07-21-09 Item 10South Miami
01mmicaChy
CITY OF SOUTH MIAMI I I®r
OFFICE OF THE CITY MANAGER
INTER- OFFICE MEMORANDUM 2001
To: The Honorable Mayor Feliu and Members of the City Commission
Via: Ajibola Balogun, City Manager e- l��`1•�
From: Thomas J. Vageline, Director
Planning and Zoning Departmen
Date: July 21, 2009 ITEM No.
Subject:
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007 AND FOUND CONSISTENT WITH STATE LAW BY THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ON JANUARY 18, 2008,
IN ORDER TO REMOVE FROM THE FUTURE LAND USE ELEMENT A
PROPOSED NEW FUTURE LAND USE CATEGORY ENTITLED
"NEIGHBORHOOD CENTER / MIXED USE DISTRICT "; PROVIDING FOR
SEVERABILITY, ORDINANCES IN CONFLICT;, AND PROVIDING AN
EFFECTIVE DATE.
SUMMARY OF REQUEST
At the City Commission's April 21, 2009 meeting the Vice Mayor agreed to sponsor a
special ordinance which would allow the EAR Text Based Amendments to be considered
again, voted upon, and forwarded to the Florida Department of Community Affairs. This
renewed effort would be in the form of a draft ordinance which removes from the original
Evaluation and Appraisal Report Based Text Amendment document (adopted in August
2007) any reference to a new proposed future land use category entitled "Neighborhood
Center/Mixed Use District ". No other section of the EAR Based Text amendments are
affected or impacted.
BACKGROUND
The final adoption of Comprehensive Plan Evaluation and Appraisal Report Based -Text
Amendments has been pending since August 23, 2007 when the document was approved
and sent to DCA. The document adopted in 2007 was approved by Florida Department of
Community Affairs (DCA) in January 2008.
The approval by DCA contained a directive (ORC Report) that the City must make only
one technical amendment; adopt the EAR Based -Text Amendments by ordinance (two
readings); and then send it back to DCA within 120 days (May, 2008) as required by
2
State Statute. This has not been completed despite continuing attempts during the past
two years. The specific reason for the delay relates to a proposed amendment which was
adopted by the City Commission as part of the original EAR Based Text Amendments in
August 2007. That amendment created a new Future Land Use Category, entitled
"Neighborhood Center /Mixed Use District ". The new category provided for densities (60
units /acre, 2.0 FAR, 4 story max.) higher than the existing land use category on the
property and all other current Land Use Categories.
During the period April, 2008 —April 2009 the Planning Board and City Commission
conducted several hearings and workshops. The subject of the discussions was whether or
not the new proposed Future Land Use Category "Neighborhood Center /Mixed Use
District" should remain as submitted or should it be reduced in density /height, or
removed totally.
The last attempt to adopt the EAR Based Text Amendments occurred at the City
Commission meeting on April 21, 2009 at which time a vote was taken on the entire EAR
Based -Text Amendments with the new Future Land Use Category removed. The vote
was a 2 -2, however, a 4/5 vote was required, thus the ordinance failed on first reading.
The minutes (excerpt) of that Commission meeting are attached.
NEW PROPOSAL FROM CITY COMMISSION (Exhibit "A ")
A new proposal was introduced by the Vice Mayor and referred to the Planning Board.
The proposal makes an adjustment to the ordinance adopted by the City Commission on
August 23, 2007. This renewed effort removes from the original Evaluation and
Appraisal Report Based Text Amendment document adopted on August 23, 2007 any
reference to a new proposed future land use category entitled "Neighborhood
Center/Mixed Use District ". No other section of the EAR Based Text amendments would
be affected or impacted. (See Exhibit "A" attached).
The Vice Mayor also advised the City Manager and Planning and Zoning Department
staff that he felt that an appropriate Future Land Use Category could be re- introduced as
a future Comprehensive Plan amendment during the City's regular amendment cycle. The
Vice Mayor felt that it was imperative that the City take an affirmative action on the
current EAR Amendments so that the City could be in compliance with the Florida
Department of Community Affairs requirements.
The City Commission approval of this amendment to the ordinance adopted in August
2007, will then change the overall EAR Based Text Amendment ordinance which is
pending and has been considered on several occasions, but not adopted.
It can be anticipated that if this ordinance is adopted, it will be transmitted to the Florida
Department of Community Affairs (DCA) with an explanation as to why there has
3
been a delay in the final adoption of the EAR Based Text Amendments. There will also
need be an explanation and as to why one of the recommendations (creation of a new
future land use category entitled "Neighborhood Center/Mixed Use District ") was being
removed.
A positive response from DCA and the overall adoption of the EAR Based Text
Amendment document will allow the City to begin processing other needed
Comprehensive Plan Text and Future Land Use Map amendments. It will also allow the
City to consider an appropriate Future Land Use Category for a neighborhood center -
mixed use area which could be re- introduced as a future amendment during the City's
regular Comprehensive Plan amendment cycle.
PLANNING BOARD ACTION
(1) The Planning Board (Local Planning Agency) at its July 14, 2009 meeting, after
public hearing, adopted a motion by a vote of 3 ayes 2 nays (Mr. Cruz, Mr. Whitman)
recommending continuing support for the existing wording for the proposed Future Land
Use Map category entitled Neighborhood Center /Mixed Use District (Four Story) on
pp.16 and 17 of the Comprehensive Plan Evaluation and Appraisal Report Based Text
Amendments Document dated August 23, 2007.
(2) The Planning Board at its July 14, 2009 meeting also made a separate EAR related
recommendation concerning the preparation of new land use category for the SW 62
Avenue Corridor. The Board adopted a motion by a vote of 4 ayes 1 nay (Ms. Young)
recommending that the City Commission should direct the preparation of a new future
land use category applicable to the SW 62 Avenue Corridor. The new land use category
should reflect the characteristics set forth in the Potential Land Use Plan Map
Amendment column for Area (1) the SW 62 Avenue Corridor as shown on p.12 of the
Evaluation and Appraisal Report adopted by the City Commission on January 5, 2006.
( see p.12 attached)
Attachments:
Draft Ordinance and Exhibit A"
City Commission Minutes 4 -21 -09
Planning Board Minutes Excerpt 7 -14 -09
EAR Report (Feb. 2006) p.12
Planning Staff Report 7 -14 -09
Copy of Public Notices
TJVISAY
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I
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007 AND FOUND CONSISTENT WITH STATE LAW BY THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ON JANUARY 18, 2008,
IN ORDER TO REMOVE FROM THE FUTURE LAND USE ELEMENT A
PROPOSED NEW FUTURE LAND USE 'CATEGORY ENTITLED
"NEIGHBORHOOD CENTER / MIXED USE DISTRICT "; PROVIDING FOR
SEVERABILITY, ORDINANCES IN CONFLICT; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
periodically assess the success or failure of the adopted plan to adequately address
changing conditions and State policies and rules; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
adopt needed amendments to ensure that the plan provides appropriate policy guidance
for growth and development; and
WHEREAS, the City completed its proposed Evaluation and Appraisal Report
Based Textural Amendments consistent with the requirements of Chapter 163, Part II,
F.S., and Rule 9J -5 and 9J -11, F.A.C.; and
WHEREAS, the City Commission at a special meeting on August 23, 2007
reviewed and revised the final Evaluation and Appraisal Report Based Text amendments
to the Comprehensive Plan, and adopted on first reading an ordinance approving the
Report and authorized its transmittal to the Florida Department of Community Affairs for
review and comment; and
WHEREAS, the Florida Department of Community Affairs in a communication
dated January 18, 2008 transmitted an Objections, Recommendations, and Comments
(ORC) Report which report found that the EAR Comprehensive Plan amendments to be
consistent with Rule 9J -5, Florida Administrative Code and Chapter 163, Part II, Florida
Statutes; and
WHEREAS, the City of South Miami was required by Florida State Statute
Section 163.3191 to adopt by ordinance the final Evaluation and Appraisal Report Based
Text Amendments by May 18, 2008; and
2
1 WHEREAS, the City Commission at meetings on April 1, 2008, May 20, 2008,
2 and April 21, 2009 failed to adopt the Evaluation and Appraisal Report Based Text
3 Amendments; and
4
5 WHEREAS, it is proposed that in order to finalize and transmit the Evaluation
6 and Appraisal Report Based Text Amendments a revision to the original Evaluation and
7 Appraisal Report would be appropriate; and
8
9 WHEREAS, the Local Planning Agency (Planning Board) at its July 14, 2009
10 meeting, after public hearing, adopted a motion by a vote of 3 ayes 2 nays recommending
11 continuing support for the existing wording for the proposed Future Land Use Map
12 category entitled Neighborhood Center /Mixed Use District (Four Story) on pp. 16 and 17
13 of the Comprehensive Plan Evaluation and Appraisal Report Based Text Amendments
14 Document dated August 23, 2007.
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17 NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
18 OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
'19
20 Section 1. The City Commission hereby approves that the City of South Miami
21 Comprehensive Plan Evaluation and Appraisal Report (EAR) Based Text Amendments
22 Document dated August 23, 2007 be adopted with the following change:
23
24 (1) Removal of the wording of the proposed Future Land Use Map category entitled
25 Neighborhood Center /Mixed Use District (Four Story) on pp.16 and 17 of the
26 Comprehensive Plan Evaluation and Appraisal Report Based Text Amendments
27 Document dated August 23, 2007. (see Exhibit A attached)
28
29 Section 2. The City Commission hereby directs the City Manager to transmit this
30 ordinance to the Florida Department of Community Affairs and to formally request
31 consideration of the subject change to the Comprehensive Plan Evaluation and Appraisal
32 Report (EAR) Based Text Amendments Document approved on August 23, 2007.
33
34 Section 3. All ordinances or parts of ordinances in conflict with the provisions of
35 this ordinance are hereby repealed.
36
37 Section 4. If any section, clause, sentence, or phrase of this ordinance is for any
38 reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
39 shall not affect the validity of the remaining portions of this ordinance.
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41 Section 5. This ordinance shall be effective immediately after the adoption
42 hereof.
43
44 PASSED AND ADOPTED this day of , 2009
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ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM
CITY ATTORNEY
3
APPROVED:
MAYOR
1 st Reading:
2nd Reading
COMMISSION VOTE:
Mayor Feliu:
Vice Mayor Beasley:
Commissioner Palmer:
Commissioner Newman:
Commissioner Sellars:
EXHIBIT "A"
Proposed Amendment
EAR Based Text Amendments
Chapter 1 Future Land Use Element
(pp. 16-17)
FUTURE LAND USE CATEGORY
(as adopted on first reading 8- 23 -07; submitted to DCA)
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said. In addition, the purpose of the CRA is to try to create
funds.that would go back into the community. The idea of the CRA
is to make sure that as much money as possible stays in the
community in the CRA district. He said that the purpose of the
CRA is to create affordable housing and infrastructure.
Commissioner Palmer said that there is nothing new about
waiving fees and in this particular instance we would just be
helping them to move ahead.
With some further comments, the above proposed amendment
failed by a 2 -2 vote:
Commissioner Palmer:
Vice Mayor Beasley:
Commissioner Newman:
Mayor Feliu:
At this time staff and the Comi
possibility of using one of the bays
accommodate the recreational program at no
Nay
Yea
Yea
Nay
nission discussed the
of the building to
cost to the City.
Moved by Commissioner Newman to amend the resolution to
reflect that one bay will be used at no charge for the
recreational program. Seconded by Commissioner Palmer, the motion
to approve this amendment and the resolution as a whole and as.
amended passed by a 4 -0 vote:
Commissioner Palmer: Yea
Vice Mayor Beasley:. Yea
Commissioner Newman: Yea
Mayor Feliu: Yea
ORDINANCE (S) FIRST READING PUBLIC HEARING (S)
8. AN ORDINANCE OF THE MAYOR AND THE CITY COMMISSION OF
THE CITY OF SOUTH MIAMI, FLORIDA, ADOPTING THE
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENTS TO THE SOUTH MIAMI COMPREHENSIVE PLAN; THE
AMENDMENTS ARE TO THE GOALS, OBJECTIVES, AND POLICIES
FOR THE FOLLOWING COMPREHENSIVE PLAN ELEMENTS: FUTURE
LAND USE; TRANSPORTATION; HOUSING; INFRASTRUCTURE;
CONSERVATION; RECREATION AND OPEN SPACE;
INTERGOVERNMENTAL COORDINATION; AND CAPITAL
IMPROVEMENTS;; PROVIDING FOR SEVERABILITY, ORDINANCES
IN CONFLICT, AND PROVIDING AN EFFECTIVE DATE. 4/5
REGULAR CITY COMMISSION 6
MINUTES - April 21, 2009
Moved by Mayor Feliu, seconded by Vice Mayor Beasley to
approve this item.
Mr. Balogun asked if anyone in the Commission would like to
sponsor this item, and whether they wanted to present it at this
time or later when is properly sponsored by one of the Commission
members since staff did not have a position and did not sponsor
this item, it was rather sponsored by the late Commissioner
Beckman.
Mayor Feliu said that with all due respect, he was not in
favor of this way of doing the EAR process; we did bring a
professional from.the State who explained the Commission as to
the right way to submit the EAR process, and separating the whole
process was not one of the recommendations on the part of the
State as to how to submit the EAR. The Mayor then offered the
Vice Mayor to sponsor the ordinance.
Vice Mayor Beasley accepted to sponsor the ordinance on the
EAR; however, he said that he wishes to revise it according to
his own recommendations.
Counselor Figueredo then advised that if the ordinance was
going to be revised that it would have to go back to the Planning
Board, and in that case the best thing would be to let the item
fail and bring the new one later on.
With no further comments, the motion to approve this item
failed by.a 2 -2 vote:
Commissioner Palmer: Nay
Vice Mayor Beasley: Yea
Commissioner Newman: Yea
Mayor Feliu: Nay
ORDINANCE (S) FIRST READING
9. AN ORDINANCE OF THE MAYOR AND
CITY COMMISSION OF THE
CITY OF SOUTH MIAMI, FLORIDA,
RELATING TO THE CITY'S
CODE OF ORDINANCES, CREATING
SECTION 2 -22 ENTITLED
"TERM LIMITS" LIMITING TERMS OF
OFFICE FOR COMMITTEE OR
BOARD MEMBERS SERVING ON A
PARTICULAR BOARD OR
COMMITTEE TO TWO CONSECUTIVE
TERMS; PROVIDING FOR
CODIFICATION, ORDINANCES IN CONFLICT AND AN EFFECTIVE
DATE.
(Deferred 3117109) 3/5
(Commissioner
Palmer)
Moved by Commissioner Palmer, seconded by Mayor Feliu, the
motion to table this item passed by a 4- O.vote:
REGULAR CITY COMMISSION 7
MINUTES - April 21, 2009
NOTE
PLANNING BOARD MINUTES EXCERPT FROM 7 -14 -09
RE: REMOVAL OF LAND USE MAP CATEGORY FROM
2007 EAR BASED TEXT AMENDMENT DOCUMENT
(MINUTES WILL BE DISTRIBUTED TO THE COMMISSION
PRIOR TO THE CITY COMMISSION MEETING)
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Planning Department
6130 Sunset Drive
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City of South Miami 2006 Evaluation and Appraisal Report
In addition to the need for the creation of additional districts, there are a number of areas
where the Future Land Use and /or zoning designations need to be amended to: ensure
consistency between Future Land Use and zoning; provide for a more logical distribution
of land uses; provide appropriate transitions between neighborhoods and uses, and; reflect
existing land uses. Proposed amendments to the Future Land Use Plan Map and /or Zoning
Map are detailed on Table II.A.2. and identified on Figure II.A.3. Please note that such
amendments are only proposed, and would not be enacted until the subsequent EAR -based
amendment process and /or through related revisions to the land development regulations.
Some of these recommendations are based on discussions that have taken place in previous
planning and public participation processes, while others are based on consideration of
suggestions by citizens, property owners, and /or staff. Additional amendments and
revisions that are not not on Table II.A.2. or Figure II.A.3. might be proposed during the
EAR =based amendments or update of the land development regulation.
Table II.A.2. Potential Future Land Use Plan Map and Zoning Map Amendments
12
Potential Future
Potential Zoning May Amendment
Figure
II.A.3.
Land Use Plan Map Amendment
Location
Identifier
1.
Change Mixed Use
Change LO (Low Intensity Office) and
Commercial/Residential to a
NR (Neighborhood Retail) to a new
category that allows for current or
district that allows for current or
existing uses plus mixed -use
existing uses plus mixed -use
sw 62 Ave.
commercial/residential, offices, or
commercial/residential, offices, or
Corridor
townhomes (limited to two stories).
townhomes with buildings limited to
two stories and appropriate rear
setbacks to protect the residential area.
2.
Change Mixed Use
Change NR (Neighborhood Retail) to a
Commercial/Residential to a Mixed
new Mixed Use District that includes
Use category that includes
Commercial/ Office /Residential and
Commercial/ Office/Residential and
Neighborhood Center /Cultural uses;
Neighborhood Center /Cultural uses,
limiting to 2 stories with adequate
limiting to 2 stories with adequate
setbacks to protect the residential
setbacks to protect the residential
areas.
areas.
3.
No change
RS -3 (Single Family Residential)
regulations require larger lots than are
platted. Consider amending to RS -4 to
reduce non - conforming lots.
12
South Miami
All- America Cihl
2001
CITY OF SOUTH MIAMI
To: Honorable Chair & Date: July 14, 2009
Planning Board Members
From: Thomas J. Vageline, Director Re: EAR Based Text Amendments
Planning and Zoning Department Remove Proposed Future Land
Use Category
PB -09 -017
Applicant: City of South Miami
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007 AND FOUND CONSISTANT WITH STATE LAW BY THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ON JANUARY 18, 2008,
IN ORDER TO REMOVE FROM THE FUTURE LAND USE ELEMENT A
PROPOSED NEW FUTURE LAND USE CATEGORY ENTITLED
"NEIGHBORHOOD CENTER / MIXED USE DISTRICT "; PROVIDING- FOR
SEVERABILITY, ORDINANCES IN CONFLICT; AND PROVIDING AN
EFFECTIVE DATE.
SUMMARY OF REQUEST
At the City Commission's April 21, 2009 meeting the Vice Mayor agreed to sponsor a
special ordinance which would allow the EAR Text Based Amendments to be considered
again, voted upon, and forwarded to the Florida Department of Community Affairs. This
renewed effort would be in the form of a draft ordinance which removes from the original
Evaluation and Appraisal Report Based Text Amendment document (adopted in August
2007) any reference to a new proposed future land use category entitled "Neighborhood
Center /Mixed Use District ". No other section of the EAR Based Text amendments are
affected or impacted.
BACKGROUND
The final adoption of Comprehensive Plan Evaluation and Appraisal Report Based -Text
Amendments has been pending since August 23, 2007 when the document was approved
and sent to DCA. The document adopted in 2007 was approved by Florida Department of
Community Affairs (DCA) in January 2008.
2
The approval by DCA contained a directive (ORC Report) that the City must make only
one technical amendment; adopt the EAR Based -Text Amendments by ordinance (two
readings); and then send it back to DCA within 120 days (May, 2008) as required by State
Statute. This has not been completed despite continuing attempts during the past two
years. The specific reason for the delay relates to a proposed amendment which was
adopted by the City Commission as part of the original EAR Based Text Amendments in
August 2007. That amendment created a new Future Land Use Category, entitled
"Neighborhood Center /Mixed Use District ". The new category provided for densities (60
units /acre, 2.0 FAR, 4 story max.) higher than the existing land use category on the
property and all other current Land Use Categories.
During the period April, 2008 —April 2009 the Planning Board and City Commission
conducted several hearings and workshops. The subject of the discussions was whether or
not the new proposed Future Land Use Category "Neighborhood Center /Mixed Use
District" should remain as submitted or should it be reduced in density /height, or
removed totally.
The last attempt to adopt the EAR Based Text Amendments occurred at the City
Commission meeting on April 21, 2009 at which time a vote was taken on the entire EAR
Based -Text Amendments with the new Future Land Use Category removed. The first
reading vote was a 2 -2, however, a 4/5 vote was required thus, the ordinance failed on
first reading. The minutes (excerpt) of that Commission meeting are attached.
NEW PROPOSAL FROM CITY COMMISSION (Exhibit "A ")
A new proposal being introduced by the Vice Mayor and referred to the Planning Board
makes an' adjustment to the ordinance adopted by the City Commission on August 23,
2007. This renewed effort removes from the original Evaluation and Appraisal Report
Based Text Amendment document adopted on August 23, 2007 any reference to a new
proposed future land use category entitled "Neighborhood Center/Mixed Use District ".
No other section of the EAR Based Text amendments would be affected or impacted.
(See Exhibit "A" attached).
The Vice Mayor further advised the City Manager and Planning and Zoning staff that he
felt that an appropriate Future Land Use Category could be re- introduced as a future
Comprehensive Plan amendment during the City's regular amendment cycle. The Vice
Mayor felt that it was imperative that the City take an affirmative action on the current
EAR Amendments so that the City could be in compliance with the Florida Department
of Community Affairs requirements.
The. City Commission approval of this amendment to the ordinance adopted in August
2007, will then change the overall EAR Based Text Amendment ordinance which is
pending and has been considered on several occasions, but not adopted. Both ordinances
will be on the July 21, 2009 agenda of the City Commission for public hearing.
It can be anticipated that if both ordinances are adopted, they will be transmitted to the
Florida Department of Community Affairs (DCA) with an explanation on why there has
3
been a delay and as to why one of the recommendations (creation of a new future land
use category entitled "Neighborhood Center/Mixed Use District ") was being removed.
A positive response from DCA will allow the City to begin processing other needed
Comprehensive Plan Text and Future Land Use Map amendments. It will also allow the
City to consider an appropriate Future Land Use Category for a neighborhood center -
mixed use area which could be re- introduced as a future amendment during the City's
regular Comprehensive Plan amendment cycle.
PLANNING BOARD ACTION
The Planning Board last considered this issue on February 24, 2009 at which time the
Board by a vote of 6 ayes 0 nays recommended keeping the new future land use category
"Neighborhood Center/Mixed Use District" in the EAR Based Text Amendments. (an
excerpt from that Board meeting is attached)
RECOMMENDATION
The Planning Board is being requested to hold a public hearing and provide a
recommendation specifically on the attached draft ordinance including the revision
shown on ``Exhibit "A" which is to remove the proposed new Future Land Use Category
for "Neighborhood Center/Mixed Use District".
Attachments:
Draft Ordinance and Attachment "A: "
City Commission Minutes 4 -21 -09
Planning Board Minutes 2 -24 -09
Copy of Public Notices
TJV /SAY
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the �ami Kerala
Publication Date: 07/12/2009
Ad Number:
836805202
Client Name:
Insertion Number:
836805202
Advertiser: CITY OF SOUTH MIAMI
Size:
3X7.5
Section /Page/Zone: NBRS Gables /GS35 /Dade
Color Type:
BBW;
Description:
This ESheet(R) is provided as conclusive evidence that the ad appeared in The Miami Herald on the date and page indicated. You may not create derivative works, or In any way exploit or repurpose any content.
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