23South Miami
To: The Honorable Mayor Stoddard and Members of the City Commission
Via: Hector Mirabile, Ph.D., City Manager
From: Christopher Brimo, AICP; Director�(�
Planning & Zoning Department
Date: July 19, 2011
ITEM NO.
LPA -11 -020
Applicant: City of South Miami
An Ordinance of the City of South Miami, Florida, amending the City of South
Miami Comprehensive Plan to adopt a new future land use map category titled
"Hospital"
SUMMARY OF REQUEST
A Comprehensive Plan Future Land Use text amendment was initiated at a workshop
held by the City Commission on April 12, 2011. At the workshop, it was decided to
adopt a new future land use map category titled "Hospital / Clinic (Two - Story)."
On April 26, 2011 the Local Planning Agency (LPA) after public hearing, adopted a
motion by a vote of 4 ayes and 2 nays (Yanoshik and Dundorf) recommending denial of
the category titled "Hospital / Clinic (Two - Story)." The LPA provided the following
reasons for their denial: some clinics are not open 24 hours a day as are hospitals; and
that there is no category to take into consideration the existing two hospitals in the City of
South Miami that have in excess of four stories.
On May 3, 2011 the City Commission after public hearing, adopted a motion to withdraw
the new future land use map category titled "Hospital / Clinic (Two - Story)." One of the
problems is having hospitals and clinics within the same category. The discussion
evolved on the subject pertaining to the number of stories that would be allowed and are
suitable for this category, four stories or higher. Also, a land use category titled "Hospital
/ Office" was in the Comprehensive Plan language until 1997. After discussion from the
Commission, the Planning and Zoning Department was instructed to draft a new future
land use map category for hospital that would satisfy the City's zoning guidelines and the
item was sent back to the drawing board.
On June 21, 2011 the Local Planning Agency (LPA) after a public hearing, adopted a
motion by a vote of 5 ayes and 1 nay ( Dundorf) recommending approval of the category
titled "Hospital" without a "story" designation. After a brief presentation by a member of
the public and considerable discussion between staff and the Board, it was felt that by
creating a Two or Four Story limitation on the category where there already exists two
facilities in excess of four stories, would unnecessarily create a non - conforming situation.
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The Board felt that the category would be better defined as being consistent with heights
and intensities of the surrounding uses and with the underlying zoning dimensional
requirements.
The Local Planning Agency at its meeting on June 21, 2011 after public hearing, adopted
a motion by a vote of 5 ayes 1 nay recommending approval of the proposed amendment.
It is recommended that the amendment set forth above be approved on first reading.
The subject application, LPA -11 -020, is a Comprehensive Plan Future Land Use text
amendment to adopt a new future land use map category titled "Hospital" be created so
that the building heights and intensities be compatible with similar uses.
COMPREHENSIVE PLAN AMENDMENT: GENERAL INFORMATION
A change in the Comprehensive Plan Future Land Use Element can be initiated by a
property owner, the Local Planning Agency and the City Commission. An amendment to
the City's Comprehensive Plan document or the future land use map category requires
the adoption of an ordinance by the city commission after receiving advise from the
City's Local Planning Agency Following adoption of the application by the City
Commission, the application package is then submitted to other agencies and the Florida
Department of Community Affairs (DCA) for review and approval. For additional
information on the process, please refer to line item #12 of the attached Comprehensive
Plan 2010 Cycle 2 Chart.
"Hospital Expansion: South Miami is home to South Miami Hospital and Larkin
Hospital. These facilities should be able to function and develop. However, new
development should not encroach upon or choke the city's small town character or overall
business environment. This plan provides ^ hospital /e flee designation for areas where
eategory pr-evides for use of hospital
areas for office facilities should hospital , ...f:. ns be ,,:..,,e t:.,..,,,,. Office intensities
should be appropriate to surrounding uses. Modification of development plans within the
limit of the current planned unit development area and adjacent mixed -use areas is
consistent with this comprehensive plan provided that intensity of use is not increased
and provided that negative impacts on the surrounding adjacent neighborhoods are not
increased. Editor's Modification pursuant to Amendment Package DCA No.974ER,
adopted on August 19, 1997. "
[Element 1, page 6]
The Comprehensive Plan, the land use category titled "Hospital /Office (Four Story)" was
removed in 1997. The language that was removed reads as follows:
3
are terminated. (97-lER)"
[Element 1, page 25]
Significant Parking Facilities
"Figure I located in Appendix 1 -A of DCA Amendment No. 97 -IER shows the
significant public parking facilities located throughout the City of South Miami. These
facilities include the public park -and -ride garage located at the South Miami Metrorail
transit station, South Miami Hospital, City Hall, Shops at Sunset Place, schools, parks
and recreational areas. There are also two areas in downtown South Miami located
between SW 59th Avenue and SW 57th Court along SW 73th street and SW 74th street
which has long term meter, 5 hour, street parking. See Map Series in 97 -1 ER Appendix
1 -A."
[Element 2, page 40]
Maior Public Transit Trip Generators and Attractors Based Upon the Existing
Land Use Map
"As shown in Figure 3 located in Appendix 1 -A of DCA Amendment No. 97 -IER,
existing major traffic /trip generators and attractors are located throughout the City of
South Miami. But for the most part, the majority of them are concentrated in the
downtown area. For presentation purposes, these major generators and attractors have
been categorized as: government centers, hospitals /medical complexes shopping
centers /major retail areas, attractions /cultural facilities, parks /recreational areas,
and employment centers. Within the City of South Miami they are: South Miami
Hospital, Shops at Sunset Place, Ludlam Elementary School, South Miami Elementary,
Fairchild Elementary, City Hall, Dante Fascell Park, Fuch's Park, Marshall
Williamson Park, Murray Park, the Y.M.C.A., the Metrorail transit station, and the
downtown area's retail shops. See Map Series in 97 -IER Appendix 1 -A. "
[Element 2, page 40]
Neighborhood Traffic Management
"A local area traffic management program will be implemented. The intent of the
program will be to minimize non -local traffic on local streets. The program will
include traffic volume counts on selected local streets. Origin- destination surveys
may be initiated depending on the traffic count results. Local streets will be
prioritized for local area traffic management implementation techniques.
Implementation techniques will include passive (non- physical) techniques and physical
:I
controls. Passive techniques will include: stop signs, speed limits, turn prohibitions, one-
way streets, no entry signs, neighborhood signs and aggressive enforcement. Physical
controls could include: street bumps, rumble strips, chokers, entrance gates, narrowing
streets and cul -de -sacs. Cul -de -sacs, street diverters and other physical controls will
be used in a very sparing way, if at all. They will not be used in a way which isolates
significant residential areas from important destinations such as the South Miami
Hospital and the Sunset commercial area."
[Element 2, page 56]
"There are no industrial uses in South Miami. Of the 2,000,000 gallons per day of
consumption, less than one third is generated by other non - residential uses such as
commercial and hospitals."
[Element S, page 1181
As per the Definitions, Section 20 -2.3 of the Land Development Code, a Accessory
building, Accessory medical services, and Nonresidential district are defined as follows:
Accessory building. Shall mean a detached subordinate building or portion thereof,
the use of which is incidental to and in connection with a principal or main building which
is located on the same lot. No accessory building shall be permitted which is not located in
conjunction with a principal or main building.
Accessory medical services. Shall mean only those services that are not already
provided by the hospital facility which is for the sole use of the hospital staff and patients.
Such uses may be housed in a trailer unit where parking is provided in excess of that
required for the specially permitted hospital use and where additional parking is also
provided for the trailer unit. (Ord. No. 2 -91 -1467, 1- 15 -91)
District, nonresidential Shall mean any district designated for office, business, intensive,
hospital or public purposes pursuant to this Code.
As per the Definitions, Section 20 -2.3 of the Land Development Code, a hospital is
defined as follows:
"Hospital. Shall mean a building, or group of buildings, having room facilities for one (1)
or more overnight patients, used for providing services for the in- patient medical or surgical
care of sick or injured humans, and which may include related facilities such as
laboratories, out - patient departments, training facilities, central service facilities, and staff
offices; provided, however, that such related facility must be incidental and subordinate to
the main use and must be an integral part of the hospital operations."
Also, both the Webster's Seventh New Collegiate Dictionary as well as the website for
Merriam- Webster Dictionary defines hospital as follows:
"Hospital. An institution where the sick or injured are given medical or surgical
care. "
The Webster's Seventh New Collegiate Dictionary as well as the website for Merriam -
Webster Dictionary define clinic as follows:
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"Clinic. A facility (as of a hospital) for diagnosis and treatment of outpatients. "
20 -3.1 ZONING USE DISTRICTS AND PURPOSES.
"(A) Zoning Districts Established. In order to implement the intent of this Code and the
city's adopted Comprehensive Plan, the City is hereby divided into twenty -nine (29) zoning use
districts with the symbol designations and general purposes listed below and permitted
uses set forth in Section 20- 3.3(D) Standards shall be uniform throughout each zoning use
district. District symbols and names shall be known as:
Symbol Name
RS-1
Estate Residential
RS -2
Semi - Estate Residential
RS -3
Low Density Single - Family
RS -4
Single - Family
RS -5
Single- Family (50' lots)
Rr-6
Townhouse Residential
RT -9
Two - Family /Townhouse Residential
RM -18
Low Density Multi- Family Residential
RM -24
Medium Density Multi- Family Residential
RO
Residential Office
LO
Low- Intensity Office
MO
Medium - Intensity Office
NR
Neighborhood Retail
SR
Specialty Retail
GR
General Retail
TODD (MU -4)
Transit - Oriented Development District
(Mixed Use -4)
TODD (MU -5)
Transit - Oriented Development District
(Mixed Use -5)
TODD (LIA)
Transit - Oriented Development District
(Light Industrial -4)
TODD (PI)
Transit- Oriented Development District (Pub-
lic /Institutional)
TODD (PR)
Transit- Oriented Development District
(Parks & Recreation)
PUD -R
Planned Unit Development - Residential
PUD -M
Planned Unit Development -Mixed Use
PUD -H
Planned Unit Development - Hospital
HP -OV
Historic Preservation Overlay
HD -OV
Hometown District Overlay
CS -OV
Community Service Overlay
H
Hospital
Symbol Name
PI Public /Institutional
PR Parks and Recreation
I
(27) 'H" Hospital District.* The purpose of this district is to permit, as a special use,
areas that will accommodate various hospital needs in a manner compatible with
nearby residential areas. The district also permits office uses at appropriate intensities
in the event that hospital uses are terminated and is appropriate in areas
designated "Hospital/ Office" on the city's adopted Comprehensive Plan. The unique
nature of hospital usage and its quickly changing needs and characteristics makes their
proper regulation under ordinary zoning regulations difficult. Hospitals located near
residential areas are both an asset in terms of jobs and services provided and a
liability in terms of traffic generated and their propensity to expand. It is the intent of
this district to establish stable land use patterns in hospital areas upon which local
residents and hospitals can both rely.
20 -3.4 SPECIAL USE CONDITIONS.
"(14) HOSPITAL. The construction of new or the expansion or conversion of existing
hospital facilities and accessory uses shall be subject to the following:
(a) Such construction, expansion, conversion shall:
i. Not create additional traffic on adjacent residential streets;
u. Not overburden any other public facility, except that the hospital may
agree to provide or expand need facilities at no added public cost;
iii. Be compatible with the surrounding area and conform to the city's
adopted Comprehensive Plan.
(b) The city commission may attach such conditions and safeguards to an approval of a
special use as are reasonably necessary and required to protect public interest in:
i. Completion of the development according to approved plans;
ii. Provision for continuing operation and maintenance of such areas,
facilities and functions as are not to be provided, operated or maintained
at public expense; and
iii Provision for such dedications, contributions or guarantees are required
for provision of needed public facilities and services.
(c) The preceding paragraph shall not deny the city commission the authority to set other
conditions and safeguards at the time of special use approval, but where such conditions
and safeguards are attached the city commission shall determine that they are reasonably
necessary and required to protect the public interest and to carry out the intent and
purposes of the `II' District and the city's adopted Comprehensive Plan.
(d) The provisions of this section shall not apply in the event that a "Planned Unit
Development - Hospital" (PUD -H) District has been enacted by the city commission for a
subject property. In such event, the provisions of the PUD -H District, as approved by the city
commission, shall apply. In the event that a PUD -H District is applied to a property
subsequent to the adoption of this Code, then the provisions of said PUD -H District
shall supersede the provisions of this section.
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(18) ACCESSORY MEDICAL SERVICES
(a) Facilities may be permitted only in conjunction with an approved hospital use
and located on hospital premises.
(b) Facilities may be provided in the form of a trailer unit which is periodically
located for a specified length of time as determined by the city commission on an
approved site and conforms to all applicable codes.
(c) Only one trailer unit may be permitted per each approved, specially permitted
hospital use.
(d) Only those services that are not already provided by the hospital facility and
which is for the sole use of the hospital staff and patients may be permitted.
(e) No vehicular ingress nor egress shall be permitted along streets or rights -of -way
bordering residential zoning districts in the City of South Miami.
(f) The city commission shall review and recommend approval, disapproval or
modification of all site plans and project specifications, including but not
limited to, traffic circulation, landscaping, facility placement, access and facility
arrangement for this special use permit.
(2 1) ANIMAL HOSPITAL /VETERINARIAN
(a) All such uses shall be located within a fully enclosed, air - conditioned, soundproof
structure.
(b) There shall be no overnight boarding of animals except for medical
purposes.
(c) The hours of operation for visits and treatment will be 7:00 a.m. to 9:00 p.m.
Monday through Saturday; hours of operation shall not prevent emergency
medical treatment.
20 -3.7 Planned unit development
(C) Types of Planned Unit Developments.
(1) Planned Unit Development — Residential (PUD -R)
(2) Planned Unit Development — Mixed Use (PUD -M)
(3) Planned Unit Development — Hospital (PUD -H)
• uvueevuevvueevvvu• e• evvvvevvvvvv• •vvvvvveuvvvvuevveevusv••vvvvv
(F) Hospital District (PUD -H).
(1) General Requirements. A PUD -H district may be established for complementary and
compatible combinations of hospitals, medical offices, laboratories and related educa-
tional facilities and other support services. Such development shall be subject to the
general procedures and requirements of this Code applicable to all planned unit
developments, as well as the requirements of this Section.
(2) Uses and Structures.
(a) Principal and accessory uses and structures may be permitted in PUD -H
developments, subject to the limitations and requirements herein.
(b) Specific uses and structures in a PUD -H shall be the following hospital and
accessory uses:
Intermediate care facility;
ii. Extended care facility;
iii. Medical clinic;
iv. Medical offices;
V. Laboratory and research facility;
vi. Medical educational facilities;
vii. Hospital support facilities including a laundry, cafeteria, dietary services,
child care, staff and offices and data processing;
viii. Convenience facilities for hospital staff, patients and visitors, including
chapels, snack bars, gift shops and florists; and
ix. Any other uses determined as part of the PUD -H application, to be
compatible with the existing and /or prospective character of the proposed
development and surrounding area.
(c) Accessory uses, such as convenience facilities, which may provide services to
members of the public not associated with the hospital and /or to members of the
public not having any business at the hospital shall be so located and designed
that there shall be no external features which shall indicate or otherwise draw
attention to the existence of said uses.
(3) Minimum land area for PUD -H development shall be three (3) net acres.
(4) Approval of a PUD -H district shall not be given until arrangement for providing
off - street parking and loading in specific amounts and locations are agreed upon by the
city and applicant.
(5) Waste Handling Facilities.
(a) Storage and disposal of hazardous and non - hazardous waste shall be specifically
addressed in the preliminary development concept plan.
(b) Provision shall be made and sufficient area must be provided to ensure that all
waste material will be stored and disposed of safely and in a manner that will not
detrimentally impact surrounding areas.
(6) The location and design of liquid oxygen and other chemical handling equipment
shall be addressed in the preliminary development concept plan such that they will
be compatible with the surrounding areas and shall present no hazard to adjacent
properties.
(7) Uses in PUD -H developments shall be so arranged horizontally and vertically that:
(a) The location of specific hospital services are easily identifiable for the conve-
nience and /or emergency needs of the hospital user;
(b) The amount of parking determined to be necessary to service a particular
hospital function is located within a reasonable distance of said function and
appropriate pedestrian linkages are provided;
(c) The arrangement of uses does not additionally complicate access and circulation
routes for both vehicular and pedestrian traffic; and
(d) Service areas shall be located and arranged so as to avoid significant interference
between pedestrian, vehicular and emergency vehicle movements.
u��������u����o�•........ua.n. among .vu.... V.Y• ......
20 -10.6 Uses requiring special use approval.
(A) The following uses may be approved pursuant to the special use process, as regulated
by the Land Development Code:
1 Stealth Facilities.
a. Stealth rooftop or building mounted antennas, not exceeding 25 feet above the
roofline and 10 feet above the maximum height of the applicable zoning district,
shall be permitted as an accessory use pursuant to special use approval in the
following zoning districts:
RM -24
Medium Density Multi - Family
PI
Public /Institutional
LO
Low Intensity Office
OR
General Retail
H
Hospital
PUD
Planned Unit Development
b. Stealth towers not exceeding 125 feet in height shall be permitted as a
principal or accessory use pursuant to special use approval in the following
zoning district:
PI
Public/ Institutional
C. Stealth towers not exceeding 125 feet in height shall be permitted as an
accessory use pursuant to special use approval in the following zoning
districts:
H Hospital
PUD Planned Unit Development
d. Upon receipt of the appropriate application, the City Manager, at his or her sole
discretion, will determine the application's consistency with the definition of a
stealth facility.
C. Residential Planned Unit Developments shall not be a permitted location for
telecommunication facilities.
10
PROPOSED FUTURE LAND USE CATEGORY
Due to the fact that the language was removed from the Comprehensive Plan, new
language will be added to define the new future land use map category titled "Hospital"
with a height to be recommended by the Local Planning Agency. Also, the attached
"Hospital" (Exhibit A) category is the proposed future land use map category
amendment. If the attached is approved and adopted by the City Commission, the City
can then proceed to change the Future Land Use Map by applying this category over
designated properties.
Hospital
The
"Hospital F Ste
" land use category
shall be applied to development projects
and
properties providing
hospital facilities
with building heights and intensities
compatible
with existing
uses, adjacent uses, and special uses. ^�
development.
Building heights
inne in b.oiAA
sb,.,ll
ease, exceed stories
Permitted heights, densities, and intensities shall be set forth as part of a corresponding
zoning use district in the Land
Development Code °•Meet to the folk
70.1..F .e., ^1 . « €y#
of stories.
RECOMMENDATION
It is recommended that the text of the Comprehensive Plan Future Land use Element be
amended by approving the new future land use map category titled "Hospital ", with
permitted heights, densities and intensities controlled by the corresponding zoning use
district in the Land Development Code.
Attachments:
Exhibit "A"
Comprehensive Plan 2010 Cycle 2 Chart
Public Notices
CB/LCHZ: \Commltems \2011 \7- 19- 1ITPA -11- 0206- 21 -I1- HOSPITAL-7-19-1 Ldoc
EXHIBIT "A"
Proposed Amendment
South Miami Comprehensive Plan
Chapter 1 Future Land Use Element
FUTURE LAND USE CATEGORY
Hospital
The "Hospital" land use category shall be applied to development projects and properties
providing hospital facilities with building heights and intensities compatible with existing
uses, adjacent uses, and special uses.
Permitted heights, densities, and intensities shall be set forth as part of a corresponding
zoning use district in the Land Development Code.
LCHZAComm Items\2011 \7- 19- 11 \LPA -11 -020 Exhibit A FLU HOSPITAL.doc
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ORDINANCE NO.
An Ordinance amending the City of the South Miami Comprehensive Plan to adopt
a new future land use map category titled "Hospital."
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statues, directs local governments to
adopt needed amendments to ensure that the Comprehensive Plan provides appropriate
policy guidance for growth and development; and
WHEREAS, On April 12, 2011, the City Commission held an advertised
workshop that initiated various text amendments to the South Miami Comprehensive
Plan; and
WHEREAS, On April 26, 2011 the Local Planning Agency (LPA) after public
hearing, adopted a motion recommending denial of the category titled "Hospital / Clinic
(Two - Story)." The LPA provided the following reasons for their denial: some clinics are
not open 24 hours a day as are hospitals; and that there is no category to take into
consideration the existing two hospitals in the City of South Miami that have in excess of
four stories.
WHEREAS, On May 3, 2011 the City Commission after public hearing, adopted
a motion to withdraw the new future land use map category titled "Hospital / Clinic
(Two- Story)." One of the problems is having hospitals and clinics within the same
category.
WHEREAS, On May 3, 2011 the City Commission during their deliberations of
the Hospital/Clinic category, instructed the Planning and Zoning Department to draft a
new future land use map category entitled "Clinic / Veterinarian (Two - Story)."
WHEREAS, the Local Planning Agency at its meeting on June 21, 2011 after
public hearing, adopted a motion by a vote of 5 yeas, 1 nay (Dundorf) recommending
approval of the proposed "Hospital' amendment,
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission accepts the aforementioned recommendation of
the Local Planning Agency and hereby adopts the following amendment to the
Comprehensive Plan Future Land Use Element, new land use map category titled
"Hospital."
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Hospital
adjacent uses, and special uses.
Permitted heights, densities, and intensities shall be set forth as part of a corresponding z oning
use district in the Land Development Code.
Section 2: Effective Date. This ordinance shall become effective at the
expiration of ten days after adoption.
PASSED AND ADOPTED this _ day of 2011
ATTEST: APPROVED:
CITY CLERK MAYOR
READ AND APPROVED AS TO FORM
AND SUFFICIENCY:
CITY ATTORNEY
Commission Vote:
Mayor Stoddard:
Vice Mayor Newman:
Commissioner Palmer:
Commissioner Beasley:
Commissioner Harris:
CB/LCH Z: \Comm Items\ 2011\ 7- 19- 11 \Ordinance_Whereas_LPA -11- 020- _Hospital_7 -19 -1 l.doc
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e
MIAMI DAILY BUSINESS REVIEW
Published Dally except Saturday, Sunday and
Legal Holidays NOTICE - ®F. ipudLic Rikkin04Aw
� �bITY' ®F SOUTH . admi
Miami, Miami -Dade County, Florida
STATE OF FLORIDA - of soul" ?z
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
u
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
Planning and zoning Department
and Legal Holidays) newspaper, published at Miami in Miami -Dade
�= 6130Sonse4 Drive; South Miami
County, Florida; that the attached copy of advertisement,
'` Flontla 331.... .
Phone (305) 663.6326 Fax# (305) 668 - 7356.,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARING FOR JUNE 21. 2011
in the XXXX Court,
was published in said newspaper in the issues of
06/10/2011
Affiant further says that the said Miami Daily Business Applicant: Clty'of South Miami
Review is a newspaper published at Miami in said Miami -Dade Ao Ordinance of the Cityo4 South Miami, Fionda amend'ing the City'
County, Florida and that the said newspaper has of'South Miami 1,Comprehensiya Pfan to adopt a new future fend use'
heretofore been continuously published in said Miami -Dade County, map categorytitted hh ospdal (Four
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post -All interested parties are urged _to attend..Objechons or expressions df'
office In Miami in said Miami -Dade County, Florida, fora approval may befiade in personal thehearing orfiled in writing pdorto on
period of one year next preceding the first publication of the at the heanng. Toe Planning Board reserves the right to.recommand tot
attached copy of advertisement; and affiant further says that he or the City Commission whatever, fie board,ponsiders ip the bestinterest for
she has neither paid nor promised any person, firm or corporation the area involved. Interested parties`requesting information afe asked: to
any discount, rebate, commission or refund for the purpose bbntact the Planning and Zoning Department by calling 305 -663 -6326 or
writing to the address Indicaiedabove.
of securi a ublication in the said
per. ff You are hereby advised that it any person desires to appeal soy hea(sion
made with respect to any matter considered at th(s meeting or hearing,
�--„` such person will need a repord of the proceedings, and for such purpose
may need to, ensure thst•a verbatim record of the proceedings is.made,'
which record includes the testimony and evidence upon which the appeal
is, to be based (F.S. 286,0105): Refer to hearing number when'making
worn to scribed before me this any Inquiry. .
6/10 ... . 11 -34 27/1 7 1 1451 M
10 da of JUNE
A.D. i 1
(SEAL) /
MARIA MESA personally known to me
r uy NGI�rY Ru4ilc Fteia of Florida
�� �; VS1Nt114a P6raz
pa MY Commission pD810771
�'s'or mod+ expires Ofl/U3/2012