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Ord. No. 13-06-1881ORDINANCE NO.13-06-1881 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,RELATING TO A REQUEST TO AMEND THE OFFICIAL ZONING MAP OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY DESIGNATING A COMMERCIAL BUILDING (THE SHELLEY BUILDING)LOCATED AT 5837 SUNSET DRIVE AS AN HISTORIC SITE AND BY PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. WHEREAS,Application No.PB-05-022wassubmittedtothe Planning Department bythe HistoricPreservationBoard,saidapplicationrequestingtoamendtheofficialzoningmap of theCity of SouthMiamiby overlaying an "HP-OV"HistoricPreservationOverlayzoningdistrictforproperty identified as5837 Sunset Drive.;said property legally described as Lots 5,6,and8,Cooper's Subdivision,as recorded in Plat Book 4,page 152 of the Public Records of Miami-Dade County,Florida; and WHEREAS,the Historic Preservation Board atits May 23,2005 meeting reviewed the DesignationReportfor5837SunsetDriveandrecommendedthatthe proposed sitebedesignatedhistoric; and WHEREAS,the proposed historic designation and rezoning is consistent withthegoalsand policiesandthefutureLandUseMap of theCity of SouthMiami Comprehensive Plan;and WHEREAS,on January 31,2006,after public hearing regarding the application of the HP-OV zoningto5837SunsetDriveAvenue,thePlanningBoard recommended approvalbyavote of 6aye and1nay;and WHEREAS,theCity Commission desires to accept the recommendations of the Historic Preservation Board andthe Planning Board and enact the aforesaid HP-OV zoning. NOW,THEREFORE,BE IT ORDAINED BY THE MAYOR AND THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA: Section 1.That the City's Official Zoning Mapshallbe amended by placing the Historic Preservation Overlay (HP-OV)zoning district over the existing underlying zoning use district for property identified asthe Shelley Building located at5837 Sunset Drive said property legally described as Lots 5,6,and 8,Cooper's Subdivision,as recorded in Plat Book 4,page 152 of the Public Records of Miami-Dade County,Florida. Section 2 .That the Designation Report forthe building at 5837 Sunset Drive as prepared bythe South Miami Planning Department (May,2005)is identified as Attachment "A"andis attached toand made part of this ordinance. Section 3 The Design Review Guidelines set forth in the Designation Report for the building at 5837 Sunset Drive andthe provisions contained inthe Land Development Code pertaining to review of building permits,certificates of appropriateness,and demolition are applicable tothe property at5837 Sunset Drive. Ord.No.13-06-1881 (2) Section 4.Ifanysection,clause,sentence,orphraseofthisordinanceisforanyreasonheld invalidorunconstitutionalbyacourtofcompetentjurisdiction,thisholdingshallnotaffectthevalidity of the remaining portions of this ordinance. Section 5 All ordinances orparts of ordinancesin conflict withthe provisions of thisordinance are hereby repealed. Section 6.This ordinance shallbe effective immediately after the adoption hereof. PASSED AND ADOPTED this It -a, ATTEST: CITY CLERK {/ lsl Reading-3/7/06 2nd Reading-4/18/06 READ AND APPROVED AS TO FORM: CITY ATTORNEY day of Attachments Attachment "A"Designation Report for 5837 Sunset Drive ,2006 APPROVED: COMMISSION VOTE:5-0 Mayor Feliu:Yea Vice Mayor Wiscombe :Yea Commissioner Palmer:Yea Commissioner:Birts:Yea Commissioner Beckman:Yea \\MCGRUFF\PLANNING\Comm Itcms\2006\4-18-06\PB-05-022 HP-OV Shelley Build Prop Ord..doc To: Via: From: Date: Subject: South Miami All-America Ctty CITY OF SOUTH MIAMI OFFICE OF THE CITY MANAGER INTER-OFFICE MEMORANDUM The Honorable Mayor Fellu and Members of the City Commission Yvonne S.McKinley,Acting City Manager i \JM^^ Don O'Donniley,Planning Director April 18,2006 wy 2001 \z AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,RELATING TO A REQUEST TO AMEND THE OFFICIAL ZONING MAP OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY DESIGNATING A COMMERCIAL BUILDING (THE SHELLEY BUILDING)LOCATED AT 5837 SUNSET DRIVE AS AN HISTORIC SITE AND BY PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY;PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. Request:TheShelleyBuildinglocatedat5837SunsetDriveisone of sixcommercialstructuresidentified asa "contributing building"inthe1994Hometown District Plan.Itisalsothesecondhistoric designation of contributing buildingslocatedinthe Hometown District.Thedesignation of the building is based uponitsuniquearchitecturalstyleandits association withthehistoryandthe development of theCity of SouthMiami.The attached designationreportdescribesthe significance of the properties (pp.6,7,8). The Historic Preservation Board atits May 23,2005 meeting reviewed the Designation Report, conducted a public hearing,andadopteda motion byavote of 4ayes1nay(Ms.Chael) recommending that the historic designation be approved.The Planning Board atits January 31, 2006 meeting,after a public hearing,adopted a motion by avote of 6ayes1 nay (Mr.Morton) recommending that the historic designation be approved. Recommendation: Itis recommended that thehistoric designation andthe placement of an "HP-OV"district overthe existing zoning district forthe building at5837 Sunset Drive be approved on second reading Backup Documentation: Draft Ordinance Planning Department Staff Report Designation Report Excerpt Historic Preservation Board Minutes 5-30-05 Excerpt Planning Board Meeting 1-31 -06 Communication to property owner 11-10-05 Public notices /dfthdDYSM/DOD/S \\MCGRUFRPLAMlftG\Comm ltems\2006\4-18-06X5837 Sunset HP-OV CM reportdoc South Miami All-America City 2001 CITY OF SOUTH MIAMI To:Honorable Chair & Planning Board Members From:Don O'Donniley Planning Director Date:January 31,2006 RE:LDC Map Amendment -HP-OV Shelley Building,5837 Sunset Dr. PB-05-022 Applicant:City of SouthMiami AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,RELATING TO A REQUEST TO AMEND THE OFFICIAL ZONING MAP OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY DESIGNATING A COMMERCIAL BUILDING (THE SHELLEY BUILDING)LOCATED AT 5837 SUNSET DRIVE AS AN HISTORIC SITE AND BY PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY;PROVIDING FOR SEVERABILITY;PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. SUMMARY TheHistoricPreservationBoardatitsMay23,2005meetingreviewedanhistoricdesignation reportfortheacommercial building locatedat5837SunsetDrive.Following a publichearing, Board adopted a motion recommending that this building be designated an historic site.In2004 theLand Development Codewasamendedtocreatethe 'HP-OV"Historic Preservation Overlay zoningdistrictandtorequirethatdesignationsbecomeazonemapchange.Theproceduresset forthinthatamendmentrequiresthePlanningBoardtoholdapublic hearing onalldesignations recommended by the Historic Preservation Board. APPLICABLE REGULATIONS Thecurrent LDC providesthefollowingregulationsonthehistoricdesignationprocess (Section 20-5.17(E)): "(E)Planning Board Review. (J)Followingafavorable recommendation bytheHistoricPreservationBoard,a proposed designation shall beimplementedbytheadoption of an"HP-OV"Historic Preservation Overlayzone for the property setforthinthehistoricdesignationreport. LDC HP-OV Rezoning Shelley Building January 31,2006 (2) (2)The Planning Board shall determine if the designation is compatible with the goalsand policies ofthe Comprehensive Plan,and if the proposed historic site and/or district regulations wouldchangeanyexistingzoning district regulations suchas,for example,permitted use, height,floorarea ratio,yard setbacks or off-street parking.The review shallbe pursuant to the provisions setforthin Section 20-5.5,"Applications requiring public hearings".The recommendation of thePlanningBoardontheproposed designation shallbe transmitted tothe City Commission." SHELLEY BUILDING Thedesignation of anhistoricsiterequiresthattheHistoricPreservationBoardapprovea DesignationReportwhichsetsforththehistory of thebuildingandthearchitectural significance. Attachedtothis staff reportistheDesignationReportwhichwasapproved by theBoardaftera publichearingatitsMay23,2005meetingbyavote of 4ayes1nay(Ms.Chael).Thereport containsadetailedhistory of thebuildingandincludes photographs.The designation of the buildingisbaseduponitsunique architectural styleanditsassociationwiththehistoryandthe development of theCity of SouthMiami.Theattacheddesignationreportdescribesthe significance of the properties (pp.6,7,8). STAFF OBSERVATIONS (1)ThedesignationreportandtheproceduresfollowedbytheHistoricPreservationBoardarein accordance with the current LDC regulationsgoverning historic site/district designations. (2)TheShelleyBuildingisone of sixbuildingsidentifiedasa "contributing building"inthe Hometown District Plan and Overlay District. (3)Thedesignation of historicsitesiscompatiblewithseveralFutureLandUseElementgoals andobjectives contained intheComprehensivePlan: •Objective 1.2 Preserve historicresources bv experiencing no demolition or reconfiguration of specified resources " (4)The alteration,renovation,remodeling,or landscape change affecting the exterior of a designated historic building will require special approval intheform of a "certificate of appropriateness"(COA).This approvalrequiresa review by the Historic Preservation Board andfinal approval bythe City Commission.The Designation Report contains a section (p.9) entitled Design Review Guidelines which establishes architectural guidelines for the review of future certificates of appropriateness. (5)The proposed designation willnot require changes to any of the dimensional standards or permitted uses currently applicable tothe area's SR (HD-OV)Specialty Retail,Hometown District Overlay )zoning district. LDC HP-OV Rezoning Shelley Building January 31,2006 RECOMMENDATION: Itis recommended thatthehistoricdesignationandthe placement of an "HP-OV"districtover theexistingzoningdistrict for thebuildingat5837SunsetDrive(ShelleyBuilding)be approved. Attachments: Designation Report Minutes-Historic Preservation Board 5-23-05 Public notices DOD/SAY QQID^ E:\PB\PB Agendas5faffReports\2006 Agendas Staff ReportsM-31-06\PB-05-022 ShelleyBuildingHP-OV Report.doc THE SHELLEY BUILDING 5837 SUNSET DRIVE SOUTH MIAMI FLORIDA Designation Report 5831 Sunseliii Prepared by:EllenJ.Uguccioni,Cultural Resource Consultant City of South Miami Planning Department May 2005 —S.W.72 ST. V.A.LARKINS i-" 9> iri i* 15JJS O tn ' £ 5*1 1 ^ in V J 150 50.* ^.... SO © / s 15n 14 157 95| 1 5°// 00 & SUB SW 72ND ST City of South Miami Historic Site Designation (HP-OV)-Shelley Building 5837 Sunset Drive 5840 5800 0 0 £ 0 X 0 5818 58005824 00 0 0 0 0 5795 5760 5750 7211 0 5795 7320 5791 5- 5791 7400 CO V_- 57E5 1U 5785 I7BQ5776 t~f 5771 5770 73 5738 !5700 r 7230 A 7301 7311 7300 7321 7331 7390 SW 72 TH ST 5730 7400 7420 ,J SW 74TH TE 5730 7450 0 100 200 300 I 1 1 L_ 600 Feet 900 1.200 1,500 5540 7301 7325 7375 TABLE OF CONTENTS General Information 4 Statement of Significance 5 Contextual History 5 Architectural Distinction 7 Eligibility Criteria 8 Design Review Guidelines 9 Bibliography •10 Photographs ^ Cityof South Miami Historic Designation Report for 5837Sunset Drive (The Shelley Building) Page 3 GENERAL INFORMATION Historic Names: The Shelley Building The Dutcher Building The Rutherford Apartments Current Name: 5837 Sunset Drive Location: 5837 Sunset Drive (SW 72nd Street) Located on the north side of Sunset Drive,mid-block between South Dixie Highway on the west and SW 58th Avenue on the east Present Owner: Roberts Investment Company PO Box 561061 Miami,Florida 33256 Present Use: Retail (Stores) Zoning District: Commercial/Medium Density Tax Folio Number 09-4025-030-0050 Boundary Description Lots 5,6,and 8,Cooper's Subdivision,as recorded inPlat Book 4,page 152 of the Public Records of Miami-Dade County,Florida City of South Miami Historic Designation Report for 5837 Sunset Drive(TheShelleyBuilding) Page 4 II.SIGNIFICANCE Specific Dates:1926 Architect:Unknown Builder/ Contractor:Unknown Statement of Significance The Shelley Building is a rare survivor ofthe real estate boom in the City of South Miami.The two story mixed-use (retail and residential)building wasconstructed by Robert Shelley,son ofoneofthe earliest pioneers in thearea,who was a contemporary of such instrumental leaders asthe Dorns,the Opsahls,the Dowlings andthe Larkins'families.Despite changes tothe storefronts andthe windows ofthe second story,the Shelley Building continuestoconvey its landmark architecture.Its Mediterranean Revival design,whichreflects the influencesoftheAmerican Southwest,as well astheMediterranean Basin,was the preferred style of architecture during the height ofthe real estate boom in Dade County. Contextual History: During thelate 1880s,South Miami was little more than a pioneer enclave of settlerswho established homesteads in the area.When Henry Flagler's Florida East Coast Railway built an extension from Miami to Homestead in 1904,with South Miami (then known as The Town of Larkins)asa stop along the way,the community was poised for its development. By 1917 the population of the town hadreached approximately 350.By July 1918 nine plats hadbeen filed,four ofthemeastofthe railroad and five ofthem to the west.Much of the land remained in agricultural use. During the 1920s all of South Florida was caughtup in the frenetic activity ofthe Florida LandBoom.South Miami wasno exception.During these flamboyant times therewereseveral buildings of consequence constructed in South Miami including the Methodist Church andthe Riviera Theater (demolished.) Residential subdivisions were platted as thousands purchased homesin the area. By 1927,the real estate boom had abruptly ended,andthestateof Florida entered into an economic depression even before the restof the nation,when the Stock Market collapsed in 1929. Cityof South Miami Historic Designation Report for 5837SunsetDrive(TheShelley Building) Page 5 The "Golden"Triangles The dramatic diagonal created bythe Florida East Coast Railway line and the constructionofSouth Dixie Highway (US 1)that paralleled it,wasresponsiblefor creatinga series ofpyramidal-shaped blocks thatwerelaterplatted.The resulting lotshapeswere irregular atthe intersection ofthethree sides ofthe triangle. The Shelley Building at 5837 Sunset Drive is located in Cooper's Subdivision, platted In April 1919 by Mr.H.D.Cooperand his wife Lovilla J.Cooper.That triangular platwasboundedonthe south by Sunset Drive (atthe time identified only as "County Rock Road")and onthe north andwestby South Dixie Highway and on the east by SW58th Avenue. The blockimmediatelyto the southofthe Shelley Building was platted bySouth Miami pioneer W.A.Larkins in June,1915 andthe block westof it,fronting onto South Dixie Highway was platted by Harold Dom,alsoin 1915. The Dom Buildings at 5900 and 5904 SW 72nd Streetwere constructed in 1926 during the height oftherealestateboom In South Florida.This section ofwhat was still the Town Larkins experienced a great surge in the buildingof commercial structures and its very location became the hub for the commercial expansion of the downtown. The building at 5837 Sunset Drive was built at the same timeasthe Dom Buildings, by Robert Shelley,son ofoneofthe earliest pioneer families in South Miami. The Shellev Family George H.Shelley,his wife Hopeand sons Hartwell,Clair,Harold,and Robert were originally from Hornell,New York.Later theymovedtoOmaha,Nebraska where Mr.Shelley operated agrocerystore.In 1911,George Shelley visited the area and for $150,purchased five acres ofland from the ModelLand Company (a subsidiary of Flagler's Florida East Coast Railway,)onthe north side of Sunset Drive at 62nd Avenue. In 1916 Robert married Sue Ramsey (daughter of A.H.Ramsay.)It was Robert who built thegrocerystore at 5837 Sunset Drive.Laterhe doubled the size of the store and added adry goods section and clothingfor men and women.His father George operated areal estate office in one corner ofthestore.The business section of the 1927 CityDirectory contains thislisting,under the category of"Dry Goods-Retail": Shelley's Inc.Sunset Drive nearBaileyStreet.SouthMiami Cityof South Miami Historic Designation Report for 5837 Sunset Drive(TheShelley Building) Page 6 The alphabetical section which includes both residences and businesses lists this: Shelley's Inc.Sunset Drive near Bailey Street,Department Store,RJ. Shelley,President;Mrs.Sue R.Shelley,Vice-President,Hope Davis, Secretary-Treasurer. Shelley was an influential citizen who,along with J.L Paxson,W.G.Stang,J.B. Hayden,P.C.Kendal,Lyda Carroll,J.W.Barrs and Mrs.F.J.Ravelin,formed an incorporation committee to encourage and manage the growth of their town. In March 1926,sixty-nine out of the eighty-five qualified voters within the proposed corporate limits met to change the name of their town from Larkins to the Town of South Miami.At that time the boundaries,which covered approximately six square miles,were:Red Road on the east;Ludlum and Palmetto Road onthe west;Bird Road and Miller Road onthe north,and SW 104th Street and NorthKendall Drive on the south. Robert Shelley continued to expand the store first by adding four apartments and later constructing an arcade1 across the front.Robert operated the store until 1930 when he liquidated all his stock at auction.He then openeda radio and appliance business at 3015 GrandAvenue. Robert Shelley becamea millionaire with an ingenious patented invention.He designed a spring that would bring up the last bottles in a beer cooler to the top, making them easier to reach.Operating as the Shelley Manufacturing Company,his patent was used to make all kinds of self-leveling machines particularlyin cafeterias. Robert Shelley died in November 1983. Building permits issued in the later 1940s indicate the owner of the building as the "Joetik Realty Company."Dan R.Dutcher is the signatory for Joetik Realty, indicating he was an officer in the company.The building was owned by Joetik Realty atleast from 1946 through 1961. III.ARCHITECTURAL DISTINCTION The Shelley Building was constructed in at least two stages,the first in 1926.Most likely,that part of the building was the one-story section.In the book V7//ages of South Dade,the author tells us thatthe apartments were later added tothe building,as well asthe extension ofthe loggia tothe south. The building is best described as "Mediterranean Revival"in style,although the rounded center parapet is also found in Mission style designs. 1An arcade is defined as a range ofarches with their supports,and a passageway,one side ofwhich isa range of arches supporting a roof.Frequendy the word is used interchangeably with the term "loggia" Cityof South Miami Historic Designation Report for 5837Sunset Drive (TheShelley Building) Page 7 The features ofthe Mediterranean Revival style include vast expanses ofstucco with ornamentation limited tothe doors and windows;theuseofthearch form, (as is seen in the repetition of round arches that compose the arcade,)the use of casement windows,and aprominent parapet that is shaped. The original beaded board is evident in the roof of the loggia,although damaged in places. Alterations A comparison of the building with an historical photograph displayed in the South Miami City Hall,illustrates some of the alterations which have occurred over time.The most obvious change tothe building is the loss ofthe balustrade that once surmounted the loggia. Other changes include the replacement of the original casement windows of the second story and alterations tothe storefronts onthe first floor. Despite these changes,the Shelley Building is clearly understood as an historic building,and retains a sufficient degree of integrity for its listing in the South MiamiRegisterof Historic Buildings. Eligibility for Designation The proposed designation of The Shelley Building ,5837 Sunset Drive,meets the following criterion contained in the South Miami Land Development Code, Section,20.4.9 "Historic Preservation Standards:" (o)Districts,sites,structures and objects of national,state and local importance areof historic significance if they possess integrity of location,design,setting,materials,workmanship,feeling and association and: (b)Are associated with events that have made a significant contribution to the broad patterns ofour history,and (c)Are associated with the lives of persons significant in our past,and: (d)Embodies the distinctive characteristics of a type period,method of construction orworkofa master;or that possesshighartistic value,or that representa distinguishable entitywhosecomponents may lack individualdistinction Cityof South Miami Historic Designation Report for 5837 Sunset Drive(The Shelley Building) Page 8 The Shelley Building,5837 Sunset Drive meets the criteria contained in paragraphs (a)through (d),and is therefore recommended for local historic designation. Design Review Guidelines In accordance with the procedures set forth in Section 20.5.19 ofthe City's Land Development Code,any building permit for exterior alteration,renovation or demolition ofan existing structure which is designated historic,or is within a designated historic district shall first require the issuance of a Certificate of Appropriateness (COA.)The COA is issued after a review by the Historic Preservation Board and City Commission. The Historic Preservation Board shall adoptand may,from time to time,amend the standards by which applications for a Certificate of Appropriateness may be evaluated.In adopting these guidelines,it shall bethe intent ofthe Board to promote maintenance,restoration,adaptive uses appropriate to the property, and compatible contemporary designs that are harmonious with the exterior architectural andlandscape features of neighboring buildings,sites,and streetscapes. In order to assist in the review process for the Commercial Building at 5837 Sunset Drive (The Shelley Building)the following design guidelines should be consulted. General The Secretary of the Interior's Standards for Historic Preservation Projects With Guidelines for Applying the Standards (1979)asmaybeamended. Specific: Two stories in height One story arcade (west)elevation Rough textured stucco finish Shaped parapet Cityof South Miami Historic Designation Report for 5837 Sunset Drive(TheShelley Building) Page 9 BIBLIOGRAPHY Building Permits,City of South Miami,Planning Department Federal Writer's Project ofthe Works Progress Administration for theStateof Florida.Florida,AGuideto the Southernmost State (New York:Oxford UniversityPress)1939 Hollingsworth,Tracy.The History of Dade County,Florida (Coral Gables:Glade House)1949. Protco,Rhoda Ogdenandthe South Miami Chamber of Commerce.In and Around South Miami:A Kaleidoscope ofthe Past andPresent (South Miami:1976) R.L.Polk City Directory,Miami:R.L Polk Company,1927. Taylor,Jean.The Villages ofSouth Dade.(St.Petersburg:Byron Kennedy and Company) Tevis,Paul U.History of South Miami,manuscript n.d.(1971 ?) CityofSouthMiami Historic Designation Reportfor 5837SunsetDrive(TheShelley Bunding) Page 10 PHOTOGRAPHS Historic Photograph of the Shelley Building c.1926 Courtesy,Cityof South Miami Planning and Zoning Department 5831SunselDrfe Contemporary Photograph (April2005) South Elevation Cityof South Miami,Planning and Zoning Department City of South Miami Historic Designation Report for 5837 Sunset Drive(The Shelley Building) Page 11 12 - 13 CITY OF SOUTH MIAMI HISTORIC PRESERVATION BOARD REGULAR MEETING SUMMARY MINUTES Monday,May 23,2005 City Commission Chambers 3:30 PM EXCERPT I.Call to order Action:Ms.Redding called the meeting to order at 3:30 p.m. n.Roll call Roll call was performed.Board members present constituting aquorum: Ms.Lahiff,Ms.Clyatt,Ms.Dison,Mr.Kurtzman,and Ms.Chael. Board members absent:Ms.Redding and Mr.Deen. City staff present:Don O'Donniley,(Planning Director),Sanford A.Youkilis (Planning Consultant),and Patricia E.Lauderman (Board Secretary). m.PublicHearingon Designations (HPB-05-003)5837 Sunset Drive (Shelley Building) (A)Review ofHistoric Site Pftsiflnation Report Mr Youkilis explained to the Board the process of Historic Designation for die ShelleyBaldingNext,Ms.Ellen Uguccioni (Cultural Resource Consultant)presented the designation™rt for the Shelley Building.She indicated that the Shelley Building is arare survivor of the real estate boom in me City of South Miami.Hie two story mixed-use (retail and residential)building was constructed by Robert Shelley,son of one of the earliest]pioneersintiie area,whow^Tcontemporary of such instrumental leaders as the Doms,the C^sams,the Dowlings andte£££•'toOto.Although there have been changes to the storefronts and *e windows ofthesecondstory,the Shelley Building continues to convey its landmark architecture.TheZSLMediterraneanRevivaldesign,which reflects the influences of the AmericanS^uZest as well as the Mediterranean Basin,which was the preferred style of architecture2S2brightoftherealestateboominDadeCounty.At this point,the Board,staff,and Ellen Uguccioni discussed the designation report. HPB Minutes May 23,2005 Page2 of 3 Ms.Uguccioni also informed the Board that the Shelley Building was constructed in at least two stages,the first in 1926.Most likely,that part of the building was the one-story section.In the book Villages of South Dade,the author tells us that the apartments were later added to the building,as well as the extension ofthe loggia to the south.She also stated that the building is best described as ''Mediterranean Revival"in style.The features of the Mediterranean Revival style include vast expanses ofstucco with ornamentation limited to the doors and windows;the use of the arch form,the use of casement windows,and a prominent parapet that is shaped. Ms.Uguccioni ended her presentation of the proposed designation and concluded that the Shelley Building met the criterion contained in the South Miami land development Code, Section 20.4.9 entitled "Historic Preservation Standards"therefore it is recommended for local historic designation. (B)PublicComments: Speaker present:Mr.Daniel A.Weiss,Esq (representative for owner ofthe property) Action:the Board,staff,Ms.Uguccioni,and Mr.Weiss discussed the designation of the Shelley Building.Mr.Weiss informed the Board and staff that he will be representing Robert Investments Company and Mr.Bob Smith the owner of the property.Mr.Weiss noted that a portion of the property included in the tax folio which is presented in the designation report but that section of property is not part of the proposed historic property.Mr.Weiss described the portion as the one-story brown colored building and is not covered by the arcade.Board member Mr.Kurtzman noted that if the brown colored building has the same property address and folio the Board can only comment on it to make sure this portion of the property is not included in the designation report.Mr.Weiss requested that the Board make a stipulation that a correct legal description for the proposed designated historic property is used because he does object to including aportion ofthe property that is not historic.Ms.Dison suggested to reviewing the site planfor clarification. Mr.Weiss also addressed the issue that no ad valorum tax incentive have been implemented by the'city and burden of required parking regulations are some of the reasons that his made his client,Mr.Smith decide that designating his property historic is premature.Mr.O'Donniley commented that the ad valorum tax incentives is being presented to the Planning Board and then by will be sent to the City Commission.Furthermore,staff indicated to Mr.Weiss that the Shelley Building presently has aparking exception because it is acontributing building. At thistime,Ms.Chael entered themeeting. Mr.Weiss respectfully informed the Board that Mr.Smith feels there is no other position but to object to the designation.Furthermore,Mr.Smith needs additional time to assess the designation and the advantages and disadvantages that come with it.Mr.Weiss urged the Board to table the designation or deny it because designating the Shelley Building would be ataking"of his client property.Ms.Dison stated that the Board is not "taking"the property but is preserving the building which isa piece of South Miami history. HPB Minutes May 23,2005 Page3 of 3 (C)Designation of 5837 Sunset Drive as an Historic Site Motion:Ms.Dison moved that the Shelley Building with the exception of the non-conforming addition be considered as appropriate for historic designation within the Hometown District of the City of South Miami.Ms.Lahiff seconded the motion. Vote:Approved 4 Opposed 1 (Ms.Chael) Note:Mr.Weiss made an objection that Ms.Chael voted because she missed a portion of Mr. Weiss'remarks.However,staff clarified that a Board member can only abstain from voting if thereisafinancialgaininthematter. DOD/SAY/pel K:\HPB Historic Bd\HPB Minutes\2005 MinutesNHPB Mins 5-23-05.doc CITY OF SOUTH MIAMI PLANNING BOARD Regular Meeting Action Summary Minutes Tuesday,January 31,2006 City Commission Chambers 7:30 P.M. EXCERPT I.Call to Order and the Pledge of Allegiance to the Flag Action:Themeetingwascalledtoorderat7:35P.M. Action:ThePledge of Allegiancewasrecitedinunison. II.Roll Call. Action:Mr.Morton,Chairperson,requestedarollcall. Board members present constituting a quorum:Mr.Morton,Ms.Lahiff,Ms.Yates, Mr.Beilman,Mr.Comendeiro,Mr.DavisandMr.Farfan. Board members absent:None City staff present:R.Don O'Donniley,AICP (Planning Director)Sanford A.Youkilis, AICP (Planning Consultant),Jim Montalvo,Esq.(City Attorney),Brian Edney (Video Support),and Patricia E.Lauderman (Planning Board Secretary). IV.Planning Board Applications /Public Hearings _ PB-05-022 Applicant:Cityof South Miami AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,RELATING TOAREQUESTTOAMENDTHEOFFICIAL ZONING MAP OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY DESIGNATING A COMMERCIAL BUILDING (THE SHELLEY BUILDING)LOCATED AT 5837 SUNSET DRIVE AS AN HISTORIC SITE AND BY PLACEMENT OF AN HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY;PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. Mr.Morton readtheitemintotherecord.Mr.O'Donniley explained thatthe Historic Preservation BoardatitsMay23,2005meetingreviewedanhistoricdesignationreportfor Planning Board Meeting January 31,2006 Page 2 of3 the commercial building located at 5837 Sunset Drive.The historic designation report was prepared by Ms.Ellen Uguccioni,who is the city's historic cultural resource consultant. Following a public hearing,the Board adopted a motion recommending that this building be designated an historic site.In 2004 the Land Development Code was amended to create the"HP-OV"Historic Preservation Overlay zoning districtandtorequirethat designations become a zone map change.The procedures set forth in that amendment requires the Planning Board to hold a public hearing on all designations recommended by the Historic Preservation Board. Furthermore,Mr.O'Donniley indicated thatthe designation ofan historic site requires that the Historic Preservation Board approve a Designation Report which sets forth the history of the building and the architectural significance.Attached to the staff report is the Designation Report which was approved bythe Board after a public hearing atitsMay23, 2005 meeting byavote of 4 ayes 1nay (Ms.Chael). In addition,Mr.O'Donniley provided the following staff observations: (1)The designation report and the procedures followed by the Historic Preservation Board arein accordance withthe current LDC regulations governing historic site/district designations. (2)The Shelley Building is one ofsix buildings identified as a "contributing building"in the Hometown District Plan and Overlay District. (3)The designation of historic sites is compatible with several Future Land Use Element goals and objectives contained in the Comprehensive Plan: •Objective 1.2 Preserve historic resources bv experiencing no demolition or reconfiguration of specifiedresources " (4)The alteration,renovation,remodeUng,or landscape change affecting the exterior ofa designated historic building will require special approval in the form ofa "certificate of appropriateness"(COA).This approval requires a review by the Historic Preservation Board and final approval by the City Commission.The Designation Report contains a section (p.9)entitled Design Review Guidelines which establishes architectural guidelines forthe review of future certificates of appropriateness. (5)The proposed designation will not require changes to any of the dimensional standards or permitted uses currently applicable to the area's SR (HD-OV)Specialty Retail, Hometown District Overlay )zoningdistrict. Recommendation Staff recommended thatthe historic designation andthe placement of an"HP-OV"district over the existing zoning district for the building at 5837 Sunset Drive (Shelley Building) be approved. PlanningBoardMeeting January 31,2006 Page3 of 3 Applicant:Alfred Aronovitz,Esq (applicant's representative) Mr.Avonovitz explained that after carefully reviewing the ordinance,his client Dr.Steve Halegua did not agree with the designation.Mr.Avonovitz indicated that Mr.Halegua felt the building had basic construction and that the storefront had gone through several changes through the times.In addition,the issue of no ad valorum tax incentive was not enough reason to agree with the designation,he felt there would be more disadvantages than advantages for him in making the property historic designation. ChairMortonopenedthepublic hearing. Noonespokeontheitem ChairMortonclosedthepublichearing. Motion:Ms.Yates motioned for approval of the designation.Mr.Comendeiro seconded the motion. Vote:Ayes6Nays1 (Mr.Morton)•. E:\Cornm Items\2006\3-7-06\PB MINS 1-31-06 ShelleyExcerpt.doc PLANNING DEPARTMENT South Miami CITY OF SOUTH MIAMI Florida 6130 SUNSET DRIVE KHEI1.1y\SOUTH M™'*&33143 on-AmaricaClty*-**$.^;Tel:305-663-6326 '/''\~\Fax:305-668-7356 V^/><<>.^ ^i?R^2001 November 10,2005 Dr.Steve Halegua 7600 Red Rd. South Miami,FL.33143 Re:Proposed Historic Designation-5837 Sunset Dr.(Shelley Building) DearDr.Halegue: This letteristo advise that your property at5837 Sunset Drive is being considered for possible designation asan historic site.This City's Land Development Code provides forthe designation of propertiesbecause ofunique architecturalorhistoric significance tothe City of SouthMiami. TheSouth Miami HistoricPreservationBoardatits May 23,2005 meeting approveda designationreportfortheproperty which isthefirststepintheprocesstodeclareapropertyasan historicsite.The next stepinthe designation procedurewill be a public hearing tobe held by the Planning Board on Tuesday.November 29.2005at7:30 PM in the South Miami City Commission Chambers,at 6130 Sunset Drive.You are cordially invited to attend andparticipate inthe public hearing. Itis important that the owners of historically designated buildings understand theadvantages of the designation as well as the responsibilities involved.In order to assist you the following information is provided A.Advantages of historic site designation for a property owner. (1)The marketability andsale value of adesignatedhistoricsiteis significantly higher than comparableproperties.A number of nationalstudieshave indicated thatan historic designation increasesthesales value ofthat property by 15%. (2)The City of South Miami recently amended itsLand Development Code (Zoning Code)and the City Codetogivespecial incentives toowners of designatedhistoricsites.Insummarythese are: (a)Apropertytax exemption onexterior improvements totheproperty.The City of South Miami ordinance provides fora tax exemption foranyexterior renovation which resultsinthetax assessor increasing the assessed value,theresultingincreasein taxes on that improvement could be exempted for10 years (Ord.No.21-05-1843). (b)Providingfor zoning variances needed todorestorationonan historic building tobe reviewed andapproved by theHistoricBoardnotthePlanningBoard.There would beno feeschargedandno proof ofhardship would berequired.(Ord.No.22-05-1844) PLANNING DEPARTMENT CITY OF SOUTH MIAMI 6130 SUNSET DRIVE SOUTH MIAMI,FL 33143 Tel:305-663-6326 Fax:305-668-7356 (2) (c)Regulations that allow a destroyed historically designated site tobe built back to the same dimensions notwithstanding current zoning which may reduce size of a replacement building. (Ord.No.22-05-1844) (d)Regulations that will eliminate required off-street parking for historically designated buildings.(Ord.No.22-05-1844). (e)Existing signage on an historic building may be replaced,repaired,altered,or replicated even ifit does notmeetthe signage regulations currently in existence.(Ord.No.22-05-1844) (3)The City is also considering regulations that would allow for Transfer of Development Rights (TDR)for designated historic buildings.A TDR ordinance would allow the transfer or sale of unused development rights to another property.As an example under a typical TDR ordinance the owner of the Shelley Building,which isatwo story building ina four story zoning district,could sell the square footage of the unbuilt 3rd and 4th floors to another property owner. B.Responsibilities of owning a designated historic building (1)The owner ofa designated historic site must maintain the appearance and structural integrity of the building. (2)The owner ofa designated historic site must obtain a certificate of appropriateness from the Historic Preservation Board prior to receiving a building permit for any exterior repairs, renovations or remodeling. This office is hopeful that the above is informative and will help you in understanding the value of historic preservation toa property owner.Please feel free to call meat 305-663-6327. Sincerely, a2&v\&!Q&>*J£<&^-—- Don O'Donniley,AICP* Planning Director City of SouthMiami Attachment:Designation Report C Maria Davis DOD/SAY E:\HPB Historic Bd\HP-OV 5837SunsetShelleyBlg\LettertoDrHalegua .doc MIAMI DAILY BUSINESS REVIEW Published Daily except Saturday,Sunday and Legal Holidays Miami,Miami-Dade County,Florida STATE OF FLORIDA COUNTY OF MIAMI-DADE: Before the undersigned authority personally appeared O.V.FERBEYRE,who on oath says that he or she is the SUPERVISOR,Legal Notices oftheMiamiDaily Business Review f/k/a Miami Review,adaily(except Saturday,Sunday and LegalHolidays)newspaper,published atMiamiinMiami-Dade County,Florida;that the attached copy of advertisement, being a Legal Advertisement of Notice in the matter of CITY OF SOUTH MIAMI PUBLIC HEARING -APRIL 18,2006 in the XXXX Court, was published in said newspaper in the issues of 04/07/2006 Affiant further says thatthe said MiamiDaily Business Review isa newspaper published atMiamiin said Miami-Dade County,Florida and that the said newspaper has heretofore been continuously published in said Miami-Dade County, Florida,each day (except Saturday,Sunday and LegalHolidays) and has been entered as second class mail matter at the post officeinMiamiin said Miami-Dade County,Florida,fora period of one year next preceding the first publication of the attached copy of advertisement;and affiantfurther says that heor she has neither paidnor promised any person,firmor corporation any discount,rebate,commission orrefundforthe purpose of securing this^vertisemarrr7o?Y>ublication in the said newspaper. Sworn to and subscribed before me this (SEAL) O.V.FERBEYRE person /rav Maria I.Mesa •My Commission DD293855fntome ExpiresMarch04,2008 CITY OF SOUTH MIAMI NOTICE OF PUBLIC HEARING NOTICE IS HEREBY giventhattheCityCommissionofthe City ofSouth Miami,Florida will conductPublic Hearings atitsregular City Commissionmeeting scheduled for Tuesday,April 18,2006beginningat 7:30p.m..in theCity Commission Chambers,6130 Sunset Drive,to consider the following items:'........•'j an ordinance of the mayor and city commission of the City of south Miami,.Florida'amending section 2.26.11(f)of the code of ordinances'in order to provide that the term of operation of -. the affordable housing '/advisory committee ..shall be extended and setting forth a term of office.for committee members;providing for severability;,providing .,for ...ordinances in conflict;and providing for an effective date. an ordinance of the mayor and city commission of the city of south miami,florida,relating to a request to amend the official zoning "map of the city of south miami land development code by designating a single'family residential building located at 6133 sw 63rd terrace as an historic site v'and by placement of an historic preservation '. ^overlay zone (hp-ov)over the-existing zoning: '•use district for this property;providing :for 'severability;:providing c;.for r ordinances *in "& conflict;and providing an effective date;-'•ml.•i an ordinance of the mayor and city-commission <: of the city of south miami,florida,relating to a.i-. request to amend the official zoning map of the •"city of south miami land development code by :••• »designating a single family residential building -- located at 6500 sw 60th avenue as an historic site ••• and by placement of an historic preservation overlay zone (hp-ov)over the existing zoning use district for this property-providing for •severability;-providing for ci-ordinances '.in •v ';conflict;and providing an effective date.;•..:.:-•-• an ordinance of the mayor and city commission of the city of south miami,florida,relating to a request to amend the official zoning map of the - city of south miami land development code by designating a commercial building (the shelley building)located at 5837 sunset drive as an his toric site and by placement of an historic pres ervation overlay zone (hp-ov)over the existing .zoning use district for this property;providing for severability;providing for ordinances in, conflict;and providing an effective date. Aboveitemscanbe inspected intheCity Clerk's Office,Monday-Friday .during regularofficehours.'x'.-*-J '-'-•-•"'.'•• If youhaveanyinquiriesontheaboveitems please contactthePlanning and Zoning office at:305-663-6326 ":'.'•''-'•-''"'V/i, ALL interested parties are invited to attend and will be heard.7.' .••-•-••-•-••--•-Maria M.Menendez,CMC-:..- CityClerk..':'• Pursuant toFlorida Statutes 286.0105,theCity hereby advises thepublic .that ifa person decides to.appeal any decision made bythisBoard, Agencyor Commission with respect toany matter considered atits meetingor hearing,heor she will need a record ofthe proceedings,and thatfor such purpose,affected person may need to ensure thataverbatim recordofthe proceedings is made which record includes the',testimony and evidence upon whichthe appeal istobe based. 4/7 06-3-12/663831M 34 8 ii NEIGHBORS CALENDAR •CALENDAR,FROM 33 Gables:free.305-284-2872. 305-284-1603 or send an e-mail to alumni@miami.edu. FOR KIDS &FAMILIES FasTracKids Education Enrichment: Children ages 3-7 can learn about earth sciences and astronomy;4-6 p.m.Fridays;FasTracKids Enrichment Education Academy,12517S.Dixie Hwy.,Miami;free;appointment required.786-242-4237 or www.fast trackids.com. Alternative Directions Music Indus try Training Program:Provides infor mation on sound engineering,video production,artist management and recording studio operations.Groups of10 ages 12-20 affiliated with a school or nonprofit organization in District 1 can apply forthe scholarship program.305-835-8835 or 305-770-3115. ArtCenter Story Time:Readings of stories followed by art projects based on the selected stories and exhibi tions inthe gallery for ages 4-10;10- 11:30a.m.third Saturdays;ArtCenter- SouthFlorida,800 Lincoln Rd..Miami Beach;$10,55 members. 305-674-8278. El Gallo:Dance presentation by Fred- dick Bratcher and Company,based on the folktale El GallodeBodas by LuciaM.Gonzalez.The program includes an interactive segment with the company dancers after the per formance;11a.m.April15;Coral Gables Junior Woman's Club,1009 E. Ponce de Leon Blvd.,Coral Gables; free.305-302-8947. Family Fun Days at the Historical Museum:Features interactive activi ties including art.crafts and drama; 1-3p.m.Saturdays;Historical Museum of Southern Florida,101W.Flagler St., Miami,305-375-1492,www.historical- museum.org;free.305-375-1492 or www.historical-museum.org: •Tropical Rhythms,Learn about the sounds of the Caribbean and how they have evolved intomusical genres:April15. Main Street Players Workshop:Stu dents prepare for auditions and are . given the opportunity to participate inthe production of Peter Pan; through April18;Main Street Play house,6766 MainSt.,Miami Lakes; $120,$90 members.954-675-6421: •Ages 11-14:4:30-5:30 p.m.Tuesday and Thursday; •Ages 15-18:5:30-6:30 p.m.Tuesday and Thursday. Skyward Kites:Staffon hand to help with assembly andgive instructions on how to be a master kiteflier;10 a.m.-sunset daily;Haulover Beach COURTESY NOTICE CITY OF SOUTH MIAMI,FLORIDA OnTuesday,April 18,2006,beginningat7:30p.m.,inthe City CommissionChambers, 6130Sunset Drive,the City Commission will hold PublicHearings toconsiderthe following items: ANORDINANCE AMENDING SECTION 2.26.11(F)OFTHE CODE OFORDINANCES IN ORDER TO PROVIDE THATTHETERMOF OPERATION OFTHE AFFORDABLE HOUSING ADVISORY COMMITTEE SHALLBE EXTENDED ANDSETTINGFORTHATERMOFOFFICEFOR COMMITTEE MEMBERS. AN ORDINANCE RELATING TOAREQUESTTOAMENDTHE OFFICIAL ZONINGMAPOFTHE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODEBY DESIGNATING ASINGLE FAMILY RESIDENTIAL BUILDING LOCATED AT 6133SW 63rd TERRACE ASA HISTORIC SITE AND BY PLACEMENT OFA HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY. AN ORDINANCE RELATING TOA REQUEST TO AMEND THE OFFICIAL ZONING MAPOFTHE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY DESIGNATING A SINGLE FAMILY RESIDENTIAL BUILDING LOCATED AT 6500SW 60th AVENUE ASA HISTORIC SITE AND BY PLACEMENT OFA HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY. AN ORDINANCE RELATING TOAREQUESTTOAMENDTHE OFFICIAL ZONING MAPOFTHE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY DESIGNATING A COMMERCIAL BUILDING (THE SHELLEY BUILDING)LOCATED AT 5837 SUNSET DRIVE ASA HISTORIC SrTE AND BY PLACEMENT OF A HISTORIC PRESERVATION OVERLAY ZONE (HP-OV)OVER THE EXISTING ZONING USE DISTRICT FOR THIS PROPERTY. Inquiries concerning this item should-be directed tothe Planning and Zoning office at 305-663-6326 Ail interested partiesareinvitedto attend andwillbeheard. Maria M.Menendez,CMC City Clerk Pursuant to Florida Statutes 286.0105,the City hereby advises the public thatifa person decides to appeal any decision made bythis Board,Agency or Commission with respectto any matter considered atits meeting or hearing, heorshe will needarecordofthe proceedings,andthatforsuch purpose,affected personmayneedtoensurethata verbatim record ofthe proceedings is made which record includes thetestimony and evidence upon which the appeal istobe based. Park.10800 Collins Ave.,North Miami Beach;free;at Skyward Kites;kites can be purchased at prices starting at $5.305-893-0906. Slough Slogs:Ranger guided off-trail tour of the wetlands;1 p.m.Saturdays; Everglades National Park,40001 State Road 9336;main entrance, Southwest Miami-Dade;$15 perper son,$7 children 12 and under. 305-221-8776. Step and Drum Battle:Teen andhigh school step teams and drumlines will participate in the competition;4-9 p.m.April15;North Miami Beach Per forming Arts Theater,17011 NE19th Ave..North Miami Beach;$10.$7 chil dren.305-948-2957. .Venom Week at Metrozoo:Learn about the top 10 deadliest snakes of the world,activities include presenta tions and live music;11 a.m.-3:30 p.m. through April 13;Metrozoo.12400 SW 152nd St..Miami;free with museum H Bsenhart Concert Series admission of$11.50adults.$10.40 seniors,$6.75 children ages 3-12.Fr< Zoological Society of Florida mem bers and children under 2. 305-251-0400. SUMMER CAMPS Alper JCC Summer Camp Open"* House:Learn about the camps,whit will be held in June and July;7:30 p.i April16;Dave and MaryAlper Jewisl Community Center,11155 SW112th Ave.,Miami;free;Youth and Adult building.305-271-9000.ext.271. Children's Summer Science Camp: Children entering second through sixth grades can participate inthe camp sponsored byBarryUniversi ty's School of Natural and Health Sci ences;8:30 a.m.-4:30 p.m.May 30- June 23;BarryUniversity.11300NE Second Ave.,Miami Shores, 305-899-3689 or www.barry.edu; EhrfflkmiHrral&g) K pn-forming mouth 2 ear rnxuicltnticnl *Onooftti©b«tmatea oopptto quartoti arouxi today!" Saturday,April 22at 7:30p.m. Tickets:Adults $25,Studentsand Seniors $15 rWc 305.6613436 rresertedby /T\ BfflUs^MDtas,fac.«^-, Vine*tan'c> T-oC-/dC-/JG,i« Tl»Wfarittd.UpcrW d ChitJAflc*i otj h GJkidABcta Quel tm VtartCkrli Coiiy Map crd £•Bead d Ca/iy Ccrrmcrrn www.relirn2zofO.nof St.Thomas Episcopal Parish 5690r4^KerdoIDrtv0GjrolGoblnrl 33155 wwwStTh0m05EP.org i>*t"t"r"t"fif*t"r"f"tf*t"P't,it*'t"tijp't'TTi We treat and restore health,to all trees, bushes,lawns,on your whole property- Diagnosing and treating, landscape disease,insects, and Nutrition Problems for over 30 years. O-^--Clip&Savc . For A.No -Obligation Consultation CALL: Landscape Science .C3.0.5;)5Mt4-rSX35 ... f f'T T ft f ?ft1 T T T T tt1*f f t"t*t