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Ord. No. 09-06-1877ORDINANCE NO. 0 9- 0 6 -18 7 7 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING THE LAND DEVELOPMENT CODE OF THE CITY OF SOUTH MIAMI, FLORIDA TO ADD SECTION 20.3.6 (S) ENTITLED GENERAL REQUIREMENTS AND STANDARDS FOR PERMANENT GENERATORS IN RESIDENTIAL ZONE DISTRICTS; PROVIDING FOR SEVERABILITY, ORDINANCES IN CONFLICT, AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the citizens of South Miami have asked the City to create provisions for permanent generators in residential areas; and WHEREAS, the proposed ordinance is based upon the most current national and local standards for safety, nuisance control, and environmental health; and WHEREAS, the Planning Board at its January 31, 2006 meeting, after a public hearing, adopted a motion by a vote of 7 ayes 0 nays, recommending approval of the proposed amendment; and WHEREAS, the Mayor and City Commission desire 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. The South Miami Land Development Code is hereby amended by adding a new Section as follows: SECTION 20.3.6.(S) GENERAL REQUIREMENTS AND STANDARDS FOR PERMANENT GENERATORS IN RESIDENTIAL ZONE DISTRICTS (A) Intent and Purpose The intent and purpose of this section is to regulate the use and installation of permanent generators in residential zone districts using standards listed herein. (B) Definitions For purposes of this section, the following definitions shall apply; Decibel — A logarithmic measure of sound. Pertaining to generators, the required decibel level of the generator shall be listed in the generator manual or be measured 1 of 5 Ord. No. 09 -06 -1877 by a sound engineer or other qualified individual as approved by the Building Department. Decibel Measurement — Decibels shall be measured according to industry standards by a qualified individual at the abutting_ property line. Externally - filled generator — A permanent generator which receives fuel from an external source, thus needing to be manually refueled in order to work properly. This is accomplished through pouring fuel into an intake area (e.g_ gasoline) or connecting containers of fuel to an intake valve (e.g. propane). Internally - filled generator — A permanent generator which receives fuel from an internal source. This is accomplished through a permanent connection to a fuel source, thus avoiding manual refueling (e.g. natural gas). (C) Submittal Requirements (1) Installation of permanent generators in two - family, townhouse, or multi - family zone districts shall be subject to all requirements set forth in this Section and shall also be required to receive approval via the Special Use process, in accordance with procedures set forth in Section 20 -5.5. (2) Installation of permanent generators in all residential zones shall undergo the following process: (1 Pig Department Submittal: (a) Site plan drawings and specifications shall be submitted showing the location of the property, the placement of the generator on the property, location of all doors, windows and other openings into the dwelling and each distance from the generator, measurements and placement of exhaust of the generator, setback from abutting property(ies), and screening type, size, and measurements. (b) A copy of the generator's user manual, listing specifications for the generator. (c )My other information as deemed necessary by the Planning Department. Building Department Application — Upon site plan and screening approval by the Planning Department, an application and submittal process to the Building Department shall have the following requirements: (a) enumerated list of each electrical device that will be input into the generator, the required amount of voltage needed to power the electrical device, and calculations showing the output of the generator is not exceeded by the input of electrical devices (b) Proof of purchase of an indoor, battery - powered carbon monoxide detector. (c) Signed affidavit by a licensed electrician stating the installation will follow the requirements of this ordinance, any other applicable city 2of5 Ord. No. 09 -06 -1877 ordinances, the National Electric Code, the Florida Building Code,and any other requirement of law having_ jurisdiction over the process listed herein. (d) Approved Planning Department information listed in (C)(1) of this ordinance. (e) Any other information as deemed necessary by the Building Department. (3) If the generator is an externally fuel filled generator, then the applicant shall submit the following to the Planning Department and the Building Department: (a) Description and specifications of the type of containers that will be used to store the fuel. (b) The area at the dwelling where the fuel will be stored. (c) Fuel containers shall be kept outside pursuant to the "South Florida Fire Prevention Code ", Chapter 14 - Article III of the Miami -Dade County Code of Ordinances and shall be held in an approved area and properly screened (D) Criteria (1) Location. Permanent generators shall only be permitted on improved property with a principal structure and installed behind the front facade of the structure. (2) Setbacks. The generator shall be installed a minimum of 12.5 feet from the side and rear property lines. (3) Noise. The maximum noise output from the generator cannot exceed 65dB (decibels) at the minimum setback. (4) Emissions. (a) Generator shall be installed at least five feet away from any window, door, or other opening into the dwelling, (b) Generator's exhaust shall be placed five feet from any window, door, or opening into the dwelling, and a minimum of 15 feet from any window, door, or opening of adiacent properties. (c) A battery - powered carbon monoxide detector shall be purchased and placed at the nearest window, door, or opening into the dwelling. (d) The United States Environmental Protection Agency (EPA) and the California EPA Air Resources Board test and certify small engines for minimal emissions: (i) If the proposed generator is EPA or CARB certified the generator shall be deemed to meet safe emissions standards. (ii) If the generator is not EPA or CARB certified, the Building DDg artment shall make a determination if the generator submitted by the applicant will result in emissions performance which are equivalent to the above standards. (5) _Electrical requirements, generally_ a) Electrical permit for the installation of the generator shall be obtained by the licensed electrician or the electrician's agent. gM Ord. No. 09 -06 -1877 b) The input of electrical devices into the generator shall not exceed the output of the generator. c) AU change in electrical inputs into the generator shall receive prior approval from the Building Department and shall be performed by a licensed electrician. Applicant shall resubmit all necessary items listed in Section C herein. d) The generator shall be certified by the Underwriters Laboratory (UL) for electrical safety. (6) Gas Supply, internally a) An internal ag s supply into a generator shall be installed by an appropriate licensed professional and the professional shall obtain all proper an d necessary ep rmits. b) All specifications and information concerning an internal gas feed shall be submitted with all other necessary information required. (7) Gas Supply, externally (a) In order to assure safety from fumes, spillage, and other safety precautions, the Building Department shall examine and have the power to approve: (i) Type of fuel, (ii) Fuel storage containers, and; (iii) Outdoor fuel holding area (b) The Planning Department will examine site plans for an outside fuel storage area and appropriate screening_ (c) The applicant shall submit all information required under (D)(2)(g) of this ordinance. E Usage The use of permanent generators shall be permitted only during the following_ (1) General power outage. (a) shut off immediately after utilities are restored (2) Testing. (a) Shall be as set forth in the manufacturer's specification for the installed unit. (b) Only during the period 9:00 AM to 5:00 PM (b) Testing shall not exceed 30 minutes F Fees 1) A $50 fee shall be paid to the Planning Department as part of the site elan inspection. (2) Additional fees shall be established pursuant to Ordinance No 15 -04 -1822 as amended, "Processing Fee Schedule" of the City of South Miami (3) If the generator is externally filled or does not meet emissions certifications standards the Planning Department or Building Department may have to assess 4of5 Ord. No. 09 -06 -1877 additional fees to the applicant for research into whether or not the generator meets safe emissions standards. (G) Final Inspection (1) Applicant shall setup a final site plan inspection with the Planning Department within seven (7) dgys of final installation and screening of permanent generator and outdoor fuel storage area, where applicable. (2) No later than six months following the he approval for a permanent generator, the applicant shall schedule a final inspection with the Department for verification and acceptance of the final work authorized. (3) Failure to meet final inspection deadlines shall: (a) Prohibit the installation and use of the permanent generator, and (b) Cancel the application process and force applicant to reapply to the Planning Department and Building Department and pay all appropriate fees, or (c) Force the applicant to immediately remove the generator from the propert y with notice, if there is no compliance Section 2. 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 3 All ordinances or parts of ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 4. This ordinance shall be effective immediately after the adoption hereof. PASSED AND ADOPTED this 7 day of Cli2.t , 2006 ATTEST: —ill- 0 0 Reading — 2 / 21 / 0 6 2nd Reading— 3/7/06 READ AND APPROVED AS TO FORM: CITY ATTORNEY APPROVED: �)-, CL i, --� t 0 MAYOR COMMISSION VOTE: Mayor Feliu: Vice Mayor Wiscombe: Commissioner Palmer: Commissioner Birts- Cooper: Commissioner Beckman: EXomm Items\2006\3- 7- 06\PB -06 -003 LDC Amend Generator Ord.doc 5 of 5 5 -0 Yea Yea Yea Yea Yea South Miami 5OUTb+ All-America City U INCORPORATED 1927 fit O R 19 2001 CITY OF SOUTH MIAMI OFFICE OF THE CITY MANAGER To: Honorable Mayor, Vice Mayor & Date: March 7, 2006 Commission Members ITEM No. From: Yvonne S. McKinley RE: LDC Amendment — Acting City Manage Generators in Residential Zones ORDINANCE AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA AMENDING THE LAND DEVELOPMENT CODE OF THE CITY OF SOUTH MIAMI, FLORIDA TO ADD SECTION 20.3.6 (S) ENTITLED GENERAL REQUIREMENTS AND STANDARDS FOR PERMANENT GENERATORS IN RESIDENTIAL ZONE DISTRICTS; PROVIDING FOR SEVERABILITY, ORDINANCES IN CONFLICT, AND PROVIDING AN EFFECTIVE DATE. BACKGROUND In 2005, South Florida and the City of South Miami saw an increased number of tropical systems that caused frequent and long -term power outages throughout the city and region. In reaction to the power outages, many residents of the city have begun purchasing or looking into purchasing permanent home generators. Concerned residents have also requested the Planning Department create an ordinance regulating the use of permanent home generators. PROPOSED AMENDMENT The amendment would be added to existing Section 20.3.6 which is part of the LDC Supplemental Regulations. The amendment would create Section 20.3.6 (S) "General Requirements and Standards for Permanent Generators in Residential Zone Districts ". The new amendment addresses issues of safety, nuisance, and environmental issues as requested by the citizens of South Miami. Major components of the amendments include: • Environmental and electrical standards and certifications; • Requirements for screening of generators and provisions for safe fuel storage; • Safety provisions concerning harmful carbon monoxide emissions; • Setback requirements and noise regulations; • Creation of a process for site plan approval by the Planning Department and a process for installation approval by the Building Department; 1 of 2 Creation of an application and fee system for permanent generators; Generators being installed in two family, townhouse or multi - family districts would be subject to the Special Use Approval process in addition to the standards and requirements set forth for all residential districts. PLANNING BOARD ACTION The Planning Board at its January 31, 2006 meeting, after public hearing, adopted a motion by a vote of 7 ayes 0 nays recommending that the proposed amendment be approved RECOMMENDATION It is recommended that the proposed amendment Section 20.3.6 (S) "General Requirements and Standards for Permanent Generators in Residential Zone Districts" be adopted. Attachments: Proposed ordinance Planning Board Minutes Excerpt 1 -31 -06 Public notices YSK/DOD /b' E: \Comm Items\2006 4 -06\PB Ob -003 LDC Amend Generators Report.doc 2of2 CITY OF SOUTH MIAMI PLANNING BOARD Regular Meeting Action Summary Minutes Tuesday, January 31, 2006 City Commission Chambers 7:30 P.M. EXCERPT I. Call to Order and the Pledge of Allegiance -to the Flag Action: The meeting was called to order at 7:35 P.M. Action: The Pledge of Allegiance was recited in unison. II. Roll Call. Action: Mr. Morton, Chairperson, requested a roll call. Board members present constituting a quorum: Mr. Morton, Ms. Lahiff, Ms. Yates, Mr. Beilman, Mr. Comendeiro, Mr. Davis and Mr. Farfan. Board members absent: None City staff present: R. Don O'Donniley, AICP (Planning Director) Sanford A. Youkilis, AICP (Planning Consultant), Jim Montalvo, Esq. (City Attorney), Brian Edney (Video Support), and Patricia E. Lauderman (Planning Board Secretary). IV. Planning Board Applications / Public Hearings PB -06 -003 Applicant: City of South Miami AN ORDINANCE OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING THE LAND DEVELOPMENT CODE OF THE CITY OF SOUTH MIAMI, FLORIDA TO ADD SECTION 20.3.6 (S) ENTITLED GENERAL REQUIREMENTS AND STANDARDS FOR PERMANENT GENERATORS IN RESIDENTIAL ZONE DISTRICTS; PROVIDING FOR SEVERABILITY, ORDINANCES IN CONFLICT, AND PROVIDING AN EFFECTIVE DATE. Action: Ms. Yates read the ordinance into the record. Mr. O'Donniley provided a background of this item. In 2005, South Florida and the City of South Miami saw an increased number of tropical systems that caused frequent and long -term power outages throughout the city and region. In reaction to the power outages, many residents of the city have begun purchasing or looking into purchasing permanent home generators. Concerned Planning Board Meeting January 31, 2006 Page 2 of 4 residents have also requested the Planning Department create an ordinance regulating the use of permanent home generators. Mr. O'Donniley then explained the proposed amendment which would add to existing Section 20 -3.6 which is part of the LDC Supplemental Regulations. The amendment would create Section 20.3.6(S) "General Requirements and Standards for Permanent Generators in Residential Zone Districts ". The new amendment addresses issues of safety, nuisance, and environmental issues as requested by the citizens of South Miami. He summarized the major components of the amendment which include: • Environmental and electrical standards and certifications; • Requirements for screening of generators and provisions for safe fuel storage; • Safety provisions concerning harmful carbon monoxide emissions; • Setbacks requirements and noise regulations; • Creation of a process for site plan approval by the Planning Department and a process for installation approval by the Building Department; • Creation of an application and fee system for permanent generators; • Generators being installed in two family, townhouse or multi- family districts would be subject to the Special Use Approval process in addition to the standards and requirements set forth for all residential districts. Mr. Comendeiro expressed his concern that the setback requirement of having a minimum of 15 feet from the side property line may be difficult for homeowners to comply with since some lot sizes in this city are smaller than other. Ms. Yates also commented that the setbacks for the side and rear property lines need to be less stringent so that smaller lot sizes in South Miami have the opportunity to install permanent generators. Chairman Mr. Morton opened the public hearing. Speakers: NAME ADDRESS SUPPORT /OPPOSE Kimber Maviani 5850 SW 84 St. Neutral Ms. Maviani provided the Board a hand -out on generator setbacks and decibel information she compiled. Ms. Maviani indicated that the allowance for rear properly line setback is too far because at 15 feet from the rear that puts the generator 5 to 10 feet from the installing house. Also, she noted that lot sizes in South Miami do not accommodate 15 feet setbacks with a generator being placed 5 feet from the house and that with this proposal the generator will be in the middle of the backyard. Manfred Ledford 6461 SW 72 St. Neutral Mr. Ledford stated that he appreciated the work staff has done on researching this item. However, he thinks that there are some requirements such as the side setback that are very restrictive and should be tweaked so that all South Miami resident have the chance to install a generator if they wish to. Yvonne Beckman Neutral Planning Board Meeting January 31, 2006 Page 3 of 4 Ms. Beckman mentioned that new homeowners and builders that are constructing new mansion -type homes should be aware of this new ordinance so that accommodating a permanent generator will not become a problem. Ms. Beckman also suggested looking into solar powered generators because the idea of having a tank of gasoline in the yard is unsettling. The Board resumed discussion on this item. Ms. Lahiff inquired if the city could regulate the time at which generators could be operating. Mr. O'Donniley replied it was possible to limit the hours of operation if the Board agreed to change it. On page 3, Section 20- 3.6(S) (D)(4)(d)(ii), Mr. Beilman suggested in reference to portion that reads "the generator meets safe emissions standards," if the standards could be quantifiable. Mr. Beilman proceeded to make a motion. Motion: Mr. Beilman motioned to add in the "Criteria" portion Section 20- 3.6(S)(D)(4)(d)(ii) "the Building Department shall make a determination on whether the generator meets safe emissions standards or its equivalent to meeting safe emissions standards that are quantifiable." Mr. Comendeiro seconded the motion. Chair Morton suggested the proposed amendment be discussed further and then a general motion could be made that would incorporate all the changes to the amendment. The Board agreed and continued discussion on the item. Mr. Beilman withdrew his previous motion. Mr. Davis asked about permanent generators and how will they be affected by this ordinance. Mr. O'Donniley replied that permanent generators that are presently installed will be grandfathered in however; if they get replaced they will have to comply with the new ordinance. Motion: Mr. Comendeiro made a motion for approval with the amendments listed below: (1) On page 3, Section 20- 3.6(S)(C)(3)(c) fill in the blank space. (2) On page 3, Section 20- 3.6(S)(D)(4)(d)(ii) add to the section that refers to emissions, "the building department shall make a determination on whether the generator meets safe emissions standards or its equivalent to meeting safe emissions standards that are quantifiable." (3) On page 3, Section 20- 3.6(S)(D)(2) Change the rear and side setback to a minimum of 12.5 feet from property lines. (4) On page 3, Section 20- 3.6(S)(D)(3) Change 63 dB to 65 dB. (5) On page 3, Section 20- 3.6(S)(D)(5)(a) reword the sentence to read "Electrical permit for the installation of the generator shall be obtained by the licensed electrician or the electrician's agent. (6) On page 4, Section 20- 3.6(S)(E)(2)(a) monthly testing will only occur during the hours of 9:OOa.m. to 5:OOp.m. Monday through Friday. Planning Board Meeting January 31, 2006 Page 4 of 4 (7) On page 4, Section 20- 3.6(S)(E)(2)(b) testing shall not exceed 30 minutes. (8) On page 5, Section 20- 3.6(G)(3)(iii) delete the word "without" and add the wording "with notice, if there is no compliance ". Ms. Yates seconded the motion. Vote: Ayes 7 Nays 0 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 O.V. FERBEYRE, who on oath says that he or she is the SUPERVISOR, 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 3/7/2006 in the XXXX Court, was published in said newspaper in the issues of 02/24/2006 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 -Dade 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 t • dve ' en or publication in the said newspape 1r, 19 Sworn to and subscribed before me this 24 day of FEBRUARY , A.D. 2006 ell- (SEAL) min ftv Cheryl H Manner O.V. FERBEYRE personally known to me a My Commission DD338559 q Expires July 16, 2008 T-1 _ -- i s 7 rya CITY OF,.SOUTN MIAMI NOTICE OF PUBLIC NEARING NOTICE IS HEREBY given that4he City Commission of the City of South' Miami Flor•itla will `conduct;�:Pubbc Hearings„ at its.':: regular City Commission .meeting:scheduled for Tuesday March 7, 2606 beginning• at 7.30 p m: in the City Commission Chambers 6130 Sunset Drive, to consider the following items `x AN ORDINANCE OF THE CITY OF,;SOUTH MIAMI, FLORIDA y AMENDING jNE.LAND.,DEVELOPMENT CODE OF.:THE CITY SOUTy N11AM1, FLORIDA TO ADD SECTION, `'ENTiTLED;:GENERAL AEQUIREIIAENTS;AND STANDARD FOR,PERMANENT.GENyERATORS,IN :RESIDENTIAL ZON DISTRICTS;jPROVIDING FDR SEVERABILITY, ORDINAN _ ES IN CONFLICT, AND PROVIDING AN EFFECTIVE DATE �- 1 1 r" fi a1 RESOLUTION OF THE. MAYOR AND OITY COMMISSION OF HE CITY OF "SOUTH MIAMI, RELATING TO �. REQUEST PURSUANT °TO. - SECTION 203;4(Bx4)(b) OF "THE LAND novar nPR115= aT cenE FOR SPECIAL.USE APPROVAL TO HOMETOWN bISTRICT ;:OVERLAY :`ZONING DISTRICT . SPECIFICALLY LOCATED AT_5701_SUNSET DRIVE (SHOPS wr er iMCPT ur ArFI• PROVIDING AN EFFECTIVE DATE its meetir g_or pggno he or,she win nee and that for such purpose; affected pars verbatim re664:of the proceedings Is °m, testimony*ntl evidence upon which the al 2/24 c r`e'cord of the proceedings,:; nay need to ensure that a wh ; ich record include "s the', d is to be based _ 06-3-56/646283M Our TV Week is your handy guide to this week's 'Best Bets' In TV COURTESY NOTICE CITY OF SOUTH MIAMI, FLORIDA On Tuesday, March 7, 2006, beginning at 7:30 p.m., in the City Commission Chambers, 6130 Sunset Drive, the City Commission will hold Public Hearings to consider the following Items: CAN ORDINANCE TO ADD SECTION 20.3.6 (S) ENTITLED GENERAL REQUIREMENTS AND STANDARDS FOR PERMANENT, GENERATORS IN RESIDENTIAL ZONE DISTRICTS. A RESOLUTION RELATING TO A REQUEST PURSUANT TO SECTION 20- 3.4(S)(4)(b) OF THE LAND DEVELOPMENT CODE FOR SPECIAL USE APPROVAL TO LOCATE A RESTAURANT TO BE CALLED CHEESEBURGER IN PARADISE IN THE "SR (HD) "SPECIALTY RETAIL HOMETOWN DISTRICT OVERLAY ZONING DISTRICT SPECIFICALLY LOCATED AT 5701 SUNSET DRIVE (SHOPS AT SUNSET PLACE). Inquiries concerning this item should be directed to the Planning and Zoning office at: 305 -663 -6326 ALL Interested parties are invited to attend and will be heard. Maria M. Manandez, CMC City Clerk Pursuant to Florida Statutes 286.0105, the City hereby advises the public that If a person decides to appeal any. decision made by this Board, Agency or Commission with respect to any matter considered at Its meeting or hearing, he or she will need a record of the proceedings, and that for such purpose, affected person may need to ensure that a verbatim record of the proceedings is made which record Includes the testimony and evidence upon which the appeal Is to gt bet( 3GIVib Let Nwitr HotvSe be open. rvit7c w tlje fvort6. Yiddish Stories In Translation Part of the Carpool Torah Series.'Explore 2 Yiddish literature from the idealized world of I.L. Peralz to the morality tales of I.B. Singer. Every Thursday in March, starting 312 at 2 p.m. Family Shabbet Service Enjoy the wonders of Shabbat at M this musical, family- friendly service, Complementary dinner follows. - Friday, March 3, 6:30 -8 p.m, Rabbi Michael Lerner Landau Lecture speaker Rabbi Lerner, editor of MKKUN Magazine, speaks on his new book: The Leff Hand of God:.Taking Our Country Back from the Religious Right. Thursday, March 9 at 7 p.m. Author Rebecca Kohn Author and historian Rebecca Kohn 1 I2 discusses her book: The Gilded Chamber: a Novel of Queen Esther. Sunday, March 12 at Noon. Broadway at Beth Davidl T Hosted by Cantor Julie Jacobs, enjoy 19 Broadway favorites by Jewish composers, and learn about Jewish contributions to American music. Tickets are $18 at the door. Sunday, March 19 at 3:30 p.m. Salsa Shabbat Begin Shabbat on a social notel I For young professionals - a musical Kabbalat Shabbat Service with a Latin flairl Friday, March 31, Happy Hour at 6:30 p.m., Service at 7 p.m. Betb David 2625 S.W. Third Avenue at Twenty-Sixth Road . CONGREGATION 305.654.3811 CN7