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10-05-04 Item 17soU7, 04 'err • INCORPORATED 1927 \ LORO CITY OF SOUTH MIAMI To: Honorable Mayor, Vice Mayor & Date: October 5, 2004 Commission Members 2 ITEM No. 17 From: Don O'Donniley l� Re: Variance Request Director ofPlannin 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, Inc.(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 61St 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 70t" 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 — October 5, 2004 Page 2 of 3 7001 SW 61 Ave. 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 (See ATTACHNMENT) • 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- MU -5); abutting to the south by a one story building used as asleep 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 1 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 of Intent Letter of Hardship Excerpt from Planning Board Minutes 8 -31 -04 Copy of Public Notices Survey Site Plan MD /DOD /SAY Q' E: \Comm Items \2004 \10- 5- 04 \7W 61 Ave Variance Report.doc 1 2 RESOLUTION NO. 3 4 A RESOLUTION OF THE MAYOR & CITY COMMISSION OF THE CITY OF 5 SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST FOR A VARIANCE 6 FROM SECTION 20 -3.5G OF THE LAND DEVELOPMENT CODE TO ALLOW THE 7 LOT SIZE OF A BUILDING SITE TO BE 5618 SQUARE FEET, WHERE A 8 MINIMUM LOT SIZE OF 10,000 SQUARE FEET IS REQUIRED ON PROPERTY 9 LOCATED AT 7001 SW 61 AVENUE, SOUTH MIAMI, FLORIDA WITHIN THE 10 "MO" MEDIUM- INTENSITY OFFICE ZONING USE DISTRICT; AND PROVIDING 11 FOR AN EFFECTIVE DATE 12 13 14 WHEREAS, Application No. PB -03 -013 was submitted to the Planning Board by the 15 applicant Delax Real Estate Holdings, Inc. ( Dr. William Muinos), said application requesting 16 approval of a variance from Section 20 -3.5G of the Land Development Code to allow the lot size 17 of a building site to be 5618 feet, where a minimum of 10,000 feet is required, on property within 18 an "MO" Medium Intensity Office use district, specifically located at 7001 SW 61 Avenue, South 19 Miami, Florida; and 20 21 WHEREAS, the subject parcel is within the MO Medium Intensity Office zoning district, 22 which permits office buildings; and 23 24 WHEREAS, the applicant wishes to develop the property with a three story building, and; 25 26 27 WHEREAS, the zoning requirements for this zoning district require a minimum parcel 28 size of 10,000 square feet; and, 29 30 31 WHEREAS, in order to develop the property, a variance from Section 20 -3.5G of the 32 Land Development Code to allow construction on a building site of 5618 feet is required; and 33 34 35 WHEREAS, the approval of a variance requires a recommendation from the Planning 36 Board and the approval of the City Commission after a public hearing; and 37 38 39 WHEREAS, on August 31, 2004 the Planning Board, after public hearing, voted 4 ayes 1 40 nay to recommend approval of the variance request; and 41 42 43 WHEREAS, the Mayor and City Commission of the City of South Miami desire to accept 44 the recommendation of the Planning Board. 45 46 47 48 (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. PASSED AND ADOPTED this , day of 12004 ATTEST: APPROVED: CITY CLERK MAYOR Commission Vote: READ AND APPROVED AS TO FORM: Mayor Russell: Vice Mayor Palmer: Commissioner Wiscombe: Commissioner Birts- Cooper: Commissioner Sherar: CITY ATTORNEY E: \Comm Items \2004 \10 -5 -04 \7001 Sw 61 Ave Variance Resolution.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 REQUIREMENT 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 61 st Avenue 6800 6801 6800 6810 6825 6820 5 M � lbq ` 6 V - V V N i- 6912 6240 6230 ° o m ro o '0 6931 941 _ a) LO m (3) 6940 6941 0 7000 CO 7009 7020 S1961, 5949 595 0 0 0 LO LO � LO m 5907 oo co 6845 S jBjEC OPERTY N 6900 4 h 00 h0 663 U 6701 7019 6700 0 N 6711 Q Z 6710 6718 6721 n N 70p0 6720 3 6731 0° o O 4 6730 U) U 6 SW 6800 6801 6800 6810 6825 6820 5 M � lbq ` 6 V - V V N i- 6912 6240 6230 ° o m ro o '0 6931 941 _ a) LO m (3) 6940 6941 0 7000 CO 7009 7020 S1961, 5949 595 0 0 0 LO LO � LO m 5907 oo co 6845 S jBjEC OPERTY N 6900 4 h 00 h0 0 300 600 900 1,200 1,500 Feet 7019 M ° 7040 n 70p0 0 n o LO r O 4 U 0 7109 SW 71 ST ST 0 7051 7090 ,110 Q N iz > 7171 CD ° a Lo 0 (o Lo Z 6201 N �� 6101 Lo U) CO SW 72ND ST 5900 5893 CD 5904 0 A 6110 5 5p 0 5920 rn o 6180 � o°p � � 0 S� 00 u� 00 9P� C-4 G� 0 7230 Lo to tkb Li N n N °M GV 69 O 0° Q 9 O ��� 5 SW 04 O N 0 5940 7311 7340 7311 o O �Oh 7321 `119 s� So rn S9j0 � 5901 �0 n 6040 6022 0 60 741H Sl_ 0 0 0 5950 5901 5875 00 6� 0 300 600 900 1,200 1,500 Feet 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 2004 Application For Public Hearing Before Planning Boar:-d &4C .ty_...Commission Address of Subject Property: `7 Col S 61 AVE Lot(s) 5 Block 4-5 - °Subdiv siom Qoss woop PB 13 -62 — — Meets & Bounds: PLEASE CHECK THE APPROPRIATE ITEM: Applicant: D ALF_x REAL €55TATE rroLd/Nbs /-LC- Phone: 186- 678 -g8-®3 Di. t4,11;AM iV VIN0s —Zoning Map - Amendment _Special Use Representative: ALE TAN RR-o (Zonszir�uEz Organization: Co ,4sTrANo ContSTRu`7• /ou .zNc. Address: 9(>61 SW -I1 AVE- Phone: 669 - /7Y® MIAMI t` t_ 33155 Property Owner: 'k)ALEX QeAL Es'CA$e: f-,Jd1Ngs,LLC • Signature: 91 .INih1i4V1m MUiNOS Mailing Address: moo B;pj bo e-1 Phone: "7 86� 39a -X89 Architect/Engineer :. _UAN Gon/►ez Phone A 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 X Variance X Letter of intent —Zoning Map - Amendment _Special Use Justifications for change e PUD Approval - _Special Exception X 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 L�r-tlUZ.F_ Mo Mjp.BjdV UM LbIT S 1 LE V0_nl '101 000 59-Ft to signed/ reduced copy @ 11" x 17 ") 15 copies of Site Plan and Floor Plans - S,�;®U mr-- . 1 reduced copy @ 11" x 17" _ 20% Property owner signatures Section: %La Subsection: S Page #: 60• Z Amended Date: Mailing labels (3 sets) and map Required Fee(s) The undersig h read this completed a plication and represents that the information and all submitted materials are true and correct tot t the applicant's knowledge and belief. 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 Payment n i -:i July 28, 2004 Mr. Don O' Donniley JUL 2 9 2OL4 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 ejandro 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 July 28, 2004 Mr. Don O' Donniley City of South Miami JELL 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 I. 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 PR- nd -(ll d 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 \10- 5- 04\Excerpt PB Min 7001 SW 61 Ave.doc w wz I11 Q¢ CD � En N O fY SCALE:NTS LOT 5 AND N. 6' OF LOT 4 BLK, 3 'ROSS WOOD' (P,B. 13, PG. 62) (SW 70 ST.) COWLING STREET 5 6 7 8 O 9 10 4 � 3 15 14 13 12 11 2 1 KATHERINE STREET PAGE 1 OF 2 NOT VALID WITHOUT PAGE 2 O 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 NOTES: i -) IF SHOWN, BEARINGS AND ANGLES ARE REFERED TO SAID PLAT IN LEGAL DESCRIPTION. 2 -) THE RELATIVE CLOSURE IN THE FIELD MEASURED BOUNDARY IS BETTER THAN: 1 FOOT IN 7,500 FEET; LINEAR (SUBURBAN). 3 -) A TITLE REPORT WAS NOT PROVIDED FOR THIS SURVEY. THEREFORE, THERE MAY BE RESTRICTIONS ON THIS PARCEL THAT ARE NOT SHOWN THAT MAY BE FOUND IN THE PUBLIC RECORDS OF MIAMI -DADE COUNTY, FLORIDA NO EXPRESSED OR IMPLIED DETERMINATION OF TITLE OR OWNERSHIP TO THE LAND DESCRIBED IS MADE. 4 -) THERE MAY BE UNDERGROUND UTILITY LOCATIONS AND. SUBSURFACE FEATURES WITHIN THE PARCEL THAT ARE NOT SHOWN. THERE IS NO VISIBLE SURFACE OR OVERHEAD ENCROACHMENT, OTHER THAN SHOWN ON THIS SURVEY. 5 -) IT IS A VIOLATION OF RULE 611377 -6 OF THE FLORIDA ADMINISfRATNE CODE TO ALTER THIS SURVEY DRAWING WITHOUT THE PRIOR WRITTEN CONSENT OF THE SURVEYOR. 6 -) ALL SET IRON PIPES (SAY.) OR SET IRON RODS ARE 16 INCHES IN LENGTH AND 1/2' DIAM.(I.D.) OR N9.4 REMR, RESPECTIVELY, AND HAVE A PLASTIC CAP MARKED; LS. -5665, ELEVATION INFORMATIM BASED ON THE FLOOD INSURANCE RATE MAP OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY DATED OR REVISED ON 3 -2 -94 THE HEREIN DESCRIBED PROPERTY IS SITUATED WITHIN ZONE X BASE FLOOD ELEVATION N A COMMUNITY 120653 PANEL NUMBER 0276 SUFFIX J ELEVATIONS(WHEN SHOWN) REFER TO N.G.V.D., 1929 DATUM, CITY BENCHMARK USED SOUTH MIAMI ELEVATIONS 13.31 FEET B.M. LOCATION SW 72 10.2 SOUTH OF SOUTH CURB SW 59 AVER -+29.9 WoESSToOFA WEST CURBB+t' C `n ^C�+ THE CERTIFICATE DOES NOT EXTEND TO ANY UNNAMED PARTY. CABRERA CONSUL"nNG SERVICES Land Planning- Surveying- Mapping CERTIFIED TO, C EMT:r.ATE Na L8 -7102, STATE OF FLORIDA DALEX REAL ESTATE HOLDINGS LLC 10412 SW 23 TERR. _ MIAMI, FLORIDA 33165 PHONE:(305) 207 -350 THE LIABILITY OF THIS SURVEY IS LIMITED TO THE COST OF THE ��� SURVEY. THE SURVEY DEPICTED HERE IS NOT COVERED BY Br: PROFESSIONAL LIABILITY INSURANCE. RAF L R. CABRERA, P.S.M. SURVEY DATE:7- 11 -2004 CERTIFICATE No.LS. -5665 STATE OF FLORIDA REVISED DESCRIPTION 'NOT VALID WITHOUT THE SIGNATURE, DATE AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER.' ONE STORY BUILDING o # 7001 A F.FL.EL. 14.00 Rc I RAFAEL R. CABRERA, P.S.M. PAGE 2 OF 2 J - D/B /A CABRERA CONSULTM SERVICES NOT WnH PAGE 7 2 CERTIFICATE No.I-S. -5665; L.B. 7102 o rn - __R A -04078 . JOB No. STATE OF FLORIDA c \ F¢- 10412 SW 23 TERR. J - MIAMI, FLORIDA 7-35 33165 B(al • m� nDAny PHONE:(305) 207 -3501 111FC11J I`I�,..il�l JIIL\\VII JI11.11/1 �y�-�• -,�vEy CL` \JJ � 11 IL1�11 SCALE: V = 20' d 'T 4 S.W. �C, S.W. 618t AVE. tit (50' TOTAL R /W) v 45 a 24' ASPHALT PAVEMENT c b 2' CONC, CURB 0 & GUTTER C'4 N �O Fn ..P. BLOCK 3 tiZ 0112" 6' SIDEWALK (NO I.D.) 53.50'(R &M) 20.00' (9 10' 10' 10' 10' 3 Fnd. P.P. Sj . ZO` 011 p 4' AS HALT 2 - (NO I D ) N rM� PAR ING N b O O N ti N 9,50' C.S. WALL in 6. 0 41.30' ONE STORY BUILDING o # 7001 A F.FL.EL. 14.00 Rc I 13 - 13' ✓ cn r�u o rn w X w a c \ F¢- J O o d 'T 4 0 v 45 a c i �D 13' 13 - 13' ✓ cn r�u Ln rn 'T 4 4' ASPHAL \ EM I DE4 I PARKING R? C.14 BLOCK 3 �.y PO o CCZ7 p --i. -ii ZI \ LOT 5 C Aw bo 0.3' oI titi BLOCK 3 Fnd, I.P. (NO I.D) 0.00' Fnd.I.P. 53.50 (R&M) C.B.S. P.P 01/2" WALL (NO I.D.) r� n o TFOUR STORY LOT 6 BUILDING BLOCK 3 LEGEND AND ABBREVIATIONS D &M _DRNNAGE & MAINTENANCE P.I. _ POINT OF INTERSECTION - A _ CENTRAL ANGLE _ ELEVAT10N S.I.R. a SET IRON ROD P.R.0 - POINT OF REVERSE CURVE //- FENCE DRWY. - DRIVEWAY. P.O.C. - POINT' OF COMMEN- CEMENT P.C. - POINT OF CURVATURE --X- :IRON -CHAIN UNK FENCE U.P. _ UTILITY POLE F.N. FOUND NAIL F.N.D. _ FOUND ML/DISK ® -C.BS. WALL B.O.B. ". _BASIS OF BEARINGS P.T. - POINT OF TANGENCY P.C.C. a POINT OF COMPOUND CURVE B/C -BLOCK CORNER A/C _ AIR CONDRIONING. PAD EN.C. _ ENCROACHMENT M/L - MONUMENT UNE R - RADIUS A - ARC DISTANCE F.H. - FIRE HYDRANT N.G.V.D. - NATIONAL GEODETIC VERTICAL DATUM RAD. - RADIAL BLDG. _ BUILDING F.I.P. - FOUND IRON PIPE O.E. - OVERHEAD ELECTRIC LINE RES. - RESIDENCE C.B. - CATCH BASIN EI.R. - FOUND REBAR P.B. a PLAT BOOK R/W - RIGHT OF WAY C.B.S. - CONCRETE BLOCK STRUCTURE I.F.E. _ LOWEST FLOOR ELEVATION P.C.P. - PERMANENT CONTROL POINT SEC. - SECTION DH. - CHORD DISTANCE I.P. - LIGHT POLE P.G. - PAGE S.I.P. - SET IRON PIPE CL - CLEAR (M) - MEASURED P.O.B. - POINT OF BEGINNING STY - STORY CA - CENTER UNE (R) _ RECORD P/L + PROPERTY UNE SWK - SIDEWALK CONC. - CONCRETE (R & M) - RECORD & MEASURED. N.T.S. - _ NOT TO SCALE UE - UTIUTY EASEMENT. RAFAEL R. CABRERA, P.S.M. NOT PACE IT z VAAD WITHOUT PAGE iDF 2 D /B /A CABRERA CONSULTING BaWM8 JOB NO. _ RA -04078 CERTIFICATE No.LS. -5665; LB. 7102 STATE OF FLORIDA 10412 SW 23 TERR. MIAMI, FLORIDA 33165 PHON E:(305) 207-3601 lB®�� y suavvEY - SCALE: 1' = 20' �Ol S.W. 61st AVE. 2� (50' TOTAL R /W) ~ 24' ASPHALT PAVEMENT 2' CONC, CURB o s0- & GUTTER ui N TOE N 6 6'. CONC, SIDEWALK 0112" (NO I.D.) . 53.50'(R &M) ONE STORY D z CA 10' 10' 10' 10' 3 Fnd. P.P. S �Ao. o 01 ro # 7001 A 4' AS HALT Z2o (NO ru > or �M� PAR ING � oN n' I CL 0 N �T 0 9,50' C.B.S, _ b , in 6. 0 % W ALL o in - ONE STORY D z CA o BUILDING ro # 7001 A CZ F.FL.EL. 14.00 > I CL 0 �T _ b o uT N v (n 41.30' 4. 5 N (j) m ( }r j 13' ro c-) �D 13' 13' ✓ ' I ` T N q.4 4' ASPHAL REMAINDER J, PARKING N OF LOT 4 CO I BLOCK 3 �5 7- I c \ ''c -+ Q o Z I� 0.3' LOT 5 BLOCK 3 Fnd I.P .'\ ti � � I h2 o nvz- tiff (NO I.D) 0.00' Fnd. I.P. 53.50'(R 8,M) C.B.S, P.P 01/2'. o o WALL t°q (NO I.D.) r? o `FOUR STORY LOT 6 BUILDING BLOCK 3 LEGEND AND ABBREVIATIONS D&M - DRAINAGE & MAINTENANCE P.I. - POINT OF INTERSECTION A - CENTRAL ANGLE j- ELEVATION S.I.R. - SEr IRON ROD P.R.0 - POINT OF REVERSE CURVE //- -K- - IRON FENCE -CHAIN LINK FENCE DRAY. - DRIVEWAY P.O.C. - POINT OF COMMEN- CEMENT P.C. - POINT OF CURVATURE - FOUND NAIL/DISK - P� -C.BS. WALL . U.P. - UTILITY POLE F.N. - FOUND NAIL P.T. - POINT OF TANGENCY F.N.D. P.C.C. - POINT OF COMPOUND CURVE B/C -BLOCK CORNER B.O.B. '•. A/C - BASIS OF BEARINGS - - AIR CONDITIONING PAD E.N.C. - ENCROACHMENT M/L - MONUMENT ONE R RAD. - RADIUS - RADIAL A ARC DISTANCE F.H. - FIRE HYDRANT N.G.V.D. - NATIONAL GFDDETIC VERTICAL DATUM RES. - RESIDENCE BLDG. - BUILDING F.I.P. - FOUND IRON PIPE O.E. - OVERHEAD ELECTRIC LINE R M' RIGHT OF WAY C.B. -CATCH BASIN F.I.R. -FOUND REBAR CONCRETE BLOCK STRUCTURE LF.E. - LOWEST FLOOR ELEVATION P.B. - PLAT BOOK P.C.P. - PERMANENT CONTROL POINT SEC. - SECTION C.B.S. CH. - - CHORD DISTANCE I.P. - LIGHT POLE P.G. - PAGE ' S.I.P. TSTORY STY - SET IRON PIPE - CL - CLEAR (M) - MEASURED P.D.B. - POINT OF BEGINNING PA - PROPERTY ONE SWK - SIDEWALK C/L - CENTER LINE (R). - RECORD (R R M - RECORD k MEASURED N.T.S. - NOT TO SCALE UE - UTILITY EASEMENT CONC. - CONCRETE LOCATHON SKETCH W —=I LLj Z �w yco O O LOT 5 AND N.6' OF LOT 4 BLK, 3 'ROSS WOOD' (P,B, 13, PG, 62) (SW 70 ST.) CDOWLING STREET 5 6 7 8 O 9 10 4 3 15 14 13 12 11 2 1 KATHERINE STREET JOB No. _ RA- 04076 CLIENT: DALEX REAL ESTATE HOLDINGS LLC PAGE 1 OF 2 NOT VAUD WITHOUT PAGE 2 OF 2 JUL 2 9 2004 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.' SURVEYOR'S NOTES: 1 —) IF SHOWN, BEARINGS AND ANGLES ARE REFERED TO SAID PLAT IN LEGAL DESCRIPTION. 2 —) THE RELATIVE CLOSURE IN THE FIELD MEASURED BOUNDARY IS BERIIt THAN: 1 FOOT IN 7,500 FEET; LINEAR (SUBURBAN). 3 —) A TITLE REPORT WAS NOT PROVIDED FOR THIS SURVEY. THEREFORE, THERE MAY BE RESTRICTIONS ON THIS PARCEL THAT ARE NOT SHOWN THAT MAY BE FOUND IN THE PUBLIC RECORDS OF MIAMI —DARE COUNTY, FLORIDA. NO EXPRESSED OR IMPLIED DETERMINATION OF TITLE OR OWNERSHIP TO THE LAND DESCRIBED IS MADE 4 —) THERE MAY BE UNDERGROUND UTILITY LOCATIONS AND SUBSURFACE FEATURES WITHIN THE PARCEL THAT ARE NOT SHOWN. THERE IS NO VISIBLE SURFACE OR OVERHEAD ENCROACHMENT, OTHER THAN SHOWN ON THIS SURVEY. 5 —) IT IS A VIOLATION OF RULE 61G17 -6 OF THE FLORIDA ADMINISTRATIVE CODE TO ALTER THIS SURVEY DRAWING WITHOUT THE PRIOR WRITTEN CONSENT OF THE SURVEYOR. 6 —) ALL SET IRON PIPES (S.I.P.) OR SET IRON RODS ARE 15 INCHES IN LENGTH AND 1/2' DIAM.(I.D.) OR NoA REBAR, RESPECTIVELY, AND HAVE A PLASTIC CAP MARKED: LS. -5665. ELEVATION INFORMATK)N BASED ON THE FLOOD INSURANCE RATE MAP OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY DATED OR REVISED ON 3 -2 -94 THE HEREIN DESCRIBED PROPERTY IS SITUATED WITHIN ZONE X BASE FLOOD ELEVATION N/A COMMUNITY 120653 PANEL NUMBER 0276 SUFFIX J ELEVATIONS(WHEN SHOWN) REFER TO N.G.V.D., 1929 DATUM, CITY BENCHMARK USED SOUTH MIAMI ELEVATIONS 13.31 FEET B.M. LOCATION SW 72 ST. -10.2 SOUTH OF SOUTH CURB SW 59 AVE -29.9 WEST OF WEST CURB THE CERTIFICATE DOES NOT EXTEND TO ANY UNNAMED PARTY. C+ABRERA CONSULTING SERVICES CERT'FIED Ta Land Planning- Surveying - Mapping DALEX REAL ESTATE HOLDINGS LLC C6iITRCATE Na LB. -7102 STATE of FLOWA — 10412 SIN 23 TERR. _ MIAMI, FLORIDA 33165 PHONE:(305) 207 -350 THE LIABILITY OF THIS SURVEY IS LIMITED TO THE COST OF THE f SURVEY. THE SURVEY DEPICTED HERE IS NOT COVERED BY BY: PROFESSIONAL LIABILITY INSURANCE. RAF L R. CABRERA, P.S.M. SURVEY DATE:7 -11 -2004 CERTIFICATE No.LS. -5665 REVISED DESCRIPTION STATE OF FLORIDA "NOT VAUD WITHOUT THE SIGNATURE, LATE AND THE ORIGINAL RAISED SEAL OF A. FLORIDA LICENSED SURVEYOR AND MAPPER.' 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 in.Miami-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 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 anewspaper 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 adverti ment for ublication in the said newspaper. Sworn to and subscribed before me this 24 day of SEPTEMBER A. U. 2004 (SEAL) O.V. FERBEYRE personally known to me -00 Cheryl H Marmer Y'% My Commission DD338559 %Jwd� Expires July 18, 2008 RAFAEL R. CABRERA, P.S.M. NOT PACE IT 2 VALID WITHOUT PAGE 1 OF 2 D /B /A CAMERA COMMTING SERVICES RA -04078 CERTIFICATE No.L.S. -5665; L.B. 7102 JOB No. _� STATE OF FLORIDA 10412 SW 23 TERR. MIAMI, FLORIDA 33165 PHONE:(305) 207 -3501 SCALD V = 20' S.W. 61st AVE. tit (50' TOTAL R /W) tit _rte 24' ASPHALT PAVEMENT 0 2' CI]NC, ,,CURB .o 0 &GUTTER o N (O01 N X Fn P. 01/2" 6' C ❑NC, SIDEWALK (NO I.D.) 53.50'(R &M) 20.00' 10' 10, 10' 10' 3 Fnd. 8 �L PIP. Sego. 4' AS . HALT rZ`�'o ( 01. 1 D ) C) q r+ PAR UNG Ln ri O [V _ql 9,50' G O B,S, in 6. 0 WALL 41,30' ° ONE STORY v z ° BUILDING .A. z w 3 N # 7001 ul° O w 4. o > J ,FL,EL. 14.00 - IQ- Q o � I Q° -I ~ O a- u CJI Q 41.30' 4_5 (u co n I N n �0 13' 13' 13' ci rj o Ln �� `.� 4 4' A$PHAL REMAINDER ` PARKING R? OF LOT 4 I C❑INC, , o RO C-) cl BLOCK 3 I �2 C z \ T*I C �o LOT 5 w Z BLOCK 3 I.P.' I Z -0.3 -I ° ~ Fnd. ti of TI 01/2" \ tip' (NO I.D) 0.00' ---------- Fnd. I.P. 53.50'(R &M) C.B.S. PIP 01/2" o 'v WALL r7 ( NO LD. ) p r FOUR STORYT LOT 6 BUILDING BLOCK 3 LEGEND AND ABBREVIATIONS D&M - DRAINAGE do MAINTENANCE P.I. m POINT OF INTERSECTION A m CENTRAL ANGLE ELEVATION S.I.R. a SET IRON ROD P.R.0 - POINT OF REVERSE CURVE //— a IRON FENCE DRWY. DRIVEWAY P.O.C. POINT OF COMMEN- CEMENT P.C. .. POINT OF CURVATURE -K— -CHAIN UNK FENCE U.P. UTILITY POLE F.N. FOUND NAIL F.N.D. d FOUND NAIL/DISK ® - C.B.S. WALL B.O.B. '' BASIS OF BEARINGS P.T. POINT OF TANGENCY P.C.C. - POINT OF COMPOUND CURVE B/C BLOCK CORNER A/C s AIR CONDITIONING PAD E.N.C. ENCROACHMENT M/L - MONUMENT UNE R v RADIUS A ARC DISTANCE F.H. FIRE HYDRANT N.G.V.D. Q NATIONAL. GEODETIC VERTICAL DATUM RAD. - RADIAL BLDG. BUILDING F.I.P. FOUND IRON PIPE O.E. - OVERHEAD ELECTRIC UNE RES. - RESIDENCE C.B. CATCH BASIN F.I.R. a FOUND REBAR P.B. a PLAT BOOK R/W - RIGHT OF WAY C.B.S. - CONCRETE BLOCK STRUCTURE I.F.E. LOWEST FLOOR ELEVATION P.C.P. - PERMANENT CONTROL POINT SEC. - SECTION CH. - CHORD DISTANCE I.P. UGHT POLE P.G. - PAGE S.I.P. a SET IRON PIPE CL CLEAR (M) MEASURED - P.O.B. ® POINT OF BEGINNING STY - STORY C/L a CENTER UNE (R) RECORD P/L a PROPERTY UNE SWK - SIDEWALK CONC. a CONCRETE (R k Ml Q RECORD h MEASURED N_LS_ a NOT TO SCALF UF. : UTILfTY FASFMFNT L(��('��I -I(A)N �►ht- :�l -�'I1 w wz �w ¢Q �U) G7 �O o! SCALE: NTS LOT 5 AND N. 6' OF LOT 4 BLK. 3 'ROSS WOOD' (P.B. 13, PG. 62) (SW 70 ST.) DOWLING STREET 5 6 7 8 O 9 10 4 � 3 15 14 13 12 11 2 1 KATHERINE STREET PAGE 1 OF 2 NOT VALID WITHOUT PAGE 2 OF 2 JUL 2.0 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 --I!-- !__ 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. SURVEYOR'S NOTES: 1 -) IF SHOWN, BEARINGS AND ANGLES ARE REFERED TO SAID PLAT IN LEGAL DESCRIPTION. 2 -) THE RELATIVE CLOSURE IN THE FIELD MEASURED BOUNDARY IS BETTER THAN: 1 FOOT IN 7,500 FEET; LINEAR (SUBURBAN). 3 -) A TITLE REPORT WAS NOT PROVIDED FOR THIS SURVEY. THEREFORE, THERE MAY BE RESTRICTIONS ON THIS PARCEL THAT ARE NOT SHOWN THAT MAY BE FOUND IN THE PUBLIC RECORDS OF MIAMI -DADE COUNTY, FLORIDA. NO EXPRESSED OR IMPLIED DETERMINATION OF TITLE OR OWNERSHIP TO THE LAND DESCRIBED IS MADE. 4 -) THERE MAY BE UNDERGROUND UTILRY LOCATIONS AND SUBSURFACE FEATURES WITHIN THE PARCEL THAT ARE NOT SHOWN. THERE IS NO VISIBLE SURFACE OR OVERHEAD ENCROACHMENT, OTHER THAN SHOWN ON THIS SURVEY. 5 -) IT IS A VIOLATION OF RULE 61G17 -6 OF THE FLORIDA ADMINISTRATIVE CODE TO ALTER THIS SURVEY DRAWING WITHOUT THE PRIOR WRITTEN CONSENT OF THE SURVEYOR. 6 -) ALL SET IRON PIPES (S.I.P.) OR SEi IRON RODS ARE 18 INCHES IN LENGTH AND 1/2" DIAM.(I.D.) OR No.4 REBAR, RESPECTIVELY, AND HAVE A PLASTIC CAP MARKED: LS. -5665. ELEVATION INFORMATION BASED ON THE FLOOD INSURANCE RATE MAP OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY DATED OR REVISED ON 3 -2 -94 THE HEREIN DESCRIBED PROPERTY IS SITUATED WITHIN ZONE X BASE FLOOD ELEVATION N/A COMMUNITY 120653 PANEL NUMBER 0276 SUFFIX J ELEVATIONS(WHEN SHOWN) REFER TO N.G.V.D., 1929 DATUM, CITY BENCHMARK USED SOUTH MIAMI ELEVATIONS 13.31 FEET B.M. LOCATION SW 72 ST. -10.2' SOUTH OF SOUTH CURB SW 59 AVE. -29.9 WEST OF WEST CURB THE CERTIFICATE DOES NOT EXTEND TO ANY UNNAMED PARTY. CABRERA CONSULTING SERVICES � b Ta Land Planning - Surveying - Mapping RT CERTSCATE Na L E 71OZ STATE OF FLOFIDA DALEX REAL ESTATE HOLDINGS LLC 10412 SW 23 TERR. MIAMI, FLORIDA 33165 OPHONE-(305) 207 -350 THE LIABILITY OF THIS SURVEY IS LIMITED TO THE COST OF THESURVEY. THE SURVEY DEPICTED HERE IS NOT COVERED BY BY: PROFEESSIONAL LIABILITY INSURANCE. RAF RERA, P.S.M. SURVEY DATE: 7-11 -2004 CERTIFICATE NO.L.S. -5665 STATE OF FLORIDA REVISED DESCRIPTION "NOT VALID WITHOUT THE SIGNATURE, DATE AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER.'