R7M-Vacation Of Alleyway - 500 Alton RoadCOMMISSION ITEM SUMMARY
Condensed Title:
A Resolution Of The Mayor And City Commission Of The City Of Miami Beach, Vacating An
Alley Located In The 500 Block Of Alton Road, Containing Approximately 6,005 Square Feet,
In Favor Of The Adjacent Property Owners, South Beach Heights I, LLC, 500 Alton Road
Ventures, LLC, And 1220 Sixth, LLC; Ratifying The Closure Of The Linear Alley Previously
Approved By Resolution 2005-25869; Waiving By 517ths Vote The Competitive Bidding
Requirements As Required By Section 82-39 Of The City Code; Imposing Conditions For
Such Vacation As Are Appropriate Under The Circumstances; And Authorizing The Mayor And
City Clerk To Execute The Closure Documents, And To Accept The Grant Of Easement And
Agreement For Storm Water And Transportation Improvements, Subject To Final Approval Of
Such Documents By The City Manager And City Attorney.
Key Intended Outcomes Supported:
Maintain strong growth management policies.
Supporting Data (Surveys, Environmental Scan, etc 48% of residential respondents and 55% of
businesses rate the effort put forth by the City to regulate development is "about the right amount"
Item Summary/Recommendation:
South Beach Heights I, LLC, 500 Alton Road Ventures, LLC, and 1220 Sixth, LLC (collectively the
Applicant) own several lots of the Amended Plat of Aquarium Site Resubdivision, which comprise the
500 block of Alton Road. The Applicant proposes to construct the "Waves" Project (Project), a mixed-
use development over the entirety of the block.
The Applicant is requesting that the City vacate a 6,005-square foot, "L"-shaped alley (Alley) in the 500
block of Alton Road, running from West Avenue to 61
h Street This vacation is required in order for the
Applicant to proceed with the development review process.
The Applicant has previously requested that the City vacate a linear alley extending from 51h Street to 61
h
Street, which vacation was approved by the City Commission on April 20, 2005, by Resolution 2005-
25869, and in an abundance of caution such prior vacation is confirmed in this approval.
Per City Code Section 82-37 a. (2), the City Commission shall have read the title of the Resolution
approving the sale, lease or vacation of public property for a term of more than ten ( 1 0) years on two
separate dates, with the Second Reading to be accompanied by a Public Hearing. A First reading by
the City Commission was held on July 17, 2013, and referred to the Finance and Citywide Projects
Committee (FCWPC). The FCWPC heard and passed the item at its July 25, 2013 meeting. A Second
Reading and Public Hearing is scheduled for the September 11, 2013.
In return for vacating the alley, the developer has proffered certain infrastructure improvements
including but not limited to an easement to the City over, across, under and through the Property for
purposes of the installation, operation, maintenance and repair of transportation improvements,
including but not limited to a pedestrian overpass (including the installation of any subterranean
infrastructure). In addition, the project includes the design and installation of storm water improvements
consisting of subterranean storage tanks providing storage for at least 287,980 gallons of public
stormwater on the Property, which agreement between the Developer and the City will be agreed to in a
document entitled, Grant of Easement and Agreement for Storm Water and Transportation
Improvements.
THE ADMINISTRATION RECOMMENDS APPROVING THE RESOLUTION ON SECOND READING
PUBLIC HEARING.
Advisory Board Recommendation:
IN/A
Financial Information· .
Source of funds # Amount
I I
1
Financial Impact Summary:
City Clerk's Office Legislative Tracking:
Douglas Seaman, ext 6343
Si
nt Director
ETC
MrAMIBE.ACH
Account
856
Approved
Agenda Item --=R_7:._..:.M---'-='_
Date fi.-11-13
I
-----------------------------------------------------
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
TO: Mayor Matti Herrera Bower and Me
FROM: Jimmy L. Morales, City Manager
DATE: September 11, 2013
COMMISSION MEMORANDUM
SECOND READING
PUBLIC HEARING
SUBJECT: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, VACATING AN ALLEY LOCATED IN THE 500 BLOCK
OF ALTON ROAD, CONTAINING APPROXIMATELY 6,005 SQUARE FEET,
IN FAVOR OF THE ADJACENT PROPERTY OWNERS, SOUTH BEACH
HEIGHTS I, LLC, 500 ALTON ROAD VENTURES, LLC, AND 1220 SIXTH,
LLC; RATIFYING THE CLOSURE OF THE LINEAR ALLEY PREVIOUSLY
APPROVED BY RESOLUTION 2005-25869; WAIVING BY 5/7THs VOTE THE
COMPETITIVE BIDDING REQUIREMENTS AS REQUIRED BY SECTION 82-
39 OF THE CITY CODE; IMPOSING CONDITIONS FOR SUCH VACATION
AS ARE APPROPRIATE UNDER THE CIRCUMSTANCES; AND
AUTHORIZING THE MAYOR AND CITY CLERK TO EXECUTE THE
CLOSURE DOCUMENTS, AND TO ACCEPT THE GRANT OF EASEMENT
AND AGREEMENT FOR STORM WATER AND TRANSPORTATION
IMPROVEMENTS, SUBJECT TO FINAL APPROVAL OF SUCH
DOCUMENTS BY THE CITY MANAGER AND CITY ATTORNEY.
ADMINISTRATION RECOMMENDATION
The Administration recommends approving the Resolution on Second Reading Public Hearing.
BACKGROUND
South Beach Heights I, LLC, 500 Alton Road Ventures, LLC, and 1220 Sixth, LLC (collectively
the Applicant) own several lots of the Amended Plat of Aquarium Site Resubdivision, which
comprise the 500 block of Alton Road (Attachment A). The Applicant proposes to construct the
"Waves" Project (Project}, a mixed-use development over the entirety of the block.
The Applicant is requesting that the City vacate a 6,005-square foot, "L"-shaped alley (Alley) in
the 500 block of Alton Road with the dimensions. of 20 feet x 125 feet and 29.21 feet x 120 feet,
running from West Avenue to 6th Street (Attachments B, C & D ), so that this area can be
incorporated into the Project. This vacation is required in order for the Applicant to proceed with
the development review process.
The Applicant has previously requested that the City vacate a linear alley extending from 5th
Street to 61n Street, which vacation was approved by the City Commission on April 20, 2005, by
Resolution 2005-25869, and in an abundance of caution such prior vacation is confirmed in this
approval.
857
500 Alton Road Alley -Memo
September 11, 2013
Page 2 of3
Per City Code Section 82-37 a. (2), the City Commission shall have read the title of the
Resolution approving the sale, lease or vacation of public property for a term of more than ten
{1 0) years on two separate dates, with the Second Reading to be accompanied by a Public
Hearing, which may be set by the City Manager and shall be advertised not less than seven (7)
days prior to such hearing, in order to obtain citizen input into the proposed sale or lease; and
A First reading by the City Commission was held on July 17, 2013, at which time the vacation
was referred to the Finance and Citywide Projects Committee, and a Second Reading and
Public Hearing is scheduled for the September 11, 2013 Commission meeting. The Finance
and Citywide Projects Committee heard and passed the item at its July 25, 2013 meeting.
In return for vacating the alley, the developer has proffered certain infrastructure improvements
including but not limited to an easement to the City over, across, under and through the
Property for purposes of the installation, operation, maintenance and repair of transportation
improvements, including but not limited to a pedestrian overpass (including the installation of
any subterranean infrastructure) (Attachment G). In addition, the project includes the design
and installation of storm water improvements consisting of subterranean storage tanks providing
storage for at least 287,980 gallons of public stormwater on the Property, which agreement
between the Developer and the City will be agreed to in a document entitled, Grant of Easement
and Agreement for Storm Water and Transportation Improvements.
ANALYSIS
Staff believes that the City no longer has a need for this Alley. It has never been developed or
utilized for public access. The Alley has one 3-inch water main, which only serves the Applicant
and would be abandoned when the Project begins construction.
Staff also believes that there is a public interest in abandoning the Alley. In addition to the tax
revenue the proposed Project will generate for the City, the Applicant, through the Project, is
proposing multiple infrastructure improvements. These include significant infrastructure
improvements including raising the elevation of 61h Street and West Avenue adjacent to the
project and the addition of a bike lane on West Avenue, construction of a stormwater storage
basin on site and provision of an easement for public use that could include a future landing of a
Fifth Street pedestrian bridge for continuation of the Baywalk project.
Pursuant to the criteria established under Section 82-38 of the City of Miami Beach Code of
Ordinances for the granting/denying of "Sale or Lease of Public Property", the City Planning
Department has analyzed the criteria (Attachment E).
In accordance with Section 82-39 of the Code of the City of Miami Beach, the Public Works
Department has obtained an independent appraisal of the fair market or rental value of the alley
to be vacated, {Attachment F). The independent appraisal was done by Bondarenko Associates,
Inc. who was selected from five bidders. Bondarenko Associates, Inc. is experienced in
determining a reasonable return for projects of a public/private joint venture nature. The
appraisal has determined the value of the property based on proposed and possible uses
including, without limitation, the highest and best use(s) of the property thereof by a proposed
purchaser or lessee. Since this alley is totally within the proposed development the vacation is
for the benefit of the proposed development. The City believes that the consideration to be
858
500 Alton Road Alley-Memo
September 11, 2013
Page 3 of3
received by the City for vacating this alley, as set forth herein, provides fair market value to the
City.
The vacation of the alley is for the internal improvements per a Development Agreement and
should not be open to a public bid. As a result a waiver by 5/ihs vote of the competitive bidding
requirements as required by Section 82-39 of the City Code is required in order for the Mayor
and City Clerk to execute the easement vacation agreement.
CONCLUSION
The Administration recommends approving the Resolution on Second Reading Public Hearing.
Attachments:
A. Opinion of Title
B. Survey of 500 Block
C. Legal Description and Sketch of Alley
D. Request for Alley Closure by Bercaw, Radell and Fernandez
E. Planning Analysis of Proposed Vacation of Alley-500 Block of Alton Road
F. Appraisal Report of Alley
G. Draft Grant of Easement and Agreement for Stormwater and Transportation
Improvements.
MT/~JJF/RWS
T'A::"CifNf)A\20:3\September 11\500 of A!m'l Road-MFMO.docx
859
Attachment A
OPINION OF TITLE
To: City ofMiami Beach
With the understanding that this Opinion of Title is :furnished to the City of Miami Beach, as
inducement for acceptance of a Declaration of Use, Unity of Titl~, Declaration of Restrictions,
Development Agreement or as an inducement for acceptance of a subdivision plat or tentative
plat, covering the real property, or other land use approval hereinafter described~ it is hereby
certified that I have examined a complete Abstract of Title or Title Commitment covering the
period from the beginning to the 24th day of December, 2012 at the hour of 11:40 p.m., inclusive,
of the following described property:
S~ ~bit ''A" attached hereto
, l am of the opinion that on the last mentioned date, the fee simple title to the above-described
.• real property was vested in:
5QO ALTON ROAD VENTURES. LLC, a Delaware limited liability company
(as to Parcels 1-3)
Sole Member is 500 Alton Road Holdings, LLC, a Delaware limited liability company
Authorized Signatories: Sharon Christenbury and Chaim Elkoby
SOUTH BEACH HEIGHTS I. L):._b a Delaware limited liability company
(as to Parcels 4 and 5)
Sole Members are SBH Holdings 1, LLC. a Delaware limited liability company. and
SBH Management Company, LLC, a Delaware li.mited liability company
Authorized Signatories: Sharon Christenbury and Chaim Elkoby
1220 SIXTH. LLC, a Delaware limited liability company
(as to Parcels 5 and 6)
Sole Member is SBH Holdings 1, LLC, a Delaware limited liability company
Authorized Signatories: Sharon Christenbury and Chaim Elkoby
Subject to the following encumbrances, (If"none" please indicate):
L RECORDED MORTGAGES:
Mortgage and Security Agreement executed by 1220 Sixth, LLC, a Delaware limit~
liability company, Mortgagor, in favor ofMAU~MAU Corporation, a Florida corporation,
Mortgagee, dated December 1, 2011, recorded December 5, 2011 in Official Records
Book 27915, Page 3697, of the Public Records of Miami-Dade County, Florida.
860
Opinion ottid'e
Pa.&e-2::
Therefore, it is my opinion that the folloWing party(ies) llll.lSt join in the proffered tiocutn:ent' in
o:r:der to make it valid. and binding -on-'the lands described herein.
~
500 ALTON ROAD VENTURES,
LLC
SOunt BEACH HEIGHTS I, LLC:, .
aDelaw~ llinited liability' company
1220 SIXTH~ UC~
a Delaware llinitel;i liability compapy
MAU~MAU COEPORATION,
a F}Qrida:corporation
Tnterest
OWner
[1lUS SPACEl~ INTENTIONAlLY LEFT aLANKJ
861
Opinio.MtfTitle
Page·~-
I HEREBY CERTIFY that the legal description contained in this Op.inion of Title
coincides with, and is the same as, the legal description in the proffered, recordable docwnent.
IJ the undersigned, further certifY that I am an attomey-at-law duly admitted to practice in
the State ofFlorida and a member in~·standing oftheFlori~aBar.
RespectfullysubmittedthisLdayofF~ C.. . ~-
STATE OF FLORIDA )
) 8$
COUNTY OF :MIAMI-DADE )
My Commission Expires:
862
Name
Printed Name --Steven E. Gold.m.an
Florida Bar No. 0259543
Address;
Greenberg Traurlg, P .A.
3"33 S.E. zru! Avenue, Suite 4400
Miami, Fl<Jrida 33131
Print Name
G~Stvl:t.w$~ : -1)'~ .. sure ot flolldl
, My CC!mll'l. Elplr11 Mar ·
·CO!itmtm:>P.·# oo 97~799
EXHIBIT "A"
Legal Description
PARCEL 1:
LOTS 2 THROUGH 10, INCLUSIVE, AND LOT 15, OF "AMENDED PLAT OF AQUARIUM
SITE RESUBDIVISIONU, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN'
PLAT BOOK 21, PAGE 83, OF THE PUBUC RECORDS OF MIAMI-DADE COUNTY.
FLORIDA.
PARCEL2:
LOTS 1, 16, 17. 18 AND 19, OF "AMENDED PLAT OF AQUARIUM SITE
RESUBDNISION'', ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT
BOOK 21, PAGE 83, OF TilE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIJ)A,
LESS THE FOLLOWING DESCRIBED PARCELS:
BEGIN AT THE SOUTHWEST CORNER OF LOT 19 OF "AMENDED PLAT OF
AQUARIUM SITE RESUBDMSION", AS RECORDED IN PLAT BOOK 21, PAGE 83, OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. RUN NORTH ALONG
THE WEST UNE OF SAID LOT 19 FOR A DISTANCE OF 25.15 FEET TO THE POINT OF
INTERSECTION WITH Tiffi RIGHT-OF-WAY LINE OF STATE ROAD A-1-A; THENyE
DEFLECTING 87<)01'19 11 TO THE RlOm, RUN ALONG TIIE RIGHT-OF-WAY LINE OF
STATE ROAD A-1-A FOR A DISTANCE OF 37.88 FEET TO THE POINT OF CURVATlllkE
OF A CIRCULAR CURVE TO THE LEFT; THENCE RUN ALONG THE ARC OF SAID
CURVE, HA VINO A RADIUS OF 65.5 FEET AND A CENTRAL ANGLE OF 87°Q0'49", FOR
AN ARC DISTANCE OF 99.47 FEET TO 1HE POINT OF TANGENCY WITH THE EAST
LINE OF SAID LOT 1, SAID POINT BEING 7.48 FEET SOUTH OF TilE NORTIIBAST
CORNER OF SAID LOT 1; THENCE RUN SOUTH ALONG THE EAST LINE OF LOT 1 1,
FOR A DISTANCE OF 28·.72 FEET TO A POINT OF CURVATURE OF A CIRClJI.AR
CURVE TO THE RIGHT; TIIENCE RUN ALONG THE ARC OF SAID CURVE, HAVING A
RADIUS OF 63.80 FEET AND A CENTRAL ANGLE OF 89°59'30'\ FOR AN ARC
DISTANCE OF 100.21 FEET TO A POINT OF TANGENCY WITH THE SOUTH LINE OF
LOT 1, AT A DISTANCE OF 11.20 FEET FROM THE SOUfHWEST CORNER OF LOT 1;
THENCE RUN "WEST ALONG SOUTH LINE OF SAID LOTS 1 AND 19 FORA D1STANCE
OF 36.20 FEET TO THE POINT OF BEGINNING.
AND
BEGINNING AT THE SOUTHEAST CORNER OF LOT 18 OF 11AMENDED PLAT 0F
AQUARIUM SITE RESUBDMSION'\ AS RECORDED IN PLAT BOOK 21, PAGE 83~ OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, RUN WEST ALONG
THE SOUTII LINE OF LOTS 1 S AND 17 A DISTANCE OF 62.00 FEET TO THE POINT OF
CURVATURE OF A CIRCULAR CURVE TO THE RIGHT; THENCE RUN ALONG THE
863
ARC OF SAID CIRCULAR CURVE, HAVING A RADIUS OF 20.00 FEET AND A
CENTRAL ANGLE OF 66°03'04", FOR AN ARC DISTANCE OF 23.Q6 FEET TO THE
POINT OF TANGENCY WITH THE WESTERLY LINE OF SAID LOT 17; THENCE RUJN
NORTHWESTERLY ALONG SAID WESTBRL Y LINE OF LOT 17, A DISTANCE OF 27:39
FEET~ THENCE RUN SOUTHEASTERLY ALONG THE ARC OF A TANGENTIAL
CIRCULAR CURVE TO THE LEFT. HAVING A RADIUS OF 29.30 FEET AND A
CENTRAL ANGLE OF 46°06'19", FOR AN ARC DISTANCE OF 23.58 FEET TO A POINT;
THENCE RUN EASTERLY ALONG A STRAIGHT LINE A DISTANCE OF 74.72 FEET TO
A POINT ON 1HE EAST LINE OF SAID LOT 18. SAJD POINT BEING 25.15 FEET NORTH
OF THE SOUTHEAST CORNER OF LOT 18; THENCE RUN SOUTH ALONG SAID EAST
LINE OF LOT 18, FORA DISTANCE OF 25.15 FEET TO THE POINT OF BEGINNING.
PARCEL 3;
LOTS 13 AND 14. OF 11AMENDED PLAT OF AQUARIUM SITE RESUBDIVISION 1t,
ACCORDING TO TIIE. PLAT THEREOF, AS RECORDED IN PLAT BOOK 21, PAGE 83,
OF THEPUBUC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LAND' DESCRIPTION: (600-630 ALTON ROAD)
LOTS 1 THROUGH 7, INCLUSIVE AND LOTS 27 THROUGH 32; INCLUSIVE, BLOCK 2,
"AMENDED PLAT FLEETWOOD SUBDIVISION", ACCORDING TO Tim PLA.T
THEREOF, AS RECORDED IN PLAT BOOK 28 AT PAGE 34, OF THE PUBLIC RECORDS
OF DADE COUNTY, FLORIDA; LESS AND EXCEPTING THOSE PORTIONS OF SA'IO
LOTS I AND 2, OF BLOCK 2, OF SAID PLAT OF "AMENDED PLAT FLEETW00D
SUBDMSION", MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING ~T
THE NORTHWEST CORNER OF SAID LOT 2; THENCE RUN SOUTII. ALONG THE
WEST LINE OF SAID LOT 1 AND 2 FOR A DISTANCE OF 95.00 FEET TO A POINT OF
CURVATURE; TIIENCE RUN SOUTHEASTERLY, ALONG THE ARC OF SAID
CIRCULAR CURVE TO THE LEFT HAVING FOR ELEMENTS A RADIUS OF 15.00 FEET
AND A CENTRAL ANGLE OF 90 DEGREES FOR AN ARC DISTANCE OF 23.56 FEET TO
A POINT OF TANGENCY WITII Tiffi SOUTH LINE OF SAID LOT 1; THENCE RUN EA?T
ALONG THE SAID SOUTH LINE OF LOT 1 FOR A DISTANCE OF 23.87 FEET; THENCE
RUN NORTHWESTERLY ALONG 'THE ARC OF A CIRCULAR CURVE TO mE RIGHr,
HAVING FOR ELEMENTS A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF '73
DEGREES 36 MINUTES 39 SECONDS FOR AN ARC DISTANCE OF 19.27 FEET TO' A
POINT OF TANGENCY; THENCE RUN NORTH 16 DEGREES 23 MINUTES 21 SECONDS
WEST FOR A DISTANCE OF 51.32 FEET TO A POINT ON THE NORTH LINE OF SAID
LOT 1; THENCE RUN NORTH 11 DEGREES 18 MINUTES 35 SECONDS WEST FOR A
DISTANCE OF 50.99 FEET TO THE POINT OF BEGINNING, LYING AND BEING IN
MIAMI-DADE COUNTY, FLORIDA.
TOGETHER WITII:
864
LOTS 23 THROUGH 26, INCLUSIVE, BLOCK 2, "AMENDED PLAT FLEETWOOD
SUBDIVISION", ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK
28 AT PAGE 34, OF THE PUBUC RECORDS OF DADE COUNTY, FLORIDA.
LAND DESCRIPTION: (1220 6TH STREEn
LOTS 11 AND 12, OF 11 AMENDED PLAT OF AQUARIUM SITE RESUBDIVISION",
ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 21, PAGE 83,
OF THE PUBLIC RECORDS OF MIAMI-DADE COUN1Y, FWRIDA..
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Attachment C
COUSINS SURVEYORS & ASSOCIATES, INC. tpROJECl NUM!lU~: ljl;!44-ll )
3921 SW 47TH AVENUE, SUITE 1011 .
DAVIE, fWRIDA 33314 CLIENT :
CERTIFICPE OF AUTHORIZATION~: LB If 6448 CRESCENT HEIGHTS
PHONE ~;954) 6&9-7766 FAX i954) 689-7799
LAND DESCRIPTION AND SKETCH
LAND DESCRIPTION:
A PORTION Of LOTS 8, 9, 10 AND 13, AND A PORTION Of THAT 15.00
FEET ALLEY OF "AMENDED PLAT OF AQUARIUM SITE RESUBOIV/SION",
ACCORDING TO THE PLAT THEREOF, t.S RECORDED IN PLAT BOOK 21, PAGE
83, Of THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, 8(1NG
MORE PARTICULARLY DESCRIBE{) AS fOLlOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 10;
THENCE NORTH 89' 37'30" EAST ALONG THE NORTH LINE OF SAID LOT 10
AND THE SOUTH RIGHT OF WAY LINE OF "6TH STREfT", A GI!:>TANCE OF
14.21 FEET;
THENCE SOUTH 00'22'51,. tAST ALONG A LINE 14.21 FEET EAST OF AND
PARALLEL WITH THE WEST LINE OF SAID LOTS 8, 9 AND 10, A DISTANCE
OF 120.00 FEET;
THENCE SOUTH 89.37'30" WEST !I.LONC THE SOUTH LINE OF THE NORTH
20.00 FEET OF SAfD LOT 13 AND ITS EASTERLY EXTENSION, A DISTANCE
OF 154.21 FEET;
THENCE NORTH oo•£2'51" WEST ALONG THE WEST LINE OF SAID LOT 13
AND THE EAST RIGHT -Of -WAY LINE OF "WEST AVENUE", A DISTANCE OF
20.00 FEET;
THENCE NORTH 89' 37'30" EAST ALONG THE NORTH liNE OF SAID LOT 13,
A DISTANCE OF 125.00 FEET;
THENCE NORTH 00'22'51" WEST ALONG THE EAST LINE OF LOTS 11 AND
12 Of SAID PLAT, A DISTANCE OF 1 00.00 fEET;
THENCE NORTH 89'37'30" EAST ALONG THE SOUTH RIGHT-OF-WAY LINE OF
"6TH STREET", A DISTANCE OF 15.00 FEET TO THE POINT OF BEGINNING.
LANDS SITUATE. LYING AND BEING IN THE CITY OF MIAMI BEACH,
MIAMI/DADE COUNTY, FLORIDA; CONTAINING 6,005 SQUA!lE FEET MORE OR
LESS.
REVISIONS DATE
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SOLIARr n:E:T
PO!NT Of' BEGINNING
-1. NOT VAllO WITHOUT THE SIGNATURE AND THE ORIGINAL RAISED SEAL OF
A FLORIDA LICENSED SURVEYOR AND MAPPER.
2. LANDS SHOWN HEREON WERE NOT ABSTRACTED FOR RIGHTS-Of-WAY,
EASEMENTS, OWNERSHIP, OR OmE:R INSTRUMENTS Of RECORD.
3. DATA SHOWN HEREON DOES NO'f CONSTITUTE A FIELD SURVEY AS SUCH.
4. THE lAND DESCRIPTION SHOWN HEREON WAS PREPARED BY THE SURVEYOR.
5. BEARINGS SHOWN HEREON ARE ASSUMED.
I HEREBY CERHFY THAT TtiE ATTACHED "LAND DESCRIPTION AND SKETCH" ~S
TRUE AND CORRECT TO THE BEST OF MV KNOWLEDGE AND 8£UEF AS
PREPARED UNDER MY DIRECTION IN DECEMBER, 2012. I FURTHER CERTIFY
TH.o\T THIS "LAND DESCRIPTION fiND SKETCH" MEETS THE IAINIMUM
TECHNICAL STANDARDS FOR SURVEYING IN THE STATE OF FLORIDA
ACCORDING TO CHAPTER SJ-17 OF THE FLORIDA ADMINISTRATIVE CODE.
PURSUANT TO SECTION 472.027, FLORIDA STATUTES. SUBJECT TO THE
QI)ALIFICATIONS NOTED HEREON.
"'E (f}, ~~. q_.,/'1 :.,.;~ ;;::::-::>·
FOR 1n FIRt.l, BY: -""~~---•.-.-:-;-~-.,......,__~~---
DATE
RICHARD E. COUSINS
PROFESSIONAL SURVEYOR AND IAAPPt:R
FLOR1DA REGISTRATION NO. 4188
CKD FS)PG OWN
REC LAND DESCRIPTION {:n:c~~:11 BEACH ,
& SKETCH FOR (SCALE: Nf A ::::J
ALLEY VACATION -· -·--
1---------...PY-..-.--+----ll---+---i ~-------r SHEET 3 Of 3 J
869
Attachment D
11-'4
BE.RCOW RADELL & FERNANDEZ
ZONING. LAND USE AND ENVIRONMENTAL LAW
VIA HAND DELIVER X
February 7, 2012
Fred Beckmann, Director
Public Works Department
City of Mianu Beach
DIRECT LINE; (305) 377~229
E-Mail; gpenn@SRZonlrrglaw.com
1700 Convention Center Drive, 4th Floor
Miumi Beach, Flotida 33139
Re: Request for Allev Closure ~ 500 Block of Alton Road.
Dear Mr. Beckmann:
This firm represents Alton Road Ventures, LLC and 1220 Sixth, LLC (collectively
the "Applicant"'), the applicant and owner of the property located at 500,517, 520, 522,
5301 540, 550, Alton Road, 1220 Sixth Street, 525 and 541 West Avenue ("Property"). The
Applicant is proposing to develop the Property, along with the former South Shore
Hospital land north of Sixth Street, with a mixed-use residential and commercial
project. .Please let this letter serve as the Applicant's letter in support of its request to
dose a dedicated but unbuilt alley in the 500 block of Alton Road.
Description of the Pro12erty:. The Property consists of all of the 500 block on the
west sid~; of Alton Road. The Property is largely undcveloped1 except for the existing
"7-11" r+"tail store at the far northwest comer. The remainder of the Property contains
only the rem.n.ants of a prior failed development (the "Vitri" project).
Development Plan. The Applicant proposes to develop a mixed-use commercial
and residential project, consisting of several buildings on the 500 and 600 blocks. The
former hospital building will be maintained and brought up to modem standards as
part of the proposed development. The ground floor of each building will be devoted to
commercial uses. The upper floors will be devoted to a multifamily apartment
development. The n€W buildings on the site will be limited to seven (7) stories on the
500 block and five (5) stories on the 600 block, except for the existing hospital building,
which will be maintaint!d at ten (10) stories. We are attaching some of the current
development plan sheets to give you a better idea of the proposal.
Alley Oosure. The subdivision plat for the Property depicted an alley running
north to the south in the center of the block for the majority of the block and thereafter
WACHOVII\. RNANCIAl. OENTBI • 200 soun-1 BISCAYNE BOULEVARD, SUITE 8!>0 • MIAMI, FLOf;l!OA 33131
!>HONE. 305.374.5300 I FAX. 305.377.6222. \11/WW.BRZONINOlAW.COM .
870
Fred Beckmann, Director
Public Works Department
February 7, 2013
Page2
turning to the east to meet Alton Road. In 2005, the City Commission, through
Resolution 2005-25869 (attached), closed the platted historic alley.
In exchange for the closure of the historical al1ey, the then property owner of the
majority of the 500 block provided the City with the dedication of a replacement alley at
the northern end of the block. This alley was intended to preserve access to the rear of
the existing 7-11 store, which was then under separate ownership. This replacement
alley was never constructed. The Applicant now owns the entirety of the block and has
included the 7-11 site in its redevelopment plan, making the replacement aUey
superfluous. In order to pursue its development plan, which will unify the entire
platted block, the Applicant is hereby seeking the closure of tbe unbuilt alley.
Best Interest -of the Public. As you know, the interest held by a local government
upon the dedication of a roadway or alley is an easement in favor of the public. Florida
state law d€fines the result of any formal road closure in which a local government
vacates the easement granted through a roadway dedication. Section 177.085 provides
that, upon the abandonment of the easement in favor of the public, all rights to the
former rig~1.t of way revert to the owners of the lots abutting the closed roadway
segment, with each owner taking to the centerline of the road. As explained in Attorney
General Opinion 78-125, municipalities may vacate roads "when the vacation is in the
public interest or when the street is no longer required for public use and convenience."
The alley at issue was never developed and therefore has never served the public
use and convenience. Once the Applicant purchased 1220 Sixth Street, on which the
existing 7-11 is located, any theoretical future utility of the alley was extinguished. The
alley therefore is currently serving only as a unused and inaccessible strip of land from
whicl1 the City collects no property taxes. For that reason alone, the vacation of the alley
i~ in the best interests of the public.
The redevelopment of the Property as proposed will also directly benefit the
public in other ways. As depicted on the attached plans, the proposed development 'Will
bring multiple bicycle, pedestrian, and transit impro"ements to this area of the City.
First, the Applicant proposes to locate three (3) DecoBike .kiosks within the
development. Wayfinding signs, as depicted on the attached Pedestrian Orculation
phu1. will be located throughout the project to help bicyc1ists find parking. Bicyde
parking racks for visitors to the site will be provided on both blocks.
Second, following discusses with Miami-Dade Transit and the Florida
Department of Transportation, the Applicant is proposing to relocate the existing
southbound bus &iop on Alton road from just north of 6th Street1 to south of the
BERCOW RADELL& FERNANDEZ
ZONlNQ, l-AND U$& ANO ENVIRONME.NTAI.. LAW
871
Fred Beckmann, Director
Public Work<! Department
February 7, 2013
Page3
intersection. Along with the relocation, the Applicant proposes to enhance the bus
shelter with new street furniture. The Applicant is also currently in negotiation with
Miami-Dade Transit for the location of three electronic public information boards (using
the County's "ESIS" program) to be located within the project. These boards will
provide customers, residents, and the public with information as to when to expect the
next bus to an-ive, improving the transit experience
Third, numerous access points throughout the property will encourage
ped<:strian flow both from east to west (cormeding Alton Road with West Avenue) and
north to south. Pedestrians will be able to walk throughout the perimeter of the
property and within the courtyard spaces (during hours the development is open to the
pub1ic). Sidevvalk enhancements such as widened sidewalks and with new curb cuts
and crosswalks are being provided to facilitate and encourage pedestrian access to the
site. Residents of the West Avenue corridor will therefore enjoy significantly improved
acces..<J to the commercial uses along Alton Road.
Ali in an,. the improvements that will stem from the closure of the unbuilt alley
will far exceed any theoretical value of the alley to the public. Beyond all of the above
improvements, the redevelopment of the City will provide a direct financial benefit to
the City in the form of increased property taxes due to the inevitable increase in the
value of the Property.
Conclusion. As explained above, we believe that the proposed alley closure is
consistent with all of the City's standards. The redevelopment of the Property will
create an innovative mixed-use project that will be a welcome addition to this area of
the City and will enhance the City's gateway at the MacArthur Causeway. We look
forward to your favorable recommendation. If you have any questions or comments,
please call me at 305-377-6229.
cc: Richard Lorber, AICP
Russell Galbut
01a.im Elkoby
Daisy Torres
Michael Larkin, Esq.
872
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:,;t• ~<",:' :!."·:'"''''•'-,_.,.' •, 71Y.>'!<I". •:n•·:::l :1>:~ l.! '•~:»::'"1':
747
873
Attachment B
Attachment c
EXHIBIT "A"
Legal Description
PARCEL 1:
LOTS 2 THROUGH 10, INCLUSIVE> AND LOT 1$, OF" AMENDED PLAT OF AQUARlUM
SITE RESUBDIVISION", ACCORDING TO THE PLAT THEREOF, AS RECORDED iN
PLAT BOOK 21, PAGE 83, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY,
FLORIDA.
PARCEL2:
LOTS I, 16, 17, 18 AND 19, OF "AMENDED PLAT OF AQUARIUM SITE
RESUBDIVISION", ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT
BOOK21, PAGE 83~ OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA,
LESS THE FOLLOWING DESCRIBED PARCELS:
BEGIN AT THE SOUTHWEST CORNER OF LOT 19 OF "AMENDED PLAT OF
AQUARIUM SITE RESUBDIVISION'', AS RECORDED IN PLAT BOOK 21, PAGE 83, OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA,. RUN NORTII ALONG
TilE WEST LINE OF SAID LOT 19 FOR A DISTANCE OF 25.15 FEET TO THE POINT OF
INTERSECTION WITH THE RIGHT-OF-WAY LINE OF STATE ROAD A-1-A; THENCE
DEFLECTING 87°01'19" TO THE RIGHT, RUN ALONG THE RIGHT-OF-WAY LINE OF
STATE ROAD A-1-A FOR A DISTANCE OF 37.88 FEET TO THE POINT OF CURVATURE
OF A CIRCULAR CURVE TO TIIE LEFT; THENCE RUN ALONG THE ARC OF SAID
CURVE, HAVING A RADIUS OF 65.5 FEET AND A CENTRAL ANGLE OF 87°00'49", FOR
AN ARC DISTANCE OF 99.47 FEET TO THE POINT OF TANGENCY WITH THE EAST
UNE OF SAID LOT 1, SAID POINT BEING 7.48 FEET SOUTH OF THE NORTHEAST
CORNER OF SAID LOT 1; THENCE RUN SOUTH ALONG THE EAST LINE OF LOT I,
FOR A DISTANCE OF 28.72 FEET TO A POINT OF CURVATURE OF A CIRCULAR
CURVE TO THE RJGHT; THENCE RUN ALONG THE ARC OF SAID CURVE, HAVING A
RADIUS OF 63.80 FEET AND A CENTRAL ANGLE OF 89°59'30", FOR AN ARC
DISTANCE OF 100.21 FEET TO A POINT OF TANGENCY WITH THE SOUTH LINE OF
LOT 1, AT A DISTANCE OF 11.20 FEET FROM THE SOUTHWEST CORNER OF LOT 1;
THENCE RUN WEST ALONG SOUTH LINE OF SAID LOTS 1 AND 19 FOR A DISTANCE
OF 36.20 FEET TO THE POINT OF BEGINNING,
AND
BEGINNING AT THE SOUTHEAST CORNER OF LOT 18 OF '1AMENDED PLAT OF
AQUARIUM SITE RESUBDIVISION", AS RECORDED IN PLAT BOOK 21; PAGE 83, OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, RUN WEST ALONG
THE SOUTH LINE OF LOTS 18AND 17 A DISTANCE OF 62.00 FEET TO THE POINT OF
CURVATURE OF A CIRCULAR CURVE TO THE RIGHT; THENCE RUN ALONG THE
874
ARC OF SAID CIRCULAR CURVE, HAVING A RADIUS OF 20.00 FEET AND A
CENTRAL ANGLE OF 66°03'04". FOR AN ARC DISTANCE OF 23.06 FEET TO THE
POINT OF TANGENCY WITH THE WESTERLY LINE OF SAID LOT 17~ THENCE RUN
NORTHWESTERLY ALONG SAID WESTERLY LINE OF LOT 17, A DISTANCE OF 27.39
FEET; THENCE RUN SOUTHEASTERLY ALONG THE ARC OF A TANGENTIAL
CIRCULAR CURVE TO THE LEFT, HAVING A RADIUS OF 29.30 FEET AND A
CENTRAL ANGLE OF 46°06'19", FOR AN ARC DISTANCE OF23.58 FEET TO A POINT;
THENCE RUN EASTERLY ALONG A STRAIGHT LINE A DISTANCE OF 74.72 FEET TO
A POINT ON THE EAST LINE OF SAID LOT 18, SAID POINT BEING 25.15 FEET NORTH
OF THE SOUTHEAST CORNER OF LOT 18; THENCE RUN SOUTH ALONG SAID EAST
LINE OF LOT 18, FOR A DISTANCE OF 25.15 FEET TO THE POINT OF BEGINNiNG.
PARCEL3;
LOTS 13 AND 14, OF "AMENDED PLAT OF AQUARIUM SITE RESUBDIVISION 11
,
ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 21, PAGE 83,
OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LAND DESCRIPTION: (600-630 ALTON ROAD)
LOTS 1 THROUGH 7, INCLUSIVE AND LOTS 27 THROUGH 32, INCLUSIVE. BLOCK 2,
"AMENDED PLAT FLEETWOOD SUBDIVISION'', ACCORDJNG TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 28 AT PAGE 34, OF THE PUBLIC RECORDS
OF DADE COUNTY, FLORIDA; LESS AND EXCEPTING THOSE PORTIONS OF SAID
LOTS 1 AND 2, OF BLOCK 2, OF SAID PLAT OF "AMENDED PLAT FLEETWOOD
SUBDIVISION 11
, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT
THE NORTHWEST CORNER OF SAID LOT 2; THENCE RUN SOUTH, ALONG THE
WEST LINE OF SAID LOT 1 AND 2 FOR A DISTANCE OF 95.00 FEET TO A POINT OF
CURVATURE; THENCE RUN SOUTHEASTERLY, ALONG TIIE ARC OF SAID
CIRCULARCURVE TO THE LEFT HAVING FOR ELEMENTS A RADIUS OF 15.00 FEET
AND A CENTRAL ANGLE OF 90 DEGREES FOR AN ARC DISTANCE OF 23.56 FEET TO
A POINT OF TANGENCY WITI-I THE SOUTH LINE OF SAID LOT 1; THENCE RUN EAST
ALONG THE SAID SOUTH LINE OF LOT 1 FOR A DISTANCE OF 23.87 FEET; THENCE
RUN NORTHWESTERLY ALONG THE ARC OF A CIRCULAR CURVE TO TilE RIGHT,
HAVING FOR ELEMENTS A RADIUS OF 15.00 FEET AND A CENTRAL ANGLE OF 73
DEGREES 36 MINUTES 39 SECONDS FOR AN ARC DISTANCE OF 19.27 FEET TO A
POINT OF TANGENCY; THENCE RUN NORTH 16 DEGREES 23 Jt1INUTES 21 SECONDS
WEST FOR A DISTANCE OF 51.32 FEET TO A POINT ON THE NORTH LINE OF SAID
LOT 1; THENCE RUN NORTH 11 DEGREES 18 MINUTES 35 SECONDS WEST FORA
DISTANCE OF 50.99 FEET TO THE POINT OF BEGINNING, LYING AND BEING IN
MIAMI-DADE COUNTY, FLORIDA.
TOGETHER WITH:
875
LOTS 23 THROUGH 26, INCLUSIVE, BLOCK 2, "AMENDED PLAT FLEETWOOD
SUBDIVISION'1
, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK
28 AT PAGE 34, OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA.
LAND DESCRIPTION: (12206THSTREET)
LOTS 11 AND 12, OF "AMENDED PLAT OF AQUARIUM SITE RESUBDIVISION'\
ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 21, PAGE 83.
OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
MIA GOLDMAN$ 183,001,759v2 2-1-13 051465.081700
876
COUSINS SURVEYORS & ASSOCIATES, INC. (PROJECT NUMBER~ 6844-12 )
3921 SW 47TH AVENUE, SUITE 1011 CLIENT :
DAVIE, FLORIDA 33314
CERTIFICATE OF AUTHORIZATION : LB # 6448 CRESCENT HEIGHTS
PHONE (954) 689-7766 FAX {954) 689-7799
LAND DESCRIPTION AND SKETCH
LAND DESCRIPTION:
A PORTION OF LOTS 8, 9, 10 AND 13, AND A PORTION OF THAT 15.00
FEET ALLEY OF "AMENDED PLAT OF AQUARIUM SITE RESUBDIVISION",
ACCORDING TO THE PLAT THEREOF, AS R[COROED IN PLAT BOOK 21, PAGE
83, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 10;
THENCE NORTH 89"37'30" EAST ALONG THE NORTH LINE OF SAID LOT 10
AND THE SOUTH RIGHT OF WAY LINE OF "6TH STREET", A DISTANCE OF
14.21 F"EET;
THENCE SOUTH 00'22'51'' EAST ALONG A LINE 14.21 FEET EAST OF AND
PARALLEL WITH THE WEST LINE Of SAID LOTS 8, 9 AND 10, A DISTANCE
OF 120.00 FEET;
THENCE SOUTH 89.37'30" WEST ALONG THE SOUTH LINE OF THE NORTH
20.00 FEET OF SAfO LOT 13 AND ITS EASTERLY EXTENSION, A DISTANCE
OF 154.21 FEET;
THENCE NORTH 00"22'51" WEST ALONG THE WEST LINE OF SAID LOT 13
AND THE EAST RIGHT-OF-WAY LINE OF nWEST AVENUE", A DISTANCE Of
20.00 FEET; .
THENCE NORTH 89"37'30" EAST ALONG THE NORTH LINE OF SAID LOT 13,
A DISTANCE OF' 125.00 FEET;
THENCE NORTH 00"22'51" WEST ALONG THE EAST LINE OF LOTS 11 AND
12 OF SAID PlAT, A DISTANCE OF 100.00 FEET;
THENCE NORTH 89"37'30" EAST ALONG THE SOUTH RIGHT-OF-WAY LINE OF
"6TH STREET", A DISTANCE OF 15.00 FEET TO THE POINT OF BEGINNING.
LANDS SITUATE. LYING AND BEING IN THE CITY OF MIAMI BEACH,
MIAMI/DADE COUNTY, FLORIDA; CONTAINING 6,005 SQUARE FEET MORE OR
LESS.
REVISIONS DATE FB/PG OWN CKD
1
(PROPERTY ADDRESS :
12/27/12 ----~v REC LAND DESCRIPTION 500 BLOCK, lo!IAMI BEACH LAIIO D£SCRIPT10N .1< SK£feii
& SKETCH FOR (SCALE: N/A
ALLEY VACATION
(SHEET 1 OF 3
877
)
)
COUSINS SURVEYORS & ASSOCIATES, INC.
3921 SW 47TH AVENUE. SUITE 1011
DAVIE, FLORJDA 33314
CERTIFICATE OF AUTHORiZATION : LB # 6448
PHONE (954) 689-7766 FAX (954) 689-7799
(PROJECT NUMBER : 6844-12 )
CLIENT :
CRESCENT HEIGHTS
-----------, -~---------------------~-~-~,
WEST _J_ LAND DESCRIPTION AND SKETCH $. I
'
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N00'22'51"W i I
w;~-~~·E I EA::s:1 ~i~~-:::0[o~wi; .Wt1t: .. 7. non ··-WEST LINE-LOT 11 ---i
LOT 13
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•AMENDED PLA.T OF AQUARIUM SITE RESUBDIVISION ..
(P.B. 21, PG. ;s3, M/D.C.R.)
.....! .......
LOT 11
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LOT 13 -~---~----E-~~~ ___ uN_£_-_Lo_T--12----~------EA_S_T_l_IN_E-_L_o_r_1_1 ______ -ilw ~
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EI\STERL Y EXTENSION OF\
. THE SOUTH LINE OF . I THE NORTH 20 FEET
i OF LOT 13
... WE:St LINE i
LOT 8
15' ALLEY
(P .. S. 21. PG~ 83, t.A/D .. C .. R.) --...
WEST LiNE-UJT 9
AREA=6,005 SQ.fT.
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WEST LINE-LOT 10
"' -< .... tN 1"11
, i ( :tcj...,"!M ._--------~--~~------------,---"-4------,--------------4-~rz_~,M~~ -I
LOT 8
REVISIONS
I socr22 51 E 120 .. 00 ~98~~ n, ....:!
1 ~!!1~~(11 r; PI
LOT 9
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LOT 10
CKD
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U.HD D£SCRI!'l10N & SKETCH 1a/27/12 ---~ AV REC LAND DESCRIPTION
I ( PROI'tl!TY AOORESS '
500 BLOCK, MIAMI BEAC!-1
& SKETCH FOR ( SCALE: 1" = 20' )
ALLEY VACATION
(SHEET 2 OF 3 J
878
COUSINS SURVEYORS & ASSOCIATES, INC. (PROJECT NUMBER: 5844-12 )
REVISIONS
3921 SW 47TH AVENUE, SUITE 1011 CL'ENT :
DAVIE, FlORIDA 33314 '
CERTIFJCATE OF AUTHORIZATION : LB # 6448 CRESCENT HElGHTS
PHONE (954) 689-7766 FAX (954) 689-7799
NOTES:
lAND DESCRIPTION AND SKETCH
LEGEND:
CKD
OWN.
fB/PG
POB
POC
P.B.
MjD.C.R.
so.n.
POB
CHECKED BY
DRAWN BY
FIELD BOOK AND PAGE
POINT OF BEGINNING
POINT or COMMENCEMEN1"
PLAT BOOK
MIAMI/DAD£ COUNTY RECORDS
SQUARE FEET
POINT Of BEGINNING
1. NOT VAliD WITHOUT THE SIGNATURE AND THE ORIG!NAL RAISE(} SEAL OF
A FLORIDA LICENSED SURVEYOR AND MAPPER.
2. lAHDS SHOWN HEREON WERE NOT ABSTRACTED FOR RIGHTS-Of-WAY,
EASEMENTS, OWNERSHIP, OR OTHER INSTRUMENTS OF RECORD.
3. DATA SHOWN HEREON DO£S NOT CONSTITUTE A FIELD SURVEY AS SUCH.
4. THE lAND DESCRIPTION SHOWN H£RfON WAS PREPARED BY THE SURVEYOR.
5. BEARINGS SHOWN HEREON ARE ASSUMED.
I t1ERE9Y CERTifY THAT THE ATIACHED "LAND DESCRIPTION AND SKETCH" IS
TRU£ AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BEUEF AS
PREP/IRED UNDER MY D1RECTION IN DECEMBER. 2012. I FURTHER CERTIFY
THAT THIS "LAND DESCRIPTtON AND SKETCH" MEETS THE t.IINlt<,jUM
TECHNICAL STANDARDS tOR SURVEYING IN THE STATE OF fLORIDA
ACCORDING TO CHAPTER 5J-17 OF THE fLORIDA ADMINISTRATIVE CODE.
PURSUANT TO SECTION 472.027, flORIDA STATUTES. SUBJECT TO THE
QUAUFICATIONS NOTED HEREON.
FOR THE fiRM, 8\': -----~-~--.9::.:.~~--!. ___ ?
RICHARD E. COUSINS
PROFESSIONAL SURVEYOR AND MAPPER
flORIDA REGISTRATION NO. 4.188
DATE FB/PG DWN CKD ( PROf>(IITY ADO~ESS :
12/27/12 ----~v REC LAND DESCRIPTION 500 BLOCK, MIAMI BEACH
& SKETCH FOR (SCALE: N/A
ALLEY VACATION
(SHEET 3 OF" 3
879
)
)
Attachment D
-4'4
BERCOW RADELL & FERNANDEZ
ZONING. LAND USE ANO ENVIRONMENTAL LAVV
VIA HAND DELIVERY
February 7} 2012
Fred Beckmann, Director
Public Works Department
City of Miami Beach
DIRECT LINE: (305) 377·6229
E-Mail: gpenn@SRZoningLaw.com
1700 Convention Center Drive, 4th Floor
Miami Beach, Florida 33139
Re: Request for Alley Closure -500 Block of Alton Road.
Dear Mr. Beckmann:
This firm represents Alton Road Ventures, LLC and 1220 Sixth, LLC (collectively
the "Applicant''), the applicant and owner of the property located at 500, 517, 520, 522,
530, 540, 550, Alton Road, 1220 Sixth Street, 525 and 541 West Avenue ("Property"). The
Applicant is proposing to develop the Property, along with the former South Shore
Hospital land north of Sixth Street, with a mixed-use residential and commercial
project. Please let this letter serve as the Applicant's letter in support of its request to
dose a dedicated but unbuilt allev in the 500 block ofAlton Road.
,J
Description of the Property. The Property consists of all of the 500 block on the
west side of Alton Road. The Property is largely undeveloped, except for the existing
"7-11" rPtail store at the far northwest comer. The remainder of the Property contains
only the remnants of a prior failed development (the "Vitri" project).
Development Plan. The Applicant proposes to develop a mixed-use commercial
and residential project, con.<;;isting of several buildings on the 500 and 600 blocks. The
former hospital building will be maintained and brought up to modern standards as
part of the proposed development. The ground floor of each building will be devoted to
commercial uses. The upper floors will be devoted to a multifamily apartment
development. The new buildings on the site will be limited to seven (7) stories on the
500 block and five (5) stories on the 600 block except for the existing hospital building,
which will be maintained at ten (10) stories. We are attaching some of the current
development plan sheets to give you a better idea of the proposal.
Alley Closure. The subdivision plat for the Property depicted an alley running
north to the south in the center of the block for the majority of the block and thereafter
WACHOVIA FINANCIAl.. CENTER • 200 $OUT'H BISCAYNE BOULEVARD, SUfTE 850 • MIAMl, FLORIDA 33131
PHONE. 305.374.53oo • FAX. 305.317.6222 • WWW.ElRZONINGLAW.COM
880
Fred Beckmann, Director
Public Works Department
Febmary 7, 2013
Page2
turning to the east to meet Alton Road. In 2005~ the City Commission, through
Resolution 2005-25869 (attached), closed the platted historic alley.
In exchange for the closure of the historical alley, the then property owner of the
majority o£ the 500 block provided the City with the dedication of a replacement alley at
the northern end of the block. This alley was intended to preserve access to the rear of
the existing 7-11 store, which was then under separate ownership. This replacement
alley was never constructed. The Applicant now owns the entirety of the block and has
included the 7-11 site in its redevelopment plan. making the replacement alley
superfluous. In order to pursue its development plan, which will unify the entire
platted block the Applicant is hereby seeking the closure of the unbuilt alley.
Best Interest of the Public. As you know, the interest held by a local government
upon the dedication of a roadway or alley is an easement in favor of the public. Florida
state law defines the result of any formal road closure in which a local government
vacates the easement granted through a roadway dedication. Section 177.085 provides
that, upon the abandonment of the easement in favor of the public, all rights to the
former right of way revert to the owners of the lots abutting the dosed roadway
segment with each owner taking to the centerline of the road. As explained in Attorney
General Opinion 78-125, municipalities may vacate roads "when the vacation is in the
public interest or when the street is no longer required for public use and convenience.#
The alley at issue was never developed and therefore has never served the public
use and convenience. Once the Applicant purchased 1220 Sixth Street on which the
existing 7-11 is located, any theoretical future utility of the alley was extinguished. The
alley therefore is currently serving only as a unused and inaccessible strip of land from
which the City collects no property taxes. For that reason alone, the vacation ofthe alley
is in the best interests of the public.
The redevelopment of the Property as proposed. will also directly benefit the
public in other ways. As depicted on the attached plans, the proposed development will
bring multiple bicycle, pedestrian, and transit improvements to this area of the City.
First, the Applicant proposes to locate three (3) DecoBike kiosks within the
development Wayfinding signs, as depicted on the attached Pedestrian Circulation
plan will be located throughout the project to help bicyclists find parking. Bkycle
parking racks for visitors to the site will be provided on both blocks.
Second, following discusses with Miami-Dade Transit and the Florida
Department of Transportation, the Applicant is proposing to relocate the existing
southbound bus stop on Alton road from just north of 6th Street. to south of the
8C:RCOW RADE:LL & FERNANDEZ
ZONING. LAND US£ AND 5NVIRON.MENTAL I....AVV
881
Fred Beckmann, Director
Public Works Department
February 7, 2013
Page3
intersection. Along with the relocation, the Applicant proposes to enhance the bus
shelter with new street furniture. The Applicant is also currently in negotiati011 with
Miami-Dade Transit for the location of three electronic public information boards (using
the County's "ESIS" program) to be located within the project. These boards will
provide customers, residents, and the public with information as to when to expect the
next bus to arrive, improving the transit experience
Third, nume:mus access points throughout the property will encourage
pedestrian flow both from east to west (connecting Alton Road with West Avenue) and
north to south. Pedestrians will be able to walk throughout the perimeter of the
property and within the courtyard spaces (during hours the development is open to the
public). Sidewalk enhancements such as widened sidewalks and with new curb cuts
and crosswalks are being provided to facilitate and encourage pedestrian access to the
site. Residents of the West Avenue corridor will therefore enjoy significantly improved
access to the commercial uses along Alton Road.
All in aU, the improvements that will stem from the closure of the unbuilt alley
will far exceed any theoretical value of the alley to the public Beyond all of the above
improvements, the redevelopment of the City will provide a direct financial benefit to
the City in the form of increased property taxes due to the inevitable increase in the
value of the Property,
Conclusion. As explained above, we believe that the proposed alley closure is
consistent with all of the City's standards. The redevelopment of the Property will
create an innovative mixed-use project that will be a welcome addition to this area of
the City and will enhance the City's gateway at the MacArthur Causeway. We look
forward to your favorable recommendation. If you have any question.•:; or comments,
please call me at 305-377-6229.
cc: Richard Lorber, AICP
Russell Galbut
Chaim Elkoby
DaJsy Torres
Michael Larkin, Esq.
BERCOW RADELL&FERNANDEZ
ZONING, LAND U.S.Iff ANO ENVIFIONMEN'TAL. LAW
882
OPINION OF TITLE
To: City ofMiami Beach
With the understanding that this Opinion of Title is furnished to the City of.Mia:mi Beach,•as
inducement for acceptance of a Declaration of Use, Unity of Title, Declaration of Restrictions,
Development Agreement or as an inducement for acceptance of a subdivision plat or tentative
plat, covering the real property, or other land use approval hereinafter described, it is hereby
certified that I have examined a complete Abstract of Title or Title Commitment covering the
period from the beginning to the 24th day of December, 2012 at the hout of 11:40 p.m., inclusive,
of the following described property:
See Exhibit "A" attached hereto
I am of the opinion thl:tt on the last mentioned date, the fee simple title to the above-described
real property was vested in:
500 ALTON ROAD VENTIJRES, LLC, a Delaware limited liability company
(as to Parcels 1~3)
Sole Member is 500 Alton Road Holdings, LLC, a Delaware limited liability company
Authorized Signatories: Sharon Christenbury and Chaim Elkoby
SOUTH BEACH HEIGHTS I. LLC, a Delaware limited liability company
(as to Parcels 4 and 5)
Sole Members are SBH Holdings 1, LLC, a Delaware limited liability company~ and
SBH Management Company, LLC, a Delaware limited liability company
Authorized Signatories: Sharon Christenbury and Chaim Elkoby
1220 SIXTH. LLC, aDelaware limited liability company
(as to Parcels 5 and 6)
Sole Member is SBH Holdings 1, LLC, a Delaware limited liability company
Authorized Signatories: Sharon Christenbwy and Chaim Elkoby
Subject to the following encumbrances, (If "none" please indicate):
l. RECORDED MORTGAGES:
Mortgage and Security Agreement execu~ed by 1220 Sixth, LLC, a Delaware limited
liability company, Mortgagor, in favor of MAU-MAU Corporation, a Florida corporation,
Mortgagee, dated December 1~ 20ll, recorded December 5, 2011 in Official Records
Book 27915, Page 3697, of the Public Records of Miami-Dade County. Florida.
883
Opinion of Title
Page2
Therefore, it is my opinion that the following party{ies) must join in the proffered document in
orderto.make it valid and binding on the lands described herein.
Name
500 ALTON ROADVENTtlRES,
LLC
SOUTIIBEACH HEIGHTS I, LLC,.
a Delaware limited liability company
1220 SIXTH, LLC,
a Delaware limited liability company
MAU-MAU CORPORATION,
a•Florida corporation
Interest
Owner
Owner
Owner
Mortgagee
[THIS SPACE IS INTENTIONALLY LEFT BLANK]
884
Opinion ofTitle
Page 3
I HEREBY CERTIFY that the legal description contained in this Opinion of Title
coincides with, and is the same as, the legal description in the proffered, recordable document
I, the undersigned, further certifY thati am an attomey-at-lawduly admitted to practice in
the State of Florida and a member in go·1.p< d standing ofthe Florida Bar. <;r
Respectfully submitted this _1_· day ofFebruary, 2 . ~
Name
Printed Name --Steven E. Goldman
Florida Bar No. 0259543
Address:
GreenbergTmurig, P.A.
333 S"E. 2nd Avenue, Suite 4400
Miami, Florida 33131
My Commission Expires: Print Name
885
PLANNING DEPARTMENT
INTEROFFICE MEMORANDUM
Attachment E
TO: Eric T. Carpenter, P.E., Public Works Direct~. / A
Richard G. Lorber, Acting Planning DirectoU~ ~ FROM:
DATE: August 26, 2013
SUBJECT: Analysis of Proposed Vacation of Alley -500 Block of Alton Road
In accordance with Section 82-38 of the Code of the City of Miami Beach, the Planning
Department shall prepare an analysis for the City Commission and the public that
outlines all conditions relating to the proposed sale and/or lease of city property. This
analysis applies to: The Vacation Of An Alley Located In The 500 Block Of Alton Road.
Containing Approximately 6.005 Square Feet, In Favor Of The Adjacent Property
Owners, South Beach Heights L LLC. 500 Alton Road Ventures. LLC. And 1220 Sixth.
LLC.
1. Whether or not the proposed use is in keeping with city goals and
objectives and conforms to the city comprehensive plan.
Consistent • The proposed alley vacation would conform to the city's goals and
objectives and the Comprehensive Plan. The Comprehensive Plan designates this area
as Commercial General Mixed Use on the City's Future Land Use Map. The proposed
mixed-use project on the site is a permitted use within this zone.
2. The impact on adjacent property, including the potential positive or
negative impacts such as diminution of open space, increased traffic, noise level
or enhanced property values, improved development patterns and provision of
necessary services. Based on the proposed use of the property, the city shall
determine the potential impact of the project on city utilities and other
infrastructure needs and the magnitude of costs associated with needed
infrastructure improvements. Should it become apparent that further evaluation
of traffic impact is needed, the proponent shall be responsible for obtaining a
traffic impact analysis from a reputable traffic engineer.
Consistent -The proposed vacation is not expected to have any detrimental
impact on the adjacent properties. The subject alley is not an active vehicular right-of-
way and as such, will not increase the traffic or noise level. The mixed-use project
proposed for the site would have to meet all City requirements regarding infrastructure
and concurrency.
3. A determination as to whether or not the proposed use is in keeping with a
public purpose and community needs, such as expanding the city's revenue base,
creating jobs, creating a significant revenue stream, and improving the
community's overall quality of life.
886
Analysis of Proposed Vacation of Alley -500 Block of Alton Road
August 26, 2013
Page2
Consistent -The applicant has voluntarily proffered the contribution of several
public benefits, including a stormwater storage system intended to assist in flood
management, the dedication of a portion of land along 51h Street which could serve as a
landing spot for a future pedestrian overpass connecting the portions of the City's
Baywalk north and south of 5th StreeUMacarthur Causeway, as well as street
improvements to West Avenue up to 81
h Street.. As the City continues to address a more
proactive approach towards development, ongoing future contributions from other
projects will be utilized to address potential public projects deemed important to enhance
the City's quality of life.
4. Determination as to whether or not the development is in keeping with the
surrounding neighborhood, will block views or create environmental intrusions,
and evaluation of the design and aesthetic considerations of the project.
Consistent -The proposed mixed-use development has been approved by the
Design Review Board for design and aesthetic considerations, and has been deemed to be
in keeping with the surrounding neighborhood.
5. The impact on adjacent properties, whether or not there is adequate
parking, street and infrastructure needs.
Consistent -The proposed mixed-use development is designed to provide
adequate parking for the needs of the project. Street layout and traffic circulation patterns
have been analyzed and approved by the Planning Board.
6. Such other issues as the city manager or his authorized designee, who
shall be the city's planning director, may deem appropriate in analysis of the
proposed disposition.
Not applicable -The Planning Department has no other issues it deems
appropriate to analyze for this proposal.
RGUrgl
T:IAGENDA\2013\September 11\500 of Alton Road -Planning Analysis.docx
887
Attachment F
APPRAISAL e REPORT
OF
A 6,005 SF ALLEY RIW
500 BLOCK ALTON ROAD
MIAMI BEACH, FLORIDA
ASOF
May 20,2013
VIEW OF ALLEY R/W FROM
PREPARED FOR
OFFICE OF REAL ESTATE, HOUSING & COMMUNITY DEVELOPMENT
CITY OF MIAMI BEACH
1700 CONVENTION CENTER DRIVE
MIAMI BEACH, FLORIDA 33139
PREPARED BY
BONDARENKO ASSOCIATES, INC.
201 S GOLF BLVD., SUITE NO. 2007
POMPANO BEACH, FL 33064
888
BONDARENKO ASSOCIATES, INC.
20 I S. Golf Blvd., Suire 2007
Pompano Beach, Florida 33064
June 6, 2013
Office of Real Estate, Housing & Community Development
City of Miami Beach
l 700 Convention Center Drive
Miami Beach, Florida 33139
Attention: Mr. Max Sklar
Re: AMENDED REPORT
6,005 SF Alley Vacation
500 Block Alton Road
Miami Beach, Florida
Dear Mr. Sklar:
(954) 942-3353
fax (954) 942-8471
hankapr@comcast.net
At your request, we have prepared an amended appraisal for the above referenced
property. The purpose of this amended appraisal is to add an additional value estimate
due to the amended assignment by Mr. Sklar, copy enclosed. My original appraisal was
for the market value estimate of the subject property's fee simple interest for the site with
an effective date of May 20, 2013. The added value estimate is for the Investment Value
to the Adjacent Owner. My original appraisal is made a part of this amended report by
reference. This appraisal is intended for the use of the client and the client's advisors.
The 6,005 SF alley fronts on 6 1h Street and West Ave ..
The accompanying report of a real estate appraisal has been completed in accordance
with the requirements of the Code of Professional Ethics & Standards of Professional
Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of
Professional Appraisal Practice (USPAP) and applicable Federal regulations.
The original report detai Is the scope of the appraisal, level of reporting, definition of
value, valuation methodology, and pertinent data researched and analyzed in the
development of this appraisal.
We certify that we have no present or contemplated future interest in the property beyond
these estimates of value. Your attention is directed to the Limiting Conditions and
Assumptions, located within my original report, which constitutes an agreement with
these conditions and assumptions.
2
Bondarenko Associates, Inc.
889
June 6, 2013
Page 2
In my opinion, the Market Value of the subject property, as of May 20, 2013, was as
follows:
Market Value Conclusion ------------$600,500
It is further my opinion that the Investment Value to Adjacent Owner was:
Investment Value to Adjacent Owner-------$780,650
Further, we estimate the market exposure period necessary for the subject to have
achieved this value to be less than a year ..
Respectfully submitted,
Bondarenko Associates, Inc.
1~~
Henry R. Bondarenko, SRA, MAl
Cert Gen. RZ 508
Bondarenko Associates, Inc.
890
I
Summary of Salient Facts
Subject Property: 500 Block of Alton Road, 6,005 SF of alley R/W
fronting on 61
h Street and West Ave. There is one
adjacent owner. The surrounding land is zoned CPS-2.
Property Overview: Site Size: 6,005 Sf
Building Size: No buildings
Property Type: Public R/W for alley
Interest Appraised: This appraisal considers the subject's fee simple interest
Highest and Best Use Sale to the Adjacent Owner for Condo Development.
Land As Vacant: The alley goes nowhere, it is not Needed.
Highest and Best Use The alley is not improved, it will be improved if sold to
As Improved: the one adjacent owner, the Waves condo development.
Sales Comparison
Approach: Market Value: $600,500
Investment Value to Adjacent Owner: $780,650
Extraordinary None
Assumptions:
Hypothetical Conditions: The market value of the R/W takes on the estimated
value of the adjacent property. The Investment Value
to Adjacent Owner takes on the estimated value after
adjustments.
3
Bondarenko Associates, [nc.
891
-1=:-00 (Q f\) ITEM LOCATION DATE OF SALE FOLIO NUMBER SIZE LEGAL DESCRIPTION GRANTOR GRANTEE RECORDED-QRB/PGE ZONING SALE PRICE PRICE PER SQ.FT. Comments SUBJECT -Investment Value to Adjacent Owner 500 Block Alton Road (Alley) Miami Beach, Florida Appraisal 5-20-2013 None 6,005 SF Portion of lots 8.9.10 ~ 13, and a portion of that 15.0 Feet Alley of ""Amend. Plat of Aquaurium Site Resub." PB 21 page 83 CPS-2,Commercial Mixed Use As the adjacent Zoning Analysis This site is a dedicated RJW of an Alley surrounding the 1· I I Store Jocaated in the NW corner of the larger development Ito be done called the W"'"'· The site fronts on 6th Street on the nonh and West Ave •n the west, surTo!Lilding the 1-11 Building Please refer the the enclos..-d surveys. Sheet1 SALE N0.1 500 Block Alton Road (Alley) Miami Beach, Florida 6-8-2006 None 4,217 SF Aquanum Site AMD PB 21·83 15Ft alley from Alton Rd west ot mid-site, thenc north to the subject alley site. Leviev Box Melgreen Vitri Dev.LLC 24721 pge 1762 CP5-2. Cornm'l Mixed Use Miami Beach, Florida $351200 $83.26 Analysis This site is the older sale of an alley site that joins the subject site at the north end. Similar "el" shape, 15ft alley ~i-21'4·· &,OM SF AREA OF ALLEY 500 Bloct Anon Road Miami Beach. Florida SALE NO.2 517 West Ave. Miami Beach, Florida 2-22-2010 02 4204 006 0020, {etc. 11 all) 68,560 SF ( 1.574 Acres) Part of Aquarium Site Amd. PB 21-83. etc. .Africa Israel Vitti Developers, LLC 500 Alton Road Ventures, LLC 27190 pge 447 CPS-2, Comm'l Mixed Use Miami Beach, Florida $5,000,000 $72.74 Analysis This site surrounds the subject alley. ADJUSTMENTS ~-.......... llnfenar+30% ~,· ... 1-···· ....... .. f$ta47 ,.~-~thattheaalal$ ...................................... . SALE N0.3 659-737 West Ave Miami Beach, Florida 12-31-2012 02 4203 001 0161, (etc.multpe} 55,750 SF (1.28 Acres) Fleetwood Sub PB 28-34, Lots 8-14. etc. West A~oo Corp Kgm Equities. LLC 28428 pge 56 RM-2 Miam1 Beach, Florida $8,000,000 $143.48 Analysis This site is curently a parking lot located several hundred feet north of the subject site on West Ave. ~:30% ·~_.-...... ·~page fora illlaW•n..,.ls~ ~-·· ·· ··•· J. · ·.-· .. . ... I ---. · .. ·. . . . --•• .. I.EUJala_. bemadltto ......... 8jf~Q&SF·i9 •fle·CGrtT'IIJ ... tt madetMI._alliJ .. :OR1heRlue '*• !li Jlllnt In.. . . . c ......... would ~ ,_oflblitlt! . ·W8'wlili di!Jwllopt'lllllolllile. ~ ..._,._ .· ......... -ow ... Page 1 SALE N0.4 929 Alton Road Miami Beach, Florida 9-13-2012 02 4203 014 0510 19,994 SF ( 0.46 Acres) Lennox Manor Re-Sub PB 7-15 Lots9&10 IAtton Sooe,LLC Pending Sale N/A CD-2 Miami Beach, Florida $2.900,000 (Pending) $145.02 Analysis This is a vacant site located 3 blocks north of the subject site on Alton Road. ...... ..................
OOVr (Q w ITEM LOCATION DATE OF SALE FOLIO NUMBER SIZE LEGAL DESCRIPTION GRANTOR GRANTEE RECORDED-ORB/PGE ZONING SALE PRICE PRICE PER SQ.FT. Comments ~OFSAI.Iil SUBJECT -Investment Value to Adjacent Owner 500 Block Alton Road (Alley) Miami Beach, Flonda AppraisaiS-20-2013 None 6,005 SF Ponion of Lor~ 8,9,1() $ 13, and a ponion of thal15.0 Feet Alley of "Amend. Plat of ,quaurium Site Resub." PB 21 page 83. CPS-2,Commercial Mixed Use As the adjacent zoning Analysis 1This site is a dedicated RIW of an Alley SWTounding the 7-I 1 Store locaared in the NW corner of the larger develop.nenr 10 be done called the Wa\'tS. Tho: &II~ from~ lon 6th Street on the nonh lU1d West Ave. on the -.es~, surroundm¥ the 7-11 Building Please refer tne 1he enclosed drawrngs and Srlf'.·crys. ~VM.IJIJ TOANACEJIIT~ .... ., AIIIEA OF AUJt.V SALE N0.5 619 Meridian Ave Miami Beach, Florida 7-23-2012 02 4203 009 3320 7,000 SF Ocean BeaCh Addn. No. 3, PB 2-81, Lot 11, Blk 58, etc. REA619. LLC 619 Meridian Aile. LLC 28198 pge 2324 RM·1,MF Miami Beach, Florida $673,000 $96.14 Analysis This is a small lot 50' x 140'. There are 6 townhomes planned. 4 of the six are sold. two remain-ing are listed at $630.000 each ........ -.. .... ~ •. flllodN SALE NO.6 350 Merid1an Ave. Miami Beach, Florida 8-20-12 02 4203 009 5140 7,000 SF Ocean Beach ADDN No. 3 PB 2-81Lot 2 Blk 76, 50' x 140' 350 Meridian Avenue. LLC SOFI 350, LLC 283234 pge 2163 R-PS2 Miami Beach, Flonda $1,325,000 $189 28 Analysis This is a small lot 50' x 140'. There are 4 townhomes planned. The surrounding improvements ar· rated superior to Sale No. 5 and are rated similar to the subject property. SinJISr ---·~ SALE N0.7 803 5th Street Miami Beach, Florida 7-19-2011 02 4203 009 4970 9,000 SF { 0.21 Acres) Ocean Beach ADDN No. 3 loB 2 pge 81, east 100 fl or tots 17 & 8. Burmon Investments. Inc. SOBE 5,LLC 27761 pge 2158 CPS-2 Miami Beach, Florida $1,000,000 $109.32 Analysis This is a corner lot on 5th Street and Meridian Ave. This is the same zoning as the subject and Sales No. 1 and No. 2. Plans call for 12,000 SF office and 3,500 SF of retail. SimW Simitar Sinlar Similar :Similar Similar Similar'"! itnfelfor +-.. +SO% $142.17
Analysis of Comparable Sales For Sale to The Adjacent Owner.
A comprehensive search for land sales similar to the subject land revealed 7 sales in close
proximity to the subject property. The sales were compared to the subject property for seven
categories. condition of sale, market conditions (time), location, zoning, utilities, size and
Investment Value for Sale to The Adjacent Owner
Conditions of Sale
The sales were all arms length transactions, no unusual financing or conditions. The deeds
were analyzed on all properties, except Sale No.4, it is a pending sale. The sales were plotted
on a local map of the area and demonstrate a tight location pattern near the subject.
Time (Market Conditions)
An analysis of the five recent sales in the immediate neighborhood compared to Sale No. 1 in
June 2006 and Sale No. 2 in February 2010 indicate that there was not much change due to
time. A slight adjustment was made for time for Sales No. 1 and No.2. No "back to back"
sales could be found to develop a monthly change for time. The balance of sales No. 3
through No. 7 are an recent sales and need no adjustment for time. Sale No. I in 2006 was
used because it was the sale of an alley within the same city block of the subject alley.
Location
AJI of the sales are located within four blocks of the subject property, they are influenced by
the same economic and social factors as the subject property, therefore there is no adjustment
warranted for location. Other factors may affect the value of the subject property, such as
topography, zoning, utilities and size within this four block area.
Topggraphy
This entire neighborhood is generafly level and even with all streets, therefore, no adjustments
are warranted for topography. The subject topography is similar to all the sale properties.
Zoning
Sale No. 2 and No. 7 both have the same zoning of CPS-2. Sale No. 2 is part of a larger site
:;luteu for tk:vdopmcnt of condominium and mixed use called the Waves, it abuts the subject
site. Sale No. 7 is slated for development of offices and retail. Sales No. 3 , No. 5 and No. 6
arc all residentially zoned properties. Sale No. 4 is zoned CD-2 which a11ows commercial
uses. Wjlh conditional~ restaurants. adult~.:ungrega!c !:, int: !:Ki!l!:\-::::.: ;;::.,,i ;, .. :!;.i..
funeral homes, nursing homes. pawnshops, etc., are allowed. I han: in 111) lik:; Lh.: pnnkd
uses for each of the zoning classifications of the compar..tblc :mk:;. Thi..' zonint;. or lh'.:
comparable sales all have similar uses allowed as the subject zoning within the block of the
subject site.
(continued}
6
894
Analysis of Comparable Sales Continued
Utilities
The comparable sales have all utilities available to the properties as does the subject property,
therefore, no adjustments are warranted for utilities.
Size
Four of the comparable sales are of similar size as the subject alley site, three are larger
parcels. The subject is a RJW alley. These type of properties tend to take on the value of
abutting ]and values or properties of similar potential allowable uses. In the case of the
subject property, the abutting uses would be incorporated into the larger site for the
development of the Waves condo and mixed use development. Therefore, the smaller size
of the subject site does not warrant an adjustment for size.
Adjustment to Adjacent Owner
The location of the subject RJW Alley is located in the middle of the site plan for the Waves
Condominium project for 444 units. This would adversely affect an optimal site orientation
for the project. lt would be a great advantage if the a11ey could be incorporated into the site
plan. The estimated contribution of the site into the subject overall site plan would contribute
say 30% to the lnvestmenl Value to The Adjacent Owner.
Conclusion of Value
The subject property is a public RJW alley. It is surrounded by one abutting owner. One of
the comparable sales is the sale of an alley R/W within the same block as the subject alley and
abuts the subject alley, it is a 2006 sale, Sale No. l. Sale No. 2 is the sale and purchase of the
abutting land surrounding the subject property. It is a 2010 sale. All the subject comparable
sales are located within 4 blocks of the subject site. They have similar potential uses if not the
same uses allowed by zoning within this city block. Obviously the subject use is restricted to
access for public RJW use. Two of the sa]es have the same zoning as the subject abutting
land use zoning.
The range of adjusted vaJues is from $105.47/SF to $246.06/SF. The range of size is from
4,217 SF to 68,560 SF. The range of date of sale is from Feb. l 0, 2010 to 12-31-2012 with
the exception to Sale No. l at 6-8-2006. This sale was used as it is the sale of an alley R/W
located within the same block as the subject alley. The potential uses allowed by zoning are
generally similar.
As noted in the Summary of Market Sales Grid. the average of all the seven sales is· $159.8 1
per square foot. The median is $142.1 7 per square foot. The median sale is zoned CPS-2, the
same as in the block as the subject property. The value ofthe subject property is anticipated
to fall in the mid-range, say $ l 30.00 per square foot.
6,005 Square Feet x $130.00 per Square Foot =
Estimated Value via Sales Comparison Approach
for Investment Value to Adjacent Owner
7
895
$780,650
$780,650
"AITACHMENT G"
To be provided separately (being revised by Legal)
896
MIAMI BEACH
CITY OF MIAMI BEACH
NOTICE OF PUBUC HEARINGS
NOTICE IS HEREBY given that public hearings will be held by the
Maya' and City Commlwion of the City of Miami Beach, Florida, In the
Coinmisslon Chambers, 3rd Floor. City Hal~ 1700 Convention Center
Drive, Miami Beach. Fir:tida, on Wtldnesday, September 11, 2013 to
consider the following:
11:45 a.m.
A Resolution Approving A Revocable Permit Request By First Street
Development, LLC, As The Owner Of The Commercial Pl'operty
Located At 800 First Street. To Consb'uct Four (4) Concrete Eyebrows
That Project Over And Into The PubUc Right-Of-Way. J!.J A Minimum
Horizontal Dimension Of 2' ,2~ At 9' ·6" Above The SJdewalk, To A
Maximum Horizontal Dimensioo Of 5'·0" At 9'·8"Ab<lve The Sidewalk.
ilquiriss may be directed to the Publlc Worl<s Department at (305) 673-1ll60.
12:00 p.m.
Vacatlon Of AI leyway -500 All on Road
A Resolution Approving. On Second Reading, The Vacation Of k1 Atley
Lacated In The 500 Block Of Alton Road, Containing Approximately 6,005
Square Feet, In Favor Of The Adjacent Property Owners, South Beech
Heights I, LLC, 500 Alton Road Venhm!s, LLC, And 1220 Slxth, LLC.
inquir'es may be directed to the Publio Woms Department at (30f.i) 6~ 7080.
12:15 p.m.
A Resoiution Accepting The Recommendation Of The F lnance And
Cicywide Projects Committee Pertaining To The E31'1y Tetminatlon Of An
Ex~ing Retail Lease Agreement Between The City And Damian J. Gallo
&Associates, Inc. DIB/A Permit Doctor; Approving And ALithr:tizing The
Mayor And City Clerk To Execute: 1) A New Lease ~reement Between
The City And Damian J, Gallo & Associatea, Inc:. 0/B/A Permit [)octo(,
For An Initial Term Of Three (3) Years, Wll n 1Wo {2j Renewal 0 ptions For
Two (2) Years Each. Involving The Use Of Approximately 1 ,269 Square
Feet Of Clly-Owned Property Located At 1701 Merldiao Avenue.
Unit 4 (NK!A 775 17th Street). Miami Beach, Fklrida {The "Leased
Pl'emises"); kld 2) A Revocable CoilGeSsion Agreement Between
The City And Damian J. Gallo & Associates, Inc:. DJB/A P;wmlt Doctor,
Allowing For An Outdoor &!ating Area, Adjacent To The Leased
Premises; And Further WaMng Sy 517111s Vote, The Competltl~~e
Bidding Requirement, Finding Such Waiver To Be In The Best Interest
OfThePub!!c.
Inquiries may be directed to the Real Estate, Housing & Community
Dewlopment Offk:e at (305) 6T3~ 7260.
INTERESTED PARTIES are invited to appear at !his meeting, or be
n!presented by an agent, or to e)(j)fflSs their views in writing addressed
to the City Commission, c/o the City Clerk, 170ll Corn~entloo Center
Dr!ve, 1st Floor, City Hall, Miami 8eMh. Florida33139. CopieS of these
items are avaiable for public inspec:tlon during normal business hours
In the City Cletl<.'s Office. 1700 Convention Centef Drive, 1st F~r.
City Hall, Miami Beach, Florida 33139. This meeting or any of the items
herein may be contlnued, and under such ciR:umstances additional
legal notice wi IJ not be pi'O\Ilded
Rafael E. Granado. City Clerk
City of Miami Beadl
Pursuant to Section 2&3.01 05, Fla. Stat., the City hereby advises !he
public thai ft a person decides to appeal any decision mads by the
City Commission with respect to at~y matter coosidered at itS meeting
or ~s hearing, such person must ensurs thai a verbatim rscard of the
PfOOeedlngs is made, wtJich reool'd includes I he testimony and evidence
upon which the appeal Is to be based. This notice does not cons!Hute
consem by the City for the introduction or admission of ctherwise
inadmissible or Irrelevant evider.:;e, nor OOe5 It authorize challenge$ or
aweals not ctherwise allowed by law.
To reqoest this material in accessible fOITTli!l, sign language inlerpntlers,
informationonaccessforpersons withdisatiRitiesandlaranyacwmmodatloo
to review a~y docll'!lent or participate in any Gity·sponson!ld proceeding,
pifmll contact \J$ five dayS Ill advance at (305) 573-741lt-oice) ar TIY
users may also call !he Florida Relay Servk:s a! 711,
Ad 1798
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