Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Ord No 03-04-1810
ORDINANCE NO 03-04-1810 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA RELATING TO A REQUEST TO AMEND THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE,BY REVISING SECTION 20- 3.3(D)ENTITLED "PERMITTED USE SCHEDULE"IN ORDER TO ALLOW BUSINESS OR PROFESSIONAL OFFICES AS A PERMITTED USE IN THE "GR" GENERAL RETAIL DISTRICT;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. WHEREAS,ApplicationNo.PB-03-023wassubmittedtothePlanningandZoningDepartmentby Mr.DavidHill,saidapplicationrequestingthatSection20-3.3(D),PermittedUseSchedule of the City's LandDevelopmentCode,beamendedtoincludebusinessandprofessionalofficesasapermittedusein the "GR"General Retail Use Districts;and WHEREAS,afterreview,thePlanningandZoningDepartmentrecommendedamendingSection20- 3.3(D)"PermittedUse Schedule,"oftheCity's Land Development Codetopermitbusinessand professional offices asa permitted useinthe"GR"General Retail Use Districts;and WHEREAS,onJanuary13,2004,aftera Public Hearing regardingtheproposed amendment to Sections 20-3.3(D),the Planning Board approved a motion byavoteof4ayes2 nays recommending that business and professional offices be included asa permitted useinthe"GR"General Retail Use Districtswitharequirement of retailusesattheground floor;and WHEREAS,theCity Commission desires to accept the recommendation ofthe Planning Board and enact the aforesaid amendment. NOW,THEREFORE,BEIT ORDAINED BYTHE MAYOR AND THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA: Section 1That Section 20-3.3(D),entitled,"Permitted Use Schedule,"ofthe South Miami Land Development Codeis hereby amended toreadas follows: Section 20-3.3 (D)Permitted Use Schedule USE TYPE BUSINESS AND PROFESSIONAL SERVICES Office,Business or Professional *50%of ground floor square footage must be retail uses. (NOTE:Newwordinginbold-underlined) M O N R ZONING DISTRICT G R P * T O D D M U 4 T O D D M U 5 T O D D L I 4 T O D D P I T O D D P R H C O N D P A R K 10 Pg.2 of Ord.No.03-04-1810 (2) Section 2All ordinances orparts of ordinancesinconflictwiththe provisions of this ordinance are hereby repealed. Section 3.Ifanysection,clause,sentence,orphrase of thisordinanceisforanyreasonheldinvalidor unconstitutionalbyacourt of competentjurisdiction,thisholdingshallnotaffectthevalidity of the remaining portions of this ordinance. Section 4.This ordinance shallbe effective immediately after the adoption hereof. PASSED AND ADOPTED this 6 th ATTEST: CITY CLERK"X lsl Reading-3/2/04 2nd Reading-4/6/04 READ AND APPROVED AS TO FORM: CITY ATTORNEY day of April 2004 APPROVED: COMMISSION VOTE:4 -1 Mayor Russell:Yea Vice Mayor Palmer:Yea Commissioner Wiscombe:Nay Commissioner Birts-Cooper:Yea Commissioner Sherar:Yea E:\Comm Items\2004\3-2-04\PB-03-023 LDC Amend Ordinance.doc * South Miami All-America City Mill'l||l 2001 CITY OF SOUTH MIAMI To:Honorable Mayor,Vice Mayor & Commission Members From:Maria Davis City Manager Date:April 6,2004 12±ITEM No. RE:LDC Amendment Permit Office Use in GR District ORDINANCE AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA RELATING TO A REQUEST TO AMEND THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE,BY REVISING SECTION 20-33(D) ENTITLED "PERMITTED USE SCHEDULE"IN ORDER TO ALLOW BUSINESS AND PROFESSIONAL OFFICES AS A PERMITTED USE IN THE "GR"GENERAL RETAIL DISTRICT;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. SUMMARY The applicant Mr.David Hill,an owner of several properties located on S.Dixie Highway m South Miami,is requesting the City to amend the Permitted Use Schedule of the Land Development Code to include "office,business and professional "asa permitted use in the "GR",General Retail Use District. The application package submitted refers to the specific addresses of 6400-6428 South Dixie Highway on which site the applicant wishes to construct a new office/retail building.The location is within a "GR" zoning use district.It is important to note that the submitted application is a general text amendment to the Land Development Code,and is not site specific.If the proposed amendment is approved,it would be applicable to all properties located in GR zoning use districts. STAFF OBSERVATIONS (1)The uses allowed in the GR district are included in the Permitted Use Schedule (Section 20-3.3(D), which isa listing of what uses are permitted in each of the City's 26 zoning use districts.There are currently over 70 separate commercial (permitted and special)uses allowed in the GR zoning use district (see Attachment Commercial Uses Permitted in GR). (2)At present,business and professional offices are permitted uses in the RO,LO,MO,SR,TODD(MU- 4),TODD(MU-5)andthe TODD (LI-4)zoning districts. (3)Itis important to note that prior to 1990 the City's Land Development Code did permit business and professional offices in the "GR"General Retail zoning district.In August,1990,as part of an overall adjustment of the Permitted Use Schedule,office uses was eliminated asa permitted use in that zone. Thestaffcouldnot find an explanation astowhythat particular change was made. LDC Amendment Permitted Use April 6,2004 (2) (4)Duringtheperiod2002-2003,the City's PermittedUseSchedulewas comprehensively reviewedby the City's ZoningTaskForce,whichrecommendedanumber of changestothetypes of uses permittedineachzoningdistrict.TheTaskForce'sPermittedUseSubcommitteenoticedthatoffice usewasnotpermittedintheGRzoneandinitsJanuary,2003finalreport recommended arevision allowing officeusesasa permitted useintheGRzone. (5)TheCity's"GR"GeneralRetailDistrictcovers property locatedonheavilytraveledmajorarteries(S. DixieHighway,BirdRoad).Inthe contemporary urbancommunity,the.concept of mixeduse including officesisdesirableandisactually mandated for downtown streets,aswellasmajorarterial streets.Theplacementofofficeusesinthe"GR"district isan appropriate amendmenttotheLDC. PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommended thatthe request to amend the Land Development Code's Permitted UseScheduletoallowOffice,Businessand Professional asa permitted useinthe GR, General Retail Use District be approved. PLANNING BOARD ACTION The Planning Board conducted a public hearing on the application atits January 13,2004 meeting. During the discussion it was suggested by several speakers that the amendment should contain a provision requiring retail use on the ground floor of any office building in the GR zoning district.The Planning Board adopted a motion to approve the application to allow professional office buildings in the GR zoning use district with the condition that 50 %of the ground floor square footage must be retail uses. The motion was approved bythe following vote:4 ayes 2 nays (Mr.Mann,Mr.Illas) COMMERCIAL USE DISTRICT DATA During discussion of this item at the Commission's first reading of the ordinance,several speakers suggested that it would be appropriate to have additional information on the use of properties and the value of property in the GR district.The attached data page on properties located in the City's GR zones demonstrates that property intheGR zone is significantly underutilized. It is important to note that the GR data collected also revealed a significant trend.The total of all property taxes paid by all commercial properties has dropped over the past 4 years,thereby increasing the burden ofproperty tax on residences.In 2003 total commercial property taxable value in South Miami was $348, 382,856 which is 42%of the City's total property tax roll.In 1999-2000,commercial property assessment,which first included the Shops of Sunset development,was calculated as 50%of the City's total property tax roll.This trend should be considered by the City while it is considering a zoning change which encourages or supports commercial development. RECOMMENDATION The City Commission approved the subject ordinance on first reading on March 2,2004.It is recommended that the request to amend the Land Development Code's Permitted Use Schedule to allow Office Business and Professional asa permitted use inthe GR,General Retail Use District be approved. The Administration concurs with the Planning Board suggestion of mandating retail aspartofthe ground floor of office buildings intheGRzone. LDC Amendment Permitted Use April6,2004 Attachments Proposed Ordinance DataonGR properties FinanceDept.TaxRollAnalysis Uses Permitted in GR Application Applicant'sLetter of Intent PlanningBoardmeetingExcerpt1-13-04 Public notices MD/DOD/SAY^*&)2209£iE:\Comm Items\2004\44-04\LDC Amend Offices in GR.doc "GR"GENERAL RETAIL ZONING USE DISTRICT PROPERTY TAX DATA AND DEVELOPMENT POTENTIAL Location ;5700-6490SW 40th Street 6100 -6460 S.Dixie Highway Number of Properties:38 No.of Business Establishments Bird Road -41 S.Dixie Highway -41 Property Data GR Assessed Value:$28,097,884 -8%ofcitywide commercial assessment($348,382,856); GRAdValoremTaxrevenue:$207,075-7%ofcitywidecommercialtaxrevenue($2,878,639); GRTotalLandArea:21acres-13%of citywidecommerciallandarea(165acres) Development Potential GR Existing total land area:920,816 sq.ft. GR Existing total floor Area:256,308 sqft GRActual floor-area-ratio:.28 FAR GR Potential development /build-out at current permitted .80 FAR:735,292 sq.ft. GR Unused development potential:478,984 sq.ft. Data sources: Fieldsurvey-March,2004 ; Miami Dade Tax Records 2003; SouthMiami Comprehensive Plan implementation ofthis estimate,would require two story development with parking structures. E:\Comm Items\2004\4-6-04\GRProperty Data.doc * Is ,ia""MR" ay siavq 1— 1 .— 1 CD •n . I seiviedojd yo jlubiiai Minos p A}\q •nssscn PERMITTED COMMERCIAL USES IN "GR"DISTRICT AirConditioningSales&Services AnimalHospitalorVeterinarian(S) AntiqueorCurioShop Automobile Accessories &Parts (S) Automobile Dealer (S) Automobile Rental Agency Bait &Tackle Shop Bakery BankorSavings,mortgagebanking/brokerage BeautyorBarberShop BicycleSales&Services Boat Dealer (S) Book or Stationery Store Bowling AlleyorSkatingRink(S) Bus,TransitorTaxiTerminal Business Machine Sales &Services Camera &Photo Supply Store Carpeting orFlooringSales Clothing orApparelStore(newonly) ConfectioneryorIceCreamParlor Consumer Electronics or Music Store Cosmetics Store CounselingServices DairyProductsStore Deli Department orDry Goods Store Drinking Place Drug,Pharmacy or Sundry Store Dry Cleaning Substation (no processing) DryCleaningPlant(S) Fabricor Drapery Shop Florist Gasoline Service Station (S) Grocery Store (over 4,000 sf gfa) Gift,NoveltyorSouvenirShop Glassand Mirror Sales&Services Hardware Store Hobby,ToyorGameShop Household Appliance Store Home Furniture or Furnishings Store Jewelry Store Lawn&Garden Supplies Lawnmower Sales &Services LightingFixturesStore LiquorStore Mail &Parcel Center MassageTherapist MobileAutomobile Wash/Wax Service(S) MotorcycleDealer(S) Office Supplies PaintGlass&WallpaperStore ParkingLot,Commercial PetSalesorGroomingServices PlantNurseryorGreenhouse Plumbing Shop Poultry,MeatorSeafoodMarket Quick Printing Radio &TV Broadcasting Station Recreational Vehicle Dealer (S) Restaurant,Convenience (S) Restaurant,General (S) Sewing,NeedleworkorPieceGoodsStore Shoe Store SportingGoodsStore Tobacco Shop Used Merchandise Store:Antiques Used Merchandise Store:Consignment Goods (S) Used Merchandise Store:Secondhand Goods (S) Variety Store E:\Comm Items\2004\4-6-04\PERMITTED USES IN GR DISTRICT.doc -Gity of-South Miami Planning &Zoning Department City Hall,6130SunsetDrive,SouthMiami,Florida 33143 Telephone:(305)663-6326;Fax:(305)666-4591 Application For Public Hearing Before Planning Board &City Commission Address of Subject Propeily.)*^<*•¥;*¥±>.^*&ifry Meets &Bounds: Applicant Representative:^^-^t\\U Address:&V«*<>^*<£r^y Lot(s) PB Block Subdivision Phone Vr-UT-AS-J1 Organization: Phone Property Owner^^b *-.u vW-e^W*.C Mailing Address:Wwi^^t-I?^ 3or-us-trig Signature: Phone y^-ur-wi Architect/Engineer Phone: ASTHE APPLICANT,PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:! J£_Owner Owner's Representative Contract to purchase Option to purchase Tenant/Lessee [APPLICATION IS HEREBY MADE FOR THE FOLLOWING: PLEASE CHECK THE APPROPRIATE ITEM: X Text Amendment to LDC ZoningMap Amendment • PUD Approval PUDMajor Change Variance Special Use Special Exception Other Briefly explain application and citespecific Code sections: SUBMITTED MATERIALS PLEASECHECK ALL THAT^PPLY: ^Letter of intent" i/Justifications for change Statement of hardship Proofof ownership orletterfrom owner >^* Power of attorney *^C Contracttopurchase )C Current survey (1 original sealed and £ signed/1 reducedcopy@11"x 17") 15 copies of Site Plan and Floor PlansV' 1 reduced copy©H"x 17"X 20%Property owner signatures^ Mailing labels (3 sets)and map X RequiredFee(s)U^l_- QrrtfrVO t^>C «5VC.£-0 *j%Z&t**ul&cf Section:Subsection:Page #:.Amended Date: The undersigned has read this completed application and represents that the information and all submitted materials are true andcorrectJpthebest-of tfie applicanj'&knpwledge andbelief. Applicant'sSignatureand title Upon receipt,applications and all submitted materials will be reviewed for compliance with the Land Development Code and other applicable regulations.Applications found notin compliance willbe rejected andreturned tothe applicant OFFICE USE ONLY: Date Filed Petition Required. Method of Payment, 8/2/00 DateofPBHearing. Petition Accepted Date Date of Commission Letter of Intent: I,DavidHill,amtheowner of SouthMiamiRadiatorat6400SouthDixie Highway,aswellasthe property owner of Crank-N-Charge at6428South Dixie Highway, My letter of intentistodevelopthe above properties for theuse of retail and office spaces.My plans are for a 10-14 thousand square foot,beautiful new, two-story building,This property change willimproveand enhance the appearance oftheSouthMiami area. IamaskingtheCity of SouthMiami for atextamendedtoLDC.Thiswill allowme,upon approval,todothis formcoming project. Thank youforyourconsiderationinthismatter, Sincerely, David Hill Property Owner Reference:Section 20-3.3(D) CITY OF SOUTH MIAMI PLANNING BOARD Regular Meeting Action Summary Minutes Tuesday,January 13,2004 City Commission Chambers 7:30 P.M. IV.Public Hearings PB-03-023 Applicant:David Hill Request:AN ORDINANCE OFTHE MAYOR AND CITY COMMISSION OFTHECITYOF SOUTH MIAMI,FLORIDA RELATING TOA REQUEST TO AMEND THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE,BY REVISING SECTION 20- 3.3(D)ENTITLED"PERMITTEDUSESCHEDULE"IN ORDERTOALLOW BUSINESS AND PROFESSIONAL OFFICES AS A PERMITTED USE IN THE "GR"GENERAL RETAIL DISTRICT;PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. Action:Mr.Morton read the item into record and Mr.Youkilis presented the staff report. Mr.Youkilis explainedthatthe applicant,Mr.DavidHill,anownerofseveralproperties locatedonS.DixieHighwayinSouthMiami,wasrequestingtheCitytoamendthe PermittedUseSchedule of theLandDevelopmentCodetoinclude "office,business and professional"asa permitted useinthe "GR",General Retail Use District.The location is withina"GR"zoninguse district.Mr.Youkilis pointedoutthatthesubmittedapplication isa general text amendment tothe Land Development Code,andisnotsite specific.Ifthe proposed amendment is approved,it would be applicable toall properties located inGR zoningusedistricts.Staff recommended approval. Applicant: Speakers: David Hill NAME Ivonne Beckman Jay Beckman Leon Valentine 6400South Dixie Hwy supported application ADDRESS 5871 SW 83 St. 6520 SW 65 St. 6551 SW65Ave -opposed application -opposed application -opposed application Several ofthespeakers stressed the importance oftheCity preserving retailusesonS. DixieHighwayandthereforefeltthattheproposedamendmentshouldbedenied,orat leasttheregulationsshouldmandatethatretailuseshadtobeplacedonthefirstfloor of any proposed office building. Planning Board Meeting January 13,2004 Motion:Mr.Comendeiro movedtoapprovetheapplicationto allow professional office buildingswiththe condition that50 %of thegroundfloorsquarefootage must beretail uses.Mr.Liddysecondedthemotion.Themotionwasapprovedbythefollowingvote. Vote:Ayes 4 Nays 2 (Mr.Mann,Mr.Illas) NOTICE OF PUBLIC HEARING CITY OF SOUTH MIAMI 6130 Sunset Drive;South Miami,Florida 33143 On Tuesday,April 6,2004 at7:30P.M.,theCityCommission of theCity of SouthMiami willconductaPublicHearingintheCommissionChambersattheaboveaddressonthe following item: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA RELATING TO A REQUEST TO AMEND THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE,BY REVISING SECTION 20-3.3(D) ENTITLED "PERMITTED USE SCHEDULE"IN ORDER TO ALLOW BUSINESS OR PROFESSIONAL OFFICES AS A PERMITTED USE IN THE "GR"GENERAL RETAIL DISTRICT;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE Maria M.Menendez City Clerk City of South Miami Pursuant toFla.Statues 166.041 (3)(c)2c,thisnoticeisbeing mailed toall persons owning property within theCity's"GR"General Retail Zoning Use District.Copies ofthe proposed ordinancesetforthaboveisavailablefor inspection attheCity'sPlanningandZoningDepartment, 2nd Floor,CityHall,6130 Sunset Drive,South Miami,FL.33143. Youareherebyadvisedthatifanyperson desires toappealany decision madewithrespecttoany matter considered atthis meeting or hearing,such person will need a record ofthe proceedings,and for such purpose may need to ensure thata verbatim record ofthe proceedings is made,which record includes the testimony and evidence upon which the appeal istobebased (F.S.286.0105). Refer tohearing number whenmakinganyinquiry. ANALYSISOFTAXROLL FROM 1989THRU2003 NEW YEAR TO YEAR %INCREASE MILLAGE YEAR CONSTRUCTION DIFFERENCE ORDECRSE RATES 1689-90 4,778,638 6.080 1390-81 4,681,881 (86,757)-152%8373 199142 2,438,688 (2362,196)-48.00%6411 1892-93 6,354,805 3.926319 160.89%6.584 1893-94 3,187AM (3,177,461)-4932%6467 1994-85 4,825,914 1,638,470 5140%6467 1885-96 2.917,542 (1,808,372)-3934%6300 1985-97 2425,443 (892,099)•3038%6300 1897-88 2,768,498 743,055 3639%6380 1998-89 6,121,088 3,352,690 121.10%6390 1989-00 127,808.625 121,685,637 198737%6373 2000-01 23/441,114 (104,365^11)-8136%6373 2001-02 16,329,825 (7,111,188)•3034%6373 2002-03 10,880384 (5449,541)-3337%6373 200344 83*0377 (2,540,007)•2334%8.123 COMMERCIAL YEARTOYEAR PERCENTAGE OF ASSESSMENT DIFFERENCE ASSESSMENTS 198940 189,683349 4730% 1990-91 191308,684 1,524,735 4436% 1891-92 185,088,705 (6,139,978)43.16% 1992-93 189,081499 4312,784 4236% 199344 187,191338 (1389361)41.72% 199445 197,743376 10352,038 4130% 1995-98 189381375 (8362401)38.77% 198647 185305,119 -(3376456)3738% 198748 185392,128 387,009 37.15% 198848 189341304 3,748376 36.76% 189940 341305323 151,564,618 50.13% 200041 329322,890 (11382,633)4730% 200142 334,860343 5,037363 4635% 200243 330397397 (3,862,946)4337% 200344 348382356 17384,859 4240% RESIDENTIAL PERCENTAGE OF YEAR ASSESSMENT ASSESSMENTS 198940 211374,196 62.70% 199041 240,794302 29,420,106 55.74% 189142 243,717,618 2,923316 6634% 1992-93 254,095,756 10,378,138 5734% 199344 261306347 7410,691 6838% 18944S 278,747333 17341,168 5830% 199546 299338.135 20390302 6133% 1986-97 304,176374 5,138339 62.12% 199748 314311366 10335392 6235% 199849 326425,777 11314,711 6335% 199940 339449359 13,023,792 4937% 200041 358,760,767 19311.198 52.10% 200142 388,098,355 30336388 53.76% 200243 423,483376 34386,921 66.13% 200344 473329398 49,746322 57.60% PERSONAL YEAR TO YEAR %INCRESE YEAR PROPERTY DIFFERENCE ORDECRSE 198940 49,187305 199041 60,722303 1336378 3.12% 189142 63373,762 2,850369 5.62% 199243 67,616,110 4,041368 734% 199344 5B325.663 610363 136% 199445 60388464 2,762,781 4.74% 199546 61,128344 139390 033% 169647 69318325 8389381 13.73%- 199748 70391384 873369 136% 189849 66,764327 (3,638,657)4.17%.. 199940 79385316 12310389 19.19% 200041 91307360 12342,644 1539% 200142 90,942,680 (886,180)4.94% 200243 84,019300 3,077,120 338% 200344 88331357 (6488.W3)•534% YEAR TOTAL-ROLL YEAR TO YEAR DIFFERENCE %INCRESE ORDECRSE 198940 450345450 199041 482,725369 32460419 731% 189142 482360376 (365,794)438%. 199243 600.792365 1B432390 332% 1993-84 606,923,948 6,131363 132%., 199445 637489383 30366316 633% 199546 649347,754 12357,791 234% 199647 659,188318 9,850464 1.76% 199748 670.794478 11396360 237% 199849 582321408 12326,930 2.11% 199940 760320408 177389,000 3044% 200041 780391317 20,171309 235% 200142 814,899378 34308361 442% 200243 848,500,973 33,601,095 4.12% 200344 910.143311 61.642,638 738% LERK'S OFFICE South Miami All-America Cily iiiii 2001 6130 Sunset Drive,South Miami,FL 33143 City of South Miami Attn:Maria M.Menendez City Clerk 6130 Sunset Drive South Miami,FL 33143 \ zs Sm "*/**i .^Mpssfc .? X"P3METEH rifte F3rtCTA/"»C If8350P5S?u,s-PvSTAGE * MAR 29 2004 £!II£LERK'S OFFICE **i43?5G83 %•••liiiiiiiiiiniiiiiiiiuiiHlilillinliliiiiHiiiliiiiliiiiiiil MATTHEWS-JACOBS INVESTMENTS LC 5262 MISSION HILL DR TUCSON,AZ 85718 JORGE AGUERO &W KYLE 5804 BIRD RD SO MIAMI FL 33155 R FLEISCHER &SHELDON DOBKIN TR %FIRST UNION NTL BANK OF FLA P.O.BOX 44247 JACKSONVILLE,FL 32231 FIRST UNION NATIONAL BANK OF FLA BANK REAL ESTATE PO BOX 44247 JACKSONVILLE,FL 32231 FIRST UNION NATIONAL BANK OF FLA BANK REAL ESTATE PO BOX 44247 JACKSONVILLE FLO SOUTHWEST ANIMAL HOSPITAL INC 6448 BIRD RD MIAMI,FL 33155 STANLEY M WIEDER TR 256 COSTA BRAVO DRIVE ISLAMORADA,FL 33036 REV LIVING TR OF MARIE J MOORE 17095 SW 208 ST MIAMI,FL 33187 MCDONALDS CORP P O BOX 66351 AMF OHARA AIRPORT CHICAGO,IL 60666 SOUTH MIAMI PLAZA LTD 10764 SW 133 TERR MIAMI,FL 33176 79TH STREET CORP %EF ALVAREZ &CO 782 NW 42 AVE,SUITE 545 MIAMI,FL 3312(5 COMMERCIAL CAPITAL SF CORP 5820 SW 40 ST MIAMI,FL 33155 R FLEISCHER &SHELDON DOBKIN TR %FIRST UNION NTL BANK OF FLA P O BOX 44247 JACKSONVILLE,FL32231 FIRST UNION NATIONAL BANK OF FLA BANK REAL ESTATE PO BOX 44247 JACKSONVILLE,FL 32231 ERNES;COSCIA &THOMAS REARDON 4400 POLMARITO ST CORAL GABLES,FL 33146 CARCEP PROPERTIES INC 6460 BIRD RD MIAMI,FL 33155 STANLEY M WIEDER TR 256 COSTA BRAVO DRIVE ISLAMORADA,FL 33036 MCDONALD CORP P O BOX 66351 AMF OHARE AIRPORT CHICAGO,IL 60666 Kimco South Miami 634 Inc 3333 New Hyde Park Rd New Hyde Park,New York 11042 CALIENTE FOODS LLC 7500 NW 29 ST MARGATE,FL 33063 PATRICIA L.BLACK (TR) P.O.BOX 144538 CORAL GABLES,FL 33114 5826 BIRD RD LLC 4801 S UNIVERSITY DR #227 DAVIE,FL 33328 FIRST UNION NATIONAL BANK OF FLA BANK REAL ESTATE PO BOX 44247 JACKSONVILLE FL 32231 FIRST UNION NATIONAL BANK OF FLA BANK REAL ESTATE PO BOX 44247 JACKSONVILLE,FL 32231 ROYAL PALM APARTMENT BUILDING INC 5757 COLLINS AVE #1703 MIAMI BEACH,FL 33140 JOSE M CAMPOS-PIRES &W ZILDETE A 6490 SW 40 ST MIAMI,FL 33155 VICKI E LC 7200 NW 7 ST,STE 302 MIAMI,FL 33126 JACK B&NINA FISCUS PO BOX 430371 SOUTH MIAMI,FL 33243 6290 S DIXIE HWY INC % GERSON PRESTON CPA 666 -71 ST MIAMI BEACH,FL 33141 AMOCO OIL COMPANY C/O ERNST &YOUNG LLP P.O.BOX 06529 CHICAGO,IL 60606 SONNENLAR LTD PARTNERSHIP 2390 NW 107 AVE DORAL,FL 33172 DAVID HILL &W CHRISTINE C 6400 S FEDERAL HWY SOUTH MIAMI,FL 33143 B-MAR ASSOCIATES PO BOX 330010 COCONUT GROVE,FL MIML LIMITED PARTNERSHIP 6380 S DIXIE HWY SOUTH MIAMI,FL 33143 EJS HOLDINGS INC %S SARUSKI 13851 SW 80 AVE PALMETTO BAY,FL 33158 CAROLE J SCHWARTZ &RALPH L HELMS JR 8090 MANASOTA KEY RD ENGLEWOOD,FL 34223 DAVID HILL &W CHRISTINE C 6700 SW 118 AVE MIAMI,FL 33183 DDRC 3560 MAIN HWY COCONUT GROVE,FL 33133