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Amended Letter of Intent with Back-up Documentation dated 06.12.2020
-116 BGRCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL L A W Direct: 305-377-6227 E-Mail: MTapanesCa�BRZoningLaw.com VIA ELECTRONIC SUBMITTAL June 12, 2020 Mr. Francisco Garcia Director Miami Riverside Center City of Miami Planning Department 444 SW 2nd Avenue, 3rd Floor Miami, FL 33130-1910 Re: Letter of Intent PZ-19-2728- Exception Application for Properties Located at 1267 SW 22 Street, 2149 SW 13 Avenue and 1292 SW 21 Terrace Dear Mr. Garcia: This law firm was recently engaged by Village Montessori School, Corp. (the "Applicant" or "Village Montessori") in connection with the Planning, Zoning and Appeals Board ("PZAB") denial of an Exception to allow a preschool/childcare use at the properties located at 1267 SW 22 Street, 2149 SW 13 Avenue and 1292 SW 21 Terrace (the "Property") in the City of Miami (the "City"). Please accept this correspondence as the Applicant's amended letter of intent to supplement the revised plans date stamped by the City on April 29, 2020. Property. The Property, further identified by Folio Nos. 01-4139-007-3380, 01- 4139-007-3390 and 01-4139-007-3400, is approximately 22,166 square feet in size and located on the at the northeast corner of SW 22 Street ("Coral Way") and SW 13th Avenue. See Exhibit A, Property Appraiser Summaries. The Property consists of three (3) parcels of land. The southernmost parcel is developed with a commercial building constructed in 1937. The two northern parcels fronting SW 21 terrace are developed with two residences with most of the frontage occupied by driveways. Onstreet parking exist on both Coral Way and SW 13 Avenue frontages. Land Use. The City's Future Land Use Map ("FLUM") designates the Property Restricted Commercial. Areas designated as "Restricted Commercial" allow residential uses to a maximum density equivalent to "High Density Multifamily Residential" subject to review by the Planning Director. The Restricted Commercial category also allows a wide variety of general office and congregate uses, including clinics and laboratories, SOUTHEAST FINANCIAL CENTER • 200 SOUTH BISCAYNE BOULEVARD, SUITE 850 • MIAMI, FLORIDA 33131 PHONE. 305.374.5300 • FAX. 305.377.6222 • WWW.BRZONINGLAW.COM Mr. Francisco Garcia, Director June 12, 2020 Page 2 auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are 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, restaurants, bars and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities. Preschools and childcare facilities are permitted in Restricted Commercial as they ae permitted in the most restrictive of land use designations, including Single Family Residential. Accordingly, the proposed preschool and childcare facility is consistent with the Miami Neighborhood Comprehensive Plan. FLUM Excerpt. Zoning. The southernmost parcel fronting Coral Way is zoned T6-8-O and the two (2) northern parcels fronting SW 21 terrace are zoned T4-R. The T6-8-O zoning transects permit preschool and childcare uses as of right and the T4-R transect zone permits day care uses through the City's Exception process, which is the subject of this application. BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 3 coca! v�r�0n 3, 0,4 Miami 21 - Zoning Map Excerpt. Notably, under Ordinance 11000, the City's prior zoning ordinance, all three parcels composing the Property were zoned C-1 "Restricted Commercial," where commercial and daycare uses were permitted at the Property as of right. This means that the Property could have been developed entirely with a daycare use prior to the enactment of Miami 21 without seeking any special approvals. In addition, the underlying future land use of Restricted Commercial, suggests that the City anticipated the northern parcels to possibly be utilized for commercial uses. This zoning history suggests that the Property's historic context is to provide neighborhood serving amenities, such as commercial, offices and family -oriented services, such as preschool and childcare. In light of the Property's adjacency to Coral Way, one the City's major east -west transit and commercial corridors, that connects bedroom communities to the Urban Center Business District, the proposed preschool/childcare use is appropriate and compatible with the neighborhood. BERCOW RADELL FERNANDEZ LARKIN & TARANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 4 Ordinance 11000 - Zoning Map Excerpt. Village Montessori. For over ten years, Village Montessori has been inspiring the cognitive, emotional and physical development of children at their two (2) campuses, one of which is located just a block away from the Property at 1414 SW 22 Street on the south side of Coral Way. Village Montessori satisfies a critical need in the community for high quality childcare in the urban area. Particularly through their infant program, available for infants three (3) to sixteen (16) months of age, Village Montessori is truly considered an essential and necessary service to the modern Miami family. Through this Exception application, Village Montessori seeks to relocate the current Coral Way campus to the Property in order to continue to provide the same outstanding level of service but on Property now owned by the Applicant. This will allow Village Montessori to better control its costs and deliver reliability to its families. 2019 Exception Application. The Applicant submitted an Exception application in June of 2019 (the "Application") to allow a preschool/childcare use at the Property. Through the Application, the Applicant proposed to adaptively reuse two (2) of the three (3) existing structures at the Property to accommodate a pre-school for 190 children ages three (3) months to six (6) years old and 17 staff members. The proposed plans included approximately 7,224 square feet of pre-school use and a total of nineteen (19) parking spaces, including 15 on -site parking spaces and four (4) on -street parking spaces along SW 13th Avenue. In addition, the existing structure on the northeastern parcel was proposed for demolition to accommodate a parking lot for the pre-school and a pick-up and drop-off area. Vehicular access to the Property was proposed from SW 21 Terrace. BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 5 On August 9, 2019, after hearing significant public comment from supporters and objectors, the City's PZAB voted four (4) to three (3) to approve the Application. However, pursuant to Article 7, Section 7.1.1.4.d.4 of Miami 21, approval of an Exception by the PZAB requires a supermajority votei. A supermajority consists of one (1) more member than a simple majority. Accordingly, the Exception was not approved. The Applicant appealed the PZAB decision and commenced a noteworthy effort to meet with impacted neighbors and associations to collaborate on revised plans. In April 2020, the Applicant retained our firm to reevaluate the application and assist in revising the application to further accommodate the neighbors' concerns. Overall, the main concerns were: 1. Notice and outreach to the neighbors; 2. Access along SW 21 Terrace, traffic circulation and queuing on the public right of way; 3. Parking for parents and staff; and 4. Lack of buffer along SW 21 Terrace. As a result of numerous meetings with neighbors and area associations, the Applicant submitted revised proposed plans date stamped April 29, 2020. Permit Plans. While working on the revised plans and continuing the dialogue with the neighbors, the Applicant submitted for permit of an "as -of -right" adaptive reuse of the parcel located along Coral Way (the "Permit Plans"). See Exhibit B, Permit Plans (Permit No. BD-19-017-944-001). As noted above, pre-school uses are permitted as of right in the T6-8-O transect zone. Additionally, pursuant to Article 7, Section 7.2.8.b of Miami 21, the adaptive reuse of an existing building does not require additional parking. This was further confirmed by the Zoning Department via a Zoning Verification Letter ("ZVL") dated September 27, 2019. See Exhibit C, ZVL. Accordingly, pending approval of this Exception, the Applicant proposes to utilize the existing structure on the parcel located along Coral Way for the proposed preschool use without the benefit of onsite queuing and parking until such time as the Exception is approved by the City. The Permit Plans utilize only approximately 2,770 square feet of the existing building on Coral Way, and will accommodate approximately eighty (80) children. Upon the Applicant's future expansion to the entirety of the existing Coral Way building, the number of children can easily exceed 200. The Applicant recognizes that the "as of right" adaptive reuse is not an ideal condition because it does not address any of the legitimate concerns related to traffic circulation, queuing in the public right of way, and parking for staff and parents. Approval of this Exception will restrict the Applicant to a maximum BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 6 of 186 children and ensure the onsite queuing and parking to accommodate the adaptive reuse of the existing Coral Way building. Revised Plans. The Applicant has made significant strides in addressing the concerns expressed by neighbors through the revised plans (the "Revised Plans"). See Exhibit D, Revised Site Plan. Specifically, through the Revised Plans, the Applicant has: 1. Provided notice and outreach to neighbors; 2. Eliminated access to the Property from SW 21 Terrace, fully internalizing traffic circulation and queuing within the Property; 3. Committed to a successful Traffic Operations Plan; 4. Increased open space by reducing square footage and lot coverage; 5. Increased both off-street and off -site parking spaces for parents and staff; and 6. Created a lush streetscape consisting of an outdoor play area, landscape buffer, six-foot (6') decorative fence consisting of four- foot (4') masonry wall with two feet (2') of picket. Neighbor Notice and Outreach. Following the PZAB hearing, the Applicant engaged in intensive neighbor outreach efforts particularly to those neighbors along SW 21 Terrace. In addition, our firm has reached out to all registered homeowner associations to request meetings with their memberships. See Exhibit E, Outreach Chronology. The Applicant also updated the mailing labels and ensured that the City provided new mailed notice to all neighbors and area stakeholders. More recently we presented to the Miami Shenandoah Neighborhood Association at their monthly membership meeting. We have also prepared bilingual flyers to be distributed door to door the weekend of June 12th to the neighborhood announcing two (2) neighborhood meetings to be held via Zoom on Wednesday, June 17th and Saturday, June 20th in anticipation of the June 25th City Commission hearing. See Exhibit F, Bilingual Flyer. Our outreach efforts are continuing and aggressive in order to ensure the neighborhood has the opportunity to learn about and comment on the revised plans, and our team has an opportunity to address any outstanding concerns. We are confident that through our extensive outreach efforts we will reach a positive resolution with the neighbors. Access to the Property, Traffic Circulation and Internalizing Queuing. Currently, the Property has three existing vehicular access points: one on SW 13 Avenue and two on SW 21 Terrace. One of the main concerns expressed by neighbors was how the preschool's proposed vehicular access point at SW 21 Terrace may impact the neighborhood. To address this concern, the Revised Plans altogether eliminates all access to and from SW 21 Terrace and limits vehicular access to SW 13 Avenue. The Revised Plans propose to demolish two existing structures to create a completely internalized drop-off/pick-up BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 7 area with ample queuing and parking. This condition improves existing neighborhood conditions by increasing open space, decreasing lot coverage and creating a contiguous pedestrian -focused environment on SW 21 Terrace to extend the Coral Way scenic character. The Applicant engaged the services of Traf Tech Engineering, Inc. to review and prepare a traffic analysis and a school Traffic Operations Plan ("TOP"). As part of the TOP, Village Montessori will have designated locations on the Property for staff to assist in the pick-up and drop-off of children in order to ensure a smooth and efficient operation. Right -turns onto SW 21 Terrace is prohibited by the TOP. Traffic control personnel will assist Village Montessori in ensuring the flow of traffic is consistent with the TOP, and enforce under penalty of expulsion. See Exhibit G, Traffic Operations Plan. Notably, Traf Tech Engineering, Inc. also prepared trip generation comparisons for the proposed pre-school use as opposed to other uses permitted as of right, such as restaurants, bars, cabarets, and retail uses that are commonplace along Coral Way. As noted in Table D below, the trip generation reflects a reduction in total daily trips of 468 trips when the proposed preschool use with 186 children is compared to a permitted restaurant and townhome use. TABLE D -Scenario 3 Trip Generation Summary (Allowed Development) Montessori School Site Land Use Size Daily Trips AM Peak Hour PM Peak Hour Total Trips I Inbound I Outbound Total Trips I Inbound I Outbound Restaurant (LUC 932) Townhomes (LUC 220) 9,906 9 1,111 66 98 54 44 4 1 3 97 60 37 5 3 2 External Trips 1,177 102 I 55 I 47 102 I 53 I 39 Source: tTE Trip Generation Manual (10th Edition) TABLE B Trip Generation Summary New Proposed Use) Montessori School Site Land Use Size Daily Trips AM Peak Hour PM Peak Hour Total Trips I Inbound I Outbound Total Trips I Inbound I Outbound Day Care (LUC 565) I 186 709 I 131 I 69 I 62 I 126 I 59 I 67 External Trips I 709 I 131 I 69 I 62 I 126 I 59 I 67 Source: 1TE Trip Generation Manual (10th Edition) Day Care vs Allowed Development Daily AM Peak PM Peak Difference in Trips -468 29 5 4 20 Additionally, Table E below shows a reduction in 605 daily trips when the proposed preschool use with 186 children is compared to allowed retail and townhome uses. BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 8 TABLE E - Scenario 4 Trip Generation Summary (Allowed Development) Montessori School Site Land Use Size Daily Trips AM Peak Hour PM Peak Hour Total Trips I Inbound I Outbound Total Trips Inbound I Outbound Retail (LUC 820) Townhomes (LUC 220) 9,906 9 1,248 66 9 6 3 4 1 3 98 5 47 51 3 2 External Trips 1,314 13 I7I 6 103 50 I 53 Source: ITE Trip Generation Manual ( 0th Edition) TABLE B Trip Generation Summary (New Proposed Use) Montessori School Site Land Use Size AM Peak Hour PM Peak Hour Daily Trips Total Trips I Inbound I Outbound Total Trips Inbound I Outbound Day Care (LUC 565) I 186 709 I 131 I 69 I 62 I 126 59 I 67 External Trips I 709 I 131 I 69 I 62 I 126 59 I 67 Source: 1TE Trip Generation Manual 10th Edition) Day Care vs Allowed Development Dully AM Peak PM Peak Difference in Trips •605 5 62 56 3 9 It is evident from the trip generation analysis that the proposed preschool use is a significant reduction in daily trips when compared to other uses typically found along Coral Way. In addition, the preschool use is a weekday daytime only use that allows residents to enjoy their quality of life in the absence of noise and traffic associated with weekend and nighttime uses. Increasing Open Space. The Revised Plans increase open space significantly. In comparison to the existing Property condition, the Revised Plans further reduce the Property's as -built condition by demolishing two existing structures thereby decreasing lot coverage and allowing air, light and landscape open space to permeate into the neighborhood. The Revised Plans reduce the preschool floor area from a previously proposed 7,224 square feet to 6,583 square feet and now all located along Coral Way. BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 9 Off -Site Parking. The approved Permit Plans are grandfathered with zero off-street parking spaces. As noted, the Permit Plans only utilize a portion f the existing Coral Way building and may be expanded to the entire building. While the Permit Plans comply with Code and are vested through the ZVL, the Revised Plans exceed Code requirements. Specifically, the Revised Plans propose sixteen (16) off-street parking spaces and two (2) on -street parking spaces. Further, eleven (11) off -site parking spaces are planned to accommodate teachers and students. The Applicant has leased the property located at 1400 SW 22 Street ("Off -Site Parking") located less than 1,000 feet from the Property in order to accommodate parking for teachers and staff. See Exhibit H, Off -Site Lease and Parking Plan. This ensures that on -site parking will be available for parents throughout the day without the need to utilize the on -street parking facilities. Distance from Off -Site Parking Lot to Property It is worth noting that there are numerous on -street parking spaces available within a 1000' radius of the Property. See Exhibit I, Surrounding On -Street Parking. However, Village Montessori is committed to preserving the existing neighborhood environment and not burdening existing parking amenities. As a result, Village Montessori plans to accommodate more parking and circulation on -site and has leased an off -site parking lot to accommodate additional parking for the pre-school. Lush Streetscape. The Revised Plans provide a total six-foot (6') decorative fence consisting of four -foot (4') masonry wall with a two -foot (2') picket in addition to lush landscaping along the street frontages of SW 21 Terrace and SW 13 Avenue. This new BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 10 lush streetscape will extend the scenic character of Coral Way and the SW 13 Avenue median onto a new pedestrian -focused SW 21 Terrace. The new streetscape will serve to buffer residents along SW 21 Terrace from the commuter traffic noise associated with the Coral Way commercial corridor. It is also important to note that the proposed condition of providing parking in the rear of a Property fronting on Coral Way and abutting the T3 transect to the north is not unique to the Property. In fact, numerous properties along Coral Way have a similar condition. See Exhibit J, Precedent - Parking Abutting T-3. Notably, Village Montessori is going above and beyond by significantly buffering the neighborhood from the parking with lush landscaping and a decorative masonry wall. See Exhibit K, Revised Renderings. Exception. Pursuant to Section 7.1.2.6.c.2 of Miami 21, the PZAB must give full consideration to the Planning Director's recommendations and must determine whether to grant an application for Exception, to grant with conditions and safeguards, or to deny the application. The PZAB must issue written findings that the applicable requirements of the Miami 21 Code have or have not been met. The PZAB must include a citation to the legal authority for any denial of an Exception. The PZAB's failure to approve the Application by a supermajority did not comply with Section 7.1.2.6.c.2 of Miami 21 because it did not include a citation to the legal authority for the denial. In addition, Section 7.1.2.6.c.2 of Miami 21 states "[Exception] Approvals shall be granted when the application complies with all applicable regulations; conditional approvals shall be issued when such applications require conditions in order to be found in compliance with all applicable regulations; denials of applications shall be issued if, after conditions and safeguards have been considered, the application still fails to comply with all applicable regulations." Emphasis added. The original Application complied with all applicable regulations, which was confirmed in the Analysis from the Planning Director that included conditions to ensure compliance with all applicable regulations. The Applicant was encouraged by its many supporters to continue to with the Permit Plans and work to address neighbors' concerns in Revised Plans that would improve the as of right adaptive reuse of the Property. The Revised Plans address the neighbor concerns by improving traffic circulation and queuing; increasing open space; providing parking in excess of the City requirements, improving the streetscape by including a significant landscape. In addition, under Ordinance 11000, preschools were allowed at the Property as of right. A preschool is currently under construction as an adaptive reuse without any off-street parking or on - site queuing. In addition, consistent with the Planning Department Staff Amended Analysis date stamped on April 29, 2020, the Revised Plans and Application are consistent and comply with all pertinent criteria. Accordingly, the Revised Plans and Application comply with all applicable regulations and pursuant to Section 7.1.2.6.c.2 of BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 11 Miami 21 shall be granted. Accordingly, the appeal should be granted and the Exception approved to permit a preschool at the Property. Conditions of Approval. In connection with the approval of the requested Exception, the Applicant wishes to proffer the following additional conditions: 1. Prior to securing a Certificate of Use for over 100 students, Village Montessori shall request from Miami -Dade County Traffic Engineering Division a "No Right -Turn" Sign (R3-1) to be placed at the southeast corner of SW 13 Avenue and SW 21 Terrace in order to prohibit northbound -to -eastbound right turn movements during Village Montessori School's morning and afternoon peak periods; 2. Village Montessori shall distribute its Traffic Operations Plan to all parents, and enforce all operational policies under penalty of expulsion; 3. Village Montessori agrees to the following drop-off/pick-up shifts and maximum number of children per shift: Drop -Off 7:30 am - 8:00 am - Maximum 37 children 8:00 am - 8:35 am - Maximum 74 children 8:35 am - 9:05 am - Maximum 39 children Pick -Up 4:30 pm - 4:45 pm - Maximum 36 children 5:00 pm - 5:15 pm - Maximum 25 children 5:15 pm - 6:00 pm - Maximum 80 children Conclusion. The Revised Plans satisfy the criteria set forth in Miami 21 for approval of an Exception to permit a pre-school at the Property, and the use is compatible with the neighborhood context, the intent of the Urban Center transect zone, and the guiding principles of Miami 21. Accordingly, we respectfully request the expeditious review of the appeal and approval of the Exception consistent with the Planning Department's favorable recommendation and pursuant to Section 7.1.2.6.c.2 of Miami 21. BERCOW RADELL FERNANDEZ LARKIN &TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW Mr. Francisco Garcia, Director June 12, 2020 Page 12 Should you have any questions or comments, please do not hesitate to phone me at 305.377.6227. Very truly yours, Melissa Tapanes Llahues Enclosures cc: Joan Rodriguez -Malone Bruce Arthur Joaquin Vargas Maritza Haro i On June 8, 2020, Assistant City Attorney Amber Ketterer confirmed that approval of an Exception by the City Commission requires a simple majority vote. BERCOW RADELL FERNANDEZ LARKIN & TARANES ZONING, LAND USE AND ENVIRONMENTAL LAW Property Search Application - Miami -Dade County Page 1 of 1 OFFICE OF THE PROPERTY APPRAISER Summary Report Property Information Folio: 01-4139-007-3380 Property Address: 1292 SW21 TER Miami, FL 33145-2923 Owner JOAN RODRIGUEZ Mailing Address 8640 SW112 ST MIAMI, FL 33156 USA PA Primary Zone 3900 MULTI -FAMILY - 38-62 U/A Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 3/2 / 0 Floors 1 Living Units 1 Actual Area 2,161 Sq.Ft Living Area 1,972 Sq.Ft Adjusted Area 2,098 Sq.Ft Lot Size 5,928 Sq.Ft Year Built 1938 Assessment Information Year 2019 2018 2017 Land Value $177,840 $177,840 $177,840 Building Value $117,715 $117,715 $117,715 XF Value $0 $0 $0 Market Value $295,555 $295,555 $295,555 Assessed Value $295,555 $295,555 $295,555 Benefits Information Benefit IType 20191 20181 2017 Note: Not all benefits are applicable to all Taxable Values (i.e. County, School Board, City, Regional). Short Legal Description EAST SHENANDOAH PB 14-55 LOT 11 BLK 68 LOT SIZE 57.000 X 104 OR 20429-1365 05 2002 1 Generated On : 6/12/2020 Taxable Value Information 2019 2018 2017 County Exemption Value $0 $0 $0 Taxable Value $295,555 $295,555 $295,555 School Board Exemption Value $0 $0 $0 Taxable Value $295,555 $295,555 $295,555 City Exemption Value $0 $0 $0 Taxable Value $295,555 $295,555 $295,555 Regional Exemption Value $0 $0 $0 Taxable Value $295,555 $295,555 $295,555 Sales Information Previous Sale Price OR Book - Pa a 9 Qualification Description 10/17/2019 $400,000 31666-4845 Qual by exam of deed 01/07/2016 $100 29927-0456 Corrective, tax or QCD; min consideration 06/15/2012 $0 28154-4009 Corrective, tax or QCD; min consideration 06/15/2012 $0 28154-3986 Corrective, tax or QCD; min consideration The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: https://www.miamidade.gov/Apps/PA/propertysearch/ 6/12/2020 Property Search Application - Miami -Dade County Page 1 of 1 OFFICE OF THE PROPERTY APPRAISER Summary Report Property Information Folio: 01-4139-007-3390 Property Address: 2149 SW 13 AVE Miami, FL 33145-2930 Owner JOAN RODRIGUEZ Mailing Address 8640 SW112 ST MIAMI, FL 33156 USA PA Primary Zone 3900 MULTI -FAMILY - 38-62 U/A Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 3/2 / 0 Floors 1 Living Units 1 Actual Area 1,573 Sq.Ft Living Area 1,375 Sq.Ft Adjusted Area 1,483 Sq.Ft Lot Size 5,928 Sq.Ft Year Built Multiple (See Building Info.) Assessment Information Year 2019 2018 2017 Land Value $177,840 $177,840 $177,840 Building Value $93,457 $93,508 $90,916 XF Value $3,532 $3,575 $3,619 Market Value $274,829 $274,923 $272,375 Assessed Value $274,829 $274,923 $272,375 Benefits Information Benefit IType 20191 20181 2017 Note: Not all benefits are applicable to all Taxable Values (i.e. County, School Board, City, Regional). Short Legal Description EAST SHENANDOAH PB 14-55 LOT 12 BLK 68 LOT SIZE 57.000 X 104 OR 19788-2671 07 2001 6 Generated On : 6/12/2020 Taxable Value Information 2019 2018 2017 County Exemption Value $0 $0 $0 Taxable Value $274,829 $274,923 $272,375 School Board Exemption Value $0 $0 $0 Taxable Value $274,829 $274,923 $272,375 City Exemption Value $0 $0 $0 Taxable Value $274,829 $274,923 $272,375 Regional Exemption Value $0 $0 $0 Taxable Value $274,829 $274,923 $272,375 Sales Information Previous Sale Price OR Book -Page Qualification Description 10/17/2019 $400,000 31666-4787 Qual by exam of deed 01/07/2016 $1,025,000 29927-0452 Qual by exam of deed 07/01/2001 $102,600 19788-2671 Other disqualified 10/01/1999 $130,000 18851-1510 Sales which are qualified The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: https://www.miamidade.gov/Apps/PA/propertysearch/ 6/12/2020 Property Search Application - Miami -Dade County Page 1 of 1 a. OFFICE OF THE PROPERTY APPRAISER Summary Report Property Information Folio: 01-4139-007-3400 Property Address: 1267 SW22 ST Miami, FL 33145-2965 Owner JRGRAU HOLDINGS CORAL WAY LLC Mailing Address 8640 SW112 ST MIAMI, FL 33156 USA PA Primary Zone 6100 COMMERCIAL - NEIGHBORHOOD Primary Land Use 1209 MIXED USE - STORE/RESIDENTIAL : MIXED USE - RESIDENTIAL Beds / Baths / Half 0/0/0 Floors 2 Living Units 0 Actual Area Sq.Ft Living Area Sq.Ft Adjusted Area 9,906 Sq.Ft Lot Size 10,400 Sq.Ft Year Built 1937 Assessment Information Year 2019 2018 2017 Land Value $1,144,000 $1,144,000 $1,144,000 Building Value $711,000 $656,000 $602,000 XF Value $0 $0 $0 Market Value $1,855,000 $1,800,000 $1,746,000 Assessed Value $1,855,000 $1,800,000 $1,746,000 Benefits Information Benefit Type 2019 2018 2017 Note: Not all benefits are applicable to all Taxable Values (i.e. County, School Board, City, Regional). Short Legal Description EAST SHENANDOAH PB 14-55 LOTS 13 TO 16 INC BLK 68 LOT SIZE 100.000 X 104 OR 18413-2923 1298 6 Generated On : 6/12/2020 Taxable Value Information 2019 2018 2017 County Exemption Value $0 $0 $0 Taxable Value $1,855,000 $1,800,000 $1,746,000 School Board Exemption Value $0 $0 $0 Taxable Value $1,855,000 $1,800,000 $1,746,000 City Exemption Value $0 $0 $0 Taxable Value $1,855,000 $1,800,000 $1,746,000 Regional Exemption Value $0 $0 $0 Taxable Value $1,855,000 $1,800,000 $1,746,000 Sales Information Previous Sale Price OR Book -Page Qualification Description 10/17/2019 $2,500,000 31666-4949 Qual by exam of deed 01/07/2016 $2,095,000 29927-0545 Qual by exam of deed 12/01/1998 $600,000 18413-2923 Other disqualified 03/01/1984 $548,000 12105-2875 Sales which are qualified The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: https://www.miamidade.gov/Apps/PA/propertysearch/ 6/12/2020 R�P�R FpRPR(\ ;^ PP -o OUTDOOR PLAYGROUND 1, 06 S.F. J ze'-H° pBEv cm Hcj 4'-0° PROPERTY LINE 100 OM Ex TENANT SPACE EXISTING PART' PROPOSED DAYCARE USE AREA OF WORK 3,533 S.F. PROPER, LINE 103 071 EXISTIN(NG TENANT SPACE OT A PARR EXISTINGr PARR SPACE EXISTING SIDEWALK EXISTING SIDEWALK i Miami Dade County Department ofRegulatory And Economic Resources - Job Copy 0120001.464 - 1)10/2020 9:50:20 AM A -A I.00 -s ite p l an-p dF Examiner Date Time Stamp Disp. Trade Stamp Name Gisela Iulaierdo 118l2020 11:51:09 AMA DEEM Approved S.W. 13th AVENUE co (CORAL WAY) S.W. 22ND STREET THIS PROJECT CONFORMS WITH CHAPTER 33-151 & ALL OTHER APPLICABLE CODES.' PROPOSED SITE PLAN MIAMI a ZONING DATA SHEET/ URBAN CORE TRANSIT1ONE T6-801C11- 1267 5W 22nd STREET BUILDING DISPOSITION LOT OCCUPAT ION Miami 21 Zoning Code Required Ws) Provided a. Lot Area ,000a min/ TB,B0Gs.f. max. N00sr, 10,316 SF b. Lot 1.Mdth °1st/8thNeor c. Lot d. Floor Lot Coverage 8/ 309 Admronal Public gene. = 7, _ e. Frontage at Front SOW., JO, min. ceDensity �e H meors 1,031 SF 2,44.7 SF g. 150 au per acre) 23.68 UNITS 4UNIr5 RUILDINGSETRACK I,. Secondary Front IEa FRONTAGE ONHGURATION a. Common Lawn Prohibited N/A N/A b. Porch & Fence Prohibited N/A N/A c. Face or LC. P.ibited N/A N/A N/A N/A e. Stow Permitted N/A N/A N/A N/A g. Gallery Permitted N/A N/A F. Arcade Permitted N/A N/A BUILDING MIGHT Mn. Height 25tories 2 Stories 2 Stories Max. Height aStories aStories 2Smnes PARKING REQUIREMENTS NOTE: This lot is a Non -Conforming lot. SCALE: 1/8" 1' 0" KEYED NOTES: O EXIST PUBLIC SIDEWALK NOT TO BE DISTURBED O EXIST. STREET PARALLEL PARKING SPACES. 0 EXIIST. AO COMPRESSOR UNIT1e1 NOTTO 3E DISTUaeED.. O EXIST. ELECTRICAL METERS AND GEAR NOTTO DE DISTUR0ED. EXISTING WOOD POWER POLE NOT TO BE DISTURBED O E UND AREA BEE LANDSCAPE PLANS FOR O ti NDEN"IRDMENTAL IDE ® NEwo 000RH=ACOMPL NTDRNKINGFOUMAINSEE 6 O MINWPuNGATE(SELF CLOOI NO1 O p.EXIFUsEANNTeMEATRAL CHAINLINK FENCE AND GATE ATEXISTING EL. O 0 03&RDETaL6D BOLLARDS @WO. C , SEE SITE DETAIL SHEET • I laned F FoeWHA DESIGN, rthu BB cneWillorn F`Arthur William F. Arthur - INTERIOR BUILD -OUT Protect his., 10.0 sheet number A1.00 OWNER CNN 2. OCCUPANT LOAD CHART ROOM NO. ROOM NAME USE NUMBER OF 5h1DENTS NUMBER OF TEACHERS NUMBER OF ADM. S.F. PROVIDED S.F./CHILD REQUIRED CLASSROOM 1 INFANTS 27 CHILDREN 2 TEACHERS 961 35 2 , 3 CLASSROOMS 2 & 3 1-2 YRS. OLD 25 CHILDREN 2 TEACHERS 887 35 4 & 5 CLASSROOM 4, 5 3-6 Y.. OLD 26 CHILDREN 2 TEACHERS 922 35 fi VES IBUILE RECEPTION -- -- t 179 TOTALS 78 CHILDREN 2,949 PLAYGROUND CALCULATIONS PER DCF ORDINANCE 7-5.23 OUTDOOR PLAY SPACE FOR 78 CHILDREN'. 78 / 2 = 39 CHILDREN X 45 S.F. PER CHILD = 1,755 S.F. REQUIRED PROPOSED NUMBER OF CHILDREN ENROLLED - 78 CHILDREN 1,956 S.F. PROVIDED PER DCF INFANTS FROM 3 MONhIS TO 12 MONTHS DO NOT REQUIRE PLAYGROUND EXISTING TENANT SPACE (NOT APART) NEW CLASSROOM #1 921.81 SF (NET) (9 CHILDREN MAXIMUML ner/ PIT 12.09,9 12.09,9 REMOVE DRINKING FOUNTAIN 12.31.19 Owner/ Bldg. OUTDOOR PLAY AREA, SEE SITE PLAN FOR DETAILS.\ Miami Dade County Department ofRegulatoryAndEconomic Resources - Job Copy 0120001464 - 1/10/2020 9:50:20 AM A-A2.00-keyedfloor plan2o2001 0&.pdr FINISH LEGEND CONC.TE FLOOR SHALL BE FILLED, PATCHED PREPARED PERFECTLY SMOOTH AND LEVEL FOR NECESSARY LABOR AND MATERIALS FOR INSTALLATION AS A PART OF BASE BID B -02 VINYL COVE BASE THRU OUT COLOR TBD BY V M C -ALL NEW DR EXISTING DRYWALL SHALL BE TAPED, SANDED READY FOR PAINT PA, (12 COAT PRIMER WTIT(E; COATS OF "SNSOTr N W ILDAMS"EGGSHELL C1 -DRYWALL AT .STROOM SHALL BE TAPED, SANDED BE SELECTED BY VM D -CEILING GB (12 COAT (22 MOD. REGAL EGGSHELL, COATS EXACT N NOTE: FIXTURE WALL OF BATHROOM SHALL BE DNN EPO%YON-ABSORBEM oOEROM oORTOsbE ANOAFF, ALL NEW DOORS SHALL BE PAINTED WHITE, ALL FRAMES SHALL BE PAINTED WITH AN ENAMEL TO MATCH DOORS SEE DOOR NOTES SHT 00 01 EXISTING PUBLIC SIDEWALK NOT TO BE DISTU.ED SEE 08 PROVIDE ADA COMPLAINT HAND RAI 00 PROVIDE ADA COMPLIANT VANI, AND HA. SINK GC TO 02 NEW CONCRETE LANDING SEE SHEET A1 10 FOR MO. COORDINATE EXACT SCOPE DEW., AND INSTALLATION INFORMATION WITH VM REP.SENTATIVE SEE PLUMBING SHEETS FOR SINK 03 EXISTING EXTERIOR MASONRY WALL NOT TO BE DISTURBED, EXCEPT FOR PATCHING AND PAINTING REPAIR E FINISHDRYWALL ONINTERIOR SHEET. D DUE TO NEW... SEE :xiiixx THIS AS _.3' SHEET BSI-IrPSFS06=EZIRNEE1,30212EASPOSNNe 'UNE"' SEE (DAE0F.,EXIZIMEGF1aFIRE RATED TE,NT DEMISING WALL SEE 13 ,ILIZE EXISTING ELECTRICAL PANEL 10 EXMTING ELECTRICAL METERS GEAR NOT TO BE 06 EXISTING INTERIOR PARTITION TO BE PATCHED, TAPED, DISTURBED SANDED AND PREPARED FOR FINISHES STUDS @1e2o C.WIEA SHALL INSULATION BETWEEN STUDS ALL PARTITIONS FROM 16. EXISTING HVAC COMPRESSORTO .MAIN FsLADNORJOL ICE;_lpLIALI,232FB5,2F2A2N.A.;52LZLALL BE TAPED, 17 EXISTING SINK AND MILLWORK TO REMAIN 078 - SAME AS KEYNOTE 272, EXCEPT FURR 0, EXIST WALL 18 EXISTING CLOSET NOT TO BE DISTURBED WITH QM GREEN DRYWALL APPLIED VERT TO TL CEILING OM -SIMILAR, 272 EXCEPT FROM FLOOR,/ FOGA F F GLAZING SEE DETAIL SHEET 00 UNDER SEPARATE PERMIT, NOT A PART OF THESE DOCUMENTS DRrA�LAMINIMUM0 F0 IN AHDIRECTIONOFnRUREI ((EST.,. WALLS FLOOR SHALL HAVE A SMOOTH, HARD, NON -ABSORBENT SURFACES AS PER FBC 12n1. 1 M.IMUM OF, DIFFERENCE IN LEVEL BETWEEN OPPOSITE SIDES OF ALL EXIT DOORS IN ACCORDANCE WITH NFPA 101 7 1 6 2 DIFFERENCE IN LEVEL SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1 2 LUNCH ROOM NOTE P.-PACKAGED MADE AND AM' EQUIPMENT SHALL BE USED FOR REFRIGERATION PURPOSES ONLY NEW CLASSROOM #2 & 3 899.30 SF (NET) (25 CHILDREN MAXIMUML F.F.E. 11.42 NGVD EXIST SLOPE 1 12 NEW CLASSROOMS #4 & 5 995.85 SF (NET) (28 CHILDREN MAXIMUML F.F.E. 11.42 NGVD oo©o WALL TYPES LEGEND KEYNOTES THIS SHEETM LI . WALL . BEE .. EXISTING LOAD BEARING DEMISING WALLS' EW AHR RATED DEMISING WALL SEE KEYNOTE 20582 22202 "`- THIS SHEETOR . PARTITIONS. SEE KEYNOTE 2072 DOOR THRESHOLDS SHALL BEG M. AS PER FBC 1008 1 7 A FBCA OW 2 5 DOOR ,0022 LEVEL CHANGE SHALL BE 02 SEE SHEET LS1 00 FOR LIFE SAFE, PLAN l l flJ.l l l l flJl 22 . v.JeflJ l 1 EXISTING SPACE (NOT PART) ll 11 KEYED FLOOR PLAN OWNER CHNG. 12.09.19 —0 SCALE: 1/4" 1' 0" a co U 0 r ■ Wllllam F. Arthur G 0 O 10-360 A2.00 TYPE F THE CROSS SIOPE0FORZJNENstrwRALV7.1EENJ, OCURB TERMINATION DETAIL H 1e16d NAIL oR ao oSTwa,"ed °WOOD FENCE DETAIL SCALE Mere 1.-0. Miami Dade County Department ofRequlatoryAnd Economic Resources - Job Copy 0120001464 - 1/10/2020 9:50:20 AM A -A I.10 s ite details.pdf OCURB DETAILS COMPRESSIBLE FILLER. WHERE REQUIRED CUT BACK AND PROVIDE SEALANT Al BUILDING JOINT Concrete walk w/ 6"x6' i SLOPE 1/41 per FT 1W pII A,CRECAACTBASE 2 — #4 BARS CONTINUOUS OTYPICAL SIDEWALK DETAIL SCALE N ISOMETRIC VIEW Type .C"Joint /� Bo it d ilaa FILL ITH CONCRETE El I11 1 . 11 II IIII_I 1111=1117III °CRASH PROTECTION BOLLARD DETAIL Type "B" Joint OTYPICAL SIDEWALK DETAILS SCALE N CONC Prl BAR FILLET WELD COMPRESSIVE STRENGTH 3500 PSI Al 28 DAYS. WELL COMPACTED SUBCRADE 95% COMPACTED DENSITY OCONCRETE PAVEMENT DETAIL ■ Pate 2n191,17 WilhamF`MIST t rue - INTERIOR BUILD -OUT TSP., SITE DETAILS street number A1.10 er Re 12.09.19 EXISTING TENANT SPACE (NOT A PART) NEW CLASSROOM #1 REMOVE DRINKING FOUNTAIN 12.31.19 ( 1..... OUTDOOR PLAY AREA ( SEE SITE PLAN FOR INFORMATION. ( ( ) ( Owner r Bldg, 12.09.19 XT, __, T.., T_,,,, __, ,._,._..2.3, _, ._, ._, .2, xr ve .2, - 2e.xx --• EXISTING NEW CLASSROOM E2 & 3 NEW CLASSROOMS ET & 5 EXISTING TENANT SPACE NOT A PART) EXISTING TENANT SPACE (NOT A P 3.101 Miami Dade County Department ofRequlatoryAndEconomk Resources - Job Copy 0120001464 - 1/10/2020 9:50:20 AM A-A2.1.0-dimensioned1loorplan2020 01 08.pdf cr) ru< DIMENSIONED FLOOR PLAN SCALE: 1/4'. - co ED 00 ij • WI I ia iF2m- m F au P0102.000 A rt h u Dat '2020 01 07 William F. Arthur design associate rum 7:=70VS:27 Ma (sr a Por. Iher INTERIOR BUILD -OUT '4iVgIEn't:IdE DIMENSIONED FLOOR PLAN A2.10 �T1itg of 41timi * 116111jlllifl September 27, 2019 Mrs. Elinette Ruiz -Diaz de la Portilla Saul Ewing Arnstein & Lehr 200 S. Biscayne Blvd; suite 3600 Miami, FL 33131 EMILIO T. GONZALEZ, PhD. City Manager RE: 1267 SW 22 ST Folio# : 01-4139-007-3400 Dear Mrs. Elinette Ruiz -Diaz de la Portilla : Pursuant to your letter dated September 12, 2019 requesting zoning verification for the above - mentioned property, and in response to said request, please be advised of the following: The current zoning designation per the City of Miami's Interactive Mapping Tool ("GIS") for the above referenced address is T6-8-O (Urban Core Zone). GIS further indicates a future land use of "Restricted Commercial". The T6 Transect Zone consists of the highest Density and greatest variety of Uses, including Civic Buildings of regional importance. A network of small blocks that have Thoroughfares with wide Sidewalks, with steady Tree Planting and Buildings set close to the Frontage, with frequent doors and windows. The following uses are allowed by right in the T6-O Zoning Designation: Single Family Residence, Community Residence, Two Family Residence, Multi -Family Housing, Dormitory, Home Office, Live -Work, Bed & Breakfast, Inn, Hotel, Office, Entertainment Establishment, Food Service Establishment, General Commercial, Place of Assembly, Recreational Establishment, Recreational Facility, Religious Facility, Learning Center, Pre -School, and Research Facility. A table of these uses, together with other uses that may be allowed pursuant to a Warrant or Exception may be found in Article 4, Table 3 of the Miami 21 Code ("Code"). Supplemental uses and regulations may also be found in Article 6, Table 13. Per your request, and as stated above, Pre -Schools are allowed by right at the subject property. Further, Article 7, Section 7.2.8.b of the Code states "where existing Off-street Parking is nonconforming to the requirements of this Code or any other City standards to any Use permitted in the Transect Zone, Adaptive Use, shall not require the provision of additional parking or on -site." The Real Property Record Card for the subject property does not indicate the existence of any Off-street Parking, and is thus, nonconforming to the requirements of this Code. As such, the Adaptive Reuse of the Building(s) as a Pre -School would not require the provision of additional parking. OFFICE OF ZONING 444 S.W. 2nd Avenue, 4th Floor / Miami, Florida 33130 / Phone: (305) 416-1499 Fax (305) 416-2156 Mailing Address: P.O. Box 330708 Miami, Florida 33233-0708 �T1itg of 41timi `'(1 OF.td * 116111jlllifl i 0 R X 1, EMILIO T. GONZALEZ, PhD. City Manager Lastly, this Zoning Verification Letter ("ZVL") addresses solely those aspects of Miami 21 contained herein. Other restrictions, including, but not limited to platting, recorded covenants, 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 Ruiz Director of Zoning/Zoning Administrator OFFICE OF ZONING 444 S.W. 2nd Avenue, 4th Floor / Miami, Florida 33130 / Phone: (305) 416-1499 Fax (305) 416-2156 Mailing Address: P.O. Box 330708 Miami, Florida 33233-0708 PROPERTY LIN 4' SOLID WALL W/2' PICKET FENCE ABOVE LANDSCAPE BUFFER PUBLIC SIDEWALK G' SOLID WALL W/ DECORATIVE PAINT DUMPSTER LOT LINEI7 PAVERS OR OTHER NATURAL MATERIAL 4' SOLID WALL W/2'- PICKET FENCE ABOVE SECURITY GATE Vie d 4 EXIST. OAK TREE TO REMAIN PROPERTY LINE CHAIN LINE. BIKE RACK 4' SOLID WALL W/2' 208,00 PICKET FENCE ABOVE NEW CURB CUT SW 13TV1 AVE ENTRY CIASSRMS CLASSRMS 4' SOLID WALL PROPERTY LINE PUBLIC SIDEWALK W/2' PICKET FENCE ABOVE CIASSRM (4) STREET PARKING DESIGNATED TO MONTESSORI SCHOOL BY THE MIAMI PARKING AUTHORITIES FOR DROP-OFF AND PICK UP. ; Village MNTESSORI VILLAGE MONTESSORI SCHOOL 1267 SW 22N° STREET, MIAMI FL33145 design Village Montessori Neighborhood Outreach Chronology Action PZAB Hearing Meeting with Jose Suarez at Commissioner Carollo's Office Meeting with Miami Shenandoah Neighborhood Association Letters Hand Delivered to Neighbors on SW 21 Terrace Door to Door Outreach and discussions with SW 21 Terrace Neighbors: Rafael Gomez 1236 SW 21 TER Myra Escarza 1231 SW 21 TER Jorge Carvajal 1227 SW 21 TER Kael Beddoe 1251 SW 21 TER Francisco Rodriguez 1257 SW 21 TER Ann Avery 2101 SW 13th AVE Deliah Hospitality 1265 SW 22 ST Olga M Zogby 1205 SW 21 TER Round Table Discussion with Neighbors on SW 21 Terrace Neighborhood Meeting Letters Sent Certified Mail to City's 500' Radius Notice List Neighborhood Meeting Neighborhood Meeting Door to Door Outreach to Neighbors on SW 21 Terrace Jorge Pedroza & Yasmin 1221 SW 21 TER Hernando Contreras 1232 SW 21 ST Edilio Alcaraz 1256 SW 21 ST Door to Door Outreach Outreach Correspondence with Miami Shenandoah Neighborhood Association Requesting Meeting Email and Request Meeting with Dade Heritage Trust Email and Request Meeting with Flagler 39 Association Inc. Email and Request Meeting with Spring Garden Civic Association Email and Request Meeting with The Roads Association Email and Request Meeting with Historic Roads Neighborhood Association Email and Request Meeting with Spring Garden Civic Association Email and Request Meeting with Miami River Marine Group Email and Request Meeting with Miami River Commission Email and Request Meeting with Silver Bluff Homeowner's Association Email and Request Meeting with Miami Shenandoah Neighborhood Association Email and Request Meeting with Miami Silver Bluff Neighborhood Association Email and Request Meeting with Miami Historic East Shenandoah Homeowners Association, Inc. Email and Request Meeting with Vizcaya Road Home Owner Association, Inc. Neighborhood Zoom Meeting with Miami Shenandoah Neighborhood Association Conference Call with Tucker Gibbs - Representative for Certain SW 21 Terrace Neighbors New Mailed Notice Sent by the City Created Bilingual Flyer to Neighbors for Zoom Meetings on June 17 and June 20 Flyer Distribution to Neighborhood - Week of June 15th Scheduled Neighborhood Meeting Via Zoom - Wednesday, June 17 at 7PM Scheduled Neighborhood Meeting Via Zoom - Saturday, June 20 at 10AM Date July 17, 2019 August 9, 2019 October 15, 2019 November 5, 2019 November 11, 2019 November 12, 2019 November 20, 2019 November 25, 2019 December 12, 2019 December 14, 2019 December 17, 2019 March, 2020 May 14, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 May 26, 2020 June 8, 2020 June 9, 2020 June 10, 2020 June 11, 2020 June 15, 2020 June 17, 2020 June 20, 2020 ```Village aeft .«,� MONTESSORI VIRTUAL NEIGHBORHOOD MEETINGS VILLAGE MONTESSORI SCHOOL WEDNESDAY, JUNE 17 @ 7 PM SATURDAY, JUNE 20 @ 10 AM As a valued neighbor, we request your attendance at virtual neighborhood meetings on Wednesday evening, June 17 and/or Saturday morning, June 20. The purpose of this meeting is for Village Montessori School to present its updated proposed plans incorporating your comments and gather feedback from members of the community. Topics will include the current and proposed plans, community -focused design, traffic operation plan, access and parking as well as the many benefits for the neighborhood. Please join us as we engage in meaningful dialogue. We look forward to seeing you at the meeting! Improved Site Plans with a Focus On Pedestrians Internal Drop- Off/Pick Up Area for Students New Streetscape and Lush Landscaping 06/17@7pm 06/20 @ 10 am via ZOOM RSVP: aespina@brzoninglaw.com For more information: Melissa Tapanes Llahues mtapanes@brzoninglaw.com 305-377-6227 TAFTCH ENGINEERING. INC. BERCOW RADELL FERNANDEZ LARKIN b.TAPANES •■ wha eslgnea I sp ```Village aeft .«,� MONTESSORI REUNION VIRTUAL DE VECINDARIO VILLAGE MONTESSORI SCHOOL MIERCOLES 17 DE JUNIO @ 7 PM SABADO 20 DE JUNIO @ 10 AM Como nuestro valioso vecino, usted esta invitado a asistir nuestra reunion virtual este 17 de junio y 20 de junio. Con el proposito de que Village Montessori School presente sus planes actualizados a la comunidad, esta reunion servira para escuchar sus comentarios sobre el proyecto. Los temas de discusion incluiran los planes actuales, el diseno centrado en la comunidad, el plan de operacion de trafico, el estacionamiento, y los muchos benificios para el vecindario. Unase a nosotros para esta conversacion significativa. Esperamos verlos alli! Planes Mejorados Con Un Enfoque En Los Peatones Area Interna para la Entrega y Recogida de Estudiantes Nuevo Paisaje Urbano y Jardines 06/17@7pm 06/20 @ 10 am Atravez de ZOOM Confirme: aespina@brzoninglaw.com Para Mas Informacion: Melissa Tapanes Llahues mtapanes@brzoninglaw.com 305-377-6227 TAFTcH BERCOW RADELL FERNANDEZ LARKIN &TAPANES ■ whac esIgn95P FROST UN 4' 94UC unix NV2' n[Krr RN=A9C.'[ < • 0— C9 Q • 10 wr'or - I I Total on -street parking = 4 Total site parking = 8 On -site circulation = 5 RUMUC$CMM,K r 90.o wUN5'2•. 1i rwax SW 13th Avenue LEGEND Parent's Traffic Flow • Staff for drop-off/pick-up Traffic Control Personnel from Coral Way %RAF7icH ENGINEERING, INC.. Traffic Operations Plan FIGURE 1 Village Montessori School Miami, Florida Parking Space Lease Agreement State of Florida This Parking Space Lease Agreement, hereinafter referred to as the "Agreement," is entered into and made effective as of the date set forth at the end of this document by and between the following parties: Riley -Miller Family Holdings, LLP, a Partnership, organized under the laws of the state of Florida, having its principal place of business at the following address: 465 Westminster Road Brooklyn, NY 11218 and Village Montessori School, a company, organized under the laws of the state of Florida, having its principal place of business at the following address: 1414 SW 22nd St Miami, FL 33145 Hereinafter, "Lessor" will refer to and be used to describe the following party: Riley -Miller Family Holdings, LLP. "Lessee" will refer to and be used to describe the following party: Village Montessori School. Lessor and Lessee may be referred to individually as "Party" and collectively as the "Parties." RECITALS: WHEREAS, Lessor wishes to offer for rent a lot to be used for parking, WHEREAS, Lessee wishes to rent such parking space from Lessor; NOW, therefore, in consideration of the promises and covenants contained herein, as well as ether good and valuable consideration (the receipt and sufficiency of which is hereby acknowledged), the Parties do hereby agree as follows: Article 1- LEASE OF SPACE: Lessor hereby agrees to provide, and Lessee agrees to rent, the parking lot located at the following address: 1400 SW 22nd St Miami, FL 33145 with the following description: Full use of the lot of 6,552 SF for parking Lessee's lease of the parking lot will hereinafter be described as the °'Lease." Article 2 - DURATION OF LEASE: The Lease will begin on April 1st, 2020 ("Start Date") unless the lot is not completed and in that case will start at end of completion, and will continue monthly with the expectation of 2 years which can then be renewed for another 2 years. Article 3 - PRICE: For the Lease, Lessee agrees to pay and Lessor agrees to accept the following amount: $2,500 (two thousand five hundred US dollars), per month (in sum, the "Lease Price"). This Lease Price is exclusive of any applicable taxes. The Lessor and the Lessee each acknowledge the sufficiency of the Lease Price as consideration. Article 4 - PAYMENT: The Lease Price will be paid in only one of the following methods of payment: To be paid by check or bank transfer Payment of the full Lease Price will be due as follows: The first 6 months will be paid within 7 days of signing of the lease with monthly payments due on the 1Sz of the month thereafter Article 5 - DISCLAIMER OF WARRANTY: Lessor and Lessee each agree that the parking space is being leased "as is" and that Lessor hereby expressly disclaims any and all warranties of quality, whether express or implied, including but not limited the warranties of merchantability and fitness for a particular purpose. Article 6 - LIMITATION OF LIABILITY: Lessee agrees to hold Lessor harmless for any damage or injuries caused to any persons, the vehicles or any personal property left in the vehicles and hereby specifically agrees that Lessor shall not be responsible for any damage. In no event will Lessor's liability exceed the total amount paid by Lessee to Lessor for the Lease for any cause of action or future claim. Lessee hereby acknowledges and agrees that Lessor is not liable for any special, indirect, consequential or punitive damages arising out of or relating to this Agreement in any way. Lessee will show proof of insurance that the parking lot has been added to their general liability policy. Article 7 - ATTENDANTS: The parking lot will not be supervised by attendants. Article 8 - DAMAGE TO PREMISES: Should Lessee cause any damages beyond normal wear and tear to the facility where the parking lot is located, Lessee will be held responsible for replacement or loss of any stolen, damaged, or misplaced property, or other parking facility related equipment used by Lessor. Article 9 - TERMINATION: This Agreement may be terminated by either party upon 30 days written notice to the other party after the initial 6 months. Article 1.0 — TERMINATION OF LEASE DUE TO UNLAWFUL ACTIVITIES The lessor may legally terminate the lease if the lessee violates its terms or uses the lot for unlawful activities. In such a case no monies already paid will be refunded. Article 11 - GENERAL PROVISIONS: A) GOVERNING LAW: This Agreement shall be governed in all respects by the laws of the state of Florida and any applicable federal law. Both Parties consent to jurisdiction under the state and federal courts within the state of Florida. The Parties agree that this choice of law, venue, and jurisdiction provision is not permissive, but rather mandatory in nature. B) LANGUAGE: All communications made or notices given pursuant to this Agreement shall be in the English language. C) ASSIGNMENT: This Agreement, or the rights granted hereunder, may not be assigned, sold, leased or otherwise transferred in whole or part by either Party. D) AMENDMENTS: This Agreement may only be amended in writing signed by both Parties. E) NO WAIVER: None of the terms of this Agreement shall be deemed to have been waived by any act or acquiescence of either Party. Only an additional written agreement can constitute waiver of any of the terms of this Agreement between the Parties. No waiver of any term or provision of this Agreement shall constitute a waiver of any other term or provision or of the same provision on a future date. Failure of either Party to enforce any term of this Agreement shall not constitute waiver of such term or any other term. F) SEVERABILITY: If any provision or term of this Agreement is held to be unenforceable, then this Agreement will be deemed amended to the extent necessary to render the otherwise unenforceable provision, and the rest of the Agreement, valid and enforceable. If a court declines to amend this Agreement as provided herein, the invalidity or unenforceability of any provision of this Agreement shall not affect the validity or enforceability of the remaining terms and provisions, which shall be enforced as if the offending term or provision had not been included in this Agreement. G) ENTIRE AGREEMENT: This Agreement constitutes the entire agreement between the Parties and supersedes any prior or contemporaneous understandings, whether written or oral. H) HEADINGS: Headings to this Agreement are for convenience only and shall not be construed to limit or otherwise affect the terms of this Agreement. I) COUNTERPARTS: This Agreement may be executed in counterparts, all of which shall constitute a single agreement. If the dates set forth at the end of this document are different, this Agreement is to be considered effective as of the date that both Parties have signed the agreement, which may be the later date. J) FORCE MAJEURE/EXCUSE: Neither Party is liable to the other for any failure to perform due to causes beyond its reasonable control including, but not limited to, acts of God, acts of civil authorities, acts of military authorities, riots, embargoes, acts of nature and natural disasters, and other acts which may be due to unforeseen circumstances. K) NOTICES ELECTRONIC COMMUNICATIONS PERMITTED: Any notice to be given under this Agreement shall be in writing and shall be sent by first class mail or airmail to the address of the relevant Party set out at the head of this Agreement. Notices may also be sent via email to the relevant email address set out below, if any, or other email address as that Party may from time to time notify to the other Party in accordance with this clause. The relevant email contact information for the Parties is as follows: Lessor: michellelynriley@grnail.com, David.jay.miller@gmaiI.com 4 Lessee: joan@montessorischoolmiami.com Notices sent as above shall be deemed to have been received 3 working days after the day of posting (in the case of inland first class mail), or 7 working days after the date of posting (in the case of airmail). In the case of email, notices shall be deemed to have been received the next working day after sending. In proving the giving of a notice it shall be sufficient to prove that the notice was left, or that the envelope containing the notice was properly addressed and posted, or that the applicable means of telecommunication was addressed and dispatched and dispatch of the transmission was confirmed and/or acknowledged as the case may be. EXECUTION: Name: Riley -Miller Family Holdings, LLP Representative Name: Michelle Riley Representative Title: Partner �Q� Representative Signature: ('UO^ 1"" Date: March 6, 2020 Name: Village Montessori School Representative Name..n-Pjoin [?c ,/ Representative Title: Pc\dr4 Representative Signature: Date: V614.15 5 ;eei;g PUZ MS SW 14th Avenue SW 22ND STREET 114 le Earth SW 22N0 STREET SYMBOL LEGEND PROJECT LOCATION (NUMBER DENOTES =EETANAN;;r OF SPACES) 1gD (NUMBS DENOTES QUANTITY Cr SPACES) PUBLIC PARKING LOCATIONS SCALE: 1" - 100-0" Village MONTESSORI VILLAGE MONTESSORI SCHOOL 1267 SW 22ND STREET, MIAMI, FL 33145 iadesigns 1..L7400.42.. PARKING ABUTTING T3-O PARKING ABUTTING T3-O V! VILLAGE MONTESSORI SITE 1 .iL T4-O di I SW22ND STREE ifr IIIlIIII, O AERIAL T3-O ABUTTING T6-8-O NOT TO SCALE erik Village MONTESSORI VILLAGE MONTESSORI SCHOOL 1267 SW 22ND STREET, MIAMI, FL 33145 • whadesgn Village MONTESSORI VILLAGE MONTESSORI SCHOOL 1267 SW 22' STREET, MIAMI FL 33145 ❑ de gn SW 13th Avenue & Coral Way VILLAGE MONTESSORI SCHOOL 1267 SW 22' STREET, MIAMI FL 33145 ❑ �1esi,1n 4./ MONTESSORI VILLAGE MONTESSORI SCHOOL 1267 SW 22 STREET, MIAMI FL 33145 tJ ,1,11