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Ord No 14-13-2161ORDINANCE NO: 14 -13 -2161 An Ordinance amending Section 20- 3.3(C)(6) Permitted Use Schedule, of the Land Development Code; providing for additional ground floor and third floor uses for certain properties in the "SR - Specialty Retail" zoning district; providing for severability; and providing for ordinances in conflict. WHEREAS, the "SR" Specialty Retail District of the Land Development Code is generally intended to encourage comparison retail uses at the pedestrian- oriented grade level of buildings and office and residential uses on upper floors of buildings; and WHEREAS, very large commercial buildings located along the periphery of the "SR" District are appropriately suited to include a proportion of office uses within the first floor level to complement the comparison retail uses; and WHEREAS, the Planning Board at its April 22, 2013 special meeting conducted a public hearing on Application PB -13 -009, and unanimously recommended approval of a proposed amendment to the Land Development Code which will allow office uses on the ground (first) floor of certain buildings in the "SR" District; and WHEREAS, the City Commission desires to accept the recommendation of the Planning Board and enact the aforesaid amendment. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, that: Section 1. That Section 20- 3.3(C) (6) entitled "Permitted use schedule" of the Land Development Code is hereby amended as follows: LDC Sec. 20- 3.3(C) Permitted Use Schedule. (6) Location of Permitted "SR" District Uses. In the "SR" Specialty Retail District, permitted retail uses shall be located only on first and second floor building levels, permitted office uses only on second floor building levels, and permitted residential uses only on second floor building levels or above, except that for buildings abutting U.S. 1 (South Dixie Highway) that contain more than 50,000 square feet of ground floor space, permitted office uses may be located on the first, second or third floor building levels evels within that portion of the building lying within 4-59 175 feet of the U.S. 1 (South Dixie Highway) right- of -wa. a� The percentage of permitted office uses that would be allowed to occupy the first or ground floor of multi- tenant structures shall not exceed a contiguous twenty, (22 %) percent of the first or ground floor building area of the entire building, , 1 �. Ord. No. 14 -13 -2161 Requests for office uses in excess of a contiguous 22% will require a "special exception" approval pursuant to Section 20 -7.51 of the Land Development Code. b) Ground floor office uses at street lev -% shall be required to have ground floor visibility from the adjacent streets and interior walkways, and shall be open and regularly accessible to customers and patrons during regular business hours. —serve patrons on °a or drop it basis. These uses should shall to the best of their ability, maintain a retail storefront look along the interior walkways comparable to traditional retail sales operations. The ground floor office buildini4 ffentage uses with a facade along the adjacent street shall have storefront windows covering no less than twenty -five (25) percent of the ground -floor building frontage wall area. Storefronts shall remain un- shuttered at night and shall utilize transparent glazing material, and shall provide view of interior spaces lit from within. Where interior building frontages rontages exceed fifty (50) feet, doors or entrances with public access or egress shall be provided at intervals averaging no greater than twenty-five ive (25, ) feet. Section 2. Codification. The provisions of this ordinance shall become and be made part of the Code of Ordinances of the City of South Miami as amended; that the sections of this ordinance may be renumbered or re- lettered to accomplish such intention; and that the word "ordinance" may be changed to "section" or other appropriate word. Section 3. Severability. If any section, clause, sentence, or phrase of this ordinance is for any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of the remaining portions of this ordinance. Section 4. Ordinances in Conflict. All ordinances or parts of ordinances and all sections and parts of sections of ordinances in direct conflict herewith are hereby repealed. However, it is not the intent of this section to repeal entire ordinances, or parts of ordinances, that give the appearance of being in conflict when the two ordinances can be harmonized or when only a portion of the ordinance in conflict needs to be repealed to harmonize the ordinances. If the ordinance in conflict can be harmonized by amending its terms, it is hereby amended to harmonize the two ordinances. Therefore, only that portion that needs to be repealed to harmonize the two ordinances shall be repealed. Section 5. Effective Date. This ordinance shall become effective upon enactment. PASSED AND ENACTED this 4th day of June, 2013. ATTEST: APPROVED: CITY CLE MAYOR 2 #12103177 vl Ord. No. 14 -13 -2161 1St Reading — 5/7/13 2 "a Reading — 6/4/13 READ AND/AYPROVED AS TO FORM: COMMISSION VOTE: 5 -0 LANGUA E EGALI AN Mayor Stoddard: Yea EX THERE Vice Mayor Liebman: Yea Commissioner Newman: Yea Commissioner Harris: Yea Commissioner Welsh: Yea Afro N #12103177 vl South Miami A}��1GtlC�GbY „ CITY OF SOUTH MIAMI OFFICE OF THE CITY MANAGER zooi INTER- OFFICE MEMORANDUM To: The Honorable Mayor Stoddard and Members of the City Commission Via: Steven J. Alexander, City Manager From: Christopher Brimo, AICP ]Manning Director 4/� May Date: M , 7 2013 ITEM No. 115 An <Ordinance amending Section 20- 3.3(0)(6) Permitted Use Schedule, of the Land Development Code; providing for additional ground floor and third floor uses for certain properties in the "SR - Specialty Retail" zoning district; providing for severability; providing for ordinances in conflict; SUMMARY OF REQUEST Holland. & Knight, representing Bakery Associates, Ltd. Is` requesting the review and approval of an amendment to the permitted uses within the SR - Specialty .Retail zoning district to allow "office" uses on the ground and third floors within a limited area of the Shops at Sunset Place. BACKGROUND At the February 5,, 2013 City Commission meeting during Commission remarks, the Vice Mayor raised an issue regarding the Shops at Sunset Place for general discussion with the other Commissioners. Vice Mayor Liebman had spoken with representatives of Simon Properties regarding ways to decrease the vacancies at the Shops and increase the pedestrian traffic that would benefit the Shops and the downtown; area by allowing "permitted" ;office uses within certain areas of the property where these uses are currently prohibited. The area in question is that part of the shopping center previously occupied by Nike Town and Casa Ideas at the northern apex of the property. Its general location and frontage on South Dixie Highway discourages the typical retail pedestrian traffic.. Currently the Land Development Code states. the following. In the "SIZ" Specialty Retail District, permitted retail uses shall be located only on first and second _door building levels, permitted office uses only on secondfloor building levels, and permitted residential uses only on second floor building levels or above. During the discussion the Commission expressed interest, and seemed willing to entertain a proposal that would allow office uses within the northern portion of the Shops that has remained vacant. Attached is a excerpt from the February 5th discussion. The Shops at Sunset Place is approximately 516,000 square feet of mixed use development within the Specialty Retail (SR) zoning district, and the Hometown Overlay District, The proposal as presented would seek to amend the current use restrictions to allow "office" uses on Shops of Sunset Place. blay. 7; 2013 Page 3 of 5 Figure 2, Figure 3.. Pursuant to Section 20 -7.12 - Permitted Uses, of the Land Development Code, the following office uses are permitted within the Hometown District. Z: \Commission Items \2013 \5 -7 -J3 \Shops at Sunset Place Amendment \Shops at Sunset Place Amendments Sec 20- 3.3(C)(6)_CM report.doex Shops u! Sunset Place Uay 7; 2013 Page 2 of 5 the first and third floors of the shopping center. If approved, the applicant is proposing approximately 40,000 square feet of office on the ground floor, at the northern portion of the shops, and an additional, 25,000 square feet of office uses on the third floor level, currently not permitted in the "SR" zoning district. Office uses are permitted by right on the second floor level, and approximately 46,000 square feet is already occupied or planned for office occupancy. If the use restrictions are so amended, ;then approximately twenty -one (21 %) percent of the shopping center could lease to permitted office uses. Please refer to the floor level exhibits provided by the applicant for more detail;. The applicants representative also indicated that access to the proposed office uses would continue to be through the interior of the shopping center. Allowing office uses in these circumstances should help to reactivate the vacant storefronts along South, Dixie 'Highway [Figures 1 2 and 3], and provide additional daytime pedestrian activity to the downtown retail and restaurant establishments during non -peak periods. Figure 1. L: \Cornmission itcrns\2013\5 -7 -13 \Shops at Sunset Place AmcndmerMShops at Sunset Place Amendments Sec 20- 3.3(C)(6)_ CM report .docx Shops at Sunset Place Ma :7. 2013 Page 4 of 5 B. office uses Unadjusted, Parking Requirements: .1 parking space required per: Accounting & Auditing Services 254 SF' Acupuncturist 200 SF Advertising Agency 250 SF Architectural Services 250 SF Building Contractors office 250 SF Chiropractic Office or Clinic 200 SF Counseling Services 250 SF Credit Reporting Services 250 5F Dentist Office" 20050 Dry Cleaning Plants 300 SF Employment Agency 250 SF Engineering Services 250 SF Governmental Administration 250 SF Insurance Agency 250 SF Interior Designer, Office only. 250 SF investigative Services 250 SF' Investment & Tax Counseling 250 SF Laboratory: Medical or Dental 200 SF Law Office 250 SF Loan or Finance Agency 250 SF` Market Research Services Massage Therapist 2505E 200 SF Medical Office < 2005F Notary Public ' Office, Business or Professional W 250'5F 2505F Opticians or Optical Goods, Office only 20O.SF Personal Skills instruction Studio ' 250SF Planning & Zoning Consultant 250`SF Public Relations Services 2505E Radio & TV Broadcasting Station 40015F Real Estate Agency 2505E Reproduction and Stenographic Services 300 SF' Social Services Agency 250 SF Stock Brokerage Services 250 SF Telephone Answering Services 300 SF Tutorial Services 300 5F Travel Agency 250 SF ....._ .... ,.. - ._..._ . .... Uses marked with an asterisk require a special use permit with city commission (SF refers to gross square feet) approval. All other uses are permitted of right. Outdoor dining is permitted of right in special pre - approved areas (see Regulating Plan). ZACommission Items\2013 \5 -T-I3 \Shops at Sunset Place Amendment\Shops at Sunset Place Amendments See 20- 3.3(C)(6)_CM report.doex Shops at Sunset Place May 7, 2013 Page S of 3 The shopping center currently, has 1,762 parking spaces on -site. The parking ratio for retail uses is I space per 300 square feet; office uses require 1 space per 250 square feet; medical office is 1 space per 200 square feet; restaurant use is I space per 100 square feet. Given the total 'number of parking spaces available and the differences in the peak hour parking requirements for the various uses, it is not anticipated that there will be a deficiency in parking if the amendment is approved. At the special meeting of the Planning Board on April 22, 2013, representatives from Holland & Knight (representing Bakery Associates /Simon Properties) presented the proposal. Following a public hearing and discussion by the Board, they voted unanimously to recommend approval and move the item to the City Commission for review. The applicant is proposing the following amendment to the City's Land Development Code, Section 20- 3.3(C)(6): LDC See. 20- 3,3(C) Permitted Use Schedule. (6), Location of Permitted "SR' District Uses. In the "SR" Specialty Retail District, permitted retail uses shall be located only on first and second floor building. levels, permitted office uses only on second floor building levels, and permitted residential uses only on second floor building levels or above exce t RECOMMENDATION' Staff` recommends the Commission: consider the proposed' amendment, but also recommends the following be considered for inclusion to maintain the retail look of the ground floor: 1, Establish a percentage of permitted office uses that would be allowed to occupy the first/ground floor of multi- tenant structures; not to exceed a contiguous tell (10 %) percent of the first/ground floor building area, Requests for office uses in excess of a contiguous 10 % would require a "special exception" approval pursuant to Section 20 -7.51 of the Land Development Code. 2. Office uses at street level should be required to have ground floor visibility from the adjacent streets and interior walkways, and serve patrons on an unannounced or drop -in basis. These uses should to the best of their ability, maintain a retail storefront look comparable to traditional retail sales operations. 3. The ground -floor building frontage shall have storefront windows covering no less than twenty - five (25) percent of the ground -floor building frontage wall area. Storefronts shall remain un- shuttered at night and shall utilize transparent glazing material, and shall provide view of interior spaces lit from within. Where building frontages exceed fifty (50) feet, doors or entrances with public access shall be provided at intervals averaging no greater than twenty -five (25) feet [See. 20- 7.23]. Attachments: Application & Payment Letter of Intent Draft Ordinance Location of Proposed Use Sketch of Boundary Survey ZXommission ltems\2013 \5 -7 -13 \Shops at Sunset Place Amendment \Shops at Sunset Place Amendments Sec 20- 33(Q(6)_CM report.doex DRAFT <. i r"a v�iA�, .�.` �a•$* � ?=,��° ;q a z5 �^�F 'f F �. 3F s� "4 ��a/� i`. ¢ t may ryas, -ode, r'` ah x4r.'. p d: s4T s5s, i a.$3ffj•T<F a Y� £�`i`_:..'s' s i >GA <t �x JC11 Sa,�c"tiC'.'lt} Y- g, �s 1a#� Za. rx r �¢dky% ,*h�..3� ^mss €j "'€a�'�iM'g z��.:�A. IN 5 4-1 g * �� r F� �rk,'xa %y_,, 4ti R i City of South Miami Ordinance No 08- 064876 requires all labbyki s before; engaging in any lobbying activities to register with The City Clerk and pay an annual fee of $500 per Ordinance No, 44 -06 -1972. This applies to all persons who are retained (whether paid or'not) to represent a business entity or organization to influence "City" action. °City " action is broadly described to include the ranking and selection of professional consultants, and virtually all- legislative, quasi-judicial and administrative action. Vice Mayor Liebman stated that he had a meeting with the legal counsel for the Shops of Sunset and Simon Properties. They have three properties in the immediate area Dadeland, the Falls and International Mail which seem to be flourishing while the Shops of Sunset is floundering, Their worst performing asset is the Shops of Sunset, ironically the AMC Theatre located onsite is the third most successful within the country. He then stated that without AMC the mall would probably be even emptier than it currently is. He also stated that he would like to get the Commission's opinion on office space on the first floor where Niketown and Casa Ideas were located; that was the 'nature ;of the meeting. He stated next that the discussion was that "office" is not currently a permitted use on the first' floor, and that their perspective tenants would want to be on the first and second floors. He stated that they would like to occupy space on all three floors; with Niketown and Casa Ideas. He then stated that he would hike to get the commissions' opinion before bringing this forth; it will require a 5 out of 5 vote. Commissioner Welsh asked if Simon was in favor of the proposal, The Vice Mayor stated that without a change the space may remain empty; it's kind of a dead corner. Mayor Stoddard stated thatdthe, location is far enough back in that it tends to discourage retail traffic; traffic doesn't come in much from that apex: Mayor Stoddard stated that he would love to see Simon Properties do something with the space. Commissioner Newman stated that she too would love to see this space used; it would be great for the downtown businesses that have offices with employees walking around patronizing the restaurants and the shops. Commissioner Welsh asked if it would be possible to require them to put something interesting in the windows, the first 5 -feet, so anyone that is window shopping at the far corner wouldn't be turned off by walking by office space. Mayor Stoddard stated that the problem is that nobody does; there's a Wendy's there but that doesn't draw a lot of foot traffic. It's sort of been a dead corner for a long time. if there had been more foot traffic it would probably been more successful. The Mayor indicated that the original plan for that corner was a high rise hotel; a dozen stories, and South Miami didn't particularly want that. In terms of hotel construction, hoteliers are saying that unless they can go pretty high, it doesn't work economically for them. We're not interested in a 12 -story hotel on that corner so it seems to me that office space is probably a reasonable solution. P�> >e l 01 —2 ZACommission 1ten;s\201315- 7- 13tSlhoj)s at Sunset Plsice Arnendmcnl\DraFt CC Meetiog Minutes Execrnt- 02- 05 -13.( oex The Vice Mayor asked the City Manager to Comment on the proposal. Mr. Alexander stated that he was sure that Simon was doing everything they can to fill and maximize the retail space. The Manager stated that he would want to sit down with Simon Properties and have a very clear understanding and hopefully a commitment by Simon about them redoubling their efforts on filling up the space that they have. That portion of the property was intended to a part of the feeding process for the entire retail part. I think it may turn out to be a good thing to go to office, but I'd be careful how we do that and I think we ought to enter into some discussion with them, rather than just taking an action. Commissioner Harris Indicated that Simon Properties Would come before the Commission to discuss what they think might work and what we think might work. This is not a new situation, it's been going on for many years through two different shopping centers. Its something that needs to be worked on and soon; I'd like them to be more profitable. The Vice Mayor stated that he had a concern that the proposal would be a ten year lease and would not want to tie up the property for that length of time. Discussion on the item ended. Page 2 oft ZACommission ttcros \201315 -7 -13 \Shops at Sunset Place Amcndmer)ADraft CC Meeting Minutes Excerpt- 02- 05- 13.d -6cx 0 M mm��E1 # 701 Brickell Avenue, Sulte 3000 1, Miami, FL 33131 ( T 305.374.8500 -1 F $05.789.7799: Holland & Knight LLP ( wwwhklaw.com March 8; 20,13 VIA HAND DELIVERY Mr. Christopher Bruno, A1CP Planning Director City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Ines Marrero- Megues 305 789 7176 ines.marrero@hklaw.com Re: Letter of Intent Accompanying Application by Bakery Associates and Simon Properties for a proposed text amendment to the Land Development Code to allow office on the first and third level of a. portion of the The Shops at Sunset Place located at 5701 Sunset Drive, South Aliam Dear Mr. Brimo- This letter of intent accompanies the application by Bakery Associates, LTD, and its general partner, Simon Property Group, L.P. (collectively referred to as "Simon "), the owners of The Shops at Sunset Place located at 5701 Sunset Drive (the "Shops, at Sunset" or the rroperty ). i ne application requests cons> aeration anc i approval or an amendment to the Lana Development Code of the City of South Miami to permit office uses on the ground floor'and the third floor of a portion of Shops at Sunset. The Shops at Sunset is an approximately 516,000 square foot mixed use development located on the southwestern corner of US 1 and SW 57th Avenue in the City of South Miami, The Property lies within the SR zoning district and within the HD overlay district. Section 20 -3.3 of the LDRs sets forth a table of uses for all zoning districts within the City. For each district listed in the table, various uses are designated as "permitted by right" or "permitted as a special use or not permitted within that particular zoning district. The SR district permits a wide variety of different uses, including various retail, office, and residential uses. Mr. Christopher Brimo, AICP Planning Director March 8, 2013 Page 2 Section 20- 3,3(C)(6) of the LDRs contains an additional limitation on uses within the SR district. That section provides in full, (6) Location. of Permitted "SR" District Uses. In the "SR" Specialty Retail District, permitted retail uses shall be located only on first and second floor building levels, permitted office uses only on second floor building levels, and permitted residential uses only on second floor building levels or above. Linder a literal reading of the SR district regulations, office uses would only be permitted on the "second floor building levels" of the Shops at Sunset Place. Shops at Sunset is a landmark project in the City of South Miami, In 195% when the Property was redeveloped from its previous existence as the Bakery Center, the project was heralded as a new mall with a new concept; a project that would focus as much on entertainment as shopping. The southern portion of the center includes restaurants, Splitsville, multiplex AMC Theater and IMAX that is, to date, the fourth overall movie theater in the greater Miami area.. The northern portions of the center originally included the Virgin Records IvMegastore, NikeTown and, later, Casa Ideas. After intense marketing efforts, the northern portions of the project have not succeeded as retail uses. This application requests an amendment to the Land Development Code, specifically, Section 20 -33, to permit office uses within all levels of this struggling northern portion of Shops at Sunset. Simon contemplates that approximately ±40,500 square feet of the first floor of the mall could be successfully leased to uses that are considered office uses in the Land Development Code. An additional 24,500 square feet of office space is available on the third level. Specifically within the category of potential office uses are advertising agencies, architectural, engineering and construction companies, charitable organization, educational institutions, media and entertainment companies, executive and financial service companies, medical offices, professional offices and technology firms. It is important to note that while Simon Properties is best known as a retail development company, Simon Properties has office, hotel and residential properties through out its portfolio. They continuously explore opportunities to diversity assets and intensify the number of uses. Simon owns and manages over 2 Million square feet of office space spread across a broad range of projects. When physical space is available and appropriate, office uses are a complementary leasing strategy, especially in more urban areas. Office tenants provide a steady daytime source of foot traffic for the retail and restaurants during non -peak hours. At the same time, for tenants with smaller offices, being part of a mixed -use center is an amenity for their employees and clients. Mr. Christopher Brimo, AICP Planning Director March 8, 2013 Page 3 As stated, above, the proposed text amendment submitted with this application is drafted to limit the ground floor and third floor office use to the northern portions of the project (office uses are permitted, by right, on any and all portions of the second floor). As you. probably know, this area of Shops at Sunset is accessed internally and has very limited street exposure along US 1 and Red Road. Furthermore, the amendment will achieve flexibility of uses in that portion of the project without affecting the intended spirit of retail uses at street level in the rest of the Specialty Retail District of the City. Based on the foregoing,, we respectfully request. your favorable review and recommendation of the proposed text amendment. Should you have any questions or need additional information, please call me at (305) 789 -7776. Very truly yours, HOLLAND & KNIGHT LLP Ines /m=Tcro-. egues IMPsf' cc Mr. Steven Alexander, City Manager Ms. Kathy Shield, Simon Properties Mr. Derrick L Brown, General Manager, The Shops at Sunset Place Joseph G, Goldstein, Esq. K19594 ?51 v1 (D 0) Q P, 03 1- Lo Q,) S7,,, WK 0 t w LL to t: ID cD w > o C;) > > 25 < w Z U, Lr QyV._ °ia 0 o cq U- ul 0 U- 0,0 LU Uj V) < w > C,4 ::3 LJ (j) F- Z 0 0 LL uj LL > CO Z 0 < <( rn 0 LL ch o U- cr- 0 w UJ 0 co () d 0 al = LL U- —� Lu LLJ U) > Of 0 oe) LU ¢ .F f � Of U- LL MA"0 > ln S7,,, WK 0 t w < w Z U, Lr QyV._ °ia 0 o cq U- ul 0 U- 0,0 LU Uj V) < w > C,4 ::3 LJ (j) F- Z 0 0 LL uj LL > CO Z 0 < <( rn 0 LL ch o U- cr- 0 w UJ 0 co () d 0 al = LL U- —� Lu LLJ U) > Of 0 oe) LU ¢ .F f � Of U- LL MA"0 > ln ILI � \} .. \. / {� 0 \/ / \� -0- ... flu \ \ k b \� /\ �u /ƒ « � � � u ƒy§ »G4- a 3 »� u� »� ��. cn E� � 5 7+ °� � / \\ $ On ]\ \ \{ . . ... d�� : aIwo m �*yj�cix �F x ziim4k l i W K 4 }; 7 1 NMI!. City of South Miami Planning and Zoning Department 6130 Sunset Drive; South Miami, Florida 33143 RE: Property Owners List within 500 feet oft LEGAL DESCRIPTION! A portion of Blocks 1 and 2 and that Street between Blocks 1 and 2 designated as Church Street, known as North Red Court, and now known as 57h Count "CARVERS SUBDIVISION", according to the Plat thereof, as recorded in Plat Book 6, at Page 36 of the Public Records of Iviiami Dade County Florida. FOLIO NO. 094025-031-0060 LOCATION: 5701 SW 72 d Street, South Miami FL 33143' PREPARED FOR 'HOLLAND & KNIGHT'LLF' ORDER NO.: 130304 This is to certify that the attached ownership list, map and mailing matrix is a complete and accurate representation of the real estate property and property owners within 500 feet of the subject property listed above. This reflects the most current records on the file in Miami -Dade County Property Appraiser's Office. Sincerely, THE ZONING SPECIALISTS GROUP, INC. �L ez , P. .M[. gip. � For the Firm Total number of property owners without repetition: 197 7900 NW 155th Street • Suite 104 Miami takes, Fl 33016 Phone: 305- 828 -1210 http:// www .thezoningspecialistsgroup.com I ° IMG:°PHgN�YeB' f' MAR 0 8 2013 Office of the City Clerk City of south Mural Planning and Zoning 613WSunset Drive Npaitment South Mlamt, FL 33143 LOBBYIST REGISTRATION I. Lobbyist Information' Lobbyist Name: Marrero- Priegues, Esq, ," Ines Last First Middle Mailing Address: Holland & Knicrht LLP .,701 Brickell Atrenue' Suite 3600 rni T�> City State Zip Business'Phone:.305- 789 -7776 Fax: 305 -679 -6325 E -Mail: Ines . marreroftklaw . com II. Principal Information Name, address and phone number of Principal:,; (i.e., Person,, Business entity, governmental entity, religious organization, non -profit corporation, or association whose interest you represent or by whom you are employed, including the nrecedin . ft u Y ear Martin with ± o. t recent) l7<re additionat Mer I ice' Name: The Shops at sunset Place Mailing Address: 5'761 S ahS Drive PhoneNo.:' 3. ; - 2 Sw ami ' _F 33143; City state zip Name: Mailing Address: Phone No.: City', State Zip Name: Mailing Address: "Phone No.: City' State Zip Other Principals or Interests hotriinK <G cdly or 1nzliroaly a 101 or more oNvaersbip interest, (Pwsuant to Section 2 <11.1(s) oFthu C_ upty Goe1g ansl4�ntts �A- �f2)(��Llcj & 3 pFtheCjjyCp4p _ III. Legislative Issue Information Brief description of issue and specify any city departments, offices, agencies, boards, committees or task forces in which you lobby: Re-- development issues for The Shops at Sunset (57 01 Sunset-Place) THE CLERK SHALL REJECT ANY STATEMENT YMCH DOES NOT DETAIL THE ISSUE ON ;YMCH THE LOBBYIST HAS BEEN EMPLOYED. Revised 10108 IV. Fees (Registraflon Fee; $500.00 as of Oct. 1, 2008 -- -Ord.. No. 44 -08 -1979) Any person who only appears as a representative for a non - profit organization (such as a charitable, neighborhood "or -civic organization) shall be required to register, but shall not be required to pay any registration fees. ** Pursuant to Section 2- 11.1(q) of the Co a Code, have you been employed by the City in the last two years? Yes No X I If yes, ,state position you held below. In addition, you may be barred from lobbying your former city for a period up to two years. Pursuant to Section 2- 11.1(x) of the Code, a lobbyist shall: state the extent of any business or professional relationship witli any member(s) of the City Council/Commission. (Please state below) None ** Pursuant to Section 2- 11.1(x) of the Counjy Code, any person who registers as a lobbyist shall file an expenditure report listin, all expertdituros, by category, by principal. and in" excess of 00.00. A statement shall`be fsled:tfven if there have been no expenditures during iho repprong porlod. The expenditure report is dutc October 1,4 a ones 0(3'" c1a -'sba be�ass sled for r e` tae ea "I DO SOLE SWEAR. THAT ALL OF THE FOREGOING FACTS ARE TRUE AND CORRECT AND I HAVE READ OR AM FAMILIAR WITH % PROVISIONS CONTAMD IN SECTION 2-11.1 OF THE MIAMI -DARE COUNTY CONFLICT OF INTEREST AND CODE OF ETHICS ORDINANCE, INCLUDING ' WITHDRAWAL AND REPORTING REQUIREMENTS." Signature of Lobbyi Date,, /'/Z-S/" t State of Florida, County of Miami -Dade 04 rC, Sworn to and. subscn'bed before me this day of Z?d , 20 f Z (Sear) UMY No y Pu !cJ zty Clerk f iSt';c'�{l,tiSBEGNtGO 01334 l�ir�ei��sus 2+i�a� t QQT�!•^�"Ji'fiA"us�lid#i6�({Hli Should you have any additional questions regarding the registraiion and reporting recltttre nerits you may call the Miami -Dade County "Commission on Ethics and Public Trust at (305) 579 -2594. Questions concerning floes and legislativo Issue, information should he direct>rtl to the City Clerk. Revised 10/08 CITY OF SOUTH MIAMI LOBBYIST AUTHORIZATION FORM PRTNCTPAM S Ty E. BAKERY ASSOCIATES LTD, clo SIMON PROPERTIES PRWCPAL' S C+( 14TACT ERSOM �RRTNCIPAL'S TRADE ASE; THE SHOPS AT SUNSI=T PEACE MAMING A.T.iD "SS.. 5701 SUNSI=T DRIVE, SOUTH MIAMI; FL 33143 TELEPJE I qE N-UMB R. 305 - 789 -7778 N E E IC I ISIS INES MARRERQ- PRIEGUES, ESQ. LOBBYIST'S AD SS; HOLLAND & KNIGHT LLP 701 SRIcXELL AyENU1 , SMITE 3000, MIAMI, FL 33131 TELEPHONE NIDAMDER 306- 789 -7778 DATE EM LOPED: Sept. 28,2012 Is lobb ist em to ed for a specific issue? * Yes k o_ SPECIFIC ISSUE: _ . Re- doWopment issues for The Shops at Sunset Place ( 701 Sunset "Place),. I swear under penalty of perjury that e . t n is farm is true and accurate, PMCIPAL' S SIGNA IU DATE: Violations may be determined by the rami- ade County Commission on Ethics and Public Trust. A finding by the Commission that a person has violated this Chapter shall subject the person to those penalties set forth .in Section 2 -11.1 of the Metropolitan Dade County Code, The penalties include admonition, public reprimand, and fines, as well as prohibitions from registering as a lobbyist or engaging in lobbying activities before the City. A$ U, # or 6 1 11 CASH RECEIPT CASH CHECK # ,w• 3 6 6 Tender Type CK Check , Check Number: 303665, X` . Signature Office of the City Clerk City of South Miami 6130 Sunset Drive South Miami, PL 33143 LOBBYIST REGISTRATION 1. Lobbyist Information Lobbyist Name: GOLDSTEIN, ESQ., JOSEPH G. Last First Middle Mailing Address:: Holland &. Knicxht LIP 701 Brickell Avenue. Suite 3000 Miami E g City State 2ip 305 -789 -7782 305 -679 -6323 Business Phone: Pax: .E -Mail: joseph.goldstein @hklaw.com H. Principal Information Name, address and 'phone number of 'Principal: (i.e., Person, Business entity, governmental entity, religious organization, non - profit corporation, or association whose interest you represent or by whom you are employed, including the preceding five ; vc ars" .. startirr a with thq in 91 ecent Q e adfiftlaid[PeRer if ersa Name: The Shc2 s at Sunset Plape Mailing Address: 5701 SUntet Drive phone No. : 1 _7 - ` _Miami FL 33143; City State Zip Name: Mailing Address: Phone No.: City State Zip Name: Mailing Address: Phone No.: City State Zip Other Principals or Interests holding directly or indirectly a 51% 10° or more ownership interest (Pursuant to Section 2- 11.1(s) of the Coun Code and Sections 8A-S le f the i III. Legislative Issue Information Brief description of issue and specify any city departments, offices, agencies, boards, committees or task forces in which you Iobby: Re- development issues for The Shops at Sunset ` 5701 Sunset Place THE CLEAK SitiILL REJECT ANYSTATEMENT WHICH DOES NOT DETAIL THE ISSUE ON WHICH THE LOBBYIST HAS BEEN EMPLOYED. Revised 10108 IV. Fees (Registration Fee: $500.00 as of Oct. 1, 2008 —Ord. No. 44-08-1979) Any person who only appears as a, representative for a non- profit organization, (such as a charitable, neighborhood orvivie organization) shall be required to register, but shall not be .required to pay any registration fees. ** Pursuant to Section 2- 11,1(q) of the Court Code, have you been employed by the City in the last two years? Yes No X If yes, state position you held below. in addition, you tray be barred from lobbying your former city for a period up to two years. Pursuant to Section 2-11.1(s) of the CgIm U Code, a lobbyist shall stela the extent of any business or professional _ relationship with any member(s) of the City Council/Comraission. (Please state below) None ;* Pursuant to Section 2- 111(s) of the County Code, any person who registers as a lobbyist shall file = an cxpt;ndituro :report listing '4ll expenditures dry category; by principal and in excess of $100.00, A staiemcut ahmli be�!iled evert if there lhavo been no expenditures during the reporting period °fhta expenditure report is due fldtober 1'f 44, ✓V.Vif m+ :,.am nsu., A:.!!S/.sa`�a,ara, #.4•'..AVa' -a_v V :,O'.ASau AlA6x'.,:M.ammv "e..:. "I DO SOLE SWEAR THAT ALL OF TDR FOREGOING FACTS ARE TRUE AND CORRECT AND I HAVE READ OR AM FAMILIAR WITH PROVIKONS CONTAINED IN SECTION 2 -11.17 OF THE MIAMI DADF COUNTY CONFLICT OF INTEREST AND CbDE OF ETHICS ORDINANCE, INCLUDING RA) AND REPORTING REQUIREMENTS." Signature of Lobbyist: Date; 43 State of Florida, County of Miami -Bade Sworn to and subscribed before me'X0SEi0tt G 6mftnOi 23'day of � ' #' , 2012• SIUDYi A. r+i My Comm$1�iN DD 858436 "P'Abb4 Alatli 1 q 2013 t00t Iicl ty Cler t1a1d4d ,Ndlatyt3utiw dQrs iir� Should you have any additional questions regarding the registration and reporting requirements you may call the Miami -Dade County Commission on Ethics and Public Trust at (305) 579 -2594. Questions concerning fees and legislative issue information should be directed to the City Clerk. Revised 1©103 HOLLAND '& KNIGHT LLp BANK of AMERICA 63 q1B30 30 303664 701 BRICKELI AVENUE, SUITE 3DOO VOID AFTER 180 DAYS U.S. FUNDS MIAMI, FL, W411 (813) 901.4138' DATE AMOUNT 1Wi6/12 $500.00 A ° FIVE HUNDRED AND 00/100 Y TO THE City 4f South Miami TWO SIGNATURES REOUIR'EO,ON CHE $ OVER $5,000 ORDER OF II'303664it, 1:06 300004 ?1:8980359 1 i9 ?7115 j a } CITY7777777777= ! LOBBYIST AIUVDPJZATION FORM i i PRTNCIPA.L'S �7 BAKERY ASSOCIATES LTD, clo SIMON PROPERTIES PRINCIPAL'S CONTACT PERSON: PRINCIl'AL'S T12Ai}E N AhLM THE SHOPS AT SUNSET PLACE hLIAZING .. A QDMS : 5701 St1NSET D' RIVE SOUTH MIAMI, FL 33143 TELEP:�t NE MBEIR. 305- 789 -77.82 NAME QF:LJBBYI S JOSEPH v GOLDS7EIN, ESQ, LOBBYTST'S ADDRESS: HOLLAND' & KNIGHT LLP 701 BRICKELL AVENUE, SUITE 3000, MIAMI, FL 33'131 TELEPHONE NUMBER: 305 - 789.7782 DAB" R PLOY -Eo- Sept. 28, 2012 Is 16bb3dst employed for a specific iss3iO * Yes No SPECIFIC ISSUE; Re-development Issues for The Shops at Sunset Pta 01 Sung cd) I swear under penalty of penury that tia fo Utz thi form is true and accurate. PRINCIPAL'S ST DATE. Violations may be determined by tii -bade County Commission on Ethics and Public Trust. A finding by the Commission that a person has violated this Chapter shall ° subject the person to those penalties set. forth iii Section 2 -11.1 of the Metropolitan Dade County Coale, The penalties include admonition, public reprimand, and fines, as well as prohibitions from registering as a lobbyist or engaging in lobbying activities before the City. Signature n s Sf = s . s f CASH RECEIPT CASE CHECK #,_30 3 6 6 c.l CREDIT #: City Of south .Miami _ FLND ACCOUNT NO! _ �t :S ,U�. �4 ! /y�.:. �f� i ! 6: �CEIV�D OF, . „ ay Y e DESCRIMON _ MAC ALL C1H "City Of SOU of South Miami VAUDONLYWHi Sunset Drive :i Miami, FL 33143 (305) 663.6338 (305) 663- 6345 <pt pate; 10/24/2012 Number, 2195 option: Miscellaneous charges :>d Amount; $500 Tender Amount;, $500 Tender Type; CK Check , Check Number,, 303664, Signature 1. Call to Order and the Pledge of Allegiance to the Flat; Action: The meeting was called to order at 7 :31PM Pledge of Allegiance was recited in unison 11. Roll Call .Action: Dr; Whitman requested a roll call. Board Members present constituting a quorum: Dr. Whitman (Chairman), Ms. Fischer, Mr. Greiner, Dr. Philips, and Mrs. Beekman'. Board Member absent: Mr. Fernandez, Dr. Hauri City staff present: Mr. Christopher Brimo (Planning Director) and Ms. Tiffany Hoed (Board. Secretary), City staff absent: Mr. Marcus Lightfoot (Permit Facilitator) City Attorney: Mr. Thomas Pepe. 111. Administrative Matters 1V. Public Hearings 2.:P13 -1;3 -009 - Applicant: Baheiy Associates, Ltd. - An Ordinance amending Section 20- 3.3(C)(6) Permitted Use Schedule, of the l.,ssnd Developinent Code; providing for additional ground floor and third floor uses for certain properties in the "SR - Specialty Retail" zoning district; providing for severability; providing for ordinances in conflict; and providing sin effective date. Applicant: Ines Marrero Mi s. Fischer read the i #ern into the record. Mr. 1�3rimo presented the item to the Board. He stated the Simon Properties had requested that the City of South Miami .look at the proposal to arnend the permitted use schedule to allow for office r1-1 Page I of 4 Z.:AP \PB Mlinutes12013 MlinuteMpril\1113 Draft Regular Mteetigg Minutes - 04 -22 -13 6xeerpt.docx use on the ground floor of a very specific corner of the Shops of Sunset Place. He then stated that this item has been somewhat discussed at the City Commission Meeting that was held on February 5, 2013, and 1 have provided you with an excerpt of the minutes of that discussion. He also stated that because of the design of that center, that corner or the apex if you will on the northern point of.Red Road becomes a dead zone for pedestrians due to the lack of pedestrian traffic on USL He stated that the applicant is asking the City of South Miami to consider allowing these office uses where the Land Development Code (LDC) currently does not permit these uses on the ground floor in the Specialty Retail (SR) zoning district. He then stated that the applicants have provided a draft ordinance outlining exactly what in is that they are proposing which is before you on tonight. He also stated that the discussion at the City Commission Meeting revolved around how you can control it so that it's not something that would take over the entire ground floor of the Shops of Sunset, which is why the applicants have defined it so narrowly. The applicant gave a brief summary of the proposal. She stated that they are here to present for the consideration of the Board an amendment to the LDC in its essence that would merely allow for office use on a portion of the first and third floor of the mall. She also stated that Sunset Place is a five hundred and sixteen (516,000) square feet mixed use project and it is governed by two zoning districts the Specialty Retail and also the Hometown Overlay., She then stated that the Specialty Retail allows a mix of uses retail, office and residential, it limits where they can go. She stated that it is very specific that retail can happen on the first and second floor, office can be located on the second floor and residential can be located on the second floor and above. She also stated that this amendment will allow office use on a portion of the first and third floors. She then stated that they ran a rough estimate with the numbers of twenty-one (21,) percent or one- fifth >of the mall would be. converted from retail to office space. She stated that this was originally Holsurn Bakery and then it was redeveloped to the Bakery Center and that didn't fair very well... She then stated that in nineteen ninety -nine (1999) Simon Properties bought this mall and redeveloped it as what is now known as the Shops of Sunset Place with a different concept of being anchored by entertainment venues such as AMC Theaters, IMAX Theater, the Virgin Megmtore Niketown, Gameworks and FAO Schwartz; for people to have an experience, shop and also cline. She stated that through the year some of those entertainment venues did not fare well and we brought in CASA IDEAS which was their first store in the United States which also did not fare well. She then stated that the retail tenants are not attracted to that corner; we find that this is an opportunity to bring in office uses that are going to activate that section of the inall. She also stated that this will bring pedestrian traffic to the mall for office use, shopping and dining in South Miami. She stated that Simon Properties owns a lot of properties that are of a mixed use that have office components and they are good at managing them. She then stated that she thinks that it is important that we continue to have Simon. Properties to continue being the operators of this property and to make it viable for them, because it is really what maintains it, keeps it active, and. brings interesting businesses and good tenants for the City of South Miatni. Mr. Greiner stated that he is in favor of supporting the use flexibility for the owner of the Shops of Sunset, it is a difficult part of the mall it kind of turns its' back on US 1 and determining what's the front the inside or the outside. Ile then stated that giving t1exibility on uses is probably a good idea, we do miss CASA IDEAS I am sorry to see it go. Ile also stated that he would like to see it filled and that it would be very helpful to generate daytime traffic through office uses which will not only be a help to the mall but also to the merchants in the rest of the district as well so I think very positive from that perspective. He stated that from a planning perspective it also snakes really good sense, if you look at walking distances to the transit station; I'll Page 2 of 4 7,: \P13 \PB Minutes \2013 Nlirtutes\April\PB Draft Regular Meeting Minutes - 011 -22 -13 Excerpt.docx it makes sense to put your highest density to use especially office uses to the transit station. Mr. Greiner then stated to Mr. Brimo that it's urrotial to see many ordinances that restrict office uses on the first floor. He stated that he is curious as to where this came from and after this process is it worth looking at expanding it .to the rest, of the district as well, if there isn't tremendous objection, He stated that Sunset Place does :really well as a district at night and ,during the day its a little bit light and really that is your office traffic. He then stated that restaurants have a tendency to turn over very quickly too, so you have alot of turnover on, the street. He stated that he is Just really curious where this came from, if you know. Mr. Brimo responded that tin-fortunately be does not know where this came fi-om. Dr. Whitman stated that the place to look would be the Hometown Charette from the 1990's where the Hometown District Overlay regulations grew out of; there is a report which is available on the city's website which may say why They wanted to restrict office use. He stated that he assumes that it was to try to kind of encourage retail in the district. Mr. Brimo stated that he would believe that the office use, restriction is enumerated in the SR portion of the zoning code and not in the Hometown Overlay itself; but it may have addressed that in the 90.'s when they originally looked at the Hometown Overlay. He stated next that probably the basis for that was so that you would not necessarily have all the office uses occupying the pedestrian, first floor, if you are trying to generate a Mixed Use Retail district. He also stated that it may have been a better option to say by percentage rather than complete prohibition on office uses in multi-use buildings like that. He stated that be will find the information and bring it back to the Board at the next meeting. Mr. Greiner stated that be asked because it is an unusual and burdensome on property owners, especially where a lot of the buildings are single story, its just unusual I haven't seen it before, that kind of blanket restriction. Mrs. Beckman stated that there is a concern in South Miami of non-profit organizations hiring buildings, units and offices and then 'they go off the tax haul causing the residents to be hurt by that because they don't have the revenue to spend on concurrency and park space. She then asked the applicant if they could put a covenant in their agreement that. the residents of South Miami will not be burdened by non-profit. organizations. The applicant responded that the property is currently owned by a for profit company, so they pay taxes, if they were to lease a space to a tenant the owner would still have to -pay taxes being a for profit company. Mrs. Beckman stated her concern of the applicant using the fact that they have non-profit tenants as a reason to pay less tax or no taxes; because she knows that in the past you have received several deductions and reductions due to the economy. The applicant responded no, the intent is to make it very profitable, generate revenue and make it better for everyone including of course the city, Mrs. Beckman then stated that she likes this project and South Miami has always wanted multi- use so, I agree with what Kevin Mr. Greiner said. Mr. Greiner asked the applicant if they have decided where the main access for the building would be, would it be from the inside of the complex or I"rom the US I side. TI I Page 3 of 4 Z:\PB\PB MinulefA2013 MinuteMprMlIB Drat Regular Meeting Minutes - 04-22-13 Excerpt.docx The applicant responded that it. would be from the inside, we don't have any tenants yet but I would have to think that everybody is just going to park in the garage and just walk over as they do for all the other tenants that already exist: Mr. Brimo stated that the parking that is in the garage would accommodate office uses; they have sufficient parking they overbuilt the parking with the anticipation of what the highest build out would be._ Dr. Philips asked' for the percentage of the office space of the Shops of Sunset Place. The applicant responded that the total space of five hundred - twenty thousand, and four hundred sixty- one (520,461) square feet and we are looking at one hundred eleven thousand and four hundred thirty -five (111,435) square feet of total offiwe space which is twenty -one (21) percent. The Chairman opened the public hearing.: There were no public comments. The Chairman closed the public hearing. Dr. Whitman stated that there seems to be a turn-off from people due to the paid parking. He also stated that he thinks that the concern here when this was restricted was keeping with the Hometown feel instead of it turning into Brickell Avenue. Mr. Brimo stated that the marketing representative for Simon Properties stated in discussions there have been vacant restaurant and retail space there as well and that they have been doing some aggressive marketing to try and fill the spaces before coming to this approach. Motion: Dr. Philips motioned for approval of the item as presented. Mrs. Beckman seconded the motion. Vote: Yes 5, No 0 Mr. Greiner: Yes Dr. Whitman Yes Mrs. Beckman: Yes Dr. Philips: Yes Ms. Fischer: Yes VII. Adjournment: Dr. Whitman adjourned the Planning Board meeting at 8:30 PM. 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A f itil -1 iwi»�2'a°13 PYPE r u^� Winning and Zoniov, Fa Kl , h WA £ G ry3M ya 7y'�y]ya -'�'� 41 t >O ii$ L a,t 'YAA'r• ono 0• ii r tl YI G♦W`asibMa °'" 1 •,• Deprsi�ii�'.t'.>t Ifti•L yin I,Ftr H.t. g^J+II f. 9151 t Fi.lO a SW. Y.r • 2891 P '�^55F�r%'i� PtoroGYCt ions of 1 3 a "arin9 a nol rEti1 .i LP:ui inr 319nn inrtana grope 91nt aYl of a ilarld Pi[Snib 9Yt•PYPr THE SHOPS AT SUNSET PLACE S I tAON PROPERTY GROUP E R BROWNELL 6 ASSOCIATES, INC ttd !a ,v.-8d �JY{C 71 rSt -0Y CCAbI .N .4 N6 Fhbi ME6P'> laNd YVTrYEYUGS t.. d3' td adFi : W /Air D.'EYµ al 26 tdN`c NI.iH t,.il IdD. Y; #t8 3 :Ellie 1l ib 38.1 -.,. Sm E Woo lICYF AYGS� ..}Pat *Nit gn i' y: j.YFIhF fit'# 3ri�0 T Ule 8 i5 zt t 94L s ass t; 9 S -ASS 15 D.: d a3 'J 1 ,� ref t y yeti Vn E9 „H 1157 1Kfilt �tpPkik 1 7S r. 51 4 1 3 %goon Yxs,_ i k, _____C - Itaf, oil, oil TNDAI Y SURVEY MIAMI DAILY BUSINESS REVIEW Published Daily except Saturday, Sunday and Legal Holidays. Miami, Miami -Dade County Florida STATE OR FLORIDA: COUNTY OF MIAMI -DADS . Before the undersigned authority personally appeared O.V. FERBEYRE, who on oath says that he or she is the VICE PRESIDENT, Legal Notices of the Miami Daily Business Review flkta Miami Review, a daily (except Saturday, Sunday, and Legal Holidays) newspaper, published at Miami In Miami -Dade County, Florida; that the attached copy of advertisement, being a Legal Advertisement of Notice in the matter of CITY OF SOUTH MIAMI PUBLIC HEARING MAY 21, 2013 In the XXXX Court, was published in said newspaper in the issues of 05110/2013 Affiant further says that the said Miami Daily Business Review is a newspaper published at Miami in said Miami -Dade County, Florida and that the said newspaper has heretofore been continuously published in said Miami -Dade County, Florida, each day (except Saturday, Sunday and Legal Holidays) and has been entered as second class mail matter at the post office in Miami in said Miami -[lade County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he or she has neither paid nor promised any person, firm or corporation any discount, rebate; commission or refund for the purpose of securing s axfveitis for publication in the said f ew €paps. Sworn to and subscribed before me �ls 10 day of MAY A.D: 2013 (SEAL.) r O.V, FERBEYRE personally known to me r "Ay K� Notary Publlc Stato or Flodda� Cheryl H Marmer My Commission EE 150529 k '�'p�'ptis� Explress07l1f1t2Dt.& e MIAMI DAILY BUSINESS REVIEW Published Daily except Saturday, Sunday and Legal, Holidays Miami, Miami -Dade County, Florida' STATE OF FLORIDA COUNTY OF MIAMI- DADE;; Before the undersigned authority personally appeared MARIA MESA,; who on oath says that he or she is the LEGAL CLERK, Legal Notices of the Miami Daily Business Review f /k/a Miami Review, a daily (except Saturday, Sunday` and Legal Holidays) newspaper, published at Miami in Miami -Dade County, Florida; that the attached copy of advertisement, being .a Legal Advertisement of Notice in the matter of CITY OF SOUTH MIAMI PUBLIC HEARING - JUNE 4, 2013 in the XXXX Court, was published in said newspaper in the issues of 05124/2013 Afflant further says that the said Miami Daily Business Review is a newspaper published at Miami in said Miami -Dade' County, Florida and that!the said newspaper has heretofore been continuously published in said Miami -Dade County, Florida, each day (except Saturday, Sunday and Legal Holidays). and has been entered as second class mail matter at the post office in Miami in said Miami -Dade County, Florida, for a X— Swot 6 and subscribed before me this 24 day of MAY , A.D. 2013 µ.Vi �.� �...._.... (SEAL) MARIA MESA personally known tome xo �q Notary Public State of Florida Cheryl H Mamter My Commission EE 189528 of F%9 Expires owiwom