HomeMy WebLinkAboutExhibit AEXHIBIT "A"
SKETCH TO ACCOMPANY LEGAL DESCRIPTION
A PORTION OF SECTION 30, TOWNSHIP 53 SOUTH, RANGE 42 EAST,
CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA
N.E. 24th STREET
i S89°5e'48"E
I I
81 81
N1 N1
1 1
'W 90.00'
N89°59'48
l
L=39.27'
R=25.00' 'llirr,
A=89°59'48"
T=25.00' 20 00' 0.00'
LOT 4
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
CO o
LOT 3 O og LOT 6
BAY BREEZE p� Ot BAY BREEZE
P.B. 7, PG. 77 (MDCR) a- P.B. 7, PG. 77 (MDCR)
re,
O
in
oLOT2O�BAY BREEZEO
0
P.B. 7, PG. 77 (MDCR)O•r0
0 -
W o 2
o O
O
LOT 1 lL
d
BAY BREEZE
P.B. 7, PG. 77 (MDCR) L=39.26'
R=25.00'
L=39.28' A=89°58'50"
R=25.00' T=24.99'
A=90°01'10" LOT8
T=25.01. BAY BREEZE
P.B. 7, PG. 77 (MDCR)
`L=39.27'
R=25.00'
A=90°00'12"
T=25.00'
LOT 5
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
LOT 7
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
d
S89°58'5 t "E 90.00'
S89°5:' 0"E
O
0
O
O
O
O
O
N.E. 23rd TERRACE
LEGAL DESCRIPTION
THAT PORTION OF N.E. 5th AVENUE AS SHOWN ON THE PLAT OF BAY BREEZE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 7,
PAGE 77, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA:
This submittal needs to be schedu lee for a pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appllwde decision -making body will
review the information at the public hearing to render a
recommendation or a final decla on.
PZ-19-2601
08/24/20
GRAPHIC SCALE
0 40
LEGEND:
L
(M)
MDCR
P.B.
PG.
R
(R)
R/W
T
A
SCALE 1 " = 40'
- CENTERLINE
- LENGTH (OF ARC)
-MEASURED
- MIAMI-DADE COUNTY RE
- PLAT BOOK
- PAGE
- RADIUS
-RECORD
- RIGHT-OF-WAY
- TANGENT
- CENTRAL ANGLE
SURVEYOR'S NOTES:
CORDS
80
FEET
1,1
��.•'�IGEk0 .. iffy
No.6698
* • *i
j o STATE OF
e_
1. THIS SKETCH AND LEGAL DESCRIPTION DOES
NOT CONSTITUTE A BOUNDARY SURVEY.
DATE: 03-04-19
AUTHENTIC COPIES OF THIS SKETCH AND LEGAL
DESCRIPTION SHALL BEAR ORIGINAL SIGNATURE AND THE
RAISED SEAL OF THE ATTESTING PROFESSIONAL
SURVEYOR AND MAPPER.
SOUTH PENINSULA SURVEYING, CORP.
Santiago A Digitally signed bySantiagoA
Dominguez
Dominguez Date: 2020.06.26 09:15:19 -04'00'
SANTIAGO A. DOMINGUEZ, PRESIDENT
PROFESSIONAL SURVEYOR AND MAPPER
LS No. 6698 STATE OF FLORIDA.
HAVING A RIGHT OF WAY WIDTH OF 40 FEET, BOUNDED ON THE WEST BY THE EAST LINE OF LOTS 1 THRU 4, BOUNDED ON THE EAST BY THE WEST
LINE OF LOTS 5 THRU 8;
BOUNDED ON THE SOUTH BY THE NORTH RIGHT OF WAY LINE OF N.E. 23rd TERRACE;
BOUNDED ON THE NORTH BY THE SOUTH RIGHT OF WAY LINE OF N.E. 24th STREET.
SAID LAND LYING AND BEING IN THE CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. CONTAINING APPROXIMATELY 8,532 SQUARE FEET.
DATE: 03-05-2019
SCALE: AS SHOWN
JOB ORDER: 196927(E)
CADD: 24 PLAZA.DWG
DRAWN BY: A.D.
F.B./ PG.: N/A
FILE NO.: A-1349(E)
SHEET: 1 OF 1
SOUTH PENINSULA SURVEYING, CORP.
LB # 7583
LAND DEVELOPMENT CONSULTANTS
SURVEYORS -PLANNERS
CONSTRUCTION LAYOUT
1795 N.E. 164th STREET
NORTH MIAMI BEACH, FLORIDA 33162
(D) (305) 687-9191 (P) (305) 354-8887 e-MAIL INFO@SPSURV.COM
1
EXHIBIT "A"
SKETCH TO ACCOMPANY LEGAL DESCRIPTION
A PORTION OF SECTION 30, TOWNSHIP 53 SOUTH, RANGE 42 EAST,
CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA
N. E. 24th
0
0
STREET
S89°5e'48"E
of
NI
N89°59'4: "W
90.00'
• rEOF
L=39.27'
R=25.00'
A=89°59'48" _ _
T=25.00' 0.00' 0.0�'
LOT 11 LOT 14
BAY BREEZE BAY BREEZE
P.B. 7, PG. 77 (MDCR)
in0.1• 104
of
rvr
� v
n �
LOT 12
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
O
O
O . o 0
LOT 10 O r LOT 15
EEZE
P.B. 77, PG. AY 77 (MDCR) r i
30
P.B. 77, PG. 77 (MDCR)
O
0
o � o
o w o
0
y
L=39.27'
R=25.00'
A=90°00'12"
T=25.00'
LOT 13
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
LOT 9
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
E 40.00' to
50 1
LOT 16
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
N.E. 23rd TERRACE
LEGAL DESCRIPTION
This submittal needs to be scheduled for a pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appllwde decision -making body will
review the information at the public hearing to render a
recommendation or a final decla on.
PZ-19-2601
08/24/20
GRAPHIC SCALE
40
0
SCALE
LEGEND:
Q
L
(M)
MDCR
P.B.
PG.
R
(R)
R/W
T
A
1"=40'
- CENTERLINE
- LENGTH (OF ARC)
-MEASURED
- MIAMI-DADE COUNTY RECORDS
- PLAT BOOK
- PAGE
- RADIUS
-RECORD
- RIGHT-OF-WAY
- TANGENT
- CENTRAL ANGLE
SURVEYOR'S NOTES:
80
FEET
° No.6698
yj o STATE OF .
fff °'.;ZOR'Ldt'.•
1. THIS SKETCH AND LEGAL DESCRIPTION DOES
NOT CONSTITUTE A BOUNDARY SURVEY.
DATE: 03-04-19
AUTHENTIC COPIES OF THIS SKETCH AND LEGAL
DESCRIPTION SHALL BEAR ORIGINAL SIGNATURE AND
THE RAISED SEAL OF THE ATTESTING PROFESSIONAL
SURVEYOR AND MAPPER.
SOUTH PENINSULA SURVEYING, CORP.
Santiago A Digitally signed by Santiago
Dominguez
Dominguez Date: 2020.06.26 09:15:55 -04'00'
SANTIAGO A. DOMINGUEZ, PRESIDENT
PROFESSIONAL SURVEYOR AND MAPPER
LS No. 6698 STATE OF FLORIDA.
THAT PORTION OF N.E. 6th AVENUE AS SHOWN ON THE PLAT OF BAY BREEZE, AS RECORDED IN PLAT BOOK 7, PAGE 77, OF THE PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA:
HAVING A RIGHT OF WAY WIDTH OF 40 FEET, BOUNDED ON THE WEST BY THE EAST LINE OF LOTS 9 THRU 12, BOUNDED ON THE EAST BY THE WEST
LINE OF LOTS 13 THRU 16, BOUNDED ON THE SOUTH BY THE NORTH RIGHT OF WAY LINE OF N.E. 23rd TERRACE, BOUNDED ON THE NORTH BY THE
SOUTH RIGHT OF WAY LINE OF N.E. 24th STREET,
SAID LAND LYING AND BEING IN THE CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. CONTAINING APPROXIMATELY 8,267 SQUARE FEET.
DATE: 03-05-2019
SCALE: AS SHOWN
JOB ORDER: 196927(D)
CADD: 24 PLAZA.DWG
DRAWN BY: A.D.
F.B./ PG.: N/A
FILE NO.: A-1349(D)
SHEET: 1 OF 1
SOUTH PENINSULA SURVEYING, CORP.
LB # 7583
LAND DEVELOPMENT CONSULTANTS
SURVEYORS -PLANNERS
CONSTRUCTION LAYOUT
1795 N.E. 164th STREET
NORTH MIAMI BEACH, FLORIDA 33162
(D) (305) 687-9191 (P) (305) 354-8887 e-MAIL INFO@SPSURV.COM
1
EXHIBIT "A"
SKETCH TO ACCOMPANY LEGAL DESCRIPTION
A PORTION OF SECTION 30, TOWNSHIP 53 SOUTH, RANGE 42 EAST,
CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA
of
NI
L=39.27'
R=25.00'
A=89°59'48"
T=25.00'
LOT 20
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
LOT 19
BAY BREEZE O
1; w in
N.
w
,z<
smBAYBREEZE
CO
LOT22
p O O P.B. 7, PG. 77 (MDCR)
CO --
N. E.
24th STREET
S89°5•'48"E
of
NI
1
N89°59'4: 'W
90.00'
�� L=39.27'
R=25.00'
A=90°0012"
T=25.00'
LOT 21
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
W
W ? 3
P.B. 7, PG. 77 (MDCR) p O O
o
o
0 w 4
w o
O 2
LOT 17 LOT 23
BAY BREEZE BAY BREEZE
P.B. 7, PG. 77 (MDCR) P.B. 7, PG. 77 (MDCR)
r., , „A rA
LOT 18
BAY BREEZE
S89°58'5
'E 40.00' 0-
'602E b
N.E. 23rd TERRACE
LEGAL DESCRIPTION
LEGEND:
L
(M)
MDCR
P.B.
PG.
R
(R)
R/W
T
A
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applies de decision -making body will
review the information at the public hearing to render a
recommendation or a final decla on.
PZ-19-2601
08/24/20
GRAPHIC SCALE
0 40 80
SCALE 1" = 40' FEET
- CENTERLINE
- LENGTH (OF ARC)
-MEASURED
- MIAMI-DADE COUNTY RECORDS
- PLAT BOOK
- PAGE
- RADIUS
-RECORD
- RIGHT-OF-WAY
- TANGENT
- CENTRAL ANGLE
SURVEYOR'S NOTES:
i • No.6698 i
j* * *i
STATE OF
rrf Fss °•;20RS*'• '
1( SUPVE,,P =
1. THIS SKETCH AND LEGAL DESCRIPTION DOES
NOT CONSTITUTE A BOUNDARY SURVEY.
DATE: 03-04-19
AUTHENTIC COPIES OF THIS SKETCH AND LEGAL
DESCRIPTION SHALL BEAR ORIGINAL SIGNATURE AND
THE RAISED SEAL OF THE ATTESTING PROFESSIONAL
SURVEYOR AND MAPPER.
SOUTH PENINSULA SURVEYING, CORP.
Santiago A Digitally signed by Santiago A
Dominguez
Dominguez Date: 2020.06.26 09:16:22 -04'00'
SANTIAGO A. DOMINGUEZ, PRESIDENT
PROFESSIONAL SURVEYOR AND MAPPER
LS No. 6698 STATE OF FLORIDA.
THAT PORTION OF N.E. 7th AVENUE AS SHOWN ON THE PLAT OF BAY BREEZE, AS RECORDED IN PLAT BOOK 7, PAGE 77, OF THE PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA:
HAVING A RIGHT OF WAY WIDTH OF 40 FEET, BOUNDED ON THE WEST BY THE EAST LINE OF LOTS 17 THRU 20, BOUNDED ON THE EAST BY THE WEST
LINE OF LOTS 21 THRU 23, BOUNDED ON THE SOUTH BY THE NORTH RIGHT OF WAY LINE OF N.E. 23rd TERRACE, BOUNDED ON THE NORTH BY THE
SOUTH RIGHT OF WAY LINE OF N.E. 24rd STREET,
SAID LAND LYING AND BEING IN THE CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. CONTAINING APPROXIMATELY 8,269 SQUARE FEET.
DATE: 03-05-2019
SCALE: AS SHOWN
JOB ORDER: 196927(C)
CADD: 24 PLAZA.DWG
DRAWN BY: A.D.
F.B./ PG.: N/A
FILE NO.: A-1349(C)
SHEET: 1 OF 1
SOUTH PENINSULA SURVEYING, CORP.
LB # 7583
LAND DEVELOPMENT CONSULTANTS
SURVEYORS -PLANNERS
CONSTRUCTION LAYOUT
1795 N.E. 164th STREET
NORTH MIAMI BEACH, FLORIDA 33162
(D) (305) 687-9191 (P) (305) 354-8887 e-MAIL INFO@SPSURV.COM
1
EXHIBIT "A"
SKETCH TO ACCOMPANY LEGAL DESCRIPTION
A PORTION OF SECTION 30, TOWNSHIP 53 SOUTH, RANGE 42 EAST,
CITY OF MIAMI,
MIAMI-DADE COUNTY, FLORIDA
0
0
W
20.00'
Z
20.00'
LEGEND:
MDCR
P.B.
PG.
P.O.B.
P.O.C.
R/W
z ui
ft:
H ui
co
Q Z
w
_9
P.O.C.
SOUTHWEST
CORNER
OF LOT 23
P.O.B. SOUTH LINE OF LOT
oT:
oho
.7b. 0
00
° N
O �
LOT-7
SHORELAWN
P.B. 9, PG. 23
(MDCR)
o1
/2I
- CENTERLINE
- MIAMI-DADE COUNTY RECORDS
- PLAT BOOK
- PAGE
- POINT OF BEGINNING
- POINT OF COMMENCEMENT
- RIGHT-OF-WAY
LEGAL DESCRIPTION
NORTH LINE OF LOT 8
LOT 23
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
S89°58'50"E 180.88'
E r
361 SQR . EE
9°5: 50" F (B' :IS •' BE! • IN
N89°58'50"W 180.32'
LOT 8
SHORELAWN
P.B. 9, PG. 23
(MDCR)
GRAPHIC SCALE
0 40
SCALE 1°=40'
80
FEET
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appllwde decision -making body will
review the information at the public hearing to render a
recommendation or a final decla on.
PZ-19-2601
08/24/20
BISCAYNE
AT
PORTION OF N.E. 23rd TERRACE AS SHOWN ON THE PLAT OF SHORELAWN, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 9, PAGE 23, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHEAST CORNER OF LOT 23 AS SHOWN ON THE PLAT OF BAY BREEZE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 7, AT PAGE
77, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, THENCE S89°58'S0"E ALONG THE SOUTH LINE OF SAID LOT 23 FOR 9.95 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUE S89°58'S0"E ALONG THE SOUTH LINE OF SAID LOT 23 FOR 180.88 FEET TO A POINT ON THE UNITED STATES HARBOR LINE AS RECORDED IN PLAT BOOK 74,
PAGE 3, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; THENCE S01°37'12"W ALONG SAID UNITED STATES HARBOR LINE FOR 20.01 FEET TO A POINT ON THE
NORTH LINE OF LOT 8 OF SAID PLAT OF SHORELAWN; THENCE N89°58'S0'W ALONG THE NORTH LINE OF LOT 8 OF SAID SHORELAWN FOR 180.32 FEET TO A POINT; THENCE
N00°01'10"E FOR 40.00 FEET TO THE POINT OF BEGINNING.
SAID LAND LYING AND BEING IN THE CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. CONTAINING APPROXIMATELY 3,612 SQUARE FEET.
SURVEYOR'S NOTES:
THIS SKETCH AND LEGAL DESCRIPTION DOES
NOT CONSTITUTE A BOUNDARY SURVEY.
DATE: 03-04-19
AUTHENTIC COPIES OF THIS SKETCH AND LEGAL DESCRIPTION SHALL BEAR ORIGINAL
SIGNATURE AND THE RAISED SEAL OF THE ATTESTING PROFESSIONAL SURVEYOR AND MAPPER.
SOUTH PENINSULA SURVEYING, CORP.
Santiago A Digitally signed by Santiago
y Dominguez
Dominguez Date: 2020.06.26 09:16:48
04'00'
SANTIAGO A. DOMINGUEZ, PRESIDENT
PROFESSIONAL SURVEYOR AND MAPPER
LS No. 6698 STATE OF FLORIDA.
DATE: 03-05-2019
SCALE: AS SHOWN
JOB ORDER: 196927(B)
CADD: 24 PLAZA.DWG
DRAWN BY: A.D.
F.B./ PG.: N/A
FILE NO.: A-1349(B)
SHEET: 1 OF 1
SOUTH PENINSULA SURVEYING, CORP.
LB # 7583 1
LAND DEVELOPMENT CONSULTANTS
SURVEYORS -PLANNERS
CONSTRUCTION LAYOUT
1795 N.E. 164th STREET
NORTH MIAMI BEACH, FLORIDA 33162
(D) (305) 687-9191 (P) (305) 354-8887 e-MAIL INFO@SPSURV.COM
/l�
EXHIBIT "A"
SKETCH TO ACCOMPANY LEGAL DESCRIPTION
A PORTION OF SECTION 30, TOWNSHIP 53 SOUTH, RANGE 42 EAST,
CITY OF MIAMI,
MIAMI-DADE COUNTY, FLORIDA
TRACT "A"
JACK YANKS SUBDIVISION
P.B. 109, PG. 24
W`
s
W
20.00'
25.00'
S00°00'00"E
0
0
Lri
20.00' Z IL
Hw
uJ
GRAPHIC SCALE
0
SCALE
40
1"=40'
P.O.B.
S.E. CORNER
OF TRACT "A"
NORTH LINE OF LOT 21
80
FEET
UNPLATTED
163.1
S89°59'48"E 161.59'
LOT 21
BAY BREEZE
P.B. 7, PG. 77 (MDCR)
LEGEND:
MDCR
P.B.
PG.
P.O.B.
R/W
SOUTH LINE OF EXTENDED
LINE OF JACK YANKS
SUBDIVISION
•
- CENTERLINE
- MIAMI-DADE COUNTY RECORDS
- PLAT BOOK
- PAGE
- POINT OF BEGINNING
- RIGHT-OF-WAY
This submittal needs to be schedu led fora public hearing
In acoord and whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
review The Information at the public hearing to render a
recommendation or a final decla on.
PZ-19-2601
08/24/20
N
0
0
w
z
J
o C
Lt00
W CO 0
Q Q
rS
LL co
0LuLL
LU <
O .
woes
La
z
4
m
BISCAYNE
LEGAL DESCRIPTION
THAT PORTION OF N.E. 24TH STREET AS SHOWN ON THE PLAT OF BAY BREEZE, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 7, AT PAGE 77, OF THE
PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA AND ON THE PLAT OF JACK YANKS SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 109,
AT PAGE 24, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE SOUTHEAST CORNER OF TRACT "A" OF SAID PLAT OF JACK YANKS SUBDIVISION; THENCE S00°07'52"E FOR 50.00 FEET TO A POINT ON THE NORTH LINE OF LOT 21
OF SAID PLAT OF BAY BREEZE; THENCE S89°59'48"E ALONG THE NORTH LINE OF SAID LOT 21 OF BAY BREEZE FOR 161.59 FEET TO A POINT ON THE UNITED STATES HARBOR
LINE AS RECORDED IN PLAT BOOK 74, PAGE 3 OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; THENCE N01 °37'12"E ALONG SAID UNITED STATES HARBOR LINE
FOR 50.02 FEET TO A POINT ON THE EASTERLY EXTENSION OF THE SOUTH LINE OF TRACT "A" OF SAID PLAT OF JACK YANKS SUBDIVISION; THENCE N89°59'48"W ALONG SAID
EXTENDED SOUTH LINE OF TRACT "A" OF SAID PLAT OF JACK YANKS SUBDIVISION FOR 163.12 FEET TO THE POINT OF BEGINNING.
A.Doilt,11
SAID LAND LYING AND BEING IN THE CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. CONTAINING APPROXIMATELY 8,118 SQUARE FEET.
. erg; •�-'"-"�_••. � �r
• No.6698
i 9 : * • *i
, STAT E�OOp,Fe j
yll ass •. • Vrll o• gP
Jp
SOUTH PENINSULA SURVEYING, CORP.
SURVEYOR'S NOTES:
1. THIS SKETCH AND LEGAL DESCRIPTION DOES NOT
CONSTITUTE A BOUNDARY SURVEY.
DATE: 03-04-19
AUTHENTIC COPIES OF THIS SKETCH AND LEGAL DESCRIPTION
SHALL BEAR ORIGINAL SIGNATURE AND THE RAISED SEAL OF THE
ATTESTING PROFESSIONAL SURVEYOR AND MAPPER.
Santiago A
Digitally signed by Santiago A
Dominguez
Dominguez Date: 2020.06.26 09:17:14 -04'00'
SANTIAGO A. DOMINGUEZ, PRESIDENT
PROFESSIONAL SURVEYOR AND MAPPER
LS No. 6698 STATE OF FLORIDA.
DATE: 03-05-2019
SCALE: AS SHOWN
JOB ORDER: 196927(A)
CADD: 24 PLAZA.DWG
DRAWN BY: A.D.
F.B./ PG.: N/A
FILE NO.: A-1349(A)
SHEET: 1 OF 1
SOUTH PENINSULA SURVEYING, CORP.
LB#7583 9
LAND DEVELOPMENT CONSULTANTS
SURVEYORS - PLANNERS
CONSTRUCTION LAYOUT
1795 N.E. 164th STREET
NORTH MIAMI BEACH, FLORIDA 33162
(D) (305) 687-9191 (P) (305) 354-8887 e-MAIL INFO@SPSURV.COM