Res. No. 161-04-11940RESOLUTION NO. 161-04-11940
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST FOR A VARIANCE
FROM SECTION 20 -3.5G OF THE LAND DEVELOPMENT CODE TO ALLOW THE
LOT SIZE OF A BUILDING SITE TO BE 5618 SQUARE FEET, WHERE A
MINIMUM LOT SIZE OF 10,000 SQUARE FEET IS REQUIRED ON PROPERTY
LOCATED AT 7001 SW 61 AVENUE, SOUTH MIAMI, FLORIDA WITHIN THE
"MO" MEDIUM- INTENSITY OFFICE ZONING USE DISTRICT; AND PROVIDING
FOR AN EFFECTIVE DATE
WHEREAS, Application No. PB -03 -013 was submitted to the Planning Board by the
applicant Delax Real Estate Holdings, Inc. ( Dr. William Muinos), said application requesting
approval of a variance from Section 20 -3.5G of the Land Development Code to allow the lot size
of a building site to be 5618 feet, where a minimum of 10,000 feet is required, on property within
an "MO" Medium Intensity Office use district, specifically located at 7001 SW 61 Avenue, South
Miami, Florida; and
WHEREAS, the subject parcel is within the MO Medium Intensity Office zoning district,
which permits office buildings; and
WHEREAS, the applicant wishes to develop the property with a three story building, and;
WHEREAS, the zoning requirements for this zoning district require a minimum parcel
size of 10,000 square feet; and,
WHEREAS, in order to develop the property, a variance from Section 20 -3.5G of the
Land Development Code to allow construction on a building site of 5618 feet is required; and
WHEREAS, the approval of a variance requires a recommendation from the Planning
Board and the approval of the City Commission after a public hearing; and
WHEREAS, on August 31, 2004 the Planning Board, after public hearing, voted 4 ayes 1
nay to recommend approval of the variance request; and
WHEREAS, the Mayor and City Commission of the City of South Miami desire to accept
the recommendation of the Planning Board.
Res. No. 161 -04 -11940
(2)
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1: That the subject application submitted by Delax Real Estate Holdings, Inc. ( Dr.
William Muinos), requesting approval of a variance from Section 20 -3.5G of the Land
Development Code to allow the lot size of a building site to be 5618 feet, where a minimum
of 10,000 feet is required, on property within an "MO" Medium Intensity Office use district,
specifically located at 7001 SW 61 Avenue, South Miami, Florida; is hereby approved.
Section 2.That the approval of the subject variance is based upon the following findings:
a) The existing property is smaller than the minimum site size required by the Land
Development Code and cannot be developed without a variance which constitutes a hardship.
b) The variance requested would have minimal impact on surrounding properties..
Section 3. This resolution shall be effective immediately after the adoption hereof.
Qctober
PASSED AND ADOPTED this th, day of " ' ' 2004
ATTEST:
CITY !
READ AND APPROVED AS TO FORM:
CITY ORNEY, ..
APPROV _..�
YO
Commission Vote:
5 -0
Mayor Russell:
Yea
Vice Mayor Palmer:
Yea
Commissioner Wiscombe:
Yea
Commissioner Birts- Cooper:
Yea
Commissioner Sherar:
Yea
E: \Comm ltems\2004 \10 -5 -04 \7001 Sw 61 Ave Variance Resolution.doc
CITY OF SOUTH MIAMI
To: Honorable Mayor, Vice Mayor & Date: October 5, 2004
Commission Members
� ITEM No.
From: Don O'Donniley Re: Variance Request
Director of Plannin ® 7001 SW 61 Ave.
RESOLUTION
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST FOR A
VARIANCE FROM SECTION 20 -3.5G OF THE LAND DEVELOPMENT
CODE TO ALLOW THE LOT SIZE OF A BUILDING SITE TO BE 5618
SQUARE FEET, WHERE A MINIMUM LOT SIZE OF 10,000 SQUARE
FEET IS REQUIRED ON PROPERTY LOCATED AT 7001 SW 61 AVENUE,
SOUTH MIAMI, FLORIDA WITHIN THE "MO" MEDIUM- INTENSITY
OFFICE ZONING USE DISTRICT; AND PROVIDING FOR AN EFFECTIVE
DATE
SUMMARY OF REQUEST
The applicant, Delax Real Estate Holdings, Ine.(Dr. William Muinos) is requesting approval of a
variance from Section 20 -3.5G of the Land Development Code to allow the net area of a building
site to be 5618 square feet where a minimum of 10,000 feet is required. The subject property is
within the "MO" Medium —Intensity Office zoning district. The applicant seeks a variance in
order to redevelop the property, which is currently occupied by a one story building used as a
medical office. The applicant is proposing to build a new three story office building with parking
on site.
BACKGROUND
The subject parcel, 7001 SW 61 Ave. is located at the SE corner of. SW 70 "�' Strreet and SW 61 "
Ave. The area is zoned "MO ", has an floor area ration of 1.6 and allows buildings up to four
stories. The applicant recently bought the property. Development of the property is prohibited
because the size of the parcel is significantly below the minimum required lot size of 10,000 sq.
ft. There is 100 feet of frontage along SW 70 °i St., which meets the minimum required frontage
of 100 feet for the zoning district.
The site is a non-conforming property and any new construction must be on a building site which
meets the zoning standards for the MO zone district. The current one story building may continue
to be used and could be remodeled or even reconstructed on the same footprint and with no
increase in dimensions or square footage. The property owner, however, desires to build a new
office building thereby resulting in the subject minimum lot size variance application. The
applicant in a hardship letter claims that the substandard size of the property prohibits the use of
the property for its intended purpose.
Variance Lot Size— 7001 SW 61Ave.
October 5, 2004
Page 2 of 3
The Comprehensive Plan Future Land Use category for this property is Mixed Use Commercial -
Residential. This category mandates that all development (new) must be mixed use, that is, a
building with at least two of the following three uses : residential, retail or office.
.APPLICABLE REGULATIONS McATTACHNMENT)
• Land Development Code Section 20-3.5(E) Dimensional Requirements
Land Development Code Section 20 -5.9 Variances Approvals
STAFF OBSERVATIONS
(1) The subject site is surrounded by the following properties (zoning districts): to the northwest
by a hospital parking lot (H); to the north by a six story residential building (TODD-W-5);
abutting to the south by a one story building used as a sleep treatment center (MO); abutting
to the east by a four story office building (MO); to the west by a four story medical office
building (MO).
(2) The existing property is non - conforming due to its lot size being smaller than the minimum
size required by the Land Development Code.
(3) The current minimum lot size in the MO is intended to produce larger buildings by
encouraging parcel acquisitions by property owners.
(4) The variance request is not a unique situation; other property owners may wish to request a
similar variance. It is important to note that this area (two blocks) is the only location for the
MO zoning district in the City. There are 13 building sites. A total of 7 building sites are non-
conforming as to minimum lot size required for the MO zone.
(5) The staff recognizes that the MO zoning and the Future Land Use category in this area needs
to be re- examined in light of its location close to Metro Rail and the abutting TODD(MU -5)
district. These types of changes can be addressed as part of the Comprehensive Plan's
Evaluation and Appraisal process.
(6) The staff further recognizes that although the MO zoning has been in place for many years,
there has been minimal property assemblage. The applicant's recent purchase (4/04) of this
property negates the hardship claim. The limitations on property located in MO district could
have been easily determined by the property owner prior to purchase.
PLANNING BOARD ACTION
The planning Board at its August 31, 2004 meeting adopted a motion recommending
approval of the requested variance. (Vote: 4 ayes I nay —Mr. Liddy)
RECOMMENDATION
Based upon the concerns expressed above under Staff Observations, it is recommended that the
requested variance request be denied.
Variance Lot Size— 7001 SW 61Ave.
October 5, 2004
Page 3 of 3
Attachments:
Draft Resolution
Application
LDC Applicable Regulations
Location Map
Zoning Map
Letter oflntent
Letter of Hardship
Excerptfrom Planning Board Minutes 8 -31 -04
Copy of Public Notices
Survey
Site Plan
MD /DOD /SAY QO`j
EAComm ltems\2004 \10304V0 W 61 Ave Variance Report.doc
ATTACHMENT
LAND DEVELOPMENT CODE APPLICABLE REGULATIONS
• Land Development Code Section 20 -3.5(C )(1) Dimensional Requirement Tables
(1) The use of land and the erection of buildings and other structures on land
shall be subject to the dimensional requirements of the applicable zoning
district, as reflected on the three tables labeled 'Dimensional
Requirements, Single - Family Districts" (Section 20- 3.5E), 'Dimensional
Requirements, Multi family Districts" (Section 20 -3.5F) and 'Dimensional
Requirements, Nonresidential Districts" (Section 20- 3.5G).
• Land Development Code Section 20-3.5(E) DIMENSIONAL REQUIREMENTS
r QUIREMENT MO
Net Area (sq. ft.)
10,000
Frontage (ft.)
100
• Land Development Code Section 20 -5.9 Variances Approvals
(A) Expiration of variance Approvals. A variance approved pursuant to
Section 20 -5.5 shall lapse after six (6) month if no substantial
construction or change of use has taken place in accordance with
the request for such variance and if the city commission has not
specified a longer approval period for good cause shown.
(B) Extension of Variance Approvals. Four (4) affirmative votes of
the city commission may grant an extension to a previously
approved variance if a proper and timely request is made by the
applicant prior to the expiration of the six (6) month period.
(C) Hardship Statement. All applications for a variance shall include
a letter of intent indicating the specific nature of the hardship
upon which the request is based.
(D) Property Survey Required. All applications for a variance shall
include a current property survey prepared by a registered
surveyor.
(E) Neighborhood Concurrence. All applications for a variance shall
be accompanied by a map which reflects all properties and the
Variance Lot Size— 7001 SW 61Ave.
October 5, 2004
Page 6 of 3
names of all property owners within a five hundred (500) foot
radius of the subject property. The applicant shall obtain and
submit the signatures of at least twenty (20) percent of such
property owners, indicating their awareness of and concurrence
with the proposed variance request.
(F) Proposed Site Plan Required. A site plan shall be required
showing all proposed buildings and setbacks and any other
features relating to the variance request.
(G) Permitted Variance Requests. Applications for variances shall be
restricted to only the following:
(1) Yard setbacks
(2) Lot size
(3) Lot coverage
(4) Building height
(5) Fences and walls
(6) Impervious coverage
(7) Off- street parking
(8) Open space
(9) Signs
(10) Landscaping
City of South Miami
PB -04 -014 Variance -Lot Size
7001 SW 61st Avenue
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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) 666-4591
JUL 2 9 2044
Application For Public Hearing Before Planning Board &-City..Commission
Address of Subject Property: -7 MI S W 61 AVE
Lot(s) 5 Block'1 `•-,Subdivision•-Qoss wooD
PB 13 -62
Meets & Bounds:
Applicant: VAux WEAL €sT'aTe t'(64/ /N05 —
Phone: '706- 078-Sgo3
V!• VVdl;AM MVIN05
Representative: ALE TAN Piro V-09 (,vez
Organization: CoAsrLANo CoNSTgutl' /ou
Address: '-1661 sift -71 AVE
Phone: mss- 669 -/75/0
MlAvh/ FL 33i5�
Property Owner: (HALEY. ae-AL £SCAte Ro)diNgs,LLC •
Signature:
Qe.{tlti IMYK MuiNo-s
Mailing Address: ?�2 oD j%W bo c(-
Phone: 7 g6- 390 - ogq
Architect/Engineer:. SUAN 6ome'z
Phone: 3os- 89$ -Sgo3
AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
Owner Owner's Representative Contract to purchase _Option to purchase _Tenant/Lessee
APPLICATION IS HEREBY MADE FOR THE FOLLOWING:
SUBMITTED MATERIALS
PLEASE CHECK THE APPROPRIATE ITEM:
PLEASE CHECK ALL THAT APPLY:
_ Text Amendment to LDC Variance
Letter of intent
—Zoning Map.Amendment _Special Use
_ Justifications for change
_ PUD Approval _Special Exception
Statement of hardship
_ PUD Major.Change _Other
Proof of ownership or letter from owner
_ Power of attorney
Briefly explain application and cite specific Code sections:
_ Contract to purchase
X Current survey (1 original sealed and
2cdute M 0 miNimvm t-ot 617.E VOW! , 10100059Tt
to
signed /1 reduced copy @ 11"x 17 ")
X 15 copies of Site Plan and Floor Plans
c r7pp sq pt
1 reduced copy @ 11" x 17"
20% Property owner signatures
Section: 20 Subsection: �• 5 Page #:50• Z Amended Date:
Mailing labels (3 sets) and map
Y� Required Fee(s)
The undersig h read this completed application and represents that the information and all submitted materials are true and
correct to t t the applicant's knowledge and belief.
:� d
Applicant's Signature and title Date
Upon receipt, applications and all submitted materials will be reviewed for compliance with the Land Development Code and other
applicable regulations. Applications found not in compliance will be rejected and returned to the applicant.
OFFICE USE ONLY:
Date Filed Date of PS Hearing Date of Commission
Petition Required Petition Accepted
Method of Pavment
8/2/00
July 28, 2004
Mr. Don O' Donniley JUL 2 9 2004
City of South Miami
Planning and Zoning Department ___.,..._.__ .. _.. _....
6130 Sunset Drive
South Miami, FL 33143
Re: 7001 SW 61 Avenue — Folio Number 09- 4025 - 011 -0190
Subject: Application for Variance on MO Zoning Lot Size
Dear Mr. O' Donniley:
We represent the owners of the above referenced property currently zoned MO
(medium density office). This property was recently purchased with the intention
of demolishing the existing poorly constructed 1,800 square foot office building
and erecting a new building. The lot size is approximately 5,618 square feet with
dimensions of 105 feet x 53.5 feet.
The existing South Miami Land Development Code has a minimum lot size
requirement for MO zoning of 10,000 square feet. This property currently zoned
MO only has a lot size of 5,618 square feet. We hereby request a variance so
that we can re- develop this site and maintain the existing MO Zoning
designation.
Please advise if there is any other information you need from us in order to
process our application. Thank you for your cooperation.
Sincerely,
A e�anodriguez
President
Cc: Dr. Muinos
Coastland Construction, Inc. • 4661 S.W. 71 Avenue • Miami, FL 33155.305- 669 -1740 / Fax 305 - 669 -1093
CGC #057347
July 28, 2004
Mr. Don O' Donniley
City of South Miami JUL 2 9 ?oo
Planning and Zoning Department
6130 Sunset Drive -
South Miami, FL 33143
Re: 7001 SW 61 Avenue — Folio Number 09- 4025- 011 -0190
Subject: Hardship for Application for Variance on MO Zoning Lot Size
Dear Mr. O' Donniley:
Please be advised that we represent Dr. Muinos, of Dalex Real Estate Holdings,
LLC, the owner of the above referenced property. This property is currently
zoned MO with a lot size of 5,618 square feet. The property currently has a
building in very poor shape which Dr. Muinos wants to demolish in order to
construct a new office building. According to the code, if the existing building is
demolished, the lot would no longer meet the MO zoning requirements because
the minimum lot size for MO zoning is 10,000 square feet. This problem with the
size of the land causes a hardship to our client by not enabling the use of the
property for its intended purpose.
All of the immediately surrounding properties are zoned MO or TODD and Dr.
Muinos should not be deprived of maintaining the current MO zoning. Dr. Muinos
should have the right enjoyed by all other owners of the surrounding properties.
In closing, the existing building is an eyesore to this area. A new building would
make the best use of this property and improve the value and aesthetics of the
neighborhood.
Thank you for your cooperation.
Sincerely,
Alejandro Rodriguez
President
Cc: Dr. Muinos
Coastland Construction, Inc. • 4661 S.W. 71 Avenue • Miami, FL 33155.305- 669 -1740 / Fax 305 - 669 -1093
CGC #057347
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting
Action Summary Minutes
Tuesday, August 31, 2004
City Commission Chambers
7:30 P.M.
EXCERPT
1. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:58 P.M.
Action: The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Mr. Morton, Chairperson, requested a roll call.
Board members present constituting a quorum: Mr. Morton, Ms. Yates, Mr. Liddy,
Mr. Comendeiro, and Mr. Illas.
Board members absent: Ms. Gibson and Mr. Mann.
City staff present: Don O'Donniley (Planning Director), Sanford A. Youkilis
(Planning Consultant), Brian Edney (Video Support), and Patricia E. Lauderman
(Planning Board Secretary).
III. Planning Board Applications / Public Hearings
Chairman Mr. Morton swore in speakers
PB -04 -014
Applicant: Delax Real Estate Holdings, Inc: Dr. William Muinos
Location: 7001 SW 61 Avenue
A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST FOR A VARIANCE
FROM SECTION 20 -3.5G OF THE LAND DEVELOPMENT CODE TO ALLOW
Planning Board Meeting
August 31, 2004 - Excerpt
Page 2 of 9
THE LOT SIZE OF A BUILDING SITE TO BE 5618 SQUARE FEET, WHERE A
MINIMUM LOT SIZE OF 10,000 SQUARE FEET IS REQUIRED ON PROPERTY
LOCATED AT 7001 SW 61 AVENUE, SOUTH MIAMI, FLORIDA WITHIN THE
"MO" MEDIUM- INTENSITY OFFICE ZONING USE DISTRICT; AND
PROVIDING FOR AN EFFECTIVE DATE
Action: Mr. Morton read the item into record. Mr. O'Donniley presented the
staff report. He explained that the subject property is within the "MO" Medium —
Intensity Office zoning district. The applicant seeks a variance in order to
redevelop the property, which is currently occupied by a one -story building used
as a medical office. The applicant is proposing to build a new three story office
building with parking on site. The subject parcel, 7001 SW 61 Ave. is located at
the SE corner of SW 70th Street and SW 61st Ave. The area zoned "MO" has a
floor area ratio of 1.6 and allows buildings up to four stories. The applicant
recently bought the property. Development of the property is prohibited because
the size of the parcel is significantly below the minimum required lot size of
10,000 sq. ft. There is 100 feet of frontage along SW 70th St., which meets the
minimum required frontage of 100 feet for the zoning district.
He added that that the present site is a non - conforming property and any new
construction must be on a building site which meets the zoning standards for the
MO zone district. The current one story building may continue to be used and could
be remodeled or even reconstructed on the same footprint and with no increase in
dimensions or square footage. The property owner, however, desires to build a new
office building thereby resulting in the subject minimum lot size variance
application. The applicant, in a hardship letter, stated that the substandard size of
the property prohibits the use of the property for its intended purpose. However,
Mr. O'Donniley informed the Board that the Comprehensive Plan Future Land Use
category for this property is Mixed Use Commercial- Residential. This category
mandates that the all development (new) must be mixed use, that is a building with
at least two of the following three uses : residential, retail or office.
Mr. O'Donniley further stated the variance request is not unique situation; other
property owners may wish to request a similar variance. It is important to note that
this area (two blocks) is the only location for the MO zoning district in the City.
There are 13 building sites. A total of 7 building sites are non - conforming as to
minimum lot size required for the MO zone. He informed the Board that staff
recognizes that the MO zoning and the Future Land Use category in this area needs
to be re- examined in light of its location close to Metro Rail and the abutting
TODD(MU -5) district. These types of changes can be addressed as part of
Comprehensive Plan `s Evaluation and Appraisal process. Mr. O'Donniley added
to his report by stating that although the MO zoning has been in place for many
years, there has been minimal property assemblage. The applicant's recent purchase
(4/04) of this property negates the hardship claim. The limitations on property
located in MO district could have been determined by the property owner prior to
Planning Board Meeting
August 31, 2004 - Excerpt
Page 3 of 9
purchase. He concluded his report by stating that planning staff recommended the
variance request be denied.
The Board members inquired if they decided to grant the variance to the applicant,
would the variance have a time -limit and could the applicant request another
variance soon after. Mr. O'Donniley responded that variances run with the
property and he noted that an applicant can not obtain variance for use.
At this time, Mr. Morton opened the Public Hearing.
Applicant: Dr. William Muinos
Mr. Alex Rodriguez (Applicant's representative)
Dr. Muinos stated that he is requesting the variance so that he can re- develop the
site in which presently there is a building in very poor shape. He intended to
demolish that building and construct a new clean office building. Dr. Muinos
stated that he was willing to work with the City in order to get the project approved
as well as maintaining the existing MO zoning designation. Dr. Muinos and Mr.
Rodriguez acknowledged the issue that the new building would need to have a use
of Mixed -Used.
Motion: Mr. Comendeiro made a motion to recommend approval of the
variance request. Ms. Yates seconded the motion.
Vote: Ayes 4 Nays 1 (Mr. Liddy)
E: \Comm Items\2004 \1 0- 5- 04\Excerpt PB Min 7001 SW 61 Ave.doc
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SCALE: NTS
LOT 5 AND N. 6' OF LOT
BLK. 3
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(P.B. 13, PG, 68)
(SW 70 ST.)
DOWLING STREET
5
4
3
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PAGE 1 OF 2
NOT VALID MOM PAGE 2 OF 2
JUL 2 9 2004
JOB No. — RA -04078 CLIENT: DALEX REAL ESTATE HOLDINGS LLC
PROPERTY ADDRESS 7001 SW 61st AVE., SOUTH MIAMI FL.
LEGAL DESCRIPTION: (FURNISHED BY CLIENT)
LOT 5 AND NORTH 6. FEET LOT 4 BLOCK 3
SUBDIVISION ROSSWOOD
ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 13 AT PAGE 62
OF THE PUBLIC RECORDS OF MIAMI —DADE COUNTY, FLORIDA.
SUBJECT TO ALL RESTRICTIONS, RESERVATIONS, EASEMENTS AND RIGHT —OF —WAY OF RECORD, UNDERGROUND
ENCROACHMENTS IF ANY, NOT LOCATED.
SURVEYORS NUTES:
1 -) IF SHOWN, BEARINGS AND ANGLES ARE REFERED TO SAID PUT IN LEGAL DESCRIPTION,
2 -) THE RELAIWE CLOSURE IN THE FIELD MEASURED BOUNDARY IS BETTER THAN: 1 FOOT IN 7150D FEE; LINEAR (SUBURBAN).
3_) A THIS REPORT WAS NOT PROVIDED FOR THIS SURVEY. THEREFORE, THERE MAY BE RESIRICIDNS ON IRIS PARCEL THAT ARE NOT SHOWN THAT MAY BE FOUND W THE PUSUC
RECORDS OF MIAMI-DAD COUNTY, FLORIDA NO MRESSED OR IMPLIED DETERMINATION OF TIRE OR OWNERSHIP TO THE LAND DESCRIBED IS MADE
4-) THERE MAY BE UNDERGROUND UDIM LOCATIONS AND. SUBSURFACE FEATURES WHIN THE PARCEL THAT ARE NOT END THERE
IS NO VISIBLE SURFACE OR OVERHOND ENCROACHMENT, OTHER THAN SHOWN ON THIS SURVEY.
5 -) B 15 A VIOLATION, OF RULE 61017 -6 OF THE FLORIDA ADAIMISTRINVE CODE TO ALTER THIS SURVEY DRAWING WITHOUT INE PRIOR WRRITN CONSENT OF THE SURVEYOR
5 -) ALL SET IRON PIPE (S.LP.) OR SET IRON RODS ARE 18 INCHES IN LENGTH AND 1/2' DWA(M%) OR N0.4 REBAR, RESPECRVELY, AND HAVE A PLASTIC CAP MARKSI: LS.-5665.
FT FV&MN INFOBMA'f10N
BASED ON THE FLOOD INSURANCE RATE MAP OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY DATED OR
3 -2 -94 X
REVISED ON THE HEREIN DESCRIBED PROPERTY IS SITUATED WITHIN ZONE
BASE FLOOD ELEVATION N/A COMMUNDY 120653pANEL NUMBER 0276 SUFFIX U
ELEVAMONS(WHEN SHOWN) REFER TO N.G.V.D., 1929 DATUM, TUrTN
CRY BENCHMARK USE b SO111H MIAMI ELEVARONS 13.31 FEET B.M. LOt:A110N W 58 A 129 9 fiWF5T OFF WEST CUA6R6
CABRERA CONSUL LING SERVICES
THE CERTIFICATE DOES NOT EXTEND TO ANY UNNAMED PARTY. Land Planning- Surveying- Mapping
CE��TQ c6DFMM NUL - -7102, STATE OF FLOIWA
DALEX REAL ESTATE HOLDINGS LLC 10412 SW 23 TERR.
_ M"I, FLORID
PHONE:(305)
THE LLAEHLn y OF THIS SURVEY IS LIMITED TO THE COST OF THE _ �
SURVEY. THE SURVEY DEPICTED HERE IS NOT COVERED BY �'•
PROFESSIONAL LIABILITY NSURANCE. RAF R.
SURVEY DATE,-7-11-204
CERTIFICATE No.LS. -5665
_ STATE OF FLORIDA
REVISED DESCRIFRON -NOT VAUD WRHDUT THE SIGNATURE DATE AND THE ORIGINAL
RAISED SEAL OF A RAHIDA LICENSED SURVEYOR AND MAPPER.'
t
RAFAEL R. CABRERA, P.S.M.
D /B /A CAB(RE RA CONBULMNQ SERJKES
OMFICATE ND.LS. -5665: LB. 7102
STATE OF FLORIDA
10412 SW 23 MM.
PAGE 2 OF 2
NDF VAN WON= WE 1 OF 2
JOB NO. RA -04078
MMI, IFMRIDA 33165
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MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
O.V. FERBEYRE, who on oath says that he or she is the
SUPERVISOR, Legal Notices of the Miami Daily Business
Review f/k/a Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami iq MiarnkDade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI - PUBLIC HEARING 10/5/2004
RES. 7001 S.W. 61 AVENUE
in the XXXX Court,
was published in said newspaper in the issues of
09/24/2004
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, re, te, com or refund for the purpose
of securing th adverts ment for ublication in the said
newspaper. %J
Sworn to and subscribed before me this
24 day of SEPTEMBER , A.D. 2004
(SEAL)
O.V. FERBEYRE personally known to me
�,*Aylu. Cheryl H Marmer
e My Commission DD338559
?a wd� Expires July 18, 2005