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2TilE C ITY OF PLEASANT LIVI NG CITY OF SOUTH MIAMI OFFICE OF THE CITY MANAGER INTER -OFFICE MEMORANDUM To: VIA: FROM: Date: The Honorable Mayor & Members of the City Commission Steven Alexander, City Manager Jane K. Tompkins, Planning and Zoning Direct r September 28, 2017 SUBJECT: A Resolution relating to the review and approval of a Unity of Title request by S Miami Retail BH, LLC unifying property located at 6020 -6022 South Dixie Highway and 6030 South Dixie Highway, South Miami, Florida . BACKGROUND: S Miami Retail BH, LLC is the new owner of 6020 -6022 and 6030 South Dixie Highway. 6020 -6022 S. Dixie is developed with a multi-tenant retail building dating from 1935, and 6030 S. Dixie is the site of the former Fox's Restaurant, which was built in 1946. The owner is renovating the buildings and has requested approval of a Unity of Title which will allow them to be joined and architecturally presented as one structure. (see Map 1 below for location). Map 1 (The subject request includes the properties identified in Map 1 as 6022 and the adjacent vacant lot). The folio numbers for the properties are 09-4036 -029-0110 and 09 -4036 -027 -0011, respectively. S Miami Retail BH, LLC -Request for Approval of Unity of Title September 28,2017 Page 2 of 2 The properties are in the Hometown District Overlay Zone which requires a Unity of Title if a development project is to be built on two or more abutting platted lots (Land Development Code Section 20-7.30). As the proposed renovation will essentially create a building on two platted lots, the Unity of Title is required for the project to move forward. RECOMMENDATION: Staff recommends that the Commission approve the resolution approving the Unity of Title for the property located at 6020-6022 South Dixie Highway and 6030 South Dixie Highway. ATTACHMENTS: • Application Package (Letter of Intent, Application Form and Receipt) • Boundary Survey • Unity of Title • Draft Resolution JKT Z:\Commission Items\2017\09-28-2017\S Miami Retail BH Unity ofTitle\CM Memo Unity ofTitle ver 2.docx RESOLUTION NO. ------- 2 3 A Resolution relating to the review and approval of a Unity of TitIe request 4 by S Miami Retail BH, LLC unifying property located at 6020-6022 South 5 Dixie Highway and 6030 S Dixie Highway, South Miami, Florida. 6 WHEREAS, S Miami Retail BH, LLC, submitted a request for unity of title for a 7 property located at 6020-6022 and 6030 South Dixie Highway; and 8 WHEREAS, the Unity of Title request is in conjunction with a proposed renovation 9 and joining of the existing buildings on the subject properties; and 10 WHEREAS, the Planning & Zoning Department reviewed the unity of title request and 11 finds it in compliance with the requirements of Section 20-5.16 and 20-7.30 of the Land 12 Development Code; and 13 WHEREAS, the unity of title must be approved by the City Commission and approved 14 by the City Attorney as to form and content, and shall then be recorded in the public records of 15 Miami -Dade County prior to the issuance of any building permits. 16 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY 17 corvnnsslON OF THE CITY OF SOUTH MIAMI, FLORIDA: 18 Section 1: The City Commission hereby approves the attached Unity of Title document 19 for: 20 PARCEL A: 21 Lot 3 and the Southwesterly 19.1 feet of Lot 2, which Southwesterly 19.1 feet adjoins and lies 22 alongside of Lot 3, for a distance of94 feet; less the Northwesterly 16 feet of Lot 3 for highway 23 purposes, Block 1, of LARKIN PINES, according to the Plat thereof as recorded in Plat Book 24 24, Page 20, of the Public Records of Miami-Dade County, Florida; Having 6,494 sq/ft more 25 or less; Property address: 6030 South Dixie Highway, South Miami, Florida 33143; Folio 26 Number: 09-4036-027-0011 27 28 PARCELB: 29 All of Lot 7, in Block 2, of AMENDED PLAT OF THE SOLOVOFF SUBDIVISION, 30 according to the Plat thereof, recorded in Plat Book 7, at Page 11, of the Public Records of 31 Miami-Dade County, Florida, 32 AND 33 Lot 1 less the Northwesterly 16 feet for Right-of-Way, and Lot 2 less the Northwesterly 16 feet 34 for Right-of-Way, and less the Southwesterly 19.1 feet of said Lot 2, both in Block 1 of 35 LARKIN PINES, according to the Plat therof as recorded in Plat Book 24, Page 20, ofthe Public 36 Records of Miami-Dade County, Florida, having all together 11,520 sq/ft more or less; Property 37 Address: 6020 and 6022 South Dixie Highway, South Miami, Florida 33143; Folio Number 09- 38 4036-029-0110. 39 40 41 Section 2: The survey of the subject Unity of Title document is attached to this resolution 42 and identified as Exhibit "A". 43 Section 3: This resolution shall be effective immediately upon adoption. 44 PASSED AND ADOPTED this __ , day of~ _____ , 2017. 45 46 ATTEST: APPROVED: 47 48 49 50 51 CITY CLERK MAYOR 52 53 READ AND APPROVED AS TO FORM, COMMISSION VOTE: 54 LANGUAGE, LEGALITY AND Mayor Stoddard: 55 EXECUTION THEREOF Vice-Mayor Welsh: 56 Commissioner Edmond: 57 Commissioner Harris: 58 CITY ATTORNEY Commissioner Liebman: 59 60 ~ • Bi::RCOW RADELL FE:RNANDEZ &. LARKIN ZONING, LAND USE AND ENVIRONMENTAL LAW VIA HAND DELIVERY September 5, 2017 DIRECT LINE: (305) 377-6238 E-Mail: MMarrero@BRZoningLaw.com Ms. Jane Tompkins, Planning Director City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Re: Approval of Unity of Title Dear Ms. Tompkins, This office represents S Miami Retail BH, LLC (the "Owner"), the current owner of the following properties (together described as the "Properties"): • 6020-6022 S Dixie Highway (Folio No. 09-4036-029-0110) • 6030 S Dixie Highway (Folio No. 09-4036-027-0011) The Properties were previously joined together by a Unity of Title recorded at OR 29747, Page 911 (the "Unity of Title"), which was approved by the City Commission pursuant to City of South Miami Resolution 041-15-14380. As you are aware, the Unity of Title was required by the City pursuant to a Hometown District administrative development approval for new construction. At that time, the Owner had purchased the Properties from the prior applicant and no longer sought to move forward with that prior administrative approval. As a result, the Unity of Title was released by the City Commission on February 21, 2017, pursuant to Resolution 031-17-14832. While the Unity of Title that was released on February 21 st included four different parcels, the Owner now seeks to proceed with a project that will include the two commercial parcels front South Dixie Highway, namely 6020-6022 S Dixie Highway and 6030 S Dixie Highway. The Owner is currently seeking a permit to modify the two buildings architecturally, and will thus require a Unity of Title so that the City can review the proposal as one zoning parcel. SOUTHEAST FINANCIAL CENTER' 200 SOUTH BISCAYNE BOULEVARD, SUITE 850' MIAMI, FLORIDA 33131 PHONE. 305.374.5300' FAX. 305.377.6222. WWW.BRZONINGLAW.COM As a result, the Owner requests the City Commission's approval for this modified Unity of Title. As discussed and pursuant to the requirements in the City's Land Development Regulations, the Unity of Title must be done with the approval of the City Commission at a public hearing. Attached, please find the attached request and a check for $1,500.00. Thank you for your assistance in this matter. If you have any questions please do not hesitate to contact me. Michael J. Marrero BERcaw RAOELL FC:RNANOC:Z &. LARKIN ZONING. LAND USE AND ENVIRONMENTAL LA\N ~ ( G~" . South'M,anli City of South Mnamn Plann7n,'<!. (\-Zoning f)Cf!ortmefll Cit\' Hall. hI in Surl,er I)rin', South iI,'!iamL I-i(\nda '~,' 11 i IIIF ( Ii 1 or ,I t '\ S,". ','1 1/\,'1.,(; T..: icphone: dO)) 66:~·6 ,,26: Fax: ( 'H):; ) h116--1 :'() ! Apphcation/or Puhlic Ilearing or AdmilllSlrafi\'c Re\'h'l\, I~dd~es~ ,~f :u~je~t ~:~pe~Y'~;~r. h :IJ~; '(:_, /),. J{,t -l ... v ~''-b{ v'~ .~'d ;>. t. 1._ II a i::" -, Lot(s) _~, PB Bloc~, SubdiviSion Meets & Bounds Organization; 0,-_ , • _ ).,_ "_ {..-... .J Address,-2.:; ';"' Phone: 1 c';i "~ '; ., SlgnalUie ./ ArchJtectiE nglneE:! Phone /' -.,-', \~ '~j" i~ ~ ~An ( 1 /.; ,; ':.: .. , »~' ~~,\' 0 '.", "-!;. f ',,--, ,i .... , ... <'; ," r j. ) .-. ., '. ~.'i '\ AS THE APPLlV'=\lT;,::;P;::L:;E::A:;S~E:::IN;D;I::;C=A;T::;E=Y=-O::U::R::;:R:;:EL=A:::T;:::I:;O::N::;:S=H::::IP=T;:O;:::;;T=H:;I~::: P::;':R::;':O:::J:::E;C::;:T;::===========: _Owner .1c ,/nef's Representative _Contract to purchase __ OptIOn to purchase Tenant/Lessee APPLICATION IS HEREBY MADE FOR THE FOLLOWING: PLEASE: CHECK i '~E: APPROPRIATE ITEM Text AmendmE:'t to LDC _. Zoning Map Ar' mdment _ PUD Approval _ PUfJ Major Ctl,d ,ge Vanance _ Special Use __ Special Exception Waiver of Plat y.~ Unity of Title Abandonment of ROW Admlfllstratlve ReView __ OHler \ Please S peclty i Briefly explain appd ,tlon and Cite specific Code sections Section Subs(,ction Page # , __ Amended 08te. ___ _ ,----------------------------------------~ SUBMITTED MATERIALS PLEA;;!:: CHECK ALL THAT APPLY _,;!letter of intent .. I'COS\ Recovery Affidavit _ .justifications for change _ LJllIty of Title Statement of hardship i"roof of ownership or letter from owner . __ Power 01 attorney __ Contract to purchase '..:{;urrent survey (1 ongmal sealed and sl9ned/1 reduced copy @ 11" x 17"\ 2 copies of Site Plan and Floor Plans 24 x 36 7 reduced copy @ 11")( 17" __ Affidavit· Receipts attesting to mall notices sent l -Mailmg labels (3 sets) and map /Required Fee(s) I.poll fGL:eirt, appll(;)liol1s and all suhrnttted m<ltniab \-\,111 he rL~\'ll'Wc:d I,lr l:ornpkmu' with the I.and [)t;?\c1oprnenl Code and (lther appJlcahle n:gulalh,r. :\ppIiCallOf\:-' IllunJ fHlt ITl cllmphancl' \\111 b(' rC,leuc:d and retllnte(\ ll) thL' applicant. i OFFICE USE ONL)': Date Flled __ _ Date of PB Heanng_______ Date of ComrnlsSlon ____ _ i Petition Requlred ____ _ L-.~ethod of Pay men ,===_============ Petltloll Accepted , .. I F()rm~'CUITCIlI f'L'<lIling Dcpanmenl Forrn, PLllmmg Deparll1kct I',lrm, Pl,wfllng B"ard PH (nit~ (II' Title Puhli, I karmfC ,\rpIJcalion -l\.('vj.;c,! '-,1-201 ~ dOl j City of South Miami, Florida PLANNING AND ZONING DEPARTMENT Part 4 of 4 APPLICATION, MISCELLANEOUS AND DOCUMENT FEES 001.0000.341.3000 RESTRICTIVE COVENANTS, EASEMENTS OR DEVELOPMENT AGREEMENTS ....................... ($5,000) _____ _ 001.0000.341.3000 MODIFICATION OR RELEASE OF RESTRICTIVE COVENANTS, EASEMENTS OR DEVELOPMENT AGREEMENTS ............................. ($500) 001.0000.341.3000 UNITY OF TITLE OR ~ \ ) '5 tI 0 RELEASE OF UNITY OF TITLE ............................... ($1,500) _____ _ 001.0000.341.3000 LETTERS Condominium conversion letter Flood zone letter ..... Zoning I Land use verification letter 001.0000.219.1620 MAps Official Zoning Map Color Small Official City Map Future Land Use Map Color Custom G. L S. Map $15.00 $ 5.00 $15.00 $15.00 ........ ($1,000) .. ........... ($100) ................. ($100) 001.0000.369.9201 LAND DEVELOPMENT CODE, COMPREHENSIVE PLAN, PHOTOCOPIES Land Development Code Comprehensive Plan Hometown Regulations Census Data Packet All Charrette Booklets COST RECOVERY ORDINANCE 001.0000.219.1615 Cost Recovery Fee Z.\Fonns\Receipt formslRECEIPT FORM Part IV· Revised 7·24·2015.doc Ordinance No 04·11·2077, adopted 1-4·1] $75.00 $50.00 $ 5.00 $ 3.00 FREE (No charge) GRANDTOTAL __ ~~I~~' _0_0 __ PAID This instrument was prepared by: Name: Michael J. Marrero, Esq. Address: Bercow, Radell & Fernandez, P.A. 200 S. Biscayne Boulevard, Suite 850 Miami, Florida 33131 UNITY OF TITLE (Space reserved for Clerk) WHEREAS, the undersigned is the Owner of that property described as: PARCEL A: Lot 3 and the Southwesterly 19.1 feet of Lot 2, which Southwesterly 19.1 feet adjoins and lies alongside of Lot 3, for a distance of 94 feet; less the Northwesterly 16 feet of Lot 3 for highway purposes, Block 1, of LARKIN PINES, according to the Plat thereof as recorded in Plat Book 24, Page 20, of the Public Records of Miami-Dade County, Florida; Having 6,494 sq/ft more or less; Property address: 6030 South Dixie Highway, Miami, Florida 33143; Folio Number: 09-4036-027-0011 PARCELB: All of Lot 7, in Block 2, of AMENDED PLAT OF THE SOLOVOFF SUBDIVISION, according to the Plat thereof, recorded in Plat Book 7, at Page 11, of the Public Records of Miami-Dade County, Florida, AND Lot 1 less the Northwesterly 16 feet for Right-of-Way, and Lot 2 less the Northwesterly 16 feet for Right-of-Way, and less the Southwesterly 19.1 feet of said Lot 2, both in Block 1 of LARKIN PINES, according to the Plat thereof as recorded in Plat Book 24, Page 20, of the Public Records of Miami-Dade County, Florida, Having all together 11,520 sq/ft more or less; Property Address: 6020 and 6022 South Dixie Highway, Miami, Florida 33143; Folio Number 09-4036-029-0110. hereinafter referred to as the "Property." Said Property currently has two Folio Numbers, to wit: 09-4036-027-0011; with a street address of 6030 South Dixie Highway, Miami, Florida 33143 (which includes Parcel A) and 09-4036-029-0110, with a street address of 6020 and 6022 South Dixie Highway, Miami, Florida 33143 (which includes Parcel B). The Owner acknowledges that Parcels A and Bare located in the SR zoning district and the Hometown District Overlay. All development in Parcels Page 1 of 4 A and B shall at all times comply with the zoning requirements ofthe Hometown District Overlay; and the SR zoning district requirements. Owner recognizes and acknowledges that for the public health, safety and welfare, the herein- described property shall not be divided into separate parcels or owned by several owners until such time as this Unity of Title is released or modified to allow such division or ownership; and In consideration of the issuance of permits for and approval of a building pennit by the City of South Miami for construction of improvements on the subject Property, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner hereby agrees to restrict the use ofthe Property in the following manner: 1. The Property shall be considered as one plot or parcel of land; 2. No portion of said Property shall be sold, transferred, devised or assigned separately, except in its entirety as one plot or parcel of land. In addition, the lots, plots and/or parcels of land in question shall not be conveyed, mortgaged and/or leased separate and apart from each other and they shall be held together as one tract; provided that no provision ofthis instrument shall be construed as to prohibit a declaration of condominium on the Property or the individual sale of condominium units, or the lease of individual residential unit or commercial space. City Inspection. As further part of this Unity of Title, it is hereby understood and agreed that any official inspector of the City of South Miami, or its agents duly authorized, may have the privilege at any time during nonnal working hours of entering and inspecting the use of the premises to detennine whether or not the requirements of the building and zoning regulations and the conditions herein agreed to are being complied with. Recording. Owner further agrees that this covenant running with the land shall be recorded, at Owner's expense, in the Public Records of Miami-Dade County, Florida and shall remain in full force and effect and be binding upon the Owner, the Owner's heirs, successors, personal representatives and assigns and upon all mortgagees or lessees until such time as the same may be released upon approval by Resolution passed and adopted by the City Commission, after a public hearing, and executed by the City Manager and the City Clerk. Covenant Running with the Land. The condition, restriction and limitation ofthis Unity of Title shall be deemed a covenant running with the land and shall remain in full force and effect and be binding upon the undersigned, its successors and assigns until such time as the Unity of Title is modified or released. A release may be executed when the reason for the execution and recording of this Unity of Title no longer exists and there is no further reason to maintain the Unity of Title on the public records. These condition, restriction and limitation shall be for the benefit of, and limitation upon, all present and future owners of the real property and for the public welfare. Term. This Unity of Title is to run with the land and shall be binding on all parties and all persons claiming under it for a period of thirty (30) years from the date that this Unity of Title is recorded, after which time it shall be extended automatically for successive periods often (10) years each, unless released by the City of South Miami. The City shall have the right but not the obligation to re-record this instrument from time to time. Modification, Amendment, Release. This Unity of Title may be modified, amended or Page 2 of 4 released as to the land herein described, or any portion thereof, by a written instrument executed by the, then, owner(s) of all of the Property, including joinders by all mortgagees, if any, provided that the conditions and/or criteria which originally required the execution of the Unity of Title cease to exist and there is a cessation of any condition or criteria that occurs after the approval of the Unity of Title and which condition and/or criteria requires a Unity of Title and provided that the modified, amended or released Unity of Title is also approved by resolution passed and adopted by the City Commission, after a public hearing, and executed by the City Manager attested to by the City Clerk and signed by the City Attorney as to form, language, legality and execution thereof. Enforcement. Enforcement shall be by action against any parties or person violating, or attempting to violate, any of the terms, provisions and conditions ofthis Unity of Title. This enforcement provision shall be in addition to any other remedies available at law, in equity or both. Authorization for the City to Withhold Permits and Inspections. In the event the terms, provisions and/or conditions ofthis Unity of Title are not being complied with, in addition to any other remedies available, the City is hereby authorized to withhold any further permits, and refuse to make any inspections or grant any approvals, until such time as this Unity of Title is complied with. Election of Remedies. All rights, remedies and privileges granted herein shall be deemed to be cumulative and the exercise of anyone or more shall neither be deemed to constitute an election of remedies, nor shall it preclude the party exercising the same from exercising such other additional rights, remedies or privileges. Severability. Invalidation of anyone of these covenants, by judgment of Court, shall not affect any of the other provisions which shall remain in full force and effect. Signed, witnessed, executed and acknowledged this _ day of September, 2017. Witnesses: By: __________ _ (Print Name:) _______ _ Witnesses: By: ----------------------- (Print Name:) _______ _ Page 3 of 4 S MIAMI RETAIL BR, LLC, A FLORIDA LIMITED LIABILITY COMPANY By: ______________________ ~ ALEX KARAKI-IANIAN, AS MANAGER STATE OF FLORIDA COUNTY OF MIAMI DADE I HEREB Y CERTIFY that, on this day, before me, an officer duly authorized in the State of Florida and County aforesaid, to administer oaths and take acknowledgments, personally appeared ALEX KARAKHANIAN, AS MANAGER OF S MIAMI RETAIL BH, LLC, A FLORIDA LIMITED LIABILITY COMPANY, who, after being duly sworn, acknowledged before me the execution of the foregoing Unity of Title for the purposes therein expressed, and who produced a Driver's license as identification. WITNESS my hand and official seal in the County and State last aforesaid, this _ day of September 2017, in Miami, Florida. NOTARY PUBLIC. STATE OF FLORIDA Printed Name: My Commission Expires: ------- Page 4 of 4 BOUNDARY SURVEY BLOCK CORNER FOUND DRIL~-HOI_:: SCALE= 1 "= 30' 77 7..:0 ~7. '0.>, O~ "% ('1 &", ~ /j :z T.n <\ \Jj ONE STORY BUILDING 0,'1. ~ #6020 «q{f, F.F.E.=11.75· C( -;1' ONE STORY 6'1?~ "O LOT 7 i9 BUlL ING 0<V'v PB 7-11 ~'J7~ # 602 « 'i(-«!- 0<'0 F.F.E.= 11.75' :,>- 6'0 -2 '°0 97.96' L-----W-C-O-R-NER OF NE 1/4, NW 1/4, NE 114 OF SEC. 36-54-40 sw 74TH STREET ABBREVIATIONS CL. = Clear if = Center Line CONC. = Concrete ENC. = Encroachmen t F.F.EL. = Finish Floor Eleva!ion F.I.P. = Found Iron Pipe F.I.R. = Found Iron Rod F.N. = Found Nail FOUND NAIL FOUND NA1L F.N&D. = Found Nal) &: Disc 1.0. = Identification CARLOS SILVA P.S.M. (Meas) = Measured O/L = On Line (P) = Plat P.C. = Point of Curvature P.B. = Plat Book THE SURVEY DEPICTED HERE IS NOT COVERED BY PROFESSIONAL LIABILITY INSURANCE. PC, = Page PL. = Planter (Ree.) = Record U.E. = Utility Easement 1(010 SW 140TH AVENUE MIAMI FLA 33 186 PH: (305) 388-4098 FAX: (305) 388-4098 PARCEL A: Lot 3 and the Southwesterly 19.1 feet of Lot 2 which Southwesterly 19.1 feet adjoins and lies alongside of said Lot 3, for a distance of 94 feet, less the Northwesterly 16 feet of Lot 3 for highway purposes, Block 1, of LARKIN PINES, according to the Plat thereof, recorded in Plat Book 24 at Page 20 of the Public Records of Miami Dade County, Florida. Less and except the Northwesterly 16 feet of the Southwesterly 10.1 feet of said Lot 2 which was conveyed by the Right of Way Deed to Dade County recorded in Deed Book 1505, Page 33, of the Public Records of Miami-Dade County, Florida. Having 6,494 sq/fts more or less Pro~erty Acdlcs::;: 60:30 South Di;(;e High\d3Y] i\liami] Flol'iea 33143 Folio Number: 09-4036-027-0011 Parcel C: All of Lot 7, in Block 2, of AMENDED PLAT OF THE SOLOVOFF SUBDIVISION, according to the Plat thereof as recorded in Plat Book 7, at Page 11, of the Public Records of Miami Dade County, Florida. And Lot 1 less the Northwesterly 16 feet for Right-of-Way, and Lot 2 less the Northwesterly 16 feet 1m Right-of-Way, and less the Southwesterly 19.1 feet of said Lot 2, both in Block 1 of LARKIN PINES, according to the Plat thereof as recorded in Plat Book 24, at Page 20, of the Public Records of Miami Dade County, Florida. Property Address: 6020 and 6022 South Dixie Highway, Miami, Florida. 33143. Folio Number: 09-4036-029-0110. Having all together 11,520 sqlft. SURVEYOR'S NOTES 1) THE LEGAL DESCRIPTIONS AS SHOWN HEREON WERE PROVIDED BY THE CLIENT ACCORDING TO OLD REPUBLICAC NATIONAL TITLE INSURANCE COMPANY FILE #16091809. 2) UNLESS OTHERWISE NOTED THIS FIRM HAS NOT ATIEMPTED TO LOCATE FOOTINGS OR FOUNDATIONS, UNDERGROUND UTILITIES OR ANY OTHER SUBSURFACE FEATURES. 3) RECORDED PLATS DO NOT SHOW UTILITY EASEMENTS. 4) THERE MAY BE ADDITIONAL RESTRICTIONS NOT SHOWN ON THIS BOUNDARY SURVEY THAT M.AY BE AFFECTING THE PROPERTIES, IF ANY, THAT MAY BE FOUND IN THE PUBLIC RECORDS OF THIS COUNTY. 5) THIS BOUNDARY SURVEY HAS BEEN PREPARED FOR THE EXCLUSIVE USE OF THE ENTITIES Nf\MEG HEREON. THE CERTIFICATE DOES NOT EXTEND TO ANY UNNAMED PARTY. 6) THIS BOUNDARY SURVEY IS THE PROPERTY OF THE SURVEYOR. ITS REPRODUCTION IS PROHiBiTCD 9) ZONING DISTRICTS, SETBACKS OR UNDERGROUND MUST BE VERIFIED BY THE OWNER, ARCHITECT OR BUILDER BEFORE ANY DESIGN OR CONSTRUCTION BEGINS IN THE PREMISES. 10) INFORMATION FOR SECTION 36, TOWNSHIP 54 SOUTH, RANGE 40 EAST, WAS OBTAIN FROM THE SURVEYING SECTION OF MIAMI-DADE COUNTY. (BASE FOR RECORDED PLATS) CERTIFIED TO: 1-. Miami Retail BH, LLC. CITY OF SOUTH MIAMI: PANEL # : 12086C0458 L FLOOD ZONE: "X". SYMBOLS I HEREBY CERTIFY: THAT THE BOUNDARY SURVEY OF THE ABOVE DESCRIBED PROPERTY IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF, AS RECENTLY SURVEYED UNDER MY DIRECTION. IT IS ALSO MY PROFESSIONAL OPINION THAT THIS SURVEY MEETS THE MINIMUM TECHNICAL STANDARDS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS (DOACS) IN CHAPTER 5J-17 OF THE FLORIDA ADMINISTRATIVE CODE PURSUANT TO SECTION 2099·66 OF THE FLORIDA STATUTES. YN [XJ =WATER VALVE --( =U77UTY POLE ANCHOR iili =CA TCH BASIN cu., =U77UTY POLE M =FlRE HYDRANT 'V:?//W/////J=C.B.S. WALL 1:::::·::·::::::j=OENOTES ASPHAL T ~----:J=OENOTES GRASS I, : . !=OENOTES CONCRETE / ~'",\<',.4 /;/~1}~ ~~.~"._" .. -" 9/0312017 THE SURVEY SHOWN HEREON IS NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND THE ORIGINAL RISED SEAL OF A FLORIDA SURVEYOR AND M.'\PPER