Rezone Prime Square property from industrial to corridor commercial

Alexandra F. Cimo Tel 305-350-7324 Fax 305-351-2273 acimo@bilzin.com July 31, 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: Fourth Amended Letter of Intent for Rezoning South of NW 74th Street and West of NW 102nd Avenue, Doral, Florida Folio No(s): 35-3017-001-0180 and -0190 Dear Ms. Lopez: Please consider this our formal Letter of Intent in connection with a request for a rezoning application, as a companion application to the site plan approval application (PLAN-2409-0089) and parking variance application (LAND-2506-0028). The application 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 Holdings of Christopher, LLC, a Florida limited liability company (the “Applicant”). By and through the attached application, the Applicant respectfully requests a rezoning from Industrial Commercial (IC) to Corridor Commercial (CC) for the Northern Parcel and from General Use (GU) to CC for the Southern Parcel. In addition, Applicant has submitted a concurrent site plan approval application for a ±75,787.09 SF commercial complex, along with a parking variance application. 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, the Property abuts GU to the north, south and east, and Planned Unit Developments (PUD) to the west. 10:11 am, Aug 06, 2025 July 31, 2025 Page 2 The CC district allows for a variety of uses, such as professional offices, banks, fitness/sports, animal services, restaurants, and medical offices. Given the residential uses in close proximity to the Property, the CC district should be an appropriate zoning designation as it will create an appropriate transition from the residential to the west of the Property to the industrial uses to the east. The proposed rezoning will allow for a variety of uses on the Property that will complement the surrounding residential areas. B. Proposed Development Applicant is proposing a commercial complex consisting of three (3) buildings: the Main Building, Building A, and Building B. The project includes approximately ±75,787.09 SF of a mixture of retail, office, and restaurant space, along with 215 off-street parking spaces. The intention of the development is to activate the area east of 102nd Avenue and to provide much needed business and retail to the community. C. Application Request District Boundary Change of Property from IC and GU to CC The district boundary change for the Property from IC to CC and GU to CC is consistent with both the Comprehensive Plan and the context of the surrounding properties. The Property is located in an area that includes a variety of zoning designations, with CC to the south. The proposed development will create an upwards trend of commercial and retail to support the residential areas to the west and will facilitate a smoother transition from the industrial use east of 102nd avenue and the multifamily directly abutting the western portion of the Property. As a result of the requested district boundary change, this underutilized property will be redeveloped with a vibrant new shopping center that will support the immediate community, and the City at large, and will offer the abutting residents a much needed asset. Currently, few retail and July 31, 2025 Page 3 commercial spaces support the surrounding neighborhoods. We respectfully request the rezoning for the reasons stated below. Compliance with the City’s Land Development Code Section 53-213(c) of the City's Land Development Code (the “LDC”) enumerates the criteria for review amendments. When considering an amendment to the LDC, the local planning agency and city council consider the certain criteria. Below is a description of the criteria enumerated in the LDC, along with an analysis of each in relation to the proposed request. (1) Consistency with the comprehensive plan, or in the case of a plan amendment, consistency with the remainder of the plan and its goals, objectives, and policies. The proposed development is consistent with the Comprehensive Plan and furthers the relevant goals, objectives, and policies. The Comprehensive Plan encourages a variety of zoning designations, and the approval of this request will diversify the area, promote business, and further the trend of CC that has been established south of the Property. (2) Consistency with applicable sections of this Land Development Code. The proposed development is consistent with the zoning regulations for the CC district and the submittal package meets all the Code’s requirements with the exception of the parking requirements. (3) Additionally, as to rezoning amendments: a. Whether justified by changed or changing conditions. The City is quickly growing and evolving, and therefore, the need for business and retail has risen given the amount of residential areas surrounding the Property. As the City moves away from being a predominantly industrial area and move towards become a world class city, this rezoning will expand the CC district and create a buffer between the residential area to the west and the Miami-Dade County Resources Recovery Facility to the east. b. Whether adequate sites already exist for the proposed district uses. Currently, there is a lack of office and retail space in the area west of 102nd Avenue. The Property sits along a large strip of vacant land that is contributing little to the current growth and development of the City. The proposed rezoning will further the goals and objectives of the Comprehensive Plan. c. Whether specific requirements of this Land Development Code are adequate to ensure compatibility with adjoining properties as required by the comprehensive plan. The proposed development is compatible with the adjoining properties and requirements of the Comprehensive Plan. In fact, Policy 3.2.6 of the Comprehensive Plan contemplates an expansion of 102nd Avenue between NW 58th and NW 90th streets, therefore, highlighting the need for activating those properties abutting 102nd Avenue. July 31, 2025 Page 4 D. Conclusion As demonstrated above, the requested rezoning is compatible with the surrounding area and would generate minimal impacts while providing needed retail and business to the area. The surrounding area is well-developed with a variety of uses and the proposed rezoning would provide a complementary improvement to the existing uses. For the aforementioned reasons, the proposed change is appropriate. Based on the foregoing we respectfully request your approval of the above request. 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 F. Cimo CC: Brian S. Adler LAND-2409-0018 By Stephanie Puglia at 11:12 am, Sep 25, 2024 MIAMI 11933014.1 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 LA. S CO:MPANY'S SUBDIVISION NO.I, 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