HomeMy WebLinkAboutSubmittal-Melissa Tapanes-Llahues-Zoning Verification LetterSubmitted into the public record fo ite 1A1I I IIII(I i {II(I lf `! IfI{ f IIfII iMf l E lj lf t lli IIIf
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CFN 2019R0299946
Iit R BY. 31442 P9s 2815-2817 (3P9s)
��� RECORDED 05/15/2019 09:42:11
HARVEY RUVIH, CLERK OF COURT
MIAMI-DADE COUNTY, FLORIDA
Victoria Mendez
City Attorney
Telephone: (305) 416-1800
Telecopier: (305) 416-1801
E-MAIL: LawSmiamigov.com
I hereby certify that, to the best of my knowledge, the attached is a true and correct copy of the
Zoning Verification Letter dated March 26, 2019.
ictoria ondez
City Atta ey
Date 4j4��9
OFFICE OF THE CITY ATTORNEY /444 S.W. 2nd Avenue, Suite 945 / Miami, Florida 33130-1910
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Submitted into the public
record fig itqn (s) V,
on q j ZJ l4 . City Clerk
QIit 4J1ami
EMWO T. GONZALEZ, Ph.D.
City Manager
March 26, 2019
Ms. Alicia Garcia
Babylon International, Inc.
555 NE 15th Street #100
Miami, FL 33132
RE: 240 SE 14 Street, Miami, FL 33131 Folio No. 01-4139-068-0010
This letter hereby updates and revises Zoning Verification Letter ("ZVL") 2018-000279 dated September
21, 2018, with the below.
By way of background, your inquiry stems from the conditions for relief set forth in the Declaration of
Restrictions (the "Covenant") covering and running with the property located at 240 SE 14 Street, Miami,
FL 33131, and recorded on December 16, 1983, in the Public Records of Miami -Dade County at Official
Records Book 12000, Page 2469, which states in relevant part:
If the zoning district or the regulations applicable to all the properties on South Bayshore
Drive between S. E. 14th Street and S. E. 15th Road should change to permit any structure
within such area to be used totally for offices, banks, or commercial uses, or combinations
thereof, or if the permitted FAR applicable to such area increases above that presently
permitted, the subject property shall be relieved of the limitations contained herein which
are more restrictive than the new district or regulations.
Zoning Ordinance 9500 was in effect at the time the Covenant was executed, and the zoning district for the
subject area was RG-3/7, General Residential, which provided a Floor Area Ratio ("FAR") of 1.72. In
1990, Zoning Ordinance 9500 was repealed and replaced by Zoning Ordinance 11000 and the subject area
was rezoned in its entirety to R-4, Multifamily High -Density Residential, which similarly provided a FAR
of 1.72. Today, the subject area is zoned T6-8-R pursuant to Miami21, the City of Miami's ("City") current
Zoning Code, which permits a Floor Lot Ratio ("FLR") of five (5), with an additional twenty-five percent
(25%) bonus through the Public Benefits Program.
The FAR, when multiplied by the gross lot area of a property, and the FLR, when multiplied by the lot area
of a property, determines the maximum floor area, also known as development capacity, for a site. The
definitions of "gross lot area" and "lot area", and what is included and excluded for the purposes of what
counts towards floor area (e.g. exterior corridors, patios, balconies, etc.), differ slightly between Zoning
Ordinance 9500, Zoning Ordinance 11000, and Miami21. Nonetheless, it is reasonable to conclude that
the permitted FAR applicable to the subject area, when converted to FLR under Miami21, has increased
above what was permitted at the time the Covenant was entered into in 1983.
With respect to the abovementioned use provision of the Covenant, and as stated previous
zoning for the subject area under Miami21 is T6-8-R. The T6-R zoning designation does
OFFICE OF ZONING
444 S.W. 2nd Avenue, 2nd Floor / Miami, Florida 33130 / Phone: (305) 416-1499 Fax (305) 416-215
Mailing Address: P.O. Box 330708 Miami, Florida 33233-0708
Submitted into the public
record f ite (s) My ,
on CI l L City Clerk
Ms. Alicia Garcia
Babylon International, Inc.
555 NE 15th Street #100
Miami, FL 33132
OR BK 31442 PG 2317
LAST PAGE
RE: 240 SE 14 Street, Miami, FL 33131 Folio No. 01-4139-068-0010
uses, but permits commercial uses through the City's Warrant and Exception process, as set forth in Article
4, Table 3 of Miami21. Commercial uses however must be less than twenty-five (25%) of the building
floor area total. That being said, the remaining floor area may be comprised of hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, thus permitting a structure
to be used totally commercial purposes.
Based on the above, both conditions for relief as set forth in the aforementioned referenced section of the
Covenant have been satisfied.
Lastly, this ZVL addresses solely those aspects of Miami 21 contained herein. Other restrictions, including,
but not limited to platting, recorded covenants not addressed above, and the like, may affect the ability to
develop the property in accordance with this ZVL. Accordingly, such inquiries should be addressed to the
appropriate parties, if any.
For your convenience, additional information regarding Miami 21 regulations may be obtained by visiting
the Miami 21 website at www.Miami21.org or by contacting our zoning information counter at (305) 416-
1499.
Sincerely
Joseph A. Ruiz, Esq.
Director/Zoning Administrator
STATE OF,,FLORIDA, COUNTY
,aOF DADE
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