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2026-074-2531_-_Parking_Variance_for_Tesla_Collision_Center_-_Adopted_-_Pdf
RESOLUTION NO. 2026-074-2531 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA, APPROVING THE APPLICATION SUBMITTED BY EV 1600, LLC, FOR THE PROPERTY MORE ST, 165 PARTICULARLY 1600 AT LOCATED NW DESCRIBED ON EXHIBIT “A” ATTACHED HERETO, FOR A VARIANCE THE OF LAND SECTION OF 34-381 DEVELOPMENT REGULATIONS TO ALLOW 140 PARKING SPACES WHERE 245 PARKING SPACES IS REQUIRED; PROVIDING FOR THE ADOPTION OF REPRESENTATIONS; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, EV 1600, LLC (“Applicant”) is requesting a parking variance to support the future development of the proposed Tesla Collision Center located at 1600 NW 165th St., Miami Gardens, FL in the Innovation District, and WHEREAS, the proposed site plan requires 245 spaces per Section 34-381 - Number of required off-street parking space requirements for all districts and uses of the City’s Land Development Regulations, and WHEREAS, currently the Applicant is seeking a reduction in the number of parking spaces to 140 spaces to support the development of the Collision Center which will be modernized to reflect Tesla’s contemporary design standards, and WHEREAS, City Staff recommends that the City Council approve the application for parking variance to reduce the number of parking spaces to 140 spaces where 245 is required for that certain property located at 1600 NW 165th Street., Miami Gardens, FL more particularly described in Exhibit “A”, and WHEREAS, the City Council considered the testimony of the Applicant, if any, and WHEREAS, the City Council also considered the testimony of the City’s Planning and Zoning Staff, and the Staff Report attached hereto as Exhibit “C” is hereby incorporated by reference, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA AS FOLLOWS: Section 1: ADOPTION OF REPRESENTATIONS: The foregoing Whereas paragraphs are hereby ratified and confirmed as being true, and the same are hereby made a specific part of this Resolution. Section 2: AUTHORIZATION: The City Council of the City of Miami Gardens hereby approves the application submitted by EV 1600, LLC, for the property located at Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 1600 NW 165 ST, more particularly described on Exhibit “A” attached hereto, for a variance of section 34-381 of the Land Development Regulations to allow 140 parking spaces where 245 parking spaces is required. Section 3. EFFECTIVE DATE: This Resolution shall take effect immediately upon its final passage. PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS AT ITS REGULAR MEETING HELD ON JUNE 24, 2026. ________________________________ RODNEY HARRIS, MAYOR ATTEST: ________________________________ MARIO BATAILLE, MMC, CITY CLERK PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY SPONSORED BY: CAMERON BENSON, CITY MANAGER Moved by: Vice Mayor Stephens Seconded by: Councilwoman Baskin VOTE: 5-0 Mayor Harris Yes Vice Mayor Stephens, III Yes Councilwoman Baskin Yes Councilman Leon Yes Councilwoman Powell Yes Councilwoman Julien Absent Page 2 of 15Resolution No. 2026-074-2531 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance Exhibit “A” Survey and Legal Description Page 3 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 SUBJECTPROPERTY D=89°03'15" (M) R=50.00' (R) A=77.71'(M)N02°06'47"W(M) N00°01'15"E (R) 330.82' (M&C)N86°56'28"E(M) N89°04'30"E (R) 360.87' (M&C )S02°06'47"E(M) N00°01'15"E (R) 370.00' (R&M)P.O.B. N.W.CORNER LOT 5, BLOCK 13 (P.B. 78, PG. 58)WEST LINE LOT 525.67' (R) 25.73' (M&C) NORTH LINE LOT 5 S02°08'02"E(M)NORTH(R)370.00' (R&M)LINE PARALLEL WITH AND 410.00 FEET EASTOF THE WEST LINE OF BLOCK 13S02°06'47"E(M) 35.00' (R&M)N86°56'28"E(M) N89°04'30"E (R) 435.06' (M & C ) EAST LINE A OF THE WEST 115 FEETOF THE W 1/2 OF SEC. : 14-52-41WEST LINE OF BLOCK 13N02°06'47"W(M) N00°01'15"E (R) 415.00' (R&M)REVISIONS REV.JOB No.BY: PREPARED FOR: J.Hernandez & Associates Inc LAND SURVEYORS AND MAPPERS CERTIFICATE OF AUTHORIZATION No. LB8092 (P) 305-526-0606 (E) info@jhasurveys.com CITY OF MIAMI GARDENS, MIAMI-DADE COUNTY, FLORIDA JOB NUM.: 155362DRAWN BY: K.S.T.CHECKED BY: J.G.H. DATE: 08/24/2025 SURVEYOR'S CERTIFICATION: LYING AND BEING IN SECTION 14, TOWNSHIP 52 SOUTH, RANGE 41 EAST DATE: 08/26/2025 SHEET NUMBER: 1 OF 2 PROJECT NUMBER: MD-873 DATE N LEGEND AND ABBREVIATIONS THE ELECTRONIC SEAL AND SIGNATURE APPEARING ON THIS SURVEY WAS AUTHORIZED BY JOSE G. HERNANDEZ, PROFESSIONAL LAND SURVEYOR NO. 6952 OF THE STATE OF FLORIDA ON AUGUST 27, 2025. ALTA/NSPS LAND TITLE SURVEY FIELD SURVEY WAS COMPLETED ON: AUGUST 21, 2025. 3300 NW 112th AVE. SUITE #10, DORAL, FL 33172 F.B. MD-85 , PG.70-71 THIS IS A BOUNDARY SURVEY PROPERTY INFORMATION PROPERTY ADDRESS: 1600 NW 165th STREET CITY OF MIAMI GARDENS, FL 33169 PARCEL ID: 34-2114-008-1980 SURVEYOR'S NOTES LEGAL DESCRIPTION FLOOD ZONE INFORMATION CERTIFY TO: DATUM AND BENCHMARKS LOCATION MAP N A PORTION OF SECTION 14, TOWNSHIP 52 SOUTH, RANGE 41 EAST, CITY OF MIAMI GRADENS, MIAMI- DADE COUNTY, FLORIDASCALE 1:500 ALL OF LOTS 1 THROUGH 4, IN BLOCK 13, OF SUNSHINESTATE INDUSTRIAL PARK SECTION TWO, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 78, PAGE 58, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY,FLORIDA, AND A PORTION OF LOT 5, IN SAID BLOCK 13, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SAID LOT 5,IN BLOCK 13, OF SUNSHINE STATE INDUSTRIAL PARK SECTION TWO, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 78, PAGE 58, OF THE PUBLICRECORDS OF MIAMI-DADE COUNTY, FLORIDA; THENCE RUN SOUTHERLY ALONG THE WEST LINE OF SAID LOT 5 FOR A DISTANCE OF 370.00 FEET TO THE SOUTHWEST CORNER OFSAID LOT 5; THENCE RUN EASTERLY ALONG THE SOUTH LINE OF SAID LOT 5 FOR A DISTANCE OF 25.50 FEET TO A POINT; THENCE RUN NORTHERLY ALONG A LINE THAT ISPARALLEL WITH AND 410.00 FEET EAST OF THE WEST LINE OF BLOCK 13 FOR A DISTANCE OF 370.00 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 5; THENCE RUN WESTERLY ALONG THE NORTH LINE OF SAID LOT 5 FOR ADISTANCE OF 25.67 FEET TO THE POINT OF BEGINNING. SUBJECT PROPERTY IS LOCATED WITHIN FLOOD ZONE "X"(ELEV. N/A), AS SHOWN ON FLOOD INSURANCE RATE MAP NUMBER 12086C0136L, DATED SEPTEMBER 11, 2009. ELEVATION REFER TO NATIONAL GEODETIC VERTICAL DATUM OF 1929 (N.G.V.D. 1929) AND IS EXPRESSED IN FEET. O' CONNOR MANAGEMENT, LLC O' CONNOR MANAGEMENT, LLC ELEVATIONS SHOWN HEREON REFER TO NATIONALGEODETIC VERTICAL DATUM OF 1929 (N.G.V.D. 1929) ANDARE EXPRESSED IN FEET. BENCHMARK: N-351ELEVATION: 7.68' (N.G.V.D. 1929)LOC1:NW 167 ST (N X-WAY ACCESS RD) --- 30.3' NORTH OFC/LLOC2: NW 17 AVE --- 50.9' EAST OF C/LBM DESCRIPTION: PK NAIL AND BRASS WASHER 0.5' E OF W END OF CONC HEADWALL OF CANAL ALTA/NSPS LAND TITLE SURVEY THIS IS CERTIFY THAT THIS MAP OR PLAT AND THESURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS,JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 7(A)(B1), 8, 9, 11, 13, 14, 16, 17, 18 AND 19 OF TABLE A THEREOF. THE FIELD WORKWAS COMPLETED ON AUGUST 21, 2025. I HEREBY CERTIFY THAT THIS "ALTA/NSPS LAND TITLESURVEY" OF THE PROPERTY DESCRIBED HEREON IS TRUEAND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AS RECENTLY SURVEYED AND DRAWN UNDER MY SUPERVISION AND DIRECTION. THIS SURVEY COMPLIESWITH STANDARDS OF PRACTICE REQUIREMENTS ADOPTED BY THE FLORIDA STATE BOARD OF SURVEYORS AND MAPPERS PURSUANT TO CHAPTER 5J-17, FLORIDAADMINISTRATIVE CODE. THIS CERTIFICATION DOES NOT EXTEND TO ANY UNNAMED PARTIES. BY:___________________________JOSE G. HERNANDEZ, PRESIDENT PROFESSIONAL LAND SURVEYOR No. 6952 STATE OF FLORIDA. MATCH LINE SEE SHEET 2 TREE IDENTIFICATION MUST BE VERIFY BY A CERTIFIED SPECIALIST TREE LIST THIS ALTA/NSPS LAND TITLE SURVEY REFLECTS PLOTTABLEEASEMENTS AND RIGHT-OF-WAYS SHOWN IN SCHEDULE B-II OF FILE ORDER NUMBER 1667784A1, ISSUED BY OLDREPUBLIC NATIONAL TITLE INSURANCE COMPANY, HAVING AN EFFECTIVE DATE OF AUGUST 4, 2025 AT 11:00 P.M. 6. ALL MATTERS CONTAINED ON THE PLAT OF SUNSHINESTATE INDUSTRIAL PARK SECTION TWO, AS RECORDED IN PLAT BOOK 78, PAGE 58, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. AFFECTS PROPERTY - DEPICTED ONSURVEY. 7. UNITY OF TITLE RECORDED UNDER O.R. BOOK 4674, PAGE 297, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.AFFECTS PROPERTY - NOT DEPICTABLE. 8. ORDINANCE CREATING SUNSHINE STATE INDUSTRIAL PARKSTREET LIGHTING DISTRICT, RECORDED IN O.R. BOOK 9519, PAGE 884, PUBLIC RECORDS OF MIAMI-DADE COUNTY,FLORIDA. AFFECTS PROPERTY - NOT DEPICTABLE (BLAMKET IN NATURE). 9. AGREEMENT WITH NORTH DADE WATER COMPANYRECORDED IN O.R. BOOK 709, PAGE 524, AFFECTED BY BILL OF SALE AGREEMENT REGARDING WATER & SEWER SERVICE, RECORDED IN O.R. BOOK 1350, PAGE 665, AND RESOLUTIONOF THE CITY OF NORTH MIAMI BEACH, RECORDED IN O.R. BOOK 3801, PAGE 20, PUBLIC RECORDS OF MIAMI-DADECOUNTY, FLORIDA, WHICH PERTAINS TO WATER & SEWER SERVICE. AFFECTS PROPERTY - NOT DEPICTABLE. NOTES REGARDING TITLE COMMITMENT 1.FIELD SURVEY WAS COMPLETED ON: AUGUST 21, 2025. 2.LEGAL DESCRIPTION WAS PROVIDED BY THE CLIENT3.SUBJECT PROPERTY AREA: 37,146 ± Sq.ft. (0.853 ACRES) BUILDING AREA: 151,534 ± Sq.ft. (3.479 ACRES)4.BEARINGS BASED ON AN ASSUMED BEARING OF N86°56'28"E ALONG THE CENTER LINE OF N.W. 165thSTREET.5.DISTANCES ALONG BOUNDARY LINES, AS SHOWN HEREON,ARE RECORD AND/OR MEASURED UNLESS OTHERWISENOTED.6.THE SURVEYOR DOES NOT DETERMINE FENCE AND/ORWALL OWNERSHIP.7.UNDERGROUND FOOTINGS, FOUNDATIONS HAVE NOT BEENLOCATED AT THE TIME OF THIS SURVEY, UNLESSOTHERWISE NOTED.8.ABOVEGROUND AND/OR VISIBLE UTILITIES HAVE BEENLOCATED AT THE TIME OF THIS SURVEY, UNLESSOTHERWISE NOTED. 9.SUBJECT PROPERTY HAS A DIRECT PHYSICAL ACCESS TOAND FROM N.W. 165th STREET AND N.W. 16th COURT, A PUBLIC DEDICATED RIGHT-OF-WAY.10.10.THIS BOUNDARY SURVEY IS SUBJECT TO EASEMENTS, RIGHTS-OF-WAY AND OTHER MATTERS THATMIGHT BE REFLECTED ON A SEARCH OF TITLE OF THE SUBJECT PROPERTY.11.THERE ARE A TOTAL OF 94 PARKING SPACES AND 1 HANDICAP WITHIN SUBJECT PROPERTY.12.THERE IS NOT OBSERVED EVIDENCE OF RECENT EARTHMOVING WORK, BUILDING CONSTRUCTION, OR BUILDINGADDITIONS OBSERVED IN THE PROCESS OF CONDUCTINGTHE FIELD WORK.13.THERE IS OBSERVED EVIDENCE OF PROPOSED CHANGESIN STREET RIGHT-OF-WAY LINES AND/OR RECENT STREETOR SIDEWALK CONSTRUCTION .14.THE ATTESTING LAND SURVEYOR CARRIES PROFESSIONALLIABILITY INSURANCE IN THE AMOUNT OF $1,000,000THEBOUNDARY OF THE SURVEY PROPERTY AS DESCRIBED FORMS A MATHEMATICALLY CLOSED FIGURE ACCURATETO 1 FOOT IN 10,000,000 FEET. 15.THE ACCURACY OBTAINED BY FIELD MEASUREMENTS ANDOFFICE CALCULATIONS OF CLOSED GEOMETRY FIGURES MEETS AND EXCEEDS THE MINIMAL TECHNICALSTANDARDS OF PRACTICE REQUIREMENTS FOR COMMERCIAL/HIGH RISK LINEAR 1 FOOT IN 10,000 FEETAS DEFINED IN RULE 5J-17.051 OF THE FLORIDA ADMINISTRATIVE CODE. \\JHA-01\JHA Drafting\JHA Drawings\Miami-Dade\145241\1600 NW 165 ST\SURVEY\1600 NW 165 ST - BOUNDARY SURVEY - 20250827.dwg, 8/27/2025 3:09:05 PM, DWG To PDF.pc3 JOS E G . HERNAND E Z *** FLORI D A L I CENSE Digitally signed by jose hernandez DN: c=US, st=Florida, l=Doral, serialNumber=AATL20240304339201, o=J.HERNANDEZ AND ASSOCIATES, INC., cn=jose hernandez, email=JHERNANDEZ@JHAS URVEYS.COM Date: 2026.01.30 08:23:12 -05'00' Adobe Acrobat version: 2025.001.21111Page 4 of 15Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 SUBJECTPROPERTY S02°06'47"E(M) N00°01'15"E (R) 10.00' (R&M) S86°56'28"W(M) N89°04'39"E (R) 35.00' (R&M)N02°06'47"W(M) N00°01'15"E (R) 330.82' (M&C)S02°06'47"E(M) N00°01'15"E (R) 370.00' (R&M)S86°56'28"W(M) N89°04'30"E (R) 375.05' (M & C ) S.W. CORNER LOT 5, BLOCK 13 (PB. 78, PG. 58) SOUTH LINE LOT 5 25.50' (R)25.59' (M&C)S02°08'02"E(M)NORTH(R)370.00' (R&M)LINE PARALLEL WITH AND 410.00 FEET EASTOF THE WEST LINE OF BLOCK 13WEST LINE OF BLOCK 13S86°56'28"W(M) 25.00' (R&M)N02°06'47"W(M)N00°01'15"E (R) 415.00' (R&M)TRACT "B" RAILROAD AND UTILITY EASEMENT (P.B. 78, PG .58) TRACT "B" RAILROAD AND UTILITY EASEMENT (P.B. 78, PG .58)EAST LINE A OF THE WEST 115 FEETOF THE W 1/2 OF SEC. : 14-52-41WEST LINE LOT 5WEST LINE OF BLOCK 13REVISIONS REV.JOB No.BY: PREPARED FOR: J.Hernandez & Associates Inc LAND SURVEYORS AND MAPPERS CERTIFICATE OF AUTHORIZATION No. LB8092 (P) 305-526-0606 (E) info@jhasurveys.com CITY OF MIAMI GARDENS, MIAMI-DADE COUNTY, FLORIDA JOB NUM.: 155362DRAWN BY: K.S.T.CHECKED BY: J.G.H. DATE: 08/19/2025 SURVEYOR'S CERTIFICATION: LYING AND BEING IN SECTION 14, TOWNSHIP 52 SOUTH, RANGE 41 EAST DATE: 08/19/2025 SHEET NUMBER: 2 OF 2 PROJECT NUMBER: MD-873 DATE LEGEND AND ABBREVIATIONS THE ELECTRONIC SEAL AND SIGNATURE APPEARING ON THIS SURVEY WAS AUTHORIZED BY JOSE G. HERNANDEZ, PROFESSIONAL LAND SURVEYOR NO. 6952 OF THE STATE OF FLORIDA ON AUGUST 27, 2025. ALTA/NSPS LAND TITLE SURVEY FIELD SURVEY WAS COMPLETED ON: AUGUST 21, 2025. 3300 NW 112th AVE. SUITE #10, DORAL, FL 33172 THIS IS A BOUNDARY SURVEY PROPERTY INFORMATION PROPERTY ADDRESS: 1600 NW 165th STREET CITY OF MIAMI GARDENS, FL 33169 PARCEL ID: 34-2114-008-1980 SURVEYOR'S NOTES LEGAL DESCRIPTION FLOOD ZONE INFORMATION DATUM AND BENCHMARKS LOCATION MAP N A PORTION OF SECTION 14, TOWNSHIP 52 SOUTH, RANGE 41 EAST, CITY OF MIAMI GRADENS, MIAMI- DADE COUNTY, FLORIDASCALE 1:500 ALL OF LOTS 1 THROUGH 4, IN BLOCK 13, OF SUNSHINESTATE INDUSTRIAL PARK SECTION TWO, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 78, PAGE 58, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY,FLORIDA, AND A PORTION OF LOT 5, IN SAID BLOCK 13, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SAID LOT 5,IN BLOCK 13, OF SUNSHINE STATE INDUSTRIAL PARK SECTION TWO, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 78, PAGE 58, OF THE PUBLICRECORDS OF MIAMI-DADE COUNTY, FLORIDA; THENCE RUN SOUTHERLY ALONG THE WEST LINE OF SAID LOT 5 FOR A DISTANCE OF 370.00 FEET TO THE SOUTHWEST CORNER OFSAID LOT 5; THENCE RUN EASTERLY ALONG THE SOUTH LINE OF SAID LOT 5 FOR A DISTANCE OF 25.50 FEET TO A POINT; THENCE RUN NORTHERLY ALONG A LINE THAT ISPARALLEL WITH AND 410.00 FEET EAST OF THE WEST LINE OF BLOCK 13 FOR A DISTANCE OF 370.00 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 5; THENCE RUN WESTERLY ALONG THE NORTH LINE OF SAID LOT 5 FOR ADISTANCE OF 25.67 FEET TO THE POINT OF BEGINNING. SUBJECT PROPERTY IS LOCATED WITHIN FLOOD ZONE "X"(ELEV. N/A), AS SHOWN ON FLOOD INSURANCE RATE MAP NUMBER 12086C0136L, DATED SEPTEMBER 11, 2009. ELEVATION REFER TO NATIONAL GEODETIC VERTICAL DATUM OF 1929 (N.G.V.D. 1929) AND IS EXPRESSED IN FEET. O' CONNOR MANAGEMENT, LLC ELEVATIONS SHOWN HEREON REFER TO NATIONALGEODETIC VERTICAL DATUM OF 1929 (N.G.V.D. 1929) ANDARE EXPRESSED IN FEET. BENCHMARK: N-351ELEVATION: 7.68' (N.G.V.D. 1929)LOC1:NW 167 ST (N X-WAY ACCESS RD) --- 30.3' NORTH OFC/LLOC2: NW 17 AVE --- 50.9' EAST OF C/LBM DESCRIPTION: PK NAIL AND BRASS WASHER 0.5' E OF W END OF CONC HEADWALL OF CANAL ALTA/NSPS LAND TITLE SURVEY N MATCH LINE SEE SHEET 1 CERTIFY TO: O' CONNOR MANAGEMENT, LLC POSSIBLE ENCROACHMENTS A PORTION OF METAL FENCE, ALONG THESOUTHWESTERLY CORNER, ENCROACH 15.4' FROM SUBJECT PROPERTY ONTO ADJOINING LAND.A PORTION OF ASPHALT DRIVEWAY, ALONG THESOUTHWESTERLY CORNER, ENCROACH 13.6' FROM SUBJECT PROPERTY ONTO ADJOINING LAND.A PORTION OF CONC. PAD, ALONG THE SOUTHWESTERLYCORNER, ENCROACH 24.1' FROM SUBJECT PROPERTY ONTO ADJOINING LAND.A PORTION OF C.B.S. WALL, ALONG THE SOUTHWESTERLYCORNER, ENCROACH 22.9' FROM SUBJECT PROPERTYONTO ADJOINING LAND.A PORTION OF CHAIN LINK FENCE, ALONG THE SOUTHEASTERLY CORNER, ENCROACH 20.4' FROMSUBJECT PROPERTY ONTO ADJOINING LAND.THERE ARE NO ADDITIONAL, OBSERVED, ENCROACHMENTS, ONTO THE SUBJECT PROPERTY FROMADJOINING LANDS, OR FROM THE ADJOINING LANDS ONTO SUBJECT PROPERTY, UNLESS OTHERWISE NOTED. TREE IDENTIFICATION MUST BE VERIFY BY A CERTIFIED SPECIALIST TREE LIST F.B. MD-85 , PG.70-71 THIS IS CERTIFY THAT THIS MAP OR PLAT AND THESURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS,JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 7(A)(B1), 8, 9, 11, 13, 14, 16, 17, 18 AND 19 OF TABLE A THEREOF. THE FIELD WORKWAS COMPLETED ON AUGUST 21, 2025. I HEREBY CERTIFY THAT THIS "ALTA/NSPS LAND TITLESURVEY" OF THE PROPERTY DESCRIBED HEREON IS TRUEAND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF AS RECENTLY SURVEYED AND DRAWN UNDER MY SUPERVISION AND DIRECTION. THIS SURVEY COMPLIESWITH STANDARDS OF PRACTICE REQUIREMENTS ADOPTED BY THE FLORIDA STATE BOARD OF SURVEYORS AND MAPPERS PURSUANT TO CHAPTER 5J-17, FLORIDAADMINISTRATIVE CODE. THIS CERTIFICATION DOES NOT EXTEND TO ANY UNNAMED PARTIES. BY:___________________________JOSE G. HERNANDEZ, PRESIDENT PROFESSIONAL LAND SURVEYOR No. 6952 STATE OF FLORIDA. 1.FIELD SURVEY WAS COMPLETED ON: AUGUST 21, 2025. 2.LEGAL DESCRIPTION WAS PROVIDED BY THE CLIENT3.SUBJECT PROPERTY AREA: 37,146 ± Sq.ft. (0.853 ACRES) BUILDING AREA: 151,534 ± Sq.ft. (3.479 ACRES)4.BEARINGS BASED ON AN ASSUMED BEARING OF N86°56'28"E ALONG THE CENTER LINE OF N.W. 165thSTREET.5.DISTANCES ALONG BOUNDARY LINES, AS SHOWN HEREON,ARE RECORD AND/OR MEASURED UNLESS OTHERWISENOTED.6.THE SURVEYOR DOES NOT DETERMINE FENCE AND/ORWALL OWNERSHIP.7.UNDERGROUND FOOTINGS, FOUNDATIONS HAVE NOT BEENLOCATED AT THE TIME OF THIS SURVEY, UNLESSOTHERWISE NOTED.8.ABOVEGROUND AND/OR VISIBLE UTILITIES HAVE BEENLOCATED AT THE TIME OF THIS SURVEY, UNLESSOTHERWISE NOTED. 9.SUBJECT PROPERTY HAS A DIRECT PHYSICAL ACCESS TOAND FROM N.W. 165th STREET AND N.W. 16th COURT, A PUBLIC DEDICATED RIGHT-OF-WAY.10.10.THIS BOUNDARY SURVEY IS SUBJECT TO EASEMENTS, RIGHTS-OF-WAY AND OTHER MATTERS THATMIGHT BE REFLECTED ON A SEARCH OF TITLE OF THE SUBJECT PROPERTY.11.THERE ARE A TOTAL OF 94 PARKING SPACES AND 1 HANDICAP WITHIN SUBJECT PROPERTY.12.THERE IS NOT OBSERVED EVIDENCE OF RECENT EARTHMOVING WORK, BUILDING CONSTRUCTION, OR BUILDINGADDITIONS OBSERVED IN THE PROCESS OF CONDUCTINGTHE FIELD WORK.13.THERE IS OBSERVED EVIDENCE OF PROPOSED CHANGESIN STREET RIGHT-OF-WAY LINES AND/OR RECENT STREETOR SIDEWALK CONSTRUCTION .14.THE ATTESTING LAND SURVEYOR CARRIES PROFESSIONALLIABILITY INSURANCE IN THE AMOUNT OF $1,000,000THEBOUNDARY OF THE SURVEY PROPERTY AS DESCRIBED FORMS A MATHEMATICALLY CLOSED FIGURE ACCURATETO 1 FOOT IN 10,000,000 FEET. 15.THE ACCURACY OBTAINED BY FIELD MEASUREMENTS ANDOFFICE CALCULATIONS OF CLOSED GEOMETRY FIGURES MEETS AND EXCEEDS THE MINIMAL TECHNICALSTANDARDS OF PRACTICE REQUIREMENTS FOR COMMERCIAL/HIGH RISK LINEAR 1 FOOT IN 10,000 FEETAS DEFINED IN RULE 5J-17.051 OF THE FLORIDA ADMINISTRATIVE CODE. THIS ALTA/NSPS LAND TITLE SURVEY REFLECTS PLOTTABLEEASEMENTS AND RIGHT-OF-WAYS SHOWN IN SCHEDULE B-II OF FILE ORDER NUMBER 1667784A1, ISSUED BY OLDREPUBLIC NATIONAL TITLE INSURANCE COMPANY, HAVING AN EFFECTIVE DATE OF AUGUST 4, 2025 AT 11:00 P.M. 6. ALL MATTERS CONTAINED ON THE PLAT OF SUNSHINESTATE INDUSTRIAL PARK SECTION TWO, AS RECORDED IN PLAT BOOK 78, PAGE 58, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. AFFECTS PROPERTY - DEPICTED ONSURVEY. 7. UNITY OF TITLE RECORDED UNDER O.R. BOOK 4674, PAGE 297, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.AFFECTS PROPERTY - NOT DEPICTABLE. 8. ORDINANCE CREATING SUNSHINE STATE INDUSTRIAL PARKSTREET LIGHTING DISTRICT, RECORDED IN O.R. BOOK 9519, PAGE 884, PUBLIC RECORDS OF MIAMI-DADE COUNTY,FLORIDA. AFFECTS PROPERTY - NOT DEPICTABLE (BLAMKET IN NATURE). 9. AGREEMENT WITH NORTH DADE WATER COMPANYRECORDED IN O.R. BOOK 709, PAGE 524, AFFECTED BY BILL OF SALE AGREEMENT REGARDING WATER & SEWER SERVICE, RECORDED IN O.R. BOOK 1350, PAGE 665, AND RESOLUTIONOF THE CITY OF NORTH MIAMI BEACH, RECORDED IN O.R. BOOK 3801, PAGE 20, PUBLIC RECORDS OF MIAMI-DADECOUNTY, FLORIDA, WHICH PERTAINS TO WATER & SEWER SERVICE. AFFECTS PROPERTY - NOT DEPICTABLE. NOTES REGARDING TITLE COMMITMENT \\JHA-01\JHA Drafting\JHA Drawings\Miami-Dade\145241\1600 NW 165 ST\SURVEY\1600 NW 165 ST - BOUNDARY SURVEY - 20250827.dwg, 8/27/2025 3:09:24 PM, DWG To PDF.pc3 JOS E G . HERNANDE Z *** FLORI D A L I CENSE Digitally signed by jose hernandez DN: c=US, st=Florida, l=Doral, serialNumber=AATL20240304339201, o=J.HERNANDEZ AND ASSOCIATES, INC., cn=jose hernandez, email=JHERNANDEZ@JHASU RVEYS.COM Date: 2026.01.30 08:23:31 -05'00' Adobe Acrobat version: 2025.001.21111Page 5 of 15Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance Exhibit “B” Proposed Site Plan Page 6 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CBWMBO S S CB CB BO BO S BOBOCB WM xxx x x x x x x x x x x x x x x x x xxS02°06'47"E(M) N00°01'15"E (R) 10.00' (R&M) S86°56'28"W(M) N89°04'39"E (R) 35.00' (R&M) D=89°03'15" (M) R=50.00' (R) A=77.71'(M)N02°06'47"W(M) N00°01'15"E (R) 330.82' (M&C)S02°06'47"E(M) N00°01'15"E (R) 370.00' (R&M)S86°56'28"W(M) N89°04'30"E (R) 375.05' (M&C) P.O.B. N.W.CORNER LOT 5, BLOCK 13 (P.B. 78, PG. 58)WEST LINE LOT 5S.W. CORNER LOT 5, BLOCK 13 (PB. 78, PG. 58) SOUTH LINE LOT 5 25.67' (R) 25.73' (M&C) 25.50' (R) 25.59' (M&C) NORTH LINE LOT 5 S02°08'02"E(M)NORTH(R)370.00' (R&M)LINE PARALLEL WITH AND 410.00 FEET EASTOF THE WEST LINE OF BLOCK 13WEST LINE OF BLOCK 13S02°06'47"E(M) 35.00' (R&M)S86°56'28"W(M) 25.00' (R&M) N86°56'28"E(M) N89°04'30"E (R) 435.06' (M&C)N02°06'47"W(M)N00°01'15"E (R) 415.00' (R&M)TRACT "B" RAILROAD AND UTILITY EASEMENT (P.B. 78, PG .58) TRACT "B" RAILROAD AND UTILITY EASEMENT (P.B. 78, PG .58)EAST LINE A OF THE WEST 115 FEETOF THE W 1/2 OF SEC. : 14-52-41D CBUB W x x x x xxxxxxxxxxxxxxxOHW OHW OHW OHW OHW OHW OHW OHW OHW OHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWOHWEAST LINE A OF THE WEST 115 FEETOF THE W 1/2 OF SEC. : 14-52-41WEST LINE LOT 5WEST LINE OF BLOCK 13N02°06'47"W(M) N00°01'15"E (R) 415.00' (R&M)DRAINAGE CATCH BASIN RIM = 5.71' NV.(W)= 3.76' (18" CONC.) INV.(E)= 3.55' (18" CONC.) BOTTOM =FULL OF SEDIMENTS DRAINAGE CATCH BASINRIM = 5.66' SEALED DRAINAGE CATCH BASINRIM = 6.55' SEDIMENTED DRAINAGE CATCH BASINRIM = 6.47' NV.(S)= 4.07' (15" MCP) BOTTOM =FULL OF WATER N86°56'28"E(M) N89°04'30"E (R) 360.87' (M&C) 6 9 8 10 4 8 6 9 11 9 9 17 13 NW 165TH STREET NW 16TH COURTR/W R/WR/WCL CLCL CLCLCLR/WR/WR/WR/W PL PLPLPL EXIST. BLDG TO REMAIN 64,059 SF EXIST. FFE = 7.2' NGVD EXIST. FFE = 7.3' NGVD 1-STORY EXIST. BLDG HEIGHT = 23.0'34-2114-008-2020INDUSTRIAL - LIGHT MFGLIGHT MFG & FOOD PROCESSINGINN/I-134-2114-008-2270 INDUSTRIAL - LIGHT MFG WAREHOUSE OR STORAGE INN/I-1 34-2114-008-2130 INDUSTRIAL - LIGHT MFG PARKING LOT INN/I-1 34-2114-011-0060 INDUSTRIAL - LIGHT MFG PARKING LOT INN/I-1 34-2114-011-0050 INDUSTRIAL - LIGHT MFG LIGHT MFG & FOOD PROCESSING INN/I-1 34-2114-008-2230 INDUSTRIAL - LIGHT MFG WAREHOUSE OR STORAGE INN/I-1 SINGLE FAMILYDWELLING RESIDENTIALR-15 6 4 54 CBWM S S CB CB BOBO SBOBO CB WM x D CBUB W xNORTH SITE PLAN©C-400TESLA AT MIAMI GARDENSPREPARED FOREV 1600 LLCR/W PL LEGEND CL BL SITE DATA TABLE FOLIO 34-2114-008-1980 ADDRESS 1600 NW 165TH ST, MIAMI GARDENS, FL 33169 ZONING INN LAND USE CLASSIFICATION COMMERCE EXISTING BUILDING USE INDUSTRIAL PROPOSED BUILDING USE VEHICLE AUTO REPAIR TOTAL PROPERTY AREA 3.479 AC (151,534 SF) REQUIRED PROPOSED MINIMUM LOT FRONTAGE NW 165TH STREET 125 FT 360.9 FT NW 16TH COURT 125 FT 330.8 FT BUILDING SETBACKS FRONT (MIN.) (FT)20 FT 34.9 FT REAR (FT)0 14.5 FT SIDE (FT)0 70.5 FT F.A.R. (MAX)0.50 0.42 BUILDING COVERAGE (MAX.) SF 75,767 SF 63,778 SF IMPERVIOUS AREA (MAX.) %90% MAX.83.8% PERVIOUS AREA (OPEN SPACE)10% MIN.16.2% BUILDING HEIGHT (MAX.) FT 55 FT 23 FT LANDSCAPE BUFFER FRONT YARD / ROW 5 FT MIN.7.7 FT SIDE YARD (WEST)5 FT MIN.5.0 FT SIDE YARD (EAST)5 FT MIN.5.0 FT REAR YARD 5 FT MIN.5.0 FT OFF-STREET PARKING AREAS 7 FT MIN.5.0 FT AN ADDITIONAL 24 BAYS ARE PROPOSED WITHIN THE BUILDING, ALONG WITH TWO LOADING SPACES, FOR A TOTAL SITE VEHICLE STORAGE CAPACITY OF 91 VEHICLES. PLEASE NOTE, THREE (3) ADA SPACES ARE ONLY PROVIDED FOR THE PUBLIC AND EMPLOYEE PARKING, WHICH TOTALS 77 SPACES. ADA SPACES ARE NOT PROVIDED IN THE EASTERN PORTION OF THE SITE BECAUSE THAT AREA IS PRIMARILY DESIGNATED EXCLUSIVELY FOR COLLISION CENTER PARKING AND OPERATIONAL USE. PARKING CALCULATION AREA RATE TOTAL OFFICE 3,187 SF 1 SP/300 SF 11 VEHICLE REPAIR 58,427 SF 1 SP/250 SF 234 TOTAL PARKING REQUIRED 245 PARKING SUMMARY ADA 3 CUSTOMER 65EMPLOYEE 12 TOTAL PROVIDED (23 EV/EVSE SPACES)140 PERCENT VARIANCE 42.86% BAY PARKING STORAGE 65 INTERNAL BAYS 26 TOTAL SITE VEHICLE STORAGE CAPACITY 91 CUST OMER EMPLOYEE & OPERATIONSSTORAGEPARKING KEY MAP EMPLOYEE & OPERATIONS 63STORAGEPage 7 of 15Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance Exhibit “C”- Staff Recommendation Page 8 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance STAFF RECOMMENDATION CVAR-2026-000013 APPLICATION INFORMATION Applicant: EV 1600 LLC Property Location: 1600 NW 165 Street Miami Gardens, Florida 33169 Folio Number: 34-2114-008-1980 Property Size: 3.48 +/- Acres Future Land Use: Commerce Existing Zoning: Innovation Requested Action(s): Non-use variance of Section 34-381 to allow a reduction in the number of required off-street parking spaces to 140 spaces, where 245 spaces are required. RECOMMENDATION: It is recommended that the City Council adopt a Resolution allowing a decrease in the number of required off-street parking spaces for the proposed Tesla Collision Center located at 1600 NW 165th Street. Neighborhood Land Use Characteristics Property Future Land Use Designation Zoning Classification Existing Use Subject Site Commerce INN, Innovation Wholesaling North Commerce INN, Innovation Warehouse/Distribution South Commerce INN, Innovation Warehouse/Distribution East Commerce INN, Innovation Warehouse/Distribution West N/A N/A Canal Project Summary/Background The Property, further identified by Miami-Dade County Property Appraiser Folio No. 34-2114- 008-1980, is located at the southeast corner of NW 165th Street and NW 16th Court. See Figure 1, Aerial below. The Property is approximately 151,545 square feet (3.48 +/- acres) in size and is developed with a 1-story warehouse style building. The Property abuts a truck-storage use to the south, an industrial food-processing plant to the east, and, to the north across NW 165th Street, an industrial storage facility. The area surrounding the Property to the north, south and east consists of light industrial uses. The Property also fronts a canal along its western boundary, which forms a natural buffer for the residential uses to the west. Page 9 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance In January of 2025, the City Council adopted Ordinance 2025-002-482, establishing the Innovation Overlay District (“INN”), which includes the Property. See Figure 3, Zoning Map Excerpt, below. Accordingly, the Property is zoned I-1 and within the INN overlay. The INN District is intended to revitalize and promote improvement and enhancement of existing industrial areas by providing unique development opportunities. See City of Miami Gardens Code, Sec. 34-14(q). To accomplish the Innovation District's intent and purpose, the applicant proposes to adaptively use the existing warehouse-style building at the Property as a Tesla-only electric-vehicle collision repair facility (the “Project”). The Project will reinvest in and modernize the underutilized industrial Property, promoting the improvement and continued viability of the surrounding industrial area by introducing a high- tech, clean, and low-impact use. REVIEW AND ANALYSIS The City Council may grant variances and waivers subject to the property meeting the criteria set forth in Section 34-47 of the City’s Land Development Regulations (LDR): Sec. 34-47. - Granting of variances and waivers. (h) Criteria for granting variances. Upon appeal or direct application in specific cases to hear and grant applications for non-use variances and waivers of this chapter, when authorized, the zoning appeals board may grant approval, approval with conditions of the application, upon showing by the applicant that the non-use variance or waiver meets all of the following: (1) The particular physical surroundings, shape, topographical condition, or other physical or environmental condition of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience, if the regulations were carried out literally. Page 10 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance (2) The conditions upon which the request for a variance is based are unique to the parcel and would not be generally applicable to other property within the vicinity. (3) The alleged difficulty or hardship was not deliberately created to establish a use or structure which is not otherwise consistent with this Code. (4) The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the vicinity. (5) The proposed variance will not substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the vicinity. (6) The variance request is the minimum variance that will make possible the reasonable use of the land, building, or structure; (7) The granting of the variance request will be in harmony with the general intent and purpose of these regulations and the comprehensive plan; (8) Nonconforming use of neighboring lands, structures, or buildings in the same zoning district, and the permitted use of lands, structures, or buildings in other zoning districts, shall not be considered grounds for the authorization of a variance; and (9) Financial hardship is not the only evidence of a hardship considered in the authorization of a variance. Staff Comment The applicant is requesting a parking variance to support the development of a Tesla Collision Center located at 1600 NW 165th St in the Innovation District. The variance request is to reduce the number of parking spaces to 140, where 245 parking spaces are required for the proposed Tesla site. In addition to the 140 parking spaces, there will be interior improvements, including 26 internal bays for vehicles undergoing repair, allowing all work in progress to be accommodated within the building. It’s important to note that the proposed variance will apply solely to the prospective business. As the variance request exceeds the 25% threshold for staff approval, approval by the City Council is required. All other development standards are intended to be met, and the structure will otherwise be consistent with the current code. The variance is not transferable and shall not extend to any other uses or future businesses. The proposed Collision Center will use the existing warehouse-style building at the property as a Tesla-only electric-vehicle collision repair facility. The Project will revitalize and modernize the industrial property introducing a high-tech, clean, and low-impact use. All repair, bodywork, testing, and paint activities will occur entirely within the enclosed building using EPA-compliant equipment. As an electric-vehicle-only facility, the use will not involve gasoline, diesel fuel, or motor oil and will not generate exhaust emissions or engine noise associated with internal-combustion vehicles. Vehicles under repair will be stored indoors, and all vehicles on site will remain customer-owned and titled. The building façades will be updated to reflect Tesla’s contemporary design standards, including the installation of standard aluminum Tesla logos and branding elements on the north and west elevations. All proposed designs are subject to the City's design standards for commercial establishments. Page 11 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance The proposed 140 parking spaces for the Tesla Collision Center will be sufficient for the expected peak demand, providing sufficient parking for customers without any adverse impact on traffic circulation or adjacent properties. Granting this variance will not create a parking shortage nor negatively affect the surrounding area. • The Applicant’s request is based on the existing conditions on the Property. The request is unique to the Applicant’s parcel and would not apply to any other parcels in the area. The maximum number of spaces that can reasonably be provided while preserving operational capabilities of the cross-dock warehousing facility is clearly the minimum possible request for reasonable and necessary use of the Project. The Project will result in a positive economic impact to the City, by creating a significant amount of new local jobs and a substantial increase in the ad valorem tax base in addition to revenue generated from permitting and development fees. The Tesla Collision Center proposes to provide a total of 150 construction jobs and 65 permanent jobs. • The Project will not increase traffic congestion, endanger public safety, or impair nearby property values. The Applicant is increasing on-site parking from 95 to 140 spaces, adding 45 new spaces and significantly reducing any potential parking or circulation issues. The total parking supply exceeds the Project’s actual operational demand, which is characterized by controlled appointments, limited customer traffic, and employee- focused parking. • The variance request represents the minimum relief necessary to enable reasonable use of the Property for the proposed use. In light of the existing building at the Property, the Applicant has limited area where parking may be provided. The Applicant has maximized parking to the greatest extent feasible given the site’s physical constraints and life-safety requirements. In addition, the operational needs of the proposed use do not require more than the 140 parking spaces provided. Consistency with City of Miami Gardens Comprehensive Development Master Plan (CDMP) The application is specifically consistent with the following policies of the CDMP: Policy 1.3.1: Commerce areas shall provide for a wide variety of uses that range from major educational institutions, civic and governmental centers to major retail services as well as single purpose industrial areas. Policy 1.3.5: Future development and redevelopment in Commerce areas shall be designed to provide attractive urban places to live, work and shop. Policy 1.3.6: Uses that are consistent with the Commerce land use category include mixed use developments such as Urban Center, Urban Core and Golden Glades- Palmetto Area, single use developments including Urban Commercial and Office, Urban Industrial, residential development including Medium Density Residential, Medium-High Density Residential, High Density Residential, and Very High Density Residential plus Public and Semi-Public uses. Page 12 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance Policy 2.6.4: Development in commercial and industrial areas shall be designed to have minimal or no adverse impact on adjacent neighborhoods and priority will be given to uses that have the greatest positive impact on the City’s tax base and provide good paying, value added jobs with a future to the community. Anticipated Facilities Impact Concurrency determinations or requirements will be addressed as part of the development review process prior to issuance of a building permit. Public Notification/Comments Notification of the applicant’s request was provided in accordance with Section 34-46(d)(7) Conclusion The requested non-use variance for decreasing the number of required off-street parking spaces does not affect or change the current use of the property. The application is generally consistent with the policies, goals and objectives of the City’s Comprehensive Development Master Plan (CDMP), and generally satisfies Section 34-47 of the City’s Land Development Regulations (LDR) for granting of variances and waivers. Granting of the variance maintains the general intent and purpose of the code and will not alter the essential character of this industrial area. Attachments Attachment A - Location Map Page 13 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance ATTACHMENT A – Location Map Page 14 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6 CVAR-2026-000010 Tesla Collision Center Parking Variance Page 15 of 15 Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6