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R5F-Miami Heart Institute FLUM Change And Zoning Map ChangeCOMMISSION ITEM SUMMARY Condensed Title: First Reading to consider an Ordinance Amendment regarding an amendment to the Official Zoning District Map of the Code of the of Miami Beach and the Future Land Use Map (FLUM) of the City of Miami Beach, for the Miami Heart lns!jjtit~u_!§te~:.£e,~L ________________ j Neighborhood satisfaction and Maintain policies. Supporting Data (Surveys, Environmental Scan, etc half of all residential respon Issue: Should the Commission approve: 1. An Ordinance to change the Future Land Use Category for the Miami Heart Institute property from the current PF-HD, "Public Facilities -Hospital " to "RM-1, Residential Low Density". 2. An Ordiannce to amend the Official Zoning District Map of the Code of the City of Miami Beach, by changing the Zoning District Classification for the Miami Heart Institute property from the current HD, "Hos ita I " to "RM-1, Residential Multifamil Dens --------L-------~--------------------------~ FIRST READING The ordinances would amend the FLUM and Maps of the City of Miami Beach by changing the current main permitted use of on the Miami Heart Institute property at 4704 North Meridian Avenue to 'Residential'. These amendments are being proposed in order to accommodate a new, residential development for the subject site. The Administration recommends that the City Commission approve the Zoning Map Amendment Ordinance on First Reading and set a Second Reading Public Hearing for November 14, as well as continue the FLUM Amendment Ordinance to a date certain of November 14, 2012, at which time both Ordinances will be adopted .. Advisory Board Recommendation: July 24, 2012, the Planning Board recommended that the City Commission appr osed ordinances by a vote of 5-0 (1 member absent, 1 positig!J_~_c_a_n-"'t)_. _________ _, Financial Information: Source of Funds: OBPI --------+----------······-······-········--·-----] ---~---------------·-· proposed ordinance should not have any direct fiscal 283 AGENDA ITEM----- DATE --"--'--'-= Ml IBE H City of Miami Be<~ch, 1700 Convention Center Drive, Miami Beach, Flor:Ja 33139, COMMISSION MEMORANDUM TO: Mayor Matti Herrera Bower and Members of the FROM Kathie G. Brooks, Interim City Manager DATE October 2012 SUBJECT: Miami Heart Institute, 4701 North Meridian Avanua FLUM Amendment & Zoning Map Change FLUM Amendment (Planning Board Fila No. 2059). FIRST READING AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE FUTURE LAND USE MAP OF THE COMPREHENSIVE PLAN BY CHANGING THE FUTURE LAND USE CATEGORY FOR THE PARCEL KNOWN AS THE "MIAMI HEART INSTITUTE," MORE PARTICULARLY DESCRIBED IN THE LEGAL DESCRIPTION ATTACHED AS EXHIBIT "A" HERETO, FROM THE CURRENT PF~HD, "PUBLIC FACILITY, HOSPITAL," TO THE FUTURE LAND USE CATEGORY OF RM-1, RESIDENTIAL MULTIFAMILY LOW INTENSITY;" PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. Zoning Map Change (Planning Board fila No. 2060). AN ORDINANCE Of THE MAYOR AND CITY COMMISSION Of THE CITY Of MIAMI BEACH, FLORIDA, AMENDING THE OffiCIAl ZONING DISTRICT MAP, REFERENCED IN SECTION 142-72 Of THE CODE OF THE CITY Of MIAMI BEACH, FLORIDA, BY CHANGING THE ZONING DISTRICT CLASSIFICATION FOR THE PARCEL KNOWN AS THE "MIAMI HEART INSTITUTE," MORE PARTICULARLY DESCRIBED IN THE LEGAL DESCRIPTION ATTACHED AS EXHIBIT "A" HERETO, FROM THE CURRENT ZONING CLASSIFICATION HD, "HOSPITAL DISTRICT," TO THE PROPOSED ZONING CLASSIFICATION RM-1 RESIDENTIAL MULTI- FAMILY LOW INTENSITY," PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. ADMINISTRATION RECOMMENDATION Approve the Zoning Map Amendment Ordinance on First Reading and set a Second Reading Public Hearing for December 12, 2012, as well as continue the FLUM Amendment Ordinance to a date certain of December 12, 2012, at which time both Ordinances will be considered adoption. 284 Commission Memorandum Miami Heart Institute -FLUM and Zoning Map October 2012 2 of 6 BACKGROUND The applicant, 4701 North Meridian, LLC, submitted a request to amend the Future Land Use Map of the Comprehensive Plan and the Official Zoning District Map of City of Miami Beach, for the Parcel commonly known as the "Miami Heart Institute," which is comprised of less than 10 acres and more particularly described in the following Legal Description: Lots 8 through 16 of "Nautilus Addition of Miami Beach Bay Shore Co." according to the Plat thereof, as recorded in Plat Book 8 at Page 130, of the Public Records of Miami-Dade County, Florida. Specifically, the applicant is seeking to change the Land Use Category for the subject from the current PF-HD, "Public Facilities-Hospital District," to "RM-1, Residential Multifamily Low Density". The applicant is also requesting to amend the Official Zoning District Map of the Code of the City of Miami Beach, Florida, by changing the Zoning District Classification for the subject parcel from the current HD, "Hospital District" to "RM-1, Residential Multifamily Low Density". The applicant is also proposing to retain the existing nonconforming height, setbacks, floor area ratio and off-street parking by converting the existing structures on the subject parcel to a multifamily building associated amenities and parking, Although these two separate Ordinances can be heard together at a public hearing, it is necessary to have separate motions for each request The subject site is the former Miami Heart Institute, which was a functioning hospital since 1 Mount Sinai purchased Miami Heart Institute in 2000; however its operations and its emergency room have been dosed since 2004. The remaining services include the rehabilitation center, hospice, dialysis, and wound-care center which will move into Mount Sinai. PF-HD future use and HD zoning designations only Hospitals as a main permitted use, and also allow a variety of accessory uses related to hospital use. The use of the site residential use with accessory recreational facilities would not be permitted by Comprehensive Plan and zoning regulations, and would require a change to a land use category and zoning designation that would allow the desired residential use as a main permitted use. The applicant has proposed to renovate and adapt the existing structures to residential use -apartments -with accessory recreational facilities. ANALYSIS Planning and Zoning The proposed changes to the FLUM and Zoning Map are compatible with the property adjacent to the site to the west, along Alton Road, which is RM-1 Multifamily Low intensity a maximum FAR of 1.25. However, to the south of the site is a single- family district (RS-4), which is defined smaller size lots and low scale homes. The applicant has proposed substantial modifications to the existing structures, in order to create a more residential appearance. These physical modifications to existing structure wHI create a better transition to the lower scale single family context to the immediate south. 285 Commission Memorandum Miami Head Institute -FLUM and Zoning Change October 2012 3of 6 City Charter The request for changing the Zoning Map of the City, as well as the Future Land Use Map of the City's Comprehensive Plan is affected by Sections 1.03 (c) and 8.09 of the Charter. Charter section 1 states, in part: The floor area of property or street end within the of Miami Beach shall not be increased transfer, or other means from current zone floor area ratio as it exists on the date of adoption of this Charter Amendment (November 7, 2001 ), including any limitations on floor area ratios which are effect by virtue of development agreements through the full term of such agreements, unless such increase in zone floor area ratio for any such property shafl first be approved by a vote of the electors of the City of Miami Beach. Charter Section 8.09 states: When a hospital district is rezoned, such property shall be rezoned a district or combination of districts with a floor area ratio no greater than the zoning of abutting land (sharing lot Following the mandate of Charter Section 8.09 above, Section 142-456 (a) and (c) - Rezoning HD district -of the Land Development Regulations of the City Code also governs request as follows: If an application is filed pursuant to rezone all or part of an the rezoning shall be to a district or combination of districts with a floor area no greater than the abutting (sharing Any building existing on property may be adaptively reused consistent zoning regulations retaining nonconforming height, setbacks, area ratio and off-street parking, regardless whether the rehabilitation exceeds 50 percent of value determination, provided that repaired or rehabilitated building shall be subject to the regulations in subsection 118-395 (b)(1)e.-d. (see below; however since site is not within a designated sub-section d. does not apply). Nonconforming buildings (1) Nonconforming buildings which are repaired or rehabilitated less than 50 percent of value of the building as determined by the building official shall be subject to the following conditions: a. Repaired or rehabilitated residential and/or hotel units shall meet the unit size requirements as set forth for the zoning district in which the property is located. The number of units in the building shall not be increased. b. The building shall have previously been issued a certificate of use, certificate of completion, certificate of occupancy or occupational license by the city to reflect its current use. c. Such repairs or rehabilitation shall meet the requirements of the City maintenance standards, the applicable Florida Building Code, and the Life Safety Code. d. If located within a designated district, or an historic site, 286 Commission Memorandum Miami Heart institute-FLUM and Zoning Map Change October 2012 4 of 6 the repairs or rehabilitations shall comply substantially with the Secretary of Interior Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures, as amended, as well as the certificate appropriateness criteria in Article X of these Land Development Regulations. If the repair or rehabilitation of a contributing structure conflicts any of these regulations, the property owner seek relief from the applicable building or life-safety code. The HD Hospital District shares a property line with an RM-1 district, facing Alton Road, which is currently developed as a parking lot Therefore it complies with Section 142-456 (a), although it appears that currently the parking lot is not being used. The RM-1 regulations allow for a 1.25 FAR with residential uses permitted, in compliance with Section 1.03 of the City Charter. It should be noted, however, that the Land Development Regulations do not include a maximum FAR for the HD district However, the Comprehensive Plan states that in no case shall the intensity in this land use category exceed a floor area ratio on 3.0. Although the of the existing HD Hospital category is more than the RM-1 zoning (3.0 vs. 1.25 FAR) the request is consistent with both Charter provisions and the zoning district regulations as cited above. Site Issues The existing Hospital District zoning carries with it a maximum allowable Floor Area Ratio (FAR) of 3.0, which is among the most intense zoning districts within the City. The proposed RM-1 zoning district allows residential uses and accessory uses that are incidental and customarily associated the main permitted use. In addition, the district allows for Conditional Uses such as adult congregate living facility; day care facility; nursing home; religious institutions; private and public institutions; schools; and commercial or noncommercial parking lots and garages. From a growth management standpoint, the proposed change would ensure that no unwanted overdevelopment of the site could occur, and that the existing buildings would be renovated and rehabilitated in an aesthetically acceptable manner. Also, from the standpoint of traffic congestion, trip generation, and parking availability, the change of use from Hospital and Accessory Hospital Uses to Residential would result in a lower intensity use. The generation rate and parking requirement for hospital is among the highest of all uses, while residential uses are less intense. The total trip generation the site as currently designated for hospital use could be expected to be reduced by at least one-half, which is beneficial for the long-term sustainability of the surrounding residential area. It is also noteworthy that the RM-1 designation does not allow commercial uses on the site. Comprehensive Plan Issues total land area involved in this application is 4.33 acres. Under Section 163.3187 F.S., land use map amendments of less than iO acres in size may considered "small- scale" amendments. As such, only one public hearing before the Commission is required, which shall be an adoption hearing. Although not required, the local government should send a copy of the adopted small scale amendment to the State Land Planning Agency so that the Agency can maintain a complete and up-to-date copy of the City's Comprehensive Plan. 287 Commission Memorandum Miami Heart Institute~ FLUM and Zoning October 2012 5of 6 lnterlocal Agreement for Public School Facility Planning The 2005 Florida Legislature adopted laws which are incorporated in the Florida Statutes, each local government to adopt an intergovernmental coordination element as part of their comprehensive plan, as well as a statutory mandate to implement public school concurrency. Because the submitted plans are only conceptual in nature and only show the portions the existing structures that would be demolished, as well as those that would be retained for residential use and accessory use parking, the number of apartment units has not as yet been determined. The RM-1 future land use category allows a density of 60 units per acre. Taking this to the end result of 60 x 4.33 acres, the maximum number of units that be developed within the existing structures is 260 units. Staff forwarded this information to the Miami-Dade County School Board, and applicant made application for a preliminary school concurrency determination. Staff received notification from the School Board with the following preliminary determination: noted in Concurrency Analysis (Schools Planning Level Review), the proposed would yield a maximum residential density of 260 multifamily which generates 23 11 elementary, 5 middle and 7 senior students. At this elementary and middle schools have sufficient capacity available to serve the while at the senior high school level, the review reveals a shortfall of 7 seats. However, a final of Public School Concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. As such_, this analysis does constitute a Public School Concurrency approval. PLANNING BOARD REVIEW On July 4, 2012, the Planning Board (by a 5-0 vote) transmitted both Ordinances the City Commission with a favorable recommendation. As part of this action, the Planning Board recommended that the City Commission not act upon the Ordinances until the required covenants have been executed, recorded and placed in escrow the City Attorney's office. SUMMARY The proposed amendment to the Future Land Use Map of the City's Comprehensive Map and the change to the Zoning Map are expected to promote a positive change to the Miami Heart Institute site, which has been almost vacant for some time. The new residential development with its recreational amenities would add value to the site as well as a visual and aesthetic improvement to the neighborhood. As part of the review process the proposed amendments, extensive public outreach has been conducted, and the applicant for the proposed new residential project has had numerous meetings with affected property owners, neighbors and home owners associations. As part of this outreach effort, the applicant has agreed to seek approval from the Design Review Board (ORB) for the conversion of the hospital to residential, prior to the adoption of the proposed amendments. Additionally, a covenant pertaining to site has agreed to by all parties. The City Attorney's office is working with the applicant's legal counsel to finalize the details of the required covenant and expects the covenant to be executed and held in escrow prior to final adoption of the FLUM and Zoning Map change. 288 Commission Memorandum Miami Heart Institute -FLUM and Map October 2012 6 of 6 These amendments must be processed together, as they are interrelated to one another; however, separate motions must be made for each Ordinance. The Zoning Map Amendment requires two separate readings. Therefore, the Commission can approve Zoning Map Amendment at First Reading on October 24, 2012 and consider the FLUM Amendment at the 2nd Reading of the Zoning Map Amendment on December 12, 2012. The ORB will be considering applicants residential proposal on December 4, 2012, is prior to the December 12 City Commission meeting. CONCLUSION Administration recommends that the City Commission approve the Zoning Map Amendment Ordinance on Reading and set a Second Reading Public Hearing for December 12, 2012, as well as continue the FLUM Amendment Ordinance to a date certain of December 12, 2012. at which time both Ordinances will be considered for adoption. KGB/JGG/RGL:TRM T:\AGENDA\2012\10-24-12\Miami Heart HD-MEMO.docx 289 LIONHEART /MIAMI HEART INSTITUTE REDEVELOPMENT HEARING CALEI'i"DAR DATE EVENT August 3, 2012 Mail notices for preliminary DRB hearing on September 4 September 4, 2012 Request deferral of preliminary hearing to October 2 September 21, 2012 Mail notices for 1st reading before the Commission on Odobe:r 24 October 2, 2012 Atteud prelbuiBiU'Y DRB heariug CONTINUED To NOVEMBER October 24, .2012 Attend 1st :reading before the Commission ***(Fint hearing on :rezoning, laud use amendment continued to December) November 2, 2012 Mail notices for final DRB Hearing on December 4 November 2, 2012 Mail notices fo:r BOA hearing on December 7 November 6, 2012 Attend preliminary DRB hearing November 9, 2012 Mail notices fo:r 2n 11 reading before Commission on December 12 December 4, 2012 Attend Final DRB hearing December 7, 2012 Attend BOA hearing December 12,2012 Attend 2nd reading before Commission ***(Second bearing on rezoning, ONLY bearing on land use amendment) DRB re . Land use amendment will MiA 182,690,472v5 10-1-12 290 MIAMI HEART INSTITUTE-FLUM CHANGE ORDINANCE NO.------ AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE FUTURE LAND USE MAP OF THE COMPREHENSIVE PLAN BY CHANGING THE FUTURE LAND USE CATEGORY FOR THE PARCEL KNOWN AS THE "MIAMI HEART INSTITUTE," MORE PARTICULARLY DESCRIBED IN THE LEGAL DESCRIPTION ATTACHED AS EXHIBIT "A" HERETO, FROM THE CURRENT PF~HD, "PUBLIC FACILITY, HOSPITAL," TO THE FUTURE LAND USE CATEGORY OF RM-1, "RESIDENTIAL MULTIFAMILY LOW INTENSITY;" PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. WHEREAS, the applicant, 4701 North Meridian, LLC, has made an application to the City of Miami Beach to change the Future Land Use Map category for the parcel referred to herein as "Miami Heart Institute," located at 4701 North Meridian Avenue, from the current PF-HD, Public Facility Hospital, to the Future Land Use category RM-1, Residential Multifamily Low Intensity; and WHEREAS, amending the Future Land Use category of the subject Miami Heart Institute parcel as provided herein is necessary to ensure the development of that property will be compatible with development in adjacent and surrounding areas, and will contribute to the general health and welfare of the City; and WHEREAS, the City of Miami Beach has determined that changing the Future Land Use category of the subject Miami Heart Institute parcel as provided herein will ensure that new development is compatible and in scale with the built environment, and is in the best interest of the City; and WHEREAS, the full legal description of the Affected Property is contained in Exhibit "A" attached to this Ordinance, and shortened descriptions of such properties will be codified in the amendments below. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA: SECTION 1. The following amendment to the City's Future Land Use Map designations for the property described herein is hereby approved and adopted and the staff is hereby directed to make the appropriate changes to the Future Land Use Map of the City: A parcel of land commonly known as the "Miami Heart Institute," approximately 188,796 square feet (4.33 acres), deemed to be a small- scale amendment, from the current PF-HD, "Public Facility Hospital," to the Future Land Use category of RM-1, "Residential Multifamily Low Intensity." 291 SECTION 2. REPEALER All Ordinances or parts of Ordinances in conflict herewith be and the same are hereby repealed. SECTION 3. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not affected by such invalidity. SECTION 4. INCLUSION IN COMPREHENSIVE PLAN. It is the intention of the City Commission, and it is hereby ordained that the amendment provided for in Section I is made part of the Future Land Use Map of the City of Miami Beach Comprehensive Plan, as amended; that the sections of this Ordinance may be renumbered or relettered to accomplish such intention; and that the word "ordinance" may be changed to "section" or other appropriate word. SECTION 5. TRANSMITTAL The Planning Director is hereby directed to submit this ordinance to the appropriate state, regional and county agencies as may be required applicable law. SECTION 6. EFFECTIVE DATE. This ordinance shall take effect 31 days after adoption pursuant to Section 163.3187(2), Florida Statutes. PASSED and ADOPTED this __ day of _____ , 2012. ATTEST: CITY CLERK First Reading: November 14, 2012 Second Reading: N/A Verified by: _________ _ Richard Lorber Planning Director T\AGENDA\2012\10-24-12\Miami Heart HD FLUM-ORO.docx -2- 292 MAYOR APPROVED AS TO FORM & LANGUAGE & FOR EXECUTION MIAMI HEART INSTITUTE -ZONING MAP CHANGE ORDINANCE NO.------ AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE OFFICIAL ZONING DISTRICT MAP, REFERENCED IN SECTION 142~72 OF THE CODE OF THE CITY OF MIAMI BEACH, FLORIDA, BY CHANGING THE ZONING DISTRICT CLASSIFICATION FOR THE PARCEL KNOWN AS THE "MIAMI HEART INSTITUTE," MORE PARTICULARLY DESCRIBED IN THE LEGAL DESCRIPTION ATTACHED AS EXHIBIT "A" HERETO, FROM THE CURRENT ZONING CLASSIFICATION HD, "HOSPITAL DISTRICT," TO THE PROPOSED ZONING CLASSIFICATION RM~1, "RESIDENTIAL MULTI~ FAMILY LOW INTENSITY," PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY AND AN EFFECTIVE DATE. WHEREAS, the applicant, 4701 North Meridian, LLC, has made an application to the City of Miami Beach to change the zoning classification the parcel referred to herein as "Miami Heart Institute," located at 4701 Meridian Avenue, from HD, Hospital District, to RM-1, Residential Multifamily Low Intensity; and WHEREAS, amending the zoning of the subject Miami Heart Institute parcel as provided herein is necessary to ensure that the development of the property will be compatible with development in adjacent and surrounding areas, and contribute to the general health and welfare of the City; and WHEREAS, the City of Miami Beach has determined that the rezoning of the subject Miami Heart Institute parcel as provided herein will ensure that new redevelopment and renovation of existing structures are compatible and in scale with the environment, and is in the best interest of the City; and WHEREAS, the full legal description of the Affected Property is contained in Exhibit attached to this Ordinance, and shortened descriptions of such properties will be codified in the amendments below. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA: SECTION 1. The following amendments to the City's zoning map designations for the properties described herein are hereby approved and adopted and the Planning Director is hereby directed to make the appropriate changes to the zoning map of the City: A parcel of land commonly known as the "Miami Heart Institute," approximately 188,796 square feet (4.33 acres), from the current HD "Hospital District," to the proposed zoning classification RM-1, "Residential Multifamily Low Intensity." 293 SECTION 2. REPEALER. Ali Ordinances or parts of Ordinances in conflict herewith be and the same are hereby repealed. SECTION 3. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not be affected by such invalidity. SECTION 4. CODIFICATION. It is the intention of the City Commission that the Official Zoning District Map, referenced in Section 142-72 of the Code of the City Of Miami Beach, Florida be amended in accordance with the provisions of this Ordinance. SECTION 5. EFFECTIVE DATE. This ordinance shall take effect 31 days after adoption to correspond to the adoption date of the amendment to the Future Land Use Map of the City's Comprehensive Plan. PASSED and ADOPTED this __ day of ____ _ ATTEST: CITY CLERK First Reading: October 24, 2012 Second Reading: November 14, 2012 Verified by:--------- Richard Lorber Planning Director T:\AGENDA\2012\10-24-12\Miami Heart HD ZONING MAP· ORD.docx -2 - 294 2 MAYOR APPROVED AS TO FORM & LANGUAGE & FOR ECUTION EXHIBIT "A" legal Description: Lots 8 through 16 of "Nautilus Addition of Miami Beach Bay Shore Co." according to the Plat thereof, as recorded in Plat Book 8 at Page 130, of the Public Records of Miami-Dade County, Florida. 295 I " p I CITY OF MIAMI BEACH NOTICE OF AMENDMENT TO THE FUTURE lAND USE MAP {FlUM) OF THE CITY OF MIAMI BEACH COMPREHENSIVE PlAN AND ZONING MAP CHANGES NOTICE IS HEREBY GIVEN that a first and public hearing will be held by the City Commission of the Cfty of Miami on WEDNESDAY, October 24, 2012 at 5:01 p.m. in the City Commission Chambers, Third Floor. City HaiL located at 1700 Convention Center Drive, Miami Beach, Florida 33139 to consider: ~~'!"""''"' Board File No. 2059) to amend the Future Land Use Miami Beach to 1 F.S., and Chapter 163.31 F-8., by Future Land Use Designation for the of land more conmonly as Miami Heart Institute, of than 10 acres from the current PF-HD, "Public FacHity to the Future Land Use of RM-1, "Residential, Low Intensity," Board File No. 2000) BEACH 296 District referanced in Section 142-72 of to Section 118·162, "Petitions District Classification for the f'MnnriiOPO Of leSS than Low language interpreters, information anv accommodation to review :.r.t •. ~nr.n~r,mrt. please contact users may also calf the Rafael E. Granado f:itv f:IPrk