consideration" includes any gift, payment, contribution, donation, fee, commission, promise or grant of any money, property, service, credit or financial assistance of any kind or value, whether direct or implied, or any promise or agreement to provide any of the foregoing in the future. Individuals retained or employed by a principal as a lobbyist as defined in Sec. 2-653, and appearing before the City Commission or any of its boards, authorities, agencies, councils or committees solely in the capacity of a lobbyist and not as the applicant, or owners' legal representative are not required to fill out this form. NAME: HOME ADDRESS: CITY: (First Name) (Middle) (Last Name) (Address Line 1) (Address Line 2) STATE: Florida ZIP: HOME PHONE: CELL PHONE: FAX: EMAIL: BUSSINESS or APPLICANT or ENTITY NAME 1300 Coral Brickell LLC BUSINESS ADDRESS: c/o A & D Group Realty (Address Line 1) 1110 Brickell Ave., Suite 505, Miami, FL 33131 (Address Line 2) 1. Please describe the issue for which you are seeking approval, relief or other action from the City Commission, board, authority, agency, council, or committee. Approval of rezoning and comprehensive plan amendment for properties located at 2240 SW 13 AVE, 1300 SW 22 ST, and 1312 SW 22 ST. 2. Has any consideration been provided or committed, directly or on your behalf, to any entity or person for an agreement to support or withhold objection to the requested approval, relief or action? 1111 YES ❑x NO If your answer to Question 2 is No, do not answer questions 3, 4 & 5 proceed to read and execute the Acknowledgment. If your answer to Question 2 is Yes, please answer questions 3, 4 & 5 and read and execute the Acknowledgement. Doc. No.:86543 3. Please provide the name, address and phone number of the person(s) or entities to whom consideration has been provided or committed. Name Address Phone# a. N/A b. c. * Additional names can be placed on a separate page attached to this form. 4. Please describe the nature of the consideration. N/A 5. Describe what is being requested in exchange for the consideration. N/A I hereby acknowledge Ordinance 12918 or civil penalties disclosure requirement PERSON SUBMITTING ACKNOWLEDGEMENT that it is unlawful to employ any device, and such circumvention shall be deemed that may be imposed under the City Code, was not fully and timely satisfied the 1. the application or order, as applicable, effect; and 2. no application from any person or considered by the applicable board(s) nullification of the application or order. DISCLOSURE: OF COMPLIANCE scheme or artifice to circumvent the disclosure requirements of a violation of the Ordinance; and that in addition to the criminal upon determination by the City Commission that the foregoing following may occur: shall be deemed void without further force or entity for the sa e issue shall be reviewed or until expiration oiia period of one year after the :_ Signature Americo D'Agostini and subscribed before me this l day Print Name Sworn to instrument FL•Dri V. L IC• of�� , 201 15. The foregoing was acknowledged before D2, • 005"(oq` fa/--0 as identification me by 11 qrrri co D . / 0 D -in I , who has produced and/or is personally knoa 'n to me and who did/did not take an oath. STATE OF CITY OF MY COMMISSION FLORIDA MIAMI I C N tary EXPIR Enclosurek Doc. No.:86543 ':, SUSAN C. ACM1 . � () CSC ti•• Notary Public - ' or . a ' =` • • My Comm. Expires Feb 11, 2016 ,1. z Commission re EE 161755 •'•••°ii to Bonded Thrnnph National Notary Assn, Print Name Page 2 I LOT-7 8 9LOCR-60 1. LOT-35 ELOLN-60 ALTA/ ACSM LAND TITLE SURVEY T.25.13 t GRAPHIC SCALE nN ENT) fL -r814848 tknik N`6s 131.431w _ a IN�.w6;. �P W seem. II' 66 1 'V. Aex. DeWx T ' 1l 1 I I 1 1 I':PMJ.mA�I _4-1—� �.706 MA• • 1 Lon-31 BLOCK-60 LO1-38 BLOLR-60 L01-39 BLOM-60 ' .a lm p 1 I L_ Il_ - - _. 1 SP,�N6"D.R 1. . I I I I SURVEYOR'S NOTES: 1) The Lagal Description to the Properly wax Mleined from Tine Commilmen1 pan. 2) This Certification is only Mr the lend os described Il Is flat a cerll'rcation of title, Zoning. Emements. or Freedom of Ernrmbronces OPINION OF TIRE. 3) An ev,'It. o Commilmenl issued by OLD REPUBLIC NATIONAL n1t£ INSURANCE COMPANY Commitment No.: 01-2010-1108532, effective dub. 05/01/2014 4 1700 PM, was made to determine ,z:a•ded 'nstramenm. it any ',fleeting this waperty Rewevec score mar be otldlional restrictions not sham on 8is sway scat may be fauna in the Public Records al this Coon., 4) Accumen the petted use of the bad, as classified 'm Minimum Sion.. (57-0-6FAC), is "Residential High Risk" The minimum related04 distance al accuracy for this type of bound°. survey M I Fool n 10.000 feel The accuracy obtained measurement d Cased geom*measurement an etrk figure nets bone, to emoed "kis requirement 5) Fmmdolions and/err footings that y cross yo the boundmy roes of the coerce, berm w dePoed ore rot Mow m hereon Not 6) Mapper. Additions our deletions to survey mops or reports by lolba than Me signing peyorarty ond or =riles are prMibited without mitten consent of N, pr 4 Pm y paAies. L L party w 1) ZONING INFORMATION. Zang Classmmlirmi 16-8 0 (Commned Neighborhood District) Source: City of Miami toning Department B) Building Setbacks' Front = ID feet/ Rem = 0 feel / Street Side = 10 feel / inlnim = 6 feel 9) Bu1.0 Height Restdcllnn = 8 stories (existing = 3 stales) 10) Number at Paring ,ems =AI Slendmd Mimes k 2 Ifandieap Spaces II) 1 onyale nd 4,0,4d. are not depicted hereon, ncs,ruction on the properly rem described. Surveyor au horityshall be prior i o any desd as - 12) the surveyor doe. mnlilideterrinemfence and/m nal o nnahy +eior n) Ownership mhjrcls to. OPINION 01 ME 1+) Tyco of Survey ALTA/ AGSM LAND TIME SURVEY 1.5) 0, 16 flaprow 1 ereof us recorded n based Book recorded, ug.I55 Tine Public Records according ID County, Merida 16) Flood Zum Dote Commu,ty/ Panel 820650/03 / Mlei September li 2009 m Zone Tr Base Flood Nevotion w N/A IT) This PLAN OF does SURVEY e hos been meowed Fm a uF I6e milks named Ronson 11 Certificate n extend to any unwm &J.IN LEGEND -1,LAIAD,Ane ovcsora -4P+,e'1;r wma pn.pm S.W. 22r'd. STREET CORK_ WAY__ Q I 25 24 23 I9 18 17 16 15 PA 'e.66'a EkrMrme 4/e=41r 0 =onion e'04 [ es GenMe Pow a stun. 221 21120 27 , 28 29 30 L 0 31 C 32 S.W. 23RD. STREET n Y MLOCATIIONEMAP�roA PROPERTY ADDRESS: one ly tldre SR. IL0R10A 33145 1RE0T. MM a13B 00 -2 0 .a01 41 ui6Ml. RamoA ,41 m. Flea rot-Ong-Don-zszD. ol-+etc-mi-ss3D, m.4u9-aT-zn: LEGAL DESCRIPTION: Lets I, 2 3 and 4, Block 60. of -EAST SHENANDOAH", according la the plat thereof ere recorded in Plot Book 14, nl Page 551 of the Peblic p ttord= al Miami -Dade Courly. FloridaAND Lots 5 and 6. Block 60, of -EAST SHENANDOAH", according to the P. thereof us recorded In Plat Book 14, at Page 551 althe Public Records of Miami -Dade County, Flo... AND Lots 36, 32, 38 and 39, LESS the West 25 feet thereof, Block 60, of EAST SHENANDOAH", =cording to the plat thereof es recorded in Plot Beak 14, at Poge 551 of the Public Records Miami-Datle County. Florida. Soid described 1-acres rnore or ss) orcel of land n c, ,ng 29.869 square .set (06852+/ TITLE REVIEW NOTES: SCHEDULE B - SEDDON II TITLE CW PROVCED BY E OLD REPUBLIC AL lls CART In Z - PB.. dale: Mugu R 20110 WOO PM Items 1 through 3' "General te Spec. Eviceplrns e Resba other mutters al : - SHENANDOAH, asarmmded in MontRook 14. Page easements, Retards of cool.. County. Dodd° (Does ailed Subject A mm+b Rec. Plat) SURVEYOR'S CERTIFICATE: THIS SURVEY CERTIFIED 10' - FLAOLER PLAZA CENTER, LLC. a Florida Limped Liability Company - LAW OFFICES OF PETER M. LOPEZ. P.A. - OLD REPUBLIC NATIONAL 1113E INSURANCE COMPANY This is to certify that this m or plat a which it is based . made In cordons with the 2011 Minimum Standard Detail R on LandTitle r Surveys' jointly established and radopted by ). Land TitleAssociation(ALTA) and the National Society of Professional Surveyors (NSPS), sand en s Items /1, 2. 3. 4, 6(o), 6(b). Z(a), o,l). R(c), 8, 9. 10. 11(o), I ], 20(a) and z0(b„ of Tame "A" thereof. This survey is observations and measurements performed in the field on 06/05/2014, and other Information available at the times the services were rendered ee= ' . the survey have 'o'e0T1 Copies of this survey are invalid unless embossed wilh the se of 11,e signing ereless1on01 surveyor and m - - - those _ been certified to M =inn Pae r N. = ROYAL DINT LAND SURVEYORS. INC. OL, .0 P.. tam T I LB No. 7282 -:C. m via. Ti-4Nl -1ere a .ml re Enmmnmmm L® -I. (0...smeBY: ®=Conk Tv es (o)a =PbTm PABLO J. ALFONSO. Profess 1•nr Sur 61 =Oenrk Ne,e Bo. Poc vlln Rof legm0g l Stole of El.. 19w.f. SR. IR) =Roos' e.n,mr..w, Bole of Survey: 06/05/2014 . WR -me Dale of Last Revision P1 =um 0 s008 =So Pin/Reber �.M,4 Y� l��I�Iy mmAI SurvePerformed BY ROYALPOINT LAND SURVEYORS. INC. NW 153rd. Street - Suite 321. Miami Lakes, 6Iarido 33014 Phone: 305-822-6062/ Fox' 305-822-9669 MINIMMEM a UNE ....El ...= IONE 11111 FJI rc M LAND TITLE SURVEY DRAWN: J G. CHECKED. P.J.A. SCALE. I = 20' FIELD BAIL 06/05/P014 JOB No. RP 14-033 SHEET. 1