2014-28754 Reso RESOLUTION NO. 2014-28754
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, APPROVING, ON SECOND AND FINAL
READING OF THIS RESOLUTION AND FOLLOWING A DULY
NOTICED PUBLIC HEARING, THE VACATION AND ABANDONMENT
OF THAT PORTION OF 87TH TERRACE EAST OF COLLINS AVENUE,
CONSISTING OF A 50 FOOT RIGHT-OF-WAY (ROW) CONTAINING
APPROXIMATELY 18,042 SQUARE FEET IN TOTAL LOT AREA, AS
SHOWN ON THE PLAT OF ALTOS DEL MAR SUBDIVISION NO. 21
RECORDED IN PLAT BOOK 4, PAGE 162 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, IN FAVOR OF 8701 COLLINS
DEVELOPMENT, LLC (THE "APPLICANT"); WITH SUCH VACATION
SUBJECT TO AND CONTINGENT UPON THE CITY'S APPROVAL,
AND THE CITY AND APPLICANT'S EXECUTION, OF A
DEVELOPMENT AGREEMENT WHICH, AMONG OTHER TERMS AND
CONDITIONS (1) GRANTS TO THE CITY A PERPETUAL
PEDESTRIAN ACCESS EASEMENT ACROSS A PORTION OF THE
VACATED CITY ROW, AND (2) ENSURES APPLICANT'S PAYMENT
OF A VOLUNTARY MONETARY CONTRIBUTION, IN THE AMOUNT OF
$10.5 MILLION DOLLARS, TO BE USED BY THE CITY FOR PUBLIC
PURPOSES; AND WITH SUCH VACATION FURTHER SUBJECT TO
AND CONTINGENT UPON APPLICANT'S SATISFACTION OF THE
CONDITIONS SET FORTH IN THIS RESOLUTION.
WHEREAS, the City of Miami Beach holds a right-of-way dedication to a 50 foot
wide road, running from Collins Avenue, east 360 feet to Tract "A", currently known as
87th Terrace (hereinafter "City Right-of-Way"); and
WHEREAS, the legal description of the City Right-of-Way is as follows:
That portion of 87th Terrace (Nasturtium Street per Plat) as shown on the
Plat of ALTOS DEL MAR SUBDIVISION NUMBER 2, according to the plat
thereof, as recorded in Plat Book 4 at Page 162 of the Public Records of
Miami-Dade County, Florida, being more particularly described as follows:
Begin at the Southeast corner of said 87th Terrace, said Southeast corner
also being the Southwest corner of Tract "A" as shown on said Plat Book 4
at Page 162; thence South 86°54'22" West along the South Right-of-Way
line of said 87th Terrace (Nasturtium Street) for 360.48 feet to the
Northwest corner of Lot 1, Block 10 of said Plat Book 4 at Page 162;
thence North 04 031'52" West along the East Right-of-Way line of Collins
Avenue, also known as State Road No. A-1-A and the Northerly extension
of the West line of said Block 10 for 25.76 feet to a point of curvature;
thence Northerly along a 328.27 foot radius curve, leading to the right,
through a central angle of 04 014'00" for an arc distance of 24.25 feet;
thence North 86 054'22" East along the North Right-of-Way line of said 87th
Terrace (Nasturtium Street) also being the South line and Westerly
extension thereof of Block 4 of SECOND AMENDED PLAT OF
NORMANDY BEACH, according to the plat thereof, as recorded in Plat
Book 16 at Page 44 of said Public Records of Miami-Dade County,
Florida, for 360.84 feet to the Northwest corner of said Tract "A"; thence
South 03 005'38" East along the West line of said Tract "A" for 50.00 feet to
the Point of Beginning.
The above described parcel of land lying and being in the City of Miami
Beach, County of Miami-Dade, State of Florida; and
WHEREAS, 8701 Collins Development, LLC (hereinafter "Applicant") owns the
Dezerland Hotel, located at 8701 Collins Avenue (hereinafter the "Property"), which is
located to the south of and adjacent to the City Right-of-Way; and
WHEREAS, Applicant intends to redevelop the Property, together with the
parking lot located on the north half of the Property and portions of the City Right-of-
Way, into a hotel, condo-hotel, and/or residential condominium (hereinafter the
"Project); and
WHEREAS, in contemplation of this Project, the Applicant will be seeking to
enter into a Florida Statute Chapter 163 development agreement ("Development
Agreement") with the City. to memorialize the terms and conditions of the Project,
including the vacation of the City Right-of-Way, and any other conditions imposed by
the City Commission; and
WHEREAS, as a preliminary step in effectuating the Development Agreement,
Applicant has requested that the City approve the vacation of the City Right-of-Way and
has submitted its vacation application to the City's Public Works Department; and
WHEREAS, the Administration recommends approval of the vacation and
abandonment ("vacation") of the City Right-of-Way, subject to and conditioned upon the
following conditions:
a. the Applicant has offered a voluntary public contribution (hereinafter the
"Voluntary Contribution") of $10.5 Million to the City in connection with the
vacation of the City Parcel. All funds shall be allocated to public projects
in North Beach, as shall be determined by the City Commission, in its sole
and reasonable discretion.
b. the Applicant will make the first payment, in the amount of $1,000,000,
within ten (10) business days following the City Commission's (i) approval
of the City Resolution authorizing the vacation of the City Parcel (the
"Vacation Resolution") and (ii) final approval of the Development
Agreement. This payment will be non-refundable.
C. the Applicant will apply for a full building permit for the Project, using
commercially reasonable efforts, no later than February 19, 2016.
d. the Applicant will pay the City $4.5 million on the earlier of: (i) within ten
(10) business days of the issuance of a full building permit for the Project,
or (ii) November 19, 2016. The actual vacation of the City Parcel shall be
effective as of the date the Applicant makes the $4.5 million payment. The
$4.5 million payment shall be non-refundable.
e. the Applicant will pay the remaining $5 million in four (4) equal payments
of $1.25 million every six (6) months starting on the earlier of: (i) six (6)
months after the City's issuance of the full building permit for the Project,
or (ii) May 19, 2017; provided, however, that the entire amount remaining
to be paid shall be paid ten (10) days prior to the issuance of a temporary
certificate of occupancy (TCO) or certificate of occupancy (CO), whichever
comes first, for the Project. The City may condition and withhold the
issuance of the TCO or CO for the Project upon full and final payment of
the remaining balance of the Voluntary Contribution. The $5 million
payment shall also be non-refundable.
f. the Applicant shall develop and construct the Project consistent with the
RM-2 zoning regulations and the terms of the Development Agreement;
g. no later than ten business days following the City Commission's final
approval of the Development Agreement, Applicant shall transfer to the
City a perpetual public pedestrian access easement over a portion of the
City Parcel, subject to the review and approval of City staff, not to be
unreasonably withheld, in order to provide beach access to the public (the
"City Easement");
h. the City Easement shall be improved as part of the Project and shall be
open to the public and no later than the date a TCO or CO (whichever
comes first) is issued for the Project. Applicant shall be solely responsible
for all costs and work associated with the improvement (including, without
limitation, the planning, permitting or construction) of the vacated City
Right-of-Way, as part of the Project including, but not limited to
resurfacing, drainage, landscaping, hardscaping, sidewalks, irrigation,
signage, beach access signage, lighting, design and construction of the
City Easement;
i. the Applicant shall be responsible for the safety, security and maintenance
of the City Easement;
j. the Applicant will enter into a Management Agreement for the 87th Street
City right-of-way, allowing Applicant to develop, maintain, pave, drain,
light, landscape and install street furniture along this right-of-way in order
to open the road to pedestrian traffic.
k. Applicant may seek from the City development approvals and an
easement agreement with the City in order to install balconies over the
City's 87th Street right-of-way;
I. Applicant will be responsible for submitting and obtaining any and all final,
non-appealable development approvals for the Project (i.e. Design Review
Board, Planning Board, Board of Adjustment. Applicant agrees and
acknowledges that any such development approvals are subject to, and
conditioned upon, approval by applicable development boards, in their
sole and reasonable discretion;
m. Except as to involuntary transfers (as shall be defined in the Development
Agreement and which will include, without limitation, foreclosure transfers
and transfers in lieu of foreclosure), Applicant shall not be entitled to
assign or transfer its rights under the Development Agreement until after
the earlier of (i) issuance of a Certificate of Occupancy ("CO") for the
Project, or (ii) the payment of all of the Voluntary Contribution. Any such
transferee shall assume all remaining obligations of Applicant under the
Development Agreement including, without limitation, (i) Applicant's
obligation to grant and improve the City Easement and (ii) to improve the
87th Street right-of-way; provided, however, that as to subsection (ii) the
City may, at its sole discretion, elect not to proceed with, or terminate (as
the case may be) the Management Agreement for the 87th Street right-of-
way. The provisions of Subsection n, below, will not apply to this
Subsection.
n. Except as to Applicant's obli ation to make the Voluntary Contribution
P 9 rY
payments in accordance with Section III, above, time periods will be tolled
due to force majeure (strikes, lockouts, acts of God, and other causes
beyond the control of either party); appeals or other judicial or
administrative challenges to project approvals; and delays in obtaining
permits from other governmental agencies. Notwithstanding the
foregoing, in the event that, a third party (unrelated or unaffiliated with the
City or Applicant) institutes a legal proceeding in a court of competent
jurisdiction (the "Law Suit") challenging the validity of the Vacation
Resolution or the Development Agreement, then Applicant shall not be
required to make further Voluntary Contribution payments (under
conditions (d) or (3), above), and the City shall not be required to
effectuate the vacation of the City Parcel, until thirty (30) days after the
lawsuit has been completed and finally disposed of; and provided further
that if the Law Suit is still pending for more than eighteen (18) months
after the approval of the Development Agreement, then (i) the City, at its
option, may elect to rescind the Vacation Resolution and terminate the
Development Agreement, without cause; (ii) no further payment of the
Voluntary Contribution shall be due and City shall return to Applicant any
Voluntary Contribution payment received after the initial one (1) Million
dollar payment required under condition (b) above; (iii) the vacation of the
City Parcel shall not be effectuated; and (iv) the City and Applicant shall
have no further obligation and/or liability to each other.
o. Notwithstanding the foregoing, Applicant shall defend, indemnify, and hold
the City harmless should any Law Suit be filed.
p. Applicant agrees to reimburse the City for any attorney's fees incurred by
the City for outside counsel's review and negotiation of the Development
Agreement, and related agreements, not to exceed reasonable amounts,
as mutually agreed upon by the Parties (which counsel shall be selected
and approved by the City Attorney).
WHEREAS, the vacation of the City Right-of-Way serves a public purpose, in
that, it would provide enhanced pedestrian access ways to the public beach; would
increase property taxes; possibly renovate and beautify the northern end of North Shore
Open Space Park; serve as a catalyst to revitalize the North Beach area; and increase
jobs as a result of the development and construction of the Project; and
WHEREAS, the City advertised and held a public hearing as required by all
applicable laws and code provisions.
NOW THEREFORE BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, to approve, on second
and final reading of this Resolution and following a duly noticed public hearing, the
vacation and abandonment of the City's interest in the City Right-of-Way, in favor of
Applicant; with such vacation subject to and contingent upon the City's approval, and
the City and Applicant's execution, of a Development Agreement with the City which,
among other terms and conditions (1) grants to the City of a perpetual pedestrian
access easement across a portion of the vacated City ROW, and (2) ensures
Applicant's payment of a Voluntary Monetary Contribution, in the amount of $10.5
million dollars, to be used by the City for public purposes as the City may deem in the
best interest of its residents and visitors; and with such vacation further subject to and
contingent upon Applicant's satisfaction of conditions (b),(c),and (d) set forth in this
resolution.
PASSED and ADOPTED this day of September, 2014.
ATTEST:
/4:Z:�? // IP L �VI d, OR
• •�i'` 7
RAFAEL E. GRANADO, CITY CL
INCO.Rr.., ORATED i`
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APPROVED AS TO
FORM&LANGUAGE
&FOR EXECUTION
City Attorney at
MIAMI BEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139,
www.miamibeachfi.gov
COMMISSION MEMORANDUM
TO: Mayor Philip Levine and Membe of th City Commission
-COND READING
FROM: Jimmy L. Morales, City Manag BLIC HEARING
Raul Aguila, City Attorne
DATE: September 17, 2014
SUBJECT: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, APPROVING, ON SECOND AND FINAL
READING OF THIS RESOLUTION AND FOLLOWING A DULY
NOTICED PUBLIC HEARING, THE VACATION AND ABANDONMENT
OF THAT PORTION OF 87TH TERRACE EAST OF COLLINS AVENUE,
CONSISTING OF A 50 FOOT RIGHT-OF-WAY (ROW) CONTAINING
APPROXIMATELY 18,042 SQUARE FEET IN TOTAL LOT AREA, AS
SHOWN ON THE PLAT OF ALTOS DEL MAR SUBDIVISION NO. 29
RECORDED IN PLAT BOOK 4, PAGE 162 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, IN FAVOR OF 8701 COLLINS
DEVELOPMENT, LLC (THE "APPLICANT"); WITH SUCH VACATION
SUBJECT TO AND CONTINGENT UPON THE CITY'S APPROVAL,
AND THE CITY AND APPLICANT'S EXECUTION, OF A
DEVELOPMENT AGREEMENT WHICH, AMONG OTHER TERMS AND
CONDITIONS (1) GRANTS TO THE CITY A PERPETUAL
PEDESTRIAN ACCESS EASEMENT ACROSS A PORTION OF THE
VACATED CITY ROW, AND (2) ENSURES APPLICANT'S PAYMENT
OF A VOLUNTARY MONETARY CONTRIBUTION, IN THE AMOUNT OF
$10.5 MILLION DOLLARS, TO BE USED BY THE CITY FOR PUBLIC
PURPOSES; AND WITH SUCH VACATION FURTHER SUBJECT TO
AND CONTINGENT UPON APPLICANT'S SATISFACTION OF THE
CONDITIONS SET FORTH IN THIS RESOLUTION.
The City of Miami Beach holds a right-of-way dedication to a 50 foot wide road,
running from Collins Avenue, east 360 feet to Tract "A", as set forth in the sketch
attached as Exhibit "A" to the resolution (hereinafter "City Right-of-Way"). The City
Right-of-Way, known as 87th Terrace, originated when the Plat of Altos Del Mar
Subdivision Number 2 was platted in 1920 (Exhibit A). 8701 Collins Avenue, LLC,
(hereinafter "Applicant") owns the property to the South of and adjacent to the City's
Agenda Item 7
Date
Vacation of 8711 Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 2 of 10
Right-of-Way. The Applicant's property, the Biltmore Terrace Hotel, formerly known as
the "Dezerland" Hotel, is located at 8701 Collins Avenue (hereinafter the "Property").
The Applicant intends to redevelop the Property, together with the parking lot located on
the north half of the Property, and portions of the City Right-of-Way into a hotel, condo
hotel and residential condominium (hereinafter the "Project).
The Project was approved by the Design Review Board ("DRB") on May 6, 2014
(DRB File Numbers 23046 and 23047), which may be modified. In contemplation of this
Project, the Applicant will be seeking to enter into a Development Agreement with the
City to memorialize the conditions imposed by the City Commission. As a first step in
effectuating the Development Agreement, Applicant has requested that the City vacate
the City Right-of-Way and has submitted its vacation application to the City's Public
Works Department.
This item was heard during the July 18th, 2014 Finance and City Wide Projects
Committee meeting. No action was taken at that time and the discussion item was
deferred. During the July 23rd City Commission meeting counsel for Applicant, Mr.
Jeffrey Bercow of Bercow Radell & Fernandez, confirmed the offer of his client the Terra
Group, and proffered a voluntary contribution of $10.5 million dollars, should the
vacation proceed. This item was then heard on July 30th Special Finance and City Wide
Projects Committee meeting, and the Committee recommended that the item proceed
to the City Commission with a positive recommendation, and a proposed term sheet for
the September 10, 2014 City Commission meeting.
The Proposed Development Agreement:
The proposed underlying Development Agreement contemplates the following
terms:
1. The Project entails redeveloping the property located at 8701 Collins
Avenue and the parking lot located on the north half of the property into a hotel,
condo-hotel, accessory uses, and residential condominium.
2. The City, upon execution of the Development Agreement, would vacate
the City Right-of-Way in favor of Applicant.
3. The Applicant would voluntarily pay a contribution of $10.5 million dollars
to the City, which funds are to be used by the City for public purposes as the City
may deem in the best interest of its residents and visitors.
4. The Property is adjacent to the North Beach Open Space Park. The
voluntary contribution received from the Applicant would possibly allow the City
to improve the park, including the installation of landscaping, hardscaping and
pedestrian access improvements for the entirety of the Park. The City may also
use the funds towards implementing a trolley for North Beach, and/or such other
public purposes as the City may deem in the best interest of its residents and
visitors.
Vacation of 87th Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 3 of 10
5. The Applicant would also provide the City a ten foot (10') wide perpetual
pedestrian access easement across the vacated City Right-of-Way. The
Applicant would construct and maintain the pedestrian access easement area.
6. As part of the Project, the Applicant may seek an 87th Street easement for
balconies over the City's right-of-way.
Proposed Conditions to Vacation:
The first step toward effectuating the Development Agreement is the vacation of
the City Right-of-Way. The following conditions to the vacation are expected to occur
following approval of the Development Agreement and execution by City and Applicant:
a. the Applicant has offered a voluntary public contribution (hereinafter the
"Voluntary Contribution") of $10.5 Million to the City in connection with the
vacation of the City Parcel. All funds shall be allocated to public projects in North
Beach, as shall be determined by the City Commission, in its sole and
reasonable discretion.
b. the Applicant will make the first payment, in the amount of $1,000,000,
within ten (10) business days following the City Commission's (i) approval of the
City Resolution authorizing the vacation of the City Parcel (the "Vacation
Resolution") and (ii) final approval of the Development Agreement. This payment
will be non-refundable.
C. the Applicant will apply for a full building permit for the Project, using
commercially reasonable efforts, no later than February 19, 2016.
d. the Applicant will pay the"City $4.5 million on the earlier of: (i) within ten
(10) business days of the issuance of a full building permit for the Project, or (ii)
November 19, 2016. The actual vacation of the City Parcel shall be effective as
of the date the Applicant makes the $4.5 million payment. The $4.5 million
payment shall be non-refundable.
e. the Applicant will pay the remaining $5 million in four (4) equal payments
of $1.25 million every six (6) months starting on the earlier of: (i) six (6) months
after the City's issuance of the full building permit for the Project, or (ii) May 19,
2017; provided, however, that the entire amount remaining to be paid shall be
paid ten (10) days prior to the issuance of a temporary certificate of occupancy
(TCO) or certificate of occupancy (CO), whichever comes first, for the Project.
The City may condition and withhold the issuance of the TCO or CO for the
Project upon full and final payment of the remaining balance of the Voluntary
Contribution. The $5 million payment shall also be non-refundable.
f. the Applicant shall develop and construct the Project consistent with the
RM-2 zoning regulations and the terms of the Development Agreement;
Vacation of 87th Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 4 of 10
g. no later than ten business days following the City Commission's final
approval of the Development Agreement, Applicant shall transfer to the City a
perpetual public pedestrian access easement over a portion of the City Parcel,
subject to the review and approval of City staff, not to be unreasonably withheld,
in order to provide beach access to the public (the "City Easement");
h. the City Easement shall be improved as part of the Project and shall be
open to the public and no later than the date a TCO or CO (whichever comes
first) is issued for the Project. Applicant shall be solely responsible for all costs
and work associated with the improvement (including, without limitation, the
planning, permitting or construction) of the vacated City Right-of-Way, as part of
the Project including, but not limited to resurfacing, drainage, landscaping,
hardscaping, sidewalks, irrigation, signage, beach access signage, lighting,
design and construction of the City Easement;
i. the Applicant shall be responsible for the safety, security and maintenance
of the City Easement;
j. the Applicant will enter into a Management Agreement for the 87th Street
City right-of-way, allowing Applicant to develop, maintain, pave, drain, light,
landscape and install street furniture along this right-of-way in order to open the
road to pedestrian traffic.
k. Applicant may seek from the City development approvals and an
easement agreement with the City in order to install balconies over the City's
87th Street right-of-way;
I. Applicant will be responsible for submitting and obtaining any and all final,
non-appealable development approvals for the Project (i.e. Design Review
Board, Planning Board, Board of Adjustment. Applicant agrees and
acknowledges that any such development approvals are subject to, and
conditioned upon, approval by applicable development boards, in their sole and
reasonable discretion;
M. Except as to involuntary transfers (as shall be defined in the Development
Agreement and which will include, without limitation, foreclosure transfers and
transfers in lieu of foreclosure), Applicant shall not be entitled to assign or
transfer its rights under the Development Agreement until after the earlier of (i)
issuance of a Certificate of Occupancy ("CO") for the Project, or (ii) the payment
of all of the Voluntary Contribution. Any such transferee shall assume all
remaining obligations of Applicant under the Development Agreement including,
without limitation, (i) Applicant's obligation to grant and improve the City
Easement and (ii) to improve the 87th Street right-of-way; provided, however,
that as to subsection (ii) the City may, at its sole discretion, elect not to proceed
with, or terminate (as the case may be) the Management Agreement for the 87th
Street right-of-way. The provisions of Subsection n, below, will not apply to this
Vacation of 87th Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 5 of 10
Subsection.
n. Except as to Applicant's obligation to make the Voluntary Contribution
payments in accordance with Section III, above, time periods will be tolled due to
force majeure (strikes, lockouts, acts of God, and other causes beyond the
control of either party); appeals or other judicial or administrative challenges to
project approvals; and delays in obtaining permits from other governmental
agencies. Notwithstanding the foregoing, in the event that, a third party
(unrelated or unaffiliated with the City or Applicant) institutes a legal proceeding
in a court of competent jurisdiction (the "Law Suit") challenging the validity of the
Vacation Resolution or the Development Agreement, then Applicant shall not be
required to make further Voluntary Contribution payments (under condition d. or
e., above), and the City shall not be required to effectuate the vacation of the City
Parcel, until thirty (30) days after the lawsuit has been completed and finally
disposed of; and provided further that if the Law Suit is still pending for more than
eighteen (18) months after the approval of the Development Agreement, then (i)
the City, at its option, may elect to rescind the Vacation-Resolution and terminate
the Development Agreement, without cause; (ii) no further payment of the
Voluntary Contribution shall be due and City shall return to Applicant any
Voluntary Contribution payment received after the initial one (1) Million dollar
payment required under condition (b) above; (iii) the vacation of the City Parcel
shall not be effectuated; and (iv) the City and Applicant shall have no further
obligation and/or liability to each other.
o. Notwithstanding the foregoing, Applicant shall defend, indemnify, and hold
the City harmless should any Law Suit be filed.
P. Applicant agrees to reimburse the City for any attorney's fees incurred by
the City for outside counsel's review and negotiation of the Development
Agreement, and related agreements, not to exceed reasonable amounts, as
mutually agreed upon by the Parties (which counsel shall be selected and
approved by the City Attorney).
City Right-of-Way Plat History:
On June 12, 1920, a plat was recorded at Plat Book 4, page 162, designated as
"Altos Del Mar Subdivision Number 2." The plat dedicated seven (7) rights of way for
the perpetual use of the public for the specific purpose of "public highways and
thoroughfares." One of the dedicated thoroughfares was for Nasturtium Street, now
named 87th Terrace. 87th Terrace is currently developed with a public street, including
parking. Another right-of-way dedicated under the plat was Marigold Street, now known
as 87th Street. Atone time 87th Street was an improved street, but those improvements
were later removed and the land is now maintained with landscaping. 87th Street is the
subject of the Management Agreement and balcony easement agreement contemplated
as part of the Applicant's Development Agreement. The plat was "accepted" by Miami-
Dade County in 1963.
Vacation of 87th Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 6 of 10
The plat also created, between the easternmost roadway ends of the six (6)
dedicated thoroughfares and the public beach, six (6) tracts entitled "A". One of the six
"A" tracts is located east of the street end of the City Right-of-Way (87th Terrace). The
"A" tracts were reserved to the ownership of the subdivider of the plat. The plat
provides as to these tracts:
And that the tracts marked thereon and designated by the Letter "A",
together with all riparian rights and submerged lands adjacent and
appurtenant to said tracts so marked "A" are hereby granted, reserved,
and limited to the private use only of the present or future owner or owners
of said Altos Del Mar Subdivision Number 2, or any part thereof.
It is hereby expressly declared that no part of ... said tract so marked "A"
now is or has been dedicated or granted to the public use for any purpose,
in any way, form or manner whatsoever. [Emphasis added].
Charter Analysis:
Any time the City contemplates the disposition of City land, the transaction must
be analyzed to ensure compliance with Section 1.03 of the City's Charter. The Charter
is reviewed in order to determine whether a supermajority vote of the City Commission
or a voter referendum is required prior to vacation of the City's Right-of-Way. The
following is an analysis of the relevant provisions of Section 1.03 of the City Charter.
1. Is the City's Right-of-Way vacation a "sale, exchange, conveyance 'or
lease or any other transfer of any City interest in a public beach right-of-way (extending
eastward from Collins Avenue/Ocean Drive to the erosion control line)" which would
require a majority vote of the voters in a citywide referendum, as contemplated in
Section 1.03(d) of the City's Charter?
Answer: No. The City Right-of-Way is East of Collins Avenue but does not
extend to the erosion control line. Further, the 50-foot roadway was platted west of the
intervening property marked tract "A" on the plat. The Altos Del Mar Subdivision
Number 2 Plat dedicated the roadway Nasturtium (87th Terrace), and created the
intervening tract "A" east of Nasturtium. Based upon the express language of the plat,
the subdivider's action was not to extend the roadways to the public beach, but instead
to provide a private space for the use of private owners in the subdivision, between the
end of the road and the beach. The current owner of Tract "A" at the street end of 87th
Terrace is Miami-Dade County.
Vacation of 87t" Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 7 of 10
2. Is the City Right-of-Way vacation a "sale, exchange, conveyance, lease,
or any other transfer of any City interest in any public street-end bordering on land
designated "Government Use", ... or "Waterfront land,"' which would require either the
unanimous approval of those members of the City Commission with power to vote or
approval by a majority vote of the voters in a Citywide referendum as contemplated in
Section 1.03(e) of the City Charter?
Answer: No. The intervening tract "A" is zoned RM-2, not GU. The City's Right-
of-Way is not "Waterfront land."
As indicated above, Miami-Dade County, through a foreclosure, obtained title to
Tract "A". Section 142-421, of the City's Code provides that "[a]ny land ... owned by ...
the City or other governmental agency for no less than an initial term of 20 years shall
automatically convert to a GU government use district." Section 142-421 would appear
to require the County's Tract "A" to be zoned GU. However, the City's Official.Zoning
Map specifically designates Tract "A", as being zoned RM-2. The City Commission
under Ordinance 98-3151, specifically downzoned Tract A, and the surrounding parcels
to RM-2. As the Zoning Map and Section 142-421 directly conflict an analysis must be
done to reconcile the two provisions.
Where two provisions of an ordinance are in conflict and must be reconciled,
resort is made to statutory construction, and to look to their "plain meaning." Moonlit
Water Apts. v. Cauley, 666 So. 2d 898, 900 (Fla. 1996). Moreover, regulations that limit
the use of property must be read in favor of private property rights where possible. See
Rinker Materials Corp. v. City of North Miami, 286 So. 2d 552, 553 (Fla. 1973). When
statutes conflict, it is often impossible to harmonize the conflicting provisions and to
determine the legislative intent. Agency for Health Care Admin. v. In re Estate of
Johnson, 743 So. 2d 83, 86-87 (Fla. 3d. DCA 1999). As a result, rules of statutory
construction then require a determination as to which provision is more specific, as that
provision would control. The goal of statutory construction is to "provide a field of
operation to all rather than construe one statute as being meaningless or repealed by
implication." Id. at 86-87. This statutory construction analysis is also utilized by the
City. Section 114-2(b), of the City Code entitled "Interpretations, purpose and conflict,"
provides, in relevant part:
When there are different regulations, one general and one more specific,
both of which may apply to a given subject, the more specific one shall
govern, regardless of whether it be part of the City Code or this subpart
and regardless of the date of enactment. (Emphasis added).
In this instance, the general provision is found in Section 142-421, which
designates all City and government agency owned land in the City as GU, Government
Use district. The specific provision is found on the zoning map, designating the parcel
as RM-21 which is the direct result of a downzoning of the property by action of the City
Commission. This treatment of Tract "A" as other than GU is similarly found in the
action of the City Commission in specifically designating the Miami Beach Convention
Center and property immediately surrounding it as a new zoning district, the CCC Civic
Vacation of 87th Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 8 of 10
and Convention Center district, by Ordinance No. 81-2286.
In light of the clear statutory requirement that conflicting provisions in the City
Code be reconciled by the direction in City Code Section 114-2(b), that the specific
provision control over the general provision, and that the tract labeled "A" on the plat
was specifically rezoned RM-2 by action of the City Commission, the parcels are
properly designated RM-2 on the zoning map, and the provisions of Section 1.03(e) are
not triggered.
Additionally, the City Right-of-Way is not "Waterfront Land." The Altos Del Mar
Subdivision Number 2 plat created Tract "A" at each street end. This intervening tract
between the City's Right-of-Way and the beach precludes a finding that the City's Right-
of-Way is "Waterfront land'." Waterfront land is not defined in the Charter. Therefore,
in order to determine the legislative intent of the provision, statutory construction
requires us to use the ordinary, plain and obvious meaning when attempting to interpret
the word in question. Knowles v. Beverly Enterprises-Florida, Inc., 898 So. 2d 1, 5 (Fla.
2004). A clear, ordinary and obvious meaning is found in the dictionary. As such,
Random House Dictionary defines waterfront as "land on the edge of a body of water."
As the City's interest ends at Tract "A", the City's Right-of-Way does not qualify as
"Waterfront Land."
3. Does the vacation of the City Right-of-Way result in an increase in the
current floor area ratio "by zoning, transfer, or any other means" of a street end or
property? If triggered, a referendum vote of the electors, as contemplated under
Section 1.03(c) of the City's Charter would be required.
Answer: No, Section 1.03(e) of the Charter is not triggered by the vacation.
The surrounding parcels to the City Right-of-Way are zoned RM-2. Upon
vacation the City Right-of-Way would retain the zoning designation of the adjacent
parcels. Therefore, there will be no zoning change.
The City's resolution will relinquish the City's interest in the Right-of-Way. As the
Applicant's Project includes the vacated Right-of-Way, Applicant will be required to
execute a Unity of Title or Covenant in Lieu of Unity of Title, as required by Section 118-
5, of the City Code. The Execution of either document shall aggregate Applicant's
development rights on the "unified abutting parcels." This action is consistent with
Section 1.03(e) of the Charter, which specifically states: "The provision shall not
preclude or otherwise affect the division of lots, or the aggregation of development
rights on unified abutting parcels."
Applicant's aggregation of rights shall not increase by zoning, transfer, or any
other means the current, existing floor area ratio of the vacated Right-of-Way or
Applicant's Property. Based upon the foregoing, the referendum requirement of Section
Charter provision 1.03(d) specifically addresses City owned "Beach access rights of way." Section 1.03(e) appears to be a
companion amendment to 1.03(d), and seeks to capture all other water bodies that are not considered City owned "Beach access
rights of way."
Vacation of 87"' Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 9 of 10
1.03(e) is not triggered.
4. Is the vacation a "sale, exchange, conveyance or lease of ten years or
longer of all remaining City-owned property (other than public beach rights-of-way)" that
would require approval by a majority 4/7th vote of all members of the Planning Board
and 6/7th vote of the City Commission as contemplated by Section 1.03(b)(4) of the City
Charter?
Answer: No. Although in past years the City has issued a quit claim deed when
vacating a right-of-way, the City is not required to do so. Local governments do not
"own" dedicated streets and roads. 1978 Fla. Op. Atty. Gen. 289 (1978). The City has
a perpetual right to use the right-of—way for the public purpose for which the land was
dedicated. The City could not use the land for any other purpose. As such, the legal
title to the land remains in the grantor, and its successors in interest. Upon the vacation
of the roadway, the public's interest is extinguished and the abutting landowner(s)
continue to hold fee simple interest in the land. 1978 Fla. Op. Atty. Gen. 309 (1978).
The City may vacate a right-of-way "when the vacation is in the public interest or when it
is no longer required for public use and convenience. The issuance of the resolution
would extinguish the City's interest in the right-of-way. Section 177.085, Florida Statute.
Thus, the City's resolution would not be considered a "conveyance" that would require
the enhanced voting requirements delineated in Section 1.03(b)(4) of the Charter.
Compliance with Chapter 82 of the City's Code:
The City must comply with the requirements of Chapter 82, of the City Code,
which requires certain actions prior to effectuating a vacation. Section 82-37 requires
the City Manager to transmit the item to the Finance and Citywide Projects Committee.
The Committee heard this item on May 16, 2014, July 18, 2014, and on July 30, 2014.
On May 21, 2014, pursuant to Resolution No. 2014-28608, the City set the public
hearing for the vacation, and the City Commission resolved by 5/7ths vote to waive the
public bidding requirements of Section 82-39, and found a public purpose in so doing.
On July 23rd, 2014, the City Commission directed that the Resolution authorizing the
vacation of the City's ROW be placed on the September 10th Commission agenda, and
on the September 17th City Commission agenda, for second and final reading, and
public hearing. On July 30th, the Finance and Citywide Projects Committee directed
that a term sheet be negotiated and placed on the September 10th City Commission
agenda. The term sheet and first reading of the vacation resolution was approved by
the City Commission on September 10th, 2014. Second reading, public hearing was
advertised and scheduled for September 17th, 2014 on the City Right-of-Way vacation.
The City has also obtained an appraisal of the City Right-of-Way. The Code also
requires the Resolution to be read during two meetings of the City Commission, with the
second reading being accompanied by a public hearing. In compliance with Section 82-
38, the Planning Department prepared its analysis of the vacation. A copy of the
planning analysis is attached as Exhibit B. The Planning Department reviewed the six
(6) criteria elements for vacating City Property and found these requirements to have
been satisfied. The criteria of Section 82-38 of the City Code require, prior to
Vacation of 87 I Terrace east of Collins Ave-Memorandum—Second Reading, Public Hearing
September 17, 2014 Page 10 of 10
proceeding with the vacation, the City Commission make a finding that a public purpose
is served by the vacation.
Recommendation:
a. The Administration recommends that the City Commission find that the vacation
serves a public purpose due to the following:
1. The Applicant's Project would provide enhanced pedestrian access to the
public beach and shoreline.
2. The City may decide to use the Voluntary Contribution towards the
renovation and beautification of the northern end of North Shore Open Space Park.
3. The Project is anticipated to create a significant North Beach destination
to the Applicant's Hotel, which Project may serve as a catalyst to a revival of the area.
4. Applicant's project would serve a public purpose in expanding the City's
revenue base, reducing the City's costs, and improve the community's overall quality of
life. The impact on adjacent properties would be positive, as the access easement
along the proposed vacated City Right-of-Way would be improved, maintained, and
secured by the Applicant.
5. The Project would reduce the City's Costs in maintaining the vacated City
Right-of-Way. Additionally the Applicant would maintain and secure the perpetual
easement area.
6. The Applicant's Project would create jobs.
7. The Project would be in keeping with the surrounding neighborhood, will
not block views or create other environmental intrusions.
8. The Project is anticipated to enhance the aesthetics of the community and
adjacent park land.
b. The City Manager recommends approval of the vacation and
abandonment of that portion of 87th Terrace east of Collins Avenue, consisting of a 50
foot right-of-way (ROW) containing approximately 18,042 square feet in total lot area, as
shown on the Plat Of Altos Del Mar Subdivision No. 2, recorded in Plat Book 4, Page
162 of the Public Records of Miami-Dade County, in favor of 8701 Collins Avenue, LLC
(the "Applicant"); with such vacation subject to and contingent upon the City's approval,
and the City and Applicant's execution of a Development Agreement with the City
which, among other terms and conditions (1) grants to the City of a perpetual access
easement across the vacated City ROW and (2) ensures Applicant's payment of a
voluntary monetary contribution in the amount of $10.5 million dollars, to be used by the
City for public purposes as the City may deem in the best interest of its residents and
visitors; with such vacation further subject to and contingent upon Applicant's
satisfaction of the conditions (b), (c), and (d) set forth in the resolution.
Exhibits:
A. Plat Map
B. Planning Analysis
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MIAMI BEACH
PLANNING DEPARTMENT COMMISSION MEMORANDUM
TO: Jimmy L. Morales, City Manager
FROM: Thomas R. Mooney, AICP ltm
Planning Director
DATE: September 5, 2014
SUBJECT: Analysis of Proposed Right of Way (ROW) Vacation —87th Terrace
BACKGROUND
Section 82-38 of the Code of the City of Miami Beach requires that any proposed sale or lease
of City-owned land be analyzed from a planning perspective so that the City Commission and
the public are fully apprised of all conditions relating to the proposed sale or lease.
The proposal is to vacate 87th Terrace east of Collins Avenue. The right of way contains
approximately 18,042 square feet in total lot area. The following is an analysis based on the
criteria delineated in the Code.
ANALYSIS
i
1. Whether or not the proposed use is in keeping with city goals and objectives and
conforms to the city comprehensive plan.
Consistent — The vacated ROW will continue to be used in a similar fashion as it is
used today. It will continue to provide public access to the beach and pedestrian
facilities will be greatly enhanced, improving the linkages between existing and proposed
parking facilities on the west side of Collins Avenue and the beach through a parcel
owned by Miami-Dade County. This is consistent with the Comprehensive Plan
Conservation/Coastal Zone Management Element Objective 10, which states the
following:
Objective 10: PUBLIC SHORELINE ACCESS
Increase the amount of public access to the beach or shoreline consistent with
the estimated public need.
2. The impact on adjacent property, including the potential positive or negative
impacts such as diminution of open space, increased traffic, noise level or
enhanced property values, improved development patterns and provision of
necessary services. Based on the proposed use of the property, the city shall
determine the potential impact of the project on city utilities and other
infrastructure needs and the magnitude of costs associated with needed
infrastructure improvements. Should it become apparent that further evaluation of
EXHIBIT B
Analysis of Proposed Right of Way Vacation—87th Terrace
September 5, 2014
Page 2 of 3
traffic impact is needed,the proponent shall be responsible for obtaining a traffic
impact analysis from a reputable traffic engineer.
Consistent—No negative impacts are anticipated by the proposal. The property being
vacated by the City is within the Medium Density Multifamily Residential (RM-2) future
land use category. This category allows for a maximum floor area ratio (FAR) of 2.0.
Vacation of the ROW will allow approximately 36,084 additional square feet to be
developed within a unified development site with the parcel to the south.
• Though a ROW is proposed to be vacated, no construction is being proposed
within the vacated ROW; therefore there will be no diminution of open space.
• Vacation of the ROW will not affect the transportation network, as the street
presently dead ends at a waterfront parcel owned by Miami-Dade County, and
vehicular access will be maintained. The use of the floor area that is made
available from the vacation of the ROW could potentially generate up to
approximately 19 peak hour trips if used for residential purposes. This does not
represent a significant increase in peak hour volumes, and the level of service
adopted in the Comprehensive Plan will continue to be maintained along Collins
Avenue within the North Beach Transportation Concurrency Management Area.
• No noise level impacts are anticipated from the vacation, as the use of the
property will remain similar in nature.
• The appearance of the property will improve with the proposed vacation, as the
approved development proposal includes pavers, landscaping,wider pedestrian
paths, and other enhancements. These improvements should enhance
surrounding property values.
• Vacation of the ROW will allow for improved utilization of the adjacent parcel,
and lead to improved development patterns throughout the North Beach area,
which is in need of economic redevelopment.
• Vacation of the ROW way will not impact adopted levels of service for public
infrastructure. Compliance with parks and transportation concurrency for
utilization of the floor area that maybe utilized to the south will be determined and
mitigated in conjunction with the building permit process; however no additional
utilities or infrastructure are expected to be necessary.
3. A determination as to whether or not the proposed use is in keeping with a public
purpose and community needs, such as expanding the city's revenue base,
creating jobs, creating a significant revenue stream, and improving the
community's overall quality of life.
Consistent-This proposal expands the City's revenue base by adding untaxed public
property to the tax rolls. The additional floor area that is made available to the property
to the south will create additional taxable value. In addition, the City will generate
revenue from the sale of the ROW.
The new development will create temporary construction jobs. It will also bring additional
residents to the North Beach area. It is expected that the residents will patron local
businesses in the North Beach area, which is need of economic development.
We are committed to providing excellent public service and safety to all who live, work,and play in our vibrant, tropical, historic community.
Analysis of Proposed Right of Way Vacation—87th Terrace
September 5, 2014
Page 3 of 3
4. A determination as to whether or not the development is in keeping with the
surrounding neighborhood, will block views or create environmental intrusions,
and evaluation of the design and aesthetic considerations of the project.
Consistent-The surrounding neighborhood will not be negatively affected. The site is
adjacent to a surface parking lot to the west and a hotel to the south owned by the
applicant that will not be negatively impacted by the ROW vacation. The parcel to the
north of the ROW is outside of the City limits; however, there is sufficient separation
between that parcel and any proposed development so as to not significantly obstruct
any views. In addition, that parcel does not utilize this ROW for access or.any other
purposes. The parcel to the northwest is also outside the City limits, and contains a
public park that will not be impacted by the proposed ROW vacation. No environmental
intrusions will be created by the proposed ROW vacation.
5. The impact on adjacent properties, whether or not there is adequate parking,
street and infrastructure needs.
Consistent—Vacation of this ROW will not affect the parking or infrastructure needs of
adjacent properties. Surrounding properties are not dependent on the parking provided
within this ROW should it be removed in the future. It is expected that public parking will
be provided immediately to the west of the proposed vacation.
6. Such other issues as the city manager or his authorized designee, who shall be
the city's planning director, may deem appropriate in analysis of the proposed
disposition.
Not applicable-The Planning Department has no other issues it deems appropriate to
analyze for this proposal.
CONCLUSION
Vacation of the public ROW is consistent with the Goals, Obectives, and Policies based on the
approved proposals for the property. The vacation of the 87t Terrace public ROW will generate
no negative impacts for the surrounding.area. The property would continue to serve in much the
same manner, as public access to the beach will continue to be provided.
TRM/RAM
T:\AGENDA\2014\September\87 Terrace Planning Analysis.doc
We are committed to providing excellent public service and safety to all who live, work,and ploy in our vibrant, tropical, historic community.
NE THURSDAY,SEPTEMBER 4,2014 11SNE
�A I A t\A
CITY OF MIAMI.BEACH
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY given that a Second Reading/Public hearing will.be held by the Mayor and
City Commission of the City of Miami Beach,.Florida,in the Commission Chambers,3rd.Floor,
City Hall,1700.Convention Center Drive,Miami,Beach,Florida,on Wednesday,September 17,
2014,`t6 consider the following:
5:20 p.m.
A..RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI
BEACH,FLOR.IDA,,APPROVING THF...V.ACATiON OF N.MERIDIAN AVENUE,BETWEEN
3.7111 STREET AND 39m STREET, CONSISTING OF A 70 FOOT WIDE RIGHT-OF-WAY,
CONTAINING APPROXIMATELY 17,500 SQUARE FELT IN TOTAL AREA,AS SHOWN ON
THE PLAT OF GARDEN SUBDIVISION RECORDED IN PLAT BOOK 29 AT PAGE 67;OFT.HE
PUBLIC;RECORDS OF MIAMI-DA.DE COUNTY,.IN FAVOR OF EDWARD:A.Iv1CCARTHY .,
BISHOP OF DIOCESE. OF MIAMI, A/K/A ST. PATRICK'S CATHOLIC CHURCH AND
SCHOOL(THE APPLICANT);WAIVING,BY 5/711'VOTE,THIN COMPETITIVE-BIDDING'
AND APPRAISAL REQ.UiR.EMENTS PURSUANT TO, RESPECTIVELY, SECTIONS 82-
39(a)AND (b) OF THE.CITY CODE; FINDING THAT THE PUBLIC INTEREST WOULD
BE SERVED BY WAIVING SUCH CONDITIONS; AND FURTHER CONDITIONING
THE VACATION ON A COVENANT RUNNING WITH THE LAND THAT THE VACATED
PROPERTY NOT;BE USED TOWARD FLOOR.AREA.RATIO (FAR),AND PRECLUDING
CONSTRUCTION OF ANY STRUCTURE:OR IMPROVEMENTS WITHIN THE VACATED
PROPERTY.Inquiries may be directed to the Public f$ror ks Department at 305.673.7080..
�( 5:25 p.m.
A RESOLUTION OF THE MAYOR.AND CITY COMMISSION OF THE CITY OF MIAMI
BEACH,APPROVING TIIE VACATION OF TILAT PORTION OF 87TH TERRACE LAST OF
COLLINS AVENUE,CONSISTING OF A 50:FOOT RIGHT-OF-WAY(ROW)CONTAINING
APPROXIMATELY. 18,042 SQUARE FEET IN TOTAL LOT AREA, AS SHOWN ON
THE PLAT OF ALTOS..DEL.MAR SUBDIVISION NO..2, RECORDED IN PLAT BOOK.4,
PAGE 162 OF THE PUBLIC.R.ECORDS OF Mi.AMI-DADS COUNTY, IN.FAVOR OF 8701
COLLINS AVENUE; LLC (THE.. "APPLICANT");.WiTH. SUCH.VACATION SUBJECT TO
AND CONTINGENT UPON TILE CITY'S APPROVAL,AND THE CITY AND APPLICANT'S
EXECUTION OF A DEVELOPMENT AGREEMENT WITH THE CITY WHICH, AMONG
OTH RT.ERMS AND CONDITIONS(1)GRANTSTO THE CITY OF A.TEN.FOOT(10')WIDE
PERPETUAL ACCESS EASEMENT ACROSS TIIE.NORTIIERN-MOST PORTION.OF THE,
VACATED CITY ROW AND (2)ENSURES APPLICANT'S PAYMENT OF A VOLUNTARY
MONETARY CONTRIBUTION IN THE.AMOUNT OF$10.5 MILLION DOLLARS,:TO BE
USED.BY THE CITY FOR IMPROVEMENTS TO NORTH BEACH OPEN-SPACE PARK.AND
SUCH OTHER PUBLIC PURPOSES AS THE CITY MAY DEEM IN TILE BEST INTEREST
OF ITS RESIDENTS AND VISITORS;WITH SUCH VACATION FURTHER SUBJECT TO
AND CONTINGENT UPON APPLICANT'S SATISFACTION OF THE CONDITIONS SET.
FORTH iN.THIS R.FSOLUT.iON.:Ingiiiries.nrav,he dime-ted to the.Puhlic W)rks Department at
305.673.70130.
iNTERESTED PARTIES are invited to appear at this meeting, or be represented by an agent;
or to express their views in writing addressed to the City Commission,c/o the.City Clerk, 1700
Convention Center Drive, Is'Floor;City Hall,Miami Beach,Florida 33139.Copies of these items
are available for public inspection during normal business.hoius,in.the Office of the City Clerk,
1700 Convention Center Drive, I"Floor,City Fall,Miami Beach,Florida:33139.This meeting,
or any item.herein,may be continued,and under such circumstances,additional.legal notice need
not.be provided.
Pu.rsWrit to Section 286.0105,Fla..Stat.,the City hereby advises the public that if a person decides
to appeal any decision made by the City Commission with respect to any matter considered At its
meeting'or.its hearing,such person must ensure that a verbatim record of the proceedings is made,
which record includes thoestimony and evidence upon which the Appeal.is tube-based.This notice.
does not constitute consent by the City for the introduction or admission of otherwise:inadm.issible
or irrelevant evidence,nor does it authorize challenges.or appeals not otherwise.al lowed by law.
To request this material in accessible format,sign language interpreters,information on access for
persons with disabilities and/or any accommodation to review any document or participate in any
City-sponsored.proceeding,please contacrus five hays in advance at 305.673.7411(voice)orTTY
users may also call the Florida Relay Service at 711.
Rafael E.Granado,City Clerk
#921 City of.Miami Beach