R5I-226 87th Terr -Parking Category Comp Plan-Rezoning -Weithorn-COMMISSION ITEM SUMMARY
Gondensed Title:
First Reading to consider Ordinance Amendments to the Future Land Use Map (FLUM) of the
City of Miami Beach Plan and Chanoes to the Zoninq Districts Mao.
lntended Outcome
Clerk's Office lative Tracki
AGENDA ITEM R 5I
lncrease satisfaction with neighborhood character. lncrease satisfaction with development and
ent across the Ci
Supporting Data (Surveys, EnvironmentalScan, etc 48o/o of residential respondents and 55% of
businesses rate the effort put forth by the City to requlate development is "about the riqht amount."
ltem Summary/Recommendation :
FIRST READING- PUBLIC HEARING
The proposed Ordinance amendments would:1. Amend Policy 1.2 of the Future Land Use Elementof the Comprehensive Plan of the City of
Miami Beach by modifying the Parking (P) Future Land Use Category to allow for residential
uses when abutting a land use category that permits such uses.
2. Change the Zoning District Classification for a parcel of land located a1226 87th Terrace from
the current GU, "Government Use District", to RM-2, "Residential, Multifamily Medium
lntensity" District;
The Administration recommends that the City Commission open and continue the item to date certain
of September 2,2015.
On August 26, 2014 the Planning Board recommended approval of the subject Ordinances by a vote
of 6 to 0 (Planning Board File Nos. 2200 &2203).
Financial lnformation:
Source of
Funds:
Amount Account
1
2
3
OBPI Total
Financial lmpact Summary:
ln accordance with Charter section 5.02, which requires that the "City of Miami Beach shall consider
the longterm economic impact (at least 5 years) of proposed legislative actions," this shall confirm
that the City Administration evaluated the long{erm economic impact (at least 5 years) of this
proposed legislative action, and determined that there will be no measurable impact on the City's
budqet.
Thomas Mooney
T:\AGENDA\2015\June\226 87th Terrace Comp Plan Amnd and Zoning Change -
MIAMIBEACH DArE 6-(0-tf431
MIAM!BEACH
City of Miomi Beoch, .l700 Convention Center Drive, Miomi Beoch, Florido 33139, www.miomibeochfl.gov
COMMISSION MEMORANDUM
/
To: Mayor Philip Levine and Members f the City /ommission
FRoM: Jimmy L. Morales, City Manager |-=', lG
DATE: June 10,2015
SUBJECT: 226 87th Terrace
Parking (P) Gategory - Comprehensive Plan Amendment. The applicant, the
City of Miami Beach, is requesting an amendment to Policy 1.2 of the Future
Land Use Element of the Comprehensive Plan of the City of Miami Beach
pursuant to the procedures in section 163.3184(3), Florida Statutes, by modifying
the Parking (P) Future Land Use Category to allow for residential uses when
abutting a land use category that permits such uses.
226 87th Terrace - Zoning Map Change. The applicant, the City of Miami
Beach, is requesting an amendment to the Official Zoning District Map,
referenced in Section 142-72 of the Code of the City Of Miami Beach, Florida,
pursuant to Section 118-162, "Petitions for Changes and Amendments," by
changing the Zoning District Classification for a parcel of land located at226 87lh
Terrace, and which is comprised of less than 10 acres, from the current GU,
"Government Use District", to RM-2, "Residential, Multifamily Medium lntensity"
District.
ADMINISTRATION RECOMMEN DATION
The Administration recommends that the City Commission open and continue the item to
a date certain of September 2,2015.
BACKGROUND
On June 11,2014, at the request of Commissioner Deede Weithorn, the City
Commission referred a discussion item to the Land Use and Development Committee
(ltem C4J), regarding the rezoning of City-Owned land. Additionally the matter was
referred to the Planning Board.
On July 9,2014 the Land Use and Development Committee recommended approval of
the proposed rezoning.
A proposal has been put forward, in combination with the privately held parcel to the
FIRST READING PUBLIC HEARING
432
Commission Memorandum
226 8/h Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 2 of 2
immediate south, for a new main use parking structure. A re-zoning of the City owned
'GU' property is necessary in order to provide a consistent zoning designation for the
combined, larger site. Additionally, a Comprehensive Plan Amendment to allow for
residential uses in the 'Parking (P)'future land use category when it abuts a land use
category that allows residential uses is required to maintain consistency between the
Land Development Regulations and the Comprehensive Plan as required by Section
163.3201, Florida Statutes.
On November 19, 2014, the City Commission opened and continued the item on First
Reading to a date certain of December 17,2014. On December 17,2014, the item was
continued to a date certain of February 11,2015. On February 11,2015, the item was
continued to a date certain of April 15, 2015. On April 15, 2015 the item was continued
to a date certain of June 10,2015.
ANALYSIS
The Proposal
The subject property at 226 87th Terrace is currently zoned "GU Government Use
District" and is owned by the City. The subject site, which is sandwiched between Collins
and Harding Avenue on the northern boundary of the City, contains an open lot on the
west and a public parking lot on the east side. To the immediate south of the subject GU
site is a parking lot (zoned RM-2) owned by 8701 Collins Development, LLC, which is
also the owner of the "Biltmore Terrace" and adjacent parking lot to the east at 8701
Collins Avenue.
A proposal has been put forward, in combination with the privately held parcel to the
immediate south, for a new main use parking structure. The following is requested as
part of the subject applications:
1. A Comprehensive Plan Amendment to allow for residential uses in the Parking
(P) Category future land use designation, to allow that designation to be
compatible with the surrounding residential categories.
2. A re-zoning of the City owned 'GU' property to 'RM-2', which is necessary in
order to provide a consistent zoning designation for the combined, larger site.
A separate code amendment is pending before the Planning Board that proposes to: (i)
establish regulations for main use garages and sign criteria for ground floor commercial
uses in parking garages located in the RM-2 district adjacent to North Shore Open
Space Park; and (ii) establish a process in which the City may erect City ldentification
Signs near the City's main entry points.
The proposed main use garage would include a mix of at least 100 public parking
spaces, private parking spaces, ground floor commercial uses, and residential uses. The
proposed building would also incorporate entrance signage for the City. The goal of the
development is to provide a signature building at the entrance to the City that will
facilitate pedestrian activity in the area, encourage the public's use of the beach and the
North Shore Open Space Park, while enhancing the supply of public parking in the area.
Regardless of the subject ordinance, any development proposed for the site will be
subject to design review and site plan approval.
433
Commission Memorandum
226 |fh Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 3 of 3
Planning and Zoning lssues
The "Parking (P)'future land use category provides for the following:
Purpose: to provide development opportunities for existing and new parking
facilities.
Uses which may be permitted; Parking facilities and commercial uses when
located on frontage opposite a land use category that permits commercial use.
The proposed development complies with this purpose, as it will be a main use garage.
However, residential uses are presently not permitted in this category. This can result in
garages that are incompatible with surrounding communities, especially if a garage is
located in an area that is primarily residential. Therefore an amendment is required in
order to ensure that main use garages that are compatible with the surrounding
residential districts. lt should be noted that for other sites with a future land use
designation of Parking (P), a zoning change or amendment will be required if they are
designated GU in order to have residential uses.
The GU zoning only allows government buildings and uses, including but not limited to
parking lots and garages; parks and associated parking; schools; performing arts and
culturalfacilities; monuments and memorials. Residential uses within a main use garage
would not be permitted by the present Comprehensive Plan and zoning regulations, and
requires an amendment to the permitted uses in the future land use category and a
change to the zoning designation that would allow the desired residential use as a main
permitted use.
It is proposed that the Parking (P) future land use category be amended to allow for
residential uses subject to the density of the lowest abutting residential land use
category. lt is also proposed that the subject property be rezoned from "GU Government
Use District" to the .RM-2 Residential, Medium lntensity" district, as that would allow
both the residential use and parking garages. The proposed changes are compatible
with the properties abutting the site along Collins Avenue and Harding Avenue which are
zoned for multifamily residential uses.
City Charter lssues
The request for changing the Zoning Map of the City is affected by the following City
Charter provision: Sections 1.03 (c), which partially states.
The floor area ratio of any property or street end within the City of Miami Beach
shall not be increased by zoning, transfer, or any other means from its current
zone floor area ratio as ff exrsfs on the date of adoption of this Charter
Amendment (November 7, 2001), including any limitations on floor area ratios
which are in 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 shall first be approved by a vote of the electors of the City of Miami
Beach.
ln review of the floor area ratio (F.A.R.) limitation on the subject parcels, which are
currently zoned GU (Government Use), the following applies:
434
Commission Memorandum
226 7lh Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 4 of 4
Sec. 142-425 (a). Development regulations.
The development regulations (setbacks, floor area ratio, signs, parking, etc.) in
the GU governmenf use district shall be the average of the requirements
contained in the surrounding zoning disfnbfs as determined by the planning and
zoning director, which shall be approved by the city commission.
The abutting zoning of the subject parcel, which is used to calculate the F.A.R. of the
parcel, is RM-2, which allows a maximum F.A.R. of 2.0. As the proposed zoning change
to RM-2 does not increase the established F.A.R. for the subject parcels, the requested
amendment complies with the requirements of the referenced Charter provision, subject
to City Commission approval. ln addition, the proposal is for a main use garage, which
is not subject to the F.A.R. limits of the underlying zoning district pursuant to Section
130-68 (6) of the Land Development Regulations.
Comprehensive Plan lssues
This application includes a text amendment to Policy 1.2 of the Future Land Use element
of the Compressive Plan. Under Section 163.3184(2), F.S., this amendment shall follow
the expedited state review process for adoption of comprehensive plan amendments.
This process requires a public hearing by the local planning agency (Planning Board), a
public transmittal hearing before the City Commission, after which the amendment must
be transmitted to several state agencies for a 30-day review period, and a final adoption
public hearing before the City Commission. The amendment is effective 31 days after it
is adopted if there are no appeals.
lnterloca! Agreement for Public School Facility Planning
The 2005 Florida Legislature adopted laws which are incorporated in the Florida
Statutes, requiring 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. The Parking (P) future land use category as
proposed will allow a density limited by the lowest abutting residential district, which in
this case will be that of RM-'l or 60 units per acre. The lot area of this parcel is 0.35
acres. Based upon this data, the maximum number of units that could be developed for
this area is 21 units. The 0.35 acre lot to the south (7925 Collins Avenue) with an
underlying RM-2 future land use designation allows for a maximum density of 100 units
per acre, or a total of 35 units. At this time, it is expected that the proposal for the
combined site will contain approximately 24 units, which is less than the maximum
number of units allowed on the existing RM-2 site.
Final site plan approval is contingent upon meeting Public School Concurrency
requirements and the applicant will be required to obtain a valid School Concurrency
Determination Certificate (Certificate) issued by the Miami-Dade County Public Schools.
Such Certificate will state the number of seats reserved at each school level. ln the
event sufficient seats are not available, a proportionate share mitigation plan shall be
incorporated into a tri-party development agreement and duly executed prior to the
issuance of a Building Permit.
435
Commission Memorandum
226 7y'h Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 5 of 5
PLANNING BOARD REVIEW
On August 26, 2014, the Planning Board (by a 6-0) transmitted the proposals to the City
Commission with a favorable recommendation
FISCAL IMPACT
ln accordance with Charter Section 5.02, which requires that the "City of Miami Beach
shall consider the long term economic impact (at least 5 years) of proposed legislative
actions," this shall confirm that the City Administration City Administration evaluated the
long term economic impact (at least 5 years) of this proposed legislative action. The
proposed Ordinance is not expected to have a negative fiscal impact upon the City, and
should increase the property's value, as new development is added to the City's tax
rolls.
SUMMARY
The proposed amendment to Policy 1.2 of the Future Land Use Element of the City's
Comprehensive Plan and the change to the Zoning Map will allow for a main use parking
garage with residential and commercial components, which would add value to the site
as well as be a visual and aesthetic improvement to the neighborhood. These
amendments must be processed together, as they are interrelated to one another,
however, separate motions must be made for each application.
CONCLUSION
The Administration recommends that the City Commission open and continue the item to
a date certain of September 2,2015.
JLM/JMJ/TRM/RAM
T:\AGENDA\201SUuneV26 87th Terrace Comp Plan Amnd and Zoning Change - 1st Reading MEM O&C.docx
436
Commission Memorandum
226 8/h Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 6 of 6
Aerial
75 150 Location:
22687th Terrace
437
Commission Memorandum
226 |fh Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 7 o'f 7
Future Land Use
Location:
226871h Terrace
438
Commission Memorandum
226 ?lh Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page I o'f 8
Zoning (Existing)
300 Feet Location:
22687th Terrace
T o w n Lo-f-S-u.r-f-s-i.d e
CitY Limits
439
Commission Memorandum
226 8lh Terrace - Parking Category Comprehensive Plan Amendment & Zoning Map Change
June 10,2015 Page 9 of 9
Zoning (Proposed)
f-S.u.r-f-s-i
CitY Limits
75 150 Location:
226871h Terrace
440
COMPREHENSIVE PLAN - PARKING CATEGORY
ORDINANGE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAM! BEACH, FLORIDA, PURSUANT TO THE
PROCEDURES lN SECTION 163.3184(3), FLORTDA STATUTES, TO
AMEND POLICY 1.2 OF THE FUTURE LAND USE ELEMENT OF THE
COMPREHENSIVE PLAN BY MODIFYING THE PARKING (P) FUTURE
LAND USE CATEGORY TO ALLOW FOR RESIDENTIAL USES WHEN
ABUTTING A LAND USE CATEGORY THAT PERMITS SUCH
USES; PROVIDING FOR INCLUSION !N THE COMPREHENSIVE
PLAN; TRANSMITTAL; REPEALER; SEVERABILITY; AND AN
EFFECTIVE DATE.
WHEREAS, the City of Miami Beach seeks to encourage and incentivize new
development in the North Beach area; and
WHEREAS, the City of Miami Beach seeks to ensure that main use parking
garages are compatible with surrounding neighborhoods and uses; and
WHEREAS, amending the Future Land Use category of the subject 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 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;
WHEREAS, the amendment set forth below is necessary to accomplish all of the
above objectives.
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 Parking (P) category in Policy 1.2 of the
City's Comprehensive Plan Future Land Use Element:
arking (P)
Purpose: to provide development opportunities for existing and new parking facilities.
Uses which may be permitted; Parking facilities, residential and commercial uses when
located on frontage opposite a land use category that permits residential or commercial
USES.
Densitv Limits for anv residential use shall be equivalent to the least intense densitv limit
of the abuttinq residential future land use district.
441
SECTION 2. REPEALER
All Ordinances or parts of Ordinances in conflict herewith be and the same are
hereby repealed.
SECTION3. SEVERABILITY
lf any section, subsection, clause or provision of this Ordinance is held invalid,
the remainder shall not be affected by such invalidity.
SECTION4. CODIFICATION
It is the intention of the City Commission that this Ordinance be entered into the
Comprehensive Plan, and it is hereby ordained that the sections of this Ordinance may
be renumbered or relettered to accomplish such intention; and that the word "ordinancer'
may be changed to "section" or other appropriate word. The Exhibits to this Ordinance
shall not be codified, but shall be kept on file with this Ordinance in the City Clerk's
Office.
SECTION 5. TRANSMITTAL
The Planning Director is hereby directed to transmit this ordinance to the
appropriate state, regional and county agencies as required by applicable law.
SECTION 6. EFFECTIVE DATE.
This ordinance shall take effect 31 days after adoption pursuant to Section
163.3184(3) F.S.
PASSED AND ADOPTED this day of 2015.
MAYOR
ATTEST:
CITY CLERK
APPROVED AS TO FORM
^ nruo.#nD=?i3,yi3=R l-rr ):(]" =^';:' i") -',
j
First Reading: April 15,2015
Second Reading: May 6, 2015
Verified by:
Thomas R. Mooney, AICP
Planning Director
Underline = new language
S+i*e+nreush = deleted language
[Sponsored by Commissioner Weithorn]
T:\AGENDAV015\AprilV26 87th Tenace Comp Ptan Amnd - 1st Reading ORD.docx
442
Rezoning - 226 87th Terrace
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAM! BEACH, FLORIDA, AMENDING THE OFFICIAL
ZONING DISTRICT MAP, REFERENCED IN SECTION 142.72 OF THE
CODE OF THE CITY OF M!AM! BEACH, FLORIDA, BY CHANGING
THE ZONING DISTRICT CLASSIFICATION FOR THE PARCEL
LOCATED AT 226 87TH TERRACE, FROM THE CURRENT ZONING
CLASSIFICATION OF GU, "GOVERNMENT USE DISTRIGT," TO THE
PROPOSED ZONING CLASSIFICATION OF RM.2, "MULTIFAMILY
RESIDENTIAL, MEDIUM INTENSITY"; PROVIDING FOR
CODIFICATION; REPEALER; SEVERABILITY; AND AN EFFECTM
DATE.
WHEREAS, the City of Miami Beach seeks to encourage and incentivize new
development in the North Beach area; and
WHEREAS, changing the zoning classification of the subject 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 zoning
classification of the subject 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;
WHEREAS, the amendment set forth below is necessary to accomplish all of the
above objectives.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. MAP AMENDMENT 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 generally located at 226 87th Terrace, of approximately
15,313 square feet (0.35 acres), as depicted in Exhibit "4," from the
current GU "Government Use District," to the proposed zoning
classification RM-2, "Residential Multifamily, Medium Intensity".
SECTION 2. REPEALER
All Ordinances or parts of Ordinances in conflict herewith be and the same are
hereby repealed.
443
SECT!ON 3. SEVERABILITY
lf 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 Future Land use Map of the City's Comprehensive plan.
PASSED AND ADOPTED this _ day of 2015.
Philip Levine, Mayor
ATTEST:
Rafael E. Granado, City Clerk
First Reading: April 1 5,2015
Second Reading: May 6, 2015
Verified by:
Thomas R. Mooney, AICP
Planning Director
[Sponsored by Commissioner Weithorn]
APPROVED AS TO FORM
AND LANGUAGE
AND FOR EXECUTION
T:\AGENDAVO15\April\226 87th Tenace Rezone - 1st Reading ORD.docx
444
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22NE I THURSDAY. MAY 28,2015 MiamiHecld.(om l t{tAllI HtRAtD
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CITY OF MIAMI BEACH CITY COMMISSION
NOTICE OF PUBLIC HEARINGS
NOTICE OF AMENDMENTTOTHE FUTURE
LAND USE MAP (FLUMI OFTHE CITY OF
MIAMI BEACH COMPREHENSIVE PLAN
AND ZONING MAP CHANGES
NOnCE lS HEREBY glvan that puhlic hoarings will b6 heard by the Mayor and City Commision ot ths
City ol Mlami Bea.h, Florida, ln lho Commlssion Chamb€rgThlrd Floor, City Hall, t70O Convanllon
Center Drive, Miami Beach, Florida, on Jun6 10, 2ol5 af 5:02 p.m., or as soon thareaftor ao th, matsr can
bs hoard, to considsr:
An Ordinance PursuantToThe Procedureg ln Saction 1G3.3184{3), Florida Statuts,ToAmcnd
Pollcy l.? OlTh6 Fuluro Land UsR El6rn6nt OfTh6 ComFr8henriva Plan By ModilytngTh6
Parking {Pl Fuluro Land Use CategoryTo Allm For R$ldehtial U$s Wh6n Abutling A LandUs Cat6goryThat Permits Such Uses: Providing For lnclusion lnThe Comprshonsive Plan;
Tranemltlal; Codiricatlon; Repealer; Savarablllty; And An Effaatlve Dat6.
An Ordlnanm Amgnding Tho Offlclal Zoning Dislrlct Map, Balsrtr€d ln S€ctlon 142-72 Ol
The Cod6 OlTho City Of Miami Bsach, Florlda, Ey ChanglngThs Zonln0 Dtslrldr Cta3sification
ForThe Prr6l Localad Al 226 gThTeraco, FromThe Currenl Zoning Classlflcation Ol GU,
"Gdernmont Usa Dlrlrictl To Ths PropoBed Zoning Claslflotion Of RM.2. "Mullifahlly
Raslddnlial, Mad,um lntomlty;" Providing For CodlfrGlion; REaal6r: S6v6rsbilliy, And An
Effediv6 Data.
tnqulrl€s may hd dlrected to the Plannlng Departmefit at 3O5.673.7550.
INTERESTED PASnES are lnvhod 1o appear ar dlis meBtlng, or b6 rdprosnred t y an agonl or to oxprBs
their viffi3 ln wriilng addressed 10 th6 Clty Commlssion. c/o the Clty Cl6rk, tToO Convention Center Drive,
FiBl Floor, City Hall. Mlaml 86adl, Florlda 33l3g.These itsms ars avai[ablolor public inspoc.tlon dudng
normal busines hours in lhe City Clerk's Offio, f?00 Convontion Center Orive, Fir* Flmr, City Hall,
Miami Beach. Florida 33139. Theno ilems may be onlinued, and under such circumstanms, addilional
legal notlca nffid no1 b€ provldsd.
Pursuanl lo Saction 286.0105, Fla, Stat, lha Clty hBrrby advises the public rhat l{ a porson dsddos to
appaal any decision mad€ by the City Commision witlr rapecl lo any mstlgr coflsid6r6d at its m€eling
or its hearlng, sucfi p€rgon musl onsura that a verlratlm reord ofrhe procaedlngs ls mads, whldr tecordincluds !he taslimony and evidancq upor whlrjr th6 appoal is lo b€ bas€d,This notic€ doss nor constltuts
consenl by the City for tho introduction or admission of otharuise inadmissible or irelwant avidonm,
nor doas lt authodzB challongos or appaals not othgMls allow6d by law.
To raquost theso m6teri6l ln altemate fom6t, slgn languago int6rpr6tor (tivo-day nolics r€qulrodt
lnformalion on amss for p6Bons wlth disbilitle3, andlor any acDommodiilon to revlw any dtrument
or psrtlclpats ln any clty-sponsored proceadlngs, call 305,604.2489 nnd sl6cl I tor English or 2 for
Spanish, thBn optlon 6;TTY uscrs may call via 711 (Florida Balay Srvlco).
futaol E. Granado, CiW Cl6rk
Clty of Miaml Boach
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