HomeMy WebLinkAboutPZAB 4-15-15 Supporting DocumentationFile ID:
Title:
PZAB.2
PLANNING, ZONING AND APPEALS BOARD
FACT SHEET
15-00057zc 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 FROM T3-O "SUB -URBAN TRANSECT
ZONE OPEN" TO T4-L "GENERAL URBAN CENTER TRANSECT ZONE
LIMITED", FOR THE PROPERTY LOCATED AT APPROXIMATELY 2240
SOUTHWEST 13TH AVENUE, MIAMI, FLORIDA; MAKING FINDINGS;
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 allow a change in the zoning designation for the above property from
T3-O to T4-L.
Finding(s):
Planning & Zoning: Recommended denial. Item includes a covenant.
See companion File ID 15-000571u.
Planning, Zoning and
Appeals Board: Continued from March 18, 2015
City of Miami
-f Planning and Zoning Department
.161%:VW *4
jr. ,T Division of Land Development
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 15-00057zc
APPLICANT: David J. Coviello, on behalf of 1300 Coral Brickell LLC (the "Owner")
PROJECT ADDRESS: 1300, 1312 SW 22nd Street, and 2240 SW 13th Ave. ZIP: 33145
NET OFFICE: Coral Way COMMISSION DISTRICT: District 3
GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the
applicant is requesting a change of zoning for a parcel zoned T3-O "Sub -Urban Transect
Zone -Open" to T4-L "General Urban Center Transect Zone — Limited".
The subject property is located within the Coral Way NET area. "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 subject parcel is a corner lot
approximately 0.344 acres, located on the southeastern corner of the block bounded by SW
21st Terrace to the north, by SW 13th Avenue to the east, by SW 22nd Terrace to the south
and by SW 14th Avenue to the west. (Complete legal description is on file with the Hearing
Boards Section).
BACKGROUND:
The subject property (identified in Table 1 as parcel # 3) was previously zoned R-2 "Two -
Family Residential" under Zoning Ordinance 11000 and was subsequently rezoned on April
2010 under Miami 21 to T3-O "Sub -Urban Transect Zone — Open", keeping the character of
the area to the south of SW 22nd Street.
The subject parcel currently provides a surface parking to serve the two other parcels to the
north, designated T6-8-O, which are part of this request for application purposes only, as
follow:
1 Taken from the applicant's letter of intent, dated on 1/15/15.
City of Miami
Planning and Zoning Department
Division of Land Development
TABLE 1. PROPERTIES: DESCRIPTION AND REQUEST
NET DISTRICT OFFICE: Coral Way NET
#
Folio
Address
Area
Luc
Req'd
FLUM
Zoning classification
Sq ft
± AcreCurrent
Proposed
Current
Proposed
1
0141390072520
1300 SW 22nd Street
12,519
.287
No
Restricted
Commercial
No Change
proposed
T6-8-0 (Urban Core
Transect Zone - Open)
No Change
proposed
2
0141390072530
1312 SW 22nd Street
5,850
.134
No
Restricted
Commercial
No Change
proposed
T6-8-0 (Urban Core
Transect Zone - Open)
No Change
proposed
3
0141390072531
2240 SW 13th Ave
14,976
.344
Yes
Duplex -
Residential
Low Density
Restricted
Commercial
T3-0 (Sub -Urban
Transect Zone - Open)
T4-L (General
Urban Transect
Zone -Limited)
-
Total
33,345
.765
-
-
-
-
City of Miami
Planning and Zoning Department
Division of Land Development
COMPREHENSIVE PLAN:
The subject parcel is zoned T3-O and is consistent with the surrounding zoning to the West
and South, conforming a well -established duplex residential neighborhood. The requested
zoning designation of T4-L is inconsistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation of Duplex — Residential, which requires a land use
change. As such the applicant has submitted a companion item identified with the file ID No.
15-00057Iu with this request to amend the land use designation for the subject parcel.
NEIGHBORHOOD CHARACTERISTICS:
ZONING FUTURE LAND USE
DESIGNATION
Subject Property
T3-O (Sub -Urban Transect Zone - Open)
Surrounding Properties
NORTH: T6-8-O (Urban Core Transect Zone - Open)
EAST:
T6-8-O (Urban Core Transect Zone - Open)
SOUTH: T3-O (Sub -Urban Transect Zone - Open)
WEST: T3-O (Sub -Urban Transect Zone - Open)
Duplex - Residential
Maximum of 18 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Duplex - Residential
Maximum of 18 D.U. per acre
Duplex - Residential
Maximum of 18 D.U. per acre
15-00057zc
Page 3 of 7
City of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS:
The following is a review of the request pursuant to the rezoning criteria in Article 7, Section
7.1.2.8 (a)(3) & (f)(2) of Miami 21. The Background section of this report is hereby
incorporated into the analysis and its corresponding criteria by reference:
Criteria A rezoning may be made only to the next intensity Transect Zone or by a
Special Area Plan, and in a manner which maintains the goals of the Miami 21
Code to preserve Neighborhoods and to provide transitions in density, and
building heights.
Analysis: The subject property is proposed for a successional up -zoning from T3-O to
T4-L in a well -established neighborhood, however, the proposed rezoning will
double the allowed density from 18 DU/acre in T3-O to 36 DU/acre in T4-L.
To prevent an adverse impact to the neighborhood, the applicant submitted a
restrictive covenant limiting the density of the subject parcel to 18 DU/acre,
proposing 3 duplex residential units and a structural garage.
Although the proposed rezoning provides a transition in height and intensity
from SW 22nd Street to the south, this rezoning will result in an undesirable
encroachment of higher intensity into a well -established residential
neighborhood, altering the character of SW 22nd Terrace and to the duplex
residential neighborhood to the south.
Finding: The request is inconsistent with the goals and objectives of the Miami 21
Code.
Criteria Miami 21 Code, Section 2.2.5.8 Where boundaries occur within a parcel of
land comprising more than one Lot, the Lots shall be developed separately
according to the assigned Transect Zone
Analysis: The subject parcel, parcel No.3 as identified in Table 1, currently provides a
surface parking to serve parcels 1 and 2 located to the north. This use is not
allowed under the current zoning classification and the City of Miami records
does not show proof of permit issuance for the current use.
Rezoning the subject property to T4-L not only will allow by right the current
use, but will also will allow more intensity limited only by the provisions of the
covenant voluntarily proffered by the applicant, which will be good until its
expiration date or its revocation.
15-00057zc
Page 4 of 7
City of Miami
Planning and Zoning Department
Division of Land Development
Finding: Staff finds the proposed zoning request to be inconsistent with the goals and
objectives of the Miami 21 Code, as the request is not compatible with the
adjacent zoning districts to the west and south.
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
LIVE - WORK
LODGING
BED & BREAKFAST
INN
OFFICE
OFFICE
COMMERCIAL
ENTERTAINMENT ESTABLISHMENT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
T3
T4
9
9
18
R
R
R
R
R
R
R
R
R
R
R
E
E
E
E
E
E
36
36
36
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
E
E
R
R
R
R
R
W R R
R
R R
R
R
R
E
E
R
R
W
W
E
R
R
E
R
R
15-00057zc
Page 5 of 7
City of Miami
Planning and Zoning Department
Division of Land Development
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code (Cont...)
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MARINA
PUBLIC PARKING
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
CONCLUSION:
T3
T4
w
w
w
E
E
E
E
E
E
E
E
E
w
w
w
w
w
E
w
w
w
w
w
w
E
w
w
E
E
E
E
E
E
E
E
E
E
E
R
R
E
Based on the aforementioned findings described hereon, the Planning and Zoning Department
consider the proposed change is an intrusion of a higher density into a low density area, as well
as the introduction of a higher variety of uses in a well -established residential neighborhood. It is
staff opinion that the restrictive covenant submitted by the applicant limiting the uses and
development capacity is not enough to support the impact associated with the requested
rezoning.
Staff hasn't been provided with evidences of community support to the requested rezoning.
15-00057zc
Page 6 of 7
City,01Vhairtii
Planningand Zoning Department
Division of Land Development
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; Pursuant to Article 7, Section 7.12.0 pf Ordinance 13114, as amended on the aforementioned
findings, the Planning & Zoning Department recommends denial of the proposed rezoning as
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15-00057zc
Page 7 of 7
Yes No N/A.
Analysis for ZONING CHANGE
File ID: 15-00057zc
a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
b) The proposed change is in harmony with the established land use pattern.
c) The proposed change is related to adjacent and nearby districts.
d) The change suggested is not out of scale with the needs of the neighborhood
or the city.
e) The proposed change maintains the same or similar population density
pattern and thereby does not increase or overtax the load on public facilities
such as schools, utilities, streets, etc.
f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
g) Changed or changing conditions make the passage of the proposed change
necessary.
h) The proposed change positively influences living conditions in the
neighborhood.
i) The proposed change has the same or similar impact on traffic and does not
affect public safety to a greater extent than the existing classification.
j) The proposed change has the same or similar impact on drainage as the
existing classification.
k) The proposed change has the same or similar impact on light and air to
adjacent areas as the existing classification.
I) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
m) The proposed change will contribute to the improvement or development of
adjacent property in accord with existing regulations.
n) The proposed change conveys the same treatment to the individual owner as
to owners within the same classification and the immediate area and furthers the
protection of the public welfare.
o) There are substantial reasons why the use of the property is unfairly limited
under existing zoning.
p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.
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City of Miami
Legislation
PZAB Resolution
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 15-00057zc 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 FROM T3-O "SUB -URBAN TRANSECT ZONE OPEN" TO T4-L
"GENERAL URBAN CENTER TRANSECT ZONE LIMITED", FOR THE PROPERTY
LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, MIAMI,
FLORIDA; MAKING FINDINGS; 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: Recommended denial. See companion
File ID 15-000571u.
PURPOSE: This will allow a change in the zoning designation for the above property
from T3-O to T4-L.
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 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 T3-O "Sub -Urban Transect Zone Open" to T4-L "General
Urban Center Transect Zone Limited", for the property located at approximately 2240 Southwest 13th
Avenue, 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: 15-00057zc (Version: 1) Printed On: 4/7/2015
File Number: 15-00057zc
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: 15-00057zc (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
ATa
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AII2DDRESS:
utts.com
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RE: 1300 Coral Brickell, LLC -- Supplement to Application File Nos. 15-000571u
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 • fir 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
Vj(Q)fc/
Alexander I. Tachmes, Esq.
cc: David J. Coviello, Esq.
AIT/sm
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
Gas Station across from Subject Parcel on corner of Coral Way and SW 13th Avenue
IIIII
" ;illy II
View of commercial uses across from Subject Parcel on SW 13th Avenue
°
Commercial uses across from Subject Parcel on8VV13thAvenue
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°d Street and 1312 SW 22°d
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 Name:
Title:
Address:
The foregoing instrument was acknowledged before me this day of
, 2015, by , as 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
Plan 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 • www.shutts.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 13th 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 • wwwshutts.com
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLA.HASSEE 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.
i-�-+-+ -�- • •.-• ..
f N-s-w-•► v ^•w K
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 • fit 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-O, 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.shutts.cotn
MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMS'I'ERDAM
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 • fx 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.
Shutts & Bowen LLP
201 South Biscayne Boulevard
1500 Miami Center
Miami, Florida 33131
Folio Numbers:
01-4139-007-2731
01-4139-007-2520
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: DA- "/9
an C Ptace--E.
Print Name:
STATE OF E OY a )
�JGI�ss
I " 1
COUNTY OF kC� �
1300 Coral Brickell LLC, a Delaware
limited liability company
By:
Name:
Title:
cb
te'UCo • WoSi��1
The foregoing i strument was acknowledged before me this I day of January, 2015, by
7 tenN CO E. 1 . A (9S+ T_Avlaitk of 1300 Coral Brickell LLC, a Delaware limited liability
com�i-
pa y n beh 1f of the company. he is personally known to me or presented
��-.7)f'Ve'(''� as identification.
D a .3-oo5-(09-ia14o
/NOT RY P BLIC, State of F
DUY
Print Name ) C• (Y) ,l
Commission No.:
Commission Expires:
(SEAL)
,.••, ,,,,•,,, SUSAN C. MACET
` A, Notary Public - State of Florida
My Comm. Expires Feb 11, 2016
07/ Commission # EE 161755
,s,�' Bonded Through National Notary Assn.
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
dlitt
Gcool
Date 1: 1u, 2u1a C; ii,' ul 7 N'i00 1p0:41'..W-selev 0ft
REZONING APPLICATION
PLANNING AND ZONING DEPARTMENT, HEARING BOARDS SECTION
444 SW 2nd Avenue, 3rd Floor • Miami, Florida 33130 • Telephone 305-416-203 =•
www.miamigov.com/hearinq boards
Welcome to the City of Miami! This application is intended to serve as a guide in assistingou\.�
with our public hearing process. Please feel free to contact us, should you have any questidi.
There is no deadline to submit this application as it is presented semi-annually to the Planning,
Zoning and Appeals Board and the City Commission. The application submittal date is the
date stamped by Hearing Boards' staff on this pane. 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'/zx11") 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.
Rev. 07-2013 2
REZONING APPLICATION
Please refer to Article 7.1.2.8 of the Miami 21 Code for Rezoning information.
1. Applicant(s): Alexander I. Tachmes, 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 zoning designation(s): T3-0 (2240 SW 13 Ave.); T6-0-8 (1300 & 1312 SW 22"d St.)
4. Proposed zoning designation(s): T4-L (2240 SW 13 Ave.)
5. Per Miami 21, Article 7.1.2.8, c.2 (g), an analysis of the properties within a one-half mile radius of
the subject property, including aerial photo of the site as to why the present zoning designation is
inappropriate and proposed zoning designation is appropriate.
6. One (1) original, two (2) 11x17" copies and one (1) 81/2x11 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.
7. 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.
8. 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.
9. At least two photographs showing the entire property showing land and improvements.
10. Copy of the lobbyist registration processed by the Office of the City Clerk, if applicable.
11. Affidavit of Authority to Act and the Disclosure of Ownership of all owner —and contract purchasers,
if applicable —of the subject property.
12. 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.
13. Certified list of owners of real estate within 500 feet of the subject property.
14. Original Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold
Objection Affidavit.
15. Original Public School Concurrency Management System Entered Requirements form.
16. The subject property(ies) cannot have any open code enforcement/lien violations.
Rev. 07-2013 3
MIADOCS 10317825 1
REZONING PROCEDURE
The City's growth and evolution over time will inevitably require changes to the boundaries of
certain Transect Zones. These changes shall occur successionally in which the rezoning may
be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser
intensity; or to the next -higher Transect Zone; or through a Special Area Plan, as specified in
Article 7 of Miami 21.
Except where the request is for an extension of an existing Transect boundary, no rezoning of
land will be considered when the proposal is for a property is less than 40,000 square feet of
land area or 200 feet of street frontage on one street.
The public hearing process for a Rezoning will require appearing before the Planning, Zoning
and Appeals Board (PZAB) and the City Commission. Applications for Rezoning will be
considered by the City Commission two times per year. The dates are April and October.
Pre -Application Phase
1. Applicant may consult with the Zoning (4th Floor), Planning (3rd Floor) and Hearing Boards
(3rd Floor) for informal guidance at anytime.
2. The Planning and Zoning Department will schedule a date for the pre -application meeting
with representatives from the department to obtain information and guidance related to the
proposed application; the pre -application meeting shall take place no later than 15 days
prior to submittal of application.
3. At the pre -application meeting, staff will validate the survey prepared within six months from
date of application. The applicant will be provided with a zoning referral and application
materials.
Technical Review Phase
4. The Planning and Zoning Department will review the preliminary application and supporting
materials for completeness.
Application Phase
5. Applicant meets with the Hearing Boards to review application package prior to acceptance.
(See attached instructions and application.)
6. In order to be scheduled for the PZAB, the prospective applicant shall submit the application
and supporting documents for review and verification of completeness, and Hearing Boards
will issue an invoice for payment of the required fees for public hearing.
7. Hearing Boards accepts, time stamps and initials application and schedules item for an
upcoming PZAB hearing.
Rcv.07-2013
MIAr)ON 1f1R17R75 1
REZONING APPLICATION
17. What is the acreage of the project/property site? Approx. 29,869 SF (0.6857 acre)
18. What is the purpose of this application/nature of proposed use? Rezoning property for mixed -use
residential project.
19. 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
20. 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
21. What would be the anticipated duration of the presentation in front of the:
❑ Planning, Zoning and Appeals Board 15mins. and/or ❑ City Commission 15 mins.
22. Cost of processing according to Section 62-22 of the Miami City Code*:
Change of zoning classification to:
a. CS, T3-R, T3-L, T3-O, T4-R, T4-L, T4-O, T5-R, T5-L, T5-O, T6-R, T6-L, CI:
Per square foot of net lot area
Minimum (Assumes a 5,000 square -foot lot)
$ .50
$ 2,500.00
b. T6-8 0, T6-12 0, T6-24 0, D1, D2, D3, T6-36 0, T6-48 0, T6-60 0, T6-80, CI -HD:
$ .70
$ 5,000.00
Per square foot of net lot area
Minimum
c. Advertising
d. School Concurrency Processing (if applicable)
e. Mail notice fee per notice
f. Meeting package mailing fee per package
$ 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.
Signature C____.Address 201 S. Biscayne Blvd., Suite 1500
Name David J. Coviello Miami, FL 33131
Telephone 305-415-9437 E-mail dcoviello(a,shutts.com
STATE OF FLORIDA -- COUNTY OF MIAMI-DADE
The foregoing was acknowledged befo me this i 3 day of January, 2015, by David J.
Coviello who is a(n) indi ' ne a en orporation of 1300 Coral Brickell LLC a(n)
individual/partnersh' cor or n. He/She is ersonall known to mor who has produced _
as identification and who did (di not) take an Bath.
(Stamp)
Rev. 07-2013
.l►,RY ..''�i ... SUSAN C. MACET
AP . A_ Notary Public - State of Florida
• __ My Comm. Expires Feb 11, 2016
ow Commission el EE 161755
I '''f °''' '' Bonded Through National Notary Assn.
PJ2(
ignatup'e
4
MIADOCS 10317825 1
REZONING 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, 0 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
ovae,_
Applicant(s) Name Applicant(s) Signature
STATE OF FLORIDA -- COUNTY OF MIAMI-DADE
The foregoing was acknowledged be this day of January, 2015, by David J.
Coviello who is a(n) individual/partn = • - i 'orporation Coral Brickell LLC a(n)
individual/partnershi orporati . He/She i .•-rsonall known to m who has produced
as iden i ication and who did (did not) tak a 4•ath.
(Stamp) 4 P - SUSAN C. MACET
iP •t V NotaryPublic - Stats of Florida
• My Comm. Expires Feb 11, 2016
=s. --.� 4 Commission # EE 181755
,,, ,, Bonded Through National Notary Assn.
Rev. 07-2013 5
REZONING 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 5E'E A1-64 !--f=.Fxm8i7 'A"
Subject Property Address(es) 2240 SW 13 AVE, 1300 SW 22 ST, and 1312 SW 22 ST
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):
None
Americo D'Agostini
Owner(s) or Attorney Name
Legal Description(s):
STATE OF FLORIDA -- COUNTY OF MIAMI-DADE
The foregoing was acknowledged before me this
20 , by Americo D'Agostini who is
1300 Coral Brickell LLC a(n) individual/partnership
or who has produced -Lavers LICen3e No. as iden
Daa3-oo5-0- lay-0
(Stamp)
1 ..... o',,, SUSAN C. MACET
` Notary Public - State of Florida
•= My Comm. Expires Feb 11, 2016
, nr..� Commission A► EE 161755
uua.
Bonded Through National Notary Assn.
IMIPINIPINOregpliqwwwwwimpuwilipownwill
torney Signature
TOtt9UCtr
corpora to .
artner/agentAcorporation of
e/She is personally known to me
on and who did (did not) take an oath.
Signa ure
Rev. 07-2013
MIAr)nrs 1fl 17R75 1
6
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
MIADOCS 10327448 1
194.(((- (o �-
ING REFERRA
Applicant"Nane
7Ut:WC-C%144"
11.rr.ticc4n iv�i UO.Ykad1.Gopplit EmaiYAddress
'2- f•
Project Street Address
Pre-Application Meeting
Assisted Living Facility
Principal Frontage
Other:
44.1-11-is
Date
o 4t - -2°
Folio Numb r
toy -
Applicant Phone Number
To BE COMPLETED BY THE OFFICE OF ZONING
To)-0 -i-D7114'4°
Transect Zone
171 v.at -ID tewcz BMe
Type of Pe it Requested - Code Section
xylv curvet/L*1
wrW:alr.t.`iifilli lf►: ►AU■02 "JIl;M
B \[I-iPICi
Ci..�r1��►�++
Summary of Request
R erral i `sued by:
CITY OF MIAMI
OFFICE OF ZONING
Ph: 305-416-1499
444 SW 2nd Ave 4th Floor Miami, FL 33130
www.miamigov. com/ zoning
Date
1/1A111 *
1%I
S.,./
9 14,
PLANNING AND ZONING DEPARTMENT
PROJECTS REVIEW MEETING
December 29, 2014
Ralph Puig, AIA
RALPH PUIG ARCHITECTS
175 SW 7th Street, Suite 1712
Miami, FI. 33130
Re: 2240 SW 13th Avenue / Application PR-14-167
Existing Zoning Designation: T3-O / Net District: Coral Way
Dear Mr, Puig:
During our Pre -application meeting on December 24, 2014, you presented the following request:
Request for Rezoning. The proposal is to change the zone from T3-0 to T6-8-0 for a
land area of 14,976 square feet which has approximately 118 linear feet of street
Frontage on one street. The abutting transect zones are T3-O and T5-R
Based on the request, staff has prepared the following comments. Please note, that said
comments are not to be construed as a recommendation of approval. Staff's comments are:
1. Pursuant to Article 7, Section 7.1.2.8 (3) the proposed rezoning of a portion of the Lot
located at 2240 SW 13th Avenue, from T3-O to T6-8-0 does not qualify as successional
zoning change.
The request does not comply with the Miami 21 requirement pursuant to Article 7,
Section 7.1.2.8 (3) (c) (1) to allow an application for rezoning in that, it does not
represent an extension of an existing Transect boundary, it is less than 40,000 square
feet of land area, and the Lot does not have 200 feet of street Frontage on at least one
street.
As proposed, this is not a valid request and may not be submitted for Rezoning.
2. The applicant may confer with the Zoning Administrator, Irene Hegedus, at
305.416.1499 for an official determination.
3. Be advised, that the Planning and Zoning Department reserves the right to make
recommendations pertaining to which Transect Zone will yield the most coherent
zoning pattern in the context of the immediate vicinity.
The City of Miami reserves the right to comment further on the project as details and/or
explanations are provided and may revise previous comments based on this supplementary
information.
444 SOUTHWEST SECOND AVENUE, THIRD FLOOR, MIAMI, FL 33130
305.416,1400 - WWW.MIAMIGOV.COM
The Planning and Zoning Department reviews Permit proposals based on Miami 21 and City
Code. Furthermore, the proposed Zone Change is subject to review and compliance with the
requirements of all City departments, as applicable.
Sincerely,
lac u line Ellis
plinn r II
Cc: Derrick Cook, Plan Coordinator,
Pamela Stanton, Zoning Plans Processor
Christine Hwa, Hearing Boards Coordinator
Antonio Perez, Land Use Chief
2240 SW 13 Ave PR14-167
Pre -Application comments
Page 2
MCNP and Rezoniug Public Ilearing Process
2015 Calendar Year
The following is the semi-annual cycle calendar for Rezoning and Future Land Use amendments for
Planning, Zoning and Appeals Board (PZAB) Applications as per City Code Section 62 - 8 "Procedures
for Amending the Comprehensive Plan" and Section 7.1.2.8 of the Miami 21 Code.
See back-up resolutions and ordinance
Lone Use and Rezoning Cycle -March
I Date
Application Submitted to Hearing Boards
On or before January 16, 2015
Pre -Application Meeting Deadline
December 23, 2014
!Applications may be heard by PZAB
On or before second meeting in March 2015
Application will be scheduled for:
!City Commission [First Reading]
!Second meeting in April 2015
Land Use and Rezoning Cycle -September
Date
Application Submitted to Hearing Boards
On or before July 17, 2015
Pre- Application Meeting Deadline
June 26, 2015
!Applications may be heard by PZAB
i
On or before second meeting in September
2015
;Application will be scheduled for:
City Commission [First Reading]
[Second meeting in October 2015
http://www.miamigov.comMearing_Boards/Deadlines.asp
2240 SW 13 Ave PR14-167
Pre -Application comments
Page 3
01/13/2015 11:41 9544366112
PETER M. LOPEZ, P.A.
#2326 P.002 /014
CERTIFICATE OF FORMATION
OF
LIMITED LIABILITY COMPANY
State of Se1aware
Secretary of State
Envision of atic$a
Delivered 01:10 R406/25/2014
FZL=D 12:50 Pdd 06/25/2014
SRV 140882443 - 5556078 FT72
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, 20I4.
The Company Corporation, Organizer
By: Ls/ WillLun Bartz
William Bartz
Assistant Secretary
111111111111 11011111111111111111111111111111
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 2014-R0524640
OR Bk 29244 Fes 4306 - 4307; (2139s)
RECORDED 07/25/2014 15:37:34
DEED DOC: TAX 181600.00
SURTAX 13,950.00
HARVEY RUVINt CLERK OF COURT
MIAMI-DADE COUNTY? FLORIDA
THIS WARRANTY DEED, is made this 2,3 day of 7 , 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 1' ite liability company, whose post office address is 1' 1) NW /5)4
o�0
.1.z ,it V roJ e ?ine5, RL 3306 (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 1K 2924-4 PG 4-307
LAST 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 2..resence of:
ign & P
: C%
Sign : 'riit Name:1/IG,na+
STATE OF FLORIDA
COUNTY OF ?l,(..4.2? KJ
r
e2_
)SS:
GRANTOR:
FLAGLER PLAZA CENTER LLC, a Florida
limited liability compan
By:
AMERICO D'AGOSTINI, Manager
BY CERTIFY that the foregoing instrument was acknowledged before me this 23
, 2014, by AMERICO D'AGOSTINI, as Manage;} of FL ER PLAZA
a Florida limited liability company, on behal he cornpany, ho is personall�
who has produced as i• -ntifrcation and v_o did not take
PETER M. LOPEZ
MY COMMISSION If EE 887581
EXPIRES: March 7, 2017
' t;9 p�,:• Bonded Thru Notary PabWc Undawitas
t Name:
TARY P
Serial No:
My Commission Exlires:
orida
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:
IIOME 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?
❑ YES El 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
ACKNOWLEDGEMENT
I hereby acknowledge that it is unlawful to employ any device,
Ordinance 12918 and such circumvention shall be deemed
or civil penalties that may be imposed under the City Code,
disclosure requirement 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.
PERSON SUBMITTING 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 o�a period of one year after the
:•
Signature
Americo D'Agostini
I, day
Print Name
Sworn to and subscribed before me this
of-OPvOrq/ , 20t/ 16. The foregoing
instrument was acknowledged before
1 L.bri V, Lc ba . 0O5 (oq- lAY O as identification
me by , '1Pr I CG i) . A 0 C on I , who has produced
and/or
A
is personally kr n to me and who did/did not take an oath.
STATE OF FLORIDA
CITY OF MIAMI 4
1
' '
MY COMMISSION
C
tart'
EXPIRE .: �,P,, SUSAN C. T
' a
, M CA Ce
, ` ,, MAC •
if,1 ts_ Notary Public • State .[ orins Print Name
Enclosure' A.' • = My Comm. Expires Feb 11, 2016
• j,� -,c ' Commission N EE 161755 Page 2
Doc. No.:86543 �nnu,," Bonded Thumb National pp►uv Lear
LOT-35
BLOCS-60
h
L
LOT-3T
BLOC11-60
10t-39
BLOCK-60
0_1
GRAPH II' SCALE
( TN F. 1
1 I' 1 1
`fee;,` 1""AP I
_�. J__ L
ALTA/ ACSM LAND TITLE SURVEY
A•39. •E
T=25.6
zi
al
aI
SURVEYORS NOTES:
I) The Legm Description to IM Properly woe °Homed hem Tine Commitment provided
2) MO Cetlldaltm is only I. the lands as desor.d.. It 0 not o certiNcol:m al MIN Zoning,
em Easents, or Freedom al Epmm4mces. OPINION OF NEE
3) M examination of Commitment issued by 01.0 REPUBLIC NATIONAL TITLE INSURANCE COMPANY
Conmrtment Nor: 01-10I4-.532, effective date 05/01/2014 01100 PM, was made to
effecting and properly However, there may be additional
ntritlm at Mown instrument, reonVed tissurvey final Y e found in roe PaNT Records of Nis County
4) Accuracy.,
Me expected use of me lend, as classified in the Ninimum Technical Slander,
0J-17-6FAC), is Weekenliel Oran Risk' The minimum rotative ant.. a«umcy for this tore
of boundary a ke 1 I.1 in 10`000 feel c ocy Mtained ebyr rx r nl ontl
5) Foundaliaos mudclosed
,for s geometric
they crre ass found
yond to emceed a requirement par
dascrbed are not Mown F K^ Y Yam of 1Ne pared herein
6) Not wild without the stgnaWrreennnd the original robed seal 01 o Florida xmmed Sra� r no
Flapper. Aadlians or deletions to surveymu`s a reports by other then the or
oodles are Pr4024d without written consent o the signing Pnrly or parties.signing Y
1) ZONING INFORMALEN.
Zmbg ClonPrcal'we: 16-8 n (Cernmeociel Neighborhood Dtsrble)
Sarin: City of Mani Zaning f
Department
6) Bolding Setbacks: front = eel/ Rear = 0 feel / Street Side = 10 I el / mime = fi feel
90) 13Hdhg Height Restriction = 5states (misting - 3 slates)
PerkingNumber of Sam. = 41 StoMard Spncee N 2 HonJLe, Spaces
try Underground Mit. are not dmi0, hereon, contact arem badly NM, to my
my Levi a n:bac:esnionwthe proem, rein deem.. rSurveyo Moll he non Ted ore In
n Wean.
12) The s yor den r01 determine fence and/or wol own.ahy
13) Ow a: DPN21 OF PRE
te) TreIriuriey ALTA/ AGSM LAND TINE SMMEY
I5) Th Nmlh orrow Mown lMame are based on remark pia ca
of -EAST SH000000AH', oc Cog
la IM Mel !hereof us recorded to Plat Book 14, cl Page 55 of the Public Reads of
i,mi-Dane county. Tlotaa
16) Mod Zone Dolor community/ Ponele120650/4314/s noted: September B. 2009
12) ens PLAN OF SURVEYcnon Brno
preps, Imaihe Elevation
.rseAof the entities named Ferem
The Cerlircole does red extend to any genemee pmc
LEGEND
fist.---vm,mrml ore erect mzfr'"
-IF---Gn 004, O-Gm one ROYAL P018NZ
Tom
SURVEYORS
yB� Nam, tM d 'N^n P0r° wire Pam tmi awiLB No.
-w1 va.e (MI [,xeome4Ml case [cement BY:
mOdio ® -Cede Nam 00 -Pw PABLO J. ALFONSO. Prof
BI -Ovens u.nv IN. P e =vmedn f eegnnra State o Florida
m-Imlac4gd 6. �I c=xoa m Cm,mmrene,l Dale of Survey. 06/05/2014
pennant. bljt03 moos vdro Date Of Lost evhl0n
L+d =Mnnihae vm.e am/Rn,1 km ./edoer
Wr .xe.nMe UE �UIva1Y [osmml
25;24
23
2
27
----- — S.W. 23RD. STREET--—
LOCATION MAP
are aF MINA MNOt N SCALE N ' FLORIDA
PROPERTY ADDRESS:
Property Address 1 1312-1314 SW z2 51Rff?, x1Nn, fl0Rl2a 33145
Tar FNb 1- I zz4o SW 13 AVLNOE, MIAML fl0Rt0A 3314
/0 4 39-00T-250a, 01-4139-000-2530, 01_4139_002-2731
LEGAL DESCRIPTION:
Lots 1, 2 3 ontl 4. Block 50. of 'LAST SHENANDOAH", according to the
plot thereof as recorded to Plat Book 14 at Page 0..1 of the Public
p
cards of xloni-Dade Courly, Florida.
AND
Lots 5 and 6. Black 60, of 'EAST 4. at Pogo 55 of the
to the plat
thereof recorded to PiBook 14, at Page 551 at the Public Records
of Miami -Dade County. Florida.lo
ANO
Lots 36, 32, 36 ontl 39, LESS the West 26 feet thereof, Block 60. of
EAST SHENANDOAH". according to the plot :hereof os recorded in PI01
Book 14, of Page 55: of the Public Records or Mront-Deck County.
Florida.
Said described parcel of lend containing 29.069 square feel
(0.6857+/- r m re or ess)
TITLE REVIEW NOTES:
SCHEDULE B - SEOTOM II
TITLE COIMIIMENI PROWOP BT:
OLO REPUBLIC NA IUNAL fill[ INSURANCE COMPANY
Cammttnenl Nor• 01-10e-B011537 e•lectlae Ate Huy y, 2011 0II. 00 PM
Items 1 Oarsman 3. "General dr Spec., Except.,"
4 Restncltms, cod'itens, reservations. casements. and other ,mall., cordoned err the Plu: of EAST
SHENANDOAH. as recorded in MI Rook l401'oge 55. Public R.nrds of Miamimoods County. Florida
(Does offset RPalpate Record
SURVEYOR'S CERTIFICATE:
THIS SURVEY CERTIFIED 40'.
- FLAGLER PLAZA CENTER, LLC, a Florida Limited Liability Company
- LAW OFFICES OF PETER M. LOPEZ, P.A.
- OLD REPUBLIC NATIONAL TM, INSURANCE COMPANY
This is to certify Ih01 this map or plot ontl the surveyn1 which It Is based were mode n accordance
with the 2011 Minimum Standard LIMO Regulrements o ALTA/AGSM Land Title Surveys tofnify
established and adopted by the American Lond Title Association (ALTA) NM the Notional Society of
Professional Sur o re (INSPS) m includesItem 2. 3, 4,
1(e), , 20() O 20(bM1 of Table"Al M eo 1 thissurvey6(a), in based on
on observations ncl. e. 9. lox
tnensueentiente ed n e field on 06/05/2014. andothr Inlormotian 04464ble l n r
ser.ces were rendered o t e Imo, then.
F 4/6-41r Cash
-Cf... sou
—•—� a^ tree Farr. ® yMoble Me en - .wrmea Copies of this surveyembossed H.Nite copies
1 Dosed with r hof the signing arolessional surveyor
ftelerm and mapper. Sold co ore for spec. use o these entities Mot the survey have
been certified o p v
surve
ante, Nu. 5680
SurveROYAL POINT ,LAND SURVEYORS, INC.
6125 NW 153rd. Sheet - Suite 321, Miami Lakes, Florida 33014
Phone: 3,15-022-6052/ F3s: 305-827-9669
S
M LAND TITLE SURVEY
DRAWN: J.G.
CHFCRED. P.J.A.
FIELD DAIS 0 /05/2014
JOB No. RP 14-433
SHEET.
1