HomeMy WebLinkAboutM-00-0156PLANNING FACT SHEET
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APPLICANT Santiago Echemendia, Esq., for New Century Development Corp.
HEARING DATE July 21, 1999
REQUEST/LOCATION Consideration of the Allapattah Garden Apartments, proposal for
consistency with the Station Area Design and Development
(SADD) Plan at the Allapattah MetroRail Station.
LEGAL DESCRIPTION Complete legal description on file with the Hearing Boards Office.
PETITION Consideration of approving the Allapattah Garden Apartments
proposal for consistency with the Station Area Design and
Development (SADD) Plan at the Allapattah MetroRail Station
pursuant to Article 4 of Ordinance 11000, as amended, the
Zoning Ordinance of the City of Miami.
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
Approval as presented.
See attached analysis.
PLANNING ADVISORY BOARD Approval with conditions VOTE: 4-2
CITY COMMISSION Continued from CC of January 27, 2000.
APPLICATION NUMBER 99-026
Item #3
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CITY OF MIAMI • DEPARTMENT OF PLANNING AND DEVELOPMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1435
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00- 156
ANALYSIS FOR
ALLAPATTAH GARDEN APARTMENTS
APPLICATION: No. 99- 026
Pursuant to per Article 4, Section 401 of Zoning Ordinance 11000, as amended, the Allapattah
Garden Apartments Project has been reviewed for consistency with the Station Area Design and
Development (SADD) Plan for the Allapattah Metro Rail Station. The proposed project is to be
located between NW 11"' Court and 11'h Place , and NW 33rd Street and 362' Street. The following
findings have been made:
It is found that the proposed Allapattah Garden Apartments Project is consistent with the
adopted Station Area Design and Development (SADD) Plan for the Allapattah Metro Rail
Station which identifies the introduction of new high density mixed uses, including residential
uses as the types of uses which would be appropriate to promote at this station area location.
It is found that the proposed residential use shall consist of approximately 128 units on a
parcel of approximately 5 acres in area. The project shall also include a gated, secured
entrance, a clubhouse designed for multi -use purposes, -a- volleyball court, a tot lot and
centralized laundry facilities.
• It is found that the proposed landscape plan, while attractive, should be enhanced considering
the residential nature of the proposed project.
Based on these findings, the Planning Department is recommending approval of the proposed
project as presented with the suggestion that additional landscape be provided.
J
RESOLUTION PAB -30-99
A RESOLUTION RECOMMENDING APPROVAL OF THE ALLAPATTAH
GARDEN APARTMENTS PROPOSAL FOR ADOPTION OF MASTER PLAN
DEVELOPMENT STANDARDS AND CONSISTENCY WITH THE STATION
AREA DESIGN AND DEVELOPMENT (SADD) PLAN AT THE
ALLAPATTAH METRORAIL STATION PURSUANT TO ARTICLE 4 OF
ORDINANCE 11000, AS AMENDED, THE ZONING ORDINANCE OF THE
CITY OF MIAMI, SUBJECT TO THE CONDITION THAT LANDSCAPE BE
REQUIRED OUTSIDE OF THE FENCE.
HEARING DATE: July 21, 1999
ITEM NO. 3
VOTE: 4-2
ATTES
Gelabert-Sanchez, D' r
Planning Department
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TEW CARDENAS REBAK
Miami
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(305) 539-2114
BDF@Tewlaw.com
VIA HAND DELIVERY
Ms. Lourdes Slazyk
Assistant Planning Director
Dept. of Planning and Development
City of Miami
Miami Riverside Center
444 SW 2" Ave., 3rd Floor
Miami, FL 33130
Re: Allapattah Metrorail Station
TCR File No.: 40404.002
Dear Lourdes:
KELLOGG LEHMAN
DEMARIA &TAGUE, L.L.P.
AT T n RNEYS AT LAW
November 17, 1999
I enclose a copy of revisions made by the Miami -Dade County RT -DIC Executive Council
regarding the Allapattah Garden Apartments Development Standards, to be considered by the Miami
City Commission on December 7, 1999. These revisions are insubstantial and are more restrictive
than those that were considered by the Planning Advisory Board and the Zoning Board.
Encl.
Please call with any questions or comments you may have.
cc: Mr. Juan Gonzalez (Via Hand Delivery)
Ms. Teresita Fernandez (Via Hand Delivery)
Ms. Sharon Williams
Santiago Echemendia, Esq.
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Allapattah Proposed Master Plan Development Standards
1. 'Boundaries.. Pursuant .to the provisions of Section 33C-2(D)(9)(b), the Master Plan
'Development Standards for Allapattah Rapid Transit Zone are hereby established. The
boundaries for such development located between NW 36 Street NW 33 Street and between
NW 12 Avenue and NW 11 Court are set forth in Exhibit No. 1, as amended, described in
and incorporated into Section 33C -2(B), attached hereto and incorporated herein by
reference. Said boundaries shall be certified by the Clerk of the Board as a part of this
section, and transmitted:to the Department of Planning and Zoning for custody.
2. Development regulations. The following development regulations shall apply for Allapattah
Rapid Transit.Zone:
'(a) Residential Uses: Residential uses, as provided by Section 33C-2(D)(9)(a)
with ancillary uses such as a management office, a clubhouse, and a daycare .
center shall be permitted.
(b) Parking: Parking shall be provided in accordance with the following:
(i) Residential - One (1) parking space for each dwelling unit.
(ii) Day Care Center shall have one (1) parking space per employee; two
(2) auto, stacking spaces shall be provided if the enrollment ranges
between 20 — 40 children, four (4) spaces shall be provided if the
enrollment ranges from 40 — 60 children, thereafter, five (5) spaces
shall be.provided.
(iii) Other uses — Parking may not be required for uses other than
residential and day care center use as it is assumed that other uses will
draw from transit patrons and/or will draw patronage during periods
when transit parking spaces will be available; however, said other
uses shall be reviewed under the above assumption to assure that
adequate parking is provided, to serve the needs of the development,
(c) Floor Area Ratio: The floor area ratio shall not be less than 0.75 nor exceed
1.5.
(d) Height: The maximum building height shall not exceed seventy-five (75)
feet.
(e) Open Space: The minimum open space shall be twenty-five (25) percent.
Open space shall be provided at grade and shall include landscaped areas,
improved and maintained with grass, shrubbery, and. trees, � walkways,
courtyard plazas, outdoor recreational areas, and other landscape elements
and features. Not less than 15% of gross site area shall be public'open space
such as squares, greens and pedestrian promenades.
(f) Dedication: Twenty-five foot dedication of radius return on the northeast
corner of the subject property as approved by the Miami -Dade County Public
Works Department.
3. Site plan review standards and criteria. The purpose of the site plan review is to encourage
logic, imagination and variety in the design process in an attempt to ensure that the proposed
development improves the safety and aesthetics of the surrounding areas. The following site
plan review standards and criteria shall be utilized as a guide by the Miami -Dade County
Development Impact Committee or the Miami -Dade County Department of Planning and
Zoning and by the Board of Miami -Dade County Commissioners in the consideration of
requests for special exception for site plan approvals under the Master Plan Development
Standards for Allapattah Rapid Transit Zone:
(a) Compatibility: All development shall be reviewed for its consistency with the
Miami -Dade County Comprehensive Development Master Plan, and
compatibility with the Metrorail compendium of design criteria, and the
Allapattah Station Area Design and Development.
(b) Setbacks: Setbacks shall not be required due to the unique locational
characteristics associated with the Allapattah Station site, however, building
locations shall be reviewed to assure aesthetic improvement of the
surrounding existing, proposed, and anticipated development and uses and to
assure that no visual or other safety hazards are to be created in connection
with existing, proposed and anticipated pedestrian and vehicular circulation
systems.
(c) Open Space: Pedestrian open space, including but not limited to courtyards
and landscaped areas, should be encouraged to be incorporated into the
design of the development projects. Open space and landscaping should be
incorporated into the courtyard design of the development project to
encourage neighbor communication, interaction, and familiarity, to relate the
structure design to the site, and to functionally enhance the aesthetics, as well
as the safety considerations, of the project. Courtyard designs should be
encouraged to facilitate neighbor interaction and a greater feel of community.
Pedestrian active areas shall have weather protection elements such as
awnings, canopies and arcades.
(d) Scale: The scale of the development projects shall. be designed to be
compatible with and improve the surrounding existing, proposed and
anticipated development and uses, and shall consider the existing nature of
the surrounding neighborhood. Architectural elements shall have human
2
00— 156
scale, abundant_ windows, doors and design variations to create interest for
the pedestrian. Development should not reflect a linear design.
(e) ` Circulation:: All development projects should be designed so that the
pedestrian and vehicular circulation systems adequately serve the current and
future needs, of the project and are compatible and functional with the current
and future circulation systems outside the site. All attempts should be made
to, separate pedestrian and vehicular circulation within the site.
(f), Lighting & Signage: All development projects should be designed with a
coordinated outdoor lighting and signage system that is adequate for and an
integral part of the project that is compatible and harmonious with the project
and designed to improve the surrounding area.
(g) Landscape Criteria:
(i)All development projects shall be designed to comply with
the requirements set forth in the Miami -Dade County
Landscaping Ordinance, - Chapter 18A, Multifamily
Residential projects, Miami-Dade'County.Code.
(ii) Landscape;shall be used to enhance architectural features and
visually screen noncompatible uses, including' garbage
dumpsters.
,(h) Buffers: Buffering elements in the form of architectural design and landscape
shall be provided in order to visually screen noncompatible, uses and
aesthetically improve the surrounding area. Dumpsters shall be located as not
to interfere with'visual aesthetics.
(i) Parking areas: Planting, berms or other methods shall be used as a means of ,
minimizing the adverse effect of the visual impact of parking areas.
(j) Buildings: Buildings and their landscapes shall be built to the sidewalk edge
in a manner that frames the adjacent street, to create a public space in the
street 'corridor that is . comfortable and interesting, as well as safe for
pedestrians. Architectural elements at street level shall have a human scale,
abundant windows and doors, and design variations at short intervals • to
create interest for the passing pedestrian. Continuous blank walls at street
level are prohibited. � In areas of significant .pedestrian activity, weather
protection should, be provided by awnings, canopies, arcades and colonades.
.3
(k) Walls:
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(i) Continuous blank walls at street level shall be prohibited.
(ii) All sidewalks shall have continuous unobstructed clear area
of no less than 60 inches.
(iii) The project shall not be walled off from surrounding streets.
4
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MIAMI
(305) 536-9420
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SD'L�ti TEWLAW.COM
July 2, 1999
Via Facsimile & U.S. Mail
Ms. Ruth Ellis Myers
DIC Coordinator
Dept. of Planning and Zoning
Zoning Evaluations Section
111 N.W. I" Avenue
Suite 1110
Miami, FL 33128
TEw CARDENAS REBAK
KEUOGG LEHMAN
DEMARu &TAGUE, L.L.P
A T T 0 RN E Y S AT L AXX'
Re: Letter of Intent submitted by New Century Development Corporation in support
of the proposed master plan development standards relating to the Allapattah
Garden Apartments Project
Dear Ms. Ellis Myers:
In accordance with our June 15, 1999 conversation with Joni Armstrong Coffey, Lee
Rawlinson and Dianne O'Quinn Williams, we are submitting this letter on behalf of New Century
Development Corporation ("NCDC") and in support of NCDC's request that the Rapid Transit
Development Impact Committee ("RTDIC") approve the attached master plan development
standards (the "proposed Development Standards").
Upon the RTDIC's recommendation, the City of Miami will review the proposed
Development Standards.' If the City adopts the proposed Development Standards, the RTDIC will
'Because the Station is located within the City of Miami, NCDC is required to submit
master plan development standards to RTDIC (Station Area Design. and Development Program
.process) for review and recommendation to the City of Miami (the "City") for adoption. -$-es
Section 33C-2(D)(9)(d) of the Miami -Dade County Code. We are concurrently sending a copy of
this letter and the enclosures to the City to expedite the City's review of the proposed
Development Standards. The special exception application would in turn be heard by the Board
of County Commissioners. 00— 15 6
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then issue a recommendation on NCDC's special exception application based on the adopted
Development Standards.
The proposed .Development. Standards are submitted for consideration, in conjunction with
NCDC's proposal to build residential housing, namely the Allapattah Garden Apartments (the
"Project") alongside the Allapattah Metrorail station (the "Station"). Specifically, the Project
provides for the construction of 128 units on a parcel. approximately five (5) acres located between ., .
NW I I" Court and 11 Place and NW 33' Street and 3'6"' Street.
The proposed Development Standards permit mixed use development, including residential
and set forth, among other requirements, certain parking, setback, floor area ratio and building height
requirements. The proposed Development Standards also encourage open space and landscaping.
Moreover, the proposed Development Standards purport to ensure congruity of the proposed
development with the surrounding area, and require that all development should be architecturally
and aesthetically compatible with the Station.
The Project. is consistent with the various requirements set forth in the proposed
Development Standards. As such, the Project will include twenty-eight (28) two bedroom/two
bathroom units and one hundred (100) three bedroom/two bathroom units. targeting large families.
Each unit will have central reverse cycle air conditions, refrigerator/freezer, dishwasher, garbage
disposal and wall-to-wall carpeting. All units will also have washer/dryer hookups. In addition; all
units will comply with Miami -Dade County's handicap access building codes.
Amenities for,the: Project will include a gated secured entrance, a clubhouse designed for
multi -use purposes with an emphasis in design on education facilities, a volleyball court, a tot lot and
centralized laundry facilities. NCDC will make extensive use of landscaping for common/greens
to create a park -like atmosphere.
As provided in the proposed Development Standards, the Project will create strong direct
access links with the Station thereby achieving a functional and aesthetic integration with Metrorail
and encouraging and facilitating its use and accessibility. Moreover, the Project will increase density
and stimulate activity around the Station, improving the neighborhood and generating a long term -
source of income for the operation of the transit system.
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Ms. Ruth Ellis Myers
July 2, 1999
Page -3-
Based on the foregoing, the Prqlect is consistent with the proposed Development Standards
in addition to both the City's and the County's Comprehensive Master Plan. Accordingly, we urge
that the RTDIC recommend approval of the proposed Development Standards.
Very truly yours,
�1&61A
Santiago D. Echemendia
SDE:mcm
Enclosure
cc: Alla Gelabert, Director of Planning. City of Miami
Joni Armstrong Coffey, Esq:
Ms. Barbara Jordan
Lee Rawlinson, Esq.
Mr. Steve Spratt
Joel Maxwell, Esq.
Ms. Lourdes Slazyk
Mr. Tony Crapp, OCED
Mr. Danny Alvarez, MDTA
Ms, Sharon Williams
Ros Lopez
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Allapattab Proposed Master Plan Development Standards
Boundaries. Pursuant to the provisions of Section 33C-2(D)(9)(b), the Allapattah Subzone
of the Rapid Transit Zone is hereby established; the boundaries of the Subzone are set forth
on Exhibit No. 1, as amended, described in and incorporated into Section 33C -2(B) and
attached hereto, and incorporated herein by reference; said boundaries shall be certified by
the Clerk of the Board as a part of this section, and transrnitted to the Department of
Planning, Development and Regulation for custody:
Development regulations. The following development regulations shall apply within the
Allapattah Subzone:
{a) Mixed uses, as provided by Section 33C-2(E)(9)(a) shall be permitted, said uses,
including, but not limited to, residential and bedroom.
(b) Parking shall be provided in accordancewith the following:
(1) Residential One (1) parking space for each two (2) bedroom dwelling unit,
and two (2) parking spaces for each three (3) bedroom dwelling unit.
(2) Retail: Daycare Center Class II - 20 children capacity.
(c) Setback. See site plan review standards and criteria herein.
(d) The maximum floor area ratio shall not exceed 1.0.
(e) The maximum building height shall not exceed forty feet (40 ft).
'(f) The minimum open space shall be twenty-five (25), percent; said open space may be
provided at grade or on above grade surfaces and may include landscape areas,
improved and maintained with grass, shrubbery, and trees,- walkways, courtyard
plazas, outdoor recreational BBQ areas, and'other landscape elements and features.
Site plan review standards and criteria. The purpose of the site plan review is to encourage
logic, imagination and variety in the design process in an attempt to ensure the congruity of
the proposed development and its compatibility with the surrounding area. The following
.site plan review standards and criteria shall be utilized as a guide by the Development Impact
Committee or the Department' of Planning, Development and Regulation and by . the
Developmental Impact Committee or the Department of Planning, Development and
Regulation and by the Board ofCounty commissioners in the consideration of requests for
special exception for site plan approvals within the Allapattah Subzone:
(a) All development shall be reviewed for its compatibility with the Dade County
Comprehensive Development Master Plan, the Metrorail compendium of design
criteria, and the Allapattah Station Area design and development.
(b) Parking may not be required for uses other than residential and retail, as it is assumed
that said other uses will draw from transit patrons and/or will draw patronage during
periods when transit parking spaces will be available; however, said other uses shall
be reviewed under the above assumption to assure that adequate parking is provided
to serve the needs of the development project.
(c) Setbacks shall be required. due to the unique locational characteristics associated with
the Allapattah Subzone site, and building locations shall be reviewed to assure
compatibility with surrounding existing, proposed and anticipated development and
uses and to assure that no visual or other safety hazards are created in connection
with existing, proposed and anticipated pedestrian and vehicular circulation systems:
(d) Pedestrian open space, in the form of courtyards, landscaped areas, etc.,. particularly
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at the ground level of the community clubhouse, so as to provide direct access
thereto, should be encouraged to be incorporated into the design of the development
proj ects.
(e) The scale of the development projects shall be designed to be compatible with
surrounding existing, proposed and anticipated development and uses, and, therein,
step-down buildings will be encouraged to be incorporated into the design of the
project, and all development should be architecturally and aesthetically compatible
with the station and the surrounding area -
(f) Open space and landscaping should be incorporated into the design of the
development project to allow sufficient Iight and air to penetrate the project, to direct
wind movements, to shade and cool, to visually enhance architectural features and
relate the structure design to the site, and to functionally enhance the project. Othcr
outdoor features should be encouraged to be designed as an integral part of the open
space and landscaped areas.
(g) All development projects should be designed so as to reduce energy consumption.
Energy conservation methods may include, but not be limited to, the natural
ventilation of structures, the siting of structures in relation to prevailing breezes and
sun angles, and the provision of landscaping for shade and transpiration.
(h) All development projects should be designed so that the pedestrian and vehicular
circulation systems adequately serve the needs of the project and are compatible and
functional with the circulation systems exterior to the site.
(i) All development proj cots should be designed with a coordinated outdoor lighting and
signage system that is adequate for and an integral part of the project that is
compatible and harmonious with the project and the surrounding and the surrounding
area.
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E-MAIL:
SDE: cTEWLAW.COM
June 7, 1999
Ms. Lourdes Slayzk
Assistant Director
Dept. of Planning and Development
City of Miami
Miami Riverside Center
444 S.W. Second Avenue, 3`d floor
Miami. FL 33130
•
T'EW CARDENAS REBAK
KELLOGG LEHMAN
DEMARIA &TAGUE, L.L.P.
ATTO RIS E Y S AT LAIC
Re: Letter of Intent submitted in support of Application for Finding of Consistency between
Allapattah Garden Apartments and Station Area Design and Development Plan (the
"SADD Plan") re the Allapattah Metrorail Station
Dear Ms. Slavzk:
On behalf of the Miami -Dade Transit Authority (the "Applicant"), we respectfully request that the
proposed Allapattah Gardens Apartments Project (the "Project") be placed on the July 1999 agenda of the
Planning Advisory Board for consideration.
The Applicant's successor -in -interest proposes to develop residential housing alongside the
Allapattah station (the "Station"). The Station is located in the City of Miami at the intersection of NW 36`h
Street and NW 12 Avenue. The Station area is almost exclusively zoned for residential development, the
sole exception being certain commercial districts along NW 36`I' Street.
As required by Ordinance, development at all Metrorail stations is guided by the SADD Plan. The
Allapattah Station SADD Plan states that to fully realize the inherent advantages of transit, the Allapattah
Station and the surrounding area must complement each other. "[Transit] patrons should be attracted to the
surrounding area from the station, just as the station itself should be attractive, well lit and safe."
Furthermore. the Allapattah SADD Plan notes that the areas adjacent to the Station could provide
higher density redevelopment, particularly in view of the advanced age and marginal condition of numerous
low density properties adjacent to the Station.
The Allapattah Garden Apartments project (the "Project") involves the new construction of 128 units
on a parcel approximately five (5) acres located between NW 11`h Court and 11 Place and NW 33`d Street and
36" Street. The Project will include twenty -tight (28) two bedroom/two bathroom units and one hundred
(100) three bedroom/two bathroom units targeting large families. Each unit will have central reverse cycle
air conditions. refrigerator/freezer, dishwasher. garbage disposal and wall-to-wall carpeting. All units will
• ;MIANII OFFICE
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Ms.. Lourdes Slavzk-
June 7. 1999
Page -2-
also have washer/dryer hookups. In addition. all units will comply with Miami -Dade County's handicap
access building codes.
Amenities for the Project will include a gated secured entrance, a clubhouse designed for multi -use
purposes with an emphasis in design on education facilities, a volleyball court, a tot lot and centralized
laundry facilities.. The developer will make extensive use of landscaping for common/greens to create a ,
park -like atmosphere.
The environment surrounding the Station is currently:derelict and arguably unsafe. There has been
no new construction in the. area for decades; most area buildings were constructed prior to 1940 and are in
need of repair. The low vacancy rate indicates a market demand for housing in the area.
The Project will create strong direct access links with the Station thereby achieving a functional and
aesthetic int&^ration with Metrorail and encouraing and facilitating its use and accessibility. Moreover, the
project will increase density and stimulate activity around the station, improving the neighborhood and
generating a long term source of income for the operation of the transit system.
Based on the foregoing, we believe that the Applicant's request is consistent with the SADD Plan
and will provide a necessary service to the neighborhood. Accordingly, we urge your favorable
recommendation and a finding of consistency with the SADD Plan.
Very truly yours,
p�GGGcits�ALL
Santia«o D. Echemendia
SDE:mcm' `
H \LR\V\Icuer\lourdes
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AFFIDAVIT
STATE OF FLORIDA }
)SS
COUNTY OF MIAMI -DADS }
Before me, the undersigned authority, this day personally appeared Sharon Williams
who being by me first duly sworn, upon oath, deposes.and says:
1. That he/she is the owner, or the legal representative of the owner, submitting the accompanying application for
a public hearing as required by the Zoning Ordinance of the City of Miami, Florida, affecting the real property located
in the City of Miami, as described and listed on the pages attached to this affidavit and made a part thereof.
2. That all owners which he/she represents, if any, have given their full and complete permission for him/her to act
in his/her behalf for the change or modification of a classification or regulation of zoning as set out in the
accompanying petition.
3. That the pages attached hereto and made a part of this affidavit contain the current names, mailing addresses,
telephone numbers and legal descriptions for the real property of which he/she is the owner or legal representative.
4. The facts as represented in the application and documents submitted in conjunction with this affidavit are true
and correct.
Further Affiant sayeth not.
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
The foregoing instrument was acknowledged before me this `� day of
19�, by <H%:A'00 W1. 1 1 f of
� rz
+1e/She
A corporation, on behalf o the corporation.
me or has produced FLft D 2 / vew-y Li c -Z -A1 S -c' as identification
and who did (4khm}take an oath.
/.l .. WAVRA
rkl�1_10, I M -
Notary Public -State of Fl(
Commission No.:
My Commission Expires:
®S,Off PVe OFFICIAL NOTARY SEAL
lid OEBRA N PKANG SANG
Q COMMISSION NUMBER
CC50.3048
t}` MY COMMISSION EXP.
�OF did rs�•»� -, . �;
OWNER'S LIST
Owner's Name x,* f Pnt,,ry Deve ooment Corporation
Mailing Address 5400 N.W. 22 Avenue, Suite 703, Miami, FL Zip Code 33142-3075
Telephone Number 305-638-4752
Legal Description:
Owner's Name
See'Attached Exhibit "A"
Mailing Address Zip Code
Telephone Number.
Legal Description:
Owner's Name
Mailing Address Zip Code
Telephone Number
Legal Description:
Any other real estate property owned 'individually, jointly, or severally (by corporation, partnership or privately) within
375 feet of.the subject site is listed as follows:
N/A
Street Address
Street Address
Legal Description
Legal Description
Legal Description
----------
0
------- -0 0
EXHIBIT "A"
LEGAL DBSCRiPTiON
FAGL 00
Lot 1 through 8, Block 2, 4KNOXHOLM," according to the Plat thereof, as recorded in Plat Book 27, at
Page 41, of the Public Records of Miami -Dade County, Florida
AND
Lot 1 through 8, Block 2, "CORRECTED PLAT AT PINEWALD," according to the Plat thereof, as
recorded in Plat Book 24, at Page 62, of the Public Records of Miami -Dade County, Florida
ARID
Lot 4 through 10, Block 2, "GEORGIAN TERRACE," according to the Plat thereof, as recorded in Plat
Book 7, at Page 134, of the Public Records of Miami -Dade County, Florida
AND
Lot 3 through 13, Block 8, "AMENDED PLAT OF BUENA VISTA PARK," according to the Plat thereof,
as recorded in Plat Book 2, at Page 89, of the Public Records of Dade Miami -Dade County, Florida.
0.0- 156
DISCLOSURE OF OWNERSHIP
1. Legal description and street address of subject real property:
(See Attached)
2. Owner(s) of subject real property and percentage of ownership. Note: Section 2-618 of the Code of the City of
Miami requires disclosure of all parties having a financial interest, either direct or indirect, in the subject matter of a
presentation, request or petition to the City Commission. Accordingly, question #2 requires disclosure of
shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their addresses
and proportionate interest.
New Century Development Corp. (100%) (See Attached)
3. Legal description and street address of any real property (a) owned by any party listed in answer to question #2, and
(b) located within 375 feet of the subject real property.
N/A
STATE OF FLORIDA
COUNTY OF MIAMI -DADS
or Attoey for �S Own
&
The fore by M*�oin ument was acknowledg ed before me this 1 day of
g 19 - �� I/�r,�;Gcrytf, Pres- (_-. of Ce.,
a 1✓l awl CM corporation, 6n behalf of the corporation.
He/She is personally known to me or has produced 4. as identification
and who did (did not) take an oath.
Name:
Notary Public -State of Florida
Commission No.:
My Commission Expires:
.,pAY PGS OFFICIAL NOTAD
O �i� DEBRA N PNA
*
COMMISSION
CC50.30
4 MY COMMISS;
)F�,C7 ,.,....
00- ia6
PEWCENTLRY FADE 09
EXHIBIT "A"
LEGAL DESCRIPTION
Lot 1 through 8, Block 2, `KNOXHOLM," according to the Plat thereof, as recorded in Plat Hook 27, at
Page 41, of the Public Records of Miami -Dade County, Florida
AND
Lot 1 through 8, Block 2, "CORRECTED PLAT AT PINEWALD," according to the Plat thereof, as
recorded in Plat Book 24, at Page E2, of the Public Records of Miami -Dade County, Florida
AND .
Lot 4 through 10, Block 2, "GEORGIAN TERRACE," according to the Plat thereof, as recorded in Plat
Book 7; at Page 134, of the, Public Records of Miami -Dade County, Florida
AND
Lot 3 through 13, Block 8, "AMENDED PLAT OF'BUENA VISTA PARK." according to the Plat thereof,
as recorded in Plat Book 2, at Page 89, of the Public Records of Dade Miami -Dade County, Florida.
K' 0
•
SITE DESCRIPTION
The site lies between 33'd and 36" Street N.W. and between 116 Place and I ld' Court
in the City of Miami, Allapattah Neighborhood.
00- 156
11
•
NEW CENTURY DEVELOPINIENT CORPORATION
BOARD OF DIRECTORS
1998/1999
Chairman
C. Sullivan Culver
4513 N.W. 33 Avenue
Miami, Florida 33142
(305)634-0760 - Residence/Office
Retired Dade County Schools Administrator
Community Resident, Property Owner and Manager, Real Estate Investor
Vice Chairman
Michael A Stacks
17943 S.W. 77* Ct.
Miami. Florida 33157
(305)252-2829 - Residence
(305)252-9354 - Fax
(305)399-6466 - Pager
Miami -Dade County Fire Department
Secretary
Terry V. Percy
Las Offices of Terry V. Percy
6001 N.W. 7m Avenue, Suite 100
Miami, Florida 33127
(305)751-1592 - Office
(305)757-2587 - Fax
Attorney, Business Owner
Treasurer
Robert C. Gabriel
1732 N.W. 59m Street
Miami, Florida 33147
(305)691-3284 - Residence
Founding Board Member
Community Resident, Retired Dade County Schools Administrator
0—
MEMBERS'-' -
Jean-Claude Timmer, Owner ,.
Alphonso D. Townsel, President
Miami'Auto Tag Agency
Al`Townsel, Inc.
5400 N.W: 22°d Avenue, Ground Floor
9999 N.E. 2nd Ave, Suite 300
Miami, Florida 33142
Mimi Shores, Florida 33138.
(305)633-1115 - Office
(305)758-9600 - Office
. (305)633-3615 - Fax
(305)7514877 -Fax
Business Owner
Business Owner, Real Estate
Developer, Construction,Mgmt.
L. George Yap, President
Roy Hardemon
Leasa Industries, Inc.
655 N.W. 48 Street
2450 N.W. 77 Street
Miami, Florida 33127
Miami, Florida 33147
(305.)694-1705
(305)696-0651
(305)696-3062 - Fax
MCEOv CAL aSUSTe CE PROVIDERSIADYMORY
Stanley B. Lewis, Attorney
BOARD MEMBERS
Tony E. Crapp, Sr., Director
Tools for Change
Miami -Dade Office of Community Dev.
P.O. Box 510605
140 W. Flagler Street, #1000.
Miami, Florida 33151
Miami, Florida 33131-1561
(305)751-8934 - Office
(305)375-3431 - Office
(305)751-1619 - Fax
(305)375-3428 - Fax
00-.�0
•
SITE DESCRIPTION
•
The site lies between 33' and 36' Street N.W. and between 11" Place and 11'' Court
in the City of Miami, Allapattah Neighborhood. ,
00r 156
E
0
SITE PLAN-
ALLAPATTAH GARDEN APARTMENTS DEVELOPMENT`
7
tANOSCAP"G WGRWWN
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y�`� `PPO Lit'
sOG
y�do, cry
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n Area Design and February
Development P a y 197
El
- �1"IMM•�L•.
e
r
County
.,w 110i
y�`� `PPO Lit'
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Gry
n Area Design and February
Development P a y 197
El
THE SETTINJ& I The Allapattah Station will be located � tamir,r' ci�aracier : ! tri Aue: otta- '
the City of Miami at the intersection identici areas nes -eau tc cnc-�-
N.W. 36th Street and N.W 12th Avenue in numerous ne,.N' duDi X structures
the north segment of the historic Al- bee^ built .Allapattar i' qe- eFc
lapattan Community The Airport Ex- NW 30tn Street :n
presswa�, paralleling N.W. 391h Street comrnercic: center c` tnls sect
north of the station. and I-95 tc the east Miami. However. witn me loss TTc--
form the edges of the four major adjacent expressways in the pc,' _
neighborhoods which will be served years. it has suffered a steady dec: -e
by this station. the quality and diversity of retci: :-,us -
The Allapattah neighborhood im-
mediately surrounds the station site and
extends west to N.W. 27th Avenue with
Manor Park to the north. Wynwood to the
east and the Buena Vista community
northeast of the expressway inter-
change. All of these neighborhoods
share a similar heritage. Built primarily
between 1920 and 1945, these areas
were once Miami's middle income
neighborhoods. As such, they received
the first major influx of immigrants from
the northern states to settle in Miami.
However, since that time, major changes
in the ethnic, income, and racial char-
acteristics of new residents have cre-
ated clear distinctions in the character
of these areas.
The Allapattah neighborhood, more
than the others, contains a mix of social
and economic characteristics. Its pop-
ulation of 19,000 residents has been
recently dominated by low to middle in-
come Latin families, but with a sig-
nificant number of Black families and el-
derly non -Latin whites. Within the last
several years, the predominant single
N.W 39TH7.
$' '
RESIDENTIAL
Low DENSITY ;
- LIBERAL COMMERCIAL RCIAL' It'
O ;
W
RESIDENTIAL
l'W DENSITY '
r
P
J FIRE DEPT
�i RAINING
ILIiY
=� I
Q-
CH
SC
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RESIDENTIAL
IOW TO MODERATE _ 3 DENSITY
fly .4•�ri
ATION
NNW. 46TH ST
a
it
■Vf '
OPOSED
RESIDENTIAL
RESIDENTIAL
LOW DENSITY
LOW �IJ9TY
z`
INSTITM
PROPOSED ALIGNMENT
I r I� I mi a r I�I� I an I
`r
NW 40TH ST
AIRPORT EXPRESSWAY
N.W 39TH7.
$' '
RESIDENTIAL
Low DENSITY ;
- LIBERAL COMMERCIAL RCIAL' It'
O ;
W
RESIDENTIAL
l'W DENSITY '
r
P
J FIRE DEPT
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ILIiY
=� I
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IOW TO MODERATE _ 3 DENSITY
fly .4•�ri
ATION
I,
•
OPOSED
SITE
D.t
z`
INSTITM
ness. with many vacancies. e.. c_.
only by the recent growfn of scatterec
small Latin stores and shops
To combat the general decline e,.:oe�r
in parts of Allapattah, a Neighbor^ooc
Strategy Area (NSA) has beer. ces-
ignated between N.W. 17th anc 27tr,
Avenues, and from N.W. 281h tc 36Tr
Streets for intensive housing rehacilita-
tion programs. The entire Allapcttan
neighborhood is also a part of the =eo-
eral Community Development Program
which provides monies to improve perks.
utilities and streets. The 36th Street
commercial revitalization and beautifi-
cation program near 17th Avenue is ar.
example of community development
program efforts.
Wynwood, the area to the east of the
station, is quite similar to Allapattah. Its
population of 11,000 persons is pre-
dominantly Puerto Rican, although it
includes large numbers of Cutar im-
migrants, as well as a number of Blacks
living in the area. This neighborhood
has a greater diversity of land use than
Allapattah, including industrial uses,
regional commercial outlets and
apartments. The Manor Park area to
the north of N.W. 36th Street is predomi-
nantly Black and is, in many respects.
the most stable neighborhood in the sta-
tion area. The increasing incomes of this
neighborhood, its well maintained
homes and the high rate of home own-
ership have made this area one of good
quality which continues to improve.
Buena Vista, a neighborhood of large.
older homes occupied by low to
middle-income families is locatec just
northeast'of the station, but is separated
from it by 1-95 and the Airport Express-
way. Many of the 1,955 families that re-
side in Buena Vista have recent) � re-
sponded enthusiastically to a City of
Miami second mortgage — low interest
loan program for home rehabilitation
which should further stabilize the neigh-
borhood.
00— 1156
COE: DO
N.W aOTN S'
AIRPORT EXPRESSWAY
N.W-39TH ST.
D Door _ UccC cicccc crp" W .-::L__=-
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N.W. 36TH ST
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N IK.30TH ST. L-. C
SINGLE FAMILY
DUPLEX
MULTI FAMILY
RETAIL
THE STATION AREA
Land Use.
The Allapattah Station area is defined as
that section of the community within
several blocks of the station site as this,
s where impacts of transit will likely be
strongest Low density residential de-
velopment is the predominant land use
Of the Allapattah Station area, followed
by general commercial use. The area
has experienced little change in the lost,
.20 years other than the slow decline of
the N.W 36th Street commercial area.
and the recent construction of low Jen-
s ty rJuplFxes south of N.W. 36th Street.
the Allapattah Station will be a ver / sig-
ruficanl public facility within an area that
rnas seen few malor Investments of high
quality in decades
Approximrifely 50 percent of the areas
OFFICE
WHOLESALE/ INDUSTRIAL
PUBLIC/RELIGIOUS
#Ys SERVICEZAMUSEMENT
of low-density, single-family residential
development immediately, north and to
the south and east of the station, have
been redeveloped with duplexes. with a
few scattered small apartment buildings
remaining as non -conforming uses..
These adjacent neighborhoods are
quite stable, however, due to the numer-
ous homeowners (more than 50 percent)
and long-term renter. occupancies
The commercial strip along ,N W. 36th
Street of N W. 12th Avenue consists of an
assortment Of local and regional r_om
merciol activities mixed with whole
sale, storage and office uses in a totally
auto oriented arrangement [here are`
no pedestrian amenities along NW
36th Street and the congestion of traffic
TRANSPORTATION/UTILITY
`PARKS
VACANT
further detracts from the poor street
environment. Unlike the traditional cown-
town Allapattah commercial center•
to the west at N.W. 36th Street and 17th .
Avenue, there exists no clustering of
compatible retail uses in the station
area. The entire N.W 36th Street strip
,is plagued by vacancies. deteriorat-
ing structures and under -developed
properties. The Central Bank at N W 36th
Street and 14th Avenue is the only !arge
development in the area
00— 156
Zoning
The station area is almost excl y
zoned for residential developmen , 1ne
sole exception being the commercial
districts along N.W. 36th Street which re-
flect existing development. The majority
of the residential districts are zoned for
duplex development (R-2). This district,
which permits the construction of two-
family homes even though most of the
existing development consists of single
family structures, is certainly responsible
for most of the new duplex development
the area has experienced.
The commercial district (C-4) is a liberal
commercial zone which does not permit
residential development. It does permit
auto -oriented, non -intensive regional
market activities, such as used car lots,
service stations, auto paint and body
repair shops, and similar uses. These
businesses originally concentrated
along N.W. 36th Street because of its
historic function as a major east -west ar-
terial roadway. With the construction of
the Airport Expressway, N.W. 36th Street
has lost this function, thereby contribut-
ing to its decline as a commercial strip.
In genera), the auto -oriented C-4 zone
promotes development that will not
likely reinforce the use of rapid transit
and may even detract from it.
Changes of zoning have been extremely
rare in the past fifteen years and requests
for variances have been limited to minor
changes for small residential properties.
Circulation
Primary access routes to this station will
be N.W. 121h Avenue, accommocating
north/south movement, and N.W 36th
Street, serving east/west movernents.
N.W. 12th Avenue is a four -lane arterial
road carrying traffic volumes beiow its
design capacity. N.W. 36th Street is a
two-lane arterial which is presently over
capacity. Adequate right-of-way exists
so that this roadway can be converted
to a four -lane section with turning ones
as traffic volume increases due To the
transit station.
Proposed roadway improvemer.fs in-
clude the widening of N.W. 11th ':�ourt
and N.W. 33rd Street adjacent is the
station site. In addition, it is proposed
that the intersection of N.W. 11th ':�ourt
with N.W. 36th Street and the intersection
of N.W. 33rd Street with N.W. 12th Avenue
be signalized to provide easier ac=ess
and egress for the station.
)hp location of this station in a resia5r,tiai
nNignboncc)o, 1 will rAqulre provisiG' : for
;>r,vNn,rrt '1rJ'9 ethciPnl pede:'nan
Ihc? Ir,ratron of �S?
(,�tr'i1rIC]ri 117r:Ilihes rind more det Med
trr;ttic Circul(itie)n plans will be
• ,r,y-�l l it uri,} � tl,� `;A1 �I � j�rOgrc7rn
�' PROPOSED
4-2 TWO FAMILY DWELLING C•2 COMMUNITY COMMERCIAL
R-3 LOW DENSITY MULTIPLE DWELLING C -A GENERAL COMMERCIAL
C-1 LOCAL COMMERCIAL P -R PUBLIC PARK AND RECREATION
t
1 PROPOSED
............
..�aa NEW SIGNAL
..�{•�•-•�.,.�MM...........,
r PROPOSED.
. ( .STATION
t 1 SITE .
PROPOSED :l
NEW SIGNAL 1 t
PROPOSED
ROAD
IMPROVEMENTS
%f
,t
1
s �
1
11W. "N'.1'.11t,
., .NIA'.111,
UTIL;T'I
IU � 6
NW 40TH ST
'
AIRPCRi EXPRES$WAV
NW 30TH $'...
..
..
UT;JTY
-- –
Z
MOORE
PARK
-- _--.--__
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N.W 36TH 5T•
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N.W.30THST
al
Structural Condition
1975
-
STANDARD NEEDS MAJOR REPAIR
NEEDS MINOR REPAIR 04 APIDATM
♦,i
AIRPC-�T EXPRES$.VA,
i
�1
Z1
1
1 PROPOSED .
I .STATION I
j 1 SITE ..
• j; I •
•1 j •
• i j •j
A
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NA. 41M S -
UTILITY
MOORE
PARK
Building Characteristics
in general, the cer^ erc c ngs
along NW 36th Stree' are str;,c uro .•.
sound, but have sufferer fro– Dco•,
maintenance and neglec' Scc-*ere
dilapidated buildings will neer :De
removed if redevelopmen s raKe
place. Most of the commercial bui'dings
were built before 1940, and with the ex-
ception of the Central Bank in the statlen
area. there has been no new construc-
tion in the last 15 years.
There is a diversity of age and structural
conditions in the surrounding resiaentiol
.area. There has been some new resi-
dential construction in the area, mostly
duplexes, including some elderly high-
rise units and family public housing by
the Metro -Dade Housing and Urban De-
velopment Department. In general,
however, most buildings were construc-
ted prior to 1940 and are in need of� ninor
to substantialrepair, although no major
concentrations of severe blight exist.
Development Trends
As long ago as 1959 this segment of N.W.
36th Street was considered a "decaying
core retail area:' The last commercial
construction'was the Central Bank, built,
in about 1970. Within the past five years,
commercial- development has . been
stable. In the same • period the area
has also experienced substantial ethnic .
changes affecting the business of old-
er shops. A substantial number (20
percent) of commercial buildings in
the N.W. 17th Avenue and 36th Street
area are vacant; and o few have been
empty for years.
In the past year several major employers
-have left, taking along many smaller,
support businesses that served em-
ployee shopping and lunchtime needs.
Those larger businesses that remain,
such as Best Paints, own their buildings;
have been in the area many years. and
have a commitment to the community.
In the residential area, a substantial
number of single family dwellings have
been demolished (56) and many dup-
lexes have been constructed, although
few are .owner -occupied. The .low va-
cancy rate indicates a continued mar-
ket demand for housing in the -area.
The addition of a few, small Latin busi-
nesses along N.W. 17th Avenue. while not
a dramatic reversal of the long.decline
in retail services in Allopattah., is
at least a .sign that the trend 'may be
changing This fact, coupled with the
steady increase in the numbers of new
residences in the station area. points to-,
warrJ a long term. stabilization of -Al-
lapattah as a neighborhood of middle
ince me tom,ilies with opportunities, for
substantial growth Ot business services,
shoplDing and speciality activities such
as entertainment and restaurant use,,
C Z:
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C =
Mlop PEC '
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PEDESTRIAN/VEHt ULCT =j -�
[� Tr C FLICT� -- —•— —•� i
• TI
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N.W. 33RD ST
rL-
SINGLE FAMILY OFFICE TRANSPORTATION UTILITY
DUPLEX WHOLESALE/ INDUSTRIAL D VACANT
MULTI FAMILY PUBLIC/ RELIGIOUS
RETAIL SERVICE/AMUSEMENT
THE STATION
ne Allopotton Station will be designed
t� service over 8.000 patrons per day.
'/!Ore than one-half of these patrons are
protected to arrive or leave by bus,
one-third by automobile. and the re-
-raining one-sixth by foot.
Initially about 120 cars will be parked on
the site, but eventually this station's
arking facilities may be expanded to
,.:commodate 1,455 cars
/<nicular access will be tac l fated
/ irrlprovemenls to N.W 30th ;?reef
PJ.W 1%1h Avenue. which will � on
hr�lie to be important traffic corridors In
J Jili<�r1. walking and bicycle occ,�ssto
tr,,- transit st(Itio i will require consi'Jera
tion for safety and convenience. Based
upon the existing pattern of develop-
ment, the major sources of pedestrian
traffic to and from the station will be the
commercial area along N W 36th Street.
and the surrounding residential area.
In order to fully realize the inherent
advantages of transit, the Allapattoh
Station and the surrounding area must
complement each other Thus. trcnsil
patrons should be citta;sled to thea
surrounding area frorn the staffer , Inst
as 1hg station itsell shuul(i be attra<aive.
well lit and safe the existing_ envuwn
rrrer,t oround the Allopatloh `,tntlon site
r, reit COridur:rve to F>e tF;stniiris rimy
bicycles due to traffic, as well as lack of
Ianascaprng and street furniture
In order to overcome these problems,
complementary development patterns,
circulation paths, landscaping and
pedestrian amenities must be identified
ar :I mplemented in the station area.
Q
OPPORTUNITIES
-fir the same reason that business and The commercial area along N.W. 36th
.r. oustry seek locations along major Street has. a number.ot sizeable vacant
roads and highways where visibility and or under -developed parcels (1) in the vi-
access are greatest, transit station with cinity. Community. Development funded
n gr volumes of people entering and facade improvements, proposed for a
leaving are expected to attract new re- portion 'of N.W. 36th Street will, when
triii. office. housing and industrial level- completed, significantly enhance, the
OGrr,ent. In addition to thevisibility at- character, of the area.
• ,rded by transit. the Allapattah Station Residenlial redevelopment oppor-
ore (i,• hc-is some unique characteristics tunities are, scattered. of present. how-.
vt,,ch provide fr.)vorable conditions for ever -it is ;conceivable that the areas
hit �r� 7evPloprnPnt od)acent to 'the station could Prov de
!r� following r7rQUs around the Al higher hensit•y,•redevelopmenl oppor
,;r,rjttot ';hition provide .particularly tunities it the future• particularly in view
ra(',,r7 vF)F,rxtunilws tor_tyturt_� dev,::lop of the advanced age and mar
nor i ginal condition of numerous low density
UTILITY
MOORE
PARK
properties adjacent to the station site
such as areas (2) and (3)
The sizeable low-density residential
areas surrounding. the station site have
been subject to considerable rede-
velopment activities in recent years. but
-there remains numerous opportunities
for new duplex and -townhouse de-
velopment to replace older structures
and infill vacant sites
�t•
■a�tt•�r�t�t�ta�tt�t
t �: NW 40T'r ST
AIRPORT EXPRESSWAI
1"
N.W'. 39TH ST
1
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3
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(� Era
r- -- __N.W 36TFLSL_.._._.
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N.W. 33RD ST
l-..• _ '-
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N.W. 30TH ST
OPPORTUNITIES
-fir the same reason that business and The commercial area along N.W. 36th
.r. oustry seek locations along major Street has. a number.ot sizeable vacant
roads and highways where visibility and or under -developed parcels (1) in the vi-
access are greatest, transit station with cinity. Community. Development funded
n gr volumes of people entering and facade improvements, proposed for a
leaving are expected to attract new re- portion 'of N.W. 36th Street will, when
triii. office. housing and industrial level- completed, significantly enhance, the
OGrr,ent. In addition to thevisibility at- character, of the area.
• ,rded by transit. the Allapattah Station Residenlial redevelopment oppor-
ore (i,• hc-is some unique characteristics tunities are, scattered. of present. how-.
vt,,ch provide fr.)vorable conditions for ever -it is ;conceivable that the areas
hit �r� 7evPloprnPnt od)acent to 'the station could Prov de
!r� following r7rQUs around the Al higher hensit•y,•redevelopmenl oppor
,;r,rjttot ';hition provide .particularly tunities it the future• particularly in view
ra(',,r7 vF)F,rxtunilws tor_tyturt_� dev,::lop of the advanced age and mar
nor i ginal condition of numerous low density
UTILITY
MOORE
PARK
properties adjacent to the station site
such as areas (2) and (3)
The sizeable low-density residential
areas surrounding. the station site have
been subject to considerable rede-
velopment activities in recent years. but
-there remains numerous opportunities
for new duplex and -townhouse de-
velopment to replace older structures
and infill vacant sites
GOALS AND OBJECTIVES
The City of Miami adopted in 1976 the
Miami Comprehensive Neighborhood
Plan (MCNP) that established the goals,
objectives and policies for future growth
and development of the City. In the Al-
lapattah area, the dominant goal set
forth is the maintenance of low-density
residential neighborhoods in the Manor
Park Area and south of N.W- 36th Street.
The residential area between N.W 36th
Street and the Airport Expressway will
likely remain a low-density neigh-
borhood, but could see additional
redevelopment of blighted properties,
particularly where adverse impacts
from existing expressway and arterial
developments have contributed to the
decline of older single family homes.
Master Plan objectives with regard to
retail development in the Allapattah
area envision the creation of com-
mercial nodes at N -W. 36th St. and
N.W 17th Ave. which is the historical retail
center of the Allapattah area, and also
at N.W. 36th Street and N.W. 12th Avenue
near the transit station. Present MCNP
policies dealing with the Allapattah Sta-
tion area envision a mix of high-density
residential office and retail uses occur-
ring along N.W. 36th Street east and west
of N.W 12th Avenue. No major institutional
use development is anticipated nor are
any major arterial roadway programs
proposed or considered. Specific con-
cerns regarding transit alignments
through the Allapattah area consists
primarily of the elevated guideway's
impact on N.W. 12th Avenue, particu-
LJ
'— NYV 40TH ,T
11 RESIDENTIAL '<
U f
r
LOW DENSITY
RESIDENTIAL
ems-;
r
SELECTIVE 3 LOW DENSITY
REDEVELOPMENT -
�/
CONSERVATION
I PROPOSED ALIGNMENT .
8M8 =t Mtr t�I�a� NW 407H ST.
1% AIROORT EX=RESSWAY
N.W 30TH ST
RESIDENTIAL
RESIDENTIAL ' : Ty - -- CODE
REDEVELOPMENT_ LOW DENSITY ` ENFORCEMENT
IRE DEPT
___
- ,-- -- -- _ .--
PLAIN IN
_
APART fREU1L
A�i1LITY
-- - -- .� - , • PROPOSED - Q
.
I STATION SITE _
a
a L z_
—z
-LOW t -
DEWY
—���rid-FbiFCl=tatEN- CONCENTRATED
•—
-- — REST
�—
--
MODERATE DEN
{
— —
kATE
POMMffCIAL
larly along its east side. The stable
neighborhood that lies adjacent to the
transit guideway along 12th Avenue will
be buffered from any adverse impacts
by a landscaped parkway between the
homes and transit. However, a careful
monitoring of future conditions in this
sensitive area will be needed to assure
continued stability.
THE DOCUMENT
This Allapattah Station Area Profile is the
first of three reports in the preparation of
land use development plans for each
Stage I Rapid Transit Station area. The
second and third reports, which are
forthcoming, are Alternative Concept
Plans and the Final Concept Plan.
Station Area Design and Development
(SADD) is a cooperative effort involving
the Kaiser Transit Group. Dade County
Planning Department. Dade County
Department of Traffic and Trcnsporta-
tion, the City of Miami. City of Coral Ga-
bles. City of South Miami. City of Hialeah.
the Downtown Development Authority
and the Transit System Development
Division of the Office of Transportation
Administration. The project is funded In
part through a grant frorn the U.S De-
partment of Tronsportatior . Urban Mass
Transportation Adminlstrction. under the
Urban Mass Tronsportotlor. Act of 1064.
as arraended Por further rnformanDn
about bode (ounly ; Stofion Area be
sign rind Ivevelopment prograrn call
(305; c,7rl 1131271 or write tri<, Office rJf
Irarlsprirfali(jr, Admrra;trolrr,n 44 WF.1
Flagl,jr :,1r4G1, lolh Firiot Mienni. f Icmr7r]
33130
tatc
Bppartmrnt of Otarr
I certifv from the records of this office that NEW CENTURY DEVELOPMENT
C0 RPC RAT IC N, INC. is a corporation organized under the laws of the State of
Florida, fiied on .lune 2. 1980.
The docume^t number of this corporation is 752815.
i further certify that said corporation has paid all fees and penalties due this office
through, December 31, 1999, that its most recent annual report was filed on May 11,
1999, and its status is active.
I further certify thatsaic; corporation has not filed Articles of Dissolution.
I 2 11-99)
Given under my hand and the
Great Seal of the State of Florida
at Tallahassee, the Capitol, this the
Seventeenth clay of May, 1999
', iatijerine Mnrris
krcrOarn L,f. i.ttr
00- 156
Internal Revenue Service
District Baltimore District
Director
D New Century Development
Corporation
5400 N.W. 22 Avenue
Suite 703
Miami, FL 33142-3075
Dear Sir/Madam:
Department of the Treasury
. 0
31 Hopkins Plaza, Baltimore, Md.- 21201
P. 0. Box 13163, Room.. 817
Baltimore, MD 21203
Employer Identification Number:
59-2146664
Person to Contact:
EP/EO Tax Examiner
Telephone Number:
(410) 962-6058
Date: April 17, 1997
C
This is in response to your inquiry dated March 12, 1997 , requesting a
copy of the letter which granted tax exempt status to the above named
organization.
Our records show that the organization tzas granted exemption from Federal
Income Tax under section 501(c)(3) of the Internal Revenue Code effective
August 1982• We have also determined that the organization is not a
private foundationbecause it is described in sections 509(a)(1) and
170(b)(1)(A)(vi).
Donors may deduct contributions to you under section 170 of the Code.
As of January 1, 1534, you are liable for taxes under the Federal Insurance
Contributions act (social security taxes) on remuneration of $100 or ;.ore you
pay to each of your employees during a calendar year. You are not liable for
the tali imposed under the Federal unemployment Taff Act (F"UTA).
You are required to file Forza 990. Return of Organization Exempt From Inco -;e
Tax, only if your gross receipts each year are normally -ore than $25,000.
However, if you receive a Form 990 package in the mail, please file the return
even if you do riot exceed the gross receipts test. If you are not required to
file, simply attach the label provided, check the box in the heading to
indicate that your annual gross receipts are no „ally $25,000 or less, and
sign the return.
A copy of our letter certifying the status of the organization is not
available, however, this letter may be used to verify your tam:—exempt status.
Because this letter could help resolve any questions about your exempt status,
it sho -d be kept in your permanent records.
Sincerely yours,
Paul M. Harrington
District Director 00—
0_ 6
and
New Century De s.r�*l.
A hior-Profit Corporation Ktf„•::. ! �:►rU."•1
we the undersigned hereby associate ourselves together for the pu:r.ese
of forming a corporation, not for profit, under tr►e laws of the State cf
FICrida.
AIrrIC:�: F
'rhe name of the corporation shall be New Centur✓ Development Corporation,
inc.
Ttlie corporation is or jalized to pur:;uanr to tile provis! ons of t'r - General
Non -Profit Corporation Law of the State of rlorida and small have perp.t-1:11
existence.
A9ZI icu-, i T I
T::e orincire.1 office t`oc tho transaction of txtsincss of this corpoc:ttiC:n
is co be located in Dade County, Florida.
!+r'r,'IC:. IV
",a purpose for which t,1i5 cor+,;oration is for7l*d are exclusively c3lar:t3hlz,
scientif is aivd educational an:.i consist of the following:
(A) The specific and printary purposes are:
(1) To raise the economic, educaGlGtlal, arx3 social levels
of t!rderpriviledcjed residents in and arouml the Meal Cities-yransi•. Corridor
Area ac -4 other underpriviledW grcups which h3Ve st.3:stantial. unemalo}imnt or
low-income families, to foster and prowte cecinl',.tt+lty-wide interest ami concern
for the problms of such cmmunity to the end tha3L (a) racial i:ensions, Preju.11ce,
(1)'Tt solicit, collect and receive money, and other assests, a. to
acttinister funds .and contributions received by grant, gift, deed, bequest or
devise, .and otherwise to'a.cquire money, securities, property, rights and ser-
vices of.every kind and description, and to hold, invest; expend, contribute,
use, sell or otherwise dispose. of any money, securities, property, rights or
services so -acquired for- the purposes above mentioned;
(21 :o borrow money And .to make, accept, endorse, execute and issue
bonds, debentures, promissory notes, and other corporate obligations, for
=treys borrowed, or in payment for property acquired or for any of_the purposes
of the corporation,. and:to •secure payment -of any such obligation by mortgage,
pledge,. deed, indenture, agreement or other lien, upon; assignmentof or' privileges
of the Corporation;
(3) To invest and reinvest its funds in such mortc;ages, bonds, notes,
debentures, shares of preferred and comron stock, and any other securities of any
kind whatsoever, and property, real, personal or mixed, tangible or intangible,
all as the Corporation's Board cf Directors shalt deem advisable and'as may be
permitted by law;
(4) To provide advice,, support, credit, funds, capital, gifts and all
other lawful forms of assistance, fi anciall and otherwise, to or for. use in'.
business enterprises owned, or destined to be owned, by said residents and groups;
(5). To furnish management, administrative and other business advice,
support, Graining and technical assistance to said, residents and -groups in
order to enable them to develop necessary skills sucessFully to orate business
ventLxes ;
(6) lb. encourage and voluritarily''ass ist said residents and groups to
organize; create, acquire, obtain: financing for, am, trance and operate business
enterprises;
r��
(7) To obcain info_ -motion and ==duct research, st::dies and ana=uses
of the problems of said community, and prepare and pL: lish reports, as to a,%y
and all matters that may be of use in furthering the expansion of business
enterprises owned or operated by said residents and groups, 'including infornat-on,
research, studies, analyses and reports, as to markets, products, services, skills,
sources of financing and any ark all other matters;
(8) To conduct educational and other efforts to eliminate prejudice a,td
discrimination in the business and financial comu:nities a.^4 to foster tt'.e estab-
lishment•of sound and constructive relationships between the business and financial
ca=..unities and said residents and croups seeking opportunities in business;
;9) 2b aid, support and assist by gifts, contributions, loans, invest -
rents and other lawful forms of assistance other persons or organizations seekirn3
to expand the opportunities for business ownership by said residents and groups
in organizing, creating, acquiring, obtaining financing for, owning, managing
and operating business enterprises;
(10) To conduct educational activities designed to provide instruction
cr:;trainirg of said residents and groups for the purpose of i.rprovirg or develop-
ing their capabilities, language and job skills, and the instruction of the
public on subjects useful to said residents arra groups and beneficial to the
unity as a -bole;
0-1) To engage in housing production and related activities in order
to =Prove the living cenditiors of said residents;
(12) To engage in the activity of operating business ventures for
Pose of providing job training, erployment, and managerial development
opportunities to said residents for the charitable
Purpose of furthering the
economic development of the co==nity;
(13) rlb engage in any a..,d all other activities which will directly
or lnd.i.re_tly improve the welfare and econoaLic conditions of said residents
ard groupsi
To exercise all ot..ar rights and powers ,confe-red upon corporat.Lc-,E
formed tmder, the, General Nonprofit CO rPO ra ti 0 r, Law of the State of Florida,
provided, however, that t1 -z Corporation shall not erQag!e in any activities or
exercise any .po . wers, including those specifically rmntioned herein,' that are not
in furtherance of the specific and primary charitable, educational, scientific
purpose (sl of the corporation.
AMICLE V
No substantial part of thz acta-vi ties of the Corporation shall be the
carrying on of propagan4a, or otherwise attempting to influence legitlation, and
the Corporation shall not participaie.in, or intervenue in, any,political campaign
on behalf of any -ca-Aidate far public office.
Notwithstanding any 'other provisions of these Articles,, the Corporation shall
..".-not cal"ry on any other activitj6§ not permitted to be ca--ri
ed on by a' corporation
exert from federal and state inco.7e,, taxes under section 501 (c) (3) of the
internal Revenue Code of 1954 and appropriate section
of applicable State Law
as the same may be arrerded f
Mm
time to time.
ARTICLE Sa
A majority of the Board 'Meffbers shall b,-- elected by area. residents and ore
marber arTiointed by the Governor of t! Le State c.` Florida in' the ,warner and in
accordance with the nethOd Provided for in the By2aws, which shall conform to
the provisions of Floridan Statues '266.,606
The mof 'initial- directors constitution theCOrPO-raticn Is Board of.,
Directors shall be six until the first annual meeting of .-the, cOrpartion, at
i -ch tLre 15 directors, dhall be elected.
ARrIU.E XIII
In the event that this Cormration shall become a
•
,,private fcundaticn."
within the meaning of section 509 of the Internal Revenue Cade of 1954, the
corporation shall distribute its income for each taxable year at such ti=re
and in such manner as not to subject it to tax undar section: 4942 of the
Inter -Ml Revenue rode; shall not retain any excess business holdings as
defined in section 4943 (c) of t?e Internal Revenue Code; shall not make
as to subject it to tax under' section 4944 of
any investments in .'such manner
the Internal Revenue Cade; a. -.d semll not make any taxable expenditure as
defined in section 4945 (d) of the Internal "Revenue fie•
ARTICLE XT_V
Any person (and the heirs, executors, and adrm�,nistrato_s of such
person) made of ti -L eatened to be made a party to. any a_ticn,, suit or
proceeding by reason of the fact that he is or was a Director or
officer of the Corporation shall be indemnified by the Corporation
against any and all liability and the reasonable expenses, including
attorneys' fees and disbursements, incurred by him (or by his heirs,
executors or a(tministrators) in connection witli the defence or settlement
of such action, suit or proceed rg, or in connection with any apperance
therein, except in relation to .matters as to which it shall be adjudged
in such action, suit o: proceeding that such Director or officer is
liable Far negligence or-miscond,Lct in the performance of lii's duties.
Such rights tc which such Director or Officer (or such Heirs, Executors
or adcn�'nistrators) may be entitled apart from this Article.
ARTICLE XV
The Articles of _inro-poratien or Bylaws may be altered,: amended,
or replaced and new Articles of Incorporatlnr ter. E _aws ria"., lje ac ortcx! L"y a tkn
thirds m3;0ric1 vote of all the directors, or a meeting or duly summoned
1 (�i� s �.O
of the dir�='ors, or of �e P,,Posed action
dialer ti =e setting
iar writ, O.`. c2^an,J�'
xc least tem days deletEd + �.
cles to be adc'.
aro 5pecif is p rti ive.-n to all rete s o £
time ani place Of
n�etln�3 shall 9
and
aarPorati°n's of the under Signed, being the
g wt�-F, we the n Articles cf
initia2,direc�rs� have execu
tzd
persons Warned above as � 19
�zporat9,on the 12th Y
og March --
POs con 1to21e
r•)e t�Oh�urn ..iving
c,r �� a`isp on �. ' R dolph 1`a
Uy.:_ Itis Wcoason
00- 156
07/08/1999 12:42 3056 2243 NIEWCENTLRY PAGE 01
I
NEW CENTURY DEVELOPMENT CORPORATION
RESOLUTION NO.. 78-002
Resolution Authorizing Executive Director
to establish a development team and
explore any and all contracts and agreements deemed
to carry out economic development and affordable i
projects in accordance with the goals and objec
of the organization
WHERTAS, New Centwy Development Corporation (NCDC), a n3t-for-profit corporation
duly organized and eusting under the laws of the State of Florida, at a Bo ird of Directors meeting
duly held on April 1, 1998, where a full quorum was present, desires to dev op projects in its target
area to accomplish economic development and affordable housing for love income residents; and
WHEREAS; a development team, including but not limited to consultants, architects,
investors, Miami -Dade County and others is needed to accomplish these 4 ibjecuves;
RESOLVED, that Sharon Y. Williams, the Executive Director is hereby authorized and
duetted to negotiate and execute contracts, ag<eeanents, notes, mortgages, d s, closing documents,
and any and all doaunetwyion and instruments necessary and incident to e ng into a joint venture
or other relationships required to cavy out the objectives of the Corporation for projects in the
Miami -Dade County community, and
FURTHER RESOLVED, that the authority given herein be retroactive, and any
and an acts authorized herein performed prior to passage of this Resolution hereby approved and
ratified.
Dated this I" day of April, 1998.
ATTEST_
Teny V. /, Esq., Secretary C. Sullivan Culver, Chairman
New Canary Dcvd0pMM Co:p- New Centary DeveIopumd Corp.
5400 N.W. 22 Avenue, Suite 703
Miami, F133142-3075
(COREORA!M SEAL)
Post -It- brand f transrr
memo 7671 M o' P"
s�, �%a1an Y H
b3l-/a "
66- 156
JUL 07 1999 13:34Adn
�LAt� KN I C -{T LLP
instrument prepared by turn to:
Daniel O. Borges
OCED/Urban Development Division
140 west Flagler Street, Suitt 1100
Miami. Florida 33130
305 789 7613 TO 7798tt22222tt22222 P. 02/04
1 0
COUNTY DEED
THIS DEED, made this -4 fA day of �u 14 19_29 A.D. by
MIAMI -DARE COUNTY, FLORIDA, a Political Subdivision of the State of Florida, party of
the first part, whose address is: Stephen P. Clads Center. 111 N.W. 1 Street Suite 17-202,
Miami, Florida 33128-1963, and New Century Development Corporation, Inc., party of the
second part, whose address is 5400 NW 22 Avenue, #703, Miami, Florida 33142:
W 77VFMSETS:
That the said party of the first part, for and in consideration of the sum of Ten Dollars
and No/100 ($10.00) to it in hand paid by the party of the second part, receipt whereof is hereby
acknowledged, has granted, bargained, and sold to the said party of the second part, his/her heirs
and assigns forever, the following described land lying and being in Miami -Dade County,
Florida:
LEGAL DESCRIPTION (SEE ATTACHMENT EXHIBIT "A-)
This grant conveys only the interest of the County and its Board of County
Commissioners in the property herein described and shall not be deemed to warrant the title or to
represent any state of facts concerning the same -
00` 156
JUL 07 1999 1334 FR HOLLAND KNI„GHT LLP 305 789 7613 TO 7798922222922222 P.03iO4
This conveyance is made subject to the attached agreement between Miami -Dade and
New Century Development Corporation, .Inc., for development of the Improvements Allapattah
Gardens, Ltd. Housing Project
IN WITNESS WHEREOF the said party of the first part has caused these presents to be
executed in its.name by its Board of County Commissioners acting by the Mayor of said Board,
-the day and year aforesaid. '
Co.
Fes- )
J 4Q�'
Yr irk
ATTEST:
MIAMI -DARE COUNTY, FLORIDA
BY ITS BOARD OF
HARVEY RUVIN, CLERK COUNTY COMMISSIONERS
By: a By: I -D
uty Clerk
The foregoing was authorized and approved by Resolution No. k5 8 q q of
the Board of County Commissioners of Miami -Dade County, Florida, on the _M:_day of
I✓� 19 Q9
00 ��?+
JUL nr i»> 1J ,54 fK MUL-HNI) KNlUHi LLF `AO '(a9 7613 TU 7798H22222422222 P. 04,104
G3-58� 99
riA. RBI d "A"
LEGAL DESCRIPTION
Lot 1 through 8, Block 2, `KNOXHOLM," according to the Plat thereof as recorded in Plat Book 27, at
Page 41, of the Public Records of Miami Dade County, Florida
0
Lot 1 through 8, Block 2, "CORRECTED PLAT AT PINEWALD," according to the Plat thereof as
recorded in Plat Book 24, at Page 62, of the Public Records of Miami -Dade County, Florida
Lot 4 through 10, Block 2, "GEORGIAN TERRACE," according to the Plat thereof, as recorded in Plat
Book 7, at Page 134, of the Public Records of Miami -Dade County, Florida
D'ov-11
Lot 3 through 13, Block 8, "AMENDED PLAT OF BUENA VISTA PARK," according to the Plat thereof,
as recorded in Plat Book 2, at Page 89, of the Public Records of Dade Miami -Dade County, Florida
* TOTAL PAGE -04 *�c
00- E5,6
ALLAPATTAH HOMEOWNERS ASSOCIATION
February 9, 2000
Clerk of the Court
City of Miami
City Hall
3500 Pan American Drive
Miami, Florida 33133
RE: Site Approval Plan — Allapattah Garden Apartments
Dear Sir:
Representatives from New Century Development Corporation made a presentation before
the general membership of the Allapattah Homeowners Neighborhood Association
(ANNA) on Thursday, January 20, 2000 regarding the 128 rental units (Allapattah
Garden Apartments) proposed for the Allapattah Metrorail Station site. The Executive
Board of the ANNA met at 6:00p.m. Tuesday, February 8, 2000 and voted
unanimously to reject and oppose this project.
This is the second letter of opposition from the Allapattah Homeowners Association. As
with the first letter, please enter this into the public records.
Very truly yours,
Executive Board
� r►%moi
old
cc: Donald Warshaw, City Manager
Commissioner Wilfredo Gort
ti�.a Ota?uJ'��:Y :„'�Iq
lts m Z 021 .o 0
City Ciel
At1 6F -m -TCS i n
l
anl(tef- PEA510A)
M
0 A
-1 ;3
1f
00
w
�s
ZID
,x Y`• w� .y
cord ha
1 s ay PZ -L on t o --c) o
:f
Q4, cow
•
•
Allapattah Homeowners Association
September 28, 1999
Commissioners Arthur Teele
Wifredo Gort
J.L. Plummer
Tomas Regalado
Joe Sanchez
Re: Resolution- (J-99-749)
Allapattah Garden Apartments propose for consistency with the
SADD Plan at the Allapattah Metro -Rail Station.
Dear Commissioners:
The purpose of this letter is to oppose item PZ10 resolution J-99-749.
This is a request by New Century Development Corporation
requesting consideration'.,. of approving the Allapattah Garden
Apartments proposal, to be located at approximately N.W. 36th Street
and N.W. 12th Avenue, for consistency with the Station Area Design
and Development (SADD) _plan at the Allapattah Metro -Rail station
pursuant to Article 4 of Ordinance No. 11000, as amended, the
zoning ordinance of the City of Miami.
This will not allow the residential projects to be compatible with the
Metro -Rail station. The residential projects would be a risk factor and
a crucial problem to the Allapattah residents based on the high rate of
crime, drug trafficking, prostitution and violence.
Between January and August 1999, there have been more than
1,000 arrests documented by a special unit of the City of Miami
Police Department, which occurred between N.W. 10th —12th Avenue
and 31St -39th Streets.
Submitted into the public
FoCOrd In, cohnectin 6 with
ftm P2_ io on
Wafter i=oeman
00' 156
City Clerk
Allapattah Homeowners Association
It's appalling to note that building 238 rental units for low -moderate
income families would only "emphasize" the social problems that are
already existing in the Allapattah area.
It should also be noted that surrounding this proposed site are 300
HUD units, which have been boarded up for over (5) five years.
These were also low -moderate rental units, which harbored the worst
drug dealers in .Miami. The units were closed after the murders (2 in
less than 1 month) of small children killed in the line of fire between 2
drug lords. The perpetrator of the 6 year old killed more than 5 years
ago has just been apprehended in the last month selling drugs on
N.W. 11 Avenue at 34th Street. To make matters worse, a
Wackenhut security guard was killed on Tuesday, July 20, 1999, at
the Allapattah Metro -Rail Station. His killer has yet to be
apprehended although he lives in the area. The residents of
Allapattah vehemently oppose this proposal which would result in
another battle of crime, violence and drugs.
Very Truly Yours,
Ibena Sumner, resident
fiMatuiw--b-old, 15Vice-Press ent
Kms/
J ckie Bell. 2na Vice- President
00- 156