Approve site plan for Prime Square Doral mixed-use development

Alexandra Cimo Tel 305-350-7324 Fax 305-351-2273 acimo@bilzin.com October 30, 2025 VIA ELECTRONIC MAIL Michelle M. Lopez Interim Planning & Zoning Director Community Development & Planning and Zoning City of Doral 8401 NW 53rd Terrace, 2nd Floor Doral, FL 33166 Re: Amended and Restated Letter of Intent for Site Plan Approval South of NW 74th Street and West of NW 102nd Avenue, Doral, Florida Folio No(s): 35-3017-001-0180 and -0190 (the “Property”) PLAN-2409-0089 Dear Ms. Lopez: Please consider this our formal Letter of Intent in connection with a request for a site plan review approval, as a companion application to the rezoning application to rezone the entire Property to Corridor Commercial (LAND-2409-0018). The Property contains two contiguous parcels identified by Miami-Dade County folio numbers 35-3017-001-0180 (the “Northern Parcel”) and 35-3017-001-0190 (the “Southern Parcel” and collectively, the “Property”), owned by Prime Square Doral Development LLC, a Florida limited liability company1 (the “Applicant”). By and through the attached application, the Applicant respectfully requests site plan approval of a commercial and office complex in accordance with Sections 53-183 through 53-185, and 53- 342 through 53-344 of the City of Doral Code of Ordinances (the “Code”). A. The Property The Property is vacant land and consists of approximately ±3.25 gross acres. The Property has a land use designation of Business on the City of Doral (the “City”) Comprehensive Plan Future Land Use Map and is currently zoned Industrial Commercial (IC) on the Northern Parcel and General Use (GU) on the Southern Parcel, pursuant to the City’s Zoning Map. Furthermore, 1 Since the filing of the application, the Property has been acquired by the developer and is now owned by Prime Square Doral Development LLC. This amendment is to reflect the new ownership. By puglias at 4:08 pm, Oct 31, 2025 4:08 pm, Oct 31, 2025 Michelle M. Lopez October 30, 2025 Page 2 MIAMI 13029050.6 102818/306871 the Property abuts GU to the north, south and east, and Planned Unit Developments (PUD) to the west. The Business land use designation accommodates a wide range of sales service activities including, but not limited to the proposed retail, personal and professional services, and commercial and professional offices. The proposed CC district also allows for a variety of uses, including retail, professional offices, banks, and restaurants. The proposed site plan includes a mixture of retail, office, and restaurant uses, which are consistent with the Business land use designation and the CC zoning regulations. B. Background of Application The prior iteration of the proposed site plan included two restaurant spaces, consisting of double the restaurant square footage and thus a much larger combined patron area. The Applicant originally was seeking a variance from the parking requirements using a shared parking analysis. After attending the separate August 18, 2025 workshop for the parking variance, the Applicant decided to re-design the project to ensure that the parking demands met the needs of the proposed uses and the surrounding community and to withdraw the request for the parking variance. As a result, the gross restaurant space was cut in half and the patron area was reduced to 1,414 SF, reducing the number of parking spaces required under the Code. The combination of uses in the latest plans yields a required parking count of 221 parking spaces, and the proposed redesigned plan provides 224 parking spaces, rendering the request for a parking variance moot. Under separate cover, the Applicant withdrew the variance application LAND-2506-0028 and is therefore requesting approval of the latest variance-free version of the site plan. The revised site plan now illustrates a single restaurant with no dividing wall and identifies the changes to the parking. C. Applicant’s Request Site Plan Approval of Proposed Site Plan In accordance with the applicable sections of the Code including, Sections 53-183, 53- 184, and 53-342 through 53-344, Applicant is requesting the approval of the proposed site plan for a commercial and office complex consisting of three (3) buildings: the Main Building, Building A, and Building B. The project includes approximately ±75,788 SF of floor area, including open terraces, and a mixture of retail, office, and restaurant space along with 224 off-street parking spaces. At the center of the project, there will be a sculpture plaza with heavy landscaping for patrons to gather. The Main Building is the largest structure, with three (3) stories of commercial and office spaces, with amenities such as lobbies, open terraces, and covered parking. The ancillary buildings, Buildings A and B, propose retail and restaurant space that encourages pedestrian activity and circulation within the proposed development, and offer office tenants dining and shopping options without the need to drive or exit the Property. Essentially, the tenants can work, dine, and shop all on the same site. Much of this activity will occur during the day, while still affording local residents the opportunity to dine and shop near their homes, especially during the Michelle M. Lopez October 30, 2025 Page 3 MIAMI 13029050.6 102818/306871 post-office hours where many of the tenants will have left for the evening. A rendering of the Project is depicted below: The proposed site plan will greatly improve the area as the Property sits on a large strip of undeveloped land that is ripe for development and will complement the nearby multifamily uses. The proposed development is also consistent with the zoning regulations for the CC district and the submittal package meets all the Code’s requirements while providing a great asset for the surrounding community and the City. D. Conclusion As demonstrated above, the requested site plan application is compatible with the Code and would generate minimal impacts on the area while providing needed retail and business to the area. Based on the foregoing we respectfully request your approval of the above requests. Thank you for your consideration of this application. Should you have any questions or require additional information or documentation, please do not hesitate to contact me at (305) 350-7324. Sincerely, Alexandra Cimo CC: Brian S. Adler PLAN-2409-0089 3:59 pm, Nov 04, 2025 Legal Description Parcel Identification Numbers: 35-3017-001-0180 & 35-3017-001-0190 That portion of Tracts 18 and 19, of FLORIDA FRUIT LANDS COMPANY'S SUBDIVISION NO.1, in Section 17, Township 53 South, Range 40 East, according to the Plat thereof, as recorded in Plat Book 2, Page 17, of the Public Records of Miami-Dade County, Florida, lying within the West 215 feet of the East 250 feet of the Northwest 1/4 of said Section 17. Exhibit A Prime Square Doral Development LLC See Exhibit B Exhibit B Prime Square Doral Development LLC BRCC Development Group, LLC 50% Holdings of Christopher LLC 50% Prime Square Doral CQ, LLC 100% Bernardo Rieber 50% Time to Build USA, LLC 50% Carlos Cadet 50% Jesus Ignacio Quintana 90% Jose Alejandro Quintana 5% Ana Beatriz Quintana 5% Claudia Raggio 50% MIAMI 12004630.1 102818/306871 Legal Description Parcel Identification Numbers: 35-3017-001-0180 & 35-3017-001-0190 That portion of Tracts 18 and 19, of FLORIDA FRUIT LANDS COMPANY'S SUBDIVISION NO.1, in Section 17, Township 53 South, Range 40 East, according to the Plat thereof, as recorded in Plat Book 2, Page 17, of the Public Records of Miami-Dade County, Florida, lying within the West 215 feet of the East 250 feet of the Northwest 1/4 of said Section 17. "DORAL PALMS NORTH" P.B. 171 PG. 68 TRACT C "FLA FRUIT LAND CO SUB" P.B. 2 PG. 17 TRACTS 1-16 "FLA FRUIT LAND CO SUB" P.B. 2 PG. 17 PORTION OF TRACT 20 "FLA FRUIT LAND CO SUB" P.B. 2 PG. 17 TRACT 17 4.4 4.2 4.4 4.3 4.2 4.3 4.5 4.5 6.9 7.5 8.0 7.2 7.5 6.9 6.6 7.3 7.4 7.3 7.1 11.26 7.4 6.8 5.8 7.0 7.0 6.7 4.4 6.8 7.0 6.4 6.4 5.3 4.5 7.1 6.7 7.0 6.0 4.8 6.8 6.3 6.8 7.2 7.5 8.2 7.5 7.4 7.4 7.5 9.9 9.9 7.6 7.5 9.8 7.7 7.8 9.6 7.4 6.1 9.6 6.5 5.3 9.6 6.5 6.1 9.8 4.9 11.8 11.0 11.0 11.7 11.6 11.6 11.2 11.2 7.6 7.4 6.5 7.3 10.04 10.20 9.78 9.38 9.01 9.16 9.43 9.78 10.25 10.01 10.05 10.07 9.60 9.29 9.00 8.34 8.68 9.01 9.41 9.90 9.80 9.76 9.76 9.28 8.90 8.57 8.13 8.46 8.78 9.12 9.61 9.69 9.69 9.65 9.13 8.83 8.49 8.28 8.68 8.94 9.30 9.79 9.77 9.92 9.91 9.45 9.08 8.77 9.03 9.38 9.72 10.21 10.10 10.12 10.17 9.77 9.31 8.98 8.40 8.74 9.13 9.39 9.83 9.70 9.62 9.66 9.26 9.00 8.68 "VINTAGE ESTATES" P.B. 169 PG. 76 SITE Legal Description was furnished by client. Elevations as shown hereon are based on the National Geodetic Vertical Datum of 1929, as per Miami-Dade County's Benchmark Number M-120, Elevation 10.04 feet. SECTION 5) LIMITATIONS: Since no other information were furnished other than that is cited in the Sources of Data, the Client is hereby advised that there may be legal restrictions on the Subject Property that are not shown on the Survey Map that may be found in the Public Records of Miami-Dade County. The Surveyor makes no representation as to ownership or possession of the Subject Property by any entity or individual that may appear in the public records of this County. No excavation or determination was made as to how the Subject Property is served by utilities. No improvements were located, other than those shown. No underground foundations, improvements and/or utilities were located or shown hereon. SECTION 6) CLIENT INFORMATION: This Boundary Survey was prepared at the request of and certified to: BRCC DEVELOPMENT GROUP, LLC. SECTION 7) SURVEYOR'S CERTIFICATE: I hereby certify that this "Boundary & Topographic Survey" and the Survey Map resulting therefrom was performed under my direction and is true and correct to the best of my knowledge and belief and further, that said "Boundary & Topographic Survey" meets the intent of the applicable provisions of the "Standards of Practice for Land Surveying in the State of Florida", pursuant to Rule 5J-17.051 through 5J-17.052 of the Florida Administrative Code and its implementing law, Chapter 472.027 of the Florida Statutes. HADONNE CORP., a Florida Corporation Florida Certificate of Authorization Number LB7097 Abraham Hadad, PSM For the Firm Registered Surveyor and Mapper LS6006 State of Florida NOTICE: Not valid without the original signature and seal of a Florida Licensed Surveyor and Mapper. Additions or deletions to Survey Maps by other than the signing party are prohibited without the written consent of the signing party. MAP OF BOUNDARY & TOPOGRAPHIC SURVEY LOCATION MAP SURVEYOR'S NOTES: SECTION 1) DATE OF FIELD SURVEY: 1. The date of completion of the field work of the Boundary and Topographic Survey was on June 19, 2024. SECTION 2) LEGAL DESCRIPTION: That portion of Tracts 18 and 19, of "FLORIDA FRUIT LANDS COMPANY'S SUBDIVISION NO.1", in Section 17, Township 53 South, Range 40 East, according to the Plat thereof, as recorded in Plat Book 2, Page 17, of the Public Records of Miami-Dade County, Florida, lying within the West 215 feet of the East 250 feet if the Northwest 1/4 of Section 17. Containing 141,940 Square Feet or 3.25 Acres, more or less, by calculations. Property Address and Tax Folio Number: NW 74th Street, NW 102nd Avenue Doral, Florida, 33178 Folio No.: 35-3017-001-0180 Folio No.: 35-3017-001-0190 SECTION 3) ACCURACY: The accuracy obtained by field measurement methods and office calculations of closed geometric figures meets and exceeds the Standards of Practice requirement for this Type of Survey as defined in Rule 5J-17.051, Florida Administrative Code. Elevations of well identified features as depicted on the Survey Map were measured to an estimated vertical position accuracy of 1/100 of a foot on hard surfaces and 1/10 of a foot on ground surfaces. Well identified features as depicted on the Survey Map were measured to an estimated horizontal position accuracy of 1/10 of a foot. This Map of Survey is intended to be displayed at a scale of (1"=40') or smaller. SECTION 4) SOURCES OF DATA: North arrow direction is based on an assumed Meridian. Plat of "FLORIDA FRUIT LANDS COMPANY'S SUBDIVISION No.1", recorded in Plat Book 2, at Page 17, Public Records of Miami-Dade County, Florida. Plat of "VINTAGE ESTATES", recorded in Plat Book 169, at Page 76, Public Records of Miami-Dade County, Florida. Plat of "DORAL PALMS NORTH", recorded in Plat Book 171, at Page 68, Public Records of Miami-Dade County, Florida. Warranty Deed, dated February 20th, 2019, recorded in Official Records Book 31332, Page 3010, Miami-Dade County Records. Bearings as shown hereon are based upon the Easterly Boundary Line of the Subject Site with an assumed bearing of N01°42'42"W, said line to be considered a well established and monumented line. This property is to be located in Flood Zone "X", as per Federal Emergency Management Agency (FEMA), Community Number 120041 (City of Doral), Map Panel No. 12086C0278, Suffix L, Map Revised Date: September 11, 2009. SYMBOL DESCRIPTION ... CB1 LEGEND ASSUMED SECTION 17 - TOWNSHIP 53 SOUTH - RANGE 40 EAST HADONNE TECH BY: Field Book: DRAWN BY: Job No.: of for REVISIONS 1985 NW 88th Court, Suite 101 · Doral, Fl 33172 · P: +1(305)266-1188 · F: +1(305)207-6845 · W: www.hadonne.com LAND SURVEYOR AND MAPPERS 3D LASER SCANNING UTILITY COORDINATION SUBSURFACE UTILITY ENGINEERING QA/QC BY: RI FILE J.A. 1/1 24062 BRCC DEVELOPMENT GROUP, LLC. NW 74th Street, NW 102nd Avenue, Doral, Florida 33178 MAP OF BOUNDARY & TOPOGRAPHIC SURVEY JS