The URL can be used to link to this page

Home My WebLink AboutStaff Analysis and MapsPlace Holder City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT ePlan File ID PZ-22-15091 Location 1930, 2000, and 2060 NE 2 AV; 64, 97, 106, 120, and 160 NE 20 ST; and 135 NE 19 TER 146, Area 5.26 acres Commission District Commissioner Damian Pardo Commissioner District Office Downtown/Brickell/Roads D2 Office Existing FLU Designation Restricted Commercial Proposed FLU Designation General Commercial Applicant Braman Motors, Inc. Applicant Representative Carli Koshal ckoshal@brzoninglaw.com Planner Ryan Shedd, Chief of Comprehensive Planning Recommendation Approval REQUES=I Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Braman Motors, Inc. ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 2060 Biscayne Blvd ("the Property") from "Restricted Commercial" to "General Commercial". The proposed amendment contains approximately 5.26 Acres. Small-scale comprehensive plan amendments are those that involve less than 50 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas through a Special Area Plan ("SAP") as a companion item (File ID# PZ-22-15092 ). The companion SAP application seeks to change the Property's zoning designation from T6-12-0 (Urban Core Transect Zone - Open) to "Braman Motors SAP/T6-12-0" (Urban Center Transect Zone -Open). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. The table below summarizes the proposed changes. File ID # PZ-22-15091— Page 1 Place Holder Summary of the Existing and Proposed FLU Designations and Zoning Designations Address Folio FLUM Designation Miami 21 Transect Zone Existing Proposed Existing Proposed 1 1930 NE 2 AV 0131360020140 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 2 2000 NE 2 AV 0131250180010 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 3 2060 NE 2 AV 0131250160200 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 4 64 NE 20 ST 0131360020010 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 5 97 NE 20 ST 0131250180130 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 6 106 NE 20 ST 0131360020080 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 7 120 NE 20 ST 0131360020100 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 8 146 NE 20 ST 0131360020170 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 9 160 NE 20 ST 0131360010010 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O 10 135 NE 19 TER 0131360020130 Restricted Commercial General Commercial T6-12-0 Braman Motors SAP/T6-36A-O The Property is located in the Edgewater neighborhood, along the east side of the Florida East Coast Railway. The Property consists of ten parcels with an approximate area of 228,921 square feet (about 5.26 acres). The aerial image below shows the site, outlined in red, and the immediately surrounding context. File ID # PZ-22-15091— Page 2 Place Holder Aerial Photo of Subject Site EXISTING FUTURE LAND USE DESIGNATION Nine of the ten parcels have an existing Future Land Use (FLU) designation of Restricted Commercial, while the tenth, located at 2060 NE 2 Avenue is split between Restricted Commercial and General Commercial. The FLU designations are described below, excerpted from the Interpretation of the 2035/2045 Future Land Use Map: Restricted Commercial "Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; transitory residential facilities such as hotels and motels. This category also allows general File ID # PZ-22-15091— Page 3 Place Holder office use; clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Intensity Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas." PROPOSED FUTURE LAND USE DESIGNATIONS General Commercial The proposed designation of General Commercial allows the following: (A]ll activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities File ID # PZ-22-15091— Page 4 Place Holder whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "General Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. The maps below show the existing and proposed future land use designations for the subject property. Existing and Proposed Future Land Use Designations Commercial ern Light Industrial Restricted I General llll,� — Commercial - - -- Genectl - Co 'al Maio alcnl Inst. Public idea. ansp And nr r- Existing Future Land Use Map General Light Industrial Commercial �I ! _. 1 Cmercial r Majobinst,�]I General Facilities, Commercial General, Commercial ririCommercial Public Parks Restricted and Recreation _, Proposed Future Land Use Map File ID # PZ-22-15091— Page 5 Place Holder NEIGHBORHOOD CONTEXT The properties are located in the southwestern portion of the Edgewater neighborhood. The Arts & Entertainment/Omni neighborhood is directly south, Overtown directly southwest, and Wynwood west. As such, the properties are situated between many high -impact areas of interest. High -frequency county bus routes operate north -south on the immediately adjacent NE 2 Avenue and nearby Biscayne Blvd. These provide access between Downtown Miami and the northern extents of the Miami -Dade County. Additionally, county bus route 20 runs east -west along NE 20 Street, providing service between Miami Beach and the Miami International Airport, with a stop at the Omni Terminal, which includes many other buses and the Metromover. Finally, the City of Miami Wynwood Trolley stops just west of the properties along N Miami Avenue providing service to Wynwood. BACKGROUND AND PROPERTY HISTORY The subject properties are part of the Braman Motors complex, which houses automotive services and sales. The business has been established in the neighborhood since 1975, though the area had already been home to automotive uses since 1940. The Braman complex has expanded over the years to include the current buildings. The newest building in the complex is located at 2060 Biscayne Blvd, built in 1998. File ID # PZ-22-15091— Page 6 GEOSPATIAL ANALYSIS: LAND USE INVENTORY Land Use Inventory 24T0 ST NW23RD-ST 20Tn-ST N\N-LbiT�i N4V-1.7TH-ST Existing Land Uses • Parking Lot & Utilites • Residenn'al(Including Mixed -Use) • Vacant • Hotel & Lodging — Hail • Commercial & Office • Industrial • Institutional NW-.1+ 1/4-Mlle Study Area IM Subject Property Parcel NE 1311 NE 23R= NE L7ni TEg 1—NE-15711-TER— E pan,T Existing Land Use Inventory by Parcels Existing Land Uses Parcels Vacant 116 29.9% Commercial & Office 71 18.3% Parking Lots & Utilities 66 17.0% Industrial 44 11.3% High Density Residential 40 10.3% Low Density Residential 37 9.5% Insitutional 13 3.4% Hotel 1 0.3% Total 388 100.0% ♦ 1,1E23ROT&-- —NE-14TH TER Place Holder Existing Land Use Inventory by Area Existing Land Use Acres Parking Lots & Utilities Commercial & Office Vacant High Density Residential Industrial Insitutional Low Density Residential Hotel 53.65 31.61 30.82 29.55% 17.41% 16.98% 18.81 10.36% 18.60 14.78 12.57 0.70 10.24% 8.14% 6.93% 0.39% Total 181.56 100.00% File ID # PZ-22-15091— Page 7 Place Holder Of note in the existing land use inventories are the high proportion of properties that are either vacant or used for parking or various utilities. Commercial & Office and High Density Residential existing land uses consisting of nearly a third of the study area is consistent with the character of Edgewater, which is home to many residential and office condominium towers, in addition to some mixed -use developments. The location of the properties in the southwestern portion of Edgewater explains the presence of Low Density Residential existing land uses, due to the proximity to Overtown's lower -scale neighborhoods. Comparison of FLU Designations in Study Area vs. Citywide Study Area Citywide FLU Designation Acres % Acres Restricted Commercial 98.2 44.8% 3,856.2 17.1% General Commercial 75.8 34.6% 1,000.3 4.4% Major Inst, Public Facilities, Transp And 14.9 6.8% 2,080.9 9.2% Industrial 13.2 6.0% 449.6 2.0% Public Parks and Recreation 8.4 3.8% 1,332.8 5.9% Light Industrial 6.2 2.8% 506.2 2.2% Medium Density Multifamily Residential 2.7 1.2% 1,418.5 6.3% Single Family Residential 0.0 0.0% 6,172.1 27.3% Duplex Residential 0.0 0.0% 3,934.7 17.4% Low Density Multifamily Residential 0.0 0.0% 54.7 0.2% High Density Multifamily Residential 0.0 0.0% 222.7 1.0% Low Density Restricted Commercial 0.0 0.0% 143.9 0.6% Medium Density Restricted Commercial 0.0 0.0% 869.4 3.9% Central Business District 0.0 0.0% 199.1 0.9% Conservation 0.0 0.0% 330.1 1.5% Total 219.5 100.0% 22,571.3 100.0% As is clear on the map above, the Future Land Use inventory shows the high proportion of area designated as either Restricted Commercial or General Commercial, with nearly 80% being designated as such. This is at a much higher rate than the rest of the city, since the area is very close to the urban core and the high -density waterfront of Edgewater. Of note as well is the fact that the vast majority of properties designated Restricted Commercial are located along and east of NE 2 Avenue, while those designated General Commercial are found west of NE 2 Avenue. CONCURRENCY ANALYSES Since the proposed amendment would not increase density or intensity on the subject properties, the only concurrency test that is required is the test for traffic circulation. All other concurrency tests are not required. The Planning Department tested levels of service as required for this File ID # PZ-22-15091 - Page 8 Place Holder application. The Levels of Service (LOS) testing is based on the addition of allowed uses that wouldn't be allowed in Restricted Commercial. Transportation The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the April 2025 concurrency review for this application, the Office of Capital Improvements acknowledged that despite the additionally allowed uses, there would be no increase in PM Peak Hour trips to the surrounding network, since the Restricted Commercial FLU designation already allows the highest impacting uses. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Map by the Planning Department shall require a Level of Service (LOS) review and a finding from the Planning Department that the proposed amendment shall not result in a LOS that falls below the adopted minimum standards described in Policy CI-1.2.3, and shall not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department shall forward a recommended action on said amendment to the Planning, Zoning and Appeals Board, which shall then forward its recommendation to the City Commission." Analysis 1 Concurrency testing for potable water, sanitary sewers, storm sewers, recreation and open space, and solid waste collection is not required due to there being no increase in residential density or development intensity. Due to the change in allowed uses, a review for traffic circulation is required. In the April 2025 review, Transportation staff found that the newly allowed uses would not result in an increase in trips to and from the site compared to what is already allowed, therefore there's no projected impact. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy LU-1.1.3: "The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities..." Analysis 2 As can be seen on the existing Future Land Use Map graphics, the majority of properties west of NE 2 Avenue adjacent to the FEC Railroad are designated General Commercial, with a mixture of others designated as Industrial, Light Industrial, and Major Institutional, and one other property Public Parks and Recreation. The subject properties' designation of Restricted Commercial west of NE 2 Avenue is anomalous compared to the FLU pattern in the surrounding File ID # PZ-22-15091— Page 9 Place Holder blocks to the north, west, and further south. An amendment to General Commercial for the subject properties would align with the established pattern along the corridor. Finding 2 Staff finds the request consistent with Policy LU-1.1.3. Criteria 3 Objective LU-1.3: "The City shall continue to encourage commercial, office, and industrial development within existing commercial, office, and industrial areas; increase in the utilization and enhance the physical character and appearance of existing buildings; the development of well -designed, mixed -use neighborhoods that provide for a variety of uses within a walkable area in accordance with neighborhood design and development standards adopted as a result of the amendments to the City's land development regulations and other initiatives; and concentration of new commercial and industrial activity in areas where the capacity of existing public facilities can meet or exceed the minimum standards for Level of Service (LOS) adopted in the Capital Improvement Element (CIE)." Analysis 3 The existing land use inventory showed the high proportion of properties that have parking, utility, and commercial uses in the study area. When considering the fact that most of the high density residential developments are located to the eastern extents and the low density residential development to the west, the area immediately adjacent to the subject property largely consists of uses that are aligned with those allowed in the General Commercial FLU designation. Finding 3 Staff finds the request consistent with Objective LU-1.3. Criteria 4 Policy LU-1.6.9: "The City's land development regulations shall establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements." Analysis 4 As noted in observations above, the FLU pattern going north and south along NE 2 Avenue consistently has General Commercial to the west and Restricted Commercial to the east, with the subject properties' current Restricted Commercial designation being the exception. Staff does not find that there would be adverse impact from the proposed designation of General Commercial for the subject properties that would necessitate additional impact mitigation. Finding 4 Staff finds the request consistent with Policy LU-1.6.9. Criteria 5 Policy LU-5.1.11(G): "Land uses that are not conducive to public transit ridership such as car dealerships, car -oriented food establishments, and container yards should not be permitted to locate or expand within one -quarter mile of a rapid transit station." Analysis 5 The General Commercial FLU designation allows a number of uses that are not conducive to public transit ridership, however the nearest rapid transit station is approximately 2,7000 feet away, well over one -quarter mile away. Finding 5 Staff finds the request consistent with Policy LU-5.1.11(G). File ID # PZ-22-15091— Page 10 Place Holder CONCLUSION & RECOMMENDATION Based on the analysis of the area context and the goals, objectives, and policies of the MCNP, the request to amend the FLUM by changing the designation of the Property as described in Exhibit A from "Restricted Commercial" to "General Commercial", staff finds the request is justified based on the ability to meet all concurrency management standards and the consistency with the established FLU pattern along the NE 2 Avenue corridor. Based on the above background information, the Planning Department recommends Approval of the request to amend the FLUM of the Property described in Exhibit A from "Restricted Commercial" to "General Commercial". r.. DocuSigned7Zby: P L, Sltiaw Davlci.aano86 Interim Planning Director DocuSigned by: SemAtAIAL Sfuivvi 3A/5CAC5AF 446... Sevanne Seiner, CNU-A Assistant Director l��DoocuSiignned by: �E�E yansneaaD3 . Chief of Comprehensive Planning Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses File ID # PZ-22-15091— Page 11 EXHIBIT A SKEW en 'PO ACCO ft1 ANY L Cfra L DE SC FUl TPFCN MIAMI AVENUE SITE NE 21ST STREET NE 20TH STREET 62 0 NE 20TH TERRACE NE 19TH STREET LOCATION MAP (SCALE: 1" = 500') LEGEND & ABBREVIATIONS: CENTER LINE BEC BISCAYNE ENGINEERING COMPANY FL. FLORIDA FT. FEET INC. INCORPORATED LENGTH (WHEN USED IN CURVE DATA) LB LICENSED BUSINESS MONUMENT LINE NO. NUMBER (P) PER PLAT P.B. PLAT BOOK PG. PAGE R RADIUS (WHEN USED IN CURVE DATA) RAW RIGHT-OF-WAY A CENTRAL ANGLE (WHEN USED IN CURVE DATA) THE OFFICIAL RECORD OF THIS SHEET IS THE ELECTRONIC FILE DIGITALLY SIGNED AND SEALED UNDER RULE 5J-17-062, F A C THIS ITEM HAS BEEN DIGITALLY SIGNED PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED ON ANY ELECTRONIC COPIES. SURVEYOR'S NOTES: THIS IS NOT A SURVEY THE PURPOSE OF THIS SKETCH TO ACCOMPANY LEGAL DESCRIPTION IS TO DEPICT THE LIMITS OF LANDS DETERMINED BY THE CLIENT. THIS INSTRUMENT DESCRIBES FOUR PARCELS, EACH FORMING A CLOSED GEOMETRIC FIGURE WITH NO GAPS, GORES, OR HIATUSES. THIS SITE LIES IN SECTIONS 25 AND 36, TOWNSHIP 53 SOUTH, RANGE 41 EAST, CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. BEARINGS SHOWN HEREON ARE REFERENCED TO THE CENTER LINE OF NE 20TH STREET, WITH AN ASSUMED BEARING OF S87'32'20"W. SURVEYOR'S CERTIFICATE: I HEREBY CERTIFY THAT THE ATTACHED "SKETCH TO ACCOMPANY LEGAL DESCRIPTION" WAS PREPARED UNDER MY RESPONSIBLE CHARGE AND COMPLIES WITH THE STANDARDS OF PRACTICE FOR SURVEYING AND MAPPING AS SET FORTH BY THE STATE OF FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO CHAPTER 472.027, FLORIDA STATUTES. THE OFFICIAL RECORD OF THIS SHEET IS THE ELECTRONIC FILE DIGITALLY SIGNED AND SEALED UNDER RULE 5J-17-062, F.A.C. BISCAYNE ENGINEERING COMPANY, INC. 529 WEST FLAGLER STREET, MIAMI, FL. 33130 (305)-324-7671 STATE OF FLORIDA DEPARTMENT OF AGRICULTURE LB-0000129 ALBERTO J RABIONET PROFESSIONAL SURVEYOR AND MAPPER NO. 7218 STATE OF FLORIDA DATE: Apr 29, 2025 — 4:39pm EST FILE: N\SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey\25003975.dwg DRAWING No. 2644-SS-22 BY AJ R FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RAIVIAN MOTORS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 1 OF 9 DRAWN BY RB CLIENTBRAMAN MIAMI BISCAYNE SURVEYORS ENGINEERS PLANNERS ENGINEERING • SINCE 1898• 529 W. FLAGLER ST, MIAMI, FL 33130 TEL. (305) 324-7671 449 NW 35TH ST, BOCA RATON, FL 33431 TEL. (561) 609-2329 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WWW.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS LEGAL DESCRIPTION: TIC A ccCJ1 TO THE PLAT COUNTY, IN PLAT WEST 50 FEET 3, AT AND THE IN 5 FEET AS RECORDED LESS AND IN FLORIDA. ACCORDING MIAMI-DADE AND EXCEPT IN FLORIDA. SOUTH RECORDED FOLLOWING: 2 AND WEST BAY THE PUBLIC 4NOTICE REVIEW 00� SICEFillCHr N y II' A Li DRSCRFP IliFCN IN BLOCK 1, SAN JOSE SUBDIVISION, ACCORDING 3, AT PAGE 158, OF THE PUBLIC RECORDS OF MIAMI-DADE COURT, ACCORDING TO THE PLAT THEREOF, AS RECORDED RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND THE 1, SAN JOSE SUBDIVISION, AS RECORDED IN PLAT BOOK MIAMI-DADE COUNTY, FLORIDA, LESS THE SOUTH 5 FEET ACCORDING TO THE PLAT THEREOF, AS RECORDED RECORDS OF MIAMI-DADE COUNTY, FLORIDA. EAST 145 FEET OF LOT 12, BLOCK 1, LESS THE SOUTH JOSE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, TO THE CITY OF MIAMI BY RIGHT-OF-WAY DEED RECORDED 1370, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, WEST 100 FEET OF LOT 12, BLOCK 1, OF SAN JOSE, PLAT BOOK 3, PAGE 158, OF THE PUBLIC RECORDS OF 5 FEET AND THE NORTH 5 FEET THEREOF, AND LESS TO THE CITY OF MIAMI BY RIGHT-OF-WAY DEED RECORDED 1370, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, WEST 21 FEET OF LOT 2, BLOCK 1, AND LOT 5 LESS THE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE THE SOUTH 10.00 FEET OF THE WEST 21.00 FEET OF LOT FEET OF LOTS 3, 4 AND 5, BLOCK 1 OF "T.W. GREER'S THEREOF AS RECORDED IN PLAT BOOK 2, PAGE 43, OF PARCEL 1: LOTS 1 THROUGH 11, INCLUSIVE, RECORDED IN PLAT BOOK TOGETHER WITH LOTS 1, 2 AND 3, NILES PAGE 36, OF THE PUBLIC 100 FEET OF LOT 12, BLOCK THE PUBLIC RECORDS OF THEREOF OF SAN JOSE SUBDIVISION, PAGE 158, OF THE PUBLIC TOGETHER WITH THE WEST 125 FEET OF THE 5 FEET THEREOF, OF SAN BOOK 3, PAGE 158, OF THE PORTIONS THEREOF CONVEYED RECORDS BOOK 26914, PAGE TOGETHER WITH: THE EAST 50 FEET OF THE THEREOF, AS RECORDED IN FLORIDA, LESS THE SOUTH PORTIONS THEREOF CONVEYED RECORDS BOOK 26914, PAGE PARCEL 2: LOTS 3 AND 4 AND THE IN BLOCK 1, WEST BAYSIDE PAGE 43, OF THE PUBLIC THE NORTH 5.00 FEET OF FEET OF THE SOUTH 10.00 ACCORDING TO THE PLAT MIAMI-DADE COUNTY, FLORIDA. THEREOF FLORIDA. BOOK 32, AT OF THE WEST PAGE 158, OF NORTH 5 FEET PLAT BOOK 3, AT AND THE NORTH IN PLAT EXCEPT THOSE OFFICIAL TO THE PLAT COUNTY, THOSE OFFICIAL 5 FEET THEREOF IN PLAT BOOK 2, THE NORTH 5.00 SUBDIVISION", RECORDS OF DATE Apr 29, 2025 - 4:39pm EST FILE: E\SURVEY\PROJECTS - ATWELL\2025\25003975 BERCOW RADELL- BRAMAN MOTORS -SKETCH & LEGAL \DWG\Survey\25003975.dwg DRAWING No. 2644-SS-22 BYAJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RAMAN NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 2 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI if' BISCAYN ENGINEERING ESURVEYORS ENGINEER PLAN Rs •SINCE1898• 529 W. FTELL (05) 3247671FL 33130 449 NW 35TEL TH T(56O) 09-2309 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WVWV.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS LEGAL DESCRIPTION: TIC A ccCJ1 BAY SIDE, RECORDS 2 AND THE T.W. GREER'S 2, PAGE TANGENT FEET OF TANGENT LINE SIDE, ACCORDING OF MIAMI-DADE TEN AS FLORIDA. TO MIAMI-DADE 3; AND THEREOF, MORE 4NOTICE REVIEW 00� SICEFillCHr N y II' A Li DRSCRFP IliFCN FEET OF LOT 2, BLOCK 1, OF T.W. GREER'S PLAT OF WEST AS RECORDED IN PLAT BOOK 2, PAGE 43, OF THE PUBLIC THE SOUTH 5.00 FEET THEREOF, AND LESS THE FOLLOWING: THE SOUTH 10.00 FEET OF THE EAST 29 FEET OF LOT FEET OF LOT 1, LESS THE EAST 10 FEET, BLOCK 1, OF TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK COUNTY, FLORIDA. AND LESS): BY A 25.00 RADIUS ARC, CONCAVE TO THE SOUTHWEST, 1, AND TANGENT TO THE WEST LINE OF THE EAST 10.00 AND LESS): BY A 25.00 RADIUS ARC, CONCAVE TO THE NORTHWEST, 10.00 FEET OF SAID LOT 1, AND TANGENT TO THE WEST LOT 1, BLOCK 1, OF T.W. GREER'S PLAT OF WEST BAY IN PLAT BOOK 2, PAGE 43, OF THE PUBLIC RECORDS 5.00 FEET THEREOF. 5 FEET AND LESS THE NORTH FIVE (5) FEET OF THE SOUTH WEST BAYSIDE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, 43, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, BLOCK 2, OF BAY VIEW ADDITION TO MIAMI, ACCORDING IN PLAT BOOK B, PAGE 107, OF THE PUBLIC RECORDS OF THEREFROM THE EAST 20 FEET OF LOTS 1, 2 AND BAY VIEW ADDITION TO MIAMI, ACCORDING TO THE PLAT OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND: LOT 1 AND THE EAST 29 TO THE PLAT THEREOF, COUNTY, FLORIDA, LESS THE NORTH 5.00 FEET OF FEET OF THE SOUTH 10.00 WEST BAY SIDE, ACCORDING PUBLIC RECORDS OF MIAMI-DADE TOGETHER WITH (A/K/A THE EXTERNAL AREA FORMED NORTH LINE OF SAID LOT TOGETHER WITH (A/K/A THE EXTERNAL AREA FORMED NORTH LINE OF THE SOUTH FEET OF SAID LOT 1. AND LESS: THE EAST 10.00 FEET OF PLAT THEREOF, AS RECORDED FLORIDA, LESS THE SOUTH PARCEL 3: LOT 13 LESS THE SOUTH SAID LOT 13, BLOCK 1, PLAT BOOK 2, AT PAGE PARCEL 4: LOTS 1 THROUGH 7, INCLUSIVE, THEREOF, AS RECORDED FLORIDA; LESS AND EXCEPTING OF LOT 3, BLOCK 2, OF PLAT BOOK B, PAGE 107, DESCRIBED AS FOLLOWS: ACCORDING OF MIAMI-DADE NORTH 5.00 PLAT OF 43, OF THE TO THE SAID LOT 1. TO THE OF THE EAST 10 TO THE COUNTY, (10) FEET OF RECORDED IN THE PLAT COUNTY, LESS A PORTION AS RECORDED IN PARTICULARLY DATE Apr 29, 2025 — 4:40pm EST FILE: E\SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey\25003975.dwg DRAWING No. 2644-SS-22 BYAJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RAMAN NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 3 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI if' BISCAYN ENGINEERING ESURVEYORS ENGINEER PLAN Rs •SINCE1898• 529 W. FTELL (05) 3247671FL 33130 449 NW 35TEL TH T(56O) 09-2329 CA , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WVWV.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS LEGAL DESCRIPTION: TIC A ccCJ1 21' 36" RUN SOUTH AT RIGHT CURVE 37' 29" EAST TO THE LEFT, OF CUSP; THE POINT ACCORDING OF MIAMI-DADE A PORTION AS MORE 89' 25' THENCE RUN OF CUSP BEARING CIRCULAR FEET FEET WEST TO THE 4NOTICE REVIEW 00� SICEFillCHr N y II' A Li DRSCRFP IllFCN AT THE NE CORNER OF SAID LOT 3; THENCE NORTH 89' 3, FOR 20.00 FEET TO THE POINT OF BEGINNING; THENCE WITH, AND TWENTY FEET WEST OF, AS MEASURED 3, FOR 24.88 FEET TO A POINT OF CUSP WITH A CIRCULAR OF 25.00 FEET, SAID POINT BEARING SOUTH 89' THENCE NORTHWESTERLY ALONG SAID CIRCULAR CURVE 45' 41" FOR AN ARC DISTANCE OF 39.15 FEET TO A POINT THE NORTH LINE OF SAID LOT 3, FOR 24.88 FEET TO BLOCK 2, OF T.W. GREER'S PLAT OF WEST BAY SIDE, IN PLAT BOOK 2, PAGE 43, OF THE PUBLIC RECORDS THEREFROM THE EAST 10 FEET OF LOT 1; AND LESS PLAT OF WEST BAY SIDE, ACCORDING TO THE PLAT THEREOF, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AT THE SE CORNER OF SAID LOT 1; THENCE RUN NORTH LOT 1, FOR 10.00 FEET TO THE POINT OF BEGINNING; LINE OF SAID LOT 1, FOR 25.09 FEET TO A POINT NORTHWEST, HAVING A RADIUS OF 25.00 FEET, SAID POINT OF SAID CURVE; THENCE NORTHEASTERLY ALONG SAID ANGLE OF 90' 12' 02" FOR AN ARC DISTANCE OF 39.36 22' 28" WEST, ALONG A LINE PARALLEL WITH, AND TEN T0, THE EAST LINE OF SAID LOT 1 FOR 25.09 FEET WEST, ALONG THE 00' 22' 28" ANGLES T0, THE CONCAVE TO THE FROM THE THROUGH A THENCE SOUTH OF BEGINNING. TO THE COUNTY, OF LOT 1, RECORDED IN PARTICULARLY 36" WEST, ALONG NORTH 89' 25' WITH A CIRCULAR SOUTH 00' 34' CURVE TO THE TO A POINT OF OF, AS POINT OF LESS -OUT 1: COMMENCE NORTH LINE OF SAID LOT WEST, ALONG A LINE PARALLEL EAST LINE OF SAID LOT SOUTHWEST, HAVING A RADIUS CENTER OF SAID CURVE; CENTRAL ANGLE OF 89' 89' 21' 36" EAST, ALONG TOGETHER WITH: LOTS 1 THROUGH 5, INCLUSIVE, PLAT THEREOF, AS RECORDED FLORIDA; LESS AND EXCEPTING BLOCK 2, OF T.W. GREER'S PLAT BOOK 2, PAGE 43, DESCRIBED AS FOLLOWS: LESS OUT 2: COMMENCE THE SOUTH LINE OF SAID 36" WEST, ALONG THE SOUTH CURVE CONCAVE TO THE 25" WEST FROM THE CENTER LEFT, THROUGH A CENTRAL CUSP; THENCE SOUTH 00' MEASURED AT RIGHT ANGLES BEGINNING. DATE Apr 29, 2025 — 4:40pm EST FILE: E\SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey\25003975.dwg DRAWING No. 2644-SS-22 BYAJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: BRA IVIANI NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 4 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI if' BISCAYN ENGINEERING ESURVEYORS ENGINEER PLAN Rs •SINCE1898• 529 W FTELL (05) 3247671FL 33130 449 NW 35TEL TH T(56O) 09-2309 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WVWV.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS vuei GRAPHIC 0 70 r grp A cc liv 595.64 504P) LOT I 50'(P) 1 626.65' — NOTICE , 150" REVIEW C. sK-E-prec ri ANY 761E-10A Lr DES PARCEL 210 oRFP 1 — N.E. 20th — 58732'20"WI 501P) 50'(P) SAN JOSS (P.B.:3 LOT 3 LOT 4 1 50'(P) N8733'47"E 50 (P) __N_E._1�h rpr oN AA E N G SCALE 140 7 — _=_ 50YID) I 1 LOTS 50'(P)5 — _ _ --- � 50 (P) 5 LOT 9 50'(d') — —_ Q w Z 2 II I- 1 0 Q 2 ( IN FEET ) 1 inch = 70 ft. - _----- — - 100'(P) 44'(P) 5'1 LOT 1 LOT 2 5' 100'(P) STREET 50'(P) 50'(P) I SUBDIVISION PG. 158) BLOCK 1 LOT 5 LOT 6 1 50'(P) 50'(P) TER1ZAE lLv I II0 O // R h" 4* N /Wn 77.7'(P) DATE: Apr 29, 2025 — 4.40pm EST FILE: F \SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey \25003975.dwg DRAWING No. 2644-SS-22 BY AJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RANAAN NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 5 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI BISCAYN ENGINEERING ESURVEYORS ENPLGINEER •SINCE1898• 529 W. FTELL (05) 3247671FL 33130 449 NW 35TEL TH T(56O) 09-2309 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WWW.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS S cE�TCJHr TO A ccoiMrP A N Y 4NOTICE 761E-10A Lr DE:dsc �FP grpFCN , 1509 REVIEW PARCEL 1 AA <1/ C. E N G GRAPHIC SCALE 0 70 140 210 ( IN FEET ) 1 inch = 70 ft. NO128'O1"W_ — �E ---_ --- - — ---_ --- - 5.00' — — — __ - 5'i 15' ORIGINAL BLOCK LINE 87'32.20" 595.64' 400'(PB, 3/158) 1I 50'(P) 50'(P) 5 1 N.E. 20th STREET — ,— — _ 1 = _ _ = L - S8732'20"W 1 507(P) 354.60' 1 ' 50'(P) R=25.00' 55'(P) I �9036'S7" 3 — Z LLJ Z (� (*) SAN JOSE SUBDIVISION I �(P.B. 3 PG. 158) BLOCKI 1 OF LOT 12 INILES COURT (P,8. 32 PG. 36) LOT 3 LOT 2 LOT 1 SAN JOSE SUBDIVISION N (P.B• 3 PG. 158) 0to PORTION OF LOT 12 - ul N. I Q' IA QLOT < 10 LOT 11 PORTION 1 1 I I 55'(P) I 50'(P) 50'(P) 50'(P) i 355.51' 50'W) 7 400'(P.B, 3 158 N87'33'4/ • •:11_j — — N E 19th TE_RR_ A_CE_ _ — N01 28'01 "W — ORIGINAL BLOCK LINES) (*) = THE WEST 100 FEET OF LOT 12 (**) = THE WEST 125 FEET OF THE EAST 145 FEET OF LOT 12 (**) L=38.87'• R=25.00' 12�P9'04'29" _ _ — - - _ — _ — 1, DATE: Apr 29, 2025 — 4.40pm EST FILE: F \SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey \25003975.dwg DRAWING No. 2644-SS-22 BY AJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RAMAN NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 6 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI if' BISCAYN ENGINEERING E ENGISURVEYORS PLANEER N Rs SINCE ,898• 529 W. FTELL (05) 3247671FL 33130 449 NW 35TEL T(56O) 09-2329 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WWWTH .BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS 6-NE-preen T O A CCO ANY 4NOTICE 5. L1E�G�Am, DEdscE tFP TFCN �� REVIEW PARCEL 2 AA ',,, kpri 00� E N G GRAPHIC SCALE 0 70 140 210 ( IN FEET ) 1 inch = 70 ft. -- — N.E. 20th TERRACE 1 0' I 50'(P) 11 S88'0657"k 50'(P) I O LOT 5 LOT 4 I rn 1 BL 0 W WEST B9Y SUBDIVISION P.B. 2,1 1, 50'(P) 50' P �iN87.32 20"E N.E. 20th STREET 215.08' 1 50'(P) I LOT 3 uIC 1 SIDE PG. 43 50'(P) 5 215.17' ORIGINAL 510'(P) oT I 1 21' 50'(P) BLOCK _ — 2 LOT 1 L=39.19' 3 R=25.00' N d=89 448'43" * L=39.10' N o R=25.00' z d=8936'40" 5' LINE — — — — `t to `r W z I ¢+ "4 No W Z DATE: Apr 29, 2025 — 4.40pm EST FILE: F \SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey \25003975.dwg DRAWING No. 2644-SS-22 BY AJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RAMAN MOTORS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 7 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI if' BISCAYN ENGINEERING ESURVEYORS ENPLGINEER •SINCE1898• 529 W. FTELL (305) 3247671FL 33130 449 NW 35TEL TH T(56O) 09-2309 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WWW.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS S'NE-1TC ER TO A CCO ft1 ANY 4NOTICE EIDIG�A Li DEISC Etn gffilFCN REVIEW PARCEL 3 AA ,,,, kitilk, 00� E N G GRAPHIC SCALE 0 70 140 210 ( IN FEET ) 1 inch = 70 ft. — - 1 I 50'(P) LOT 15 50'(P) L- - N- .E. 20th TERRACE 50'(P) 50.00' . 50'(P) o - DLO LOT 13 1�EST BAYSIDE LOT 14 W SUBDIVISION it P.E. 2, Q LOT 12 0 N 50'(P) —50.00 �" 50 (P) N.E._20th STREET_ _ K 1 PG. 43 LOT 11 50 (P) _ - — - _ _ DATE: Apr 29, 2025 - 4:40pm EST FILE: E\SURVEY\PROJECTS - ATWELL\2025\25003975 BERCOW RADELL- BRAMAN MOTORS -SKETCH & LEGAL \DWG\Survey\25003975.dwg DRAWING No. 2644-SS-22 BY AJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RANAAN NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 8 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI BISCAYN ENGINEERING ESURVEYORS ENGINEER PLAN Rs •SINCE1898• 529 W. FTELL (305) 3247671FL 33130 449 NW 35TEL TH T( 610) 09-2309 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM • WEBSITE: WVWV.BISCAYNEENGINEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS S MEMOIR TIC A CCQI i ANY 4NOTICE EmmoA Lr amis. cE FP TFCN ��" REVIEW PARCEL 4 N n /iOA ',,, VOA400 00� E N G GRAPHIC SCALE 0 70 140 210 ( IN FEET ) 1 inch = 70 ft. p ---;-1 N.E. 21st TERRACE LESS -OUT 1 --,- 5o,(P) LOT 8 501P) LOT 8 50'(P) NI 1- LOT 7 N mr 0 p Z 50'(P) S88.08'41 LOT 7 50'(P) N8=•11'25"E LOT 6 BAYVIEW P.B 1 1 50'(P) "W 90.00' LOT 6Nol 5o'(P) LOT 5 BLOCK 2, ADDITION B, PG. ' _150O_ TI- I T,'�L GIZEER'S LOT 5 w = I co 4 0 N 50 '(P) LOT 4 TO MIAMI 107 '(P) L 5OT BLOCK PLAT P,B, LOT 4 50'(P) 305.11' 150'(P) 1 1 1 I 2, ®F WEST 2, PG. 43 LOT 3 L=39.35' R=25.00' A=9011'17" 50'(P) 214.92' L=39.16' R=25.00' A=89 44'15" LOT 3 LOT 2 LOT 1 150'(P) 7 BAY SIDE LOT 2 50'(P)1 20 •K o N 1 20 10' -- o -, 0 a v) 10' -- --JW\v p NO' �I � cI _ 11 i I ZI �, 1 ��1 50 (P) 50'(P) 1 50'(P) 5o'(P) N88'07'52"E N.E. 20th TERRACE LESS -OUT 2 -- — —r` 1 DATE: Apr 29, 2025 — 4.41pm EST FILE: F \SURVEY\PROJECTS — ATWELL\2025\25003975 BERCOW RADELL— BRAMAN MOTORS —SKETCH & LEGAL \DWG\Survey\25003975.dwg DRAWING No. 2644-SS-22 BY AJR FIELD BOOK:N/A THIS IS NOT A SURVEY PROJECT: B RAIVIANI NA OTO RS DATE: 04/28/25 REV DATE: BEC ORDER # 25003975 SHEET 9 OF 9 DRAWN BY RB CLIENT BRAMAN MIAMI ,i'' BISCAYN ENGINEERING E ENGISURVEYORS PLANEER N Rs SINCE ,898• 529 W. FTELL (305) 3247671FL 33130 449 NW 35TEL T(56O) 09-2309 , FL 33431 E-MAIL: INFO@BISCAYNEENGINEERING.COM .WEBSITE: WWWTH .BISCAYNEENGI2NEERING.COM THIS DOCUMENT CONSISTS OF EIGHT (9) SHEETS AND SHALL NOT BE CONSIDERED FULL, VALID, AND COMPLETE UNLESS EACH SHEET IS ATTACHED TO THE OTHERS ATTACHMENT A - CONCURRENCY ANALYSIS CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: Date: Applicant: Address: PZ-22-15091 12/6/2024 Braman Motors, Inc. 3150 SW 22 ST and 3141 SW 22 TER Boundary Streets: North: NE 21 ST South: NE 19 TER Existing Future Land Use Designation: Residential Density: 5.26 acres @ Assumed Population Proposed Future Land Use Designation: Residential Density 5.26 acres @ Assumed Population with Increase East: BISCAYNE BLVD West NE MIAMI CT Restricted Commercial DU/acre _ DUs Persons General Commercial 150I DU/acre 2217 Persons DUs NEIGHBORHOOD INFORMATION Commission District Office WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coastal High Hazard Area? Storm Surge Planning Zone Downtown/Brickell/Roads D2 Office Basin 0002-13 & 0002-14 NO H1 NO E RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Future Land Use Goal LU-1 Future Land Use Objective LU-1.1 Future Land Use Policy LU-1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3, a-g Coastal Management Policy CM-4.3.3 Coastal Management Policy CM-4.3.4 Transportation Objective TR-1.6 Transportation Objective TR-1.7 CONCURRENCY ANALYSIS Increase in Population: RECREATION AND OPEN SPACE MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a 10-minute (1/2-mile) barrier -free walk to a park entrance. Concurrency Test Result: PASS POTABLE WATER Level of Service standard: Transmission potential with FLUM change Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: 97.54 GCPD OK SANITARY SEWER TRANSMISSION Level of Service standard: 122 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change Exfiltration system after change Concurrency Test Result: WASD Permit Required On -site On -site OK SOLID WASTE COLLECTION Level of Service standard: Sufficient capacity to accommodate 5 year min waste flows Policy SW-1.1.1 Concurrency Test Result: See Notes TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: See Notes STORM SURGE ZONES & CHHA Level of Service standards in Policy CM-4.3.4 Concurrency Test Result: See Notes NOTES Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known. The Level of Service for Solid Waste was amended with the 2022 EAR and moved away from a per unit metric to a committment to maintaining capacity to acommodate waste flows for a minimum of five years. The City of Miami requires sufficient Solid Waste capacity to be in place for new development and redevelopment no later than issuance of a certificate of occupancy or its funcitonal equivalent. Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through the Interpretation of the 2035/2045 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the detailed provisions of applicable land development regulations. Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements. Since there is no increase in density, Storm Surge Zones & Coastal High Hazard Area (CHHA) Concurrency is not required. Parks, Recreation, and Open Space Level of Servic NE'22ND ST NE 19TH NE•23RD ST PZ-22-1 5091 NE-22ND ST NE21 ST•ST NE 20TH TER NE 20TH ST NE 19TH TER Biscayne Park 0 175 350 Ci mty Boundary ® Subject Property Q Parcels ▪ City -Owned Park ▪ 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance i 700 Feet 1 I I 1 1 I I I Created by: City of Miami Planning Department Date created: December 27, 2022 N:\Planning\GIS\Concurrency H L1 Z IJE 18TH ST 700 Feet 1 I I 1 1 I I I Created by: City of Miami Planning Department Date created: December 27, 2022 N:\Planning\GIS\Concurrency H L1 Z IJE 18TH ST STORM SURGE & CHHA LEVEL OF SERVICE EPLAN ID: PZ-22-15091 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): MULTIPLE ADDRESSES Parcels Q Subject Parcels Coastal High Hazard Area �III.LL 16III.6 City Boundary Storm Surge Planning Zones A B C NE 22ND ST w z NE 21ST ST NE 20TH TER —NE 20TH ST NE 2ND-AV NE 19TH-TER NE 19TH ST 0 125 250 500 Feet Created by: City of Miami Planning Department Date created: December 6, 2024 N:\Planning\GIS\Concurrency WGI TRANSPORTATION CONCURRENCY MEMORANDUM Collin Worth DATE: May 6, 2025 Transportation Project Manager FILE: PZ-22-15091 SUBJECT: Transportation Concurrency Analysis REFERENCES: FROM: Ravali Kosaraju, WGI ENCLOSURES: Based on existing and proposed FLR and density for the applications for the project located at 1930, 2000 & 2060 NE 2 Ave, 64, 106, 120, 146, 160 NE 20 St, 135 NE 19 Ter and 97 NE 20 St, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in zero increase of daily, AM and PM trips. At the time of redevelopment, traffic study may still be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. ITE Trip Generation Cha racteristics Directional Distribution PROPOSED TRIP GENERATION Daily Baseline Trips Gross Trips ExternalVehicle Trips Net New ExternalTrips Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total In Out Total In Out Total Multifamily Housing (High -Rise) 11 411 341 DU 50°/0 50°/0 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 ITE Trip Generation Characteristics Directional Distribution EXISTING TRIP GENERATION Daily Baseline Trips Gross Trips ExternalVehicle Trips Net New ExternalTrips Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total In Out Total In Out Total Multifamily Housing (High -Rise) 11 222 341 DU 50°/0 50°/0 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 774 774 1548 O 0 ITE Trip Generation Cha racteristics Directional Distribution PROPOSED TRIP GENERATION PM Peak Baseline Trips Gross Trips ExternalVehicle Trips Net New ExternalTrips Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total In Out Total In Out Total Multifamily Housing (High -Rise) 11 222 341 DU 62°/0 38°/0 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 ITE Trip Generation Cha racteristics Directional Distribution EXISTING TRIP GENERATION PM Peak Baseline Trips Gross Trips ExternalVehicle Trips Net New ExternalTrips Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total In Out Total In Out Total Multifamily Housing (High -Rise) 11 222 341 DU 62°/0 38°/0 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 69 43 112 O 0 ITE Trip Generation Cha racteristics Directional Distribution PROPOSED TRIP GENERATION AM Peak Baseline Trips Gross Trips ExternalVehicle Trips Net New ExternalTrips Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total In Out Total In Out Total Multifamily Housing (High -Rise) 11 222 341 DU 26°/0 74°/0 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 ITE Trip Generation Characteristics Directional Distribution EXISTING TRIP GENERATION AM Peak Baseline Trips Gross Trips ExternalVehicle Trips Net New ExternalTrips Land Use ITE Edition ITE Code Scale ITE Units In Out In Out Total In Out Total In Out Total In Out Total Multifamily Housing (High -Rise) 11 222 341 DU 26°/0 74°/0 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 24 70 94 O 0 AERIAL EPLAN ID: PZ-22-15091 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1930,2000,2060 NE 2 AV 64,97,106,120,146,160 NE 20 ST/ 135 NE 19 TER 0 200 400 800 Feet 1 I I I 1 I I I 1 Light Industrial General Commercial 20TI I S MW-J NC 22ND S 20TI I Restricted TER Commercial i". Major Inst, Public Facilities, Traansp"And NC 10TI I CT Public Parks and Recreation FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15091 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1930,2000,2060 NE 2 AV 64,97,106,120,146,160 NE 20 ST/ 135 NE 19 TER 0 125 250 500 Feet General Commercial General Commercial Industrial General Commercial 18TH NC 2ND CT A FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15091 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1930,2000,2060 NE 2 AV 64,97,106,120,146,160 NE 20 ST/ 135 NE 19 TER 0 150 300 600 Feet General Commercial General Commercial General Commercial JW10T Industrial Industrial Light Industrial General Commercial NE 20TI I ST 21 ST SF - General Commercial i Major Inst, Public ( 1Faoilities, General`Commercial Public Parks and Recreation Major Inst, Facilities, Public Transp And General Commercial Restricted Commercial Commercial 18T1 I ST NE 1 'TI I TER