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HomeMy Public PortalAboutResolution No. 23-062 - Hernandez Final Site PlanSponsored by Interim City Manager RESOLUTION NO. 23-062 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA APPROVING THE FINAL SITE PLAN REQUEST FROM HERNANDEZ DEVELOPMENT SERVICES, LLC FOR THE CONSTRUCTION AND OPERATION OF A FOUR- STORY SELF STORAGE FACILITY BUILDING THAT WILL PROVIDE APPROXIMATELY 1,200 STORAGE UNITS, PROVIDE THE REQUIRED PARKING SPACES AND PROVIDE COVERED LOADING SPACE FOR CONVENIENCE AT 14301 NW 27TH AVENUE, AND IDENTIFIED BY FOLIO 08-2122-000-0050 IN THE B-3 ZONING DISTRICT; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the applicant, Hernandez Development Services, LLC has submitted an application for site plan approval for a Project located at 14301 NW 27th Avenue, Opa-Locka, Florida and identified by folio 08-2122-000-0050 in the B-3 Zoning District; and WHEREAS, the applicant intends to re -develop the site into a new four-story Self -Storage Facility building that will provide approximately 1,200 storage units, provide the required parking spaces and provide a covered loading space for convenience on the east side of NW 27th Avenue in the North-east section of the City of Opa-Locka ("City"); and WHEREAS, the Project will consist of the demolition of the current structures and the new construction and operation of four-story Self -Storage Facility and provided a traffic study concerning the proposed self -storage use; and WHEREAS, the development will also include the required car parking spaces, and the required landscaping; and WHEREAS, the Planning & Zoning Board reviewed this request on March 7, 2023, for final site plan approval and recommended approval by a 3-1 vote; and WHEREAS, the request for site plan approval meets the review criteria set forth in the Land Development Regulations, Section 22-55 H. NOW THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA, AS FOLLOWS: Resolution No. 23-062 Jo a Flores, City Cl: k SECTION 1. RECITALS. The above recitals are true and correct and are incorporated into this Resolution by reference. SECTION 2. APPROVAL/DENIAL. Approval/Denial of Site Plan Review. The City Commission of the City of Opa-Locka hereby approves/denies the Site Plan for the demolition of the current building and the construction of a new four-story Self -Storage Facility building that will provide approximately 1,200 storage units, provide the required parking spaces and provide covered loading space for convenience on the east side of NW 27th Avenue in the Northeast section of the City of Opa-Locka, Florida and identified by folio 08-2122-005-0690 in the B-2 Zoning District. A copy of the Site Plan is attached hereto and incorporated herein as Exhibit "A". SECTION 3. SCRIVENER'S ERRORS. Sections of this Resolution may be renumbered or re -lettered and corrections of typographical errors which do not affect the intent may be authorized by the City Manager, following review by the City Attorney, without the need for public hearing, by filing a corrected copy of same with the City Clerk. SECTION 4. EFFECTIVE DATE. This Resolution shall, upon adoption, become effective as specified by the City of Opa-Locka Code of Ordinances and the City of Opa-Locka Charter. PASSED AND ADOPTED this 10t av of Ma , ' 023. TTEST: APPROVED AS TO FORM AND LEGAL SUFFICIENCY: John f Taylo ' Jr., Mayor 2 Resolution No. 2 70)6 Burnadette orri•.-Weeks, P.A. City orney Moved by: Commissioner Williams Seconded by: Vice Mayor Ervin VOTE: 3-2 Commissioner Bass YES Commissioner Kelley YES Commissioner Williams NO Vice Mayor Ervin NO Mayor Taylor YES 3 City of Opa-locka Agenda Cover Memo • Department Director: Gregory D. Gay Department Director Signature: r - '� '"' Jr '� City Darvin E. Williams CM Signature / e AManages: C�( // t� Commission Meeting Date: May 10, 2023 Item Type: (Enter X in box) Resolution Ordinance OtheT— X Fiscal Impact: (Enter xin box) Yes No Resolution Reading: (Tinter Xin box) 1st Reading 2nd Reading X X Public Hearing: (Enter X in box) Yes No Yes No X Funding Source: Account# : (Enter Fund & Dept) Ex: N/A See Financial Impact section below Advertising Requirement: (Enter X in box) Yes No X ILA Required: (Enter X in box) Yes No RFP/RFQ/Bid#: X Strategic Plan Related (EnterXin box) Yes No Strategic Plan Priority Enhance Organizational Bus. & Economic Dev Public Safety Quality of Education Qual. of Life & City Image Communication Area: Strategic Plan Obj./Strategy: (fist the specific objective/strategy this item will address) X EN NI MI • IN Sponsor Name City Manager Department: Planning & Community Development City Manager Short Title: A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA-LOCKA, FLORIDA APPROVING THE FINAL SITE PLAN REQUEST FROM HERNANDEZ DEVELOPMENT SERVICES, LLC FOR THE CONSTRUCTION AND OPERATION OF A FOUR-STORY SELF STORAGE FACILITY BUILDING THAT WILL PROVIDE APPROXIMATELY 1,200 STORAGE UNITS, PROVIDE THE REQUIRED PARKING SPACES AND PROVIDE COVERED LOADING SPACE FOR CONVENIENCE AT 14301 NW 27111 AVENUE, AND IDENTIFIED BY FOLIO 08-2122-000-0050 IN THE B-3 ZONING DISTRICT; PROVIDING FOR AN EFFECTIVE DATE. Staff Summary: The Applicant, Hernandez Development Services, LLC, seeks to redevelop this 2.2 acre site and has submitted formal requests for site plan review and development agreement review approvals for the construction and operation of a self -storage facility at 14301 NW 27th Avenue, also identified by folio 08-2122-000-0050 in accordance with the Commercial B-3 zoning district requirements. Background The applicant intends to demolish the building and structures on this site to redevelop this 2.22 acre site by the construction of a four story self -storage facility. This new building will have four floors and provide a 146,800 square feet of storage and offices space, and approximately fifty-nine parking spaces for employee and customer parking and the planting of at least 82 trees and 662shrubs and approximately 20,200 square feet of landscaped open space buffer, beautify and enhance this site. The applicant, in accordance with the requirements of the City Land Development Regulations, has submitted two separate applications requesting (1) Site Plan Review approval and requesting (2) Development Agreement approval. The use proposed, a self -storage facility is a permitted use for the B-3 zoning district and is compatible with the surrounding uses. The applicant has submitted a draft Development Agreement and has agreed to maintain and not deviate from the development in accordance with what has been presented in the site plan, especially for materials, configurations, heights, setbacks, landscaping type and quantity, etc. The applicant has also agreed to the development conditions, development timelines, and construction phasing, and to providing annual reports and to good faith efforts for economic development through the resources named and others to provide vocational and technical training g programs for city residents to be employed from construction through the operation of the self -storage business as provided in the Development Agreement. The City of Opa-locka's Comprehensive Plan, Future Land Use map provides that the property has a future land use designation of "Utility" and the zoning map provides that the property is zoned Commercial Intensive and is within the "Corridor Mixed Use Overlay". This use, Self -Storage Facility is permitted in the B-3 zoning district after review by the PZAB and review and approval by the City Commission. This proposed operation is adjacent to industrial uses to the northside of this parcel and commercial uses to the west and southwest of this site and State Road 9 to the south of this site. The site will have only one point of ingress and egress which will be from Northwest 27th Avenue. Financial Impact There is no negative financial impact from the approval of this legislation. Proposed Action: PCD Staff recommends approval of this site plan and development agreement. Attachment: Draft Resolution PZAB Application Pkg PZAB Meeting Minutes PLANNING & ZONING BOARD February 9, 2023 HERNANDEZ DEVELOPMENT SERVICES, LLC SELF - STORAGE FACILITY: Site Plan Staff Report APPLICANT'S REQUEST: A RESOLUTION OF THE PLANNING & ZONING BOARD OF THE CITY OF OPA-LOCKA, FLORIDA RECOMMENDING APPROVAL OF THE FINAL SITE PLAN REQUEST FROM HERNANDEZ DEVELOPMENT SERVICES, LLC FOR THE CONSTRUCTION AND OPERATION OF A FOUR-STORY SELF STORAGE FACILITY BUILDING THAT WILL PROVIDE APPROXIMATELY 1,200 STORAGE UNITS, PROVIDE THE REQUIRED PARKING SPACES AND PROVIDE COVERED LOADING SPACE FOR CONVENIENCE AT 14301 NW 27TH AVENUE, AND IDENTIFIED BY FOLIO 08-2122-000-0050 IN THE B-3 ZONING DISTRICT; PROVIDING FOR AN EFFECTIVE DATE. City of Opa-locka 1 Planning and Community Development Department I.Site Background • According to Miami -Dade County Property Appraiser's website, the subject Property's legal description is as folio\ 22 52 41 2.22 AC M/L BEG AT PT ON E/L NW 27 AVE 50FT SELY AT R/A TO C/L SAL M/L TH S145.47 FT N 63 DEG E 567.31 FT NELY AD 349.23FT N 26 DEG W 40.10FTS S 63 DEG W 844.77FT TO POB LOT SIZE 96,657 SQ FT M/L • The subject property is currently owned by Les Jackson Inc according to Miami -Dade County Property appraiser's website. The subject Property is currently being used to operate Fry's Tool & Equipment Rental and Sales business. The property is also being used for vehicle storage as there are vehicles on site that do not appear to be available for rental. The applicant, Hernandez Development Services, LLC, has submitted a site plan review application, a development agreement application and the supporting documentation for the City to consider approval of their request for the redevelopment of this site. This parcel is located at 14301 NW 27th Avenue and is identified by Folio #08-2122-000-0050 and the zoning designation of this property is B-3, Commercial Intensive Business District, and it is within the Corridor Mixed Use Overlay. • Currently the site conditions are as follow: This property is actively being used to operate Fry's Tool & Equipment Rental business (see Existing Condition Section). The site is located in the north -central section of the City at the intersection of State Road 9 (Burlington Street East) and NW 27th Avenue. NW 27TH Ave NORTH Figure 1: Google Street View, dated: 2022 SOUTH City of Opa-locka 1 Planning and Community Development Department Page 3 of 8 1 1 . Project Details • Applicant's intent The applicant intends to demolish the building and structures on this site to redevelop this 2.22 acre site by the construction a four story self -storage facility. This new building will have four floors and provide a 146,800 square feet of storage and offices space, and approximately fifty-nine parking spaces for employee and customer parking and the planting of at least 82 trees and 662shrubs and approximately 20,200 square feet of landscaped open space buffer, beautify and enhance this site. The applicant, in accordance with the requirements of the City Land Development Regulations, has submitted two separate applications requesting (1) Site Plan Review approval and requesting (2) Development Agreement approval. The use proposed, a self -storage facility is a permitted use for the B-3 zoning district and is compatible with the surrounding uses. The applicant has submitted a draft Development Agreement and has agreed to maintain and not deviate from the development in accordance with what has been presented in the site plan, especially for materials, configurations, heights, setbacks, landscaping type and quantity, etc. The applicant has also agreed to the development conditions, development timelines, and construction phasing, and to providing annual reports and to good faith efforts for economic development through the resources named and others to provide vocational and technical training g programs for city residents to be employed from construction through the operation of the self -storage business as provided in the Development Agreement. The City of Opa-locka's Comprehensive Plan, Future Land Use map provides that the property has a future land use designation of "Utility" and the zoning map provides that the property is zoned Commercial Intensive and is within the "Corridor Mixed Use Overlay". This use, Self -Storage Facility is permitted in the B-3 zoning district after review by the PZAB and review and approval by the City Commission. This proposed operation is adjacent to industrial uses to the northside of this parcel and commercial uses to the west and southwest of this site and State Road 9 to the south of this site. The site will have only one point of ingress and egress which will be from North West 27th Avenue. Site Com • utations &, • ment Re a ulation / Zonin • Code Table 1 Applicant Folio Number (s) Address Location Building (s) Footprint Floor Area Zoning Zoning Code Consistency Existing Land Use Future Land Use Designation Comprehensive Plan Consistency Applicable LDR Sections SET BACKS/ YARD Front (West) Hernandez Development Services, LLC Opa-locka: 08-2122-000-0050 14301 NW 27th Avenue Total Site Area — 96,655.58 SF or 2.219 Acres Building Area --- 146,800 Total 146,800 SF B-3 —Commercial Intensive / CMU — Corridor Mixed Use Overlay The proposed use for a Self -Storage Facility is consistent with the B-3 Zoning after Site Plan review approval. Commercial Use Utilities - The proposed use for a Self -Storage Facility use is consistent with the Comprehensive Plan. Ordinance no. 15-31, Article I II Sec; 22-55; Article IV Sec. 22-80, Sec. 22-90; Article V 22-112, Article VII, VIII and X REQUIRED PROPOSED COMPLIANCE 1 15 Feet 62' 6"Feet YES 15 Feet 214' 8" YES City of Opa-locka Planning and Community Development Department Page 4 of 8 Side (North) C. Side (South) Corner Corner Lots/ Other Lot Coverage Lot Density' Lot Size Lot Width Building Height Structure Length Open Space (Landscaping) Trees Parking Details Parking Details (Cont', , Landscape/ Pervious Lot' Coverage Notification Requirement,. Local Government Action Required Overall Analysis 0 Feet 15 Feet N/A 80% 5' Feet 28' 1" Feet N/A 79% N/A N/A 10,000 SF (0.23 Acres) N/A YES YES N/A YES N/A 96,655.58 SF(2.219 Acres) YES NIA 6 Stories or 65 Feet whichever Tess N/A 4,177.2 SF 22 47' 6" Feet / 4 Stories N/A 4,177.2 sq. ft. 22 N/A YES N/A YES YES Self -Storage Facility: pursuant to the Land development Regulation Ordinance 15-31: Article VI, one (1) Parking per 2,500 square feet of storage area. — 59 spaces required. Regular Size Spaces 10 X 20 Compact Size Spaces 8 X 17 Self -Storage Facility. YES Total Parking Spaces Provided: YES 41 spaces 18 spaces 59 Total Spaces 2 Handicapped Spaces Provided 20% minimum required pervious 21% provided YES This request will be properly noticed pursuant to state law and city charter by the city clerk's office. - A copy of notice for advertisement titles were given to the Clerk's Office on Wednesday, January 25th, 2023. To be advertises at least 10 days prior to this Planning and Zoning Board meeting on Thursday, February 9th, 2023. - City Commission Meeting: TBD The City Commission must review this site plan and consider approval/disapproval after it is reviewed by the Planning and Zoning Board and any other applicable boards or agency(s). Existing Conditions: • The Subject Property is generally surrounded by industrial and commercial properties and major highways, specifically State Road 9 and NW 27th Avenue to the south for State Road #9 and to the west and north for the commercial properties and to the northeast for the industrial properties. City of Opa-locka 1 Planning and Community Development Department Page 5 of 8 • Sidewalk alongside the west edge of the Property. • The property is licensed to operate as a tool and equipment rental business and it appears it is also being used for vehicle storage. Surrounding Land Use and Zoning: Table 2 L idatlon Future and Use FLU North South East West Commercial/Industrial Commercial Industrial Commercial Surrounding Zoning Designation Map The Site is Highlighted in image Commercial/ Industrial -ROW (State Road 9) B-2/1-1 Commercial B-2 Industrial 1-1 Commercial / ROW (NW 27th Avenue) B-2 General Character / Neighborhood Compatibility: The proposed development use is permitted if approved a plan review. This site is surrounded by commercial industrial uses and would be compatible with those uses development proposed to buffer the site with landscaped open space. Will this proposed use is in Harmony with the general character of the surrounding neighborhood uses considering population density, design, scale, and bulk of any proposed new structures, intensity and character of activity, traffic and parking conditions? COMPLIES - Findings: • The proposed development use 'Self -Storage Facility" is permitted by the LDR and provides an opportunity to provide service which may be in harmony with the general characteristic of the surrounding neighborhood: Commercial/Industrial Uses City of Opa-locka 1 Planning and Community Development Department Page 6 of 8 • Tree Preservation: Compliance with Tree Preservation Ordinance required pursuant to City ORDINANCE NO.10-03 - Findings: The Applicant is proposing to include 82 new assorted trees, 662 shrub plants and approximately 20,200 square feet of landscaped open space. ■ (Please see attached Landscape Plan for Trees detailed information). COMPLIES • Fence: All walls fences and hedges placed within required yard areas shall conform to the following regulations, except where special requirements are set forth for specific buffering or screening purpose elsewhere in this Code. Fences shall be constructed in a way so as not to obstruct or impair the view of any vehicle driver's ability to see other vehicles or pedestrians within two hundred (200) feet of any intersection within the district. In commercial or mixed use districts, the maximum height for walls, fences and hedges shall not exceed 6 feet in height, measured from the final grade in front yards and 10 feet in height in side and rear yards. Findings: ■ The Applicant is not required to have fencing as the property is on a commercial corridor pursuant to the City Land development Regulation/Zoning Code 15-31, B-3 Commercial Liberal District (Section 22-90). COMPLIES • Future Land Use: Commercial - Findings: • According to the City of Opa-locka Comprehensive Plan; the proposed project shall be located within the City's utility land use designation category location. COMPLIES • B-3 (Commercial Intensive) Permitted Uses: Project Specific: Self -Storage Facility Findings: ■ According to the City's Land Development Regulation/ Zoning Code B-2 (Commercial Liberal) allows for Self -Storage Facilities within this zoning district. COMPLIES • Community Comments/Petitions: The Applicant provided a mailing list to the Planning and Community development Department that will inform the surrounding businesses for signatures, comments or possible opposition. - Findings: The Planning and community Development Department has not received any public opinions concerning this development in support or in opposition. Residents will have opportunity to support or oppose this action at the public hearings. IV. Project Need Assessment 1 other Required Approvals COMPLIES 1. Site Plan • Application submitted for Planning & Zoning Board Meeting (last meeting) Thursday, February 9th, 2023 2. Development Agreement • Application submitted for Planning & Zoning Board Meeting (last meeting) Thursday, February 9th, 2023 V Development Review Committee (DRC): Meeting Review Comments 1. Capital Improvement Project (CIP): • No issues reported for the proposed Site Plan 2. Building: ▪ No issues reported for the proposed Site Plan mow City of Opa-locka I -manning and Community Development Department AIM Page 7 of 8 3. Police: • N/A 4. Community Redevelopment Agency (CRA): • No issues reported for the proposed Site Plan 5. City Manager's Office (CMO): • N/A 6. Code Enforcement: • No issues reported for the proposed Site Plan 7. City Attorney's Office: • Development Agreement under review 8. Public works: • No issues reported for the proposed Site Plan 9. Inter -jurisdictional Review: • N/A VI. Staff Recommendation: - Staff recommend approval of this Site Plan. Approval of this site plan should include the following other approvals: • A Development Agreement must be submitted along with this Auto Service Station, with two Retail Spaces, and a Hand Car Wash Site Plan pursuant to the city Land Development Regulation/ Zoning Code Ordinance no. 15-31: Article V Section 22-112 and F.S. Section 163.3220-163.3243; • Traffic Statement was provided. • All signage shall comply with the City's Sign Code Ordinance no. 15-31 Article X; • All landscaping and parking areas must be provided and maintained as shown in the Site Plan; • Trees to be planted in accordance with the City LDR • Adequate landscape buffer around parking area; • Extend employment and educational opportunities to City residents through local employment centers, and collaboration with The Meek Group, Miami -Dade Chamber of Commerce and local higher learning centers. M -D College, Florida Memorial University, & St. Thomas University ; • Maintain 100% the use, function, or any recommendation the Planning and Zoning Board deem necessary for this Auto Service Station site plan and or not limited to the provision of satisfying all other city's land development code pertaining to the site, landscape and structures; • All trash & garbage containers shall comply with the City dumpster enclosure requirements; • The Development Agreement (D.A.) shall specifically address the site plan, the daily operation, business, behaviors and any other requirements set forth by the City's Land Development Code, Planning and Zoning Board and the City Commission for this proposed development site plan; • Address all Miami -Dade County's input/recommendations as appropriate VII. Attachments: • Site Plan • Development Agreement Plannin . and Community Development Department Project Planner Zoning Approved by Name and Title Corion J. DeLaine, Interim CRA Manager, City Planner Gerald J. Lee, Zoning Official Gregory D. Gay, Director Planning and Community Development Initials City of Opa-locka 1 Plowing and Comniwuty Development Department Page 8 of 8 VIII. Staff Report Will be Updated After the Planning and Zoning Board Meeting on February 9, 2023. Rellected Actions: I. Planning and Zoning Board Decision: (PLEASE SEE MEETING MINUTES FOR DETAIL DISCUSSIONS) Resolution No. 2023-02-09-01, RESOLUTION OF THE PLANNING AND ZONING BOARD, OF THE CITY OF OPA-LOCKA, RELATING TO THE APPLICATION OF: HERNANDEZ DEVELOPMENT SERVICES, LLC, FOR: SITE PLAN APPROVAL REQUEST TO CONSTRUCT AND OPERATE THE FOLLOWING: SELF -STORAGE FACILITY. WHEREAS, applicant has appeared before this Board for the request in the application, and all evidence, documents and exhibits have been received and marked pursuant to the Code of Ordinance of the City of Opa- locka. NOW, THEREFORE, IT IS RESOLVED AS FOLLOWS: 1) That the request in the application by the applicant be and the same is hereby a. APPROVED b. DENIED DATE: 02-09-2023 c. NOT DETERMINE ❑ until additional consideration at the regular meeting to be held on / _ / 2) That the following special condition be and they are hereby imposed, conditioning the determination aforementioned: a. b. *** The Planning and Zoning Board Approval of this request was approved by a - vote*** I HEREBY CERTIFY that the resolution containing the determination of this Board is a true and correct copy as is reflected upon the public records of the City of Opa-locka this day of Chairperson or Designee The Following changes/recommendations will reflect recommendations from the Planning and Zoning Board discussions in regard to the proposed Service Station, Retail uses and Car Wash. City of Opa-locka I Planning and Community Development Department Opa-Locka Self -Storage 14301 NW 27th Avenue Opa-Locka, Florida TRAFFIC STUDY prepared for: Hernandez Real Estate Services, LLC KBP CONSULTING, INC. September 2022 Opa-Locka Self -Storage 14301 NW 27th Avenue Opa-Locka, Florida Traffic Study September 2022 Prepared for: Hernandez Real Estate Services, LLC Prepared by: KBP Consulting, Inc. 8400 N. University Drive, Suite 309 Tamarac, Florida 33321 Phone: (954) 560-7103 karl@traftech.biz \\�\‘' pETERs,',/ Jv �`�Eeise'• O,y/ice eze a�9� F'•-• 'CC= gtgEO% i�i'POR •. RLORL� • P a0 This item has been electronically signed and sealed by Karl B. Peterson, P.E. on the time and date stamp shown using the digital signature. Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies. Digitally signed by Karl B Peterson DN: c=US, o=Florida, d nQua l iffier=A01410D00 00017F9329E02000055 C4C, cn=Karl B Peterson Date: 2022.09.17 11:57:58 -04'00' Karl B. Peterson, P.E. Florida Registration Number 49897 KBP Consulting, Inc. 8400 N. University Drive, Suite 309 Tamarac, Florida 33321 Registry 29939 TABLE OF CONTENTS INTRODUCTION 1 INVENTORY 3 Existing Land Use and Access 3 Proposed Land Use and Access 3 Roadway System 3 TRIP GENERATION 4 TRIP DISTRIBUTION AND DRIVEWAY ASSIGNMENT 6 SUMMARY & CONCLUSIONS 8 LIST OF FIGURES FIGURE 1 — Project Location Map 2 FIGURE 2 — Driveway Traffic Assignment 7 LIST OF TABLES TABLE 1 — Trip Generation Summary 5 i Opa-Locka Self -Storage Opa-Locka, Florida INTRODUCTION A self -storage facility (Opa-Locka Self -Storage) is planned to be located in the northeast quadrant of the intersection at NW 27th Avenue (State Road 817) and the State Road 9 westbound off -ramp / Burlington Street in Opa-Locka, Miami -Dade County, Florida. More specifically, the site is located at 14301 NW 27th Avenue and the property folio number is 08-2122-000-0050. The location of this project site is illustrated in Figure 1 on the following page. KBP Consulting, Inc. has been retained by Hernandez Real Estate Services, LLC to prepare a traffic study in connection with this proposed development. This study addresses the vehicular traffic volumes expected to be generated by the proposed use and the projected turning movement volumes at the project driveway on NW 27th Avenue. This traffic study is divided into four (4) sections, as listed below: 1. Inventory 2. Trip Generation 3. Trip Distribution and Driveway Assignment 4. Summary & Conclusions 1 Opa-Locka Self -Storage Opa-Locka, Florida FIGURE 1 Opa-Locka Self -Storage Opa-Locka, Florida INVENTORY Existing Land Use and Access The subject site consists of a total land area of approximately 2.22 acres (96,657 square feet). The current tenant on this property is Frye's Tool Rental; a construction tool and equipment rental business, and the building area is approximately 3,900 square feet. Vehicular access to the site is provided by one (1) right -turn in / right -turn out only driveway on NW 27th Avenue. Proposed Land Use and Access The site will be redeveloped with a four-story self -storage building consisting of 147,300 square feet. Vehicular access to the site will be provided via one (1) right -turn in / right -turn out only driveway on NW 27th Avenue. Appendix A contains the preliminary site plan for the proposed self -storage project. Roadway System NW 27th Avenue (State Road 817) is located along the west side of the project site. In this area, NW 27th Avenue is a six -lane divided principal arterial roadway oriented in the north -south direction with three (3) through lanes in each direction. A two-lane off -ramp from State Road 9 is located along the south side of the property. The intersection of this off -ramp and NW 27th Avenue is signalized. 3 Opa-Locka Self -Storage Opa-Locka, Florida TRIP GENERATION A trip generation analysis has been conducted for the existing and proposed development on the subject site. The analysis was performed using the trip generation rates and equations published in the Institute of Transportation Engineer's ITE Trip Generation Manual (11th Edition). The trip generation analysis was undertaken for daily, AM peak hour, and PM peak hour conditions. According to the ITE report, the most appropriate land use categories for the existing and proposed development are as follows: CONSTRUCTION EQUIPMENT RENTAL STORE (ITE LAND USE #811)1 u Weekday: T = 5.04 (X) where T = number of trips and X = 1,000 square feet of gross floor area u AM Peak Hour: T = 0.85 (X) (74% in / 26% out) ❑ PM Peak Hour: T = 0.99 (X) (28% in / 72% out) MINI -WAREHOUSE (ITE LAND USE #151) ❑ Weekday: T = 1.45 (X) where T = number of trips and X = 1,000 square feet of gross floor area ❑ AM Peak Hour: T = 0.09 (X) (59% in / 41% out) u PM Peak Hour: T = 0.15 (X) (47% in / 53% out) Utilizing the above -listed trip generation rates from the referenced ITE document, a trip generation analysis was undertaken for the existing and proposed development. The results of this effort are documented in Table 1 on the following page and excerpts from the ITE manual are presented in Appendix B. ' The trip generation data for this land use only consists of PM peak hour data. Since most of the customers for a construction equipment rental business are specialty trade contractors, the land use characteristics of ITE Land Use #180 — Specialty Trade Contractor were utilized to develop AM peak hour and daily trip generation rates for the existing land use. 4 Opa-Locka Self -Storage Opa-Locka, Florida Table 1 Opa-Locka Self -Storage Trip Generation Summary Opa-Locka, Florida Land Use Size Daily Trips AM Peak Hour Trips PM Peak Hour Trips In Out Total In Out Total Existing Equipment Rental Store 3,900 SF 20 2 1 3 1 3 4 Sub -Total _ 20 2 1 3 1 3 4 Proposed Self -Storage 147,300 SF 214 8 5 13 10 12 22 Sub -Total 214 8 5 13 10 12 22 Difference (Proposed - Existing) 194 6 4 10 9 9 18 Source: KBP Consulting, Inc., September 2022 Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition). As indicated in Table 1 above, the proposed project is anticipated to generate 214 daily vehicle trips, 13 AM peak hour vehicle trips (8 inbound and 5 outbound) and 22 vehicle trips (10 inbound and 12 outbound) during the typical afternoon peak hour. When considering the existing construction equipment rental business on the site, this represents an increase of 194 daily vehicle trips, and increase of 10 AM peak hour vehicle trips and an increase of 18 PM peak hour vehicle trips. 5 Opa-Locka Self -Storage Opa-Locka, Florida TRIP DISTRIBUTION AND DRIVEWAY ASSIGNMENT Based upon the driveway location and configuration (i.e. right -turn in / right -turn out only driveway) as well as the surrounding roadway network, the projected driveway assignment has been developed. Figure 2 on the following page presents the resulting AM and PM peak hour driveway volumes. Based upon the projected low driveway volumes anticipated during the AM and PM peak hours, turn lanes are not required / warranted on NW 27th Avenue. 6 Opa-Locka Self -Storage Opa-Locka, Florida SUMMARY & CONCLUSIONS A self -storage facility (Opa-Locka Self -Storage) is planned to be located in the northeast quadrant of the intersection at NW 27th Avenue (State Road 817) and the State Road 9 westbound off -ramp / Burlington Street in Opa-Locka, Miami -Dade County, Florida. The site will be redeveloped with a four-story self -storage building consisting of 147,300 square feet. Vehicular access to the site will be provided via one (1) right -turn in / right -turn out only driveway on NW 27th Avenue. The trip generation analysis indicates that the proposed project is anticipated to generate approximately 214 daily vehicle trips, 13 AM peak hour vehicle trips (8 inbound and 5 outbound) and 22 vehicle trips (10 inbound and 12 outbound) during the typical afternoon peak hour. When considering the existing construction equipment rental business on the site, this represents an increase of 194 daily vehicle trips, and increase of 10 AM peak hour vehicle trips and an increase of 18 PM peak hour vehicle trips. Based upon the projected low driveway volumes anticipated during the AM and PM peak hours, an exclusive northbound right -turn turn lane is not required / warranted on NW 27th Avenue. 8 Opa-Locka Self -Storage Opa-Locka, Florida Appendix A Opa-Locka Self -Storage Preliminary Site Plan n 6 O CAL E .4 77 1E0 MOROI C AD O M.e[�T>!= MAW Q a. A A KENN ETH R CARLSON — ARCHIT ECT. P.A. 1166 W. NEWP ORT CENTER DR .. SMITE 911 DEERFIELD BEACH, FLO RIDA 33442 AA 0001618 PH(954) 421 88 FAX ( 954) 421 - 9925 • -e.•11 OPA—LOC EA SELF STORAGE 1430114W 2121 AVE OP A-LOCKA , FLO RID A, 33054 Appendix B Opa-Locka Self -Storage Relevant Excerpts from the ITE Trip Generation Manual (10 Edition) Land Use: 151 Mini -Warehouse Description A mini -warehouse is a building in which a number of storage units or vaults are rented for the storage of goods. They are typically referred to as "self -storage" facilities. Each unit is physically separated from other units, and access is usually provided through an overhead door or other common access point. Additional Data The technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip- and-parking-generation/). The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, Colorado, Massachusetts, Minnesota, Nevada, New Jersey, Texas, and Utah. Source Numbers 212, 403, 551, 568, 642, 708, 724, 850, 868, 876, 1024, 1035 General Urban/Suburban and Rural (Land Uses 000-399) 109 Mini -Warehouse (151) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 16 Avg. 1000 Sq. Ft. GFA: 55 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 1.45 0.38 - 3.25 0.92 Data Plot and Equation T = Trips Ends 200 100 0 X X , X X X X X 0 X Study Site Fitted Curve Equation: Not Given 100 X = 1000 Sq. Ft. GFA - - - - - Average Rate R2= it.* 200 110 Trip Generation Manual 11th Edition • Volume 3 Mini -Warehouse (151) Vehicle Trip Ends vs: On a: Setting/Location: Number of Studies: Avg. 1000 Sq. Ft. GFA: Directional Distribution: 1000 Sq. Ft. GFA Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. General Urban/Suburban 13 70 59% entering, 41% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 0.09 0.04 - 0.17 0.05 Data Plot and Equation General Urban/Suburban and Rural (Land Uses 000-399) 111 II Mini -Warehouse (151) Vehicle Trip Ends vs: On a: Setting/Location: Number of Studies: Avg. 1000 Sq. Ft. GFA: Directional Distribution: 1000 Sq. Ft. GFA Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. General Urban/Suburban 18 59 47% entering, 53% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 0.15 0.02 - 0.64 0.14 Data Plot and Equation O T = Trips Ends N W A O O O O X x x x x. - x x x� xtc x x x x x x 0 X Study Site Fitted Curve Equation: Not Given - 100 X = 1000 Sq. Ft. GFA Average Rate R2....* 200 112 Trip Generation Manual 11th Edition • Volume 3 llu Land Use: 180 Specialty Trade Contractor Description A specialty trade contractor is a business primarily involved in providing contract repairs and services to meet industrial or residential needs. This land use includes businesses that provide the following services: plumbing, heating and cooling, machine repair, electrical and mechanical repair, industrial supply, roofing, locksmith, weed and pest control, and cleaning. Additional Data The technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip- and-parking-generation/). The sites were surveyed in the 2010s in Texas. Source Numbers 889, 890 204 Trip Generation Manual 11th Edition • Volume 3 Specialty Trade Contractor (180) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 20 Avg. 1000 Sq. Ft. GFA: 6 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 9.82 3.00 - 43.33 8.56 Data Plot and Equation T = Trips Ends 300 200 100 0 X X X' X X >SC X X X X XX X X X ' X 0 X Study Site Fitted Curve Equation: Not Given 10 X = 1000 Sq. Ft. GFA Average Rate R2= eea 20 litrMI AI General Urban /Suburban and Rural (Land Uses 000-399) 205 Specialty Trade Contractor (180) Vehicle Trip Ends vs: On a: Setting/Location: Number of Studies: Avg. 1000 Sq. Ft. GFA: Directional Distribution: 1000 Sq. Ft. GFA Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. General Urban/Suburban 20 6 74% entering, 26% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 1.66 0.12 - 9.17 2.00 Data Plot and Equation lot 206 Trip Generation Manual 11th Edition • Volume 3 Specialty Trade Contractor (180) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 19 Avg. 1000 Sq. Ft. GFA: 6 Directional Distribution: 32% entering, 68% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 1.93 0.38 - 10.83 1.98 Data Plot and Equation T = Trips Ends 60 40 20 0 X X x X X X X x X X X XX X X X X X 0 X Study Site Fitted Curve Equation: Not Given 10 X = 1000 Sq. Ft. GFA Average Rate R2= ,.. 20 or_ General Urban/Suburban and Rural (Land Uses 000-399) 207 Land Use: 811 Construction Equipment Rental Store Description A construction equipment rental store is a business that specializes in the rental of construction equipment tools and supplies including, but not limited to, electrical and industrial tools, pumps, lawn and garden equipment, paving and earthmoving equipment, and safety equipment. Additional Data An outside storage area is not included in the overall gross floor area measurements. However, if the storage area is located within the principal outside faces of the exterior walls, it is included in the overall gross floor area of the building. The sites were surveyed in the 2000s in Alabama, Alaska, Alberta (CAN), Arkansas, and Florida. Source Number 721 4 Trip Generation Manual 11th Edition • Volume 5 Construction Equipment Rental Store (811) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 3 Avg. 1000 Sq. Ft. GFA: 20 Directional Distribution: 28% entering, 72% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 0.99 0.81 - 1.40 0.30 Data Plot and Equation T = Trips Ends 30 20 10 0 X i i i • • • • • • • • i i • • 0 X Study Site Fitted Curve Equation: Not Given 10 X = 1000 Sq. Ft. GFA 20 Average Rate R2..** 30 General Urban/Suburban and Rural (Land Uses 800-999) 5 TRFF E FI3ENIY *10.4 A —PANT RU Cs LEGENL a caw ma Fe 000 amreaTkco swo om aon Par O O a ewe Fo TATO Oope .wwwl. Nat wae Poi maw p eak wec co. Twr w eeve r con. L'Teu wee. us most. 4036 ona Twee Amot LEGAL DESCI '.t .'N. ANN N EAST D N0 N aK .nL: Dia`c'�R N�Eo :i FDuo wsa�a:raci AT ME =Orr. ME CENTER SST 71 wPERVEOR A . TRACKS ON s ATE OF FLC RroTO• RO G OCP AR.N1 RECORDED N BEAT DOOR 46. 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SO RER .20 • on, OR 110 64 LIGHT/T REE SPACING ♦R A 41e A0 Ar v 6. 16 i .1 41 61 7 12 6A 17 1 !A i .1 : .1 1A !2 - U 1126 1 1 .e 1Y A.0u )ZO 11 / 21.617 AA :.1 !A 12 Yl Y.7 1 .7 30.12222420.4222.07 1' 100226 6A 12 241 22 1612A 11 62 43 1. .1.4022.7 :. 111 20 2 1e 10 6A 11 11 13 :A 4.0 ! .0 4.0 12 0 L 2A 017 4 2' Al !A 11 2s A 1 12 61 7 10 10 2 U:n:3!A :a 11 L L !A 11 10 /m 7 :!] 2A 10 k] 21 1 11 4A !1 10 2 .5 21 ` 3 bt 7A 22 AA 1711 L A'' .0 Al 41 1 .6 12 •• �•. 11 2A 2!6 11 2.2 22 10 ' BEd �. 72 62 :.1 !A 2A 2A 24 20 22 10. 1.6 62 10 12 21 22 2. 0 /Q2 2A 21 10 :2 1A L 22 6 11 42 2.6 17 7 1. 11 !.6 !.71421 L 24 142A 24 19 10 22 21 _ __� :: a to 2 .113 !2 1623 ib A 6 -. 0 7.4 OA . 62 11 111 11 la/ 1rl l 12 0 -. 6212 12 A 22 e 1 .0 1A 1A s _ 1.112 1A 22 14 1.6 12 11 :l 12 62 23 A2 :.7 2A 24 23 20 17 '21A 2A122262 42 6A 1 742 u 2A :A 171A lA' •37 02 SITE PHOTOMETRIC L 6C 4E, .7O ,m. •6A 0!2 3 0.6 •4.4 /6A 1 2� .0411.1-1, 006,1,0 . i � - 3 34 44 001....•• ••••• • Ow `r �6Y 4i 111, 0111191311034 010 rr., 4 24 , aA 0.0 -162-1165- 1110114 •1011400 1.1 •• •• NJS IA0 0i rw1 0Vut 101 11.0 lie 401, SA -515 -SC -W -SE LIGHTING FIXTU RES 50?e.? SF swirl GRAPHIC SCALE oo6nania to 70 60 I4. 4.441 12001=90 32 4 Z J g r a C K nneth RO.g.W1.4,g, rlson:A 07134 22l� ons o�wgj 0 094E00 E00000173 017353 �eoca626. 310: C BBDCO xOxx7u>r 93DFik��6s3 a1 os- SL-1 OPA-LO CKA SELF -STORAGE 14301 NW. 27TH AVENUE OPA—LOCKA, FLORIDA 33054 PROJECT LOCATION MAP PR OJECT TEAM KENNETH CARLSON ARCRRC T-PA DESIGN PLANNING INTERIORS wol on.R.R .®r A RCH ITECT DEVELOPER CVML ENGINEER LAN DSCA PE ARCHITECT SU RVEYOR SENe M R C AR L!. • ARGATEC T, PA TA. BOER LAN DSCAPE ARDA IELASE bORESS 0 0141.4 65 .12.40, A9RCCaTES PC 1A6 AESl rE VOR P<ELV ER [M OV E SP EA ST LAE°LAS xw 50 1E I0O 9400 SCUM DA DELAD Kw 5610 A DA Nva r AN IPLES ROA D WYE NI FORT .R MO. RATE AO La . WO RM PL DAR T CORK SPR6 l6 FL S% AT aE�EWRLDDE .PLORDA bw 441 RoT Lenor e rne VE[MN�o PUN, R. MEP A[opo WrODDER PP (PA, MAM A T REAEN R CARL PE NN AM,. ENONEERrEIBOX ORE P R. A ST 64 4. NS1^ SO OV Aau^++ySLE AKCCP EPP fSSA, . 4JYA21. 0041 C OP NO E RCERROP RAPPOEx WRAP., wNI M.S. P3 -S. TO 11e DEPT OP nE AIGATEC TS w4w tEDG E Ile PLA NK AD SPE CPI CA PCNS C OMPL Y W4 U T,E LAT ES T A PPLI CA PLE ME4SL I oeremnw.D E Pi LO CCODS AND CAL dI DtlPoCAMS PPM R .1i Si CAAM R RDS W PRR 699, PLOR DA ST ATITES. a e$ca.i 6 si 1111/3 neth RDa EISOn:A pA, 6EApr 094E00 E00000Tns 017353 �eDCEooA BBDCO =n , 3DE74V ora6=o as161 SLE ET A1 .O ce GRAPHIC SCALE w 0 16 n so S ITE PLAN Go .. 0 I ioeh=00 11 PRO POSES LIMITED ACCESS STORA GE 4 STORIES 148.800 S.F ‘03.0 0 014 tkk� 1 twe NORTH IE08L08lUPra R To t Kat CO 100 0•00 not • Eter"9:4305+ 07 5r0 "-tr" Rt. amts. C010 utit Ot 30‘n v= 10 71 tecniliquit"..0 K""rWItrrM10%070,[1.'00=1"Dircro3.2 oUtronti4=0 TO tot :trot, t o,f 44 LEGAL DESCRIPTION 0 R= 2,332 .49' A= 08'34 '43' A= 349 .23 ' N 26'40'00' W 40.10 ' P 26 '59'06" W 39.84 M / 62 0 Q POD BUIL DI NG DA TA 30 0,1000 300 0.13. 000 / 010 00 A. Oe a 3003600 33000 .1 .003 0100.0 .103. 0 00. 3 33 0043 E. 100 0114 33 000 30101. anon Awu 3 4400 34 Y1110 0 011, . 310 00 a. 14.400 n. SITE DAT A 30010 0.3 LAM see .1aA.ai LOT .012.1,03 1..4430 CO . n 3w .0x6I wla a., PaaP a0 00 raft 0100 a. tat 02 YEA 00 • 110 444.310. M OW 603. 0Ewaa 003 0.00 0,3 OSA R IOW MOO R (MP a. 33441 .1 0440 SO v.e .wan I ma aaseln r.0.0 oft Fin klAn WO= (Yr. UMW, 0 010.31330 30 00E6 413.0. yOU T ern P.wcro S PAws 2 BUILDING & SIT E DATA 3.0 K nneth9Dl9ivirolie� rlson:A 0 094E00 E00°°°"' ' 17353 eieaooao} BBDCO iou.One 3DEZ, gt.:06 os A3 .0 000 00 00 0000 o0 00 000000 0000aao00000 00 00 000 00 o -- 0 �. 0 0 0 1 1 1 1 1 1 I_ L_ L✓ 1111 T T MI D MIN -�, L� L_. 1 GROUN D FLOOR PLAN 0 80 0 0 0 0 0 0 0 0 8 0 0 0 0 0 0 0 — — I — — PRAGE t 0 0 0 0 0 0 0 0 4. •r,� o 4444 < neth R ,,goad by rlson:A " ^^nh"4, 0 094E00 4Ep^ppp, 0 017353 roc BBDCO Date: 0 03DF,Z,: ,mu:,2 66 �^^+ oc A4.0 0 0 0 0 0 0 0 0 8 M.04 lee T. PeDE -4 I -J I i 1 • 1 1- I I - i i l 1 "I 1TTTTTT 0 0 0 0 0 0 0 0 DRA W DT. G6 DA TE. 1.10/20 22 SCAL E. a; NaIED CAD MD I A A A 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1141.1 LFIE r w6 PA GE 1 ITT] -i I 1 TI r I • I • EENNATN R CARLSON - ARCHITECT P.A . 1166 W. NEW PORT CENTER DR, SUITE 311 DEERFIELD BEACH , FLO RIDA 334 42 AA 0001818 P H. (954) 421 - 08 413 FAX (954) 421 - 9929 0 0 0 0 0 0 0 0 . 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 TMs- 0 0 OPA-LOCEA S ELF STO RAGE 14301 NW 711h AVE O PA-LO CKA, FLORIDA, 33054 Palm Tree Staking Detail THre SW.. to . rum. net.. 0 12 made W S Own er Cut Fn.,. B, mm Rae b eei. dE. CmCa. O.. .�-o. aBralep in omega. • a111.�0me ro ue P ee Saar. w/ Steel Web S..INn O woo lApply Bral. only Mem ercd DC. weh.w saes .. Co be dismay' ' Mrod ba ll Shrub & Groundcover Planting Detail IRS H olm NI Shrub And Cwv l. ldww. n 9WI Be TMoQSW. SHRU BDETM L Spa .S.W MNormay S0.p.l Edysa An d wlI Be Me. In NongUm. d Eden. NTB Edr SPaen em , Cora «B9aa Landsc ape note s: Bw5 Na Tree Staking Detail «. She. re m be mmooml b NS 7 1 -12 = W W Um Ovum (2)2 arib . equity al Fwd b.14 .4 ebp .a m agma. BUMpfran MO Deep MM. ellair rov e In. 24 . maim, Corra Tuge S aucer to rah. .rnetec of.. be Garr. of root Wl B.rA11 Groundcover & Annual Detail NTB NOTE A nn .. To M Pl an A•Pr 6« nelcou De W EwueN Mdm: SullyB.. Eoe. 99 2Y p. {• Depth of PmaS Planar.542 Notes 5X.9.179 Pewr3N• wM.Ww mn1 bY edm10.wed awl Digke Stelae 2a2 PT PM D errarame Hole b. dinar, dr ool WI Corer Sb9 Oa *Marra De L amb e. uN.W WSm npy ppW.M. r*WYvnnh C«d«ur . 0 e .y MI 5un00..ndk .0545s.dW. ...or.. pew. end.. att. ot W. over.. n 5 Pm. W. 13..1. .0 NIy ea maul.. Tr ee and p een s adp.11. unwed be0{ sn 6.12 men. FO OT T)p.O or= cub. be 5.,0 ,5.0 .oa 5 p.m.' d a an dec.ped, Wen .. dra b. en aP.n.d woo M.urdmp..dreNcv.rue week 5001Wan 541e eiB mpa ▪ pw. W. aslw• 12ign 340nd B.We a m* el medd.rdevmm. m « 0•'125 unwwww wp. N • w a .X.m�nn5 • 'k . • . • wd. kme.pns. drain. n ot 7171 w. muroaas..c w5 5 *4.4,p 41 bn5 a Mn &.dll9 W.w. modal., b ra..dw., ndo..w .... Land au. Nal 0 be Mod wound .3100*. Ins mansw as to 1.455...90 .7 ao roe. w..a .e. NImm MAMA. Wab r5 r. e Mot 100 5 Wo rn. A NN. 001.9.. Planting Specifications QUALITY: A Mew W5 be F.M. No. 1 «awe. .. G ra de Mr Nurse ry Nn. , Pell I end II, M tr ral.n WM W1.0 W5 Fkragle Draman rara4 Consumer Sere.. R ESEAR CH Ccralmraor al. *D ana end elte OM .. tins a.eryn or. I..been ob. . omera gew W. weak.Nwera tW 1 all d awrye .W 0o0a4a re order S ,mra migrandentrarrarra way.. «m.a.M n 49 1 be 45 .115.1 00 M... W P.a mwlsra Bury. Aay da vaoera.rwfonw aradm eard et Me ot bid. DRAWINGS: .,.450 4.441040Drew. Myd.a.pnnas • 5nna 1. r. a.alationa IN.. m5 5 l.nn d5ouer 2(.J. SCOPE: U nder con.101ew rang. lfu 5Wtg. 1 .or, membil,.0 15.50. 411 .4510 05*. to own. r Wesesa wort L 00191 x5100 M IN Pal Lm an d M ora n.Pw.ed�aw w0.3udan o 5m.ln7wa Wq Mr Man . e... of MN can al undl w55.y M e.. amp*W*i«a 121420 9 ma l50aae d pm. oral a5daro W Cramer. Con... anew pn.d. l arasting ewn. Mn. em. minap.a mnp con atuanp our. NId1nlq..h0b mead at 5 con.... am. NE send el ye ar.. o J.bewaa..IVI abr waino enaM...m 030 dm. W�.nn n 2ot PO 0020 el n an. or acceptance. A worm.. be graded 105 Mom.. REPIAmlap Nl pa d m1 5pS.na b MmS*n1 rave do ne .a W dDent .1...wad. SAMPLES:0.n044 re um.* me t. may mused fo r WPnadrre .....1 by 5 Cnener. Up on 59 ▪ ...2555-e 0a mg. 5972O wl, 4041 a rW alne * .0 0 4l may 0127. A pweed umpl0 .w be eran gd 5 W end pro .. r.l M.N. of . aaa ra n. • Y. PWn 6..q.. be pa n. In.7an.rt..Mn. . M men.. A Fun9akp so..rsalr.an<It derra m . rp.ad on ell 41 5.an.r. .ne. Mt. all Mel UM u 14.d X.dl dad arm hardwood, owe. r O.M.. T11.11.raidrat.55..W*W 2 em. M UST a. minimum 12321n dew al ne n.Y .d l NO T...0 ra5M redo nerve M«a mr nes...d.M.. FON ALL TREE PLA NTINGS: 551 50 nu.. ma.b 7 .55.. .19. 57 5.008 mew. 0 55 aea. .a5 be cu t off 0.. 1 d 10 71197 the dept. rea lI1 I. * depaurnmsW5 be nema..e m. M.D. b ra Myaa.e.d5.l W*. bun met. 12.1 1.«112 X la eatebral.. S0.0TIMIONS:Any *5*Nw e mete b are mason =alb .15.514 by 5 o wner. WATER : leis . etwra ly • 5*nbd alnng a5�ad.a 1 mroaa l4I.5. t.M m.n M oelo on. end • In. NW be IaeN. ydu p.M1WNy a... lamwd d.5. .bm 4. r. CONTAINER GROWN IMTERIAL: A sM alx PO A' S m.M W .11 ba aY rood em retera ro oted br sob .. ro ot snaps and Men mo wn. P orn Ow mr.ine r. PALM S Only • m inimu m un. of free. mina . tram . 005 of ...ea aad n.a.5.15. 5. be1519 9. Cub. Wm mtlbw)5r1 ••mea•w •41 5 per SlMaw4 Speed..: The TM n.0 9{ row• W5be 012Wa)OIwpp4L The rema ito I. NM I ne ning ep.e. Beu rW De o o.a ll be aIae.1.1d. n plw. ual Mo.Po. mot Bs.:8o I nd b PAWS: G ..m.a . 1.1 1b 1.90 5 ho rn 5.5nd M.d Warn to Do Wm Mau Ins 5.50001. 55 nmwn portio n of. 0.6. pm. • bgn(OA.IW beer ail . no m 5 pound. Ow. mb4 2b. . pdnnr. 5ep.er 5 . 1en d5 ono.. loud bear 5 ▪ e9 roe SHA DE TREES: He ight.110. ma.. from Me Deo. 105 sm. hen. d s.py. Six. .a9 no nww1.d loft amp. c ob ra.. S.M .. benawa fre eaml5avm .r SHRUBS: I. *M .W 1 be n w5.55wn 5.5nd to 5 am. poin t Moro me. pad pan.m 7. Spre ral I be meew r 5 a xed ppu puny Ka4 5 o D ub m. w..ren lela am not m incl.anyMT.W VSO. SOD: 9a.na1 b n o.. on 5 a. of mbar. m*N te. C *.0 .1 ▪ brew.*wcoven. 0S.Wwrwp.raamw5 I*A 500. Time d. A+n w SW Mod MI be *«0.1002. ha. w. M ULCH:PPM ...CYPRESS I9 1rq w Won g 3925** dew*sen �ndpan ..12ilu 01100be ma nor* w c orn.... FINE GRACING The andepe c on.. MW bemy4W*b fine 0re.N of 1116 W. T*noran• ..a9b • Cant• of but pr. w OW lam Mw a n... A WM..emu,.4 .maws Cenopyrameeeral undr«o sd u.X N. UNLE SS no eles.. n 12 m� a foot W« 11MUW. Rn1B.dr to be.W.5Ma .l be s mn 321 dep. 3-4dmorn 560)50410.1. Bw W 2(w )9001251.1941 Or Eau . II.n, Pa pe.d T«.w.me .n.ysml «.0414 erh..d 0M W Mon 448 1...PPLPM. MeRIpNT5 n 5 RM NPW' MIM I. w av e. m. .a .m. al Io5b5 Mr.dby Pr on. N. P LANT LAYOUT: A bdso saI I. Reding MM 2(62 0«10 Ma O. Tbe. whew s lama pnnm he Lau. 1110.. 50 055Iw*M Me donik. p« 06Mr* Mul0N .5La10saW A Wka. ro w..5 aN. Noe. Me 0.1112. SOIL Plan,. Barra P or.2000 wit. coma.. on .M end ma lb er• .11 be no co...06/2..5kWer. Wrlan bed .w. S0I WWI be Oak 5.. 5-0.57In abb. 44521 r. 59 411 bl. paw dirar upo SW WNn part . bb WWI not be 55.5 90 . A c.a.w4ow. Na ll a to b., .0 Pon9 1215 ... au44 54BADDILLAOIL MIX ANNUMS 10% 50. Mmm.a. mut'new (m. 1a14 Prre..l -5 504 . PM: 5.5.7.0.2 FERTILIZER: T eo I.da 4. Wpb nee.. types . Mwa1. roman, .m.. Omuta rrem 50 anal be u NTorn In co mp . 0l. try end ▪ (AD..a. .WI)a �21 er oa�a * WI • mwN: 2614 Nm .9.41014 P.s.oa0A 101E P0 .... ma No 0 7192 AI be.1W. 5 190.4125.: 1. PLAN T 512E F TA BLET (DI G RAM ) 1 p 3 p.. 1Ap . 152.. •raw 2WI' co l. NV ape a.nda2« 3 120 a. 210 ed. 0.4 50.511 � «Ra0.a• 5B beg*Itl m .IW5.1 Q. . wklm of Me ga.. UM pw Wbe pru ne d lo 0nw,wd 515.51 c harmgrar of Ma Saw An.. d W brown Saw.lew.a newa. l be remove d. TR EE 01.NO D BRA CING : p.mr Mob «Pe a.... so u.. wira 5 plena end Mane aka.k«a4atW57521 Mw1.Mm« .e.wnddem .. .EEO CONTROL A M.o. arena. b fre e of WP ena. Weed.. gr id craw am. PUNT M AINTENANCE C...u «WWI 550 .1 a Ana 491 beta 204.71-.0 W omen C LE AN-UR Co.. shell wer. eday.The W.1WIbe Mwealanm ew,.a a,aa55. PL ANT SCHEDULE TREES NIX 0o OE CEB LBO DEL OTT BOTANICAL NA ME Bulr5.nbe5 Cosdc.. Damn. CowWpea w.m. 00229 0N NA ME SPEC 12. 10'.4 ' 21, .794 ara OBH 2 0. 221 NONE Nal1.H .M. M INSTALLED 12 ' HP CANOPY ow c.L, MDM lnr. 26' 10 12 12' X0%4'C , MG... 12' NIX8'.pr, {' 01 ... 10'MM 10117%0' SPR S' CT 12'4 0 10'54.4 '. 120r.40..Ina.2 1101 Nara, Nape. NaMn 12 ' SI. B1* omood Ounfle G05Te Pap Pal n.ra IwNldw Crape Myr. . MM 4Trnk 575.0 5' .50pper 9owwn ue Oak t e'OOn 1 S'dph 3S alb. Can. eabeete na O.ka rsYM L.masmW2 'A.M0. e' Myrd .mlertgra Ow. A. M.. YO' 111" rNn 12' 0' 121 d.1 MF Gv 122. 10 DTY BOTANICAL NAME PM 2.01" ma Mpam Wel Pdn.no CO MMON NA ME A fond. P.m Cobb. P tln o SPEC 10' .24 ' 0.55,0Im 01311 NATIVE M INSTALLED HT` CA52OP 74) & min SP 1s' min SHRUBS CHR cw COD PODS TRI OTT BOTANICAL NA ME Cayloa.ar5 .co CO MMON HO ME 9I2PJSPEC 241 •min ®4WM 9' He 2{•12 240 nen®k . 2 ornt CD NT AINER 30. man. NAT IVE 159 SPACING HYOC WOG na a0 m. er a Small L..ckW C5m7 Yaw Pee Galra n Cod W.n rw*p.um' M. V 0120' Podou•P* . m.0sP.NI* Soh.. ernor kora ee. ' s g. man. 1 pant o. agar.. NanN .Ns 'r oc 10 SHRUB ARE AS 010 120 B OTANICANAAE r.nlNap.a u 'Carya da' Irag ,aln*a0SdYI511GD war1' Jells* Wbe.ae COMMON NAME Ow. S5a1 Bun 4540 S d1X5p. Holly Sb Jun. COMNNER 202.1 1 Gaon 3 Gaon NATIVE SP ACING 162 HT 1 21 12112 IL£ OA S Na va 100 'Not e: Bahia sod to be used, quantity TEO IN FIELD . Na 4CYP RESS1.1. IF APPLICABLE TREE PROTECTI ON ZONE atl=ra gaeHr mu or mule .Nte cone. 'c oring'. ..orri'''.1121.40caReRerger e cram.. pracio n wt. at L.NOT01.0120r All Inv asiv e 070005. 9 07 m u&f be remov ed from the pmpedypriorOn e Certificate o&Oc cupa ncy b eing Iss ued. 71540 00h0B1e m elnf el ned 102 01120W in wpeNXy c«.. 2(«10 02112, 200•212.••22000.200 00.02.2.2140n. .ramcler man. poperty M oo rd e.aa rd,.1 .maway plan Nry I nmsa W ee rd *a n. W«. rd bM cond..90. en ca21rd C« t.Wr YWI rent ' ...Me mm unto need In true Ig b am plans. a59 .ay 41. I. appro. and by Contractor shall verily M at he ha s the moat up to dale plane. and that they h ave been approved and accept ed by the Ow ner b efore comme ncing co nehu c5o n. LA DOMw ,TANT O use' LBLA, Inc . Lmn e.tl «t�sep Nvl,u ee. 6610 Aber., Mow: 0010/ 45221 5-0000110 a5aw.wll sPaSaan Ly nn M Bende WO Qua .c0 N N ZQ Z(J .-I o 0 I5'l a cr .Ho DSwn: 12413 .ra i 11.1.02 PROPOSED LANDSCAPE PLAN .00170 LP2 of Z P LANT .K1.,nF 11.30.1 On AMMO. 013. 313, / OM Off P OLO Co ommom maw Yams la lot one o Gu m. Oo ro wo Wan ..eN..N Yews im O teWONNIAW Ample IWO O oleworWo oOo COMX IMMIAL Voolf o Imam W ee Mromal owa 1,0 00 e o 7 Col on b.oFoot 0 ]le eo MOO MirAw N EM weleatto IFICNO OR DC WOO Wee WAVY 00 � ,aV oaf e,oln,W.rti eeN N ma . N •wMOM.. 11. .n. r,oNn. P dewy opApr000t P.N.masoning .. ] .e.. MN tl. AIW s!. <mo de plena mu e<w remov ed nom me propertyp.b rm •C ertm ce le of Oc capan cy wing fra med. The e lm ameba ma intained 'men noeln pe.pe Nky. R. 2,332 .49' Co. 08 '34'43" A= 349.23' 1.01.000•11 01311•00 fRUMMOMA TINS0•0 20310100011111 .0•0•4 0.3,1340/0103A Wri.O0, N],7,01F.e mMA O SMALL NAV E BOWLER S • o▪ n*. wo r prow = 360. 3rnOor ona woloen W on • eon romp. Locer Omar is to e• o re inosatii owl en Oz.rowtg o Sr ella,. ran o Outrralo. on0 oway o p.WornoWA 1U:ran w.rwmo.00 po IL. ofA 002 or .. • iniption 1•Voosna wow tw W o31.310 Ow SW nol wooin g moor 04 wax* Von * ow, a,.�... ..we..e.oloo �..,..mt.) N.. ..nammo*Own', � ban..,.. of ono ..ro.....< e l/3o opuo wl WAN, Apo,. resew con dom • .ti .�.... W.* .o. ... O. » elrio e.. ro.ro won lo .e... Pe g ol o no se a on wore.. Ma Ors Oa wow.. Con0e �lorsM1aII verb , 9atti0 hanibomo]l"n 100.P gxn n uolialmw om Wow AosAA No �.,•...».. °:anneal U CO NSULT/Si LBLA, Inc 6010. AdrAr Wm" Wu W ort , FL 33.33 a .: .° m.. umm ,w^ 0 1r-^ V/ u_ J w ec Lu m V PRC)Pf SFF) I ANf)SCAPF PI AN Lynn °':µ` M Bende?` o...me IN0 um Ma 11 4.02 X0.• Maar ',` ;a\ A\ z -AC /\7--C) . i F" c. Pia. OPA-L OCK A SELF STORAGE 27th AVENUE, OPA-LOCKA, FLORIDA OPA-LOCKA SELF STO G 27th AVENUE, OPA-LOCKA, FLORIDA" OPA-LOCKA SELF STORAGE 27th AVENUE, OPA-LOCKA, FLORIDA Vial107J '`v)1001-VdO `3f1N3AV 41GZ 30VHO1S dl3S V)1307-VdO :Ae�lk nat,' a ;:. saoa3lw 9 153 dal Old VNNOo1=bdari'. k NOSTAV 3 H13NN3N 3JvHOIS-d13S: v O 'd N3H{r!