HomeMy WebLinkAboutAnalysis & MapsCITY COMMISSION DOCUMENTATION
ANALYSIS FOR SPECIAL APPEARANCE
FILE ID:
APPLICANT: Javier E. Fernandez, Esquire, on behalf of Grove Bay Properties,
LLC
PROJECT NAME: Grove Bay Residences
PROJECT ADDRESS: 3581 East Glencoe Street
TRANSECT ZONE: T4 -R "General Urban" Transect Zone and
T5 -R "Urban Center" Transect Zone
FOLIO NUMBER: 01-4114-019-0001
COMMISSION DISTRICT: District 2
NET OFFICE: North/East Coconut Grove
SUBJECT: AN APPLICATION FOR A "SPECIAL APPEARANCE," PURSUANT TO MIAMI
CITY CHARTER 3mm iii AND MIAMI 21 CODE ARTICLE 3, SECTION 3.11
AND, TO ALLOW A MODIFICATION TO REDUCE: 1) THE REQUIRED 50
FOOT WATER -FRONT SETBACK TO 25 FEET AND TO 25 FEET; AND 2) TO
REDUCE THE 25 % SIDE YARD REQUIREMENT IN AGGREGATE FROM
20.92 FEET TO 15 FEET (A 28.3% REDUCTION).
BACKGROUND
The subject site is located approximately at 3581 E. Glencoe St. and is approximately
.83 acres in size. The property is generally bounded by W. Glencoe St. to the north,
Biscayne Bay to the south, E. Glencoe St. and S. Bayshore Ct. to the west, and
Halissee St. to the east.
The site is bifurcated into two zoning designations; the northern portion of the parcel is
zoned T4-R/NCD-3 and the southern portion is zoned T5-RINCD-3.
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City Commission Special Appearance
File Id:
Grove Bay Residences (3589 E. Glencoe St.)
Page 2
Currently, the site is developed as "Bay Colony Condo" with 18 dwelling units, 12 units
of which are located in the northern portion of the site (T4-RINCD-3 Zone) and six units
located within the southern portion of the site (T5-RINCD-3 Zone). The multi -family
residential development on the site, constructed in 1958, is two -stories in height with
detached covered and uncovered parking areas, a swimming pool, and a dock.
Rezone and Land Use Change History
On June 17, 2015, the City's Planning, Zoning and Appeals Board (PZAB) heard the
applicant's request to change the land use designation of the northern portion of the site
from "Single -Family Residential" to "Low Density Multifamily Residential". The PZAB
also heard a companion item to rezone of the northern portion of the site from T3-
R/NCD-3 "Sub Urban-Restricted/Neighborhood Conservation District 3" to T4-RINCD-3
"General Urban-Restricted/Neighborhood Conservation District 3". Following a public
hearing, the PZAB adopted Resolution No. PZAB-R-15-040 and PZAB-R-15-041
respectively, by a vote of 9-0, recommending approval of both items.
On July 23, 2015, the City Commission heard the applicant's request for the land use
and rezone to change to the northern portion of the site from "from "Single -Family
Residential" to "Low Density Multifamily Residential" and T3-RINCD-3 "Sub Urban -
Restricted/ Neighborhood Conservation District 3" to T4-RINCD-3 "General Urban -
Restricted/ Neighborhood Conservation District 3", respectively. Following a public
hearing, the City Commission adopted Ordinance No. 13548 and Ordinance No. 13549
respectively, by a vote of 3-0, recommending approval of both items.
The approval of the zone change also included a restrictive covenant with a site plan
that was proffered by the applicant. The restrictive covenant limits development on the
northern portion of the site to a maximum of 12 units, limits development on the entire
site to 26 dwelling units, limits the uses allowed on the site to residential uses, limits the
height of the portion of the site abutting the "Single -Family Residential" land use to 38
feet above the base flood elevation, and establishes larger a Setback than required by
Code to the adjacent "Single -Family Residential" site directly to the north.
New Development Proposal
The proposed project is comprised of approximately 70,400 square feet of new
residential dwelling space divided into 26 units. The development is three floors on the
north end of the site within the T4-RINCD-3 Zone and the height increases to five floors
on the southern portion of the site which is zoned T5-RINCD-3. The dwelling units
range in size from 2,000 square feet to 3,300 square feet. The development will also
include waterfront improvements (Baywalk with public access) that will be accessed
from S. Bayshore Ct.
As presented, the development site also requires review and approval of other special
permits such as Waivers, which shall require separate applications and are not part of
this application. The Special Permits being processed under a separate application
are as follows:
City Commission Special Appearance
File Id:
Grove Bay Residences (3581 E. Glencoe St.)
Page 3
1. Waiver pursuant to Article 4, Table 5 and Section 7.1.2.5(a)10 to allow the
substitution of one (1) commercial loading berth for two (2) residential berths (10'
x 20'x 12'; and
2. Waiver pursuant to Article 4, and Section 7.2.1.5(a) 28 to allow an 10% reduction
in the minimum driveway aisle width from 23 feet to 22 feet.
ANALYSIS
Special Appearance
The Miami City Charter, Section 3(mm)(ii) establishes the minimum waterfront setbacks
and side yard Setbacks for the purpose of preserving the City's natural scenic beauty,
guaranteeing open spaces, and protecting the waterfront. To that end, the City Charter
provides that no building permits for enclosed structures located on Biscayne Bay shall
be issued which: 1) are not Setbacks at least 50 feet from the seawall; and 2) do not
have average side yards equal in aggregate to a minimum of 25% of the water frontage
of each lot based on average lot width.
City Charter, Section 3(mm)(iii), provides that the above Setbacks and side -yard
requirements may be modified by the City Commission after design and site -plan review
and public hearing only if the City Commission determines that the modifications
requested provide public benefits such as direct public access, public walkways, plaza
dedications, covered parking up to the floodplain level, or comparable benefits which
promote a better urban environment and public advantages, or which preserve natural
features.
Request for Modification
The proposal before the Commission is a "Special Appearance" request that involves
modification of the required waterfront Setback and Side Setback. Pursuant to Miami
21 Code, Section 3.11 (a)(1) Waterfront Setbacks shall be a minimum of fifty (50) feet
measured from the mean high water line provided along any waterfront, except where
the depth of the Lot is less than two hundred (200) feet. Additionally, in Section 3.11 (a)
(2) the Side Setbacks shall be equal in aggregate to at least twenty-five percent (25%)
of the water frontage of each Lot based on average Lot Width, to allow a View Corridor
open from the ground to the sky.
The request before City Commission, pursuant to City Charter Section 3(mm) (iii) is for
the following modifications of the waterfront setback: 1) to reduce the required
waterfront Setbacks of 50 feet to 25 feet (a 50% reduction); and 2) to reduce the
required waterfront Side Setback of 20.52 feet to 15 feet (a 28.3% reduction).
City Commission Special Appearance
File Id:
Grove Bay Residences (3581 E. Glencoe St.)
Page 4
Aerial view of immediate area there is a lack of public baywalks to the east and west of the site
The requested reduction in both waterfront and aggregate side Setbacks are consistent
with the Modification Standards because they public benefits, such as direct public
access, public walkways, provide public access and public walkways which promotes
an improved urban environment.
As depicted above the neighboring buildings to the west and of the site east do not
provide the public with access to Biscayne Bay. The applicant's proposal would provide
the only public access to the waterfront in this neighborhood.
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Typical Bay -walk Seellon Laser
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Applicant's proposed baywalk showing required waterfront guidelines per Miami 21, Appendix B
City Commission Special Appearance
File Id:
Grove Bay Residences (3581 E. Glencoe St.)
Page 5
As designed both the residents of the project and neighbors would be able to enjoy the
new public access to the baywalk amenities where there currently is none. The design
of the project includes public access to the waterfront via the setback along the
southern property line connected to South Bayshore Court. The proposed baywalk is 25
feet in width and contains landscape, furniture, a safety zone, and a 15 -foot wide
circulation zone, similar to what is shown below.
LOBBY
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BAYWALK
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Existing Seawall
Layout of proposed baywalk showing required waterfront guidelines per Miami 21, Appendix B, with
transition, circulation and safety zones shown
City Commission Special Appearance
File Id:
Grove Bay Residences (3581 E. Glencoe St.)
Page 6
The proposed development site water frontage length is approximately 83.68 feet. This
requires a minimum View Corridor aggregate side Setback between the west and east
Side Setbacks of 26.92 feet which is equivalent to 25% of the water frontage length. As
designed, the proposed reduction of the View Corridor aggregate side Setback will not
result in adverse effects, to the public views to the waterfront.
Miami Comprehensive Neighborhood Plan
The Miami Comprehensive Neighborhood Plan (MCNP) Coastal Management goal in
CM -2.1 is to improve public awareness and use of Miami's Coastal resources by
preserving water -dependent and water -related uses, ensuring adequate public access
to such uses, and minimizing user conflict. The construction of the new baywalk further
promotes these goals as there currently is baywalk within the Glencoe Subdivision.
MCNP Policy CM -216: The City will incorporate provisions for public physical and/or
visual access to the shoreline in its waterfront zoning regulations, and Policy CM -2.9.7:
As specified in the City of Miami Charter and related lows, and more specifically the
Waterfront Charter Amendment and Ordinance Zoning Ordinance for the City of Miami
all new development and redevelopment along the downtown waterfront is required to
provide a waterfront setback, and those developments within Special Districts (SD's)
that require publicly accessible shoreline walkways, will design them in conformance
with the "Baywalk Riverwalk Design Standards. "
The above policies are promoted by these proposed project and modification requests.
The design and materials of the baywalk are consistent with the standards of the Miami
21 Code and guidelines outlined in Waterfront Design Guidelines on Appendix B, with
the exception of the modifications herein requested.
MCNP Policy PR -3.2.1 promotes that the City continues to work to complete the
Baywalk so it encompasses as much of the Biscayne Bay waterfront as possible. In this
case, the new baywalk furthers the City's goals to provide complete the Baywalk access
to the public and indicated in the Article 3, Section 3.11 Waterfront Standards of Miami
Code and the MCNP.
Although physical constraints exist that impede a Baywalk connectivity beyond the
waterfrontage of this site, the construction of the Baywalk fulfills the City's policy
objective of a continued Baywalk expansion along Biscayne Bay promoting an open and
public waterfront designation.
RECOMMENDED ACTION
Staff recommends the approval of Special Appearance to allow modification to reduce
the required 50 foot waterfront Setback to 25 feet and to reduce the 25% side yard
requirement in aggregate from 20.92 feet to 15 feet. Per City Charter Section 3mm (iii),
and Article 3, Section 3.11 of the Miami 21 Code, the City Commission may grant
modifications of waterfront standards if the Commission determines that the
modification requested provides public benefits such as direct public access, public
City Commission Special Appearance
File Id:
Grove Bay Residences (3581 E. Glencoe St.)
Page 7
walkways, plaza dedications, covered parking benefits up to the flood plain level, or
comparable benefits which promotes a better urban environment and public advantage,
or which preserve natural features.
Based on positive findings that the modifications requested provide public benefits such
as direct public access and improved urban environment, staff recommends approval of
the request subject to the following conditions:
1. The applicant or successor in interest shall comply with all applicable
requirements all applicable departments/agencies as part of the City of Miami
building permit submittal process.
2. All applicable public improvements on site shall comply with the requirements of
Section 2-11.15 of the Code of Miami -Dade County.
3. The Applicant, shall meet the requirements of Chapter 24 of the Code of Miami -
Dade County.
4. The final decision letter and conditions of approval shall be incorporated in the
building plans as part of the building plan check process.
5. The project shall comply with the Miami 21 Appendix B: Waterfront Standards.
That the narrowest point of the circulation zone shall be a minimum of 15 -feet in
width.
6. The development shall be substantially in accordance with the plans as prepared
by Frances, Anillo, Toledo, llc. Architecture & Planning, consisting of 30 pages
dated September 4, 2015 stamped received by the Planning Department on
October 30, 2015.
7. The Applicant shall submit a Landscape Plan, Disposition Plan, and Mitigation
Plan pursuant to Article 9 and Appendix D of Miami 21 and Chapter 17 of the
City Code in addition to compliance with all requirements for tree
removal/relocation and planting by Environmental Resources Department. Said
Landscape plan shall be approved by the Director of the Department of Planning
and Zoning.
8. The Applicant shall provide the Departments of Planning and Zoning and Public
Works a temporary construction parking plan, with an enforcement policy, a
construction noise management plan with an enforcement policy and a
Maintenance of Traffic Plan (MOT) for approval.
9. If significant changes made to the proposed site plans, the Planning Director
shall determine is the Special Appearance modification shall be reheard by the
City Commission for modification.
EXHIBIT A
Office of Zoning official Referral Write -Up
Grove Bay Residences Waterfront Setbacks For
3581 East Glencoe Street
GROVE BAY RESIDENCES
3581 E. GLENCOE STREET, MIAMI, FLORIDA 33133
URBAN CORE TRANSECT ZONE RESTRICTED (T5 -R) & GENERAL URBAN ZONE
RESTRICTED (T4 -R)
APPLICATION FOR CITY COMMISSION APPROVAL SUBJECT TO COMPLTANCE WITH
THE CITY CHARTER, CITY CODE, MIAAH 21 ZONING CODE, AND ALL OTHER
APPLICABLE CRITERIA, CONSIDERATIONS, AND REGULATIONS.
Pursuant to the Miami City Charter Section 3(mm) (iii) and the Miami 21 Code Article 3, Section 3.11 this proposal
for "Grove Say Residences," a 26 -unit condominium, located at 3581 E. Glencoe Street, Miami, Florida 33131,
which requires a Special Appearance Application. Proposal seeks a modification to allow a reduction of both the
Charter required waterfront and aggregate side -yard (View Corridor) requirements, which is subject to CITY
CONEMISSION APPROVAL.
The proposed waterfront development consists of five (5) and four (4) story Residential condominium buildings of
26 total units with average unit sizes in excess of 2,000 square feet. The Residential units are serviced by a total of
not less than 42 parking spaces and related residential amenities.
REQUEST to the City Commission pursuant to City Charter Section 3(mm) (iii) for a modification to the
waterfront setback and waterfront side -yard (view corridor) setback requirements.
Waterfront Setback & Side Yard Setback
Waterfront Frontage Length
83.63 feet (average width)
Required Waterfront Setback
50 feet
Proposed Waterfront Setback
25 feet (50% reduction)
Required Waterfront Side -Yard Setback
20.92 feet
Proposed Waterfront Side -Yard Setback
15 feet (28.3% reduction)
All other special permits such as Waivers, Warrants, Exceptions, and Variances, as may be required, shall
require separate applications and are not part of this application. Special Permits being processed under a
separate application are as follows:
1. Waiver; Pursuant to Article 4, Table 5 and Section 7.1.2.5(a)10 to allow the substitution of one (1)
commercial loading berth for two (2) residential berths (10' x 20').
2. Waiver, Pursuant to Article 4, and Section 7.2.1.5(x) 28 to allow for a 10% reduction in the minimum
driveway aisle width.
Date
EXHIBIT B
Grove Bay Residences (3581 East Glencoe Street)
Plans prepared by Frances, Anillo, Toledo, LLC.
Architecture & Planning, consisting of 30 pages
dated September 4, 2015
Stamped received by the Hearing Boards on
October 30, 2015
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CITY OF MIAMI
HEARINSn BOARDS
PLANS REVIEW
Conceptual South Elevation m�
Scale: 1/6"= T -V -
.,
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A-3.1
Conceptual West Elevation
Scale: 1/6"= 1'-0"
Conceptual East Elevation
Scale: 1/6"=1'-0"
CITY OF N71AMI
HEARIN', BOARDS
PLA S REVIEW
eefin0
eoerbe
cvmMe
ale �
l
MreYre
above Uoea rip Tilly eppmrel
LCE—
lobo.
�e.
tlrewn by
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aba8 rw.
A-3.2
NOTE:
PORTION OF THIS SITE IS SITUATED WITHIN ZONE WE° BASE
FLOOD ELEVATION 16 FEET, THE BALANCE LIES WITHIN ZONE
"AE'. BASE FLOOD ELEVATION 16 FEET.
T3 -R T4 -R
I
EXISTING ADJACENT RESIDENCES
NOT A PART OF THIS PROJECT
0 a
a=
UNIT
UNIT
UNIT
AMENITY DECK
UNIT
UNIT
LOBBY
EXLRTNO ADJACENT MULTIFAMILY BUILDING
$ NOT A PART OF THIS PROJECT
Schematic Section ..,.; 1/6"=1'-0"
T4 -R T5 -R
Mi
UNIT
UNIT
UNIT
COMMON
�AREAS
P�6w� II
Schematic Section BCAIe: 1,16- -0-
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FOR SAY -WALK DIMENSIONS AND
INFORMATION NOTSHOWN SEE
SHEET"l
CITY DF MOAMI
HEARIN'R BOARDS
qo
�M2016
mob
"e S^�
arawU ley.
FLANS 61CtfVEW
FAT
l0 15
SIM
1; 3'-D' 1 15'-0'4'-D'
MN
RA SITIONxPASSIVE CIRCULATON SAFEiY
ZONE ZONE ZONE ZONE BISCAVNE BAY
Typical Bay -walk Section A -A Seale: 1 -0'•
25'-0'
WATERFRONT SETBACK
PROPERTY LINE
MAX. 3' 0' 15'-0' 4•-D'
TRANSITION CIRCULATION SAFETY
ZONE
- - ZONE ZONE ZONE BISCAVNE BAY
Typical Bay -walk Section B -B Scale: 1/a"=1•
Il
Bay -walk Floor Plan Seale: 3/16"=1'-0"
CIN OF MIAMI
HEARING BOARDS
PLANS REVIEW
_"6�Je�
nawo a.
O 5
a,, Zc l 5
day.
oaoa-zols
ocae.
As mown
amwn oy.
FAT
oneel no.
A-4.2
I uM
I
mop LNE €
F�� e
COVERED \ `'`G O ,y d i
II, TERRACE ,!' \ / - } 3
LL J
8 [
/
Typical Bay -walk Section LOBBY
Existing Seawall C .g$g�
1/ {
I � F
zs o
wnr<a sesacrc � � � C) w
vEKrc�NE \- BAYWALK
BISCAYNE BAYJ
e•-0 max - s;� ie a• a o• Bay -walk Floor Plan
�orvE w� mNc zo ,scavxe eav
Typical Bay -walk Section
SHIM PROJECTS
PAVER STONE PATH
15-0" WIDE
PORPHYRY STONE: GREY
SMOLLERI
DIRECTION AS SHOWN
`photo for pattern and shape, not for color
5 t
A-4.1 t
CITY OF MIAMI
HEARING BOARDS
aLarvs REvoEw
o s
• 0, tat
jo, ry-te
Bay -walk Floor Plan
Typical Bay -walk Section s .:114.1
SHIM PROJECTS
SAFETY ZONE
3'-0" WIDE
WHITE PEBBLES, FLAT
CITY OF MIAMI
HEARIND BOARDS
PIANS REVIEW
m /v
IDnTg /
�
Knuure etas aaea nIN imgy ¢ppmee�l
lo� �
Typical Bay -walk Section ,,. ,•�
Typical Bay -walk Section �.:,.-,•a
Bay -walk Floor Plan
COVERED TERRACE
SLABS/PLANKS OF SILVER GREY QUARTZITE
10"X40" PLANKS/ 6"X40" PLANKS,
ALTERNATING ROWS
DIRECTION AS SHOWN
CITY OF MIAMIROARDS
HEARING
PLANS REV6D
pl-
S'
A—
s_ .,�,� �� noes or Pm�•� Cl z°i, 15
Typical Bay -walk Section .—:,—,-
m
SHIM PROJECTS
Bay -walk Floor Plan — it -,a
RETAINING PLANTER
WALL
36" HT - RANDOM ZIG ZAG PATTERN
WHITE STACKED PEBBLE WALL W. PLANTS
DRAPING OVER THE SIDES
BEACH CREEPER (N)
CITY OF MIAMI
HEARING BOARDS
PLANS REV9EW
ma
Typical Bay -walk Section ...:,,.•.,-
SHIM PROJECTS
Bay -walk Floor Plan — --
PALM TREES
A- Paurotis
Palm (N)
B- Curved
Sabal (N)
B®
DIT'°.A
HEARING ,MI D- Silver Buttonwood (N)
PLANS REVIE
W
HW.gmMspe
�ning
_
sbnxmre mo.e aces �a;mpry Bey
I
HEARIHC, BOARDS
RLhiIN REVIEW
fl
�
�I
�re ure eewe aaea nm wqy eppruei
to °I
'1
jT
150
�-60
Typical Say -walk Section
FILLER PLANTS
UNDER AND AROUND PAUROTIS AND SABAL
PALMS (MIXED IN BEHIND BEACH CREEPER)
clusters of 3-5 each plant type
Typical Bay -walk Section —.:,...,,.
SHIM PROJECTS
Bay -walk Floor Plan
CITY OF MIAMI
HEARIHC, BOARDS
RLhiIN REVIEW
fl
�I
�re ure eewe aaea nm wqy eppruei
to °I
Typical Bay -walk Section—.:,,F,•s
2 0
a' o•
Bay -
walk Floor Plan
8'-0 MPX 3 P 15'-p° p
f TP(�SiON PASS VC -t-
SP
].OrvE ZONE zOnE ZONE B15CavNE aAV
Typical Bay -walk Section
SHIM PROJECTS
r
oda
ff
O
> � I
m � R
5
C- Green Malayan
� � l
v Coconut Palm
s 10' wood
_ 8
C m EA
E
m a
0 5
Dwarf Fakahatchee (N)
A-4.1 UNDER AND AROUND COCONUT PALMS
CITY OF MIAMI
HEARING BOARDS
PLANS REVIEW
m eaems�_ -oere�s
l5
r� sie«, ,a ee«a a«s �m �wr aawowa�
Typical Bay -walk Section , ...
SHIM PROJECTS
Bay -walk Floor Plan
UP LIGHTS
LANDSCAPE UP LIGHTS INTO
EACH COCONUT PALM
BENCHES
IPE BENCH FOLLOWING ANGLE OF WALL
CITY C : 111A"'
In 3, IRIS
7A
Typical Bay -walk Section
Typical Bay -walk Section , ...
SHIM PROJECTS
Bay -walk Floor Plan
UP LIGHTS
LANDSCAPE UP LIGHTS INTO
EACH COCONUT PALM
BENCHES
IPE BENCH FOLLOWING ANGLE OF WALL
CITY C : 111A"'
In 3, IRIS
LIGHT BOLLARDS
AS REQUIRED
LED bollard with fully shielded light source
SHIM PROJECTS
LIGHT POSTS
AS REQUIRED
LED Pole top luminaires with die-cast aluminum
construction. Safety glass with optical texture and
anodized aluminum reflector.
Ia s
CITY OF MIAMI
HEARING BOARDS
FLANS REVIEW
o Ib 3�
PY
�e! �3h7,o 15
c sure mwe aces mt imoN aaorewd
TRASH / RECYCLING RECEPTABLES
AS REQUIRED
SHIM PROJECTS
CITY OF MIAMI
FesWs Rclrl:w
0, Lo
10 Pll-15
6lnrature eWve tices nm urMy aW��
AAz�,ns
WATERFRONT WALKWAY
Rendering by VIRTUAL GlphIU, Intl All—Ill SWtlio eB -p15
CITY OF MIAMI
HEAR NO BOARDS
PLANS REVIEW 1
Hla�e�M BmNe � - me
5
���rea�eaces�amo�� s
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WATERFRONT WALKWAY
Rendering by VIRTUAL Graphics and Animation Studio
scale
CITY OF MIAMI
HBARING BOARDS
PLANS REV"'
ar �:'jo SIS
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WATERFRONT WALKWAY
Rendering by VIRTUAL Graphics and Animation Studio
scale
CITY OF MIAMI
HBARING BOARDS
PLANS REV"'
ar �:'jo SIS
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AS Slpwn
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R-2
relvl\CJ T4 -R 04 C - O gxo q R/
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T5 -R
Conceptual Ground Floor Planting Plan
Scale: 1"= 20'.0'
plant list
Upt - T5N -
key - &Mlic Common
3 - 0 -
m - Gordasebmbna(N)-Cringe Geiger
r1)r3)rd)
12-14' ht. x 4T au.. NII head 6' at. T d.b.h.
plant table 8 � �
m - Conocerpus ec'mdmm'-Shier fiudon4mod(N) r1)r31r<)
T4-R/28'\ioem.T.T,
(— _
IR 1t�Y
2 - 0 -
e' utoewwwre.wum vurmwz weoa arra �e .f
ma.�w..".�wvm.enoaa�e�dwroa+mmem
Izlmae.w�mna. m..mwnmmrm.maa�.m
T3-�')I*3
r4,
12.14' M x64 V. lull bead 6 c.,.
5 - 1 -
wb - Wodye88 beumate-Fool Palm
(•2)
12I.w.-20'o.a. mallhad
T4 -R
- Shmbsand Gmand.vem:
125 - 100 -
T4R ra
r5)I"6117)
3 gal. 20.22' N. x 1416' epr. full V o.o.
fllmoarescanomwremmdmaemnioce mta�remems
\111'31r41 Co
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(3Leds1 lu1
3 gal. 2416" ht. x W. NN 16' o.c.
"t7 _
CI
\
'gal. 4246' ht. x 3036"spr. NII dump
11
weoeon
28 - 0 -
mon - Mondem delaima- Ceriman
31111.2024' M. xspr. full dump 30' o.c.
T4q 448\ Wb
muh - Muhkbegia capilade-MumyGrass
3981.1618" atxsur. full dump 18-o.c.
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T5 -R
Conceptual Ground Floor Planting Plan
Scale: 1"= 20'.0'
plant list
Upt - T5N -
key - &Mlic Common
3 - 0 -
m - Gordasebmbna(N)-Cringe Geiger
r1)r3)rd)
12-14' ht. x 4T au.. NII head 6' at. T d.b.h.
10 - 10 -
m - Conocerpus ec'mdmm'-Shier fiudon4mod(N) r1)r31r<)
12 M. x4 Sspn. NII head SO. 2' db.h. muMtunk
2 - 0 -
W - Cuer aftrGana Llve0mk(N)
r1)r3)rq)
12.14' M x64 V. lull bead 6 c.,.
5 - 1 -
wb - Wodye88 beumate-Fool Palm
(•2)
12I.w.-20'o.a. mallhad
- Shmbsand Gmand.vem:
125 - 100 -
du - Clmiaguaffam Small Leaf Clusa(N)
r5)I"6117)
3 gal. 20.22' N. x 1416' epr. full V o.o.
54 - 0 -
dul - Chdagul5am- Small Leal Clma(N)
r51r8)r�)
3ge1. 2022" M. x 1416" spr. NII 18'a.c.
356 - 0 -
ti- Fide 3-1dard-Soma
3 gal. 2416" ht. x W. NN 16' o.c.
0 - 10 -
ba - Am mminae rubra -Red Leea
r5)
'gal. 4246' ht. x 3036"spr. NII dump
28 - 0 -
mon - Mondem delaima- Ceriman
31111.2024' M. xspr. full dump 30' o.c.
ZL6 - 0 -
muh - Muhkbegia capilade-MumyGrass
3981.1618" atxsur. full dump 18-o.c.
0 - M -
aM - Phmodendmn wop Congo' -Same
3 gel. 20.22' h,. x ear. U dump24- os.
- Ms ullarreoua:
75 - 3.5 -
gra - D—abve Gravel
2"depth N be waded wen weed barer
r�
9
T5q
T5 -R/3 -.S\ Clu 1"5)r511�)
ra TSR
w; �' � cs P11('21r41
FON BAY -WALK DIMENSIONS AND
INFORMATION NOT SHOWN SEE
\ SHEET A-4.2
Loner/ ui r
\ BISCAVNE BAY
CITY OF MIAMI
HEARINGi BOARDS
PLAINS REVIEW
ee4narcR m �
2animr
� Dere
eYCaYro pSwe Com nM Well approval
Tn
LU
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W
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nem.
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Ac SM
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A FAT
1,
�f m,em pp.
plant specifications
1. landscape QOnreemr shag Ym familiar w/ all wank
an nor lets eladerssrinalnce! T Cepin iW MI da all gra n MMans
I- oe raised
decks. Note shoats are part of the Anditecoral MVdM as, Mi.
pnojsd. If these sheets ere not Inclu .di.nact the Carnal Untra ,
2. All plant -hang) hrniahed by Me ter -_Co._,
unless ctM1enwiee sPecgietl In Gretlee entl Sbrlmdamr
Nursery Plains, second ediVon'. February 1999, by Me'.do
Df Me 0 AA9at suXura and Consumer B-ics, Oivis il,
Of Plant Iry, shall be Fedtla hed. Al or beaer.
3. All sMnAa antl grolode ars shall be guarane d as 1 year
from d of final acoaptan.. al Vein and palms shall be
SO ad for 1 year ham date of final amepbnm. Sod shall
be guarameed on 90 days ham final acceptance.
4. Planting soil shall be weetl Mae antl wrist of 60%ctean
III and,
30%evegladers muds sad 10%Canadian mat. al
plants,, inMudirg throe on the ground level, mall ba ¢staled
wiM M nD.111 as mtlkated oa details.
5. Lantlseape Contractor shall be an an"ible as, M amen
pi planting soicks. l in pbM a on raised deSoil level az i, leafed m
ians and debfls shall be, aflarsaMem.M.
S. Lantlsmoe Coninctw Mallbkealabpsnsel-tamake
III liming betls weed end grass hes prier to planing.
]. Lan dii Contractor shall 'I -all verity all urdemround
anilides odorM digging.
8. All trees shell beoandd and/or Boyetl in a good workmanlike
manner az per adachetl tlebils. No nail staking permltletl.
9. Anbu fresco Mind MPI xs Mwnrin aenaalaggetl
10. Alltrees MNib,eMi edam lAonw/"Agdrorm
Pills .21 gram size,. a 2c -to -5 formulatlon., (r approved
equal ) seconding t0 manufaeWrers remmmendark...
11. Al other Plants shall be fedil'aed W Insmlladon w/
"Osmec . time release pellets (or approvetl equal)acmrdir
b nosma,Wrara recommentlatlons.
12. All trees In sad areas m have a 30- 'as ae,ared W a 2•'
layer M shraftel mulch. Cover all IM -0, betls w/ 12' layer M
shreddetl mulch (abler Nan cypress).
13. Sotl shall be St.A.ousMd Fer-Tam'(unless nherwfeenotetl)
laid w/ eMernating eb.nirg joins. Sotl shall be lad. edge
MmNerr rig. Wway. Sed In ellareas not covered
w/plant M.I eaArd gravelwmulch.SotlWbelaidlevel
hoo, line
smoothly cram
follow outline shown. L W. of i COntlrenor respanelble for
mkaoH entl loo%mverege of areas.
14. WM1erequaratles entl/or species tlifier between Me planting
plena and plant lists, Me Alar shell bks precedence.
15. Landscape Conractorbresponmble mr tlolrg eiakeaX
of the aVachetl plans. Plant Ilsh pmvded is for guean. only.
Landscape Conlreare , in subsohng a propesal based on these
plan., Is rasponside as
all ._,We az nmbd on plans.
16. Discrepancies shall be brougN mike IMMIon of Me
Landscape=it t.
17. No changes shall be matle wiMoniha priaconsent of Me
Landwepe Anch ori,
18. al planting hada shall .Vested .11 oraemerge,
herblede as approved by the Landscape ArehilecL
19..=d- Conramw fa responsible mr coaMMadng A. Me
Genera Contractor or Owner any entlll coM
aPoOnswheh may
aXect the ac. of work.
20. Lan so. connector shall ioduria In bid all mabriala and
labor as regaretl m "most, the jab as Ind -m Me plans
not. dl-. by Me General Qonradar. No shall Indutle,
but not be III to, plan malerleM, pami� sail placemen,
filter fabric, drainage mat, protection boa,, mulan crena
and nihen equip., em..
21. All plan mabrier shat meet or exceetl spedficador lisp.
22. AllManb, beds shall 1c 1100% coverage by orally
aunamadc Imgafion system az per pans.
23. Landscape Contractor shall be resooribls as-dinp
temporary watering pro 1... and won Mme as the irtiga tlon
sysbm fa apentlanal.
26. All me. labMedmulch/ganaM asses a2^layerMmabn'a
over a wsetl loaner Mandel,
25. Plant -a m the rod level are for the use of nsdenbmgrow
vegebbles and cut fiavere. Beds Me m be hand wabretl az
required blood on Me ree.inmens of Me Individual plan acecies.
26. Lentlscapa ConVadar m indade in bid Mardingw mr tall fear
pbnbrs. Refer he Arcatea l phos far ell debits.
2711,1remporer1 trees iw sehile existed an-a'te papered m mitigate
f
to
tleveloprnent Lantlscepe Contracts le responsible for meaeg
Me spw8i ip-Iisbtl fon prapo a. treaz.5mdficerions lishatl
Mae r m spedlic perms rby Me pa, approved as pad of Me
Vee removal permit issued by Me apMlmble gwemin9 agenry.
plant details
palm/large tree planting detail
small tree planting detail
wrap 5 Mee s of burlap erountl
tru kunMr dean
3 - 2'Xd"wootl cleats,
nonbanded trea suDPatmrbreces
ail na nail m e
3- 2'X4'..d braces 120 deg. spall
T mulch
finish grade
2'X4' wootl does budatl 3^ below
gale for araton, coil amdilior
remove budep Mom top of root hal
prepand lantlng sell per specs.
compact fully
W not cut central leader
n rural shape of plant
perp all cum war 12^. am paint
trees of a.m. spades to be
emM1ad in growM/chareener
unless o -I, a-
.12 double strand...
III guys spaced equally @ 45 deg.
.916 finish 9rada
Pleas ply rubber he,, on wire
Mf has eanued
tie wl/9min 20 III Mang, eatery
flags Par
w1re
M=
minimum 2'k 2k 2• Stake
poshon m secaely arabilia. tree
remove budep Mom top of root..
prepared planing soil,
compact fully
plant mabda.hal only he
P.M. m( . atter lnatelladon br
i M
2' mulch
nl
prepared pl-D soli,
compacr fully
shrub planting detail
shrub planting detail plan
notes
landscape legend
I. SbareleaslxNelm heatlreaed b/IsymenlinN OT.
badrwasalcmr«g0d,
2. Eenieaearesir mt,hrebras NloxdMtytbaa
b,plymani IVn Ma Tres Tin FanerelmaPersexdAreairyW
Mad is. O...
9, Rr9 roan) he 1.1 b¢Made rebiood or rehAed as
will nMce lb q.by d papas, baa swmlry they mM be
apinalimtlacmada,
landscape maintanance
Trees m be maiMal.tl by Me -I, Assacdion viabnliaing, -II OMMI etc
,M requiretl to maintain healMy vigorous bees M all applicable City aandeds.
kq.
111 Mnom mnNybmxmahgganad Van 7:.Inmen6
�2Mmlwpelm VeMmeelag Meatlreerepuiremenh
)demksVees mastlm wire Veerequirarea,
(' )aenpdrdes-1'.1r dearnrequlremanle
R",
emmraarsN-s malre re
�MMMme�andd, aloue0in re�gaeglmremaerrentms
I aquimnml5
Plant Specifications/Details/List & Tabular Data
TREES
A. No. trees requiretl par net fat acre, less existing number or trees
Meaning minimum as mossemere,
29 haes..355 net lm acres Q numberd existing trees= 10 in 1.1)
B. % Palms allowed Number of trees required 130% g
C.%Naives Required: Number of Mees regdretl x 30% 3
D.% Drought talsren and low main[¢,.,.: 5 10 P61
Number d Meas required x 50%
E. Street Trees (maximum av,regs apsM, of
116 linear lest hong street 125' 1Or palms ] 4•' 1.21
F. Street Trees tainted direeby bene.M power lines
(maximum average spacing of 25.0.e.): Na linear feet along atreab35- Na Na
SHRUBS
A. Number of shroba requl- Number of trees required x 10= 1W I]g 1.51
B.%Non. shrubs required: No. shmb, pravitletl x 3- 30 I 7 f'61
C. %Drought Oil- and low mernnance required:
Number of Ohm pre --!x50%
Transact Zone TGR Net Lot Area 19]4898 sena A533 J.
OPEN SPACE REQUIRED PROVIDED
A. Square Fast of open spae, requiretl, as indl-oa sae Man: 194]88 2.000
Net Lot Am- 19]46.88 s.,, 10%- 194].88 s,t,
B. Square Fell of perking lot open spa. requiretl by Adicls 9, 0 0
as indi.tetl an site Plan:
No. palling spaces D x 10 If. Der perking spam -
C. Total of. of lan losapad open spars regWretl: A+B= 1 B4].B8 2 000
LAWN AREA CALCULATION
A. Square Feet Of lantlsmped open space required by Miami 21 1 94] 8B 2000
B. Madmum lawn arae (sod) leamided - 21 % x 194]98 et. - a
TREES
A. No. trees heel par net lot acre, lees axisdrg number M trees
meadng minimum tree requirements_
22 'seax :593 not lot.... 0 numbaraiexismgbees to n I'll
B. %Pains allowed: Number othees required x 30% 3
C.%Nadvea Required, Numberoitneearequhedx30% 3 n I.31
O%Dnoughttoleranendlowmantenance: 5 10 P41
Number of treee re sin x 50%
E. Ses, Trees(.am-me sparing M 30•o.c):
52 linear feet al0I shoo¢,/25'far perms 2 2 l'21
F. Sbesh Trees lomietl direr, loaned power lines
(maximum average spacing of 25' 0.1.):Na linear bat erorg ars-=
SHRUBS
A. Number of shrubs requiretl: Number of trees required x 10= 100 110 ('51
B.%Native shrubs required, No. sh.ba provided x 30% 30 1DID !'61
C. %Drought tolereaw maance re
r-11 neenquin d: 10o Pn
Number of shahs provdadl x 50%
CITY OF MIAMI
HEARING BOARDS
PLANS REVIEW
Hoorre
r •m wmka�
nsr
Dam 0, 7,a 15
we does am lmpy approval
Tbn a.. T4 -R Net LM Arse 1566622 saes
,355 If.
-c-
OPENSPACE REQUIRED
PROVIDED
tlisbrme varies eccordingmsmdes
A. Square Food of open space requiretl, as lnacand on as, Man: 231993
2500
dlaw brmamre DrowM so Dlan,s
o not overhang Paving, lawn, et0
Not Let Area- 15,466.22 If.x 15%= 2319.93 sf.
B. Square Feet of palling IM open spam required by Adicle 9, 0
0
dlalen. between plains m allow
M. t PhOrI..,eM oil whoa
of
as indicated on site pian:
No. Perking spam. 0 par parking space=
0 s.i.
1
ease apeae5
mom
C. Total J. of land..W open apses required, A+B- 2 319 W
2.5eo
are growtla
LAWN AREA CALCULATION
smd,bs and! prounticovera
be planted using idargular spacing
A. Square Feet of landscapetl open spam r retl b
aqui yMlaml2l 231999
2500
xcep�mr angle rows of planta
�ie: wboders, hedges, emJ
B. Maximum lawn area (I.) permitted - � % x 2.919.93 et -
0
I. SbareleaslxNelm heatlreaed b/IsymenlinN OT.
badrwasalcmr«g0d,
2. Eenieaearesir mt,hrebras NloxdMtytbaa
b,plymani IVn Ma Tres Tin FanerelmaPersexdAreairyW
Mad is. O...
9, Rr9 roan) he 1.1 b¢Made rebiood or rehAed as
will nMce lb q.by d papas, baa swmlry they mM be
apinalimtlacmada,
landscape maintanance
Trees m be maiMal.tl by Me -I, Assacdion viabnliaing, -II OMMI etc
,M requiretl to maintain healMy vigorous bees M all applicable City aandeds.
kq.
111 Mnom mnNybmxmahgganad Van 7:.Inmen6
�2Mmlwpelm VeMmeelag Meatlreerepuiremenh
)demksVees mastlm wire Veerequirarea,
(' )aenpdrdes-1'.1r dearnrequlremanle
R",
emmraarsN-s malre re
�MMMme�andd, aloue0in re�gaeglmremaerrentms
I aquimnml5
Plant Specifications/Details/List & Tabular Data
TREES
A. No. trees requiretl par net fat acre, less existing number or trees
Meaning minimum as mossemere,
29 haes..355 net lm acres Q numberd existing trees= 10 in 1.1)
B. % Palms allowed Number of trees required 130% g
C.%Naives Required: Number of Mees regdretl x 30% 3
D.% Drought talsren and low main[¢,.,.: 5 10 P61
Number d Meas required x 50%
E. Street Trees (maximum av,regs apsM, of
116 linear lest hong street 125' 1Or palms ] 4•' 1.21
F. Street Trees tainted direeby bene.M power lines
(maximum average spacing of 25.0.e.): Na linear feet along atreab35- Na Na
SHRUBS
A. Number of shroba requl- Number of trees required x 10= 1W I]g 1.51
B.%Non. shrubs required: No. shmb, pravitletl x 3- 30 I 7 f'61
C. %Drought Oil- and low mernnance required:
Number of Ohm pre --!x50%
Transact Zone TGR Net Lot Area 19]4898 sena A533 J.
OPEN SPACE REQUIRED PROVIDED
A. Square Fast of open spae, requiretl, as indl-oa sae Man: 194]88 2.000
Net Lot Am- 19]46.88 s.,, 10%- 194].88 s,t,
B. Square Fell of perking lot open spa. requiretl by Adicls 9, 0 0
as indi.tetl an site Plan:
No. palling spaces D x 10 If. Der perking spam -
C. Total of. of lan losapad open spars regWretl: A+B= 1 B4].B8 2 000
LAWN AREA CALCULATION
A. Square Feet Of lantlsmped open space required by Miami 21 1 94] 8B 2000
B. Madmum lawn arae (sod) leamided - 21 % x 194]98 et. - a
TREES
A. No. trees heel par net lot acre, lees axisdrg number M trees
meadng minimum tree requirements_
22 'seax :593 not lot.... 0 numbaraiexismgbees to n I'll
B. %Pains allowed: Number othees required x 30% 3
C.%Nadvea Required, Numberoitneearequhedx30% 3 n I.31
O%Dnoughttoleranendlowmantenance: 5 10 P41
Number of treee re sin x 50%
E. Ses, Trees(.am-me sparing M 30•o.c):
52 linear feet al0I shoo¢,/25'far perms 2 2 l'21
F. Sbesh Trees lomietl direr, loaned power lines
(maximum average spacing of 25' 0.1.):Na linear bat erorg ars-=
SHRUBS
A. Number of shrubs requiretl: Number of trees required x 10= 100 110 ('51
B.%Native shrubs required, No. sh.ba provided x 30% 30 1DID !'61
C. %Drought tolereaw maance re
r-11 neenquin d: 10o Pn
Number of shahs provdadl x 50%
CITY OF MIAMI
HEARING BOARDS
PLANS REVIEW
Hoorre
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Dam 0, 7,a 15
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EXHIBIT C
Restrictive covenant for property known
as 3581 East Glencoe Street related to a zone
change approved via PZAB-R-15-041 and
Ordinance No. 13549 and for File ID 15-00084zc
This instrument was prepared and
after recording return to:
Name: Javier E. Ferridndez, Esq.
Address: Stearns Weaver Miller Weissler
Alhadeff & Sitterson, P.A.
150 W. Flagler Street, 22nd Floor
Miami, FL 33130
(Space reserved for Clerk)
DECLARATION OF RESTRICTIVE COVENANTS
This Declaration of Restrictive Covenants (the "Declaration") is made this day of
2015, by BAY COLONY LEASEHOLD, LLC (hereinafter, the "Owner"), a Florida limited
liability company, its successors and/or assigns, in favor of the CITY OF MIAMI, FLORIDA, a
municipality located within the State of Florida (hereinafter, the "�").
RECITALS
WHEREAS, the Applicant is the contract purchaser of that certain parcel(s) of land commonly
referred to as 3581 E. Glencoe Street in Miami, FL, as more particularly described in Exhibit "A"
attached hereto (the "Proper "); and
WHEREAS, in January of 2015, the Applicant filed applications requesting: (i) an amendment
to the Comprehensive Plan re -designating the Property from "Single Family Residential' and "Medium
Density Multifamily Residential" to "Low Density Multifamily Residential" and "Medium Density
Multifamily Residential" on the City's Future Land Use Map ("FLUM Amendment"); and (ii) a
rezoning of the Property from T3-R/NCD-3 "Sub -Urban Transect Zone Restricted/Neighborhood
Conversation District 3" and T5-R/NCD-3 "Urban Center Transect Zone Restricted/Neighborhood
Conservation District 3" to T4-R/NCD-3 "General Urban Transect Zone Restricted/Neighborhood
Conservation District 3" and T5-R/NCD-3 "Urban Center Transect Zone Restricted/Neighborhood
Conservation District 3" (the "Zoning Atlas Amendment") (collectively, the "Application"); and
WHEREAS, the Owners submit this Declaration, a recordable agreement in favor of the City, for
the purpose of guaranteeing that the future redevelopment of the Property shall be consistent with the
standards set forth herein below.
NOW, THEREFORE, the Owner voluntarily covenants and agrees that the Property shall be
subject to the following restrictions that are intended and shall be deemed a covenant running with the
land and binding upon the Owner of the Property, and its heirs, successors, vendees, and assigns as
follows:
Section 1. The recitals set forth above are hereby adopted by reference thereto and
incorporated herein as if fully set forth in this Section.
Section 2. The Owner hereby makes the following voluntary declarations running with the
land concerning the Property:
A. Permitted Uses. The uses on the Property shall be limited to residential uses.
Notwithstanding the rezoning of the Property to the T4 -R Transect Zone, the following uses
are prohibited: lodging and educational uses.
B. Residential Density. Notwithstanding the rezoning of the Property to T4 -R and T5 -R
Transect Zone designations, which designations would otherwise permit the development of
up to forty-one (41) dwelling units, not more than twenty-six (26) dwelling units shall be
permitted on the Property. The Owner further covenants that the total number of dwelling
units constructed on the T4 -R portion of the Property shall not exceed twelve (12) dwelling
units, which number of dwelling units is equivalent to the number units found on said portion
of the Property as of the effective date of this Declaration.
C. Height & Massing. The maximum height permitted for the development of the Property shall
be as follows: (i) thirty-eight feet (38') above the base flood elevation to the top the primary
roof of any building or structure located on the T4 -R designated portion of the Property,
excluding any ornamental features or architectural projections; and (ii) the maximum height
permitted under the Miami 21, as amended through May 2015, for portions of the Property
designated T5 -R.
D. Setbacks. Any building constructed on T4 -R designated portions of the Property shall
maintain a minimum setback of twenty feet (20') from the property line shared with the
abutting T3 -R denominated parcel, whose street address of 3551 E. Glencoe Street, Miami,
FL (Folio No. 01-4114-008-0170).
E. Design Development Documents. Owner covenants that the construction of all future
improvements on the Property shall be in compliance with all applicable requirements of the
City Charter, City Code and Miami 21.
Section 3. Effective Date. The provisions of this Declaration shall become effective upon
their recordation in the Public Records of Miami -Dade County, Florida. These restrictions shall be for the
benefit of, and a limitation upon, all present and future owners of the Property and for the public welfare.
Section 4. Term of Declaration. This Declaration shall remain in full force and effect for
a period of thirty (30) years from the date this instrument is recorded in the Public Records, after which
time they shall be automatically extended for successive periods of ten (10) years, unless modified,
amended or released prior to the expiration thereof and in accordance with the terms of Section 5.
Section 5. Amendment & Modification. This Declaration may modified, amended, or
released as to any portion of the Property by a subsequent written instrument executed by the then
Owners of the Property to be affected by such modification, amendment or release and providing the
same has been approved by the Miami City Commission following a public hearing, which costs of the
application and notice for such public hearing shall be paid by the Owner. Any modification, amendment
or release of this Declaration shall be subject to the approval as to legal form by the City Attorney.
Section 6. Inspection & Enforcement. An enforcement action may be brought by the City
or by any person residing or working within five (500) feet of the Property, by action in law or in equity
against any party or person violating or attempting to violate any covenants of this Declaration, or
provisions of the building and zoning regulations, either to restrain or to recover damages. The prevailing
party in the action or suit shall be entitled to recover costs and reasonable attorney's fees. The preceding
section shall not apply in any action or suit against the City of Miami. This enforcement provision shall
be in addition to any other remedies available under the law.
Section 7. Severability, Invalidation of any one of these covenants by judgment of Court
shall not affect any of the other provisions of the Declaration, which shall remain in full effect.
Section 8. Recordation. This Declaration shall be promptly filed of record among the
Public Records of Miami -Dade County, Florida, at the Owner's sole cost and expense immediately
following the City Commission's final adoption of the FLUM Amendment and Zoning Atlas Amendment
and the expiration of any applicable appeal periods for such development orders. The Owner shall
provide the City's Zoning Administrator with a certified copy of the recorded Declaration within thirty
(30) days of its recordation.
[ SIGNATURE PAGES TO FOLLOW ]
Witnesses:
Signature
Print Dame
Signature
Print Name
State of Florida )
Miami -Dade County )
BAY COLONY LEASEHOLD, LLC
13
Name:
Title:
The foregoing instrument was acknowledged before me by
of Bay Colony Leasehold, LLC, a Florida limited liability company.
personally known to me or ` has produced , as identification.
Witness my signature and official seal this _ day of
State aforesaid.
My Commission Expires:
as
He is _
2015, in the County and
Notary Public State of Florida
Print Name
APPROVED
FRANCISCO J. GARCIA
Director of Planning & Zoning
APPROVED AS LEGAL FORM
AND CORRECTNESS:
VICTORIA MENDEZ
City Attorney
IRENE S. HEGEDUS
Zoning Administrator
EXHIBIT "A"
LEGAL DESCRIPTION
Lot 1, Block 5, and Lots 18 through 22, both inclusive, BIock 2, GLENCOE, according to the
Plat thereof, as recorded in Plat Book 5, Page 119, of the Public Records of Miami -Dade County, Florida.
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