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Appeal Letter
BERCOW RADELL FERNANDEZ LARKIN TAPANES ZONING, LAND USE AND ENVIRONMENTAL LAW 200 S. Biscayne Boulevard Suite 300, Miami, FL 33131 www.brzoninglaw.com 305.377.6223 office 305.377.6222 fax ckoshal@brzoninglaw.com May 19, 2025 VIA ELECTRONIC SUBMITTAL Olga Zamora Chief of Hearing Boards, Planning Department City of Miami 444 SW 2nd Ave, 3rd Floor Miami, FL, 33130 Re: Appeal of HEPB-R-21-025 concerning 5935 NE 6 Court, Miami, Florida Dear Ms. Zamora: This law firm represents Nicolas Berardi and Magdalena Murman (collectively, the "Appellant"), the owners of the property located at 5935 NE 6 Court (the "Property") in the City of Miami (the "City"). This letter shall serve as the Appellant's appeal to the City Commission of Resolution HEPB-R-25-013 rendered on May 5, 2025, denying PZ-24-18260 (the "Application"). See Exhibit A, Rendered HEPB-R-21-025. The Historic and Environmental Preservation Board ("HEPB") denied the Application on May 5, 2025 with complete disregard of the City's codified review criteria. The Application was denied arbitrarily, and without regard to the substantial competent evidence presented by the Appellant. Standard of Review. This appeal is brought pursuant to Section 23-6.2(e) of the City of Miami Code of Ordinances (the "Code"). The Appellant hereby appeals the HEPB's denial of a Special Certificate of Appropriateness ("COA") for an addition and after -the fact alterations and site improvements to a non- contributing, single-family residential structure located at the Property, within the Morningside Historic District. Section 23-6.2(e) of the Code provides that any aggrieved party may appeal to the City Commission a decision of the HEPB on matters relating to Certificates of Appropriateness by filing an appeal within fifteen (15) calendar Ms. Olga Zamora Chief of Hearing Boards Page 2 days after the date of the rendered decision. Section 23-6.2(e) also provides that on appeal, the City Commission shall hear and consider all facts material to the appeal and render a decision as promptly as possible. This hearing is de novo and the City Commission may consider new evidence or materials. Accordingly, the Appellant submits this letter of intent, and incorporates by reference in this appeal all exhibits, testimony, argument by counsel and the March 4, 2025 presentation to the HEPB in support of the Application, and provides the following information in support of the appeal. The Appellant reserves the right to present new evidence at the forthcoming City Commission hearing. Property Description. The Property is located on the east side of NE 6 Court, between NE 59 Street and NE 60 Street. See Figure 1, Property Aerial, below. The Property is located within the Morningside Historic District, Bay Shore Subdivision, and the Upper Eastside area. The Miami -Dade County Property Appraiser's Office identifies the Property with Folio Number 01-3218-031-0450. See Exhibit B, Property Appraiser Summary Report. The lot size is approximately 8,150 square feet. The Property currently contains a single-family home approximately 2,295 square feet in size. Figure 1. Property Aerial Bercow Radell Fernandez Larkin & Tapanes 1305.377.6223 direct 1305.377.6222 fax I ckoshal@brzoninglaw.com Ms. Olga Zamora Chief of Hearing Boards Page 3 Appeal. The Appellant's appeal should be granted and the HEPB's decision overturned as the HEPB's decision failed to evaluate the project in the context of the City's codified criteria and failed to recognize several important facts and evidence in support of the COA. Most significantly, it is clear from the record that the HEPB applied the wrong standards. Rather than focusing on whether the proposed undertakings would adversely affect "the relationship and congruity between the subject structure and its neighboring structures and surroundings," the HEPB considered the application as if the home were a contributing structure. The home is not a contributing structure. However, its status is defined as contributing in the Analysis for a Special Certificate of Appropriateness ("Staff Analysis") and throughout the Staff Analysis it is referred to as a "historic structure." In evaluating the form of the additions, the HEPB focused on the historic, architectural, or aesthetic character of the subject structure rather than its impact on the neighborhood. Non-contributing resources, while required to be reviewed by the HEPB for alterations, are held to a lower standard. That is precisely because a non-contributing resource, such as the home on the Property: [Do] not add to the historic architectural qualities, historic associations, or archaeological values for which a district is significant because it was not present during the period of significance of the district; due to alterations, disturbances, additions or other changes, it no longer possesses historic integrity reflecting its character at that time, or is incapable of yielding important information about the period; or does not independently meet the national register of historic places criteria for evaluation. See Section 23-2 of the Code. It is for this same reason — the lower standard for a non-contributing resource — that the home on the Property could be demolished in its entirety. It is inconceivable that the criteria applied to historic resources that actually contribute to a historic district's integrity would be applied to a structure that has already been legislatively deemed to be unimportant to the continuing character of the Morningside Historic District. Description of Project Proposal. The Appellant proposed a two-story, rectangular - shaped addition of a bedroom and bathroom in front of the single-family structure and the new driveway and walkway.' 1 A loggia along the south side of the structure, interior to the structure's facade, and not facing the right of way, was enclosed as part of 2018 renovations approved via BD16-017116-001-B001. See Exhibit D, 2018 Bercow Radell Fernandez Larkin & Tapanes 1305.377.6223 direct 1305.377.6222 fax I ckoshal@brzoninglaw.com Ms. Olga Zamora Chief of Hearing Boards Page 4 The two-story addition of a bedroom and bathroom would be connected to the existing garage as a modern and elegant extension of the main home, designed with a cohesive architectural style that blends with the existing structure. It features symmetrical windows on both floors, with the upper story showcasing French doors that open to a small balcony with a white railing. The balcony adds both visual interest and functional outdoor space to the second floor, giving it a charming yet practical appeal. The addition features a similarly gabled roof as the garage structure, with clean overhangs.' The addition emphasizes clean lines and verticality, reflecting the characteristics of the Mediterranean/Modern and Art Deco styles. Overall, the addition enhances the utility and square footage of the home while maintaining a tasteful and unified look. In 2018, a new driveway for the Property was approved via BD16-017116-001-B001. The approved driveway was just under thirteen feet (12' 10.1") in width, separated from a walkway comprised of four feet (4') wide concrete pavers. It appears that over time, a new driveway eliminated the separation between the driveway and the walkway, resulting in the appearance of a wider driveway. The Applicant was initially unaware that this existing condition did not comply with the Miami 21 and this request was added to the Application as an after -the -fact request. The new driveway is wider, leading to the garage, with clean, well-defined lines and a central pathway to the front door. Landscaping separates the driveway from the yard, matching the updates to the home. HEPB Standards. The Staff Analysis refers to three (3) different sources of standards in its analysis of the Applicant's proposal. First, Section 23-6.2(h)(1) of the City of Miami Code of Ordinances (the "Code"). Second, the Secretary of the Interior's Standards. Third, the Morningside Historic District Guidelines. The Applicant's proposal abided by all identified standards despite the HEPB's conclusion to the contrary. Section 23-6.2(h)(1) of the City of Miami Code of Ordinances establishes the guidelines for issuing a certificate of appropriateness: Generally, for applications relating to alterations or new construction as required in subsection (a) the proposed work shall not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring Building Permit Plans Excerpt. The Staff Analysis incorrectly indicates that the loggia was enclosed without a permit. 2 These were implemented in response to Staff Analysis Conditions Numbers 8 and 9. Bercow Radell Fernandez Larkin & Tapanes 1305.377.6223 direct 1305.377.6222 fax I ckoshal@brzoninglaw.com Ms. Olga Zamora Chief of Hearing Boards Page 5 structures and surroundings, including but not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door openings in building facades; nor shall the proposed work adversely affect the special character or special historic, architectural or aesthetic interest or value of the overall historic site, historic district, or multiple property designation. (emphasis added). At the heart of the Code's guidelines for non-contributing structures is whether the historic district is adversely affected. HEPB Review. The HEPB's denial was not based upon the guidelines set forth in the City Code, as required by Section 23-6.2(b)(4)(b), and was not based on whether the historic district was adversely affected. The HEPB arbitrarily ignored the Project's consistency with Section 23-6.2(h)(1) of the Code, Standard 9 of the Secretary of the Interior's Standards, and precedent structures within the Morningside Historic District. Most notably, the HEPB failed to recognize the distinction between a historic structure and non-contributing historic structure in a historic district. Critically, similar forms to the proposed two-story addition are found within the Morningside Historic District, including two (2) homes directly north and two (2) homes directly south of the Property. Specifically this includes homes with two-story volumes set at the front setback line. Two-story homes are the hallmark of this historic district. The Morningside Historic Designation report from 1984 details how the subdivider of this area carefully planned the development with street lighting, curbs and sidewalks, and other improvements not common to other development in Miami at that time. The goal was to create an exclusive luxury residential product. To that end, minimum housing prices were added to deed restrictions. See Exhibit C, Morningside Historic District Designation Report. The predominance of two story homes is precisely due to this history of the district — two story homes were more expensive and at the time of development of these contributing homes, not common to most other new subdivisions in the City. As to yards, a "dominant" setback applies an entirely inapplicable standard. Notably, the proposed addition complies with Miami 21's twenty foot (20') setback for single family homes. The analysis and recommendation to match a non-existent average setback (something which does not exist in Miami 21) is clearly an attempt to disregard established law and permit the unfettered discretion of HEPB staff to recommend (and the HEPB to require) the project to be redesigned to their own tastes. The dominant setback concept has been improperly borrowed from Miami 21. Bercow Radell Fernandez Larkin & Tapanes 1305.377.6223 direct 1305.377.6222 fax I ckoshal@brzoninglaw.com Ms. Olga Zamora Chief of Hearing Boards Page 6 The HEPB did not consider the Secretary of the Interior's Standards recommendation of "designing new construction on a historic site or in a historic setting that is compatible but differentiated from the historic building or buildings." Further, the Morningside Historic District Guidelines recommend, but do not require, that the alterations should be appropriate to the age and period and not create a false appearance. Despite these guidelines and recommendations, the HEPB came to the groundless conclusion that only a rooftop addition would be acceptable at the Property. We note that a rooftop addition would create an unreasonable or undue hardship as 1) construction costs associated with such an addition would be significantly greater and 2) the Appellant's family would not be able to occupy the home during construction and would need to bear additional costs associated with relocation. We note that there is nothing within the Design Guidelines that the mandates an addition be subordinate to an existing structure; doing so would all but preclude a second story addition to a single -story home. Most importantly, there is no character -defining feature to the historic structure because the home is not a contributing structure, it is merely within a historic district. Conclusion. The HEPB sharply diverged from its required criteria and rendered a decision that is arbitrary and capricious, based on personal taste and bolstered by a Staff Analysis that improperly treated the Property as contributing with the commensurate high standard applied to such properties. The HEPB failed to recognize or give any due regard the status of the Property as non-contributing. The Applicant demonstrated entitlement to a Special Certificate of Appropriateness which was wrongly denied. For the foregoing reasons, we respectfully request that you promptly schedule this before the City Commission. Should you have any questions, comments, or require additional information, please do not hesitate to phone my direct line at (305) 377-6223. Sincerely, Carli Koshal Cc: Kenneth Kalmis, Preservation Officer, Planning Department Bercow Radell Fernandez Larkin & Tapanes 1 305.377.6223 direct 1 305.377.6222 fax 1 ckoshal@brzoninglaw.com EXHIBIT A City of Miami HEPB Resolution Enactment Number: HEPB-R-25-013 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 17228 Final Action Date: 4/1/2025 A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD, PURSUANT TO SEC. 23-6.2(B)(4) OF THE CITY CODE OF ORDINANCES, DENYING A SPECIAL CERTIFICATE OF APPROPRIATENESS TO PERMIT AN ADDITION, AND AFTER -THE -FACT ALTERATIONS AND SITE IMPROVEMENTS ON A PROPERTY LOCATED APPROXIMATELY AT 5935 NORTHEAST 6 COURT, MIAMI, FLORIDA, 33137, WITHIN THE MORNINGSIDE HISTORIC DISTRICT; FURTHER INCORPORATING THE ANALYSIS IN THE ATTACHED STAFF REPORT ENTITLED "EXHIBIT A" WITH THE FOLLOWING FINDINGS. Conditions (if any): 1. The site shall be developed in accordance with the plans as prepared by Fornaris Pau & Associates, LLC submitted as part of application PZ-24-18260. The plans are deemed as being incorporated by reference herein. 2. At time of permitting and/or sub -permitting, manufacturer's brochures or color photographs of proposed design elements and materials including but not limited to windows, doors, railings, roofing, etc. shall be submitted for approval. 3. All glass to be clear and/or Low-E. Tinted, and/or opaque glass is not allowed. 4. The Resolution shall be included in the master permit set. 5. The Applicant shall comply with its the "Preliminary Zoning Review — HEP Review" and all applicable requirements of the Miami 21 Code and Chapter 17, Chapter 23 of the City of Miami Code of Ordinances. 6. The Applicant shall comply with the requirements of all department/agencies as part of the City of Miami building permit submittal process. 7. Applicant to restudy the front setback and use the average City of Miami Page 1 of 2 File ID: 17228 (Revision:) Printed On: 5/5/2025 setback of 27 feet of the block face and the second -floor massing should be pushed back and utilize the dominant setback of 30 feet. The additional setback helps to offset the massing and is similar to the massing found on the block face. 8. Applicant to restudy the roof and match the eave line (depth) and roof pitch to that of the one-story massing. Staff to approve of the final roof design from the study. 9. Applicant to restudy the window to wall ratio, especially at the side elevations. The window to wall ratio should mimic the rhythm and proportions of openings found on contributing structures in the district. Staff to approve of the final windows from the study. 10. Applicant to modify the driveway -walkway width and materials to meet Historic and Zoning code requirements. 11. Applicant to remove the keystone wall and any landscaping in front of the addition and historic structure. 12. Applicant to modify the enclosed loggia with clear glass panels that are placed in the historic openings to retain the original appearance of the loggia with piers. 13. Approval of this Application does not convey or grant any approvals for waivers, warrants, or exceptions pursuant to Chapter 23 of City of Miami Code of Ordinances. THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS DIVISION WITHIN FIFTEEN (15) DAYS. Reviewed and Approved: Kenn Kalmis istoric Preservation Officer 5/5/2025 City of Miami Page 2 of 2 File ID: 17228 (Revision:) Printed On: 5/5/2025 City of Miami Planning Department Historic Preservation Office ANALYSIS FOR A SPECIAL CERTIFICATE OF APPROPRIATENESS APPLICANT: Melissa Osendi PROJECT ADDRESS: 5935 Northeast 6 Court HEARING DATE: 3/4/2025 COMMISSION DISTRICT: District 2 (Damian Pardo) FILE ID: PZ-24-18260 ZIP: 33137 TDRs: No COE on file STATUS: Contributing A. GENERAL INFORMATION: REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinance, the Applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit for an addition and after - the fact alterations and site improvements to a contributing, single-family residential structure located on a parcel zoned T3-R "Sub -Urban Transect Zone -Restricted." The subject property is located within the Morningside Historic District, Bay Shore Subdivision, and the Upper Eastside Area. The site is located on the east side of Northeast 6 Court between Northeast 59 and 60 Streets. (Complete legal description is on file with Hearing Boards) Folio: 0132180310450 Lot Size: Approximately 8,150 sq. ft. B. BACKGROUND: On January 24, 1924, the City Council of Miami, pursuant to Ordinance No. 63, approved the Bay Shore sub -division in Section 18, Township 53 south, Range 42 East in the City of Miami establishing block 7 lots 24 to 28, also known as 5935 Northeast 6 Court. On July 17, 1984, the Heritage Conservation Officer signed Resolution HC-84-23 finding that the Morningside Historic District met criteria for designation and recommended to the City Commission use of a Heritage Conservation Overlay District in an area in which the subject property is located at 5935 Northeast 6 Court. On October 9, 2001, the property was issued a SCOA for replacement of and alteration to windows on the front facade of the house. The jalousie window at the front of the house was replaced with a C. Chiang 03/04/25 5935 NE 6 Ct File No. PZ-24-18260 single-lite casement window and the jalousie living room window within the front courtyard with single-lite French doors with two single-lite side panels. In 2018, the front window was returned to a garage door. In addition, the concrete driveway and walkway were replaced with pavers and the loggia of the entryway adjacent to the garage was enclosed without a permit or COA (#00112265). Driveways in historic districts are ten feet in width. The minimum width for the Zoning Department is twelve feet in width. The driveway is larger than historic requirement and should match driveways of the historic district. The driveway width and the paver material should also meet Zoning code requirements. C. COMPREHENSIVE PLAN: The subject property is part of a designated historic district. Pursuant to Goal LU-2, 2.3 and 2.4 of the Miami Neighborhood Comprehensive Plan, the City will preserve and protect the heritage of the City of Miami through the identification, evaluation rehabilitation, adaptive reuse, restoration and public awareness of Miami's historic and archeological resources. The Applicant's request to permit an addition and after -the -fact alterations and site improvements to a non-contributing, residential structure is not in accordance with the Comprehensive Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of Interior Standards, the Preservation Office Historic Design Guidelines, and Miami 21 Code. D. PHOTOS: Historic Photograph C. Chiang 03/04/25 5935 NE 6 Ct File No. PZ-24-18260 Page 2 of 14 2015 (before unpermitted alterations of loggia and driveway/walkway) Current Photographs C. Chiang 03/04/25 5935 NE 6 Ct File No. PZ-24-18260 Page 3 of 14 C. Chiang 03/04/25 Enclosed Loggia or Side Porch Entrance Doors, Location of Original Picture Window of Living Room to the Front Yard 5935 NE 6 Ct File No. PZ-24-18260 Page 4 of 14 C. Chiang 03/04/25 Historic Tax Card . • • • • + + s • * a 3. 7 G. • +l • f t f f . ▪ I [c F. '`i- I • •.27. i .. . .a w I ► • ed • • a • r w ■ • • • AC y I 1 r i • '. • • • U.i : 4 r JI I :"r.PVC. • ' • • a ■ N * . ■ I ' w ■ • 4 . 17 • ■ ■ • 4 • • • 5935 NE 6 Ct File No. PZ-24-18260 Page 5 of 14 Proposed Plans Note: The enclosed loggia or foyer is in the scope of work to be reviewed. First Floor 20FTFRONTSETBACK Second Floor C. Chiang 03/04/25 5935 NE 6 Ct File No. PZ-24-18260 Page 6 of 14 Proposed Roof Plan u 4J Proposed Walkway, Driveway, Landscaping, and Wall Note: The existing driveway and walkway is in the scope of work to be reviewed. I �I II I C. Chiang 03/04/25 E 1intglaming �o reInaln. ▪ Kcy lone walk —T nri r•, a▪ - rt 5935 NE 6 Ct File No. PZ-24-18260 REX 5 ga 101HLA 7 3 gal. Page 7 of 14 C. Chiang 03/04/25 Existing Elevations West Elevation EXISTING CONCRETE TILE ROOF TO REMAIN, U.N.O 1 r I 0 —_ [ I fl II III//E\\Ill II h Ilk I I I It I I III -I L—I lL�-�VJL J1 I_! El ------- I I I -I I I -I I I -I I I -I 11-1 11-1 I I -I 1 I -I I 1-I 1 1 -1 I North Elevation (STING TRELLIS TO MAIN South Elevation AND WALL MOVED TO-, N LAYOUT 11� ( I I I I I I I I I I I I I 1 I I I 1 I �1 r1 II/ \II I1/ III EMOVED IL _ L_J I111� 11111111111111111 II111111111111 flll lllIII lllIII l 1 II11 11I 1 I 1 I 1 1 I II1 EXISTING CHIMNEY TO REMAIN EXISTING PAINTING STUCCO - TO REMAIN r11 II I I EXISTING WINDOWS AND DOORS TO REMAIN. NOT IN - SCOPE, U.N.Q. _ _ III11 IIIII11111111 111111II 1 1 1 I 1 1 III 6 1 5935 NE 6 Ct File No. PZ-24-18260 Page 8 of 14 C. Chiang 03/04/25 Proposed Elevations West Elevation CCO TO MATCH XISTING COLOR IEW CONCRETE - - ROW. REFER TO STRUCTURAL IONT DOOR AND EFER TO SCHED 1 EGRE IMF WII EXI ALi DE II fll I III III ��� Iltl III IIII III IIIIIIIIIIIIIIIIII —III III North Elevation CONCRETE TILE ROOF TO MATCH EXISTING IMPACT RATED WINDOW/DOORS TO MATCH - EXISTING. REFER TO SCHED. N IIII-Iilk I 11 III III II11 11 41.1 11 11 South Elevation H PAINTED STUCCO TO MATCH EXISTING COLOR IMPACT RATED INOO WIOOORS TD MATCH EXISTING. REFER TO SCHED. 'F W12 I -I I -I I -I ; I--1 I I-III-III-1 11-- -I I I I I -I f I-1 I -II -II - IIIIIIIIIII-III III.IIIIIII 11 11 11 11 5935 NE 6 Ct File No. PZ-24-18260 .illlll�lllll��llll�l _ Page 9 of 14 E. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Property T3-R: Sub -Urban Transect Zone -Restricted (Morningside Historic District) Surrounding Properties NORTH: T3-R: Sub -Urban Transect Zone -Restricted (Morningside Historic District) SOUTH: T3-R: Sub -Urban Transect Zone -Restricted (Morningside Historic District) EAST: T3-R: Sub -Urban Transect Zone -Restricted (Morningside Historic District) WEST: T3-R: Sub -Urban Transect Zone -Restricted (Morningside Historic District) F. ANALYSIS: FUTURE LAND USE DESIGNATION Single -Family — Residential Maximum of 2-5 D.U. per acre Single -Family — Residential Maximum of 2-5 D.U. per acre Single -Family — Residential Maximum of 2-5 D.U. per acre Single -Family — Residential Maximum of 2-5 D.U. per acre Single -Family — Residential Maximum of 2-5 D.U. per acre The following is a review of the request pursuant to Section 23-6.2(b)(4) and Section 23-6.2(h) of the City Code of Ordinances, the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami 21 Code. Analysis: The applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit for an addition, and after -the -fact alterations and site improvements to a single-family structure, at a non-contributing property located at 5935 Northeast 6 Court, within the Morningside Historic District. C. Chiang 03/04/25 The property located at 5935 Northeast 6 Court contains a 1946 Minimal Traditional/ Ranch house. It is one-story, asymmetrically massed with L-shaped fagade with entry loggia on the side, and of concrete block and adobe brick construction (per tax card) sheathed in stucco. The garage is on the north end of the west elevation and is covered by a hipped roof. The plan was organized around an enclosed porch and a rear fiberglass roofed porch that has been recently enclosed. The hipped roof was sheathed in flat concrete tile. The structure featured a large picture window with view of the front yard that has been converted to French doors with side panels. As per the applicant's Letter of Intent, the scope of work includes a two-story, rectangular - shaped addition of a bedroom and bathroom in front of the single-family structure, the enclosure of the loggia, and the new driveway and walkway. The west elevation faces 5935 NE 6 Ct File No. PZ-24-18260 Page 10 of 14 the right-of-way. The Applicant proposed a new wall and landscaping in front of the house. Per Section 23-6.2(h)(1) of the City Code of Ordinances, as amended: C. Chiang 03/04/25 Guidelines for issuing certificates of appropriateness. Generally, for applications relating to alterations or new construction as required in subsection (a) the proposed work shall not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring structures and surroundings, including but not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door openings in building facades; nor shall the proposed work adversely affect the special character or special historic, architectural or aesthetic interest or value of the overall historic site, historic district, or multiple property designation. • Form — The proposed undertaking will alter the primary structure's form. The massing is extended forward, upward, and alters the original structure. The proposed addition is two-story and situated in front of the existing structure, thus altering the relationship to the frontage and neighboring properties. Furthermore, the proposed roof with no eaves will have significant visual impact as viewed from the right-of-way. The addition will alter the overall form of the existing structure given its massing, height, and location in front of the original structure. The loggia was a character -defining feature of the historic structure. The enclosure should have been done in a historically sensitive way to preserve the piers. The driveway and walkway were combined into one width that exceeds the maximum width allowed when they are historically separated and only ten feet in width for the driveway and two feet for the walkway. Similar forms to the addition are found within the Morningside Historic District. • Spacing — The proposed undertaking encroaches onto the front of the lot that will decrease the spacing of the existing structure to the neighboring property to the southeast as viewed from the public right of way along Northeast 6 Court. The proposed addition will encroach onto the front yard and alter the visual relationship of the structure to the front yard through a large opening. The addition is not set back from the primary frontage and therefore changes the property's relationship to the street and neighbor. The average setback of the block is 27 feet and the dominant setback of the block face is 30 feet. The proposed addition is at 20 feet. The spacing of the proposed addition is not in keeping with the context of the Morningside Historic District. • Height — The proposed undertaking will increase the overall height of the structure. The style of the structure is a ranch style that is characterized by a horizontal shape 5935 NE 6 Ct File No. PZ-24-18260 Page 11 of 14 and one-story height. The height of the new addition is not in keeping with the historic structure. Two-story properties are seen in other properties in the district. • Yards — The proposed undertaking alters the front yard and its relationship to neighboring properties. The proposed undertaking will reduce the front yard as seen from the street. The average setback of the block is 27 feet and the dominant setback of the block face is 30 feet. The proposed addition is at 20 feet. The property does not maintain the front setback and is not consistent with the Morningside Historic District. • Materials — The use of flat cement tile, stucco, fixed windows, pavers, and French doors is consistent with the Morningside Historic District and does not detract from neighboring properties. • Color — The proposed colors to match the existing structure are consistent with the Morningside Historic District and do not detract from neighboring properties. • Rhythm and pattern of windows and door openings — The proposed undertaking will add new windows on the primary (west) and side (north and south) elevations. The fenestration of the addition is visible from the right of way and does not follow the widely spaced rhythm of the original windows and doors on the sides of the addition. The original windows are shorter and wider than the new windows. The window to wall ratio of the historic structure is not maintained in the addition's side elevations. This is different than the original fenestration and does materially detract from the neighboring properties. The Secretary of the Interior's Standards recommends: "Returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural value" and "designing new construction on a historic site or in a historic setting that is compatible but differentiated from the historic building or buildings." The Morningside Historic District Guidelines recommends: C. Chiang 03/04/25 Alterations shall be appropriate to the age and period of the building and should not seek to create a false appearance. Contemporary design for alterations and additions to existing buildings must be compatible with the size, scale, color, material, and character of the building and neighborhood. Distinctive stylistic features which characterize a building or neighborhood shall be treated with sensitivity. Certain building features, regardless of the age of the building, are important in defining the overall character of the Morningside Historic District. 5935 NE 6 Ct File No. PZ-24-18260 Page 12 of 14 The proposed undertaking, the addition of a two-story, rectangular -shaped addition at the front, the enclosure of the loggia, and the replacement of the driveway and walkway, does not meet the Historic Design Guidelines and the Secretary of the Interior's Standards. It will increase the massing and form at the street -facing space of the lot. The addition will encroach onto the front setback, where the houses on the block have larger setbacks and this type of house was designed to open onto landscaping in the front yard. This addition would disrupt the historic setback, design, and plan of this house. Contemporary design for additions to existing buildings must be compatible and at the rear of the property. Therefore, based on the Design Guidelines the addition should be subordinate to the primary structure. Furthermore, the after -the -fact alterations destroyed a character -defining feature of the historic structure's style and plan. The enclosure of the loggia should have preserved the piers. The after -the -fact site improvements are not compatible with the district. The driveway and walkway are wider than the maximum width allowed in the historic district. The proposed undertaking is not compatible in form, spacing, height, yards, and rhythm of windows and doors with its historic setting. It is compatible in materials and color. The proposed addition and after -the -fact alterations and site improvements do not comply with the above criteria and will adversely affect the character of the structure or district. Findings: Not Consistent. G. NEIGHBORHOOD SERVICES: Building N/A Environmental Resources No Objections Zoning No Objections H. CONCLUSION: The application has not demonstrated compliance with Chapter 23 entitled "Historic Preservation" of the City of Miami Code of Ordinances and the Secretary of the Interior's Standards. Staff finds the request does not comply with all applicable criteria and finds that the request for a Special Certificate of Appropriateness to permit an addition, and after -the -fact alterations and site improvements does adversely affect the historic, architectural, or aesthetic character of the site subject to the following conditions as stipulated in subsection "I" entitled "Recommendation" as listed below. However, in recognition of the HEP Board's agency and deliberative process which may result in approval of the above stated request, the following conditions are suggested. 1. The site shall be developed in accordance with the plans as prepared by Fornaris Pau & Associates, LLC submitted as part of application PZ-24-18260. The plans are deemed as being incorporated by reference herein. 2. At time of permitting and/or sub -permitting, manufacturer's brochures or color photographs of proposed design elements and materials including but not limited to windows, doors, railings, roofing, etc. shall be submitted for approval. C. Chiang 03/04/25 5935 NE 6 Ct File No. PZ-24-18260 Page 13 of 14 3. All glass to be clear and/or Low-E. Tinted, and/or opaque glass is not allowed. 4. The Resolution shall be included in the master permit set. 5. The Applicant shall comply with its the "Preliminary Zoning Review — HEP Review" and all applicable requirements of the Miami 21 Code and Chapter 17, Chapter 23 of the City of Miami Code of Ordinances. 6. The Applicant shall comply with the requirements of all department/agencies as part of the City of Miami building permit submittal process. 7. Applicant to restudy the front setback and use the average setback of 27 feet of the block face and the second -floor massing should be pushed back and utilize the dominant setback of 30 feet. The additional setback helps to offset the massing and is similar to the massing found on the block face. 8. Applicant to restudy the roof and match the eave line (depth) and roof pitch to that of the one-story massing. Staff to approve of the final roof design from the study. 9. Applicant to restudy the window to wall ratio, especially at the side elevations. The window to wall ratio should mimic the rhythm and proportions of openings found on contributing structures in the district. Staff to approve of the final windows from the study. 10. Applicant to modify the driveway -walkway width and materials to meet Historic and Zoning code requirements. 11. Applicant to remove the keystone wall and any landscaping in front of the addition and historic structure. 12. Applicant to modify the enclosed loggia with clear glass panels that are placed in the historic openings to retain the original appearance of the loggia with piers. 13. Approval of this Application does not convey or grant any approvals for waivers, warrants, or exceptions pursuant to Chapter 23 of City of Miami Code of Ordinances. I. RECOMMENDATION: Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances as amended and the Secretary of Interior Standards, the Preservation Office recommends denial of the Special Certificate of Appropriateness. C. Chiang 03/04/25 5935 NE 6 Ct File No. PZ-24-18260 nneth Kalmis Preservation Officer Page 14 of 14 EXHIBIT B PROPERTY APPRAISER OF MIAMI-DADE COUNTY Summary Report PROPERTY INFORMATION Folio Property Address Owner Mailing Address Primary Zone Primary Land Use Beds / Baths /Half Floors Living Units Actual Area Living Area Adjusted Area Lot Size Year Built 01-3218-031-0450 5935 NE 6 CT MIAMI, FL 33137-2303 NICOLAS BERARDI , MAGDALENA MURMAN 5935 NE 6 CT MIAMI, FL 33137 0100 SINGLE FAMILY - GENERAL 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT 3/2/0 1 1 2,295 Sq.Ft 2,007 Sq.Ft 2,120 Sq.Ft 8,150 Sq.Ft Multiple (See Building Info.) ASSESSMENT INFORMATION Year 2024 Land Value $1,304,170 Building Value $219,081 Extra Feature Value Market Value Assessed Value 2023 $937,440 $220,773 2022 $652,085 $222,466 $37,093 $37,468 $37,843 $1,560,344 $1,195,681 $912,394 $948,950 $862,682 $784,257 BENEFITS INFORMATIO Benefit Type 2024 2023 2022 Non -Homestead Assessment Cap Reduction $611,394 $332,999 $128,137 Note: Not all benefits are applicable to all Taxable Values (i.e. County, School Board, City, Regional). SHORT LEGAL DESCRIPTION BAYSHORE SUB PB 5-116 LOTS 24 TO 28 INC BLK 7 LOT SIZE 50.000 X 163 OR 17843-1200 1097 1 Generated On: 05/19/2025 2024 Aerial Photography 1200 ft TAXABLE VALUE INFORMATION Year 2024 2023 2022 COUNTY Exemption Value Taxable Value SCHOOL BOARD Exemption Value Taxable Value CITY Exemption Value Taxable Value REGIONAL Exemption Va Taxable Value $0 $0 $0 $948,950 $862,682 $784,257 $0 $0 $0 $1,560,344 $1,195,681 $912,394 $o $o $o $948,950 $862,682 $784,257 lue $0 $0 $0 $948,950 $862,682 $784,257 SALES INFORMATION Previous Sale Price OR Book - Page 31724-3789 11/15/2019 $1,012,500 11/29/2011 05/04/2011 10/01/1997 $435,000 27911-4629 $465,000 27681-1265 $137, 000 17843-1200 Qualification Description Qual by exam of deed Qual by exam of deed Qual by exam of deed Sales which are qualified 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.miamidad e.gov/info/disclaimer.asp EXHIBIT C MORNINGSIDE HISTORIC DISTRICT Designation Report 1 L lailU r � I' /' - i 0 = # Ta..- 71 City of Miami REPORT OF THE CITY OF MIAMI PLANNING DEPARTMENT TO THE HERITAGE CONSERVATION BOARD ON THE POTENTIAL DESIGNATION OF MORNINGSIDE HISTORIC DISTRICT AS A HISTORIC HERITAGE CONSERVATION ZONING DISTRICT Prepared by Sarah E. Eaton Historic Preservation Date Consultant Accepted by John Ward Clark Designated by the Miami City Commission Ordinance No. 9940 Date 12/20/84 CONTENTS I. General Information 4 II. Significance 7 III. Description 11 IV. Planning Context 18 V. HC Zoning Elements 19 VI. Bibliography 20 3 I. GENERAL INFORMATION Historic Name: Bay Shore Current Name: Morningside Historic District Location: The area generally bounded by N.E. 60 Street on the north, Biscayne Bay and Morningside Park to the east, the rear lot line between N.E. 55 Street and N.E. 53 Street on the south, and Biscayne Boulevard on the west (see attached map). Present Owner: Multiple Owners - complete list of owners is available in the Planning Department. Present Use: Residential, commercial Present Zoning District: RS-2/2, R)-3/6 HC Zoning Overlay District: HC-1 Boundary Description of HC Zoning District: The boundary of Morningside Historic District is shown as the heavy line on the attached map entitled "Spring Garden Historic District - Site Plan." HC Zoning Classification: Historic District 4 MORNINGSIDE HISTORIC DISTRICT rr = f ail( y.E ' I, '— e Q -7 pC i. Iti L i -fT it!0_Etf `I'- 1.Ljw I sr == ��!i i k j i "-- 1 , T _ r— iiT.---Nt- ��I,� re la 1 . le -1 kV..I " ; i �', cf i it _'' 45• '' _. 1 try y,r '• d' , �1 � � 1. 'IfY +1 � i � A I b na. ;i.iF1 Ili 13_ R t .111215 r�r i I {�aar .W ' ! o 1h.t_ i e- • 1= u T I sr.J of i l T. ME km I ti 4111 location 5 MORNINGSIDE HISTORIC DISTRICT Site plan II. SIGNIFICANCE Statement of Significance: The Morningside Historic District is significant to the history of architecture, landscape architecture, and community development in Miami. Developed primarily between 1922 and 1941, Morningside contains a wealth of Mediterranean, Art Deco, and vernacular style houses that reflect the diversity and direction of architectural design during the 1920's and 1930's. Morningside is one of Miami's best planned subdivisions, featuring wide, tree -lined boulevards that contribute to the character of the area. This neighborhood was envisioned as an exclusive, residential community, and its amenities and location on Biscayne Bay attracted many influential and prominent local residents. One of Miami's most intact historic neighborhoods, Morningside is the City's best remaining example of a boom -era suburb. As Miami's population expanded during the lat 1920's and early 1920's, new subdivisions reached northward along Biscayne Bay. IN 1922, a large, undeveloped bayfront tract near the northern city limits was platted. Called Bay Shore, this area was subdivided by the Bay Shore Investment Company and was the first of three phases that would be developed by the company between 1922 and 1924. James H. Nunnally, president of the Bay Shore Investment Company, envisioned Bay Shore as an exclusive residential community and planned for every modern convenience. Before the first lot was offered for sale, the subdivision was fully developed: streets, which bore such names in the community's infant years as Toxaway, Hibiscus, Cocoanut, and Albermarle, were paved and curbed; parkways were curbed and planted with trees and foliage; trees, foliage, shrubbery, and grass were planted between sidewalks and curbs; and street lighting was laid in underground conduits. As a promotional brochure, published in 1924, boasted: Thoughtfulness was the motto. Not one single feature of highly modernized improvements was to be left for future residents to provide. They were to get a finished homesite, with every utility - water, light, gas, and sewerage - provided in the most scientific manner .... Every feature which might tend toward comfort, convenience, dignity, and beauty was incorporated in the plan of development, and no detail was left unattended when the property was finally pronounced ready for delivery. At a time when many lots in other Miami subdivisions were being sold undeveloped an unimproved, Bay Shore was notable for its carefully conceived plan for development. 7 The exclusiveness of the area was also guaranteed by the deed restrictions that the developers attached to each lot. These restrictions specified the minimum price of each house, ranging from a low of $7,000 inland to $13,000 along the Bay. Duplexes, apartment, and hotels were prohibited, as were houses constructed of wood. Building setbacks and lot frontage were also regulated, and the developer required that all plans be submitted for approval prior to construction. Although Bay Shore developed steadily during the boom and even the Depression, the area witnessed its greatest building expansion between 1936 and 1941. In 1936 the neighborhood was expanded, and a small area south of Bay Shore, along N.E. 55 Street and N.E. 55 Terrace, was subdivided as Bayshore Plaza by Islands Incorporated. Although the houses were often smaller than those in the earlier subdivision, similar deed restriction guaranteed a continued high level of development. Houses constructed in the Morningside Historic District reflect the eclecticism popular in the early twentieth century. The earlier buildings in the district are predominantly Mediterranean Revival in style, while structures built in the 1930's and early 1940's are frequently Art Deco. Outstanding examples of both styles are found here. Morningside also features a large number of masonry vernacular buildings that frequently utilize elements of several styles. An unusual Tudor Revival style house and one of the City's best examples of Mission style architecture add to the area's architectural diversity. Many of the buildings in the district utilize a variety of local materials, such as keystone and oolitic limestone, and decorative tropical motifs. Especially prevalent are wrought iron screen doors and precast concrete vents displaying palm trees, flamingos, and pelicans. The Morningside Historic District features the work of more than 40 well-known local architects. Kiehnel and Elliott, who introduced the Mediterranean Revival style to South Florida, designed several houses, including those at 463 N.E. 55 Terrace, 527 N.E. 56 Street, and 759 N.E. 57 Street. Marion Manley, South Florida's first known female architect, designed the house at 598 N.E. 56 Street. The works of Gene Baylis, L. Murray Dixon, H. George Fink, Martin Hampton, Gordon Mayor, V.H. Nellenbogen, Paist and Steward, and Robert L. Weed are also represented here. In addition to the quality of its buildings, the Morningside Historic District is also significant for its landscape architecture. Inspired by the designs of other suburbs and estates throughout the United States, the developers adapted these ideas to take full advantage of Miami's wealth of tropical trees and plants. After more than 4,000 trees had been planted, the subdivision presented the following appearance in 1924: 8 A typical street intersection shows the wide parkway in the center of each boulevard, dividing traffic. In the center of the intersection is a circular island, graced with shrubbery. Between curbing and sidewalk is a wide greensward with trees and foliage. All corners are curved and foot crossings set back to increase the park effect of the view up and down the boulevard. Boulevards run at graceful angles and the parkways are of varying width and differ in floral adornment. Everywhere the view is like overlooking an immense garden, through which wind attractive passageways. Today, Morningside contains a representative collection of the plant material used in residential landscaping over the past 60 years, and large numbers of trees continue to be planted in the area. From its inception in 1922, Morningside has been home to many prominent and influential local residents. James H. Nunnally, president of the Bay Shore Investment Company, built his own house on the Bay in 1927. Other developers and financeers have also lived here, including Paul Scott, an attorney and president of the Biscayne Boulevard Company and the New Miami Shores Corporation, and Henry H. Filer, president of the Filer -Cleveland Company. Many politicians and government officials built home in Morningside, including Frank Wharton, an early mayor and city manager during the 1920's; Perrine Palmer, a later mayor; and William Lehman, current U.S. congressman. Laura Cushman, one of Florida's most respected educators and founder of The Cushman School, continues to live in the house built by her father in 1925. Sidney Meyer, secretary -treasurer of Wometco Theaters, built a house in Morningside, as did Harold Steward, a local architect with eth prominent firm of Paist and Steward. Lawyers, physicians, realtors, business magnates, and other executives have populated Morningside throughout its history. The Morningside Historic District stands today as one of Miami's most intact historic neighborhoods. Despite the number of post-1941 buildings in the area, Morningside retains a high degree of historic and architectural integrity. This is due, in part, to the fact that most later buildings are not intrusive, but respect the earlier structures in scale, setback, materials, and workmanship. The majority of neighborhood residents recognize the special character of the area and desire its continued preservation. Relationship to Criteria for Designation: The Morningside Historic District is eligible for designation under the following criteria: 9 1 Is associated in a significant way with the life of a person important in the past. The Morningside Historic District has been home to many of Miami's prominent and influential citizens. These individuals have been important in such fields as politics and government, community planning, commerce, education, law, architecture, and communications. 3. Exemplifies the historical, cultural, political, economic, or social trends of the community. The Morningside Historic District is Miami's most intact historic neighborhood and is the City's best remaining example of a boom era subdivision. It reflects the type of development activity that occurred in Miami during the early 1920's. 4. Portrays the environment in an era of history characterized by one or more distinctive architectural styles. The Morningside Historic District reflects the diversity and direction of architectural design during the 1920's and 1930's. The neighborhood contains a wealth of Mediterranean Revival, Mission, Art Deco, and vernacular style buildings. 5. Embodies those distinguishing characteristics of an architectural style, or period, or method of construction. The Morningside Historic District contains a number of outstanding examples of Mediterranean Revival, Mission, Art Deco, Tudor Revival, and vernacular style buildings. 6. Is an outstanding work of a prominent designer or builder. The Morningside Historic District contains several fine examples of the work of Miami's prominent architects. Kiehnel and Elliott, Marion Manley, Paist and Steward, V.H. Nellenbogen, L. Murray Dixon, and H. George Fink are represented here. 8. By being part of or related to a subdivision, park, environmental feature, or other distinctive area, should be developed or preserved according to a plan based on a historic, cultural or architectural motif. The Morningside Historic District is one of the most distinctive subdivisions in northeast Miami. The area's historic and architectural character should be preserved as a reminder of Miami's past. 10 III. DESCRIPTION Morningside Historic District is a well-defined residential area located in northeast Miami on Biscayne Bay. Encompassing an area of approximately 100 acres, the district includes 218 buildings, all of which are detached, single-family houses. A wide variety of architectural styles is represented here, including Mediterranean Revival, Mission, Art Deco, and vernacular. Morningside is also noted for its wide, tree -lined boulevards and its plentiful, flowering trees and lush foliage. The Morningside Historic District is comprised of three subdivisions that were platted between 1922 and 1924 and a later subdivision, platted in 1936. The earlier subdivisions were laid out with irregular lot lines and streets running in a diagonal direction to assure each homesite a view of the Bay and the full effect of its cooling breezes. Inland lots are generally 60 feet wide, with larger estates along Biscayne Bay. A majority of houses in the district were constructed between 1922 and 1941, the area's major period of significance. Approximately 42 houses were built during the boom era (1922-1926), while 31 were constructed during the bust and Depression (1927-1935). The greatest period of activity occurred before World War II, with 73 houses built between 1936 and 1941. Construction came to a virtual halt during the war years, with only two houses built, but resumed in 1946. Since 1946, 70 buildings have been erected. A majority of post-1941 buildings are small, single-family residences that respect the architectural character of the district. Few major intrusions have been constructed here. Architecturally, the Morningside Historic District reflects the diverse styles of the early twentieth century. Mediterranean Revival style buildings predominate and are generally two stories in height. These buildings feature round arched windows, cornice moldings, decorative tiles, wrought iron work, and the ubiquitous Mission tile roof. Although Mediterranean Revival style houses continued to be built in the 1920's and 1930's, the Art Deco style increased in popularity during the late 1930's. Characterized by a linear or angular composition, these buildings feature stylized decoration around windows and doors, a prominent entryway, and glass block. Masonry vernacular style houses were built throughout the area's development. While some vernacular houses are virtually stripped of ornamentation, others feature a combination of styles that defy classification. The majority of the buildings in the district have been altered. Typical alterations include the installation of contemporary windows, doors, roofing, and awnings, and the addition and/or enclosure of porches, garages, and porte-cocheres. 11 Several houses have been more significantly altered by the removal of important architectural features. Despite these alterations, however, the original character, massing, and setback of most houses within the district has not changed. 12 1 Morningside Historic District Northwest corner of N.E. 59 Street and N. Bay Shore Drive 1984 13 Morningside Historic District Westerly view of N.E. 58 Street at N.E. 6 Avenue 1984 14 Morningside Historic District Northeast Corner of N.E. 56 Street and N.E. 6 Avenue 1984 15 Morningside Historic District North Bay Shore Drive Between N.E. 59 Street and N.E. 60 Street (facing northeast) 1984 16 Morningside Historic District Northeast corner of N.E. 59 Street and N. Bay Shore Drive 1984 17 IV. PLANNING CONTEXT Present Trends and Conditions: The Morningside Historic District is a stable residential neighborhood of detached, single-family homes, with commercial uses along Biscayne Boulevard. The houses are primarily owner -occupied, and the majority are well cared for. Morningside survived the suburban flight of the 1950's and 1960's and is now attracting younger residents. A major focal point of Morningside is Morningside Park. Located outside the historic district, the park is a 42-acre expanse along Biscayne Bay. The Morningside Civic Association is an active neighborhood group that monitors neighborhood activities and lobbies for improvements. The Association represents the entire Morningside area, which includes a newer area south of the historic district. A trouble spot in the neighborhood is Biscayne Boulevard and its problems with prostitution and drugs. Although efforts have been made to improve the situation, the perception of crime still lingers. Conservation Objectives: Historic district designation is intended as a tool to preserve the character of Morningside and protect it from undesirable encroachments. As originally proposed by the Planning Department, the district included all property east of Biscayne Boulevard and between N.E. 55 Street and N.E. 60 Street. Both the Heritage Conservation Board and the Planning Advisory Board approved these boundaries as presented. However, in the course of the public hearing process, the Planning Department discovered opposition to the district from some owners of buildings on Biscayne Boulevard, mostly owners of buildings that are not historic. Although the Planning Department continues to stand by its original recommendation, the Department has also presented an acceptable alternative. This alternative would follow the existing zoning boundary and thus would exclude all properties on Biscayne Boulevard from the historic district. This alternative was approved by the City Commission on First Reading. This alternative was revised on Second Reading to exclude one additional property adjacent to the Biscayne Boulevard frontage. These conservation objectives for the Morningside Historic District can best be achieved by maintaining the present residential zoning within the neighborhood. An HC-1 zoning overlay district will maintain the existing zoning, requiring only the review of physical changes to the properties. The Planning Department also intends to propose the application of an SPI district for those Biscayne Boulevard properties to encourage quality redevelopment through zoning incentives. 18 V. HC ZONING ELEMENTS Boundaries: The boundaries of the Morningside Historic District have been drawn to include that portion of the present Morningside neighborhood which contains a predominance of buildings constructed between 1922 and 1941. The boundaries also follow those of the original Bay Shore subdivisions, platted between 1922 and 1924 (located east of Biscayne Boulevard only), and the Bayshore Plaza subdivision, platted in 1936. Although platted later, Bayshore Plaza contains houses similar in age and architectural style to those in Bay Shore. Specifically, N.E. 60 Street was selected as the northern boundary because of the historical factors mentioned above and because the area north of this street contains few historic buildings. On the east, Biscayne Bay and the Morningside Park form natural physical boundaries. The rear lot line between N.E. 55 Street and N.E. 53 Street was selected as the southern boundary for historical reasons and because the majority of houses south of this line were constructed after 1941. The existing zoning boundary was selected as the western edge, thus excluding all commercial properties on Biscayne Boulevard. Lot 5 of Block 16 of the plat of BAY SHORE UNIT NO. 2 (9-98), which abuts these commercial properties, is also excluded. Major Exterior Surfaces Subject to Review: The major exterior surfaces subject to review shall include all facades visible from a public right-of-way. Major Landscape Features Subject to Review: The major landscape features subject to review shall include all features which are subject to requirements for tree removal permits, as set forth in Chapter 17 of the City Code. 19 VI. BIBLIOGRAPHY Dade County, Florida. Community and Economic Development. Historic Preservation Division. Dade County Historic Survey, Site Inventory Files. Dade County, Florida. County Recorder's Office. Abstract Books. Dade County, Florida. Country Recorder's Office. Deed Books. Dunlop, Beth. "Morningside." The Miami Herald, 25 March 1979, p. 1 G. Florida Architecture and Allied Arts. 1935 -1941. Hopkins, G.M. Plat Book of Greater Miami, Florida and Suburbs. Philadelphia: G.M. Hopkins Co., 1925, 1936, 1981. Junkin and Erdmans Co. "Bay Shore: On the Shore of Biscayne Bay." Promotional brochure. Copy on file in P.K. Yonge Collection, University of Florida, Gainesville, Florida, [1924]. Metropolitan Dade County. From Wilderness to Metropolis. Miami: Metropolitan Dade County, 1982. Miami Daily News. Real Estate Advertisements, 1923 - 1939. Miami, Florida. Fire, Rescue, and Inspection Services Department. Building and Zoning Division. Building Permits, 1923 to present. Miami, Florida. Fire, Rescue, and Inspection Services Department. Building and Zoning Division. Plumbing Permits, 1919 to present. Miami, Florida. Fire, Rescue and Inspection Services Department. Building and Zoning Division. Real Property Records. Miami, Florida. Historical Association of Southern Florida. Photographic Files. Miami, Florida. Public Works Department. Plat Books. The Miami Herald. Real Estate Advertisements, 1923 - 1939. A Monograph of the Florida Work of Kiehnel and Elliot, Architects. Miami: Miami Post Publishing Co., 1938. Parks, Arva Moore. Miami: The Magic City. Tulsa: Continental Heritage Press, 1981. 20 Polk, R.L. R.L. Polk and Company's Miami City Directory. Jacksonville, Florida: R.L. Polk and Co., 1922- 1945. Walker, Kay. Beautiful Homes of Miami and Environs. n.d. Young, Earni. "Our Neighborhoods: Morningside." The Miami News, 17 December 1979, p.1C. 21 Address: 5935 NE 6 CT City of Miami Permits Issued by Address Search by Address: 5935 NE 6 CT Folio: 0132180310450 EXHIBIT D Scope: REMODELING/REPAIRS Plan # i Type Permit # I Issued Date I Status Scope of Work Permit Work Items Permit Holder Additional Information BD13013243001 B (Master) BD130132430016001 03/08/2013 Final REMODELING/REPAIRS WINDOWS / DOORS / SKYLIGHT Contractor: SUPERIOR STORM SOLUTIONS, INC / SCC131151409 - JORGE RIOS Scope: REMODELING/REPAIRS Plan # Type Permit # Issued Date Status Scope of Work Permit Work Items Permit Holder Additional Information BD16005861001 B (Master) P E BD160058610016001 BD16005861001P001 BD16005861001E001 04/28/2016 Final REMODELING/REPAIRS 10/21/2016 Final REMODELING/REPAIRS 11/08/2016 Final REMODELING/REPAIRS KITCHEN REMODELING/BATHROOM REMODELING/LAUNDRY REMODELING/CABINETS/SO FFIT REPAIRS ROUGHING FIXTURE: BATHTUB,SETTING FIXTURE: BATHTUB,SETTING FIXTURE: LAVATORY,S E TTI N G FIXTURE: TOILET / WATER CLOSET LIGHT SOCKET,ROUGH WIRING OUTLETS Contractor: BEST CONSTRUCTION CORP / CGC1513324 - ROBERT SALVADOR MEDINA Contractor: BEST CONSTRUCTION CORP / CFC1427827 - Robert Salvador Medina Contractor: Cayamas Electric Corp. / EC0000507 - Joaquin R. Menendez Scope: ADDITION AND REMODELING Plan # I Type Permit # Issued Date Status Scope of Work Permit Work Items Permit Holder Additional Information BD16017116001 B (Master) E MA BD16017116001B001 BD16017116001E001 BD 16017116001 MA001 05/01/2017 Final ADDITION AND REMODELING 01/11/2018 Final ADDITION AND REMODELING 01/11/2018 Final ADDITION AND REMODELING SINGLE FAMILY RESIDENCE LIGHT SOCKET,ROUGH WIRING OUTLETS NEW CENTRAL AC / HEATING SYSTEM,VENTING SYSTEM Contractor: BEST CONSTRUCTION CORP / CGC1513324 - ROBERT SALVADOR MEDINA Contractor: Cayamas Electric Corp. / EC0000507 - Joaquin R. Menendez Contractor: Miami Cool Inc. / CAC1817122 - Michael J. Pertierra Page 1 of 4 Friday, April 12, 2024 11:29 AN Address: 5935 NE 6 CT City of Miami Permits Issued by Address Search by Address: 5935 NE 6 CT Folio: 0132180310450 Scope: ADDITION AND REMODELING Plan # I Type Permit # I Issued Date I Status Scope of Work Permit Work Items Permit Holder Additional Information BD16017116001 P BD16017116001 P001 01/11/2018 Final ADDITION AND REMODELING BD16017116002 BR (Master) BD16017116002BR001 09/01/2017 Final ADDITION AND REMODELING BD16017116003 P (Master) BD16017116003P001 05/23/2018 Final ADDITION AND REMODELING BD16017116004 B (Master) BD16017116004B001 07/19/2018 Final ADDITION AND REMODELING BD16017116005 B (Master) BD16017116005B001 07/19/2018 Final ADDITION AND REMODELING BD16017116006 B (Master) BD16017116006B001 04/24/2019 Final ADDITION AND REMODELING ALL TYPES OF AIR CONDITIONER DRAINS,ROUGHING FIXTURE: LAVATORY,S E TTI N G FIXTURE: LAVATORY,RESI DENTIAL BUILDING CONNECTION OUTSIDE ,ROUGHING FIXTURE: SHOWER,SETTING FIXTURE: SHOWER,ROUGHING FIXTURE: TOILET / WATER CLOSET,SETTING FIXTURE: TOILET / WATER CLOSET FLAT ROOF,TILE ROOF TEMPORARY TOILETS: SITE INSTALLATION REGULAR EXTERIOR:DOORS GARAGE OR ROLL -UP DOOR WINDOWS Contractor: BEST CONSTRUCTION CORP / CFC1427827 - Robert Salvador Medina Contractor: BEST CONSTRUCTION CORP / CCC1328096 - ROBERT MEDINA Contractor: United Site Services of Florida, LLC / 02M000528 - CARLOS F GOMEZ Contractor: BEST CONSTRUCTION CORP / CGC1513324 - ROBERT SALVADOR MEDINA Contractor: BEST CONSTRUCTION CORP / CGC1513324 - ROBERT SALVADOR MEDINA Contractor: BEST CONSTRUCTION CORP / CGC1513324 - ROBERT SALVADOR MEDINA Page 2 of 4 Friday, April 12, 2024 11:29 AN Address: 5935 NE 6 CT City of Miami Permits Issued by Address Search by Address: 5935 NE 6 CT Folio: 0132180310450 Scope: ELECTRICAL Plan # I Type BD20016362001 E (Master) Scope: NEW CONSTRUCTION Permit # BD20016362001E001 Plan # BD20020558001 Type B (Master) E P Scope: REMODELING/REPAIRS Permit # Issued Date I Status 08/27/2020 Final IIssued Date Status 12/17/2020 Final BD200205580016001 BD20020558001E001 BD20020558001P001 Plan # BD20025733001 Type B (Master) Scope: ELECTRICAL Plan # I Type BD21022300001 E (Master) Scope: MECHANICAL Plan # BD23015142001 Type MA (Master) Permit # BD200257330016001 Permit # 12/22/2020 Final 12/22/2020 Final Issued Date Status Final 01 / 13/2021 Scope of Work ELECTRICAL Scope of Work NEW CONSTRUCTION NEW CONSTRUCTION NEW CONSTRUCTION Scope of Work REMODELING/REPAIRS BD21022300001E001 Permit # Issued Date I Status 03/16/2022 BD23015142001 MA001 Final Issued Date Status Final 07/18/2023 Scope of Work ELECTRICAL Scope of Work MECHANICAL Permit Work Items SERVICE REPAIR Permit Work Items POOL / SPA / FOUNTAIN POOL OR SPA (SINGLE UNIT) PIPING INSTALLATION Permit Work Items TRELLIS/PERGOLA - RESIDENTIAL Permit Work Items SOLAR PANELS CONNECTION / REPLACEMENT Permit Work Items REPLACE SAME LOCATION CENTRAL AC / HEATING SYSTEM Permit Holder Contractor: SHINE ELECTRICAL ENGINEERING / EC0001514 - FRANCISCO E SANTOS Permit Holder Contractor: ESSIG POOLS INC / CPC052505 - DANIEL ESSIG Contractor: SHINE ELECTRICAL ENGINEERING / EC0001514 - FRANCISCO E SANTOS Contractor: ESSIG POOLS INC / CPC052505 - DANIEL ESSIG Permit Holder Contractor: Reliable Shutters & Screens LLC / 19BS00525 - Steven Sanders Permit Holder Contractor: TESLA ENERGY OPERATIONS / EC13006226 - NICHOLAS EDWN ARMSTRONG Permit Holder Contractor: DUCTMASTERS USA, INC DBA/ DUCTMASTERS INC / CAC056953 - ROGER HERDE Additional Information Additional Information 1— Additional Information Additional Information Additional Information Page 3 of 4 Friday, April 12, 2024 11:29 AN Permits Issued by Address Search by Address: 5935 NE 6 CT Page 4 of 4 Friday, April 12, 2024 11:29 AN Oes..sNgto, 1'-0.I Demoll6on Schedule OT USED L. Tdana A. Associates In 9101 SW 5(rth St. MAims , F133185 (305)595-9765 Ramon Alberto Delgado Bill 11405 S.W. 84th Snxxt Miami tl33173 (305)270-1770 NT.S NOT USED SEBASTIAN EILf.RI, Al A, LEEI) I)ANIEL Ii. LEWIS, AIA ,,,,13063 SW 133rd Ct SUSTAINABLE Architects Studio,LLC AkCI300 tUEE Miami, FL 33186AND CONSULTING Alt 41 lgR AR )2g5"), I1) 5004, A26001202 (305)253-5786 Eilert Lewis Residence Cassidy Renovation & Addition 5935 NE(All 0 P1.33I1P g122, H.p:4,t:104ir;.1 Demoltion Plan D-200 s�ueix. ne x+c • . - ,i.,3,1,71,1,1,.., ,,,Lin,f,E, .1 Ns42a2.0,1,1110• . . ". • . _yir,..,,,,, _ ..7",..... ...,..-7. ,, X X X X2<2< 2< X X CD • Ext. CMU w GW8 2 . Ext. CMU i nIN cS .IMA 3 - Int. CMU ,nt HI w GIVEi 2., ........ ',. ''.',Z..=1:';',t;T:',1':;`.; '''''''"' . .• . . , . - , . ...... ,,,,,s, ak, SS" O Int a „ ' ' ' „ . . „ . 2<..dp'.. ' ' 0 ,...,.....,.. ... ...• . •,:4.0,1e. ..e2 „ '' .i ....1i!. 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' :„?.... ,',, Iln. carpentry - .: ,.gliiiiiii -- -- e . 4 . - with onft..'. • , -- ,.. , : - __ . i h%V.4. •,.. • . : \ ...• i,i151...,,trafr, I I, .1131 ,1 i , I i 'CIM'r '''' 1. PM IVO SIt41-1Mn9.,..,..°. . ' . . : ' „ ' • ' ..} • _ _.0 i . ' : t ' '• 1 . I I ' I " (-I . • '.' 1 t___2' . ---'' ''', -.' .1' : .. .--- .--i if 2. raTr.%1C'll'itmhtlgjorr c.a., ‘,..N.1,...9, ..' ' - , - . : 4; - , , 1:i?*--_, 1 , • ,, . 6. 8,105- Mas.,Clacet- New inin. (tar. vglit. new .nr...j antl tinishaa. reaw '.....' 0 . . . V.i.:, i \ ‘..,. . I . . . 1 • Living Rooml ,:.•741 : A.," • . .,..0..E. •,..• , . „ 4, , ! N..*:,.,,,,,47„,.W..„,:t 4111..N.... ,,,,."....,E.4,4m ..••••••:T ''.... (*:, '......'1H- : t. 7 I,. . ' '' .<, 6. . • - ,„ J - ,,, .-., - _ i' 41 la pedonned ...arca M. . M9- Oadmon, C-Nor,iint pnmer. "; i 0.t400-1-f I' , -'- ' '''.i >... \ „,..1. I 1 1 ••,. -- .: 0o012 : '? 2 • .I.P••• . "' N 1 framoc wall. vox, dr, nuw,rit..inOr ,. , ,.'14,. .......... ......... .'', ..... .,, ........i ................. ,,,,,N., :1.11111111P::?i ' 1 ''?.' - - - - .. 13. FRA-,11-.. 41- opArf lel,ror ,it:on [ N..,',.4.......:.••',;.!, ,. . - 4 •-•''' ' I . .- .• :I Ill /4.. 1'..0" 1 Floor plan Legend and Schedule 13 1 /4'.. -1.-011 Floor Plan --- I ..,,. ...,......_ „....„ i • :15 NI,-,,,, ----------,_ 4 Elevat:::- ,-T - 11 7 ; 1 N T.S i NOT USED i tu, o p a 7- L. Triana 8 Associates Inc. 9701 SNV MTh St, MiAllli, . F:IVT4,1V*A.,110.11.:.WHQ:V41.. 1,X.44 .N1,57.0:. AD*, ....t.i.,,,.......,44CO`10,9r1,1r."*£.316 . SEBAS11AN MLITT, AIA, LEED l'T.,! Residence Floor Plan 2 —,..,t P-27:P.'- ,-,... 4 ic,..1$ FL 33185 -97,5 13057 595 (3 0 5) 2 5 3 - 5 7 8 6 Eilert Lewis DANIEL G. LEWIS, AIA SUSTAINABLE Cassidy •i . ] : : Ramon Alberto Delgado BM ,,,,L13063 SW 133rd Ct ARCHITECTURE , E. .A.STUDIO AND CONSULTING . I. . • . { . - 11405 S.W. 8.1th Str.-1 Miami H 33173 005)2 70-1 7 7 0 Mianli, FL 33186 Architects Studio, LLC AR 96398 AR 92953, . ID 5054, A25001.202 0,N,3,1.,,,XlinifisinirMini.,,,,,IE.E.N.,,,,,,ti, T., T 7.. Renovation & Addition 5935 NE (41, Cl. Mimi,14,33137 A-200 Prujecl nurbee (.113 Sepagn.r te, MI6 An .3,...na .4 . . Recoamtl Lt., 211 itoo rump re. sensor II ng Lec NOT USED L Tnana & Assoeates Inc. .0701 SW 56N S4 Miami, FI, 3,185 (305) 505-4165 Ramon Alberto Delgado Bill 11405 S.W. 8.415 Stocet M'and 1133173 (305)2"10-1 (711 NOT USED ..f� .Si::. TRL:.'.ak,imt§itr*-a#t'i tP.".i•�r_#..�e4t:� (305)253-5786 Eilert Lewis ,P_,I3063 SW 133rd Ct ARCHFII&JF1J"I' E.L.&5TU©IO Miami, FL 33186 Architects Studio LLC NdN �J811') SJ i 11) 511.5-1, A2&'MS 12112 SEI1AS'IlAN 1:1 LI:k'I', AIA, IF:F:I) f)ANIEL C. LEWIS, AIA d,lr6 SUSTAINABLE Residence Cassidy Renovation & Addition 5935 NE 6th Ct Miami, Ii 33137 Ceiling Plan A-300 Submit an Appeal to the City Commission, PZAB, or HEPB Submitted on Receipt number Related form version 19 May 2025, 4:38pm 178 18 Submitting your Appeal to the City Commission, PZAB, or HEPB On what date was either the administrative decision/interpretation issued, the CU revocation or denial letter dated, or the resolution rendered? (click calendar icon). 05/05/2025 Proof of payment for appeal, noticing, and advertising fees? Did you pay your fees, if applicable? Please upload a copy of the payment receipt showing full payment of fees associated with the appeal. Yes Receipt 05 19 2025 png List of Property Owners within 500 ft (Appeals to City Commission and to HEPB) Do you have the Excel list with the information for property owners within 500 feet? Yes Please upload the Excel formatted list showing all the property Noticing.pdf owners within 500 feet of the Your information What is your name or the name of your law firm representing as authorized representative? Please provide your email. Please provide your phone number? What is the administrative decision/interpretation number or the resolution number you are appealing? All of your documents shall become a public record. Please upload all of your required documents as detailed online. A summary list of the documents you need to submit is the following: 1) Appeal Letter 2) Proof of Lobbyist Registration 3) Corporate Resolution from Board of Directors 4) List of adjacent property owners within 500 feet of the property (if Bercow Radell Fernandez Larkin & Tapanes PLLC ckoshal@brzoninglaw.com 3053745300 HEPB Resolution 25-013 2025.05.19 - Appeal Letter with Exhibits.pdf City of Miami Lobbyist CK STAMPFf pdf Noticing pdf 1 of 2 applicable and in Excel format only), required 5) Signed attestation form 6) Other pertinent documents, i.e. Disclosure to Support or Withhold Objection, Power of Attorney, etc. Digital Signature and Submission Please type your full name here and sign below. Using your mouse or finger, please provide your digital signature. Your digital signature verifies your submission.* *The signature must be that of the individual "signing" this document electronically or be made with the full knowledge and permission of the individual; otherwise, it constitutes forgery under s. 831.06, F.S. The individual signing this document affirms that the statements and information stated herein are true. ****I hereby certify that the information supplied does not qualify for the exemptions contained in Chapter 119, Florida Statutes. I hereby certify that the information indicated in this appeal submission is true and accurate, and that my electronic signature shall have the same legal effects as if made under oath; that I am authorized to execute this appeal submission as required by State, County, and Municipal laws.. Link to signature 2of2 Note: Annual Registration Expires on 12/31/2025 CITY OF MIAMI LOBBYIST REGISTRATION FORM Instructions: Please complete all sections of this form and submit the completed form, with the applicable fee(s), to the Office of the City Clerk. If you need more space to complete a section, use a separate sheet(s) of paper. If you have nothing to report in a particular section, you must type or print "None" or "N/A" in that section. IF ANY SECTION IS LEFT BLANK, THE FORM WILL NOT BE ACCEPTED. Important: It is the responsibility of the lobbyist to ensure that ALL active lobbyist registration forms, including active lobbyist registration forms submitted in previous years, remain up to date. (1) Lobbyist Name: Carli Koshal Business Phone: 305-374-5300 (Last Name, First Name, Middle Initial) Email: ckoshal@brzoninglaw.com Business Address (include zip code): 200 South Biscayne Boulevard, Suite 300, Miami, FL 33131 (2) Principal Represented: Magdalena Murman (Name of corporation, partnership, trust, etc., you are representing) Business Address (include Zip Code): 5935 NE 6 Court, Miami, FL 33137 Are you the Principal of the corporation, partnership, trust, etc.? YES 0 NO Q (you must check YES or NO) NOTE: Principal means the person, firm, corporation, or other entity that performs lobbying activity on behalf of itself or that has designated, employed, or retained a lobbyist to lobby on its behalf. The terns "principal" also includes the person, firm, corporation, or other entity receiving the benefit of the lobbying effort and on whose behalf the lobbyist is lobbying, even if the lobbyist is retained, engaged, or employed by a third -party for such purposes. (3) IF YOU PROVIDED INFORMATION IN SECTION 2 ABOVE, PLEASE REVIEW' :THIS: SECTION CAREFULLY. If a lobbyist represents a corporation, partnership or trust, the lobbyist must disclose the, name and business address of the chief officer, partner or beneficiary of the corporation, partner,Shij otntiiust, and the names and addresses of all persons holding, directly or indirectly, at least five percent (5%o)ownership interest in said corporation, partnership or trust. Attach separate sheet if needed. If this sectioniis:not ailicableyou must type or print "None" or "N/A". N/A (4) Specific issue associated with lobbying. Describe with as much detail as is practical. Attach a separate sheet if needed. If you are using this form for your Annual Registration, please write "Annual Registration" and the year that you are registering for (ex: Annual Registration 2025). Land Use and Zoning Matters for the Property located at 5935 NE 6 Ct Page 1 of 2 Office of the City Clerk, 3500 Pan American Drive, Miami, FL 33133 / Phone: (305) 250-5361 / Email: clerks@miamigov.com CM-LRF (Rev. 12/2024) (5) Lobbyists shall be required to state the existence of any direct or indirect business association, partnership, or financial relationship with the Mayor, any member of the City Commission, any member of a City board, the City Manager or a member of the City staff before whom he/she lobbies or intends to lobby. Attach separate sheet if needed. If this section is not applicable you must type or print "None" or "N/A". N/A Lobbyists, as defined in City Code Section 2-653, shall pay an annual registration fee of $525.00, plus $105.00 for each principal represented for each issue lobbied on behalf of any one principal. Each issue associated with lobbying shall be described with as much detail as is practical. The City Clerk, or the City Clerk's designee, shall reject any registration statement that does not provide a clear description of the specific issue on which such lobbyist has been retained to lobby or if any section of this form is left blank. Regardless of the date of the annual registration, all lobbyists' annual registrations shall expire December 31 of each calendar year and shall be renewed on a calendar year basis. Each lobbyist shall, within sixty (60) days after registering as a lobbyist, submit to the Office of the City Clerk a certificate of completion of an ethics course offered by the Miami -Dade County Commission on Ethics & Public Trust ("Ethics Commission"). Lobbyists who have completed the initial ethics course mandated by the preceding sentence and have continuously registered as a lobbyist thereafter shall be required to complete a refresher ethics course offered by the Ethics Commission every two (2) years. Each lobbyist who has completed a refresher ethics course shall submit a certificate of completion within sixty (60) days after registering as a lobbyist. Lobbyists shall file amendments to their registration forms within fifteen (15) days of any change of information required to be set forth on their registration forms. (Miami -Dade County Code Section 2-11.1(s)(3)(h)) Each lobbyist shall file a form with the City Clerk within thirty (30) days after ceasing all lobbyingachyitIes with a principal. (Miami -Dade County Code Section 2-11.1(s)(3)(i)) e,�� I do solemnly swear that all of the foregoing facts are true and correct, and I have read or am familiar with the provisions contained in Chapter 2, Article VI, Sections 2-651 through 2-658 of the Miami City Code, as -amended, and Miami -Dade County Code Section 2-11.1(s). / A _ _ 3 STATE OF Florida COUNTY OF Miami -Dade Sworn to (or affirmed) and subscribed before me by means of Personally Known: Signature of Lobbyist physical presence or 2024 5 , by Carli Koshal (Year) OR Produced Identification: online notarization, this 3 day (Name of person making statement) Type of Identification Produced: n� r '1Y19 E5p, nc Name of Notary Typed, Prin ed or Stamped (NOT/ RE,N ESPINA *: :* MY COMMISSION # HH 246403 EXPIRES: April 23, 2026 •'•.�OF F1�OP'; FOR OFFICE USE ONLY: Check # Receipt # CM-LRF (Rev. 12/2023) Page 2 of 2 BERCOW RADELL FERNANDEZ LARKIN & TAPANES PLLC 1749 INVOICE DATE DESCRIPTION AMOUNT 3/3/2025 Lobbyist Registration CK. • Check# / Date 1749 3/3/2025 City of Miami 105.00 105.00 BERCOW RADELL FERNANDEZ LARKIN & TAPANES PLLC OPERATING ACCOUNT 200 SOUTH BISCAYNE BOULEVARD, SUITE 300 MIAMI, FLORIDA 33131 PAY TO THE ORDER OF: FIRST HORIZON DATE 26.2/840 03/03/2025 AMOUNT $105.00 One Hundred Five Dollars and City of Miami Miami, Florida AUTHORIZED SIGNATURE Details on back. 8 1e 0, SEARCH City of Miami Hours: Monday — Friday Sam-5pm ;ttpsr. .vww.rniam.i.gov; Hornw Point & Pay Support customer a pointandpay.coi 1 i CART PAYMENT REVIEW CONFIRMATION Payment Successful Confirmation #176356548 An email confirmation has been sent to nicolas.berardiOgmail.com PAYMENT DATE Transaction ID 1189707 PAYMENT METHOD «:«: _._« ._, 6480 CONTACT INFORMATION Nicolas Berardi 5935 NE 6th Ct Miami, FL 33137 nicolas.berardicc gmail.com Monday, May 19, 2025 Balance Due Miami FL 33175 TOTAL $2,461.00 $2,061.00 Print Your Confirmation Back to Partner Site Save time and paper Register to save this account to your favorites and never miss a payment. 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