7CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
To: The Honorable Mayor and Members of the City Commission
Via: Kelly Barket, Jr., Acting City Manager
South Miami
bed
AlI-America City
11111.'
2001
From: Christopher Brimo, AICP
Planning Director
Date: December 4,2012 ITEM No.i
SUBJECT:
A Resolution related to a request for five variances from Section 20-3.5(E) of the City's
Land Development Code, to allow a 37.5 feet of frontage where 60 feet of frontage is
required; to allow the lot area of 3,525 square feet where 6,000 square feet is required; to
allow 12 foot front setback when 25 feet is required; to allow a side street setback of 6.67
feet where 15 feet is required; and to allow maximum building coverage of 37% where
30% is required, to construct a LEED Certified single family affordable home on a
nonconforming lot of record in an RS-4 zoning district, located at the NE corner of SW 62
Ave. and SW 62 Terrace.
SUMMARY OF REQUEST
The subject parcel is a legal non-conforming lot of record that was owned by the City of South
Miami Community Redevelopment Agency, and which was platted in 1918 prior to the
establishment of the current dimensional requirements for the RS-4 zoning district. On
November 2011, the Community Redevelopment Agency donated and conveyed the title of the
referenced property to the Miami-Dade Affordable Housing Foundation (Developer) to construct
a new LEED Silver certified, affordable single family residence. The City'S Land Development
Code requires any new construction to meet the zoning standards for the particular district where
it is located; in this instance, within the RS-4" Small Lot Single-Family Residential District. The
applicant in their attached hardship letter claims that the substandard size of the property
prohibits the use of the property without the granting of the variances requested.
Miami-Dade Affordable Housing Foundation Inc., originally submitted a request for eight
variances to construct a LEED Certified affordable horne on the subject property. In May of
2012, the Planning Board reviewed the original request for eight variances and recommended
denial. Subsequently on June 5,2012, the City Commission reviewed the request and also denied
the variances by a vote of 1 yea; 4 nays.
The Community Redevelopment Agency (CRA) Board re-reviewed the proposal for the
construction of the proposed horne, and on September 10, 2012 approved the attached Resolution
No. CRA 62-12-602 for the submittal of a redesigned proposal to the City's Planning Board and
City Commission with a reduced request, from eight to five variances. The revised application
City Commission 12-04-12
MDAH Variance Request -SW 62AVE_SW 62 TERR
page 20/4
was reviewed by the Planning Board on November 13, 2012, and following a public hearing,
voted to recommend approval of the request by a vote of 4 yea's; 2 nay's.
The applicant is requesting approval of the following five variances to construct a new affordable
single-family residence on a vacant lot located at the NE corner of SW 62 Avenue and SW 62
Terrace. This property has not yet been assigned a physical address.
Variances Requested:
1. To allow a 37.5' frontage where a 60' frontage is required.
2. To allow development on the lot which has 3,525 square feet where 6,000 square feet is
required.
3. To allow 12' front setback when 25' is required.
4. To allow 6.67' side street setback when 15' is required.
5. To allow maximum building coverage of 37% when 30% is required.
APPLICABLE REGULATIONS (See ATTACHMENTS)
• Land Development Code Section 20-3.5(E) Dimensional Requirements; Single-Family
Residential Districts -One-Story
STAFF OBSERVATIONS
(a) The applicant is proposing to build a new one-story single family residence consisting of
1,299 square feet on the referenced site. This is a reduction of forty-six (46) square feet from the
original 1,345 square feet previously proposed design for this site.
(b) The proposed building coverage of 1,299 square feet or 37% of the existing 3,525 square feet
site is 501 square feet less than the 1,800 square feet or 30% maximum building coverage
allowed; if the lot size would be confirming at 6,000 square feet.
(c) The proposed development meets the other requirements of the development code and will
require an appearance before the Environmental Review and Preservation Board following
review and recommendation by the Planning Board and review and approval by the City
Commission.
(d) The subject site is surrounded by the following properties and zoning districts: RS-4
Residential to the south and east; RS-3 Residential to the north and west.
(e) In June 2008 the City Commission amended the Land Development Code to add specific
criteria for judging variance requests. LDC Section 20-5.9 (H) now requires that all variance
decisions shall be based on an affirmative finding as to each of the following criterion:
1. The variance is necessary to relieve particular extraordinary conditions relating to a specific
property;
The requested lot frontage variance is necessary to use the property for the construction
of a new single family residence.
2. Denial of the variance would result in hardship to the owner. Hardship results if the
restriction of the zoning ordinance, when applied to a particular property, becomes arbitrary,
confiscatory or unduly oppressive because of conditions of the property that distinguish it
2
City Commission 12-04-12
MDAH Variance Request -SW 62AVE_SW 62 TERR
page 30/4
from other properties under similar zoning restrictions;
J.f the intention is the construction of a new single family residence, then a denial of the
variance would be a hardship on the owner by preventing the property from being
built with said residence.
3. The extraordinary conditions and circumstances do not result from the actions of the
applicant;
Prior to being transferred to the current owner, the property was a legal non-
conforming platted lot of record
4. The requested variance is the minimum variance necessary to make possible the reasonable
use of the land, building or structure;
The granting of the requested variances is the minimum required in order to
construct a single family residence.
5. That the approval of the variance will be consistent with the general intent and purpose of the
Land Development Code, and will not be injurious to the neighborhood or otherwise
detrimental to the public welfare.
The approval of the variance is consistent with the City's objective to provide affordable
housing within the Community Redevelopment Area, and will allow a vacant property to
be used and for the City to receive property tax and other revenues. In addition the
proposed use is the type of use consistent with the RS-4 zoning district and will be
compatible with the abutting and surrounding properties. These objectives are consistent
with the stated objectives of the adopted comprehensive plan, community redevelopment
plan and land development code. The variance requested will have no impact on
surrounding properties.
RECOMMENDATION
Staff recommends approval of the revised request for the five (5) variances, with the conditions that the
structure is constructed in accordance with the agreement between the South Miami Community
Redevelopment Agency and the Developer.
Section 20-3.S(E)
DIMENSIONAL REQUIREMENTS
SINGLE-FAMILY RESIDENTIAL DISTRICTS -ONE-STORY
Min. Lot Size RS-4
Net Area (sq. ft.) 6,000
Frontage (ft.) 60
Min. Yard Setbacks (ft.)
Front 25
Rear 25
Side (lnterior)a 7.5 b
Side (Street) 15
Max. Building Height
Feet 25
Max. Building Coverage (%) First floor 30
Max. Impervious Coverage (%) 45
3
City Commission 12-04-12
MDAH Variance Request -SW 62AVE_SW 62 TERR
page 40/4
Attachments:
Resolutiou No. CRA 62-12-602
Application for Public Heariug
Location Map
Letter of Hardship/Intent
Copy of Public Notices
Boundary Survey
REVISED Site Piau, Floor Plan aud Elevation -Sheet A-I
DRAFT PB Minutes
4
1 RESOLUTION NO. ________ _
2 A Resolution related to a request for five variances from Section 20-3.5(E) of the City's
3 Land Development Code, to allow a 37.5 feet of frontage where 60 feet of frontage is
4 required; to allow the lot area of 3,525 square feet where 6,000 square feet is required; to
5 allow 12 foot front setback when 25 feet is required; to allow a side street setback of 6.67
6 feet where 15 feet is required; and to allow maximum building coverage of 37% where
7 30% is required, to construct a LEED Certified single family affordable home on a
8 nonconforming lot of record in an RS-4 zoning district, located at the NE corner of SW 62
9 Ave. and SW 62 Terrace.
10
11
12 WHEREAS, the Community Redevelopment Agency donated and conveyed the title of the
13 property to the Miami-Dade Affordable Housing Foundation to construct a new LEED Silver certified,
14 affordable single family residence; and
15
16 WHEREAS, the property is a non-conforming lot of record requiring said variances in
17 order to construct the new single family residence as presented; and
18
19 WHEREAS, application No. PB-12-034 was submitted to the Planning Board by
20 applicant Miami-Dade Affordable Housing Foundation; said application requesting approval of
21 five variances from Section 20-3.5(E) to permit the construction of a new one-story, LEED
22 (silver) affordable single family residence at the NE corner of SW 62 Avenue and SW 62
23 Terrace within the City's Community Redevelopment Area in the RS-4 zoning district; and
24
25 WHEREAS, the approval of a variances requires a recommendation from the Planning
26 Board and the approval of the City Commission after a public hearing; and
27
28 WHEREAS, at its November 13,2012 meeting the Planning Board, after public hearing,
29 voted 4 ayes; 2 nays to recommend approval of the variances requested; and
30
31 WHEREAS, the Mayor and City Commission of the City of South Miami desire to
32 accept the recommendation of the Planning Board.
33
34 NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
35 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA THAT:
36
37 Section 1. The recitals set forth in this resolution are true, that they are supported by
38 competent substantial evidence and that they are incorporated into this resolution by reference.
39
40 Section 2. That the subject application submitted by applicant Miami-Dade Affordable
41 Housing Foundation, requesting approval of the following variances from Section 20-3.5(E) to
42 permit the construction of a new one-story, LEED (silver) affordable single family residence on
43 a vacant non-conforming lot of record to allow:
44
45
46
1 1.
2 2.
3
4 3.
5 4.
6 5.
7
37.5' frontage where a 60' frontage is required.
Development on the lot which has 3,525 square feet where 6,000 square feet is
required.
12' front setback when 25' is required.
6.67' side street setback when 15' is required.
Maximum building coverage of37% when 30% is required.
8 within the "RS-4" Single Residential Zoning use district, specifically located at the NE corner of
9 SW 62 Avenue and SW 62 Terrace is hereby _________ _
10
11 Section 3. If the variances are approved, then the approval of the requested variances
12 shall include Exhibit A, Site Plan by Architect Marice Chael, AlA, LEED AP, revised 9-20-
13 2012, for proposed residence at NE corner of SW 62 Avenue and SW 62 Terrace is incorporated
14 herein.
15
16 Section 4. This resolution shall be effective immediately upon being approved.
17
18
19 PASSED AND ADOPTED this __ , day of ___ , 2012.
20
21
22
23
24
25
26
27
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM,
LANGUAGE, LEGALITY AND
EXECUTION THEREOF
APPROVED:
MAYOR
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor Liebman:
28 Commissioner Newman:
29 Commissioner Harris:
30 Commissioner Welsh:
31 CITY ATTORNEY
32
33
34
RESOLUTION NO. eRA 62-12-602
A resolution relating Affordable Housing Developmenti
authorizing the Agency to re-submit a revised land development
variance request to the City of South Miami Planning and Zoning
Board to include a reduction in total requested variances from
eight (8) required variances to five (5) total variances needed to
construct one (1) two-bedroom L.E.ED. certified affordable home
on Agency conveyed vacant property identified as Folio No. 09-
4025-009-0240.
WHEREAS, during the August 10, 2012 Meeting, the Board requested a formal
resolution be returned for the possible re-submission of revised application to the
City'S Planning & Zoning Board for construction variances required to construct one
(1) Silver L.E.E.D. certified affordable home on Agency conveyed property identified
as Folio No. 09-4025-009-0240; and
WHEREAS, during the August Meeting it was explained by Miami-Dade
Affordable Housing representative, Ann Manning that the original application to the
Planning and Zoning Board contained eight (8) total required variances but that
application could now be resubmitted to the City's Planning & Zoning Board with a
reduction in total variances required from eight to five; and
WHEREAS the following is a list of currently required land development
variances required to construct the L.E.E.D. certified home:
• Required Variance J -Min lot by existing code: 6000 sf;
• Required Variance 2 -Front setback by exist code: 25';
• Required Variance 3 -Side street setback by exist code: J 5'67';
• Required Variance 4 -Side street setback provided: 6; and
• Required Variance 5 -Minimumfrontage by code: 60'; and
WHEREAS, the SMCRA Board desires to complete this vital affordable housing
construction initiative and the goals of the SMCRA Plan to remove blighted conditions
and provide affordable for residents of the SMCRA and surrounding area.
NOW THEREFORE BE IT RESOLVED BY THE COMMUNITY
REDEVELOPMENT AGENCY OF THE CITY OF SOUTH MIAMI, FLORIDA THAT:
Section l.The South Miami Community Redevelopment Agency Board
authorizes the Agency to re-submit a revised land development variance request to
the City of South Miami Planning and Zoning Board to include a reduction in total
requested variances from eight (8) required variances to five (5) total variances
needed to construct one (1) two-bedroom L.E.ED. certified affordable home on Agency
conveyed vacant property identified as Folio No. 09-4025-009-0240.
Section 2. This resolution shall take effect immediately upon adoption.
Page 1 01'2
Res. No. eRA 62-12-602
PASSED AND ADOPTED this lLday of September, 2012
ATTEST:
~:G,.~-~
APPROVED:
If:x/fLW4Lt
Board Vote: 7-0
Chairperson Stoddard: Yea
Vice Chairperson Liebman: Yea
Board Member Newman: Yea
Board Member Harris: Yea
Board Member Welsh: Yea
Board Member Covington: Yea
Board Member Price: Yea
Page 20[2
2001
''''Iwliiflg oU( Neighborhood Q GreQI P/om to liV(.~ WorI< (md Nny"
To: Honorable Chair and
SMCRA Boar;Pc!-Memb rs
From: Stephen D{vid,
SMCRA Direct
Resolution
Date: September 10, 2012
ITEM No. -3-
AUTHORIZATION TO R£-SUBMIT A REVISED
VARIANCE REQUEST APPLICATION TO THE
PLANNING & ZONING BOARD FOR
CONSTRUCTION OF ONE L.E.E.D. CERTIFIED
AFFORDABLE HOME
A resolution relating Affordable Housing Development; authorizing the Agency to re-submit a
revised land development variance request to the City of South Miami Planning and Zoning
Board to include a reduction in total requested variances from eight (8) required variances to five
(5) total variances needed to construct one (1) two-bedroom l.E.ED. certified affordable home on
Agency conveyed vacant property identified as Folio No. 09-4025-009-0240.
Background
During the August 10, 2012 Meeting, the Board requested a formal resolution be returned for the
possible re-submission of revised application to the City's Planning & Zoning Board for construction
variances required to construct one {1} Silver L.E.E.D. certified affordable home on Agency
conveyed property identified as Folio No. 09-4025-009-0240.
During the August Meeting it was explained by Miami-Dade Affordable Housing representative,
Ann Manning that the original application to the Planning and Zoning Board contained eight (8)
total required variances but that application could now be resubmitted to the City's Planning &
Zoning Board with a reduction in total variances required from eight to five. The following is a
listing of currently required land development variances required to construct the L.E.E.D. certified
home:
• Required Variance 1 -Min lot by existing code: 6000 sf
• Required Variance 2 -Front setback by exist code: 25';
• Required Variance 3 -Side street setback by exist code: 15'67';
• Required Variance 4 -Side street setback provided: 6; and
• Required Variance 5 -Minimumfrontage by code: 60'
The following single-family home revisions were also implemented by the Foundation to achieve the
overall reduction in variances:
• Reduce the rear Master Bedroom and porch by a foot in the north-south direction;
• Reduce the Living Room by a foot in the north-south direction;
•. Make the stairs integral inside the porches. Make the walkways pervious gravel;
• Accommodate 2 cars by adding 1 set of additional concrete strips; and
• Increase east side setbackfrom 5' to 7.5'
An illustration of the L.E.E.D. certified home and site plan has been included in the packet as
Exhibit A. Approval of the attached resolution shall authorize the Agency re-submit a revised land
development variance request to the City of South Miami Planning and Zoning Board to include a
reduction in total requested variances from eight (8) required variances to five (5) total variances
needed to construct one (1) two-bedroom L.E.ED. certified affordable home on Agency conveyed
vacant property identified as Folio No. 09-4025-009-0240.
Recommendation '
Staff recommends approval of the attached resolution authorizing the Agency to re-submit a revised
land development variance request to the City of South Miami Planning and Zoning Board to include
a reduction in total requested variances from eight (8) required variances to five (5) total variances
needed to construct one (1) two-bedroom L.E.ED. certified affordable home on Agency conveyed
vacant property identified as Folio No. 09-4025-009-0240.
Attachments:
Single Family Home Rendering
SD: \CRA\Authorization to Re-Submit Planning & Zoning Board Variance Request
EXHIBIT A
SINGLE-FAMILY HOME RENDERING
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City of South Miami
Planning & Zoning Department
City Hall, 6130 Sunset Drive, South Miami, Florida 33143
Telephone: (305) 663-6326; Fax: (305) 668-7356
Application For Public Hearing Before Planning Board & City Commission
Actdret?:3 of Subject Property:;:;'W Lot(s)l.f,Jt1' Block
PB "'~", ~n6f1 S.Ubdivision --f.,...:,..c~=-,...---
Meets & Bo'urids: f.5 ~
Applicant l1ifIm';. j)p~II/"7Zl.lt.ibit<'IIc)J);;/hti1otJYldJ-urr. Phone: 2£15'" 2,(J C;"l4/J
Represe~tatives 'rPt:fU; Or9.anization :;t1/a m.i . J)tXCk, .. ./i.,;""jfo"::::'1A::-'f-t ,.,..,..~r:t::""':~~::--""7:'""fI
Address; / yt~¥" Phone: -:3DS--; Z.·1::;' s: 2/ flo
pr9perty owner:14r?£'1'Jtj i
Mailing Address: J~I,IL(J?;ijCxU,
~~cnit~ctlr;n.gineer: . " , M, [.hJAAt,{/
ASTHE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
,Kowner _OwnerJ~Representative _Contract to purchase _Option to purchase_Tenant/Lessee
APPLICATION IS HEREI3YMADE FOR THE FOLLOWING:, SUBMITTED MATERIALS
PLEASE CHECK THE APPROPRIATE ITEM:
.--Text Amendment to LDC
"--:.:. Zoning Map Amendment
>'''':''' PUO Approval
, ':, PUO Major Change
Xv~riance
_Special Use
SpeCial Exception
Oth~r (Waiv~r of Plat) ,
Briefly explain'appHc~tion and cite specific Code sections:
'Sectibn:__ Subsection:__ Page #: __ A rT1ended Oate:. __ _
PLEASE CHECK ALL THAT APPLY: ..x Letter of intent
.K. Justifications for,changE1
, 'l(" Statement of haidship~'
>< Proofofownersh1por lett~ifrom owner'
_ PO,wer o~ attorney
_ Contract to purchase'
L Current survey (1 original sealed and
signed/1 reduced copy @ 11" x 17")
" ,2., 8;J-5 copies of Site Plan and Floor Plans
1 redUced copy @ 11" x 17"
_ Affidavit-Receipts attesting to mail
notices sent
_ Mailing labels (3 sets) and map
_ Required Fee(s)
,''''''' The uhdersignedbas> fe(ld tqis completed flPplfcation. and represents that the information and all submitted materials are true and
cPcttotbe bestofthe appheant'skl1owledgeandbehef: . //' , ',J:' '.., e~~"~;'7' J?i r Ii f)er/ ?)1111l~ G, CYlti f1f1}tJ fa: ;lZ· i ']/
. hcant'sSlgtlfleand tItle PrmtName ' , Date
Upon receipt, applications and all submitted materials will be reviewed for compliance with the Land Development Code and ot-her
applicable regulations. Applications found not in compliance will be rejected and returned to the applicant. .
OFFICE USE ONLY: I r7 _
Date Fited 10 r1//J/ Y'
Petition Required __ _
Method of Pa ment
Date of PB Hearing f{rJ '!I-I ~, Date of Commission ____ _
Petition AccePted~ __ ,....,_--
4/16/09X:\VOrriis\pB Application for Pu bJic Hearing (Revised 2009), doc
Christopher Brimo, AICP
Planning Director
Planning and Zoning Department
6130 Sunset Drive
South Miami, FL 33143
Re: Variance requests for 61xx SW 62 nd Terrace (Lot 1 and W X Lot 2, Block 4, PINES, PB 13-2)
Dear Mr. Brimo:
Miami-Dade Affordable Housing Foundation, Inc. hereby requests variances from Section 20-3.5 of the
Land Development Code in order to allow for the construction of a one-story, single-family home on
property located at 61xx SW 62 nd Terrace, within the "RS-4" single family residential zoning use district
The variance requests are:
1. To allow a 37.5' frontage where a 60' frontage is required. Properties in the plat which was
recorded in 1918 are non-conforming.
2. To allow development on the lot which has 3,525 square feet where 6,000 square feet is
required.
3. To allow 12' front setback when 25' is required.
4. To allow 6.67' side street setback when 15' is required.
5. To allow maximum building coverage of 37% when 30% is required.
Development of the property will not happen without the approval of the variance. The property was
donated to the Foundation by the City of South Miami CRA to build affordable housing for low-to
moderate-income families. As it is a goal of the City to provide affordable housing, we ask that these
variances be approved.
Thank you for your consideration.
Sincerely,
Opal A. Jones
Executive Director
A NOT-FoR-PROfIT 501(Cj(3) CORPOHAHON
11444 BISCAYNE BOULEVARD
SUITE 312
MiAMi, fL 33132
PHONE: 305-371-9330
FAX: 305-371-9339
E-MAIL: MDAHfl(pBELl.50UTH.NET
October 23, 2012
City of South Miami
Planning and Zoning Dept.
6130 Sunset Drive
South Miami, FL 33143
RE: Property ownership list 500' from
09-4025-009-0240; NE corner of SW 62 nd Ave and 62 nd Terr
Lot 1 and West liz of Lot 2, Block 4, Pines Subdivision, PB 13-2
This is to certify that the attached ownership list, map and mailing labels are a complete and accurate
representation of the real estate property and property owners sOO'feet from the subject property
listed above. This reflects the most current records on file in the Miami-Dade County tax Assessor's
office.
State of: Florida
County of: Dade
The foregoing instrument was acknowledge before me this 23 day of October, 2012, by Anne E.
Manning, who is personally known to me.
Notary Pu ie, State of Florida
My commission no. : .E E 0&/1/16
My commission expires: IJ,;L!0¥a0/5
4i1""\""'V'\.A/".~ .. ~.
''''tV ~CI·l Notary Public State of Florida .~ .. :. .) ~ Milagros Castillo . ,C::. ·h I My Commission EE061446 . ""0",0'" Expires 02/03/2016 ....
. {.
Notification Letter
Application for Variance for property at northeast corner of 60th Avenue and 62 nd Terrace to build a
single-family home
By Miami-Dade Affordable Housing Foundation
Applicant: Miami-Dade Affordable Housing Foundation, Inc.
Address of Application Property: NE corner of 62 nd Ave. and 62 nd Terrace South Miami, Florida
You are hereby notified that an application has been submitted by the Miami-Dade Affordable Housing
Foundation for approval of 5 variances for the property listed above. The variance requests are: 1) to
allow a 37.5' frontage where a 60' frontage is required; 2) to allow development on the lot which has
3750 square feet where 6,000 square feet is required; 3) to allow 12' front setback where 25' is
required; 4) to allow 6.67' side street setback when 15' is required; and 5) to allow maximum building
coverage of 38% where 30% is required.
The variance requests will be reviewed by the City's Planning Board and the City Commission. The City's
Planning and Zoning Department, at 6130 Sunset Drive, South Miami, will have on file all documents,
plans and supporting materials pertaining to this application. In addition, the City's Planning and Zoning
Department will prepare and mail the required notices of public hearing in accordance with the notice
requirements of the City of South Miami Land Development Code.
AFFIDAVIT
Before me, the undersigned, this day personally appeared Anne Manning, who being by me first duly
sworn, upon oath, deposes and says:
1. I am an authorized representative of Miami-Dade Affordable Housing Foundation, Inc.
2. I certify that a Notification Letter of Application for Variances for a home to be built at the corner of
SW 60th Avenue and 62 nd Terrace in the form attached ("Exhibit A") and herein incorporated by
reference, were mailed, via U.S. regular mail or U.s. Certified mail to all the address in the ownership
list attached as "Exhibit B." For clarification, attached is "Exhibit e" which identifies the abutting
property owners who were notified via U.s. certified mail in accordance with the City of South Miami
Landevelopment Code~
State of Florida
County of Miami-Dade)
,_The foregoing was acknowledged before me on this »vd day of I eh..btJV, 2012 by Anne E.
ing, who foqk an oath and who is personally know to me.
,~J'V"V"'!.I':'Y'~;,,~,;
Notary Public State of Florida ~.
Milagros Castillo',
My commiS,SiO," EE061446 S
Expires 02/03/2015 , $;
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting Minutes..; Excerpt
Tuesday,November 13,2012
City Conimission Chambers
... .. ... 7:30 P.M. . •....
City of South Miami Ordinance No. 08-06-1876 requires all lobbyists before engaging in any lobbying activities
to register with the City Clerk and pay an annual fee of $500 per Ordinance No. 44-08-1979. 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.
I. Call to Order
Action: The meeting was called to order at 7:39 pm.
II. The Pledge of Allegiance to the Flag
Action: The Pledge of Allegiance was recited in unison.
III. Roll Call
Action: Dr. Whitman requested a roll call.
Board Members present constituting a quorum: Dr. Whitman (Chairman), Mr. Cruz (Vice-
Chairman), Mr. Dundorf, Dr. Philips, Mr. Fernandez and Dr. Hauri.
Board Members absent: Mr. Vitalini.
City staff present: Mr. Christopher Brimo (Planning Director) and Mr. Marcus Lightfoot
(Permit Facilitator).
City staff absent: Ms. Tiffany Hood (Office Support).
City Attorney: Mr. Thomas Pepe.
IV. Administrative Matters
There are no administrative matters at this time.
V. Public Hearings
1. P8-12-034
Applicant: Miami-Dade Affordable Housing Foundation
Location: 09-4025-009-0240
The applicant is requesting five variances from Section 20-3.5(E) of the
City's Land Development Code. 1. to allow a 37.5' frontage where a 60'
frontage is required; 2. to allow development on the lot which has 3,525
Z:\PB\PB Minutes\2012 Minutes\November\PB Draft Regular Meeting Minutes -ll-I3-I2-Excerpt PB-12-034.d0Page 1 of 4
square feet where 6,000 square feet is required; 3. to allow 12' front
setback when 25' is required; 4. to allow 6.67' side street setback when 15'
is required; 5. to allow maximum building coverage of 37% when 30% is
required; to construct LEED Certified affordable housing on a
nonconforming lot of record in an RS-4 zoning district. NE corner of SW 62
Ave. and SW 62 Terr.
Applicant: Miami-Dade Affordable Housing Foundation
Mr. Fernandez read the item into the record.
Mr. Brimo presented the item to the Board.
The Chairman Opened the Public Hearing.
NAME
Mari Chael
ADDRESS SUPPORT/OPPOSE
She stated that she is the project Architect with the Miami-Dade Housing Foundation. Mr. Pepe
asked Ms. Chael if she is a registered lobbyist. Ms. Chael responded that she is a resident. Mr.
Pepe then stated that Ms. Chael cannot come forth and lobby for the project; he also
recommended that from a procedural stand point if she waited until the public hearing was over
to answer questions that may be asked of her.
NAME
Levy Kelly
ADDRESS SUPPORT/OPPOSE
Mr. Kelly stated that he would like to hear more about this up and coming project, the vision and
where it's going. He then stated that housing is continually being lost in this area and would like
to see that change.
The Chairman Closed the Public Hearing.
Mr. Dundorf asked Ms. Chael to speak about the project. She responded that the project is in the
Marshall Williamson neighborhood, which is a historic black community in South Miami. She
then provided the Board with a presentation board of the current state of the housing
development along 62 nd A venue and 62 nd Terrace. She stated that there are several different
family sizes and various lot sizes, which says that one size does not fit all and it's good to have
variety. Mr. Fernandez asked if the adjoining lot to this comer lot, does it suffer the same
existing non conforming lots. Mr. Brimo responded that is correct, most of the lots in the area are
substandard lots of record. Mr. Cruz asked Mr. Brimo how many more lots like this are there.
Mr. Brimo responded yes, we do have lots like this in this area however I will inform the Board
at the November 2ih meeting of how many more lots are to come before the Planning Board.
Mr. Cruz then asked if the Planning Board approves five of the variances out of the eight does
that mean that this becomes the standard. Mr. Brimo replied no, variances are reviewed
independently on their own merit. Mr. Fernandez then asked Mr. Brimo if there is a zoning
designation that this particular application would be categorized into. Mr. Brimo responded no
there is not one in our current zone; a new classification would have to be created. Dr. Hauri
stated that she is in favor of the zoning variance. Dr. Whitman stated that this request went
Z:\PB\PB Minutes\20 12 Minutes\November\PB Draft Regular Meeting Minutes -I I-I 3-1 2-Excerpt PB-12-034.dof}age 2 of 4
through this Board to the City Commission who in tum denied the variance. He also stated that
the Community Redevelopment Agency Board (CRA) decided to send it back to the Planning
Board; of the CRA board five of those members are on the City Commission. Mr. Brimo
responded yes that is correct. Dr. Whitman then asked was this vote unanimous and could we
surmise that this would then pass at the City Commission if brought before them again, what was
the vote when it was last seen by them. Mr. Brimo responded that the CRA Director Mr. Stephen
David stated that it was a unanimous vote. Dr. Whitman then addressed Mr. David asking what
the direction of the City Commission was when this vote went forth. Mr. David stated that the
CRA was created to eliminate blighted areas and conditions within the CRA district. He then
stated that a vacant lot is a blighted condition; the CRA is intent to build on this particular lot. He
also stated that there are five other homes that are presently under construction and this is the
sixth of this project. He stated that CRA Board was so intent on this project going forth that
when they approved the agreement proposed by the developer they allocated additional funding
source because they knew that custom architectural plans would be needed for this particular
site. He then stated the CRA Board approved this item unanimously; will it be approved by the
City Commission this time, I'm not sure how many votes are required at the Commission level.
Dr. Philips asked Mr. David if the CRA Board saw these plans that were provided to the
Planning Board for review on tonight. Mr. David responded yes they saw these revised plans, the
developer agreed to reduce the variances from eight to five which was an architectural expense
in itself. He then stated that after reviewing these revised plans the CRA Board gave approval for
resubmission to the Planning Board. Ms. Manning stated that the previous five lots that were
approved were larger in size than this particular lot. Mr. Dundorf stated that the amounts of
variances requested are extraordinary, he feels that there are not any extenuating circumstances
or hardships given to approve this request.
The Board then discussed this item as a whole.
Motion: Mr. Cruz motioned to approve the variances as requested. This motion was seconded by
Dr. Hauri.
Motion: Mr. Cruz rescinded his motion to Open the Public Hearing again. This motion was
seconded by Dr. Whitman.
Vote: Approved: 4 Opposed: 2
Dr. Whitman: Yes
Dr. Philips: No
Mr. Cruz: Yes
Mr. Dundorf: Yes
Mr. Fernandez: Yes
Dr. Hauri: No
The Chairman Opened the Public Hearing.
NAME ADDRESS
Mr. David Walker
He stated that he is in support of the proposed home being built on this lot.
SUPPORT/OPPOSE
Z:\PB\PB Minutes\2012 Minutes\November\PB Draft Regular Meeting Minutes -11-13-12-Excerpt PB-12-034.d0Page 3 of 4
NAME ADDRESS SUPPORT/OPPOSE
Rev. Larry D. Jones
He stated that he is in support of a single family home being built on this lot opposed to a garden
which would require landscape maintenance which would incur additional cost to the City of
South Miami.
NAME ADDRESS SUPPORT/OPPOSE
Pastor Rodney James
He stated that it would be in the community's best interest as opposed to a park or a garden. He
then stated that by having a house there it will also help the City of South Miami with the tax
base.
NAME ADDRESS SUPPORT/OPPOSE
Dr. Joyce Price
She stated that she owns a house on 62 nd Terrace and she feels that this effort will enhance the
neighborhood and welcomes the idea of a house being built on this lot opposed to anything else.
She then stated that the street is very narrow and if a park is built where will the people park.
The Chairman Closed the Public Hearing.
Motion: Mr. Fernandez motioned to approve the variance items 1, 2, and 3 of the item. This
motion was never seconded.
This motion dies due to the lack of a second.
Motion: Mr. Cruz motioned to approve the variances as requested. This motion was seconded by
Dr. Hauri.
Vote: Approved: 4 Opposed: 2
Dr. Whitman: Yes
Dr. Philips: Yes
Mr. Cruz: Yes
Mr. Dundorf: No
Mr. Fernandez: No
Dr. Hauri: Yes
VI. Future Meeting Dates: Tuesday, November 27,2012
VIII. Adjournment: Dr. Whitman adjourned the Planning Board meeting at 10:12 PM.
Z:\PB\PB Minutes\2012 Minutes\November\PB Draft Regular Meeting Minutes -11-13-12-Excerpt PB-12-034.d0P'age 4 of 4
MIAMI DAilY BUSINESS REVIEW
Published Daily except Saturday. Sunday and
Legal Holidays
Miami. Miami-Dede County. Florida
STATE OF FLORIDA
COUNTY OF MIAMI-DADE:
Before the undersigned autholitypersonally appeared
C.V. FERBEYRE, who on oath says that he or she is the
VICE PRESIDENT, Legal Not/ceso{ the MIamI Dally Business
Review flk/a Miami Review, ~daily (except Saturday, Sunday
and Legal Holidays) newspaper. pub1isl')~ at Miami In Miami-Dade
County, Florid~ that the attached qqPV of advertisement,
being a Legal Advertisement of Notice in the matter of
'<" ~" •• '~ ". t", -',' •
ClTY OF SOUTH MIAMI ", 'v'
CITY COMMISSION ME~ING FOR 1214/201.2
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In the: XXXX ',(.:, : "",-"',,,Court, ,/)';'","" "
was published In said ,neWspaper in the'/ss"Qes. of
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Affiant furth~; skys II')~t;l~~;~alcf'Mialol'Dcill;' BuSin~ss;, ,',,~,'~~"
Review Is.a'{Iewspaper,published atMiam\;ln'said Mlaml·Dade "
County. Floridaandithatthe;sald nawspaperhas ;'J;'~' .,,' •
heretofore, beencorrtinuously pOblish13d iln s~li:f Miami·Dada:COuhty,
Roride, each day (except Saturday. Sunday 'and Legail1f6UClays)
and has been enterf;ld ~ ~!3cor<;\~Ias,!l Jl)W!.ITI{ltt.er at t1J!UICl$t' ': ",
office in Miami in'srud Miami4JaCle' County, Ronda, for a
period of one.year nex!:preceding thll firstp.ublica~on 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 securin s adve . for publication In the said
newspaR " , \
Swom to and subscribed before me this
23 day of NOVEMBER ,A.D. 2012
(SEAL)
O.V. FERBEYRE personally known to me
Notary Public Stala of Florida
Cheryl H Marmer
My Commission EE 189528
Expievs 07/1612016
' ........ " ." .: .. : .. :.;:/:~.~:~.~::::.~ .... '.-.:;.: ...... ~ "." .. .
' ..... : "CITY :OF:-SOUTtLMIAMI ',:,:."':,
:' :'. NOTieta',oF, ::ptJBL'ic~HE-.'RI~Q":: .
. ~
:
NOTI6~ '.(~'fiERii~i::diJ~~jh&i"~~~~d@di;;iri%j~~i~k\ij'ih~,ci~: 0('
Soutll Miami." Florida "will 'tiii1du'ci'p'ublrc',Hearb1g(s),:afHs regula(City
'Commlssion,"rTieeUng;,schedulel;l:{qt,T'uG;Sda\li;'petefubet',4;'':2012.,
.beginning at7:30,p;m . .'iiitheCityComl1]iss.~rChanib'~rs;6130'Sunset "
,.'. :1de~iiiieil ~iI'i03'1 ;SW;61Avenue(l;1irklitGo!:ii'riiOtiIW'HoSp'itaij':-:.· :';:
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.... 20i-3.Q(E) '6ftlio',CitY'sl_and Qev
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::i:.ieqill:eif-and .to':ano~:rriaximun(6uliarhg . 0(,37%-:::' .:
-: .wliere ':30% '[S :required.; to-;i:6i(sIiUCtiai:P:!3) :iCerttTIecf(!Slii'g\e': :'.:, : .
:. :1amlty ,liff.dRiable :\lOrTi~ :,0/( ii)i,6riC!9hfOiinlnlfl.9f:'Orr~?r?~!ri!f.ry:."" .
• : 'RS-4 :zonlng dlstrict,'IPclite'd attM Ni:: comarp!.SW,!>2'Ave:':a!ltl;.,: .'
.Pursuant ,to" Florida: Staiules '2B6.ot05/,the',City"here!iY :advises .. the;
public that-if'a ,person, declctas ,to ·appeal.anY ,decision mape.,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 lor such purpose, affected person may need,lo ensure that a
verbatim record of the proceedlngs Is made which record Includes,the
testlmony and evidence upon which the appeal is to be based. ' , , ,.' '. ': ..
11123, . __ ' _.. .' . 12;3-21/1986026M
THE MIAMI HER~LD I MiamiHerald.com
MIAMI
Santa to make a visit at mall
with special-needs children
Miami International Mall
will hold a holiday event
geared toward families with
special-needs children.
The Caring Santa event
takes place from 9:30 to
10:30 a.rn. Dec. 2 and allows
families with children who
have special needs take a
photo with Santa while in a
subdued environment.
Caring Santa has been de-
veloped by Simon Property
Group and is guided by
AbilityPath.org, a national
online resource hub and
special-needs community.
The events typically re-
duce sensory triggers, such
as turning off in-mall music,
stopping escalators located
near the Santa set, dimming
the lights and shutting down
fountains during the dura-
tion of the event.
Caring Santa events also
eliminate lines through the
use of a numbering system
and include activities and
stories while children wait.
Participants are encour-
aged to RSVP by going to
www.AbilityPath.org.
NEIGHBORS CALENDAR
• CALENDAR, FROM 26SE
make the city magical by hosting an
annual fund raising gala. This en-
chanting evening will pay special
tribute to the arts and those who
contribute their creative, artistic
genuis to our city ..
8 p.m. Nov. 30. New World Sym-
phony, 541 Lincoln Rd., Miami Beach.
www.jlmiami.org/.
Fifth Annual Superlest -Presented
by Fox Sports Florida/SunSports:
SOUTH FLORIDA AFTER-SCHOOL
ALL-STARS SETS THE STAGE FOR
ONE OF SOUTH FLORIDA'S LARGEST
KIDS' HOLIDAY PLAYGROUNDS
Miami October 31, 2012. The South
Florida After School All-Stars is
preparing for its fifth annual Su-
perfest slated for December 1, 2012
from 9 a ..
9 a.m. Dec. 1. FlU Modesto A.
Maidique Campus, 11200 SOW, 8th
Street. University Park. Freel Dona-
tion accepted. 305-576-4026.
sfasas.org.
Listeners/Oyentes Program: Non-
judgmental English-or Spanish-
speaking adults who relate well with
kids needed as sounding boards to
make a difference in the life of a
child; a Miami-Dade County Public
School program ..
9 a.m. Nov. 25. Listeners/Oyentes,
1450 NE Second Ave .. Media and
Entertainment District.
305-935-0045.
www.listenersprogram.org.
Rotary Club Miami-Granada Meet-
ings at Big Five Club: Come join us
for an evening of fellowship, net-
working, and community service.
Weekly speakers & social fundraising
events. The only Spanish Speaking
Rotary Club in the U.S ...
7:45 p.m. Nov. 28. Big Five Club,
600 SW 92nd Ave.,. $15 Dinner -
optional.
www.rotaryclubmiamigranada.org.
Rolary Club of Miami Luncheon
Meeting: Find out how you can
make a difference in our community,
have fun with others and how taking
a break from work on Thursdays can
be very rewarding.
You can see a list of upcoming
speakers, events and projects at our
website ~ www ..
12:15 p.m. Nov. 29, Hard Rock Cafe
Miami, 401 Biscayne Blvd., Down-
town Miami. $25. 305-443-5787.
www.miamirotary.org.
The Educalion Fund's 2012 Celebrity
Teach-A-Than Fundraiser: Pao Town
will host The Education Fund's 2012
Celebrity Teach-A-Thon Fundraiser at
6 p.m. on Wednesday, Nov. 28. Pao
Town and its owner Abe Ng, a
Teach-A-Thon volunteer, have gener-
ously offered to donate 15% percent
of all sales from 6 -9 p ..
6 p.m. Nov. 28. Pao Town, 2624
Ponce de Leon, Coral Gables. No cost
to participate. 305-892-5099 ext 14.
www.educationfund.org.
CIVIC/GOVERNMENT
Allapaltah Neighborhood Associa-
tion Meeting: Group provides an
opportunity for the residents of
Allapatlah to strengthen the com-
munity by sharing ideas and dis-
cussing the issues facing the neigh-
borhood. Meetings are held
monthly ..
6:30 p.m. Nov. 28. Village of
Allapattah YMCA Family Branch,
2370 NW 17th Ave., Allapatlah.
allapattah.wordpress.com/.
CLUBS
Fly Sexy Fridays: Swaggafield Ent. &
King of Promotions Presents: Fly
Sexy Fridays @ Skyline Miami -Bar &
Lounge! First flight November 30th!
Ladies fly free until12! Flight Tickets:
$20 the most sexiest exclusive flight
you will ever take ..
10 p.m. Nov. 30. Skyline Miami -
Bar & Lounge, 645 Washington
Avenue, Miami Beach. $20, Ladies
free until 12. 786-597-3933.
www.skylinemia.com.
Goldcoast Chorus: Do you love to
sing? Goldcoast Chorus is seeking
adult women singers. We are an
acapella women's chorus Singing in
4-parl harmony. No experience is
necessary, just an ability to carry a
tune and a love of singing ..
7:30 p.m, Nov. 27. Dice House,
10000 5W 82nd Ave., Kendall. Dues.
305-974-6334.
Monthly Game Day: New Neighbors
Club of South Dade invites game
loving folks to join us on the last
Wednesday of each month for game
day. Bring any game you choose (i.e.
Scrabble, Rummy Cube, Canasta,
etc ..
12 p.m. Nov. 28. Miami Elks Club
#948, 10301 SW 72 5T, Sunset. Free -
Attendees pay for their lunch.
305-279-3197.
Old Culler Republican Women's
Club: Join us for greal speakers and
to discuss current events and topics.
RSVP: Joanne Connolly at
jdconn@hotmail.com or
305-253-4938.
6:30 p.m. Nov. 27. Red Lobster,
8705 SW 136th St.,. 305-299-8840,
www.republicansready.org.
Take Off Pounds Sensibly (T.O.P.S.):
A weight loss program ..
9:30a.m. Nov. 29. Killian Pines
United Methodist Church, 10755 SW
112th St., Kendall. $5 per month $28
per year. 305-598-1397.
COMMUNITY
4th Chakra: This concert has influ-
ences from North Indian Ragas & 'II
Talas, Classical Western themes, a :1
little rock fusion, ethereal sounds I
and some Americana in an eclectic /:
blend. Ii
Featuring: Vicki Richards -violin, \
Jeff Deen -tabla, Mitch Kopp -guitar
Each musician is a leader, com-
poser, and improviser in his/her own
right..
2 p.m. Nov. 25. Arts at 51. John's,
4760 Pine Tree Dr., Miami Beach. $20
at door. $15 Seniors or online. $5 at
door for sludents wilh I.D.s.
786-309-1275.
www.artsatstjohns.com.
AGUAVIVA by Cecilia Sanchez
Vegas: AGUAVIVA by Artist Cecilia
Sanchez Vegas presented at the
Caridi Gallery.
AGUAVIVA explores the Water
hexagonal molecule in all its splen-
• TURN TO CALENDAR, 28SE
SE SUNDAY, N0Y..~_ti~ER 25, 2012 I 27SE
US-1 & South 160-180 Street in Miami southmotors.com
CITY OF SOUTH MIAMI
COURTESY NOTICE
NOTICE IS HEREBY given that the City Commission of the City of South Miami,
Florida will conduct Public Hearing(s) at its regular City Commission meeting
scheduled for Tuesday. December 4. 2012. beginning at 7:30 p.m., in the City
Commission Chambers, 6130 Sunset Drive, to consider the following item(s):
An Ordinance amending the development agreement originally adopted by
Ordinance No, 05-05-1827 and amended by Ordinance No. 18-05-1840
concerning the project known as "Project Sunset" and located generally at
5750 Sunset Drive, for the purpose of clarifying the effective date of the
agreement and term of agreement.
An Ordinance amending the Future Land Use Map of the South Miami
Comprehensive Plan by changing the future land use map category from
TODD (4+4 Story) to Hospital, for an area identified as 7031 SW 62 Avenue
(Larkin Community Hospital) -Folio #09-4025-027-0010,
An Ordinance relating to a request to amend the official zoning map of the
City of South Miami land development code by changing the zoning use district
from "TODD MU-5" mixed use 5 to "H" hospital, for property located 7031 SW
62 Avenue (Larkin Community Hospital) -Folio #09-4025-027-0010.
A Resolution to consider the adoption of a development agreement proposed
by Metro South Senior Apartments Limited Partnership, pursuant to sec,70.51
and 163.3225, Fla. Stat., for the construction of commercial space and
91 affordable senior apartments at 6101 Sunset Drive, South Miami, Florida,
which will require concessions, including parking and height variances and
)Ilhich will either be rejected, accepted or accepted with amendments.
;
1 A Resolution related to a request for five variances from Section 20-3.5(E)
of the City's Land Development Code, to allow a 37.5 feet of frontage where
, 60 feet of frontage is required; to allow the lot area of 3,525 square feet
where 6,000 square feet is required; to allow 12 foot front setback when
25 feet is required; to allow a side street setback of 6.67 feet where 15 feet
is required; and to allow maximum building coverage of 37% where 30%
is required, to construct a LEED Certified single family affordable home
on a nonconforming lot of record in an RS-4 zoning district, located at the
NE corner of SW 62 Ave. and SW 62 Terrace.
ALL interested parties are invited to attend and will be heard.
For further information, please contact the City Clerk's Office at: 305-663-6340.
Maria M. Menendez, 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 be based.
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Lot 1, and the West ~ of Lot 2, in Block 4, of PINES, according to the plat thereof as
recorded in Plat Book 13, at Page 2, of the Public Records of Miami Dade County,
Florida.
FLOOD ZONE:
WITHIN ZONE: X
ELEV,: N/A
COMMUNITY: 120658
PANEL No,: 0458
SUFFIX: L
DATE: SEPTEMBER 11, 2009
ORDER NO.: M-10057
FIELD BOOK: "FILE"
DATE: FEBRUARY 13, 2012
UPDATE:
UPDATE:
I HEREBY CERTIFY: THAT THIS DRAWING REPRESENTS THE RESULT OF A SURVEY OF THE
WITHIN DESCRIBED PROPERlY AND THIS DRAWING AND SAID SURVEY WERE PREPARED
BY ME OR UNDER MY DIREC110N.
THERE ARE NO ENCROACHMENTS UNLESS SHOWN THEREON .
NOTES:
" THIS SURVEY DOES NOT REFLECT OR DETERMINE OWNERSHIP,
" EXAMINA110N OF THE ABSTRACT OF l1TLE WILL HAVE TO BE MADE TO DETERMINE RECORDED
INSTRUMENTS, IF ANY. AFFECTING THE PROPERlY THIS SURVEY IS SUBJECT TO DEDICA110NS,
LIMITATIONS, RESTRICTIONS, RESERVATIONS OR EASEMENTS OF RECORDS.
" LEGAL DESCRIP110NS PROVIDED BY CLIENT OR ATIESTING l1TLE COMPANY.
"UNLESS OTHERWISE NOTED, THIS FIRM HAS NOT AN ATTEMPED TO LOCATED FOOl1NGS
ANDIOR FOUNDA110NS.
" NOT VISIBLE ENCROACHMENTS WERE FOUND ON THE PROPERTY, UNLESS SHOWN.
" IF SHOWN ELEVATIONS ARE REFERRED TO N.G,V.D. OF 1929,
"BENCH MARK USED NO, P-4000, WITH ELEVA110N: 8,51'
PROPERTY ADRESS:
FOR:
61XX S,W. 62nd Terrace
South Miami, FL. 33143
MIAMI-DADE AFFORDABLE HOUSING
FOUNDATION, INC.
THIS SURVEY IS NOT V. D WITHOUT THE
SIGNATURE AND RAI DEAL OF A FLORIDA
LICENSED SURVEY AN MAPPER
NARCISO J. RAMIREZ
PROFESSIONAL LAND SURVEYOR No.2 79
ST A TE OF FLORIDA
ATLANTIC SERVICES OF FLORIDA
8341 SUNSET DRIVE, MIAMI FL 33143
TEL: (305) 596-0888 FAX: (305) 596-0919