Rezone 4.95 acres from office to office-residential for Ritz Sky Mansions

MAYCO CORP 2460 NW 84th Ave #302 Doral, Fl 33122 Carlos Mejias Carlos@TMManagementGrp.com (786) 326-2318 May 28, 2025 Community Development/ Planning and Zoning Director City of Doral 8401 NW 53rd Terrace Doral, Florida 33166 RE: Revised Letter of Intent for Amendment to City’s Comprehensive Plan, Future Land Use Map Applicant: Eurocon, LLC, a Florida limited liability company Property: LocaƟon: 3265-3285 NW 107 Ave, Doral, FL 33172 (New Address:10500 NW 33St, Doral Fl 33172) Folio: 35-3029-100-0010 Revise Notes: Increase the number of proposed units from 60 to 69 Dear Director and StaƯ: Please accept this Letter of Intent on behalf of Eurocon LLC, a Florida limited liability company (the “Applicant”) in support of its public hearing application on the above referenced Property. The Property is comprised of 4.95 acres (net) of land located at the southwest corner of NW 107 Avenue 33rd Street. The Property currently has two hotels, the Aloft (145 rooms) and the Element (142 rooms). The parcel contains 6.81 acres (gross) and is oddly shaped with a wider section to the west (fronting NW 107 Avenue) containing the hotels and a narrow end to the east (along NW 105 Avenue) containing the parking area. It is this narrow area that we are looking to develop. The Applicant is requesting an amendment to the City of Doral’s Comprehensive Plan to redesignate the Property from “OƯice” to “OƯice Residential” to develop a mixed-use project (“Project”) on the east half of the Property. The Project will include both residential and ancillary use components. The Project consists of an eight-story building containing sixty (69) luxury residential condominium units on the top seven stories, and communal, retail, and commercial areas supporting a live-work lifestyle on the ground floor. The Project will be located within close proximity to residential, oƯice, and retail uses. This Project will bring together these businesses and enhance the area with studios, communal oƯice spaces, galleries, and similar uses, and the residential component to support them. It would become a walkable, livable, micro-community on the path of the current Doral Trolley System at the confluence of NW 107th Avenue and 33rd Street. We also believe that the proposed redesignation will further the following objectives and policies of the City’s Comprehensive Plan: 11:03 am, Jun 16, 2025 MAYCO CORP 2460 NW 84th Ave #302 Doral, Fl 33122 Carlos Mejias Carlos@TMManagementGrp.com (786) 326-2318 Policy 2.1.13: Discourage land use patterns indicative of urban sprawl in the Future Land Use Map and amendment applications by dictating compact development, mixed-use where appropriate, and eƯicient use of public facility capacity and resources while protecting single-family neighborhoods. Policy 3.6.3: Encourage land uses and densities that promote public transportation in designated public transportation corridors including Doral Boulevard and NW 87th Avenue, consistent with the Future Land Use Element. Objective 4.1: Ensure a suƯicient, well-distributed housing inventory and a variety of residential densities available within the City to accommodate projected housing needs. Policy 4.1.1: Through the City’s adopted Future Land Use Map and land use designations, promote a mix of residential land use categories and densities throughout the City. Policy 4.1.7: Implement zoning regulations that promote innovative residential features, such as live- work units, single-room occupancy, and accessory apartments, to increase aƯordable housing opportunities for small households, especially within mixed use land designations. As the Project abuts NW 33rd Street and is along the current Trolley path, it incentivizes the use of existing public transportation. Moreover, in light of the upcoming development of the SW corner of NW 107 Ave and 41 Street, this unique project is designed as a solution for those executive Doral residents or smaller family units that have raised their families and no longer need the bigger houses, but are still a vital part of Doral’s community and want to stay “home” in Doral. The luxury units will be designed as “live-work” spaces, and the commercial spaces will be catered to the live-work community such as conference rooms and communal coƯee spaces. In light of the foregoing, we respectfully request the department’s favorable consideration of this request. Should you need any further information or have any questions or concerns, please do not hesitate to contact me. Thank you for your assistance and consideration of this matter. Sincerely yours, Carlos Mejias Project Applicant Ritz Sky Mansions at Doral Carlos@TMMamagementGrp.com (786) 326-2318 MAYCO CORP 2460 NW 84th Ave #302 Doral, Fl 33122 Carlos Mejias Carlos@TMManagementGrp.com (786) 326-2318 May 22, 2025 Community Development/ Planning and Zoning Director City of Doral 8401 NW 53rd Terrace Doral, Florida 33166 RE: LeƩer of Intent for Zoning Change and Future Land Use Amendment Applicant: Eurocon, LLC, a Florida limited liability company Property: Folio: 35-3029-100-0010 Revise Notes: Increase the number of proposed units from 60 to 69 Dear Director and Staff: Please accept this LeƩer of Intent on behalf of Eurocon LLC, a Florida limited liability company (the “Applicant”) in support of its request to change the zoning classificaƟon on the property described above from Office 3 to MF-4 with Special Development Requirements. The Property is located on the corner of NW 107 Avenue and 33rd Street and currently contains two hotels which occupy the west half of the Property. On the east half of the Property, the Applicant is seeking to construct a mixed-use eight story building which will contain communal and commercial areas on the ground floor and luxury residenƟal condominium units with parking for all areas on the remaining seven floors. This use is in line with the surrounding area and the trends of the neighborhood. The Applicant is simultaneously seeking an amendment to the Future Land Use Plan as well from Office to Office 3 category which will allow for the requested zoning. Ownership The Applicant is the current owner of the Property having purchased same on September 1, 2006, from Doral Sapphire LLC, a Florida limited liability company. as evidenced by the Warranty Deed recorded at Official Records Book 24924 Page 3341, Public Records of Miami-Dade County, Florida. (Copy of Warranty Deed with legal descripƟon aƩached hereto as Exhibit A) Zoning History The current zoning classificaƟon is Office 3 (O-3). The only prior history of a zoning change since the original subdivision was in 2017 when this Applicant was seeking to build a mixed-use project and the city requested the Applicant obtain a zoning change from Industrial to Office 3. That project never came to fruiƟon. 11:02 am, Jun 16, 2025 MAYCO CORP 2460 NW 84th Ave #302 Doral, Fl 33122 Carlos Mejias Carlos@TMManagementGrp.com (786) 326-2318 Current CondiƟons The Property is located on NW 105 Ave between NW 33rd Street and NW 31st Terrace and contains approximately 4.95 acres. The Property currently contains two hotels, the AloŌ Miami Doral and the Element Miami Doral on the western side of the parcel. The east half of the Property currently serves as parking for the Hotels. Surrounding Area The immediate east side of NW 105 Avenue is zoned Industrial and contains an office building and warehouse areas, but also a brewery, two restaurants, and a butcher. Just east of that, approximately 800 feet east of the Property, is Milan at Doral, a Lennar development with a land use of low density residenƟal and zoned as MF-4. Immediately east and northeast of Milan are the developments of Corta del Sol and Costa d’ Oro zoned as single-family SF-4. The areas north, south and west of the Property are zoned Industrial, but contain medical services (north) and a pharmacy, café, market, studios, and salons (south and southeast). This is indicaƟve of the trend of the area. Proposed Project and Requested Changes The zoning change to MF-4 with Special Development is requested to enable the Applicant to construct sixty (69) luxury condominium residences on the Property which is in line with the use and trends of the surrounding area. The residenƟal units will each have their own drive-up parking with enclosed private garage (a totally unique concept), as well as the parking structure will provide parking for the hotels and commercial spaces. The itemizaƟon of the Property area pursuant to the Survey is as follows: EXISTING ZONING DISTRICT: Office 3 (O3) EXISTING LAND USE: Office PROPOSED ZONING DISTRICT: MF-4 with SDR (allowing Hotel use) PARCEL GROSS AREA: 296,609 SQ FEET (6.81 ACRES) PARCEL NET AREA: 215,511 SQ FEET (4.95 ACRES) EXISTING HOTEL UNITS: 284 HOTEL ROOMS PROPOSED NUMBER OF UNITS: 69 (RESIDENTIAL UNITS) MAYCO CORP 2460 NW 84th Ave #302 Doral, Fl 33122 Carlos Mejias Carlos@TMManagementGrp.com (786) 326-2318 We are simultaneously requesƟng an amendment to the City of Doral’s Comprehensive Development Plan to re-designate the Property from Office to Office ResidenƟal. In light of the foregoing, we respecƞully request the department’s favorable consideraƟon of this applicaƟon. Should you need any further informaƟon or have any quesƟons or concerns, please do not hesitate to contact me. Thank you for your consideraƟon of this maƩer. Sincerely yours, Carlos Mejias Project Applicant Ritz Sky Mansions at Doral Carlos@TMMamagementGrp.com (786) 326-2318 8401 NW 53RD TERRACE, SECOND FLOOR, DORAL, FLORIDA 33166  (305) 59DORAL (593-6725)  FAX: (305) 593-6768 WEBSITE: cityofdoral.com 8401 NW 53RD Terrace, Second Floor, Doral, Florida 33166 Tel. (305) 593-6630 Facsimile: (305) 593-6768 Website: cityofdoral.com PUBLIC HEARING APPLICATION PLANNING AND ZONING DEPARTMENT / Administrative Review Application Please check one:  CITY COUNCIL  ADMINISTRATIVE REVIEW INSTRUCTIONS This application, with all supplemental data and information, must be completed in accordance with the specific instructions in this application. Applications and all supplemental information must be filed no later than 60 days prior to the regular public hearing date. APPLICATION Please indicate which type of application you are submitting by checking one category below:  Change in Zoning District  Variance  Appeal of Decision  Conditional Use  Plat  Entry Feature  Site Plan  Other ___________________________ IMPORTANT: THE APPLICANT, OR REPRESENTATIVE, MUST BE PRESENT AT THE HEARING TO PRESENT THE PROPOSAL. Please print or type Name of Applicant, agent or tenant (with owner’s affidavit) Mailing Address City, State, Zip Telephone Fax Email: Name of Owner Mailing Address City, State, Zip Telephone Fax Email: CITY OF DORAL PUBLIC HEARING APPLICATION Page 1 OFFICIAL USE ONLY Application No.: _____________________ Date Received: ______________________ LAND-2405-0017 By Stephanie Puglia at 4:22 pm, May 30, 2024 CARLOS MEJIAS 2460 NW 84th AVE. #302 Orlando Padron EUROCON, LLC 3285-3265 NW 107 AVE. ORLANDO@MILTIPHONE.ORG (305) 525-4767 (786) 326-2318 carlosmejias@hotmail.com Doral FL 33172 Doral FL 33122 8401 NW 53RD TERRACE, SECOND FLOOR, DORAL, FLORIDA 33166  (305) 59DORAL (593-6725)  FAX: (305) 593-6768 WEBSITE: cityofdoral.com PROPERTY INFORMATION A. LEGAL DESCRIPTION. (If subdivided – lot, block, complete name of subdivision, plat book and page numbers). If metes and bounds description – Complete description, including section, township and range). Folio Number(s) _______________________________________________________________________ Address ______________________________________________________________________________ Lot(s) ________ Block ________ Section _________ Plat Book No. _________ Page No. _____________ FINISHED FLOOR ELEVATION (If applicable): ____________ FLOOD ZONE: ____________ B. ADDRESS (If number has been assigned)________________________________________________ C. SIZE OF PROPERTY _________ft. X _________ ft. = ____________ sq. ft.; ________ acre(s) Width Depth D. Provide legal description or address of any property held by the owner which is contiguous to that which is the subject matter of this application. E. DATE SUBJECT PROPERTY WAS ACQUIRED_______________________________________ APPLICANT’S REQUEST: Specify in full the request. (Use a separate sheet of paper if necessary.) LETTER OF INTENT Explain purpose of application, benefit(s) in the change and reasons why this application should be approved. Specify the exact nature of the use or operation applied for, together with any pertinent technical data, which will clarify the proposal. (Use a separate sheet of paper if necessary.) PUBLIC HEARING APPLICATION Page 2 35-3029-100-0010 3265-3285 NW 107 Ave. Doral, Fl. 33172 150 4 9.52 NGVD X and AH N/A IRREGULAR -- 215,511 4.95 N/A Change the zoning classification on the property described above from Office 3 to MF-4 with Special Development Requirements. See Attached Letter of Intent EUROCON, LLC OPB MIDTOWN, LLC 7791 NW 46 St, #227, Miami, Fl. 33166 Ruzafa, LLC 7791 NW 46 St, #227, Miami, Fl. 33166 75% 25% N/A N/A Disclosure of Ownership Interest The following is the disclosure of ownership interest for the property known as: Tract “C” of DORAL WEST PARK FIRST ADDITION, according to the Plat thereof, as recorded in Plat Book 150, at Page 4, of the Public Records of Miami-Dade County, Florida Folio: 35-3029-100-0010 Address: 3265 and 3285 NW 107 Avenue Doral, Florida 33172 The title for the aforesaid Property is vested in: Record Owner: Eurocon LLC, a Florida limited liability company Manager: Orlando Padron Vanessa Vielma Members: OPB Midtown, LLC, a Florida limited liability company Manager: Orlando Padron Member: O&Z Padron Enterprises, a Nevada FLP Ruzafa, LLC, a Florida limited liability company Manager: Orlando Padron Member: Orlando Padron Eurocon.LLC Legal Description: Tract “C” of DORAL WEST PARK FIRST ADDITION, according to the Plat thereof, as recorded in Plat Book 150, at Page 4, of the Public Records of Miami-Dade County, Florida 8401 NW 53RD TERRACE, SECOND FLOOR, DORAL, FLORIDA 33166  (305) 59DORAL (593-6725)  FAX: (305) 593-6768 WEBSITE: cityofdoral.com 8401 NW 53RD Terrace, Second Floor, Doral, Florida 33166 Tel. (305) 593-6630 Facsimile: (305) 593-6768 Website: cityofdoral.com PUBLIC HEARING APPLICATION PLANNING AND ZONING DEPARTMENT / Administrative Review Application Please check one:  CITY COUNCIL  ADMINISTRATIVE REVIEW INSTRUCTIONS This application, with all supplemental data and information, must be completed in accordance with the specific instructions in this application. Applications and all supplemental information must be filed no later than 60 days prior to the regular public hearing date. APPLICATION Please indicate which type of application you are submitting by checking one category below:  Change in Zoning District  Variance  Appeal of Decision  Conditional Use  Plat  Entry Feature  Site Plan  Other ___________________________ IMPORTANT: THE APPLICANT, OR REPRESENTATIVE, MUST BE PRESENT AT THE HEARING TO PRESENT THE PROPOSAL. Please print or type Name of Applicant, agent or tenant (with owner’s affidavit) Mailing Address City, State, Zip Telephone Fax Email: Name of Owner Mailing Address City, State, Zip Telephone Fax Email: CITY OF DORAL PUBLIC HEARING APPLICATION Page 1 OFFICIAL USE ONLY Application No.: _____________________ Date Received: ______________________ LAND-2405-0016 By Stephanie Puglia at 4:18 pm, May 30, 2024 CARLOS MEJIAS 2460 NW 84th AVE. #302 Orlando Padron EUROCON, LLC 3285-3265 NW 107 AVE. ORLANDO@MILTIPHONE.ORG (305) 525-4767 (786) 326-2318 carlosmejias@hotmail.com Doral FL 33172 Doral FL 33122 8401 NW 53RD TERRACE, SECOND FLOOR, DORAL, FLORIDA 33166  (305) 59DORAL (593-6725)  FAX: (305) 593-6768 WEBSITE: cityofdoral.com PROPERTY INFORMATION A. LEGAL DESCRIPTION. (If subdivided – lot, block, complete name of subdivision, plat book and page numbers). If metes and bounds description – Complete description, including section, township and range). Folio Number(s) _______________________________________________________________________ Address ______________________________________________________________________________ Lot(s) ________ Block ________ Section _________ Plat Book No. _________ Page No. _____________ FINISHED FLOOR ELEVATION (If applicable): ____________ FLOOD ZONE: ____________ B. ADDRESS (If number has been assigned)________________________________________________ C. SIZE OF PROPERTY _________ft. X _________ ft. = ____________ sq. ft.; ________ acre(s) Width Depth D. Provide legal description or address of any property held by the owner which is contiguous to that which is the subject matter of this application. E. DATE SUBJECT PROPERTY WAS ACQUIRED_______________________________________ APPLICANT’S REQUEST: Specify in full the request. (Use a separate sheet of paper if necessary.) LETTER OF INTENT Explain purpose of application, benefit(s) in the change and reasons why this application should be approved. Specify the exact nature of the use or operation applied for, together with any pertinent technical data, which will clarify the proposal. (Use a separate sheet of paper if necessary.) PUBLIC HEARING APPLICATION Page 2 35-3029-100-0010 3265-3285 NW 107 Ave. Doral, Fl. 33172 150 4 9.52 NGVD X and AH N/A IRREGULAR -- 215,511 4.95 N/A Change the zoning classification on the property described above from Office 3 to MF-4 with Special Development Requirements. See Attached Letter of Intent EUROCON, LLC OPB MIDTOWN, LLC 7791 NW 46 St, #227, Miami, Fl. 33166 Ruzafa, LLC 7791 NW 46 St, #227, Miami, Fl. 33166 75% 25% N/A N/A Disclosure of Ownership Interest The following is the disclosure of ownership interest for the property known as: Tract “C” of DORAL WEST PARK FIRST ADDITION, according to the Plat thereof, as recorded in Plat Book 150, at Page 4, of the Public Records of Miami-Dade County, Florida Folio: 35-3029-100-0010 Address: 3265 and 3285 NW 107 Avenue Doral, Florida 33172 The title for the aforesaid Property is vested in: Record Owner: Eurocon LLC, a Florida limited liability company Manager: Orlando Padron Vanessa Vielma Members: OPB Midtown, LLC, a Florida limited liability company Manager: Orlando Padron Member: O&Z Padron Enterprises, a Nevada FLP Ruzafa, LLC, a Florida limited liability company Manager: Orlando Padron Member: Orlando Padron Eurocon.LLC Legal Description: Tract “C” of DORAL WEST PARK FIRST ADDITION, according to the Plat thereof, as recorded in Plat Book 150, at Page 4, of the Public Records of Miami-Dade County, Florida VICINITY MAP 10588-10698 NW 33rd STREET, DORAL FLORIDA 33172 ALOFT- ELEMENT HOTELS EUROCON LLC BOUNDARY AND TOPOGRAPHIC SURVEY NW 31rd Terrace --- 21' North of Centerline NW 107th Avenue --- 56.5' East of projected Edge of Pavement, 14.5' WSW of SW corner of a meter Box. 41.5' WSW of a Fire Hydrant PK Nail and Brass washer in concrete gutter of Driveway. ELEVATIONS AS SHOWN HEREON REFER TO THE NATIONAL GEODETIC VERTICAL DATUM OF 1929 (NGVD 1929). MIAMI-DADE COUNTY PUBLIC WORKS DEPT. BENCHMARK USED BENCHMARK N-700 DESCRIPTION ELEVATION 6.91 NW 41rd Street --- 49' South of Centerline. NW 107th Avenue-- 79' East of Centerline. PK Nail and Brass washer in concrete Catch Basin at SE corner of intersection.. N-3064 7.60 LEGAL DESCRIPTION: Tract "C", "DORAL WEST PARK FIRST ADDITION", according to the plat thereof, as recorded in Plat Book 150, Page 4 of the Public Records of Miami-Dade County, Florida. Containing 215,511 square feet (4.95 acres) more or less by calculations. Property Address: 3265 N.W. 107th Avenue, Doral, Florida 33172. Folio No. 35-3029-100-0010 SURVEYOR'S REPORT: 1. Last day of field work was performed on March 22, 2023. 2. Avino & Associates, Inc. and certifying Land Surveyor accept no responsibility for Rights-of-Way Easements, Restrictions of Record or other matters affecting title to lands surveyed other than those recited in current Deed and/or other instruments of record furnished by Client. 3. Bearings shown hereon are based on an assumed Bearing of N88°17'00"E along the centerline of N.W. 31rd Terrace, said line to be considered a well monumented line. 4. By scaled determination the subject property appears to lie in Flood Zone X and AH, Elevation 6', as per Federal Emergency Management Agency (FEMA) Community-Panel Number 120041, Map No. 12086C0286, Suffix L, Revised Date: 09-11-2009. An accurate Zoned determination should be made by the preparer of the map, the Federal Emergency Management Agency, or the Local Government Agency having jurisdiction over such matters prior to any judgments being made from the Zone as noted. The referenced Federal Emergency Management Agency Map states in the notes to the user that "this map is for insurance purposes only". 5. The Survey depicted herein is not intended to show the location or existence of any Wetland or Jurisdictional areas, or areas of protected species of vegetation either natural or cultivated. 6. Any use of this Survey for purposes other than which it was intended, without written verification, will the user's sole risk and without liability to the surveyor. Nothing herein shall be construed to give any rights or benefits to anyone than those certified to. 7. All Elevations refer to National Geodetic Vertical Datum (NGVD 1929). 8. Vertical Control: Field-measured control for elevation information shown upon survey maps or reports shall be based on a level loop or closure to a second benchmark. Closure in feet must be accurate to a standard of plus or minus 0.05 ft. times the square root of the distance in miles. All surveys and maps or reports with elevation data shall indicate the datum and a description of the benchmark(s) upon which the survey is based. Minor elevation data may be obtained on an assumed datum provided the base elevation of the datum is obviously different than the established datum. 9. Horizontal Control: The minimum relative distance accuracy for this type of Survey is 1 foot in 7,500 feet. The accuracy obtained by measurement and calculation of closed geometric figures was found to exceed this requirement. Well-identified features as depicted on the Survey Map were measured to an estimated horizontal positional accuracy of 1/7.5 foot. . 10. Since no other information other than what is cited in the Sources of Data were furnished, the Client is hereby advised that there may legal restrictions on the Subject Property that are not shown on the Survey Map or contained within this Report that may be found in the Public Records of Miami-Dade County, or the records of any other public and private entities as their jurisdictions may appear. The Surveyor makes no representation as to ownership or possession of the Subject Property by any entity or individual who may appear of public record. 11. Fence ownership not determined. 12. Legal descriptions provided by client or attesting title company. 13. Boundary survey means a drawing and/ or a graphic representation of the survey work performed in the field, could be drawn at a shown scale and/or not to scale; the walls or fences may be exaggerated for clarity purposes. 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 and/or improvements were located or shown hereon. This notice is required by the "Standards of Practice for Land Surveying in the State of Florida," pursuant to Chapter 5J-17, Florida Administrative Code and as adopted by the Florida Board of Professional Surveyors and Mappers pursuant to Chapter 472, Florida Statutes. Notice is hereby given that Sunshine State One Call of Florida, Inc. must be contacted at 1-800-432-4770 at least 48 hours in advance of any construction, excavation or demolition activity within, upon, abutting or adjacent to the Subject Property. This Notice is given in compliance with the "Underground Facility Damage Prevention and Safety Act," pursuant to Chapter 556.101-111 of the Florida Statutes. SURVEYOR'S CERTIFICATE: This is to certify to the herein named firm and/or persons that the "Boundary & Topographic Survey" of the herein described property is true and correct to the best of our knowledge and belief as surveyed under our direction. I further certify that this survey meets the Standards of Practice Requirements as set forth in Chapter 5J-17, Florida Administrative Code, as adopted by the Florida Board of Professional Surveyors and Mappers pursuant to 472.027 Florida Statute. NOTICE: Not valid without the signature and original raised 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. SU-1 Jorge R Avino Digitally signed by Jorge R Avino DN: 0.9.2342.192003 00.100.1.1=A014 10C0000017781 8424460000902 7, cn=Jorge R Avino, c=US Date: 2023.05.03 14:26:13 -04'00' N.W. 33rd STREET N.W. 31st N.W. 107th AVENUE TERRACE POOL N.W. 105th AVENUE LIFT STATION SITE NEW 38'x40' PUMP STATION EASEMENT SIX STORY BUILDING No.3265 SEVEN STORY BUILDING No. 3285 ONE STORY BUILDING 10588-10698 NW 33rd STREET, DORAL FLORIDA 33172 ALOFT- ELEMENT HOTELS EUROCON LLC BOUNDARY AND TOPOGRAPHIC SURVEY LEGEND ABBREVIATIONS SU-2 Jorge R Avino Digitally signed by Jorge R Avino DN: 0.9.2342.19200300. 100.1.1=A01410C0 000017781842446 00009027, cn=Jorge R Avino, c=US Date: 2023.05.03 14:26:40 -04'00'