01.20.17 FCWP Supplemental to Item 5
FINANCE AND CITYWIDE PROJECTS COMMITTEE
SUPPLEMENTAL TO ITEM #5
Commission Chambers, 3RD Floor, 1700 Convention Center Drive
January 20, 2017 AT 2:30 PM
Committee Members
Commissioner Ricky Arriola, Chair
Commissioner Joy Malakoff, Vice Chair
Commissioner John Aleman, Member
Commissioner Micky Steinberg, Alternate
Allison R. Williams, Committee Liaison
SUPPLEMENTAL TO ITEM #5
NEW BUSINESS
5. Discussion And Potential Funding Options For A Public Baywalk Guardrail
Located At 900 West Avenue Southgate Towers (December 14, 2016 Commission
Item C4D)
Thomas Mooney – Planning Director
Referred by: Planning and Office of the City Manager
Status: Item enclosed.
November 23, 2016
Via Electronic Mail
Susy Torriente
Assistant City Manager
City of Miami Beach
1700 Convention Center Drive
Miami Beach, FL 33139
RE: 900-910 West Avenue, Miami Beach, Florida
Request for Baywalk Partition Construction Cost Partial Reimbursement
Dear Ms. Torriente:
This letter is further to our correspondence regarding reimbursement from the City of
Miami Beach ("City") to Southgate Towers LLLP ("Owner") for the cost of construction of the
Baywalk at Southgate Towers, 900-910 West Avenue ("Southgate Towers" or the "Property").
In 2010, Owner initiated plans to renovate interior and exterior components of
Southgate Towers. During the renovation approvals process, Owner agreed to construct a
portion of the City's Baywalk along the entire length of the Property's bay-facing side. The
City, in turn, agreed to contribute up to $195,000 towards the cost of constructing a partition
between the Baywalk and the Property ("Contribution Agreement").
The Contribution Agreement is memorialized in Section B(4)(g) of the Design Review
Board ("DRB") order dated March 5, 2010, under DRB File No. 22945,1 which states, in
pertinent part, as follows:
1 The March 5, 2010 DRB order is attached as "Exhibit A."
{40075592;1}
Neisen O. Kasdin
Akerman LLP
Three Brickell City Centre
98 Southeast Seventh Street
Suite 1100
Miami, FL 33131
Tel: 305.374.5600
Fax: 305.374.5095
November 23, 2016
Page 2
__________________________
The City has agreed to partially fund the construction of a fence
separating the Public Baywalk from the applicant's property
located eastward of the Public Baywalk Easement area in an
amount not to exceed $195,000 (based upon $300 per linear
foot for 650 linear feet).
The video recording of the March 5, 2010 DRB meeting2 shows multiple lengthy
discussions between the DRB Board and Owner's counsel regarding the Baywalk, the
partition between the Baywalk and the Property, and the Contribution Agreement. In fact, at
approximately 01:24:20, then Assistant City Manager Jorge Gomez appears on the record to
confirm the City's commitment to the Contribution Agreement.
Owner has proceeded with its renovations of Southgate Towers, construction of the
Baywalk, and construction of the partition between the Baywalk and the Property in good faith
and in reliance upon the Contribution Agreement. The work is now complete. Therefore,
Owner is seeking reimbursement of a portion of its costs related to construction of the
partition, pursuant to the Contribution Agreement, in the amount of $195,000.
NOK
Enclosures
cc: Thomas Mooney, AICP
Eve Boutsis, Esq.
2 The video can be viewed at http://web.miamibeachfl.gov/mbtv77/scroll.aspx?id=52538
{26949749;1}
Exhibit "A"
DESIGN REVIEW BOARD
City of Miami Beach, Florida
MEETING DATE:
FILE NO:
PROPERTY:
LEGAL:
IN RE:
March 5, 2013
22945
910 West Avenue
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Lots 11-18, Block 1, Fleetwood Subdivision, According to the Plat
Thereof, as recorded in Plat Book 28 at Page 34, of the Public Records of
Miami-Dade County, Florida.
The Application for Design Review Approval for modifications to the
exterior of two (2) existing 14-story apartment buildings, including design
modifications to the existing facades, and new roof-top terraces, and a
new hardscape and landscape plan for the site, including an outdoor
dining area, and 1Oth Street street-end improvements in the Public right-
of-way, and modifications to previously approved conditions for the
construction of a public baywalk.
ORDER
The applicant, Southgate Towers, LLLP, filed an application with the City of Miami Beach
Planning Department for Design Review Approval.
The City of Miami Beach Design Review Board makes the following FINDINGS OF FACT,
based upon the evidence, information, testimony and materials presented at the public hearing
and which are part of the record for this matter:
A. Based on the plans and documents submitted with the application, testimony and
information provided by the applicant, and the reasons set forth in the Planning
Department Staff Report, the project as submitted is not consistent with Design Review
Criteria No. 3 in Section 118-251 of the Miami Beach Code.
B. The project would be consistent with the criteria and requirements of section 118-251 if
the following conditions are met:
c
Page 2 of 10
Meeting Date: March 5, 2013
DRB File No. 22945
1. The subject application shall not include any encroachments into City Right-of-Way.
This shall include, but not be limited to, terraces, decks, ramps and walkways. Any
proposed encroachments will require the review and approval of the City
Commission, and such encroachments must first be authorized by the City
Commission, prior to any action by the Design Review Board.
2. Revised elevation, site plan and floor plan drawings shall be submitted; at a
minimum, such drawings shall incorporate the following:
a. Roof-top mechanical screening of existing mechanical equipment shall be
required, including incorporation of sound attenuation measures, and shall be
further explored and may be implemented in a manner to be reviewed and
approved by staff.
b. Cladding of the existing elevator towers with decorative screening and lighting
features shall be further explored and may be implemented, in a manner to be
reviewed and approved by staff.
c . Manufacturers drawings and Dade County product approval numbers for all
new windows, doors and glass shall be required. All windows visible from 1oth
Street and West Avenue shall contain horizontal and vertical muntins to closely
match the original window configurations, to the greatest extent possible,
subject to the review and approval of staff.
d. Bicycle racks shall be provided, in a manner to be reviewed and approved by
staff.
e. Prior to the issuance of a Certificate of Occupancy, the project Architect shall
verify, in writing, that the subject project has been constructed in accordance
with the plans approved by the Planning Department for Building Permit.
3. A revised landscape plan, prepared by a Professional Landscape Architect,
registered in the State of Florida, and corresponding site plan, shall be submitted to
and approved by staff. The species type, quantity, dimensions, spacing, location and
overall height of all plant material shall be clearly delineated and subject to the
review and approval of staff. At a minimum, such plan shall incorporate the
following :
a. Street trees shall be required on the applicant's property along the north side of
the north building, where feasible, in a manner to be reviewed and approved by
staff.
b. A site wall, shall be provided, so long as it can be constructed incompliance
with all applicable zoning requirements, without requiring a variance, along the
north side of the proposed dining terrace in order to further mitigate sound
transmission, in a manner to be reviewed and approved by staff.
c. All proposed Sylvester palms shall be replaced with Date palms, in a manner to
be reviewed and approved by staff.
d. No landscape material or planters, other than sod, shall be permitted within ten
(1 0') feet of the rear property line, along the entire western perimeter of the
site, except as approved by the Design Review Board or staff in conjunction
with the design of a baywalk.
Page 3 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
e. Irrigation, uplighting and the City's standard bound aggregate system with
fertilization trench may be required for all street trees located within the
sidewalk, subject to the review and approval of staff.
f. A fully automatic irrigation system with 100% coverage and an automatic rain
sensor in order to render the system inoperative in the event of rain. Right-of-
way areas shall also be incorporated as part of the irrigation system.
g. The utilization of root barriers and/or structural soil, as applicable, shall be
clearly delineated on the revised landscape plan.
h. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all backflow preventors and all other related devices and fixtures;
such fixtures and devices shall not be permitted within any required yard or any
area fronting a street or sidewalk. The location of backflow preventors,
siamese pipes or other related devices and fixtures, if any, and how they are
screened with landscape material from the right-of-way, shall be clearly
indicated on the site and landscape plans and shall be subject to the review
and approval of staff.
i. The applicant shall verify, prior to the issuance of a Building Permit, the exact
location of all applicable FPL transformers or vault rooms; such transformers
and vault rooms, and all other related devices and fixtures, shall not be
permitted within any required yard or any area fronting a street or sidewalk.
The location of any exterior transformers, and how they are screened with
landscape material from the right-of-way, shall be clearly indicated on the site
and landscape plans and shall be subject to the review and approval of staff.
j. Prior to the issuance of a Certificate of Occupancy, the Landscape Architect or
the project architect shall verify, in writing, that the project is consistent with the
site and landscape plans approved by the Planning Department for Building
Permit.
4. The applicant has voluntarily offered, proffered and agreed to provide an easement
for a public bay walk ("Public Baywalk") along the upland portion of the rear of the
subject site in accord with the following conditions. This proffer and its acceptance
are based on a particularized evaluation and assessment of the subject project, the
rational nexus between such project and impacts to the local transportation network,
and the rational nexus and rough proportionality between the project and impacts to
the transportation network and the bay walk proffered .
a. At such time that 800 West Avenue, South Bay Club, grants an easement,
release of riparian rights or other document to permit a Public Baywalk, the
applicant shall enter into and record a public easement, approved by the City
Attorney, which runs with the land, for the construction and maintenance of an
upland Public Baywalk, in perpetuity, and confirming public access to such
Public Baywalk, in accordance with the conditions herein ("Public Baywalk
Easement"). The easement shall be recorded in the public records, at the
expense of the applicant.
b. The Public Baywalk Easement, located on the upland portion of the applicant's
property, shall commence at the northwest corner of the property, via a direct
pedestrian connection to the public street-end at the western terminus of 1 01h
5.
Page 4 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
Street. The Public Baywalk Easement shall continue south along the rear of the
upland portion of the applicant's property to the south west corner of the
subject property, and shall be a minimum of ten (10') feet clear in width,
contiguous with the rear (west) property line ("the Public Baywalk Easement
area").
c. The future Public Baywalk shall be designed, permitted and built by the
applicant. All costs associated with the design, permitting and construction of
the Public Baywalk, as described herein, shall be borne by the applicant, as
proffered by the applicant.
d. The Public Baywalk shall connect directly to any future Public Baywalk to the
south of the property, as well as connect to a public baywalk segment at 1 01h
Street.
e. The material, details and design of the Public Baywalk shall be provided, in a
manner to be reviewed and approved by the Design Review Board.
f. The Public Baywalk shall become publicly accessible (open to the general
public) concurrent with the completion of, and public accessibility to the Public
Baywalk for 800 West Avenue (South Bay Club), and at such time when the
City has completed construction of a sidewalk on the south side of 1 01h Street
from West Avenue to the Bay.
g . The Public Baywalk may be secured and segregated from the upland portions
of the site, in a manner to be reviewed and approved by the City's Planning
Department design review staff and the applicant. The City has agreed to
partially fund the construction of a fence separating the Public Baywalk from
the applicant's property located eastward of the Public Baywalk Easement area
in an amount not to exceed $195,000 (based upon $300 per linear foot for 650
linear feet).
h. The applicant shall be responsible for the maintenance, repair and, if
necessary, the replacement, if destroyed in whole or part, of a future Public
Baywalk on its property, as provided herein, including the seawall, and shall
establish reserves and insurance to accomplish this obligation.
i. At such time that the Public Baywalk becomes open to the Public, all Public
Baywalk access points shall be posted with standard "Public Baywalk" signs.
The overall design, number, dimensions, placement and color of such signs
shall be subject to the review and approval of Planning Department design
review staff.
j. At such time that the Public Baywalk becomes open to the Public, the
installation of fences, gates or other barriers, which permanently block public
access to the Public Baywalk shall be prohibited.
k. If the applicant sells, leases or otherwise conveys the property, these
conditions shall run with the land, and the applicant's successors and/or
assigns shall be obligated to comply with these conditions.
All building signage shall be consistent in type, composed of flush mounted, non-
plastic individual letters and shall require a separate permit. No illuminated signage
shall be permitted facing north.
Page 5 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
6. The final exterior surface color scheme, including color samples, shall be subject to
the review and approval of staff and shall require a separate permit.
7 · A traffic mitigation plan, which addresses all roadway Level of Service (LOS)
deficiencies relative to the concurrency requirements of the City Code, if required,
shall be submitted prior to the issuance of a Building Permit and the final building
plans shall meet all other requirements of the Land Development Regulations of the
City Code.
8. Manufacturers drawings and Dade County product approval numbers for all new
windows, doors and glass shall be required, prior to the issuance of a building
permit.
9. All roof-top fixtures, air-conditioning units and mechanical devices shall be clearly
noted on a revised roof plan and shall be screened from view, in a manner to be
approved by staff.
1 0. All new and altered elements, spaces and areas shall meet the requirements of the
Florida Accessibility Code (FAC).
11. The applicant may be required to submit a separate analysis for water and sewer
requirements, at the discretion of the Public Works Director, or designee. Based on
a preliminary review of the proposed project, the following may be required by the
Public Works Department:
a. A traffic and neighborhood impact study shall be conducted as a means to
measure a proposed development's impact on transportation and
neighborhoods. The study shall address all roadway Level of Service (LOS)
deficiencies relative to the concurrency requirements of the City Code, and if
required, shall be submitted prior to the issuance of a Building Permit. The final
building plans shall meet all other requirements of the Land Development
Regulations of the City Code. The developer shall refer to the most recent City
of Miami Beach's Traffic and Neighborhood Impact Methodology as issued by
the Public Works Department.
b. Remove/replace sidewalks, curbs and gutters on all street frontages, if
applicable. Unless otherwise specified, the standard color for city sidewalks is
red, and the standard curb and gutter color is gray.
c. Mill/resurface asphalt in rear alley along property, if applicable.
d. Provide underground utility service connections and on-site transformer
location, if necessary.
e. Provide back-flow prevention devices on all water services.
f. Provide on-site, self-contained storm water drainage for the proposed
development.
g . Meet water/sewer concurrency requirements including a hydraulic water model
analysis and gravity sewer system capacity analysis as determined by the
Department and the required upgrades to water and sewer mains servicing this
project.
Page 6 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
h. Payment of City utility impact fees for water meters/services.
i. Provide flood barrier ramps to underground parking or minimum slab elevation
to be at highest adjacent crown road elevation plus 8".
j . Right-of-way permit must be obtained from Public Works.
k. All right-of-way encroachments must be removed.
I. All planting/landscaping in the public right-of-way must be approved by the
Public Works and Parks Departments.
12. The Applicant agrees to the following operational conditions for all permitted uses
and shall bind itself, lessees, permittees, concessionaires, renters, guests, users,
and successors and assigns and all successors in interest in whole or in part to
comply with the following operational and noise attenuation requirements and/or
limitations. The applicant shall ensure through appropriate contracts, assignments
and management rules that these restrictions are enforced and the applicant agrees
to include the rules and regulations set forth in these conditions in any contract or
assignment.
a. NOISE CONDITIONS
i. No commercial outdoor bar counters shall be permitted on the premises.
ii. The Design Review Board (DRB) or the Planning Director shall retain the
right to call the owners and/or operators back before the DRS, at the
expense of the owners and/ or operators, to impose and/or modify the
hours of operation, or amend or impose other conditions, should there be
a valid violation (as determined by Code Compliance) about loud,
excessive, unnecessary, or unusual noise or other conditions of this
approval. An adverse adjudication of a violation against the owner or
operator is not necessary for the board to have jurisdiction over the
matter under this condition. This condition vests jurisdiction independent
of any other condition hereof.
iii. A violation of Chapter 46, Article IV, "Noise," of the Code of the City of
Miami Beach, Florida (a/k/a "noise ordinance"), as amended, shall be
deemed a violation of this approval and subject the approval to
modification in accordance with the procedures for modification of prior
approvals as provided for in the Code, and subject the applicant to the
review provided for in the first sentence of this subparagraph.
iv. Except as may be required for fire or building code/Life Safety Code
purposes, no loudspeakers shall be affixed to or otherwise located on the
exterior of the premises at the northwest corner of the site in the area of
the proposed outdoor dining terrace, or anywhere along 1 01h street.
v. No commercial outdoor live music associated with the proposed
restaurant shall be permitted at any time, inclusive of percussion, musical
instrument, or vocal.
Page 7 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
vi. Special events pursuant to the Miami Beach City Code, associated with
the proposed restaurant, may not be held on the premises and the
applicant agrees that it will not seek or authorize applications for such
permits.
b. OPERATIONAL CONDITIONS
i. Within sixty (60) days of the issuance of the TCO or CO for the project, or
the date of commencement of operation of the restaurant, whichever is
later, the restaurant operator shall make a progress report to the Design
Review Board. The Board reserves the right to modify the conditions of
this approval at the time of a progress report in a non-substantive
manner, to impose additional conditions to address possible problems
and to determine the timing and need for future progress reports.
ii. No valet shall be permitted at any time along 1 01h street. Any valet
operation shall take place at the existing primary vehicular drop-off and
pick-up area located on the east side of the building, or from within the
existing parking lot located on the south side of the northernmost building.
iii. The applicant shall maintain a landscape buffer on the north side of the
Outdoor Dining Area parallel to 1Oth Street, consistent with the landscape
plans approved herein.
iv. The applicant shall maintain a combination of roof overhang, shade
structure, awning, canopy, and/or umbrellas over the Outdoor Dining
Area.
v. Any proposed outdoor seating associated with the restaurant shall be
limited to a maximum of 75 seats.
vi. With the exception of any required emergency egress, no pedestrian
access to the proposed restaurant shall be permitted from the north side
of the site along 1 01h street. All pedestrian access to any restaurant
located on the north side of the site shall be provided from within the
existing internal building circulation, or from within the subject property
from the west (bayfront) elevation.
vii. All trash containers shall have rubber tops AND all trash containers shall
utilize inflated tires or the path for the trash containers shall consist of a
surface finish that reduces noise, in a manner to be reviewed and
approved by staff.
viii. Adequate trash room space, air conditioned and noise baffled, shall be
provided, in a manner to be approved by the Planning and Public Works
Departments. Sufficient interior space must be provided so that doors
can remain closed while trash and trash bags are being deposited in
dumpsters. Doors shall remain closed and secured when not in active
use.
ix. Trash room(s)/garbage room(s) shall be large enough, or sufficient in
number to accommodate enough dumpsters so that no more than one
pick up of garbage per day will be necessary.
Page 8 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
x. Garbage dumpster covers shall be closed at all times except when in
active use.
xi. Garbage pickups and service deliveries shall not take place between 6PM
and 8AM Monday through Friday, and shall not take place between 6PM
and 10 AM Saturday and Sunday.
xii. All kitchens and other venting shall be internally chased and venting
systems shall be employed as necessary to minimize or dissipate smoke,
fumes and odors.
xiii. Equipment and supplies shall not be stored in areas visible from streets,
alleys or nearby buildings.
xiv. Interior loudspeakers shall not be located near doors leading to outside
dining areas and interior music levels shall not interfere with the normal
conversation of diners.
xv. The restaurant's primary function shall be food service, and at no time
shall it become a dance hall, disco or nightclub. Entertainment shall be
limited to background music and the restaurant shall operate under a 2:00
AM liquor license.
xvi. The hours of operation for any food and beverage service located at the
northwest corner of the site on the exterior shall be limited to:
8:00AM to 11:00 PM, Sunday through Thursday
8:00AM to Midnight, Friday and Saturday
Staff cleanup shall cease within one (1) hour after closing times, including
closing of the outdoor restaurant dining area.
xvii. The restaurant operators shall take all steps necessary to protect nearby
residents from noise, odors and other disturbances incidental to
restaurant operations such as parking facilities, delivery vehicles and
garbage trucks. All garbage, refuse and trash dumpsters shall be placed
within an air-conditioned, fully enclosed garbage room, which satisfies the
requirements of the applicable Building Code.
13. The project shall comply with any landscaping or other sidewalk/street improvement
standards as may be prescribed by a relevant Urban Design Master Plan approved
prior to the completion of the project and the issuance of a Certificate of Occupancy.
14. The Final Order shall be recorded in the Public Records of Miami-Dade County, prior
to the issuance of a Building Permit.
15. At the time of completion of the project, only a Final Certificate of Occupancy (CO)
or Final Certificate of Completion (CC) may be applied for; the staging and
scheduling of the construction on site shall take this into account. All work on site
must be completed in accordance with the plans approved herein, as well as any
modifications approved or required by the Building, Fire, Planning, CIP and Public
Works Departments, inclusive of all conditions imposed herein, and by other
Development Review Boards, and any modifications required pursuant to field
Page 9 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
inspections, prior to the issuance of a CO or CC. This shall not prohibit the issuance
of a Partial or Temporary CO, or a Partial or Temporary CC.
16. The Final Order is not severable, and if any provision or condition hereof is held void
or unconstitutional in a final decision by a court of competent jurisdiction, the order
shall be returned to the Board for reconsideration as to whether the order meets the
criteria for approval absent the stricken provision or condition, and/or it is appropriate
to modify the remaining conditions or impose new conditions.
17. The conditions of approval herein are binding on the applicant, the property's
owners, operators, and all successors in interest and assigns.
18. Nothing in this order authorizes a violation of the City Code or other applicable law,
nor allows a relaxation of any requirement or standard set forth in the City Code.
IT IS HEREBY ORDERED, based upon the foregoing findings of fact, the evidence, information,
testimony and materials presented at the public hearing, which are part of the record for this
matter, and the staff report and analysis, which are adopted herein, including the staff
recommendations which were adopted by the Board, that the Application for Design Review
approval is GRANTED for the above-referenced project subject to those certain conditions
specified in Paragraph B of the Findings of Fact (Condition Nos. 1-18, inclusive) hereof, to
which the applicant has agreed.
PROVIDED, the applicant shall build substantially in accordance with the plans approved by the
Design Review Board, as determined by staff, entitled "Southgate Towers Renovation", as
prepared by ADD Inc Architecture + Design, dated February 11, 2013., modified in accordance
with the conditions set forth in this Order and staff review and approval.
No building permit may be issued unless and until all conditions of approval that must be
satisfied prior to permit issuance as set forth in this Order have been met. The issuance of
Design Review Approval does not relieve the applicant from obtaining all other required
Municipal, County and/or State reviews and permits, including final zoning approval. If adequate
handicapped access is not provided on the Board-approved plans, this approval does not mean
that such handicapped access is not required.
When requesting a building permit, the plans submitted to the Building Department for permit
shall be consistent with the plans approved by the Board, modified in accordance with the
conditions set forth in this Order.
If the Full Building Permit for the project is not issued within eighteen (18) months of the meeting
date at which the original Design Review Approval was granted, the Design Review Approval
will expire and become null and void, unless the applicant makes application to the Board for an
extension of time, in accordance with the requirements and procedures of Chapter 118 of the
City Code; the granting of any such extension of time shall be at the discretion of the Board. At
the hearing on any such application, the Board may deny or approve the request and modify the
above conditions or impose additional conditions. If the Full Building Permit should expire for
any reason (including but not limited to construction not commencing and continuing, with
required inspections, in accordance with the applicable Building Code), the Design Review
Approval will expire and become null and void.
In accordance with Section 118-264 of the City Code, the violation of any conditions and
safeguards that are a part of this Order shall be deemed a violation of the land development
regulations of the City Code.
Page 10 of 10
Meeting Date: March 5, 2013
ORB File No. 22945
Dated this \0~ dayof A-~ ~ l L ,20 t3 0
BY:--44~~------~~--~~~--------
TH ~S R. MOONEY, · P
DESIGN AND PRESERVATION
FOR THE CHAIR
STATE OF FLORIDA )
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COUNTY OF MIAMI-DADE ) /'0/") t //
The foregoing instrument was acknowledged before me this _!_!:!_]J_ day of & pjf:. 1 L--20LJ_ by Thomas R. Mooney, Design and Preservation Manager,
Planning Depa~ment, ~ity of Miami Beach, Florida, a Florida Municipal Corpor~n. 9R behalf
of th~ •. ~orporatton. He ts personally known ~-1{ . r.......____.-1 ~
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. ~ MYCOUMISSION#DD928148 NOTARY PUBLIC
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Bonded Thru !ud~ Not3!)' Se!vices Miami-Dade County, Florida /7
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Approved As To Form: 0 l d J
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F:\PLANISDRB\DRB 13\MarDRB 13122945.Mar13.FO.docx