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HomeMy WebLinkAboutDocuments from June 6, 2025 PZAB MtgCity of Miami Planning Department ANALYSIS FOR WARRANT FOR A LOT DIMINISHMENT Staff Analysis Report No. PZ-23-17396 Location 4055 Poinciana Avenue Folio Number 0141200120010, 0141200120012, and 0141200120014 Miami 21 Transect "T3-R" Sub -Urban Transect Zone —Restricted, and NCD-3 (Coconut Grove Neighborhood Conservation District) MCNP Designation Single Family Residential Commission District District 2 - Damian Pardo Commissioner District Office Coconut Grove Planner Leeann Parker, Planner I (Iparker@miamigov.com) Property Owner 4055 POINCIANA AVE, LLC Project Representative Marvin Colegial (marvin@colegial.co) A. REQUEST Pursuant to Appendix A, Section A.3.6(g)(1) of Ordinance 13114 ("Miami 21"), as amended, 4055 POINCIANA AVE, LLC (the "Applicant") requests to diminish a Lot Line to construct more than one residence on a Property that previously existed as one (1) building site within the Neighborhood Conservation District-3 (NCD-3) prior to 2005, located at 4055 Poinciana Avenue, Miami, Florida (the "Property"). B. RECOMMENDATION Pursuant to Appendix A, Section A.3.6(g)(1) of Miami 21, as amended, the Planning Department recommends Denial of the Warrant based upon the facts and findings in this staff report. C. BACKGROUND AND PROPOSAL The Applicant submitted a Letter of Intent ("LOI") stating the intention to diminish the Lot located at 4055 Poinciana Avenue into three (3) individual Lots. The existing Property consists of Lots 1, 2, and 3 of the Sunshine Vistas Subdivision plat. Although the site is currently vacant, there was an approximately 2,532 square foot Single -Family Residence built in 1947, according to the Miami -Dade County Property Appraiser card. The Miami 21 Code, Appendix A, Section A.3.6(g)(1) requires a Warrant in order to diminish the size of a building site in existence prior to September 24, 2005, which would be required to develop three (3) single Staff Analysis Report No. PZ-23-17396 — Page 1 LOT1 BLOCK 1 BLOCK 1 NO ACCESS TO PROPERTY CORNER SEMENT OWN P.B. 13 PG. 41 m y q NCI 4 Q.�L g1c ' b rA 0.2 off Oil family Dwelling Units on the Property. The demolition of the previous Single -Family Residence was approved under Waiver PZ-21-10992. The Applicant proposes to diminish the building site into three (3) Lots approximately 7,000 square feet in area, and 50 feet in Lot Width (Figure 1). CCESS TO Y COWER 0.1 0.7r LOT4 BLOCK 1 150.00' pc -IV- �* 7r, MONUMENT LfMEA55FK1W9d p9. ��Oapo�P v POINCIANA AVENUE GRA.2SlA«ANr _.........,1 ,�. °' � ARA5M 511EET 1� 4 11' f!R 11? NO IO Figure 1: Proposed site diminishment into Lots 1, 2, and 3 Site Location & Surrounding Uses The Property fronts Poinciana Avenue to the south (Figure 2). It is located in the Coconut Grove Neighborhood Conservation District (NCD-3) within the "T3-R" Sub -Urban Transect Zone —Restricted and is surrounded by Single -Family Residential Uses on all sides. Staff Analysis Report No. PZ-23-17396 — Page 2 T- /SI SW RAYNO DS AV ,-;, I. / - -. ! 1 1 I • t I I \ ' 1 % 140.poINc'ANA AV Figure 2: Aerial overview of Property SURROUNDING USES North South East West Miami 21 T3-R T3-R T3-R T3- R MCNP / Density Single -Family Residential (9 du/acre) Single -Family Residential (9 du/acre) Single -Family Residential (9 du/acre) Single -Family Residential (9 du/acre) Existing Use Single Family Single Family Single Family Single Family Staff Analysis Report No. PZ-23-17396 — Page 3 D. ANALYSIS Street views of the Neighborhood block Figure 3: View looking east on Poinciana Avenue Figure 4: View looking west on Poinciana Avenue Staff Analysis Report No. PZ-23-17396 — Page 4 Warrant Analysis Criteria Criteria 1: Article 7, Section 7.1.2.4.d: "The application shall be reviewed for compliance with the Code." Analysis: Appendix A, Section A.3.6(g)(1) states: Wherever an existing single-family residence or lawful accessory building(s) or structure(s) is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only one building site and no permit shall be issued for the construction of more than one single-family residence except by Warrant... No building sites in existence prior to September 24, 2005 shall be diminished in size except by Warrant, subject to the criteria specified in Article 4, Table 12 Design Review Criteria. As the Property has existed as a single building site prior to September 24, 2005, the proposed Warrant is subject to the criteria in Article 4, Table 12, Design Review Criteria, reviewed herein. Further, the proposed Lot Diminishment satisfies the requirements of the Miami 21 Zoning Code, as each proposed Lot meets the minimum Lot size of 5,000 square feet, and minimum Lot Width of 50 feet, pursuant to Article 5, Illustration 5.3 "Sub -Urban Transect Zones (T3)". Additionally, the Property is located within the Coconut Grove Neighborhood Conservation District ("NCD-3"). According to Miami 21, Appendix A, Section 3.2: The intent of the Coconut Grove Neighborhood Conservation District (NCD-3) is to establish a protective series of legislative elements to preserve the historic, heavily landscaped character of Coconut Grove's residential areas; enhance and protect Coconut Grove's natural features such as the tree canopy and green space; and protect the architectural variety within the unique single family neighborhood that comprises Coconut Grove. In order to determine if the proposed Lot Diminishment would not disturb the unique Single - Family characteristic of the Neighborhood, Staff analyzed a quarter -mile study area (Figure 5), only including the T3 properties within the NCD-3. Within a quarter mile of the Property, the average size of the 408 residential properties is approximately 9,300 square feet and the average parcel size of the 11 residential properties on the Property's block fronting Poinciana Avenue is approximately 11,712 square feet. The three (3) proposed 7,000 square foot Lots, while meeting the minimum requirement for a T3-zoned Lot, measure smaller than the average of the Neighborhood and block. Therefore, the request is inconsistent with the intent of NCD-3. Staff Analysis Report No. PZ-23-17396 — Page 5 4055 Poinciana AV Quarter -Mite Lot Size Analysis Average parcel size of all 408 residential properties within the quarter -mile study area is approximately 9,300 square feet and the average parcel size of the 11 residential properties on the subject properties' Mock is approximately 1,712 square feet. NLLLH .O 0 150 300 00,03. wori 1i:I Itr EVE Our Ui1 MUMSm11u1uu. 600 Feet I + I R In UM MUD U Era NI 'mu MI EMS 4ti MMO ■111M • ■ NI== WS lam OMAN Notre 4,11, MO San =ri u / Q 1/4 Mile Studay Area - Subject Properties - Analyzed Block Properties n Analyzed Properties Figure 5: Analysis of lot sizes within a quarter -mile of the Property Finding: Complies and Does not comply Staff Analysis Report No. PZ-23-17396 — Page 6 Criteria 2: Article 7, Section 7.1.2.4.d: "The review shall consider the intent of the Transect..." Analysis: Pursuant to Article 4, Table 1, the "T3", Sub -Urban Transect Zone, "consists of low - Density areas, primarily comprised of Single -Family and Two Family residential units with relatively deep Setbacks, Streetscapes with swales, and with or without Sidewalks." The proposed Lot Diminishment meets similar conditions of the sector of the NCD-3 where the Property is located. The proposal supports the intent of the Transect. However, pursuant to Article 2, Section 2.1.2, "The Miami 21 Code is intended to advance the interests of both conservation and development while responding to the existing conditions of the City, its regional context, and its natural features, infrastructure and Buildings. a. The conservation goals include: 1. Preserving Neighborhoods, Historical Resources and the natural environment" While the request meets the intent of the T3 Transect Zone, it is inconsistent with the intent of the Miami 21 Code. Diminishing the Lot does not preserve the Neighborhood, as the existing conditions of the Lot contribute to the Neighborhood's historic character. Finding: Complies and Does not comply Criteria 3: Article 7, Section 7.1.2.4.d: "The review shall consider...the guiding principles of the Miami 21 Code..." Analysis: Pursuant to Article 2, Section 2.1.3.3.d, "Architecture and landscape design should grow from local climate, topography, history, and building practice," and Article 2, Section 2.1.3.3.h, "Preservation and renewal of historic resources should be facilitated to affirm the continuity of the community." Historically, the site has been developed with one Single -Family Residence, regardless of the three (3) platted Lots. Multiple existing building sites on the block were historically developed in the same way. Therefore, diminishing the existing Lot is inconsistent with the development pattern of the Neighborhood in this location. This is further supported by the intent of NCD-3, pursuant to Appendix A, Section 3.2. Finding: Does not comply Criteria 4: Article 7, Section 7.1.2.4.d: "The review shall consider...the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses." Staff Analysis Report No. PZ-23-17396 — Page 7 Analysis: The request proposes three (3) Lots which would increase the density of the block and disrupt the built form of the Neighborhood. This is further supported in the subsequent analysis of Article 4, Table 12. Finding: Does not comply Criteria 5: Article 4, Table 12, "Reinforce and enhance the Neighborhood pattern and scale of lots, blocks, and open spaces." Analysis: The Applicant proposes to revert the site to three (3), 7,000 square foot Lots each. The widths of the three (3) proposed Lots are approximately 50 feet, as per the survey. In the Quarter Mile Lot Size Analysis (Figure 3), it was found that across Poinciana Avenue are two (2) Single -Family Residences that are approximately 50 feet in width and are each 6,000 square feet in area. An additional Single -Family Residence is located on Poinciana Avenue and is 60 feet in width and 7,620 square feet in area. While the Lot sizes, widths, and orientations of the three (3) proposed Lots are reflective of the other three (3) existing sites located on Poinciana Avenue, the proposed diminishment is not found to reinforce the existing pattern and scale of the surrounding block. The proposed three (3) Lots are smaller than the average size of the Lots on the block, which is approximately 11,712 square feet. The proposal therefore does not reinforce the spatial characteristics or development pattern of the Neighborhood. 4085 Poinciana Avenue c c, 3810 Braganza Avenue Subject Properties 0 Analyzed Block Properties 4030 Poinciana Avenue f Analyzed Properties 1 Figure 6: Enlarged view of Neighborhood block Finding: Does not comply Staff Analysis Report No. PZ-23-17396 — Page 8 Criteria 6: Article 4, Table 12, "Ensure development is contextually sensitive to historical and cultural assets that contribute to the Neighborhood character." Analysis: The existing 21,000 square -foot Lot has been historically utilized as one (1) building site since 1947, when the previously existing Single -Family Residence was constructed. Pursuant to Appendix A, Section 3.2, the intent of NCD-3 states the character of Coconut Grove is "derived from... its unique property sizes and shapes..." The distinctive size of the Lot contributes to the Neighborhood character. The request to diminish the existing Lot is inconsistent with Article 4, Table 12 and the intent of NCD-3 to preserve the historic character of Coconut Grove's residential Neighborhoods. Finding: Does not comply Criteria 7: Article 4, Table 12, "Minimize the impact of Parking and Loading on the public realm and adjacent properties." Analysis: Although the Property is vacant, the site has historically contained one Single - Family Residence. The proposed Lot Diminishment would result in an increase in vehicular activity resulting from the two (2) additional Dwelling Units, resulting in additional conflict points for pedestrians. Finding: Does not comply E. FINDINGS 1. Per their Letter of Intent, the Applicant intends to build three Single Family Residences on the parcel at 4055 Poinciana Avenue. 2. The site was originally platted as three (3) individual lots, Lots 1, 2, and 3 of Block 1 of the Sunshine Vistas Subdivision. 3. The Property was developed as one Property in 1947 according to Miami Dade County Property Appraiser data. 4. The Applicant proposes to diminish the site into its three originally platted lots. 5. The Property is located in a "T3-R," Sub -Urban Transect Zone - Restricted and the Coconut Grove Neighborhood Conservation District (NCD-3). 6. The Proposed lot diminishment meets the minimum lot size and lot width requirements for "T3-R," Sub -Urban Transect Zone - Restricted. 7. Staff analyzed a quarter -mile study area and found that the average lot size for Residential lots within a quarter mile is 9,300 square feet. Staff Analysis Report No. PZ-23-17396 — Page 9 8. Along the block of Poinciana Avenue where the Property is located, the average lot size for sites fronting the street is 11,712 square feet. 9. There have been no permits issued by the City of Miami Planning Department for a Lot Diminishment within a quarter mile of the Property. 10. The Property is not found to be an outlier within its area and block, as there are other houses currently developed with single family homes built upon three (3) or more platted lots. 11. Of the applicable criteria from Article 4, Table 12, of Miami 21 Code, the requested Warrant does not comply with five (5) of the criteria. 12. Pursuant to Article 7, Section 7.1.2.4.d, it is found that the Applicant has submitted the necessary information to the Planning Department which does not demonstrate compliance with the guidelines and criteria required for this type of permit, as specified in the Miami 21 Code, including Article 4, Table 12. 13. Planning comments were provided in ePlan pursuant to a comprehensive review of the application materials. All comments have been addressed through the ePlan review process. 14. Pursuant to Article 7, Section 7.1.2.4.c of the Miami 21 Code, it is found that notices were sent to all Abutting property owners and registered associations in the Coconut Grove Commissioner District Office area by certified mail on or about March 30, 2024. The Planning Department received two (2) objections via email for the request, which are included in the application batch stamp. 15. Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the application has been referred to the following agencies whose comments and recommendations have been considered and are reflected in this final decision: Office of Zoning, Office of Code Compliance, Coconut Grove Commissioner District Office, and the Department of Resilience and Public Works. F. CONCLUSION The Applicant proposes to diminish a Property within Coconut Grove NCD-3, composed of three lots, that has existed as a Building Site as early as 1947. Pursuant to Appendix A, Section A.3.6(g)(1) requesting to construct more than one residence on a Property composed of one or more platted lots that previously existed as one building site within the NCD-3 prior to 2005 requires a Warrant. Staff found that the proposal fails to meet the applicable design criteria and similar conditions of the sector of the NCD-3 where the Property is located. Staff recommends Denial. Staff Analysis Report No. PZ-23-17396 — Page 10 P��� DocuSigned by: 1) L Slaw 77D014848CA84B6... David Snow Planning Director DocuSigned by: tAttatAAAL Sft iu r L— 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Planning Director ,—DocuSigned by: �e a, n, \ anicen, 1A5A344B113E4F5... Leeann Parker Planner I Attachments: Attachment 1 — Plat Attachment 2 — Historic Aerial (1940) NOTICE The Final Decision of the Planning Director, or his designee, may be appealed to the Planning, Zoning and Appeals Board by any aggrieved party within fifteen (15) days of the date of the posting of the decision on the City's website. The filing of an appeal, and payment of appropriate fee, may be submitted online at https://www.miamigov.com/Services/Solve-a-Problem/Appeal-a-Warrant-or-a-Waiver. Staff Analysis Report No. PZ-23-17396 — Page 11 me_r iwIMIv`n.'b.r 10rJg. w.r rx n 41001400.00 ..-n.___ •wean .r +w,.... Ad. ...r. 4 4.....w w41 0.000 ry w .+ .. r .r.F ti... w.a,r..r 04.0.e0e. w.py+ n,: iy 4.4.4 r wur ✓ Mw A...ww.r .arw..r w. yna+#,r pn r w'i e° 4 .14.4 ILO oq+,x..wcp rdW*..->•nrAr lae'l a..1`.r pr +wwn ti nr asP +�•. v +~.w-�.+•.w awe, de.. .a.« V C.'.,.r a+..d. 444- nrr i r. �.... — N .t..w ..r,®.s #4 44...I G.. 4 . N aw,aN.a,. a•.+..x.. 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Awe flyw7y lW.eq .iq 0ky .�' [mrw.a..•a .Hrr..w- 4Y.. 7R7 e4�..IL.�a..n .4 ..:4— h .....d We14.(41 ay 85, ewrY erd .bo. 1,cr ,r:xr sre•c cw.r-y a awc9rarr rrvarti,Rev6 . rwvr "'y.e'byr �'IJVW�AA ,,,re Alf . on. a14N • PO NCIANA "' AVENUE 5UN5 INE 145TA5 5Ua7/v 5iUm )1v 5Ika 5L Sue:70.54-4, FOR THE .5UPONIlYE FI2C 17a'S CONfl4NY BIS AYNE ENGI1'1E82Wa Cf1MvsWv. M AAR, .'Lt:i2JR4 . F 42CIi, :`323 000 ! �! . qi p, of ,*44'1 i...aa1e Resbreie, 4,1,140 25.72139 : -80 25695 ©penStreetIdap," NETRonline Submit an Appeal to the City Commission, PZAB, or HEPB Submitted on Receipt number Related form version 7 April 2025, 11:35AM 174 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). 03/25/2025 Proof of payment for appeal, noticing, and advertising fees? Did you pay your fees, if applicable? Yes Please upload a copy of the payment receipt showing full Appeal City of Miami Payment Confirmation pdf payment of fees associated with the appeal. 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 Yes owners within 500 feet? Please upload the Excel formatted list showing all the property Owner List.xls owners within 500 feet of the Your information What is your name or the name of your law firm representing Shubin Law Group, PA as authorized representative? Please provide your email. mgrafton@shubinlawgroup.com Please provide your phone number? 3054013565 What is the administrative decision/interpretation number or PZ-23-17396 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 Appeal Letter re Denial of Warrant For A Lot Diminishment.pdf Proof of Lobbyist Registration pdf Certificate of Resolutions Approving Appeal pdf Owner List xls Radius Map.pdf Certification Letter.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 Exhibit 1 to Appeal Letter - LOI For Warrant For A Lot Diminishment copy. pdf Exhibit 2 to Appeal Letter - PZ-23-17396 Denial Letter.pdf V1.pdf Front Yard Rendering - Concept.png Rack Yard Rendering - Concept png Please type your full name here and sign below. Mark Grafton 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 Shubin Law Group PROFESSIONAL ASSOCIATION Via Online Submission April 7, 2025 Planning & Zoning Appeals Board City of Miami Re: Appeal Letter re Denial of Warrant Application for a Lot Diminishment 4055 Poinciana Ave, Miami, FL (the "Property") PZ-23-17396 Dear Members of the Planning & Zoning Appeals Board, This correspondence is transmitted to you on behalf of 4055 Poinciana Ave, LLC ("Owner" or "Applicant"), the owner of the Property, and shall serve as the rationale for our appeal of the City's Denial of Owner's application seeking to revert the Property (a 21,000 square foot lot) back to its original three separately platted lots, each approximately 7,000 square feet lots (the "Application"). Applicant' s Letter of Intent, which sets forth a detailed review of the facts and applicable criteria required to obtain a Warrant for Lot Diminishment on the Property, is attached hereto as Exhibit 1, and fully incorporated herein. Applicant's analysis and supporting evidence establishes that each criteria has been satisfied. A few salient facts include: (1) the Application seeks to revert back to the original three platted lots (each currently has its own folio), (2) the Applicant' s proposed 7,000 square foot lots (5,000 sq. ft. is the minimum) would be larger than a full one-third of residential lots within a quarter mile, (3) numerous guiding principles of Miami 21 support the Application, while none suggest that the temporary use of three lots for one building site shall convert the three lots to one building site in perpetuity, (4) forcing a mega -mansion on this site in lieu of three normal single- family homes would almost surely result in greater intensity ("The magnitude of development measured by Floor Lot Ratio") on the site, and (5) Applicant' s design team has taken a considerate approach to ensuring that the three homes are contextually appropriate, with ample landscaping commensurate with the neighborhood's identity. Renderings being submitted simultaneously herewith are a demonstration of how an ambitious landscaping program can have these homes be significant contributions to the lush and unique character of Coconut Grove. WEST PALM BEACH 525 Okeechobee Blvd #1680 West Palm Beach, FL 33401 MIAMI 100 Southeast 2nd St #4020 Miami, FL 33131 TA M PA 615 Channelside Drive #204 Tampa, FL 33602 Shubinlawgroup.com I Tel (305) 381-6060 I Fax (305) 381-9457 Page 2 of 2 On March 25, 2025, the City's Planning Department posted its final decision denying the Application, a copy of which is attached hereto as Exhibit 2 (the "Warrant Decision"). The Warrant Decision finds that the Application "Complies and does not comply" for the first two criteria, and "does not comply" for the remaining five criteria. The Warrant Decision distilled down to its core is a finding that the Applicant's proposed 7,000 square foot lots would be smaller than the average lot size within a quarter -mile and on the subject block, and therefore would negatively impact the character of the neighborhood. We respectfully maintain that the Warrant Decision failed to appropriately consider the analysis and evidence supported by Applicant. We trust that your thoughtful consideration of this appeal will result in a determination that this Application does indeed satisfy the applicable criteria. A final point worth raising is that the Applicant remains open to incorporating additional feedback on design elements to ensure the homes are contextually compatible. Thank you in advance for your deliberation on this important issue. Enclosures -4 Shubin Law Group Sincerely, /s/ .Mark Grafton Mark Grafton For the firm Shubinlawgroup.com I Tel (305) 381-6060 I Fax (305) 381-9457 PROFESSIONAL ASSOCIATION Shubin Law Group PROFESSIONAL ASSOCIATION Via Online Submission July 26, 2024 Mr. David Snow Interim Planning Director, City of Miami 444 SW 2 Ave, 3rd Floor Miami FL, 33130 DSnow@miamigov.com Re: Letter of Intent for Warrant Application for a Lot Diminishment 4055 Poinciana Ave, Miami, FL (the "Property") Dear Mr. Snow, This correspondence is transmitted to you on behalf of 4055 Poinciana Ave, LLC ("Owner" or "Applicant"), the owner of the Property, and shall serve as the rationale for our application seeking to diminish the Property into three (3) Lots, approximately 7,000 square feet in area, as required by Miami 21, A.3.6(g)(1) (the "Application"). The Property consists of three platted lots, each with its own folio (Lots 1, 2, and 3 of the Sunshine Vistas Subdivision plat, and folios 0141200120010, 0141200120012, and 0141200120014). Demolition of the previous single-family residence that was located on the Property was approved under Waiver PZ-21-10992. The Analysis for Warrant for a Lot Diminishment attached hereto as Exhibit A, sets forth a detailed review of the facts and applicable criteria required to obtain a Warrant for Lot Diminishment on the Property. A review of each of the seven criteria confirms that this Property is an ideal candidate for diminishment. We respectfully request that you thoughtfully consider this revised letter of intent and supporting analysis, and ultimately determine that this Application does indeed satisfy all applicable criteria. Thank you in advance for your deliberation on this important issue. WEST PALM BEACH 525 Okeechobee Blvd #1680 West Palm Beach, FL 33401 Sincerely, /s/ .Mark Grafton Mark Grafton For the firm MIAMI 100 Southeast 2nd St #4020 Miami, FL 33131 TAMPA 615 Channelside Drive #204 Tampa, FL 33602 Shubinlawgroup.com 1 Tel (305) 381-6060 1 Fax (305) 381-9457 Page 2 of 5 EXHIBIT A Analysis for Warrant for a Lot Diminishment Criteria 1: Art 7, Sec 7.1.2.4.d: "The application shall be reviewed for compliance with the Code." Analysis: The proposed lot diminishment satisfies the requirements of Miami 21, as each proposed lot meets the minimum lot size of 5,000 square feet and minimum lot width of 50 feet, pursuant to Article 5, Illustration 5.3 "Sub -Urban Transect Zones (T3)". To confirm that the proposed lot diminishment would not disturb the unique single-family characteristic of the neighborhood, Applicant prepared a table analyzing the lot size of all of the T3 properties within the NCD-3 and within a quarter mile of the Property (see Exhibit 1 attached hereto). An important finding is that a full34.6% of the properties in this area have lot sizes that are 7,000 square feet or less. Adding three more lots of a size consistent with over one third of the lots within a quarter mile cannot be determined to be disruptive. Finding: Complies Criteria 2: Art 7, Sec 7.1.2.4.d: "The review shall consider the intent of the Transect. " Analysis: T3 has a minimum lot size of 5,000 square feet and minimum lot width of 50 feet. The Application complies with both of these requirements. Additionally, the proposed lot diminishment meets similar conditions of the sector of the Coconut Grove Neighborhood Conservation District ("NCD-3") where the Property is located. The Applicant' s proposal supports the intent of the transect, which consists of single-family and two- family residential units with Family residential units with relatively deep Setbacks, Streetscapes with swales, and with or without Sidewalks. The NCD-3 statement of intents, according to Miami 21, Appendix A is as follows: The intent of the Coconut Grove Neighborhood Conservation District (NCD-3) is to establish a protective series of legislative elements to preserve the historic, heavily landscaped character of Coconut Grove's residential areas; enhance and protect Coconut Grove's natural features such as the tree canopy and green space; and protect the architectural variety within the unique single family neighborhood that comprises Coconut Grove. Nothing about the intent of this Transect mandates or encourages preservation of oversized lots in perpetuity. Additionally, the intent of this application is to heavily landscape the Property to be consistent with the spirit of Coconut Grove, and also to outline the efforts made to mitigate the loss of a portion of the existing tree canopy. While any development of this site is going to require removal or relocation of certain trees as more particularly detailed in the Applicant' s Tree Mitigation Plan, the Applicant here has taken steps to redesign the development to preserve some of the most -4 Shubin Law Group Shubinlawgroup.com I Tel (305) 381-6060 I Fax (305) 381-9457 PROFESSIONAL ASSOCIATION Page 3 of 5 significant contributors to the existing tree canopy. Specifically, the Applicant has designed Lot 2 in attempt to preserve the most significant oak tree (Tree #8) on the property. Based on feedback from the City, this redesign was accomplished by shifting the proposed home site further south to permit the tree to remain. The Applicant will also be posting a bond relating to the preservation of this tree. Additionally, the Applicant has revised plans to preserve another significant native Strangler Fig (Tree #15). Finally, the Applicant's Planting Plan calls for significant new additions to the site, which will collectively contribute to the continued lushness of Coconut Grove. Finding: Complies Criteria 3: Art 7, Sec 7.1.2.4.d: "The review shall consider ...the guiding principles of Miami 21" Analysis: Forcing one significantly oversized lot to remain as an oversized lot in perpetuity does not advance the guiding principles of Miami 21. Nor does encouraging one mega mansion in lieu of three normal -sized homes. Below are a few guiding principles that support approval of the Application: • Encouraging infill (see Sec. 2.1.3.1b); o Coconut Grove is a centrally located, desirable location for additional infill development in a manner that is sensitive to the neighborhood's existing dynamics and landscape. This Application is in line with strategies seeking to encourage infill development. • "Architecture and landscape design should grow from local climate, topography, history, and building practice," (Sec. 2.1.3.3.d); o The fact that Section 2.1.3.3.d uses "grow from" instead of "maintain" suggests the understanding that the City's architecture and landscape would, and must, evolve over time and not remain static • "Within Neighborhoods, a range of housing types and price levels should accommodate diverse ages and incomes." (Sec. 2.1.3.1) o By forcing this oversized lot to remain one development site, the City would be acting contrary to this guiding principle. Coconut Grove is already an expensive, desirable neighborhood. This Application presents an opportunity for additional development at more reasonable price points than would be possible on a single unified development site. Finding: Complies Criteria 4: Art 7, Sec 7.1.2.4.d: "The review shall consider ... the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses." Analysis: The intended use will be three single family homes in a single-family neighborhood. The size of the lots after the diminishment will still be larger than one third of the lots within a -4 Shubin Law Group Shubinlawgroup.com I Tel (305) 381-6060 I Fax (305) 381-9457 PROFESSIONAL ASSOCIATION Page 4 of 5 quarter mile. Forcing a mega -mansion on this site in lieu of three normal single-family homes would almost surely result in greater intensity ("The magnitude of development measured by Floor Lot Ratio") on the Property. Placing a mansion on this Property in lieu of three normal sized homes would also be more out of context with the two properties directly across the street (both 6,000 square foot lots). Additionally, the support and analysis presented above regarding landscaping and tree canopy preservation are incorporated to this response. Finding: Complies Criteria 5: Article 4, Table 12, "Reinforce and enhance the Neighborhood pattern and scale of lots, blocks, and open spaces." Analysis: directly across Poinciana Avenue, there are two single-family homes sitting on 6,000 square foot lots. Yes, there are also some larger lots on the street as well. By diminishing the lot, the City has an opportunity to enhance the Neighborhood's pattern by avoiding additional mega - mansions in favor of more appropriately sized single-family structures consistent with those across the street. Additionally, there is precedent just a few blocks away on Loquat Avenue, where 3790, 3780, and 3760 were subdivided from one 22,737 square foot single-family lot that served as a unified development site until 2014. Moreover, these three lots sit directly adjacent to an 18,947 square foot lot at 3736 Loquat Avenue. Additionally, upon information and belief, a similar example can be found at 3901, 3847, and 3841 Loquat Avenue, which were all subdivided from one single- family development site. Assuming a reversion to original platting and coming in closer proximity to the average lot size in the neighborhood is somehow determined to detract from the neighborhood scale and pattern, any such impact would be de minimis. The proposed lot areas of 7,000 Square Feet would still be greater than one-third of the lots in the neighborhood. Finding: Complies Criteria 6: Article 4, Table 12, "Ensure development is contextually sensitive to historical and cultural assets that contribute to the Neighborhood character." Analysis: The neighborhood's historic form originates from its historic platting; the original plat here planned for the Property to be three individual lots. Forcing a large home to be built on the Property will not be contextually sensitive to historical or cultural assets that contribute to the Neighborhood character. By allowing three normal sized homes to be constructed on this Property, while simultaneously being respectful of the existing trees worthy of preservation, the Applicant is proposing an alternative to a mega mansion that will enhance contextual sensitivity. Additionally, All three lots comply with the T3 LDR standards (Criteria 2), and they would be -4 Shubin Law Group Shubinlawgroup.com I Tel (305) 381-6060 I Fax (305) 381-9457 PROFESSIONAL ASSOCIATION Page 5 of 5 equal to or larger than 34%, or 129 lots, in the quarter -mile study. This represents over a third of the community and, therefore, should not be considered inconsistent with the neighborhood's historic form. Additionally, the support and analysis presented above regarding landscaping and tree canopy preservation are incorporated to this response. Finding: Complies Criteria 7: Article 4, Table 12, "Minimize the impact of Parking and Loading on the public realm and adjacent properties." Analysis: If this criteria is interpreted to mean that more homes equals more cars, and therefore the criteria cannot be satisfied, it's unclear why this is even a criteria relevant for lot diminishment applications. That would be an illogical result. There is no planned Loading to occur at the Property. Parking is anticipated to be located within the Property, even after a lot diminishment, therefore any belief that this Application would result in a greater impact on the public realm from a parking and loading standpoint is speculative. Any additional vehicular traffic resulting from this Application is in line with the neighborhood standards, and cannot be considered to be in conflict with Miami 21's intent. Finding: Complies -4 Shubin Law Group Shubinlawgroup.com I Tel (305) 381-6060 I Fax (305) 381-9457 PROFESSIONAL ASSOCIATION EXHIBIT 1 Summary Lot Size (Sq. Ft) Count Percent 7,000 SF or less 139 34.6% Total 402 Median Lot Size 8,100 Average Lot Size 9,314 1Flirt 11fj ice. 4055 Poinciana AV Quarter -Mile Lot Size Analysis P' Average parcel size of all 408 residential properties within the quarter -mile study area is approximately 9,300 square feet and the average parcel size of the 11 residential properties On the subject properties' block is approximately 11,712 square feet, Wk� LV 0 150 300 600 Feed r I l j r• 1111111111111 MUM EVIM111 11111 111 ■uiI 7 111 111111Fig1# 1111111111111 r•rpoolA jiiat ■ „IlIuull' AMMO noun , ■ •111Us Q I/4 Mile Studay Area Subject Properties MI Analyzed Block Properties Analyzed Properties i Number Property Address Parcel ID Lot Size 1 3930 UTOPIA CT 141290120271 4,715 2 3974 UTOPIA CT 141290120170 5,000 3 3786 KENT CT 141200540020 5,003 4 4190 VENTURA AVE 141290600010 5,028 5 4060 EL PRADO BLVD 141290100445 5,150 6 4066 EL PRADO BLVD 141290100450 5,150 7 4116 PAMONAAVE 141290101100 5,300 8 4030 LA PLAYA BLVD 141290650010 5,347 9 4110 VENTURA AVE 141290100910 5,350 10 4118 VENTURA AVE 141290100911 5,350 11 4140 PAMONAAVE 141290101110 5,350 12 4046 EL PRADO BLVD 141290100440 5,400 13 4124VENTURAAVE 141290100920 5,400 14 3800 LA PLAYA BLVD 141290101241 5,400 15 3860 BRAGANZA AVE 141290100150 5,442 16 4110 PAMONAAVE 141290101090 5,450 17 4110 CRAWFORD AVE 141200120365 5,500 18 3825 LE JEUNE RD 141290101161 5,500 19 3817 S LE JEUNE RD 141290101170 5,500 20 4040 LA PLAYA BLVD 141290650020 5,504 21 4141 EL PRADO BLVD 141290100870 5,550 22 4131 EL PRADO BLVD 141290100880 5,550 23 4128 PAMONAAVE 141290101101 5,550 24 4161 VENTURA AVE 141290101030 5,600 25 4156 PAMONAAVE 141290101120 5,600 26 4185 PAMONAAVE 141290101160 5,600 27 3900 EL PRADO BLVD 141290120171 5,650 28 4099 LA PLAYA BLVD 141290100480 5,720 29 4181 PAMONAAVE 141290101185 5,750 30 4080 EL PRADO BLVD 141290100451 5,757 31 4049 VENTURA AVE 141290100200 5,800 32 4039 VENTURA AVE 141290100205 5,800 33 4036 EL PRADO BLVD 141290100430 5,800 34 4181 EL PRADO BLVD 141290100840 5,800 35 4175 EL PRADO BLVD 141290100841 5,800 36 4151 EL PRADO BLVD 141290100850 5,800 37 4145 EL PRADO BLVD 141290100860 5,800 38 4134VENTURAAVE 141290100930 5,800 39 3840 LA PLAYA BLVD 141290101080 5,800 40 4171 PAMONAAVE 141290101190 5,800 41 3701 SOLANA RD 141200110040 5,850 42 4183 PAMONAAVE 141290101180 5,850 43 4086 EL PRADO BLVD 141290100452 5,871 44 3755 SOLANA RD 141200110090 5,883 45 3871 CRAWFORD AVE 141200080052 5,895 46 4021 EL PRADO BLVD 141290100350 5,900 47 4031 VENTURA AVE 141290100210 5,950 48 4135 VENTURA AVE 141290101032 5,950 49 4175 RAYNOLDS AVE 141200120260 5,970 50 4060 POINCIANA AVE 141290100032 6,000 51 4066 POINCIANA AVE 141290100040 6,000 52 3835 LA PLAYA BLVD 141290100070 6,000 53 3845 LA PLAYA BLVD 141290100080 6,000 54 4085 MALAGAAVE 141290100500 6,000 55 4057 MALAGAAVE 141290100520 6,000 56 4047 MALAGAAVE 141290100530 6,000 57 4011 MALAGAAVE 141290100560 6,000 58 3886 LA PLAYA BLVD 141290101060 6,000 59 3824 LA PLAYA BLVD 141290101235 6,000 60 3816 LA PLAYA BLVD 141290101240 6,000 61 4130 POINCIANA AVE 141290101250 6,000 62 4140 POINCIANA AVE 141290101260 6,000 63 4146 POINCIANA AVE 141290101261 6,000 64 4150 POINCIANA AVE 141290101270 6,000 65 4180 POINCIANA AVE 141290101280 6,000 66 4190 POINCIANA AVE 141290101285 6,000 67 3865 POINCIANA AVE 141200080430 6,008 68 3620 JUSTISON RD 141200120770 6,050 69 4031 EL PRADO BLVD 141290100340 6,050 70 4131 MALAGAAVE 141290100750 6,050 71 4121 MALAGAAVE 141290100751 6,050 72 4160 PAMONA AVE 141290101121 6,065 73 4020 ENSENADAAVE 141290100151 6,100 74 4040 ENSENADAAVE 141290100160 6,100 75 4148 VENTURA AVE 141290100940 6,100 76 4186 PAMONA AVE 141290101140 6,100 77 4145 PAMONA AVE 141290101201 6,210 78 4019 EL PRADO BLVD 141290100360 6,250 79 4141 PAMONAAVE 141290101202 6,255 80 3785 KENT CT 141200080440 6,298 81 3868 BRAGANZA AVE 141290100211 6,300 82 4180 PAMONA AVE 141290101130 6,300 83 4086 RAYNOLDS AVE 141200110020 6,305 84 4025 ENSENADAAVE 141290100131 6,350 85 3900 BRAGANZA AVE 141290100365 6,350 86 3904 BRAGANZA AVE 141290100370 6,350 87 4131 VENTURA AVE 141290101040 6,350 88 4131 LYBYER AVE 141200120710 6,375 89 4039 ENSENADA AVE 141290100130 6,400 90 4174 EL PRADO BLVD 141290100810 6,400 91 3896 LA PLAYA BLVD 141290101051 6,400 92 3710 FRANTZ RD 141200120245 6,450 93 3750 FRANTZ RD 141200120265 6,453 94 3975 CRAWFORD AVE 141200110050 6,500 95 3965 CRAWFORD AVE 141200110060 6,500 96 3860 POINCIANA AVE 141290080020 6,500 97 3870 POINCIANA AVE 141290080021 6,500 98 3950 POINCIANA AVE 141290080090 6,500 99 3964 POINCIANA AVE 141290080100 6,500 100 3970 POINCIANA AVE 141290080101 6,500 101 4020 VENTURA AVE 141290100231 6,500 102 4038 VENTURA AVE 141290100232 6,500 103 4040 VENTURA AVE 141290100250 6,500 104 4050 VENTURA AVE 141290100255 6,500 105 4052 VENTURA AVE 141290100260 6,500 106 4060 VENTURA AVE 141290100270 6,500 107 4070 VENTURA AVE 141290100275 6,500 108 4080 VENTURA AVE 141290100280 6,500 109 4110 EL PRADO BLVD 141290100771 6,500 110 4121 VENTURA AVE 141290101050 6,500 111 4000 ENSENADA AVE 141290100141 6,528 112 4150 VENTURA AVE 141290100950 6,600 113 4080 ENSENADA AVE 141290100170 6,613 114 3979 POINCIANA AVE 141200550060 6,636 115 4080 LYBYER AVE 141200120420 6,700 116 4160 VENTURA AVE 141290100960 6,700 117 4075 EL PRADO BLVD 141290100310 6,743 118 3720 FRANTZ RD 141200120250 6,750 119 4140 CRAWFORD AVE 141200120340 6,750 120 4041 ENSENADAAVE 141290100120 6,750 121 4095 LA PLAYA BLVD 141290100490 6,760 122 4001 IRVINGTON AVE 141200140340 6,880 123 3780 KENT CT 141200540010 6,908 124 4061 EL PRADO BLVD 141290100320 6,928 125 3751 SOLANA RD 141200110075 6,983 126 4175 CRAWFORD AVE 141200530010 6,993 127 4173 CRAWFORD AVE 141200530020 6,993 128 4170 RAYNOLDS AVE 141200120181 7,000 129 3723 LE JEUNE RD 141200120210 7,000 130 3721 LE JEUNE RD 141200120220 7,000 131 4121 RAYNOLDS AVE 141200120281 7,000 132 4131 RAYNOLDS AVE 141200120290 7,000 133 3725 FRANTZ RD 141200120310 7,000 134 4140 LOQUAT AVE 141200120750 7,000 135 4130 LOQUATAVE 141200120760 7,000 136 4064 LOQUATAVE 141200120820 7,000 137 4050 LOQUATAVE 141200120840 7,000 138 4178 EL PRADO BLVD 141290100811 7,000 139 4104 VENTURA AVE 141290100900 7,000 143 3700 JUSTISON RD 141200120370 7,011 144 4125 POINCIANA AVE 141200120060 7,015 145 4135 POINCIANA AVE 141200120065 7,025 146 4000 KUMQUAT AVE 141200400020 7,052 147 3839 IRVINGTON AVE 141200140220 7,120 148 3969 LOQ UAT AVE 141200090250 7,150 149 3948 LOQ UAT AVE 141200090280 7,150 150 3940 LOQ UAT AVE 141200090281 7,150 151 3934 LOQUATAVE 141200090290 7,150 152 3910 LOQ UAT AVE 141200090310 7,150 153 3675 JUSTISON RD 141200120400 7,189 154 4050 ENSENADAAVE 141290100161 7,198 155 3733 SOLANA RD 141200110070 7,200 156 3745 SOLANA RD 141200110073 7,200 157 4005 EL PRADO BLVD 141290100361 7,200 158 4181 LYBYER AVE 141200120630 7,250 159 4141 LYBYER AVE 141200120720 7,250 160 4045 ENSENADA AVE 141290100110 7,300 161 3981 LOQUATAVE 141200090260 7,307 162 4155 PAMONA AVE 141290101200 7,380 163 3660 JUSTISON RD 141200120450 7,425 164 3798 IRVINGTON AVE 141200140170 7,450 165 3835 KENT CT 141290080040 7,450 166 3673 JUSTISON RD 141200120405 7,488 167 NA El Prado x Lejune X Ventura 141290710010 7,490 168 3917 LE JEUNE RD 141290710020 7,499 169 4070 LYBYER AVE 141200120430 7,500 170 4135 CRAWFORD AVE 141200120480 7,500 171 3661 LE JEUNE RD 141200120571 7,500 172 3655 LE JEUNE RD 141200120572 7,500 173 3843 IRVINGTON AVE 141200140230 7,500 174 3845 IRVINGTON AVE 141200140250 7,500 175 3855 IRVINGTON AVE 141200140270 7,500 176 3863 IRVINGTON AVE 141200140271 7,500 177 3921 IRVINGTON AVE 141200140310 7,500 178 3935 IRVINGTON AVE 141200140320 7,500 179 3730 SOLANA RD 141200350010 7,500 180 4185 VENTURA AVE 141290101000 7,527 181 3850 IRVINGTON AVE 141200140225 7,578 182 4031 POINCIANA AVE 141200100030 7620 183 3810 JUSTISON RD 141200120055 7,790 184 3860 CRAWFORD AVE 141200080220 7,800 185 3850 CRAWFORD AVE 141200080230 7,800 186 3840 CRAWFORD AVE 141200080240 7,800 187 3830 CRAWFORD AVE 141200080250 7,800 188 3820 CRAWFORD AVE 141200080260 7,800 189 3865 COCO GROVE AVE 141200080320 7,800 190 3856 POINCIANA AVE 141290080011 7,800 191 4070 ENSENADAAVE 141290100175 7,839 192 3880 IRVINGTON AVE 141200140240 7,850 193 3900 IRVINGTON AVE 141200140260 7,850 194 3910 IRVINGTON AVE 141200140280 7,850 195 3924 IRVINGTON AVE 141200140330 7,850 196 3615 SOLANA RD 141200150110 7,975 197 3609 SOLANA RD 141200150111 7,975 198 3605 SOLANA RD 141200150120 7,975 199 3603 SOLANA RD 141200150130 7,975 200 3670 JUSTISON RD 141200120440 8,025 201 4003 ENSENADA AVE 141290100135 8,064 202 3820 BRAGANZA AVE 141290100140 8,064 203 3665 JUSTISON RD 141200120410 8,100 204 3500 SOLANA RD 141200150010 8,100 205 3755 LE JEUNE RD 141200120190 8,125 206 4047 ENSENADA AVE 141290100105 8,200 207 4016 IRVINGTON AVE 141200140400 8,240 208 4141 RAYNOLDS AVE 141200120300 8,260 209 3635 FRANTZ RD 141200120500 8,302 210 4157 POINCIANA AVE 141200120130 8,400 211 4161 POINCIANA AVE 141200120140 8,400 212 4140 LYBYER AVE 141200120510 8,400 213 4130 LYBYER AVE 141200120520 8,400 214 4120 LYBYER AVE 141200120530 8,400 215 4110 LYBYER AVE 141200120540 8,400 216 3801 BRAGANZAAVE 141290080110 8,450 217 4160 EL PRADO BLVD 141290100800 8,450 218 3900 POINCIANA AVE 141290080080 8,452 219 3680 FRANTZ RD 141200440020 8,476 220 4150 EL PRADO BLVD 141290100790 8,480 221 3622 SOLANA RD 141200110021 8,489 222 3861 CRAWFORD AVE 141200080060 8,500 223 3970 LEAFY WAY 141290090131 8,560 224 3980 POINCIANA CLOSED RD 141200550010 8,562 225 3969 POINCIANA CLOSED RD 141200550020 8,562 226 3809 IRVINGTON AVE 141200140200 8,680 227 4171 LYBYER AVE 141200120620 8,700 228 3601 SOLANA RD 141200150131 8,700 229 4015 IRVINGTON AVE 141200140360 8,720 230 3915 UTOPIA CT 141290120270 8,742 231 4156 CRAWFORD AVE 141200120320 8,825 232 3800 CRAWFORD AVE 141200080270 8,840 233 3834 LA PLAYA BLVD 141290101230 8,880 234 3845 COCO GROVE AVE 141200080300 8,944 235 3639 LE JEUNE RD 141200120650 9,000 236 4045 MALAGA AVE 141290100540 9,000 237 4035 MALAGA AVE 141290100550 9,000 238 3884 CRAWFORD AVE 141200080210 9,028 239 4037 POINCIANA AVE 141200100040 9,080 240 3855 COCO GROVE AVE 141200080310 9,100 241 3890 POINCIANA AVE 141290080030 9,100 242 4140 EL PRADO BLVD 141290100780 9,100 243 4190 PAMONA AVE 141290101150 9,122 244 4038 CRAWFORD AVE 141200110010 9,258 245 4049 ENSENADA AVE 141290100100 9,301 246 3800 IRVINGTON AVE 141200140190 9,320 247 3838 IRVINGTON AVE 141200140210 9,334 248 3631 FRANTZ RD 141200120730 9,336 249 3765 LE JEUNE RD 141200120170 9,375 250 3930 CRAWFORD AVE 141200080170 9,444 251 3516 SOLANA RD 141200150040 9,450 252 3806 JUSTISON RD 141200120110 9,514 253 3679 FRANTZ RD 141200120490 9,600 254 3909 LA PLAYA BLVD 141290100290 9,600 255 3740 SOLANA RD 141200350020 9,694 256 3810 FRANTZ RD 141200120183 9,700 257 4025 POINCIANA AVE 141200100025 9,715 258 3737 JUSTISON RD 141200730020 9,750 259 3851 CRAWFORD AVE 141200080070 9,825 260 3841 CRAWFORD AVE 141200080080 9,825 261 3831 CRAWFORD AVE 141200080090 9,825 262 3821 CRAWFORD AVE 141200080100 9,825 263 4191 EL PRADO BLVD 141290710030 9,861 264 4137 CRAWFORD AVE 141200120481 9,900 265 3870 COCO GROVE AVE 141200080360 10,000 266 3850 COCO GROVE AVE 141200080370 10,000 267 3851 POINCIANA AVE 141200080371 10,000 268 3855 POINCIANA AVE 141200080420 10,000 269 3930 IRVINGTON AVE 141200140350 10,000 270 4095 ENSENADA AVE 141290100090 10,000 271 3979 POINCIANA CLOSED RD 141200550040 10,007 272 4130 CRAWFORD AVE 141200120350 10,125 273 4120 CRAWFORD AVE 141200120360 10,125 274 3506 SOLANA RD 141200150030 10,125 275 3650 JUSTISON RD 141200120550 10,150 276 4071 LYBYER AVE 141200120780 10,150 277 4081 LYBYER AVE 141200120790 10,150 278 3991 LOQUATAVE 141200150170 10,150 279 4010 EL PRADO BLVD 141290100390 10,155 280 3926 UTOPIA CT 141290120280 10,200 281 3960 UTOPIA CT 141290120290 10,200 282 3625 SOLANA RD 141200150100 10,238 283 3891 COCO GROVE AVE 141200080340 10,255 284 3917 CRAWFORD AVE 141200080030 10,272 285 3992 LOQUAT AVE 141200150140 10,368 286 3982 LOQUAT AVE 141200150150 10,368 287 3985 LOQUAT AVE 141200150160 10,368 288 3801 COCO GROVE AVE 141200080280 10,400 289 3885 COCO GROVE AVE 141200080330 10,400 290 4055 VENTURA AVE 141290100190 10,400 291 3931 CRAWFORD AVE 141200080020 10,422 292 3901 CRAWFORD AVE 141200080050 10,480 293 4090 RAYNOLDS AVE 141200120040 10,500 294 4130 RAYNOLDS AVE 141200120090 10,500 295 4126 RAYNOLDS AVE 141200120100 10,500 296 4165 POINCIANA AVE 141200120150 10,500 297 3775 LE JEUNE RD 141200120160 10,500 298 4180 RAYNOLDS AVE 141200120180 10,500 299 4111 RAYNOLDS AVE 141200120280 10,500 300 3685 JUSTISON RD 141200120390 10,500 301 3790 KENT CT 141200520010 10,575 302 3941 CRAWFORD AVE 141200080010 10,620 303 3830 FRANTZ RD 141200120120 10,681 304 4095 EL PRADO BLVD 141290100300 10,692 305 4180 LYBYER AVE 141200120590 10,700 306 4100 EL PRADO BLVD 141290100770 10,705 307 3840 KENT CT 141290080150 10,732 308 3504 SOLANA RD 141200150020 10,800 309 4016 EL PRADO BLVD 141290100400 10,800 310 4051 ENSENADAAVE 141290100095 10,815 311 4160 RAYNOLDS AVE 141200120080 10,836 312 4160 CRAWFORD AVE 141200120240 10,861 313 3799 SOLANA RD 141200100010 10,875 314 3830 COCO GROVE AVE 141200080380 11,000 315 3825 POINCIANA AVE 141200080410 11,000 316 4025 IRVINGTON AVE 141200140380 11,000 317 3871 LE JEUNE RD 141290101010 11,000 318 3801 LE JEUNE RD 141290101290 11,000 319 3779JUSTISON RD 141200730010 11,007 320 3821 BRAGANZAAVE 141290080120 11,020 321 4121 CRAWFORD AVE 141200120460 11,250 322 4131 CRAWFORDAVE 141200120470 11,250 323 3800 COCO GROVE AVE 141200080390 11,500 324 3805 POINCIANA AVE 141200080400 11,500 325 3900 CRAWFORD AVE 141200080200 11,559 326 3601 JUSTISON RD 141200120810 11,719 327 4190 CRAWFORD AVE 141200120230 11,900 328 4149VENTURAAVE 141290101031 11,900 329 3600 FRANTZ RD 141200120610 11,941 330 4050 POINCIANA AVE 141290100030 12,000 331 3815 LA PLAYA BLVD 141290100050 12,000 332 3821 LA PLAYA BLVD 141290100060 12,000 333 4075 MALAGA AVE 141290100510 12,000 334 4169VENTURAAVE 141290101021 12,000 335 3876 LA PLAYA BLVD 141290101070 12,000 336 4160 POINCIANA AVE 141290101271 12,000 337 3850 POINCIANA AVE 141290080010 12,051 338 4001 VENTURA AVE 141290100220 12,065 339 3901 BRAGANZAAVE 141290120340 12,115 340 3610 SOLANA RD 141200150070 12,150 341 3971 POINCIANA CLOSED RD 141200550050 12,228 342 4039 CRAWFORD AVE 141200110030 12,252 343 3890 COCO GROVE AVE 141200080350 12,268 344 4001 LA PLAYA BLVD 141290100460 12,276 345 3910 CRAWFORD AVE 141200080190 12,421 346 3919 BRAGANZA AVE 141290120330 12,500 347 3741 LE JEUNE RD 141200120200 12,600 348 3651 LE JEUNE RD 141200120580 12,600 349 3890 BRAGANZA AVE 141290100230 12,700 350 4191 LYBYER AVE 141200120640 12,750 351 3635 JUSTISON RD 141200120800 12,775 352 3500 FRANTZ RD 141200120690 12,778 353 3907 UTOPIA CT 141290620010 12,968 354 4061 VENTURA AVE 141290100180 13,000 355 3690 FRANTZ RD 141200440010 13,101 356 3620 SOLANA RD 141200150080 13,230 357 3765 SOLANA RD 141200100020 13,260 358 4085 POINCIANA AVE 141200120020 13,286 359 3734 JUSTISON RD 141200120270 13,300 360 4037 EL PRADO BLVD 141290100330 13,300 361 3982 POINCIANA CLOSED RD 141200550030 13,483 362 4150 CRAWFORD AVE 141200120330 13,500 363 4000 LYBYER AVE 141200150050 13,500 364 3940 BRAGANZA AVE 141290100570 13,750 365 3905 CRAWFORD AVE 141200080040 13,960 366 4060 LOQUAT AVE 141200120830 14,000 367 3834 KENT CT 141290080160 14,000 368 3942 LA PLAYA BLVD 141290100890 14,070 369 3810 BRAGANZA AVE 141290100010 14,136 370 4150 LOQUAT AVE 141200120740 14,162 371 3945 LOQUAT AVE 141200090240 14,300 372 3920 LOQUAT AVE 141200090300 14,300 373 3904 LOQUAT AVE 141200090320 14,300 374 4135 PAMONA AVE 141290101210 14,400 375 3972 LOQUAT AVE 141200090270 14,489 376 3851 BRAGANZAAVE 141290080130 14,500 377 3630 JUSTISON RD 141200120700 14,600 378 3920 CRAWFORD AVE 141200080180 14,700 379 4094 RAYNOLDS AVE 141200120030 15000 380 3831 FRANTZ RD 141200120070 15,165 381 3916 IRVINGTON AVE 141200140300 15,700 382 3950 LEAFY WAY 141290090150 15,912 383 4180 VENTURA AVE 141290600020 15,970 384 3939 LEAFY WAY 141290090100 16,100 385 3925 LEAFY WAY 141290090090 16,200 386 4001 EL PRADO BLVD 141290100380 16,463 387 4160 LYBYER AVE 141200120600 16,766 388 4012 IRVINGTON AVE 141200140390 17,600 389 3910 UTOPIA CT 141290120260 17,700 390 4030 POINCIANA AVE 141290100020 18,000 391 3841 KENT CT 141290080050 18,679 392 3800 POINCIANA AVE 141290440020 19,700 393 3770 KENT CT 141200000170 21,000 394 3990 LEAFY WAY 141290090130 21,156 395 3965 LEAFY WAY 141290090110 21,190 396 3835 EL PRADO BLVD 141290120240 21,965 397 3975 LEAFY WAY 141290090120 22,887 398 3987 EL PRADO BLVD 141290120320 23,962 399 3806 SOLANA RD 141200100050 24,627 400 3908 LEAFY WAY 141290090170 25,005 401 3818 POINCIANA AVE 141290440030 25,600 402 3938 LEAFY WAY 141290090160 25,800 403 3849 LEAFY WAY 141290420020 28,314 404 3852 POINCIANA AVE 141290080071 31,155 405 3897 LEAFY WAY 141290090080 31,211 City of Miami Planning Department ANALYSIS FOR WARRANT FOR A LOT DIMINISHMENT Staff Analysis Report No. PZ-23-17396 Location 4055 Poinciana Avenue Folio Number 0141200120010, 0141200120012, and 0141200120014 Miami 21 Transect "T3-R" Sub -Urban Transect Zone —Restricted, and NCD-3 (Coconut Grove Neighborhood Conservation District) MCNP Designation Single Family Residential Commission District District 2 - Damian Pardo Commissioner District Office Coconut Grove Planner Leeann Parker, Planner 1 (Iparker@miamigov.com) Property Owner 4055 POINCIANA AVE, LLC Project Representative Marvin Colegial (marvin@colegial.co) A. REQUEST Pursuant to Appendix A, Section A.3.6(g)(1) of Ordinance 13114 ("Miami 21"), as amended, 4055 POINCIANA AVE, LLC (the "Applicant") requests to diminish a Lot Line to construct more than one residence on a Property that previously existed as one (1) building site within the Neighborhood Conservation District-3 (NCD-3) prior to 2005, located at 4055 Poinciana Avenue, Miami, Florida (the "Property"). B. RECOMMENDATION Pursuant to Appendix A, Section A.3.6(g)(1) of Miami 21, as amended, the Planning Department recommends Denial of the Warrant based upon the facts and findings in this staff report. C. BACKGROUND AND PROPOSAL The Applicant submitted a Letter of Intent ("LOI") stating the intention to diminish the Lot located at 4055 Poinciana Avenue into three (3) individual Lots. The existing Property consists of Lots 1, 2, and 3 of the Sunshine Vistas Subdivision plat. Although the site is currently vacant, there was an approximately 2,532 square foot Single -Family Residence built in 1947, according to the Miami -Dade County Property Appraiser card. The Miami 21 Code, Appendix A, Section A.3.6(g)(1) requires a Warrant in order to diminish the size of a building site in existence prior to September 24, 2005, which would be required to develop three (3) single Staff Analysis Report No. PZ-23-17396 — Page 1 family Dwelling Units on the Property. The demolition of the previous Single -Family Residence was approved under Waiver PZ-21-10992. The Applicant proposes to diminish the building site into three (3) Lots approximately 7,000 square feet in area, and 50 feet in Lot Width (Figure 1). CGESS 7011 Y CORNEA 111 OJT LOT4 BLOOM 1 2 as U. LOT BLOCK BLOCK BOB: N 67°07'24" E 150.00' —kip ASPlipLiPAF1 _ E�EV=1T 19I + Fp ryON nrr SHOWN ,10 " V POINCIANA AVENUE a+a Sop HEETCn 16J..} ?: wrP� oA ..� ATLAS errtErma 1� NO ACCESS TO PROPERTY CORNER SEMENT SOLAN P.e. 17 P0. 41 (MOCK) m 0 � G n 4 11' Figure 1: Proposed site diminishment into Lots 1, 2, and 3 FIR 112 N0IO Site Location & Surrounding Uses The Property fronts Poinciana Avenue to the south (Figure 2). It is located in the Coconut Grove Neighborhood Conservation District (NCD-3) within the "T3-R" Sub -Urban Transect Zone —Restricted and is surrounded by Single -Family Residential Uses on all sides. Staff Analysis Report No. PZ-23-17396 — Page 2 1 Ii". I i I . I I ,---4 _.. ii__ f .1 ' • . 4 t i tit 1•li " I - ''''F' ' 1 i ' I i '11. 4 _ I ' . i I i L..„ .-4,.... I I ____ ___.-,,.—1-------", _.-1' .---") NC I -4-1_,_I glie SVVRAYN9L DS AV .1= 1 RAYNOt 6S AV --1—r— ,-, Al- ,r----1"--"T----- 777 T -----) i, i . k 1 r 4 1 Ti_-_,. \ , , 1 1 .1.. • , , , ‘ , ‘ %, _ _L--+—,-- t r, —— A, ti— — E „o i , #404 , PCANd AN A A\1_ — ----- 1-77:-- I jilt, 1 ,ir' 44,- 77— '-lii* Nv. , _si ' 4 7--- s' .1 _ 1 Al-,--f"----,, --- *I NSENADA AV --T , i Figure 2: Aerial overview of Property SURROUNDING USES North South East West Miami 21 T3-R T3-R T3-R T3-R MCNP / Density Single -Family Residential (9 du/acre) Single -Family Residential (9 du/acre) Single -Family Residential (9 du/acre) Single -Family Residential (9 du/acre) Existing Use Single Family Single Family Single Family Single Family Staff Analysis Report No. PZ-23-17396 — Page 3 D. ANALYSIS Street views of the Neighborhood block Figure 3: View looking east on Poinciana Avenue Figure 4: View looking west on Poinciana Avenue Staff Analysis Report No. PZ-23-17396 — Page 4 Warrant Analysis Criteria Criteria 1: Article 7, Section 7.1.2.4.d: "The application shall be reviewed for compliance with the Code." Analysis: Appendix A, Section A.3.6(g)(1) states: Wherever an existing single-family residence or lawful accessory building(s) or structure(s) is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only one building site and no permit shall be issued for the construction of more than one single-family residence except by Warrant... No building sites in existence prior to September 24, 2005 shall be diminished in size except by Warrant, subject to the criteria specified in Article 4, Table 12 Design Review Criteria. As the Property has existed as a single building site prior to September 24, 2005, the proposed Warrant is subject to the criteria in Article 4, Table 12, Design Review Criteria, reviewed herein. Further, the proposed Lot Diminishment satisfies the requirements of the Miami 21 Zoning Code, as each proposed Lot meets the minimum Lot size of 5,000 square feet, and minimum Lot Width of 50 feet, pursuant to Article 5, Illustration 5.3 "Sub -Urban Transect Zones (T3)". Additionally, the Property is located within the Coconut Grove Neighborhood Conservation District ("NCD-3"). According to Miami 21, Appendix A, Section 3.2: The intent of the Coconut Grove Neighborhood Conservation District (NCD-3) is to establish a protective series of legislative elements to preserve the historic, heavily landscaped character of Coconut Grove's residential areas; enhance and protect Coconut Grove's natural features such as the tree canopy and green space; and protect the architectural variety within the unique single family neighborhood that comprises Coconut Grove. In order to determine if the proposed Lot Diminishment would not disturb the unique Single - Family characteristic of the Neighborhood, Staff analyzed a quarter -mile study area (Figure 5), only including the T3 properties within the NCD-3. Within a quarter mile of the Property, the average size of the 408 residential properties is approximately 9,300 square feet and the average parcel size of the 11 residential properties on the Property's block fronting Poinciana Avenue is approximately 11,712 square feet. The three (3) proposed 7,000 square foot Lots, while meeting the minimum requirement for a T3-zoned Lot, measure smaller than the average of the Neighborhood and block. Therefore, the request is inconsistent with the intent of NCD-3. Staff Analysis Report No. PZ-23-17396 — Page 5 i 1 1 1 1 1 1 1 1lLi�l 4055 Poinciana AV Quarter -Mile Lot Size Analysis r -cfM� S Average parcel size of all 408 residential properties within the quarter -mile study area is approximately 9.300 square feet and the average parcel size of the 11 residential properties on the subject properties' block is approximately 11,712 square feet. �R1�111"mu,. i111111111'! 4111111114 uiLWrauu VAI4 MO AV 0 150 300 600 Feet 1 fib I 111111 mill I :111��N :1� ■1I 11111 t 114111!111111 4-... $ I ■11!!!! I s NIL atria 111111.11111 _ 1=11J4 M'sle Muddy Area Sub}e[t P opertes �-- Analyzed Block Properties 1 T 1.r I Figure 5: Analysis of lot sizes within a quarter -mile of the Property Finding: Complies and Does not comply Staff Analysis Report No. PZ-23-17396 — Page 6 Criteria 2: Article 7, Section 7.1.2.4.d: "The review shall consider the intent of the Transect..." Analysis: Pursuant to Article 4, Table 1, the "T3", Sub -Urban Transect Zone, "consists of low - Density areas, primarily comprised of Single -Family and Two Family residential units with relatively deep Setbacks, Streetscapes with swales, and with or without Sidewalks." The proposed Lot Diminishment meets similar conditions of the sector of the NCD-3 where the Property is located. The proposal supports the intent of the Transect. However, pursuant to Article 2, Section 2.1.2, "The Miami 21 Code is intended to advance the interests of both conservation and development while responding to the existing conditions of the City, its regional context, and its natural features, infrastructure and Buildings. a. The conservation goals include: 1. Preserving Neighborhoods, Historical Resources and the natural environment" While the request meets the intent of the T3 Transect Zone, it is inconsistent with the intent of the Miami 21 Code. Diminishing the Lot does not preserve the Neighborhood, as the existing conditions of the Lot contribute to the Neighborhood's historic character. Finding: Complies and Does not comply Criteria 3: Article 7, Section 7.1.2.4.d: "The review shall consider...the guiding principles of the Miami 21 Code..." Analysis: Pursuant to Article 2, Section 2.1.3.3.d, "Architecture and landscape design should grow from local climate, topography, history, and building practice," and Article 2, Section 2.1.3.3.h, "Preservation and renewal of historic resources should be facilitated to affirm the continuity of the community." Historically, the site has been developed with one Single -Family Residence, regardless of the three (3) platted Lots. Multiple existing building sites on the block were historically developed in the same way. Therefore, diminishing the existing Lot is inconsistent with the development pattern of the Neighborhood in this location. This is further supported by the intent of NCD-3, pursuant to Appendix A, Section 3.2. Finding: Does not comply Criteria 4: Article 7, Section 7.1.2.4.d: "The review shall consider...the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses." Staff Analysis Report No. PZ-23-17396 — Page 7 Analysis: The request proposes three (3) Lots which would increase the density of the block and disrupt the built form of the Neighborhood. This is further supported in the subsequent analysis of Article 4, Table 12. Finding: Does not comply Criteria 5: Article 4, Table 12, "Reinforce and enhance the Neighborhood pattern and scale of lots, blocks, and open spaces." Analysis: The Applicant proposes to revert the site to three (3), 7,000 square foot Lots each. The widths of the three (3) proposed Lots are approximately 50 feet, as per the survey. In the Quarter Mile Lot Size Analysis (Figure 3), it was found that across Poinciana Avenue are two (2) Single -Family Residences that are approximately 50 feet in width and are each 6,000 square feet in area. An additional Single -Family Residence is located on Poinciana Avenue and is 60 feet in width and 7,620 square feet in area. While the Lot sizes, widths, and orientations of the three (3) proposed Lots are reflective of the other three (3) existing sites located on Poinciana Avenue, the proposed diminishment is not found to reinforce the existing pattern and scale of the surrounding block. The proposed three (3) Lots are smaller than the average size of the Lots on the block, which is approximately 11,712 square feet. The proposal therefore does not reinforce the spatial characteristics or development pattern of the Neighborhood. F-030 Poinciana Avenue Figure 6: Enlarged view of Neighborhood block Finding: Does not comply Subject Properties Analyzed Block Properties Analyzed Properties Staff Analysis Report No. PZ-23-17396 — Page 8 Criteria 6: Article 4, Table 12, "Ensure development is contextually sensitive to historical and cultural assets that contribute to the Neighborhood character." Analysis: The existing 21,000 square -foot Lot has been historically utilized as one (1) building site since 1947, when the previously existing Single -Family Residence was constructed. Pursuant to Appendix A, Section 3.2, the intent of NCD-3 states the character of Coconut Grove is "derived from... its unique property sizes and shapes..." The distinctive size of the Lot contributes to the Neighborhood character. The request to diminish the existing Lot is inconsistent with Article 4, Table 12 and the intent of NCD-3 to preserve the historic character of Coconut Grove's residential Neighborhoods. Finding: Does not comply Criteria 7: Article 4, Table 12, "Minimize the impact of Parking and Loading on the public realm and adjacent properties." Analysis: Although the Property is vacant, the site has historically contained one Single - Family Residence. The proposed Lot Diminishment would result in an increase in vehicular activity resulting from the two (2) additional Dwelling Units, resulting in additional conflict points for pedestrians. Finding: Does not comply E. FINDINGS 1. Per their Letter of Intent, the Applicant intends to build three Single Family Residences on the parcel at 4055 Poinciana Avenue. 2. The site was originally platted as three (3) individual lots, Lots 1, 2, and 3 of Block 1 of the Sunshine Vistas Subdivision. 3. The Property was developed as one Property in 1947 according to Miami Dade County Property Appraiser data. 4. The Applicant proposes to diminish the site into its three originally platted lots. 5. The Property is located in a "T3-R," Sub -Urban Transect Zone - Restricted and the Coconut Grove Neighborhood Conservation District (NCD-3). 6. The Proposed lot diminishment meets the minimum lot size and lot width requirements for "T3-R," Sub -Urban Transect Zone - Restricted. 7. Staff analyzed a quarter -mile study area and found that the average lot size for Residential lots within a quarter mile is 9,300 square feet. Staff Analysis Report No. PZ-23-17396 — Page 9 8. Along the block of Poinciana Avenue where the Property is located, the average lot size for sites fronting the street is 11,712 square feet. 9. There have been no permits issued by the City of Miami Planning Department for a Lot Diminishment within a quarter mile of the Property. 10. The Property is not found to be an outlier within its area and block, as there are other houses currently developed with single family homes built upon three (3) or more platted lots. 11. Of the applicable criteria from Article 4, Table 12, of Miami 21 Code, the requested Warrant does not comply with five (5) of the criteria. 12. Pursuant to Article 7, Section 7.1.2.4.d, it is found that the Applicant has submitted the necessary information to the Planning Department which does not demonstrate compliance with the guidelines and criteria required for this type of permit, as specified in the Miami 21 Code, including Article 4, Table 12. 13. Planning comments were provided in ePlan pursuant to a comprehensive review of the application materials. All comments have been addressed through the ePlan review process. 14. Pursuant to Article 7, Section 7.1.2.4.c of the Miami 21 Code, it is found that notices were sent to all Abutting property owners and registered associations in the Coconut Grove Commissioner District Office area by certified mail on or about March 30, 2024. The Planning Department received two (2) objections via email for the request, which are included in the application batch stamp. 15. Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the application has been referred to the following agencies whose comments and recommendations have been considered and are reflected in this final decision: Office of Zoning, Office of Code Compliance, Coconut Grove Commissioner District Office, and the Department of Resilience and Public Works. F. CONCLUSION The Applicant proposes to diminish a Property within Coconut Grove NCD-3, composed of three lots, that has existed as a Building Site as early as 1947. Pursuant to Appendix A, Section A.3.6(g)(1) requesting to construct more than one residence on a Property composed of one or more platted lots that previously existed as one building site within the NCD-3 prior to 2005 requires a Warrant. Staff found that the proposal fails to meet the applicable design criteria and similar conditions of the sector of the NCD-3 where the Property is located. Staff recommends Denial. Staff Analysis Report No. PZ-23-17396 — Page 10 DocuSigned by: S.VWW `- 77D014848CA84B6... David Snow Planning Director ,-DocuSigned by: St-vtottou., Sk tx --3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Planning Director DocuSigned by: L_- 1A5A344B113E4F5... Leeann Parker Planner I Attachments: Attachment 1 — Plat Attachment 2 — Historic Aerial (1940) NOTICE The Final Decision of the Planning Director, or his designee, may be appealed to the Planning, Zoning and Appeals Board by any aggrieved party within fifteen (15) days of the date of the posting of the decision on the City's website. 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Mx..y, Ab.nq .vmo.F:pgyr.�a1+Rji • .a6.....1.s ae...x ..f a...x..�.. �/�a....��e, , -J .F..K..� 4.44, ter J. 4 J4 a.fs mt cvsevcrp4c em. *444 a. uy.ia e,.b' r4*....- el. x • 4114.f 4 Ysrs ALIA a bk . /b . wF —' .ftrpc h' f . 44* a a r +M.y -rfr. d Aw 4aft, JI PJA 1.4.1..4.w w`..:'*m:.r POR or or I.- dik, k, r 1 4Q-f) i of ... a 4qL.c ) 4 ,s9 . 4 ‘w.\s I COPYRIGHTED MATERIAL ' t COPYRIGHTED MATE'. \ .sler — VLSI 4 C t Ais.,,C'. 1 A s- V 0. I • - ore k.. 41. OP-4/ 4 N� 4, o. 1 4\ ii COPYRIGHTED MATERIAL COPYRIGHTED MATE er �r Of 0 e i .16 CERTIFICATE OF RESOLUTIONS 4055 POINCIANA AVE, LLC The undersigned, being the Managers of 4055 Poinciana Ave, LLC, a Florida limited liability company (the "Company"), hereby certify as follows: 1. The Company is duly organized, validly existing, and in good standing under the laws of the State of Florida. A copy of the Articles of Organization are attached hereto as Exhibit A. 2. The following resolutions were duly adopted by the Managers of the Company by written resolution of the Managers in lieu of a meeting, and that such resolutions have not been modified, amended, or rescinded and remain in full force and effect: RESOLUTION NO. 1 — APPROVAL OF APPEAL WHEREAS, the Managers have reviewed and considered the Company's proposed actions relating to an appeal of the City of Miami's denial of that certain warrant application seeking a lot diminishment of 4055 Poinciana Avenue, filed as PZ-23-17396 (the "Appeal"); NOW, THEREFORE, BE IT RESOLVED that the Company is hereby authorized to proceed with the following actions: • Preparation, filing, and processing of the Appeal; and • The taking of all further action reasonably required to effectuate the Appeal. RESOLUTION NO. 2 —AUTHORIZATION OF REPRESENTATIVES WHEREAS, the Managers finds it necessary and appropriate to designate authorized representatives to act on behalf of the Company; NOW, THEREFORE, BE IT RESOLVED that the following individuals are hereby designated as authorized representatives for the Company in connection with the Appeal: • Marvin Colegial, Manager • Mark Grafton, Esq., Shubin Law Group, PA (attorney) • Francisco Garcia, The Euclid Group, LLC (planner/consultant) [Certification Signature Appears on the Following Page] CERTIFICATION IN WITNESS WHEREOF, the Managers of 4055 Poinciana Ave, LLC have affixed their signatures below this 27 day of March , 2025. M ry n Colegial Ra iro Cuellar Registered Lobbyists and Active Issues Grafton, Mark E. Address: 100 SE 2nd Street Suite 4020 City : Miami State : FL Zip : 33131 Organization Telephone (305) 381- Fax: Email: mgrafton@shubisbass.com Principal Name 4055 Poinciana Ave., LLC Ransom Everglades School, Inc. Issue Description Annual Lobbyist Registration Fee In connection with an application for a warrant for a lot diminishment for 4055 Poinciana Ave Ransom Everglades School Special area plan Registration Amount Payment Comments Date 01/16/2025 $525.00 8211 08/06/2024 $105.00 8092 09/27/2016 $105.00 1461 Page 187 of 421 Printed On 3/11/2025 10:54:38 AM - . • e-7r :7°'••• ci- rdr miami I public hearing notification services certified lists of property owners within a specific radius + radius maps + mailing labels + mailouts + notice of public hearing site posting rdrmiami.com diana@rdrmiami.com 305.498.1614 March 27, 2025 City of Miami Hearing Boards Miami Riverside Center 444 SW 2nd Avenue, 3rd Floor Miami, FL 33130 Re: Property owner information required for public hearing mail noticing (500' radius): 4055 Poinciana Avenue, Miami, FL 33133 (Folio: 01-4120-012-0010) Folio: 01-4120-012-0012 Folio: 01-4120-012-0014 Total number of property owners, excluding individual condos, including active associations: 106 I certify that the attached ownership list and map are a complete and accurate representation of the real estate property and property owners within a 500-foot radius of the subject property listed above. This information reflects the most current records on file in the Miami -Dade County Tax Assessor's Office. I also understand that a new list will be requested by the City of Miami Hearing Boards if it is determined the property owner information list initially submitted is older than six (6) months. Sincerely, Diana B. Rio RDR Miami 1 Rio Development Resources 305.498.1614 diana@rdrmiami.com OWNER'S NAME(S) 3831 FRANTZ RD LLC 4055 POINCIANA AVE LLC 4055 POINCIANA AVE LLC 4055 POINCIANA AVE LLC ALEJANDRO V ESTEVE ALEXANDER C WANG JOYCE CHOI ALEXANDRA P LUMPKIN ALFREDO MONTERO &W LORRAINE A ALFREDO OLIVA JR CLAUDIA J IAHR ANNE GERAGHTY BARBARA VILANO BARTLE J ALLEN III BEHROOZ GARABAGHI &W VILMA BRANDON ALEXANDER BRITO JENNIFER C MUNOZ PAREJA BRIAN KELLEHER ROBIN KELLEHER CHAGALL LLC CHARLES J HANEMANN III CHURCH E BARNARD &W BARBARA CLEMENT S CRYSTAL &W LIGIA CONSTANZA GARCIA NEVETT MIGUEL PEREZ VILORIA CUSA INVESTMENTS INC DAN AUSTIN TANYA AUSTIN DANIEL DRAPER JR &W DONNA DANIEL RICHARDSON NICOLE RAINE DANIELE MACCIOCCHI VALENTINA PERRONE DANIELLE GONZALEZ DAVID MILGRAM SAMANTHA MILGRAM DAVID MISHKIN JILL MISHKIN DIEGO A URIBE REY &W LUCIA CHACON EDMUND ALAN GELLER TRS EDMUND ALLAN GELLER TRUST EILEEN T BILCHIC T GLORIA SHUR BILCHIK (TRUST) EMMERAM LLC ERIC S RUNYON JTRS RONALD N YEH JTRS ERIKA M I 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2ND AMD MAP OF KENTFIELD PB 33-52 LOT 8 & S24FT OF LOT 7 BLK 2 LOT SIZE 100.000 X 145 C SUNSHINE VISTAS PB 16-29 LOT 8 & E1/2 LOT 7 BLK 2 LOT SIZE 75.000 X 140 OR 15735-3687 129 SUNSHINE VISTAS PB 16-29 LOT 1 BLK 2 LOT SIZE 7790 SQ FT F/A/U 01-4120-012-0060 OR 17996 UTOPIA PB 8-94 LOTS 176 & 177 LOT SIZE 100.000 X 120 OR 20059-0907 11/2001 1 UTOPIA PB 8-94 LOT 32 LOT SIZE 6613 SQ FT OR 19286-0406 09/2000 6 UTOPIA PB 8-94 LOT 201 LOT SIZE 6000 SQ FT F/A/U 01-4129-010-1230 OR 19002-0378 2 2000 1 SOLANA PARK PB 13-41 LOT 5 LOT SIZE 71.500 X 127 OR 20623-3400 08/2002 1 COC 23715-0783 POINCIANA CLOSE PB 141-15 LOT 4 BLK 1 LOT SIZE 10007 SQ FT COC 24580-3429 05 2006 5 SUNSHINE VISTAS PB 16-29 LOT 8 BLK 5 LOT SIZE 50.000 X 140 OR 20716-0200 09/2002 1 COC 2: 20 54 41 SUNSHINE VISTAS PB 16-29 LOT 12 BLK 5 LOT SIZE 50.000 X 135 OR 18198-4560 0798 1 SUNSHINE VISTAS PB 16-29 LOT 3 BLK 2 LOT SIZE 7025 SQ FT F/A/U 01-4120-012-0060 OR 18530 20 54 41 SUNSHINE VISTAS PB 16-29 LOT 6 & E9FT OF LOT 7 BLK 5 LOT SIZE 59.000 X 140 OR 13 SUNSHINE VISTAS PB 16-29 LOT 4 BLK 5 LOT SIZE 50.000 X 140 OR 14344-2719 1189 6 SOLANA PARK ADDN PB 15-79 LOT 16 LOT SIZE 50.000 X 130 OR 19242-2091 08 2000 1 POINCIANA CLOSE PB 141-15 LOT 2 BLK 1 LOT SIZE 8562 SQ FT F/A/U 01-4120-000-0160 OR 159E UTOPIA PB 8-94 LOTS 35 & 36 LOT SIZE 100.000 X 104 OR 15813-3690 0293 4 UTOPIA PB 8-94 LOT 28 LOT SIZE 50.00 X 122.00 OR 17630-3282 0497 1 COC 22615-4668 08 2004 UTOPIA PB 8-94 LOT 24 LOT SIZE 63.000 X 128 OR 17143-1013 0396 1 UTOPIA PB 8-94 LOTS 3 TO 5 INC LOT SIZE 150.000 X 120 OR 12703-1537 0285 1 SUNSHINE VISTAS PB 16-29 LOT 1 & E1/2 LOT 2 BLK 5 LOT SIZE IRREGULAR OR 19072-3063 04 2 UTOPIA PB 8-94 LOT 203 LESS NSFT LOT SIZE 45.000 X 120 OR 18799-2510 0999 1 29 54 41 UTOPIA PB 8-94 LOT 19 LOT SIZE 50.000 X 163 F/A/U 01 4129 010 0110 2ND AMD MAP OF KENTFIELD PB 33-52 LOT 4 BLK 2 LOT SIZE 50 X 130 OR 13953-2995 1288 1 JUSTISON SUBDIVISION PB 173-002 T-23623 LOT 1 BLK 1 LOT SIZE 11007 SQ FT M/L FAU 01 412( SOLANA PARK ADDN PB 15-79 LOT 17 LOT SIZE 50.000 X 130 OR 18506-3587 0299 6 COC 24022-2 SUNSHINE VISTAS PB 16-29 LOT 17 BLK 5 LOT SIZE 7011 SQ FT OR 18603-1172 0599 1 COC 2154 UTOPIA PB 8-94 LOT 23 LOT SIZE 50.000 X 127 OR 20232-3535 02/02 1 20417-2730 COC 21628-022 SUNSHINE VISTAS PB 16-29 W1/2 LOT 2 & ALL LOT 3 BLK 5 LOT SIZE 75 X 140 OR 17282-2274 061 SUNSHINE VISTAS PB 16-29 LOT 16 BLK 5 LOT SIZE 5500 SQ FT F/A/U 01-4120-012-0370 OR 1883 COCO GROVE PB 44-58 LOT 2 LESS W1.78FT & WLY 37.78FT LOT 3 BLK 2 LOT SIZE 100.000 X 14 SOLANA PARK LOT 3 LOT SIZE 9715 SQ FT OR 19611-2803 04/2001 1 COC 21966-2230 11 2003 4 UTOPIA PB 8-94 LOT 8 LOT SIZE 50.000 X 120 OR 21108-3057 03/2003 1 COC 26484-4964 06 2008 29 54 41 UTOPIA PB 8-94 LOT 205 LOT SIZE 50.000 X 120 OR 15514-3149 0592 1 2ND AMD MAP OF KENTFIELD PB 33-52 LOT 6 & LOT 7 LESS S24FT BLK 2 LOT SIZE 76.000 X 145 UTOPICA PB 8-94 LOT 207 LOT SIZE 50.00 X 120.00 OR 17787-1208 0897 1 )9 5 / 18326-3474 COC 25907-0115/25907-0106 0806 5 OR 25943-0720 0722 0724 0726 =T WLY45FT SWLY55.01 FT TO POB & W100FT OF LOT 21 LOT SIZE 5883 SQ FT FT OF LOTS 1- 2-3 LESS S6.78FT OF LOT 1 BLK 6 PER PB 16-29 LOT SIZE IRREGULAR rdr miami I public hearing notification services certified lists of property owners within a specific radius + radius maps + mailing labels + mailouts + notice of public hearing site posting rdrmiami.com I diana@rdrmiami.com 305.498.1614 500' RADIUS MAP (N.T.S.)A N 4055 Poinciana Avenue, Miami, FL 33133 (Folio: 01-4120-012-0010) Folio: 01-4120-012-0012 Folio: 01-4120-012-0014 City of Miami Payments 3/28/25, 5:17 PM Success. Confirmation #173410232 An email confirmation has been sent to mc©gemrockfl.com PAYMENT METHOD 5537 CONTACT INFORMATION Marvin Colegial 2201 Collins Ave #1111 Miami Beach, FL 33139 me©gemrockfl.com TRANSACTION ID 1173713 Processing Fees Total: OPTION AMOUNT Balance Due $2,826.50 $0.00 $2,826.50 https://www.paydici.com/city-of-miami-fl/orders/1133594267/print_receipt Page 1 of 1 PROFESSIONAL The Euclid Group Consulting Principal - Planning, Urban Design, Architecture YEARS OF EXPERIENCE 30 EDUCATION Master of Urban Design University of Miami School of Architecture Bachelor of Architecture University of Miami School of Architecture BA, History and Philosophy University of Miami College of Arts and Sciences EXPERIENCE Principal Consultant 12020 to Present The Euclid Group Director of Planning 12010 to 2020 City of Miami Department of Planning and Zoning Director of Planning 12008 to 2010 Oppenheim Architecture + Design Senior Project Manager 12005 to 2008 Duany Plater-Zyberk Zoning Administrator 12002 to 2004 City of Miami Department of Planning and Zoning Assistant Director 12000 to 2002 City of Miami Neighborhood Enhancement Teams FRANCISCO J. GARCIA Consulting Principal Elit&ATHE EUCLID GROUP fgarcia@theeuclidgrp.com (305) 431-7976 A planner, urban designer, and architect by training, Francisco leads designs for new communities and urban redevelopment and revitalization projects in America, Europe, Asia, and the MENA region. In his 30 years of professional experience, he has held executive positions in the public and private sectors. Francisco brings this experience and knowledge to effective leadership of design workshops and charrettes and is frequently called upon to lecture before government officials, developers, and citizen groups. He also effectively advocates and mediates in complex entitlement processes. RELEVANT EXPERIENCE / PROJECTS MIAMI 21, CO-AUTHOR Francisco's extensive tenure in Miami's local government has included leadership roles in drafting and successfully implementing development initiatives, including co-authoring the first national citywide form -based code, Miami 21. MIAMI 21 AMENDMENTS AND NEW DISTRICTS, CO-AUTHOR Francisco's influence on Miami's zoning ordinance and city code has been instrumental in promoting sustainable initiatives, such as the freeboard ordinance, and introducing new categories of uses like co - living and condo -hotels. His efforts also include codifying the attainable housing ordinance and inclusionary zoning programs and preserving historical and environmental sites through thematic districts, all contributing to an inclusive and sustainable Miami. DISTRICT REVITALIZATION AND SPECIAL AREA PLANS Among other contributions, Francisco has been deeply involved in the redevelopment and revitalization of neglected districts such as the Wynwood and Wynwood Norte Neighborhood Revitalization Districts (NRD1 and NRD2) and various Special Area Plans (SAPs) including Brickell City Center, Design District, MANA Wynwood, Miami River, Miami Freedom Park, River Landing and the overhauling and actualization of the Waterfront Design Guidelines including the walk and riverwalk. MIAMI RIVERBRIDGE DEVELOPMENT Location: Downtown Miami Dates: 2021-Present Francisco participated as a principal consultant and planner in obtaining approval for the $1.5+ billion mixed -use development in downtown Miami on the Hyatt Regency Miami and James L. Knight Center sites. Construction on the project is set to start in 2025, with scheduled completion in 2028-29. The project includes three towers, a 500 ft Riverwalk, a 615-room Hyatt Regency, 1,500+ residential apartments, shops, restaurants, recreational/open space, and entertainment space. The redevelopment of this pivotal site at the heart of Miami's CBD will be transformational at various levels, it will beautify and amenitize the riverwalk, adding to its stature a community gathering space for downtown dwellers, it will expand the mix of uses responsive to present market expectations and it will add a truly iconic edifice to Miami's burgeoning skyline —a testament to Julia Tuttle's foundational homestead site. SUNBEAM N BV SPECIAL AREA PLAN Location: North Bay Village Dates: 2021-Present Francisco led the planning effort to codify and subsequently entitle the redevelopment plan for a 13-acre bayfront site located on the Kennedy Causeway in Norh Bay Village. From the visioning stage to final approval of the required master plan and zoning provisions, including a robust stakeholder consensus building process, the Sunbeam Special Area Plan, when built, will provide a signature development that will simply reshape the North Biscayne Bay market creating a landmark retail, entertainment, lodging and residential destination while providing significant public benefits, including attainable housing and abundant public spaces while reaching the highest standards of sustainability and environmental stewardship of Biscayne Bay. The project is slated to include towers of varying heights of up to 65 stories, up to 2,000 residential units including workforce housing; 112,500 square feet of hotel space with 300 hotel rooms; 870,000 square feet of office and retail space; and public space that includes an expansive and publicly accessible baywalk. 4055 Poinciana Avenue Appeal of Warrant Denial May 21, 2025 PZAB Meeting -4 Shubin Law Grou P PROFESSIONAL ASSOCIATION THE EUCLID GROUP Miami 21, A.3.6(g)(1) "Wherever an existing single-family residence or lawful accessory building(s) or structure(s) is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only one building site and no permit shall be issued for the construction of more than one single-family residence except by Warrant. Such structures shall include but not be limited to swimming pools, tennis courts, walls, and fences or other at grade or above ground improvements. No building sites in existence prior to September 24, 2005 shall be diminished in size except by Warrant, subject to the criteria specified in Article 4, Table 12 Design Review Criteria." The Origin of this Lot Diminishment Rule • Previous Zoning Code (Ordinance 11000) utilized "Special Districts" to identify neighborhoods where 10,000 and 20,000 square foot lots predominated, and required properties in these Special Districts to have larger Minimum Lot Areas. • After significant deliberation, Maps were created identifying where these predominantly large lot areas were located. • This Property was NOT in one of those areas. Laye 1 Future Land Use C, 1 BaseLayers Miami 21 (current zoning) v 11000 Zoning Ordinance (no longer valid) 11000 Neighborhood Ct Conservation District l & 2 • Not Valid 11000 Neighborhood 1 Conservation District 3 • Not Valid 11000 Neighborhood Conservation ©istrii (I) 11000 Special Overlay Distrct 1 - Not Valid 11000 special Overlay District 2 - Not Valid 11000 Primary Zoning - Not Valid Wor€d_Streets "SD-18" 1 SD-1 8 — "Minimum Lot Size Overlay District" • 618.1 - "It is the intent of these special district regulations to restrict the minimum lot size to ten thousand (10,000) square feet and the minimum lot width to one hundred (100) feet in order to preserve the character of certain neighborhoods in the city." • 618.3 - "It is the intent of these special district regulations to restrict the minimum lot size to twenty thousand (20,000) square feet and the minimum lot width to one hundred (100) feet in order to preserve the character of certain neighborhoods in the city." Criteria 1: Art 7, Sec 7.1.2.4.d: "The application shall be reviewed for compliance with the Code:' Each proposed lot meets the minimum lot size of 5,000 square feet and minimum lot width of 50 feet, pursuant to Article 5, Illustration 5.3 "Sub -Urban Transect Zones (T3). Criteria 2: Art 7, Sec 7.1 .2.4.d: "The review shall consider the intent of the Transect. .. " "The intent of the Coconut Grove Neighborhood Conservation District (NCD-3) is to establish a protective series of legislative elements to preserve the historic, heavily landscaped character of Coconut Grove's residential areas; enhance and protect Coconut Grove's natural features such as the tree canopy and green space; and protect the architectural variety within the unique single family neighborhood that comprises Coconut Grove." Prior Condition Criteria 3: Art 7, Sec 7.1.2.4.d: "The review shall consider ...the guiding principles of Miami 21" Encouraging infill (see Sec. 2.1.3.1 b); • Coconut Grove is a centrally located, desirable location for additional infill development in a manner that is sensitive to the neighborhood's existing dynamics and landscape. This Application is in line with strategies seeking to encourage infill development. "Within Neighborhoods, a range of housing types and price levels should ages diverse a es and incomes: (Sec. 2.1.3.1) • By forcing this oversized lot to remain one development site, the City would be acting contrary to this guiding principle. Coconut Grove is already an expensive, desirable neighborhood. This Application presents an opportunity for additional development at more reasonable price points than would be possible on a single unified development site. Criteria 4: Art 7, Sec 7.1.2.4.d: "The review shall consider ... the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses:' Forcing a single large home on this site in lieu of three normal single-family homes would almost surely result in greater intensity ("The magnitude of development measured by Floor Lot Ratio") and overwhelm the two 6,000 square foot lots directly across the street. Criteria 5: Article 4, Table 12, "Reinforce and enhance the Neighborhood pattern and scale of lots, blocks, and open spaces." The Application seeks to revert back to the original three platted lots (each currently has its own folio). This diminishment would result in three lots that are contextually appropriate with the current Neighborhood pattern and scale. 4055 Poinciana AV Quarter -Mile Lot Size Analysis Average parcel size of all 408 residential properties within the quarter-mde sudsy area is approximately 9.300 square beet and the average parcel size of the 11 residential properties on the subiect properties' block is approximately 11,712 square feet pawn 11 1H1111I111111111I It �lll VIM MOM1MOM1i11U2 1111111V 1111111 Turn 1111116 ■ 11111 mum . 11aw lirrr ■r'1oi• I ■t viva 9� y u`isgaii r ■ i'1uII r111111111 11'1I /M111M /111111111 ■iii111, 6 150 300 fi00 r 11 1 1 I 1 F 1 1 A iin 1= tr4 Studay Ana I- Subject Properties - Aaalyred Blade Prapatles Analyzed Prouerses 1 Figure 5: Analysis of lot sizes within o quarter -mile of the Property =inding: Complies and Does not comply Staff Analysis Report No. PZ-23-17396 - Page Lots of a Comparable Size Predominate 7,000 Sq Ft is Consistent with Neighborhood >18,000 Sq Ft PM wtV lilk 1111116 1111111 MEM INN li01 miumpas- gum'. piliW AIME INN mmie ga N UMW 111111 ralo 11111111111111111 ►11. sum RUM Maw MOW aims IBC eamman r igmwilsoorMOr11111 MEM 11111111111111 sin Eno a 7Llie 'JILL" 7111PA wioltipo A IN An MB Wok Lots greater than 18,000 sf are the exception. SD-18 > 10,000 sf Bet. 5,000 Sq Ft & 9,000 Sq Ft A wtV IAKAttdr f �11 111-1 ATE Air 1! Mir AMA.". 111111 01�I' l�.. _,. IN 2.1 or elm UM I FM '411 \_� i1111ii \ NI INIVEN ♦ ,111__ a n11 1 1,1 1 F 1 mit MUM lanai ir 11.1 Art Lots of a Comparable Size Predominate 7,000 Sq Ft is Consistent with Neighborhood SD-18 > 10,000 sf Criteria 6: Article 4, Table 12, "Ensure development is contextually sensitive to historical and cultural assets that contribute to the Neighborhood character." Applicant's design team has taken a considerate approach to ensuring that the three homes are contextually appropriate, with ample landscaping commensurate with the neighborhood's identity. Applicant remains flexible and open to design suggestions to further ensure contextuality. Bigger is Not Necessarily Better I. J 1,: P 4,i ill �i,t l+ i'I in• Criteria 7: Article 4, Table 12, "Minimize the impact of Parking and Loading on the public realm and adjacent properties:' There is no Loading for these residential sites. Parking is intended to be contained on -site for each property. Applicant remains open to suggestions on how to further minimize any impact. Warrants (7.1.2.4, Miami 21) • "Approvals shall be granted when the application complies with all applicable regulations; conditional approvals shall be issued when the applications require conditions in order to be found in compliance with all applicable regulations; denials of applications shall be issued if after conditions and safeguards have been considered, the application still fails to comply with all applicable regulations." Our Request Grant the Appeal, and in so doing approve the Warrant Permit to allow this proposal to go forward and allow the responsible development of this site -4 Shubin Law Grou P PROFESSIONAL ASSOCIATION THE EUCLID GROUP June 4, 2025, Online Public Comments for PZAB with Agenda Items June 4, 2025, Online Public Comment for PZAB with Agenda Items June 4, 2025 6:56 PM EDT Public Comment motero@miamigov.com First Last Nam Nam e e Emai l Addres Addr s ess Agen da Item Public Comment Are you a lobb yist? Katri Morr katri 4130 1. I'm a nearby homesteaded resident, and I would No na is na@ Lybyer 1746 like to voice my opposition to the appeal to split rexar Ave 6 : the lot at 4055 Poinciana Ave. Our concern isn't t.co Coconu Warr about growth or development — it's about m t ant thoughtful, consistent land use that aligns with Grove, Appe the character, infrastructure, and safety of our FL al - neighborhood. Poinciana already serves as a 33133 4055 major cut -through. It's busy enough that they Poin recently installed a traffic light. More density on ciana that street would exacerbate congestion, safety Av concerns, and decrease livability for all residents — including any new ones. Lot splits often lead to larger building footprints, more impervious surfaces, and less green space. In a city already vulnerable to sea level rise, storm surge, and intense rainfall, this lot split could worsen local flooding by reducing the land's ability to absorb water. Every lost tree and square foot of permeable soil makes a difference. Furthermore, we would have two additional septic tanks and drain fields. The applicant mentions in their letter to appeal, that denying the appeal would force a mega -mansion on site and mention that instead three normal sized houses would be built. What does the applicant consider normal sized? At 73% lot coverage that the city allows by right, each home could, and I would argue most probably would, cover 5110 sf as a building/hardscape footprint. The probability is that the homes would end up being around 4000-5000 sf. That means First Last Nam Nam e e Emai l Addres Addr s ess Agen da Item Public Comment the mega -mansion they're suggesting would replace the three houses, would need to be 12,000-15,000 sf to cover the same amount of floor area as the three houses. At the low end of $900/sf for luxury new construction, that would make the listing price of the mega -mansion they are saying will be forced onto the site, $10.8 - $13.5M. That seems unlikely to sell in Sunshine Vistas. The Zillow listing for the most current sale of the lot, which happened in 2023 for «$2.7M was advertized with the following description, as well as corresponding renderings: "Welcome to Tropical Modern Privacy in the heart of Coconut Grove. Build your own, OR; this rare tropical modern design home with mid-century notes on oversized, 1h acre lot with lush, private landscape, centered on a giant live oak tree Plans for 5,300 air-conditioned SF of open plan living, centered on landscape, 5/6 bedrooms, 7.5 baths, with two laundries, office, and den. 6th bedroom is set up to be either a gym, or a maid's quarters. Construction permit expected 1Q 2023 and construction could complete by 3Q2024. Architecture and design by Stephanie Halfen and founder of SDH Studio Architecture + Design. SDH has become known for its design excellence and impeccable work ethic. They have also been named one of the Top Architecture firms in Miami Florida." I see their quandary here, though. They purchased an empty lot for $2.7M, with a proposed 5,300 home that would not bring the return they were looking for once built. That to me is a bad business decision, and not one that the neighbors should have to live with. The applicant also states in their supporting document that there is "precedent just a few blocks away on Loquat Avenue, where 3790, 3780, and 3760 were subdivided from one 22,737 square foot single-family lot that served as a unified development site until 2014. Moreover, these three lots sit directly adjacent to an 18,947 square foot lot at 3736 Loquat Avenue. Additionally, upon information and belief, a similar example can be found at 3901, 3847, and 3841 Loquat Avenue, Are you a lobb yist? First Last Nam Nam e e Andr ew Emai l Addres Addr s ess Agen da Item 1. 1746 6: joaki Warr Joak mse 1320 ant imse n@g Alegria Appe n mail. no Ave al - com 4055 Poin ciana Av Pete Wag r oner 1. 1746 6: wago Warr n66 5955 ant @y NE 6th Appe mail. Avenue al - com 4055 Poin ciana Av Public Comment which were all subdivided from one single-family development site." As I recall, residents were overwhelmingly against this lot split as well, which is now being used as precedent. How many precedents do we need to oppose? These are just a few of the concerns. This appeal doesn't meet the standard for an exception, nor is it a good deal for the residents. It's not an affordable housing proposal, it's not a community benefit — it's simply an attempt to override a reasonable city decision. Please uphold the denial. Thank you, Katrina Morris As a resident of Miami -Dade county I want to express my support for the construction of three homes on the three existing parcels where the 4055 Poinciana Ave house once stood. That house sat abandoned for years, and plans to build a massive out -of -scale mansion fortunately never materialized. Building three homes on these three original lots would be entirely consistent with the character and historical layout of the neighborhood Similar lot sizes and home patterns can be seen nearby at 4066 Poinciana (built in 1925), 4060 Poinciana, and 4039 & 4040 Ensenada (both built in 1926), along with dozens of other examples within a half -mile radius.. Property tax revenue increases should not be the main focus of the City. Traffic planning and quality of life are priorities the citizens would like to see considered. The proposed changes do not do that and in fact are the opposite. Please vote no on this request. Mirn Nav Nava 3480 1. Hello, I live on poinciana Ave, I strongly and a a m35 poincia 1746 wholeheartedly oppose the proposal lot split on Are you a lobb yist? No No No First Last Nam Nam e e Tato @g na Ave fom Addr ess river Rive ont ron @aol .com Bren Merr da ill tmfo ot@ bells outh. net Addres s 6 : 4055 poinciana Ave. lot splits often result in Warr oversized homes with no green space and the gisken loss of trees. In this lot particularly there's a litpe Bgtifif6PGlKiSkttree, over 100 years old. Splitting biPm the lot into 3 will constitute more homes and of 4055 course more traffic. The developer clearly just Poin wants to maximize square footage and has no ciana guard for thr true essence of thr neighborhood. I Av respectfully ask to please oppose the lot splits often result. 1. 1746 3504 6: Royal Warr Palm ant As a resident of the area I am against the division Ave Appe of the lot in case. It would increase traffic and Miami al - quality of living in the area. F l 4055 33133 Poin ciana Av 5929 NE Sixth Ave Are you a lobb yist? No More homes MORE TRAFFIC. 1 lot into 3 NOT A GOOD IDEA. I am worried when driving in Coconut Grove as it is. Night time with people N/A walking DANGEROUS. Developers are doing all No for the $$$$ NOT THE GOOD OF THE NEIGHBORHOOD !HI NO ON SPLITTING LOT INTO 3 lots. Leslie 2756 flemi Day Av ngjo #102 Lesli Jone nes Coconu N/A Against lot split 4055 Poinciana Av. No e s @g t Grove mail. FL com 33133 Brett Ury Brett 5270 1. Splitting this lot into 3 is unacceptable. It's No ury NE 5th 1746 greedy. This is a single family home @g Ave 6 : neighborhood. No need to jam three properties mail. Miami, Warr into one lot. com Fl ant 33137 Appe al - 4055 Poin First Last Nam Nam e e Emai l Addres Addr s ess yach tyon Rob Dere der ert sz @ya hoo. com Agen da Item ciana Av Public Comment Are you a lobb yist? Please Do Not Vote In Favor of Splitting Lots by Developers or Owners. Please, Oppose Lot Split at 4055 Poinciana — PZAB Meeting, June 4, 2025* I respectfully oppose the proposed lot split at 4055 Poinciana. While Miami faces a real housing shortage, dividing single-family lots into smaller parcels is not the answer. Lot splits often 200 SE result in oversized homes, more driveways, less 15 green space, and the loss of mature trees — Road, worsening flood risks and the urban heat island Apt 7K N/A effect, especially in areas like Coconut Grove. A No Miami better alternative is missing middle housing —a Fla, single building with multiple units that fits the 33129 neighborhood scale. This approach can provide more housing, preserve more trees and open space, and maintain community character without encouraging unchecked lot -by -lot development. Approving this split risks setting a damaging precedent. I urge the Board to reject this proposal and support smarter, more sustainable housing solutions. carte rnmo 1351 Cart Moyl ylan SW er an @g 40th mail. Ave com 1. 1746 6: Warr ant Appe I strongly oppose the split of this lot. No al - 4055 Poin ciana Av Mar Fron Citr 3613 1. Once again, the idea of lot splitting, which goes No gare efiel @aol Loquat 1746 against the NCD code, is a terrible idea for the t d .com Avenue 6 : village of Coconut Grove, South Grove, and in Warr particular at 4055 Poinciana. The lot splitting ant waivers in the Grove need to stop. They help only First Last Nam Nam e e Emai l Addres Addr s ess Are Agen you da Public Comment a Item lobb yist? Appe one person; the developer. They damage the al - environment, the community, the TREES, the 4055 flora and fauna, the feel and character of the Poin Grove. Additionally, it increases the traffic and the ciana flooding in the Grove. With less and less Av impermeable land due to overdevelopment, the water has no place to go, as is evident in just these last 3 days of rain. You cannot continue to overpour concrete and not face consequences. The shortsightedness of this decision today by this board will be paid for by our children. How many more reasons do you need? The city will get the tax revenue from whatever new build goes up. But splitting the lot and maxing out space is not the way to get it. The precedent set at 4055 Poinciana is of utmost importance. I urge you to deny the lot split waiver. This lot split will not solve the affordable housing crisis. It will only benefit the developer pockets. I would venture that the people who move in to one of the sure - to -be property maxed out houses will grow disenchanted with the continuing overgrowth of the Grove as well. The argument of "but your property values go up" holds less water as we machete what makes the Grove the Grove. It's the jewel of the city. Please deny the lot split and let's hold on to what we have left of it. Thank you. Mar Fron citr@ 3613 N/A Once again, the idea of lot splitting, which goes No gare efiel aol.c Loquat against the NCD code, is a terrible idea for the t d om Avenue village of Coconut Grove, South Grove, and in particular at 4055 Poinciana. The lot splitting waivers in the Grove need to stop. They help only one person; the developer. They damage the environment, the community, the TREES, the flora and fauna, the feel and character of the Grove. Additionally, it increases the traffic and the flooding in the Grove. With less and less impermeable land due to overdevelopment, the water has no place to go, as is evident in just these last 3 days of rain. You cannot continue to overpour concrete and not face consequences. The shortsightedness of this decision today by First Last Nam Nam e e JOH SNY N DER Emai l Addres Addr s ess jpsny der4 6@a ol.co m kaatj eber Kaat Bern nabe je abei i@be llsout h.net 3980 HARDI E RD. MIAMI, FL 33133 Agen da Item 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av Public Comment this board will be paid for by our children. How many more reasons do you need? The city will get the tax revenue from whatever new build goes up. But splitting the lot and maxing out space is not the way to get it. The precedent set at 4055 Poinciana is of utmost importance. I urge you to deny the lot split waiver. This lot split will not solve the affordable housing crisis. It will only benefit the developer pockets. I would venture that the people who move in to one of the sure - to -be property maxed out houses will grow disenchanted with the continuing overgrowth of the Grove as well. The argument of "but your property values go up" holds less water as we machete what makes the Grove the Grove. It's the jewel of the city. Please deny the lot split and let's hold on to what we have left of it. Thank you. This Warrant appeal should be denied as advised by the City of Miami Planning and Zoning department. The facts are it is a property that was one single family site on three lots platted over 100 years ago and were aggregated to provide one LOT per Miami-21 definition. The law is the site shall remain one single family site per appendix A.3 except by warrant. The appropriate criteria for a warrant are that the warrant needs to comply with the specific intent of the district: no increase in DENSITY uses or height. 3>1 that would be an increase of 2, does not comply. Are you a lobb yist? No Do Not split the lot on Poinciana in the Grove ! It is a bad very bad decision! Focus on the 1713 environment, plant native trees and flowers for Sw 103 N/A the butterflies and the bees! Thank you My 78 No Place year old husband was born in the grove and drove his bike to school. It was a nice quiet wonderful place for children! Keep it that way ! Jenn Pfle Jmp 3834 1. I oppose splitting the lot into 3 separate parcels. No ifer ger hins Kent 1746 First Last Nam Nam e e Mari a GEO RGE @aol Court E,4 ai l Addres Addr s ess Mari aGua rd88- Gon Envir zale onm z ent @ya hoo. DA GUI A com 436 NE 77th Street Rd, Apt 10, Miami geor geda 3843 guia Kumqu @g at mail. Avenue com 6: Warr men AOpe btrm 4055 Poin ciana Av 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av Public Comment NO to splitting this lot. Other owners bought into this residential area with the present dynamics of the neighborhood. It would not be fair to them for this change that will cause more traffic and congestion on Poinciana Ave. Please vote NO to this request. Public Comment Opposing Lot Split at 4055 Poinciana — PZAB Meeting, June 4, 2025 I respectfully oppose the proposed lot split at 4055 Poinciana. While Miami faces a real housing shortage, dividing single-family lots into smaller parcels is not the answer. Lot splits often result in oversized homes, more driveways, less green space, and the loss of mature trees —worsening flood risks and the urban heat island effect, especially in areas like Coconut Grove. A better alternative is missing middle housing —a single building with multiple units that fits the neighborhood scale. This approach can provide more housing, preserve more trees and open space, and maintain community character without encouraging unchecked lot -by -lot development. Approving this split risks setting a damaging precedent. I urge the Board to reject this proposal and support smarter, more sustainable housing solutions San Mois sand 5910 1. I respectfully submit this public comment in dy e ymoi NE 6th 1746 strong opposition to the proposed lot split at 4055 se30 Court 6 : Poinciana. Dividing one lot into three smaller lots 5@g Warr would permanently alter the character and safety mail. ant of this residential neighborhood and sets a com Appe dangerous precedent that threatens the stability Are you a lobb yist? No No No al - of communities throughout Miami. Lot splits often Emai 4055 lead to larger building footprints, more impervious First Last Addres Pain surf ces and less green space. In a city already Nam Nam da ub�ic bmmen Addr s crane vulnerable to sea level rise, storm surge, and Ite e ess Avm intense rainfall, this lot split could worsen local flooding by reducing the land's ability to absorb water. Every lost tree and square foot of permeable soil makes a difference, especially in low-lying areas like Coconut Grove. A lot split usually means clear -cutting the parcel to maximize development. This development pressure sacrifices mature trees that have stood for decades, reducing shade, increasing the urban heat island effect, and harming the neighborhood's ecology. The City of Miami should be preserving its tree canopy —not allowing it to be destroyed one lot at a time. Poinciana has already seen a sharp increase in cut -through traffic, prompting the installation of speed humps —including one directly in front of 4055 Poinciana. Adding two more homes means adding multiple new driveways and more cars entering and exiting a street that is already overburdened. Increased density here will inevitably lead to more congestion, more traffic conflicts, and a higher risk of accidents —particularly for children, cyclists, and pedestrians. Coconut Grove is one of Miami's oldest neighborhoods, valued for its unique charm, low -density residential streets, and strong sense of place. Lot splitting erodes this identity by replacing historic homes and large yards with tightly packed structures that do not reflect the neighborhood's original intent. Once the character is gone, it is gone for good. This is not just about one address. Approving this lot split will open the floodgates for developers to pursue similar actions in surrounding neighborhoods. The community has seen this before: one lot at a time, a neighborhood is dismantled. These decisions are permanent and generational —they are not easily undone. For the safety, sustainability, and soul of our neighborhood, I urge the Planning, Zoning and Appeals Board to REJECT this lot split. This community deserves better than development -by -erosion. Please stand with the residents of Coconut Grove and surrounding neighborhoods by preserving our tree canopy, flood resilience, traffic safety, and historical legacy. Are you a lobb yist? First Last Nam Nam e e Rob yn Emai l Addres Addr s ess Agen da Item Public Comment Are you a lobb yist? We already have a traffic issue in the grove and increasi ng the density of houses will not increas e the quality 1. of life 1746 roby for 6 : The neighborhood, and Poinciana specifically, nbar anyone Warr already deals with too much traffic. Adding to the Bare agwa . I ant population density of the neighborhood will not gwa nath oppose Appe help improve the quality or f live for residents or No nath @g d al - those who need to commute through the mail. splittin 4055 neighborhood. I hope good sense prevails and com g this Poin greed does not win over in this decision. lot and ciana hope Av the commi ssioner s share my dream of putting the residen is quality of life ahead of profits. First Last Nam Nam e e Emai l Addres Addr s ess adri ponc Adri Mart em SW ana inez @ho 33rd Ct tmail .com M m i l 3986 ler20 Park Mich Mille 03@ Drive ael r comc Miami ast.n FL et :3133 Agen da Item 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av Public Comment More than half of the tree canopy in the grove has been lost, please do not approve the lot slpt in 4055 Poinciana avenue and preserve the land space. My family objects- again- to obviating the clear meaning and intent of our local rule prohibit the subdivision of properties to increase housing density. Developers live it- that's why the rule is In place. To protect current owners and the general Grove neighborhood. We encourage rejection of the application to increase the number of homes allowed on the parcel. Kristi Gom kristi 3688 1. Please do not allow this lot division. We are ez .h.go Frankli 1746 asking that you make decisions based on the mez n Ave 6 : benefit of the people who live here (we do not @g Warr want this approved) and stop making decisions to mail. ant support private developer interests. 1. Tree Loss & com Appe Environmental Impact — Subdividing would likely al - require cutting down mature trees, reducing 4055 shade, wildlife habitat, and increasing heat and Poin flooding risk. 2. Neighborhood Character — ciana Smaller lots and denser housing could clash with Av the existing look and feel of the neighborhood. 3. Infrastructure & Safety Concerns — More homes mean more traffic, noise, and strain on utilities and roads, which can affect safety —especially for families with children. 4. Risk of Overdevelopment — Approving one split sets a precedent that could lead to further overbuilding in the area. 5. Short Term Profit vs. Long -Term Are you a lobb yist? No No No First Last Nam Nam e e Emai l Addres Addr s ess msd ebra Debr Dea dean a n @g mail. com Enm a Agen da Item Public Comment Quality of Life — Developers may benefit now, but the community may suffer lasting negative effects. 1. 1746 I live in the Grove and moved here fifteen years 6 : ago because it had cute little houses and was Warr heavily treed. Most of those little houses are 3005 ant gone, replaced by boxes that extend lot line to lot Orange Appe line, the trees cut down and height variances Street al - routinely granted to developers by those in our 4055 local government who do their bidding rather than Poin answering to the public. I vote and will be paying ciana attention to how this goes down. Av 1. 1746 6: enm Warr aarti 3775 ant Saiz st@g Kumqu Appe mail. at Ave al - com 4055 Poin ciana Av Bert Cant a o 1. 1746 6: bfhc Warr anto 8251 la ant @g rampa Appe mail. st. al - com 4055 Poin ciana Av I am a homeowner in the south Grove, and I am strongly AGAINST the subdivision of this property because of the continued loss of tree canopy in the Grove, increased density of homes and people/cars in the area, resulting in increased traffic congestion. It is already difficult to cross the street at Poinciana with my dog due to traffic. Developers are changing the nature of the Grove. Please do not allow this to continue to happen! Thank you! No to lot split in Poinciana. Not good for the environment, more concrete, more traffic.The Gables is losing its charm -crowded properties, tall buildings. Hect Ram hlra 3504 1. Hello, we have been long time resident of or irez mire Royal 1746 Coconut Grove and in the resent years we have Are you a lobb yist? No No No No z@e. Palm 6 : seen the decimation of our unique community by Are First Last JB$ti Ave f it the hand of greedy developers. They are not you Nam Nam Addr Codonu dot itas ntaining the charm of the unique a e e et t Appe homes and rapidly dwindling tree canopy. They lobb ess Grove, al - come in with there preapproved big box home yist? FL 4055 design, cut down whatever tree is in the way and 33133 Poin move on to the next lot. In this case, they want to ciana build three separate big box homes in the space Av of where one home stood. In order to cram all three homes, they will cut everything down. As these projects tend to be cookie cutter project, they will look like big box town homes that don't fit in with the look of the surrounding houses. These out of place box home will most likely lower they value of the neighboring houses as well. Please do not allow these greedy contractors to ruing our community. Please enforce RU-1 and don't let them build three towering box homes where there was only one home before. shan aka2 Elish With k2@ ama ers hotm ait.co m 1. 1746 6: Warr 3200 ant Frow Appe Avenue al- 4055 Poin ciana Av fatim ajeb 3625 Fati Jeba ai6@ poincia ma i gmai na l.co avenue m I oppose the splitting of 4055 Poinciana into 4 lots. No Stop allowing the splitting of larger lots and the cutting down of trees in our area. If they want a smaller lot, there are plenty of them for sale. If they want a lot without trees to build a huge home, there are plenty of those elsewhere. That lot is beautiful and has a gorgeous tree on it. N/A Don't destroy it please. They are very few left and No difficult to come by. I am sure the owner can sell it at a huge profit as is and find smaller lots elsewhere. Please, start protecting our neighborhood from over development and destruction of what made this part of Miami so special. . Con Mun conc 4025 1. Totally opposes the split No chita oz himu Irvingto 1746 Priet noz n Ave, 6 : o Er ai Coconu Warr First Last Cni@InkaffiW$ men Nam Nam gii s Afpe e e 6gQ grim m 4055 Poin ciana Av Vilm Pesc a isllo Ki m berle Rios e Vpes ciallo @ho tmail .com kimb erlee . rios @ya hoo. com mail @ lis Lisa Art arem eny.c om 4050 Ensena da Ave Miami FL 33133 Public Comment Enough building in the Grove. It is going to look N/A like any other suburb in the Country! No more diversity no more charm. So sad! Are you a lobb yist? No 1. 1746 2021 6 : SW Warr 60th ant In the interest of protecting Miami and it's Ave Appe community, please oppose the permit to split one No Miami, al - parcel into three. FL 4055 33155 Poin ciana Av 3950 Poincia na Avenue 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av Please stop splitting lots at the expense of the ambiance that makes Coconut Grove the unique neighborhood that it is and rapidly being paved over. No Mail Coul coulo 3615 1. I oppose the split. No ys omb mbm Bayvie 1746 ailys w Rd, 6 : @g Miami Warr mail. FL ant com 33133 Appe al - First Last Nam Nam e e Mari Brow a n Meta nie Ama ury Emai l Addres Addr s ess msbr own2 000 @aol .com 2903 Center Street, Miami, FL 33133 Agen da Item 4055 Poin ciana Av 1. 1746 6: Warr ant Appe al - 4055 Poin ciana Av Public Comment Please, do not allow lot splitting. Our tree canopy has already been reduced in a brutal way. The character of this area needs to stay! Trees cool down the city, prevent flooding, reduce noise, provide for habitat and well being of the community. Are you a lobb yist? No 1. 1746 6305 6: Mon Mayna Warr I do not want the Grove to Lose any more of its k198 da St ant tree canopy ! The oak on this property is over 100 York 8@a Coral Appe years old. This is my husbands family land and No ol.co Gables al - he's over 77 years old. Please preserve the m Fl. 4055 integrity of this property 33146 Poin ciana Av ama ury.d Dest estail aille leur ur @g mail. com 3903 loquat avenue 33133 coconu t Grove 1. 1746 6: Warr The split of this lot will contribute to the decrease ant of the existing foliage, reduce wildlife and will Appe make our grove look more like a city than a al - natural blended habitat. We should not let this lot 4055 split. Poin ciana Av No First Last Nam Nam e e cath kirsn erine er Ana Wen ger Emai l Addres Addr s ess Agen da Item 1. 1746 6: rkirs 610 Warr ner SAN ant @bel SERVA Appe lsout NDO al - h.net AVE 4055 Poin ciana Av Public Comment Do not allow this to be 3 lots. The stress on the environment would be too great. The disruption of trees, animals, water runoff. Also it is a well used thoroughfare and traffic will be significantly disruptive x3 for neighbors and travels in that area. It was sold as one lot, it should remain so. Are you a lobb yist? No 1. 1746 6: Nana Warr weng 3553 ant Please do not approve the split of this lot into 3 er@s Pelmet Appe smaller lots as it will affect the tree canopy that No net.n to Ave al - makes the Grove special. et 4055 Poin ciana Av mam M. Rodr rod.8 Ame igue 4@g lie s mail. com 3740 CRAW FORD AVE 1. 1746 6: Warr I oppose the splitting of this lot. This will increase ant density in our already dense South Grove with Appe further destruction of tree canopy. This should not No al - be allowed. Only one family should occupy this 4055 lot as the original was. Poin ciana Av Char Benf ctbe 1533 1. I oppose any lot splitting in the city if Coral les ield nfiel Sopera 1746 Gables. Splitting lots uses valuable city resources, d@ Ave 6 : increases runoff, increases traffic and just adds me.c Warr nothing beautiful to city beautiful. Anyone voting om ant to approve this will be on record next election. I No First Last Nam Nam e e Eliza Schu beth ltz Jorg Aroc e ha Emai l Addres Addr s ess Agen da Public Comment Item Appe will hold all elected official's at the city al - responsible if this gets split. 4055 Poin ciana Av 1. 1746 6: ebsc Warr hultz 3802 ant 1@g Little Appe mail. Avenue al - com 4055 Poin ciana Av Please vote against splitting the lot. Construction has overtaken the grove. Too many trees are being cut down so that developers can build houses that fill the lot. We need to preserve the wonderful flavor of this community which is the reason we all chose to settle down here. Are you a lobb yist? No 1. 1746 Jorg 6 : e- Warr mia 3015 ant mi@ SW 19 Appe I oppose the lot being split. No hotm St al - ail.co 4055 m Poin ciana Av Sven Stu sstu 1745 1. Oppose lot solit No mba mba Tigertai 1746 uer uer l 6: @g Avenue Warr mail. ant com Appe al - 4055 Poin First Last Nam Nam e e Tany a Emai l Addres Addr s ess Ta ny Cast acast aned a@ a mac. com 3701 Solana Road, Miami, FL 33133 Agen da Item ciana Av Public Comment Are you a lobb yist? 1. 1746 6: Warr Stop spliting lots. It takes away from our beautiful ant canopy, it creates more concrete and affects Appe water drainage and percolation into the soil, plus No al - more traffic, more noise and more cars parked on 4055 the street. Poin ciana Av End of Report