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HomeMy WebLinkAboutR-98-0533J-98-523(b) 5/25/98 RESOLUTION NO. 9 V 533 A RESOLUTION, WITH ATTACHMENT, REVERSING THE DECISION OF THE ZONING BOARD AND GRANTING A VARIANCE TO PERMIT A STRUCTURE WITH THE HEIGHT OF 44'-9" (25'-0" MAXIMUM ALLOWED) FOR AN EXPANSION TO AN EXISTING SECONDARY SCHOOL FOR THE PROPERTY LOCATED AT APPROXIMATELY 3575 MAIN HIGHWAY, MIAMI, FLORIDA, MORE PARTICULARLY LEGALLY DESCRIBED HEREIN; ZONED R-1 SINGLE-FAMILY RESIDENTIAL AND SD-18 MINIMUM LOT SIZE DISTRICT. WHEREAS, the Miami Zoning Board at its meeting of March 30, 1998, Item No. 5, Resolution No. ZB 1998-0048 was adopted by a three to five (3-5) vote, whereby the motion to approve failed resulting in the denying of the requested Variance, as hereinafter set forth; and WHEREAS, an appeal has been taken to the City Commission by the applicant/property owner from the denial of said variance; Fri WHEREAS, the City Commission after careful consideration of this matter, and notwithstanding the recommendation of the Zoning Board, finds that there are peculiar circumstances affecting this parcel of land and that there are practical difficulties and hardships which would impair the owner's right to the reasonable use of the property without the grant of variance as hereinafter set forth; ATTACHMENT ( CONTAINED CITY COMMISSION MEETING OF, MAY 2 6 1998 Resolution No.�- 533 NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Resolution are hereby adopted by reference thereto and incorporated herein as if fully set forth in this Section. Section 2. The decision of the Zoning Board in this matter denying the request for a variance from Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, Article 4, Section 401, Schedule of District Regulations, R-1 Single -Family Residential and SD-18 Minimum Lot Size District, to permit a structure with the height of 44'-9" (25'-0" Maximum Allowed) for an expansion to an existing secondary school, for the property located at approximately 3575 Main Highway, Miami, Florida, more particularly legally described in Exhibit "A" attached hereto and made a part hereof, according to the Plat thereof as recorded in Plat Book D at Page 253, Plat Book 13414 at Page 1740, Plat Book 4705 at Page 549, Plat Book 20 at Page 3, less Plat Book 13640 at Page 838, and Plat Book D at Page 251, of the Public Records of Dade County, Florida, is hereby reversed and the variance is hereby granted. Section 3. This Resolution shall become effective immediately upon its adoption. 2 - 98- 533 PASSED AND ADOPTED this 26th day of May , 1998. JOE CAROLLO, MAYOR In accordance with Miami Code Sec. 2-36, since the Mayor did not indirate approval of Os legislation by signing it in the designated place provided, staid iepis! tbn -o'.°j becomes effective with the elapse of ten (10) days from the date of Commissicn acr;on regarding same, without the Mayor7ejrcisin/av� o. ATTEST: Wafte4<100'Ookeman, City Clerk WALTER J. FOEMAN, CITY CLERK PREPARED YAMILE ASSIST I" 142 3 - 98- 533 Legal Description Bepn at a pips in the cetnymt marking the Nortbeast career of SE 114 of SW i/4 of Seenon 2l. Towasltsp 54 South, Range 41 East, as agreed and of rccord in Deed Book "D" at Pap 231; tbaaca Sous 43" East 1175 feet store or less to shore of Beseayme 94y)tb4rK4 Sottm.rest along said slants for equal co 295 1 fat as measured at right angles to last merasoned coarse: dome North 43• Won 1400 fart more or km to a ptpc m the sett aw as the Sough or East side of the Courtly Rued; thence along sad road N 411, 40' F. 299 feet to a pope. thence S 43• E 131 3 feet to the Point cf Heprtutg. corstauttng 9 3 mass mete or less, unWAw with W riparian A&W grad wata pri"Ieges appuruwaw thereto, also deacnbed as aD that part of the follow ms descnbed propaM in Secuon 21. TowaLN? 34 Sets. Range 41 East, hn" Sentheriy and Easterly of trtgrsham Highway, tovnt. Lot 13, :rt WROUS SUBDIVISION. according to a plat or meo wimp therf, recorded is Deed Boost '.D" at Page 233. of d%c Public RwArds of Oak Cotsasy, Flo WS. and poataoas of Lou 3. 11. 12, 13, 14 and Stress and Alley of CA""�I XJM S. ROSERTS t OSOROU L. ROSE1tTS PLAT, aeeardie+g to •plat th— wf, neordd umPU Soak A. as Pago 21, of do Peddle Raoeeda ad Dods County, Flaeida lying wid+in the afoeesamssiaeed Lot 13. MLJNROR'S SUBDIVISION. AND Lots 12 t 13, Block 7. ROYAL GARDENS. moaotrgtsg b the Plat Meet, W twatit A is Mat Book 20. at Page 3, of *& public Records of Dade Caamty, Plat"- Mss tee nghe-ot-wrW defta ed par OlSeial Rowds Book 13414, at Pass 1740, of tie Public Records of Dad• Cotanty, Florida. AND A parc+•1 of Mb=WVM land in Biscayne Bay a Seesm 21. Township 34 Saab. Range 41 East. Dade Cotsrtty. F'loride. snore parvicularty dssenbed m Daad >amma Tntstees of tee Irma d Impreeement Rand of alto State of Florida and recorded in Book 4703, Pegs 549. of the Publi• Raeank of Dads Cagy. Plarsda. WNW Lot 10, less the southeasterly 30 feet thereof, in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida. M91 Lot 11, in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida. Tb" partiom aaaeoyad to the City of Miami by dead ssosdad is Cdkid Reamed Bede 13640, Page gag, man p•i dmilatrly dnson7s•d a. hUo m: - The F A weslsbr 13 hart et tks Nadi resf!!y 30 Sat et 1ba Mewing dweritd pared at took 6"a sat a ewer 21 as emw0 mmdw Nonbno■n •ass of do Seteb•rt gtuner of On Southw" guess at aomil amid at rorard is Dud Beak -W. PW 25 1. Dish CAMW !tabus Rstratda; themes son* 45 dsrees RM 119S ftW, a>1we W h=10 •low one Sisssonse S•4►;10sr sotra6wtastm1b► aialt� Bair abase a distasee agnal to 29l.? 6a are aerswaeed at r4 t MEOW "the [as smaid•med sous; aromas am* 45 drama sere 1400 60 estate at !rise to a Pi/e a a� a toa soveo ar grade ails at ton CemW PA@C- titaso alarss sail read NW& 41 dsv 40 rssiramas enre 2" fleet to a pipet is stems; tosasse acerb 4S dsrean Best 1l7.S bee a pail at beghwi p 100411s wA* ale sipaeiaa djta amid want prieiiagas apprrttmam d eta 98- 533 Case Number: 1998-0102 Location Legal: Applicant: Zoning PZ-5 ZONING FACT SHEET 30-Mar-98 Item No: 5 3575 Main Highway (Complete legal description on file with the Office of Hearing Boards) Ransom -Everglades School, Inc. 3575 Main Highway Miami, FL 33133 App. Ph: (305) 577-7093 R-1 Single-family Residential SD-18 Minimum Lot Size District Jeffrey S. Bartel, Esq. 200 S. Biscayne Blvd., Suite 4000 Miami, FL 33131-2398 Rep. Ph: (305) 577-7093 ext Rep. Fa (__) = ext Request: Variance from Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, Schedule of District Regulations, R-1 Single -Family Residential, to permit a structure with the height of 44'-9" (25'-0" maximum allowed for an expansion to an existing secondary school. Recommendations: Planning and Development: Approval Public Works: No comments Plat and Street Committee: N/A Dade County Transportation: No comments Enforcement History, If any C.E.B. Case No: N/A Last Hearing Date: Found: N/A Violation(s) Cited: N/A Ticketing Action: N/A Daily Fine: $0.00 Affidavit Non -Compliance Issued on: Warning Letter sent on: Total Fines to Date: $0.00 Lien Recorded on: Comply Order by: CEB Action: History: Analysis: Please see attached. Zoning Board Resolution No: ZB 1998-0048 Zoning Board: Denied the Variance Vote: 5-3 Appellant: Ransom Everglades School, Inc. 98- 533 ANALYSIS FOR VARIANCE 3575 Main Highway CASE NO. 1998-0102 Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, The Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed to allow a multi -purpose auditorium as an expansion of an existing secondary school at 3575 Main Highway (currently zoned R-1 Single Family Residential with an SD-18 Minimum Lot Size Overlay District); the subject Variance request has been reviewed as follows: Variance for height: Maximum permitted - 25' Proposed - 44'-9" The following findings have been made: • It is found that the proposed school expansion use, specifically a multi -purpose auditorium, is located within the existing Ransom Everglades School complex and is therefore compatible. • It is found that the proposed use is appropriate fo; the existing space within the school complex and that the required parking has been provided as part of the school complex. • It is found that the subject variance request to allow a structure of 44'-9" in height is appropriate given the hardship that the subject property is zoned R-1 and contains an existing school; the specific hardship which applies is that of "reasonable use" of the subject property. The Department of Planning and Development contends that a multi -purpose auditorium is a reasonable and expected use at a school such as the one existing on the subject property; it is further found that the R-1 zoning classification with a height limit of 25 feet precludes this reasonable use from being accommodated on the property unless a height variance is obtained. • It is found that the hardship described herein unfairly limits the reasonable development of the subject property. Based on these findings, the Department Planning and Development is recommending approval of the application as presented. 98- 533 I Hearing Boards 91 Add/Update a Case Supporting Materials Zoning Board History Zoning Board Resolution Reports Set Up Zoning Board Anaysis Enforcement History Variance, Checklist Case # 1998-0102 -V-- K1- KI JA )Special conditions and circu ancesexist4ichare to the property. mst peculiar A"I Special conditions are result of petitioner's actiom Literal interpretation of ordinance causes uxkje hardft on peter. Granting Yadance conveys same treatment to owner. Variance, if granted, it the minimum variance for masor-jable use of property. Is in harmony With general intent and purpose of ordnance, .J J 98- 533 —��--� ✓ i t•.` i F6\mac '/' < v .. - -./�/✓ fir` • Q ]r; - , .J� ��` M1 \ ._ -.. ~ I L 71 - _ ✓./�F.rr'..i / \\ FBI �'�,�---- y _- -, I s z I I � 2 .� ^ ;,�:'v .� a. i � � u .-.1 �'�� `;^�'�//i '`5..�°��.('.•. \� � � �� 'Y. _ .` �".., /� � C.; I •a , rilej ! •, 'se, . • •.,:.� �WI>9. cis ,,..Ise >. 1 5 Isa, 5, �5o1 <,i el.• ci.5f � ������ �� ,^'J"'.t��"\ y:. r_- _ ra... _V,\ G'. v I s1z �•� � � 1 '�slci c,�o� ¢i •�Is� I: -le iulx! _ -�� �r_ ,.jz, \ � .Ch _ V E v`___iiiJ j s_ q �F \ ��C? zz 5 zl z I Izl .s��a1•!•�slc !z!''�3015!wlzl •,��zl� �m ° 1 I. Ial„ c st c I� 4�yc 'a I.,•i 5 z / �� \ -\ I trMnuFuvl {!jB c �Il1 I B Vp ' �C-) 10 5Ix�AvE. � ,'z, q I 4�'icio NE I �I <. V� A, I 1 D • i l.0'. II 11 5 :.°l;/-Y yl 5� •a / \ 12 \ O� �` I ,Ir c' o r o�nol /Y/. �q . ° ° �•.` / q ilnlw CAYNE 2G z3 V 1 i Ts 4 - / Ilo AV E 23 .... C l 5zz O C _ AVF- / e 'I i AYE � �. °y� � • ± / / hG� ? 'SF.s Ok e ' � 1 • ` ` \ �ialsl•o � ,•e �' ✓ 7 f 0 i 11 R II s \ r " ;.:.' f EkAN rU G t U ooc� + MTS \I HUGHES COVE SUB •` i0 ` ' Z C,P , I f i . y •`tcs? iy4Y 9yq to I rF .' f If • b I410 K. ,y •, •� �wi c y9TieG CAR •< � ® � m y. c� is � ' /1, •a �' r, � FOG9 z C + ! S ¢ t ° , l Rah P � q�T• h 4�q,� S 0'��q°� � 98- 533 �•: �Yw may'(" s� f Ar ./ tAr t AW S T E E L I HECTOR ®DAV I S VIA FACSIMILE AND HAND DELIVERY April 14, 1998 Ms. Teresita Lascaibar Fernandez, Chief City of Miami Office of Hearing Boards 444 S.W. Second Avenue 7th Floor Miami, FL 33130 Steel Hector & Davis uP 200 South Biscayne Boulevard Miami. Florida 33131-2398 305.577.7000 305.577.7001 Fax Jeffrey S. Bartel 305.577.1093 Re: Ransom -Everglades School, Inc., a Florida non-profit corporation ("Applicant") Case No. 1998-0102 (the "Application") -- Request for Review by the City of Miami Commission in Connection with Non -Use Height Variance Sought for Structure to be Located on Property at 3575 Main Highway. Miami. Florida Dear Ms. Fernandez: Pursuant to Article 20 of the Zoning Ordinance of the City of Miami, this letter constitutes the Applicant's request for review by the City Commission in connection with the above -referenced case. The Applicant seeks review by the City Commission and approval of the height variance to permit a structure with a height of 44'-9" (maximum 25' permitted) for the following reasons: 1. Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same zoning district in that: The property does not have the same zoning district designation as when the current school use of the property began in 1896. Subsequent to the school use of the property having commenced, the City of Miami adopted and changed its zoning district designation to R-1. Accordingly, the current use of the school predates the current zoning code. West Palm Beach Tallahassee Key West Caracas 561.650,7200 904.222.2300 305.292.7272 582.951.4105 56 1 .655 1509 Fax 904.222.8410 Fax 305,292.7271 Fax 582951.411 FaS _ 533 S T E E L f HECTOR ©DAV [ S Ms. Teresita Lascaibar Fernandez, Chief April 14, 1998 Page 2 Moreover, under the current City of Miami Zoning Code (Ordinance No. 11,000, as amended), most school uses are currently located on properties with a GI zoning district. In the case of the subject property, in 1990, when the City updated its zoning code (Le., from Ordinance 9,500 to 11,000), properties containing major school or church uses were changed to a GI zoning district designation. However, the City maintained the R-1 zoning district designation under Ordinance No. 11,000 instead of the proper GI zoning district designation. This was unjust to Ransom -Everglades School and placed an unfair and unjust limitation on the reasonable expectation of use and development of the subject property. In addition, it is a reasonable expectation that a school use may include an auditorium. In the case of the subject property, the current zoning district designation of R-1, more particularly, the maximum height limitation for structures, has placed an unreasonable and unjust limitation on the use and enjoyment of the property. Therefore, the City has imposed a hardship on the school by and through the current zoning district designation, which hardship unreasonably limits Ransom - Everglades School's ability to use the property for its intended school purposes. 2. The above -described special conditions and circumstances do not result from the actions of the petitioner. 3. Literal interpretation of the provisions of the Zoning Ordinance would deprive the Applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of the Zoning Ordinance and would work unnecessary and undue hardships. 4. Granting the variance requested will not confer on the Applicant any special privilege that is denied by the Zoning Ordinance to other lands, buildings, or structures in the same zoning district in that, inter alia, properties with school uses are not typically located within R-1 zoning districts. 98- 533 ST E E LI HECTOR NDAV I S Ms. Teresita Lascaibar Fernandez, Chief April 14, 1998 Page 3 5. The variance, if granted, is the minimum variance that will make possible the reasonable use of the land, building or structure in that the proposed auditorium building is designed at the minimum height that allows for a reasonable auditorium use. Moreover, the design seeks the height variance only as to the minimum area of the auditorium building itself. 6. The grant of the Variance will be in harmony with the general intent and purpose of the Zoning Ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. Moreover, the site plan already approved by the City is well -integrated on the site and provides significant, and well -placed landscaping that exceeds the requirements of code five- fold, and is in keeping with the general intent and purpose of the Zoning Ordinance, and with benefit to the neighborhood and public welfare. In addition, as stated in the Staff Analysis pertaining to the Application (attached hereto and made a part hereof as E ibit ), the Department of Planning and Development has recommended approval of the Application as presented, without modification or conditions. We respectfully request consideration by the City Commission at the next available hearing date, presently scheduled for, what we have been advised, is May 26, 1998. Enclosures MIA9801/28543-I 98- 533 EXHIBIT A ANALYSIS FOR VARIANCE 3575 Main Highway CASE NO.19"-0102 Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, The Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed to allow a multi -purpose auditorium as an expansion of an existing secondary school at 3575 Main Highway (currently zoned R-1 Single Family Residential with an SD-18 Minimum Lot Size Overlay District); the subject Variance request has been reviewed as follows: Variance for height: Maximum permitted - 25' Proposed - 44'-9" The following findings have been made. - It is found that the proposed school expansion use, specifically a multi -purpose auditorium, is located within the existing Ransom Everglades School complex and is therefore compatible. • It is found that the proposed use is appropriate for the existing space within the school complex and that the required parking has been provided as part of the school complex. • It is found that the subject variance request to allow a structure of 44'-9" in height is appropriate given the hardship that the subject property is zoned R- I and contains an existing school; the specific hardship which applies is that of "reasonable use" of the subject property. The Department of Planning and Development contends that a multi -purpose auditorium is a reasonable and expected use at a school such as the one existing on the subject property; it is further found that the R-1 zoaft classification with a height limit of 25 feet precludes this reasonable use from being accommodated on the property unless'a height variance is obtained. • It is found that the hardship described herein unfairly limits the reasonable development of the subject property. Based on these funding•, the Department Planting and Development is recommending approval of the application as presented. 98- 533 Miami Zoning Board Resolution: ZB 1998-0048 Monday, March 30,1998 Mr. Paris A. Obregon offered the following Resolution and move its adoption Resolution: AFTER CONSIDERING THE FACTORS SET FORTH IN SECTION 1903.1 OF ORDINANCE NO. 11000, THE ZONING BOARD DENIED THE VARIANCE FROM ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, ARTICLE 4, SECTION 401, SCHEDULE OF DISTRICT REGULATIONS, R-1 SINGLE-FAMILY RESIDENTIAL, TO PERMIT A STRUCTURE WITH THE HEIGHT OF 44'-9" (25-0" MAXIMUM ALLOWED) FOR AN EXPANSION TO AN EXISTING SECONDARY SCHOOL FOR THE PROPERTY LOCATED AT 3575 MAIN HIGHWAY LEGALLY DESCRIBED AS EXHIBIT "A" HEREBY ATTACHED; ZONED R-1 SINGLE-FAMILY RESIDENTIAL AND SD-18 MINIMUM LOT SIZE DISTRICT. Upon being seconded by Ms. Gloria M. Basila, the motion was passed and adopted by the following vote: Mr. George Barket Yes Ms. Gloria M. Basila Yes Mr. Tucker Gibbs No Ms. Ileana Hernandez -Acosta No Ms. Christine Morales No Mr. Osvaldo Moran-Ribeaux No Mr. Paris A. Obregon Yes Mr. Humberto J. Pellon Away Mr. Juvenal Pina No Ms. Fernandez: Motion carries 3-5 Case No.: 1998-0102 AYE: 3 NAY: 5 ABSTENTIONS: 0 NO VOTES: 0 ABSENTS: 1 Teresita L. Femandez, Chief Office of Hearing Boards Item Nbr: 5 98-- 533 Legal Description Begin at a pipe in the ccum= tnarkmg the Nortaeast coroner of SE 1 /4 of SW i/4 of Section 21. TOWUhtp 54 South,. Range 41 East, as agreed and of rcco•d in Deed Book "D" at Page 231. theme South 45" East 1175 feet more or less to shots of Biscaymc Say)the+ce Southwest along said sham for equal to 295,1 lest as measured at nShc angles to tart mentioned course: thence North 451 e'en 1400 feat more or less to a ptpc a the cernew at the South or East side of the County Road; Uwr4c along said road N 41. 40' B 298 feet to a pipe: thence S 45• F. 157 3 feet to the Point of Begirnttg, containing 9 3 acre unties or less, togwber month all riparian ruts and water pnvtieges appwIcwaot tbaete. also dcscnbed as aB that part of the foLlowing described property in Section 21. TowmsJNT 34 South, Range 41 East. lynas Sewbariy aid Easterly of irtgrsham Highway, to-wnt. Lot 13, MLNROE*S SVSDIVISION. accordins to a plat at map thereo[, recog ded in Dead Bode "D" at Page 253. of the Public Raoords of Dade Cotmty, FlarWa. and poetises of LAU 3. 11. 12, 13. 14 and Street and Alley of CATHERM S. ROBERTS t 080109 L. ROBERTS PLAT. according to a plat tlesof. rraoordd in PL& Book A. at Pare 21. of do Public Revonk of Dads County. P1ornda !yang .rithie the da- optioned Lot 13. MUNROE'S SUBDIVISION. Loot 12 t 13. Block 7. ROYAL GARDENS, aoosuIiatg to the Plat tbasset. as tw odnd is Plat Book 20. at Pass 3, of do Public Records of Dade Canty, Fla ida: kr ire n5lnt-0t-wrsy dadiealad pw Offidd Real& Book 131114, at Page 1740, of the Public Records of Dade County, Florida AND A parcel of svbmasad land in Biscayne Bay a Secdon 21. Townd* 54 Saar, Rams 41 E@K Duds Casty. F>V nds4 man particularly described an Dud bras Tnwtoes of the bowstal to prowsmant Farad of the State of llonida and record= in Book 4705, Page 549. of the Public Raooede of Dada County, FMnda AND Lot 10, less the southeasterly 30 feet thereof, in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida. AND Lot 11. in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida. Aiz? To b" poetics oea "'ad to die City of Mimi by dead esoaadad is 0MCid Rseetd !took 13640, Pass $32, amen panimawly doeas'bed as doilowa: - Tre Naetrwesatrlb► 1S bat of the Natrweets:ly 30 Bat of try www" sloaoraoi Pam =!tied Sept Sege! me 6 a* 21 oo�� �� " NalS eenot socow of *a Sorraatt Qaww of t o Saviwtist gtt■ttetd awes= ad e[ r 10A it Dead Beak -W, polls 2S 1, Gads Co now Pabiie R49046 trams weer 4s I v M test 11TS bsR arose! a !sag to alm of liseayas BV , *r an 5* r %o r� UM dum a dbtmm equal to 29l.7 brx as asaotaad at ri& atlgMs m ere loot Mmimod eoase; ryas" aenit 4S dsFmes areas 1400 bR sects or br to a pips a a naot at dra south a east aids of talc Cotst, Rod- tRneee slats said tea/ Naar 41 dogma 40 sautes ern 2" bat a a pipe a arse. eraser sower 4S dag;ees east 157.3 bat w paint of btomior wiry aY ri aesm r� sad w�aaet prMlegas soptartasast tresgS tou a10 98- 533 ZONING BOARD ACTION Or' DETITTON FOR VARIANCE MOTION: I move that a est on genda Item # 45 be (DENIED) RANTED n that the requirements of Section 1 1 ) (WERE NOT) satisfied by relevant evidence in the record of the public hearing. (a) as stated in the City's finds or fact, or (b) as demonstrated by the petitioner, or (c) on the basis of the following: The Zoning Board shall make findings that all of the requirements and standards of Section 1903.1 (HAVE BEEN) (HAVE NOT BEEN) demonstrated. CHECK'ONE (a) Special conditions and circumstances (EXIST) (DO OF EACH NOT EXIST) which are peculiar to the land, structure or STATEMENT building involved and which are not applicable to other lands, structures, or buildings in the same zoning district 1) as stated in the City's findings of fact 2) as demonstrated by the petitioner 3) as otherwise stated below: (b) The special conditions and circumstances (DO) (DO NOT) result from the actions of the petitioner 1) as stated in the City's findings of fact 2) as demonstrated by the petitioner 3) as otherwise stated below: (c) Literal ir—pretation of the provisions of zoning ordinant ✓OULD) (WOULD NOT) deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of the zoning ordinance and work unnecessary and undue hardships on the petitioner 1) as stated in the City's findings of fact 2) as demonstrated by the petitioner 3) as otherwise stated below: (d) Granting the variance requested (WILL) (WILL NOT) convey the same treatment to the individual owner as to the owner of other lands, buildings, or structures in the same zoning district 1) as stated in the City's findings of fact 2) as demonstrated by the petitioner 3) as otherwise stated below: (e) Granting the variance requested (WILL) (WILL NOT) convey the same treatment, any special privilege that is denied by the zoning ordinance to other lands, buildings or structures in the same zoning district. (f) If granted the variance (WILL BE) (WILL NOT BE) in harmony with the general intent and purpose of the zoning ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare 1) as stated in the City's findings of fact 2) as demonstrated by the petitioner 3) as otherwise stated below: Signature Agenda Item 5- � 5 3.3 Date CITY OF MIAMI OFFICE OF HEARING BOARDS APPLICATION FOR VARIANCE SECTION 2-653 OF THE CODE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, GENERALLY REQUIRES ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING LOBBYING ACTIVITIES TO REGISTER AS A LOBBYIST WITH THE CITY CLERK, PRIOR TO ENGAGING IN LOBBYING ACTIVITIES BEFORE CITY STAFF, BOARDS, COMMITTEES AND THE CITY COMMISSION. A COPY OF SAID ORDINANCE IS AVAILABLE IN THE OFFICE OF THE CITY CLERK (MIAMI CITY HALL), LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA, 33133. **************************************************************************** NOTE: THIS APPLICATION MUST BE TYPEWRITTEN AND SIGNED IN BLACK INK A Variance is a relaxation of the terms of the Zoning Ordinance where such action will not be contrary to the public interest and where owing to conditions peculiar to the property and not the result of actions of the applicant, a literal enforcement of this Ordinance would result in unnecessary and undue hardship on the property. As used in the Zoning Ordinance, a Variance is authorized only for height, area, size of structure, dimensions of yards, other open spaces, off-street parking and/or loading requirements (see Article 19 of the Zoning Ordinance). We, Ransom -Everglades School, Inc., a Florida non-profit corporation, and Alwin E. Stahl, hereby petition the City of Miami Zoning Board for a Variance from the terms of the Zoning Ordinance of the City of Miami, affecting property located at 3575 Main Highway, and 3171 Royal Road, Miami, Florida (see Exhibit A, attached hereto, for legal description of subject property) as specified below. In support of this application, the following material is submitted. Two original surveys of the property prepared by a State of Florida Registered Land Surveyor within one year from the date of application. REQUIREMENT WAIVED BY BUILDING OFFICIAL. X 2. Four copies -signed and sealed by a State of Florida Registered Architect or Engineer -of site plans showing (as required) property boundaries, existing (if any) and proposed structure(s), parking, landscaping, etc.; building elevations and dimensions and computations of lot area and building spacing. X 3. Affidavits disclosing ownership of property covered by applications and disclosure of interest form (attached to application). 38- 533 4. Certified list of owners of real estate within a 375-foot radius of the outside boundaries of property covered by the application: - 5. At least two photographs that show the entire property (land and improvements). 6. Recorded warranty deeds that show the present owner(s) of the property. 7. Other (Specify and attach cover letters explaining why any document you are attaching is pertinent to this application). 8. Fee to apply toward the cost of processing, according to Section 42-156 of the Zoning Ordinance: CS, PR, R- I, R-2, (single-family and duplex residential uses) ................. $250.00 Piers, docks, wharves and the like, for each Variance from the ordinance, per lineal foot ............................................... $45.00 Minimum.......................................................... $700.00 All applications for Variances relating to the same structure shall be assessed a single fee to be calculated per square foot of gross floor area of the proposed structure or addition, based upon the definition of gross floor area found in Section 2502 of Zoning Ordinance, as amended ................................................... $. 10 Minimum.......................................................... $650.00 Application for Variance as a result of a change in approved plans or as a result of a violation notice shall be charged an additional fee, per Variance: CS, PR, R-1, R-2.................................................... $250.00 All other residential districts ........................................... $450.00 All nonresidential districts ............................................. $550.00 Extension of time for Variance ......................................... $500.00 Public hearing mail notice fees, including cost of handling and mailing per notice ...................................................... $ 3.50 Surcharge equal to applicable fee from items above, not to exceed eight hundred dollars (800.00), except from agencies of the City; such surcharge to be refimded to the applicant if there is no appeal from a property owner within three hundred and seventy-five (375) feet of the subject property 38- 533 X _— 9. The Variance request is for relief from the provisions of Section 401_ of the City of Miami Zoning Ordinance as follows: Variance from City of Miami Zoning Ordinance 11,000, as amended, Art. 4, Section 401 (Schedule of District Zoning Regulations), under the R-1 (Single - Family Residential) zoning district to permit a structure with the following height: Maximum height allowed 25, Proposed 44' - 9" x— 10. In support of the application, the applicant is prepared to offer the following evidence, on the point enumerated at Section 1903 of the City of Miami Zoning Ordinance. Note: This application cannot be accepted for Zoning Board action unless all of the following six items are completed. X� (a) Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same zoning district in that: (list evidence to be produced and use additional sheets, if necessary.) The property does not have the same zoning district designation as when the current school use of the property began in 1896. Subsequent to the school use of the property having commenced, the City of Miami adopted and changed its zoning district designation to R 1. Accordingly, the current use of the school predates the current zoning code. Moreover, under the current City of Miami Zoning Code (Ordinance No. 11,000, as amended), most school uses are currently located on properties with a GI zoning district. In the case of the subject property, in 1990, when the City updated its zoning code (ie, from Ordinance 9,500 to 11,000), properties containing major school or church uses were changed to a GI zoning district designation. However, the City maintained the R-1 zoning district designation under Ordinance No. 11,000 instead of the proper GI zoning district designation. This was unjust to Ransom -Everglades School and placed an unfair and unjust limitation on the reasonable expectation of use and development of the subject property. In addition, it is a reasonable expectation that a school use may include an auditorium. In the case of the subject property, the current zoning district designation of R-1, more particularly, the maximum height limitation for structures, has placed an unreasonable and unjust limitation on the use and enjoyment of the property. Therefore, the City has imposed a hardship on the school by and through the current zoning district designation, which hardship unreasonably limits Ransom -Everglades School's ability to use the property for its intended school purposes. 98- 533 �_ (b) The special conditions and circumstances do not result from the actions of the petitioner in that: See answer to Item (a) above. X_ (c) Literal interpretation of the provisions of the Zoning Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of the Zoning Ordinance and would work unnecessary and undue hardships on the petitioner in that: See answer to Item (a) above. �_ (d) Granting the Variance requested will not confer on the petitioner mat special privilege that is denied by the Zoning Ordinance to other lands, buildings, or structures in the same zoning district in that: See answer to Item (a) above. Properties with school uses are not typically located within R 1 zoning districts. X — (e) The Variance, if granted, is the minimum Variance that will make possible the reasonable use of the land, building or structure in that: The proposed auditorium building is designed at the minimum height that allows for a reasonable auditorium use. Moreover, the design seeks the height variance only as to the minimum amount of the auditorium building itself. X_ (f) The grant of the Variance will be in harmony with the general intent and purpose of the Zoning Ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. See answer to Item (e) above. Moreover, the site plan is well -integrated on the site and provides significant, and well -placed landscaping, in keeping with the general intent and purpose of the Zoning Ordinance, and with benefit to the neighborhood and public welfare. Note: All documents, reports, studies, exhibits or other written or graphic material to be submitted to the Zoning Board shall be submitted with this application. Signature Name / Jti*C 57-4a1411 Address ?A� S r� j 33IR4398 Telephone CSC) S111' 1013 Date 98- 533 STATE OF FLORIDA COUNTY OF MIAMI-DADE S_� The foregoing instrument was acknowledged before me this U' day of 19 by -4 d f -" 5 13 %CL __ _who is personally known to4ne etas prniijived- as identification and who did (did not) take an oath. N e- Notaty Public -State of Florida Commission No.: My Commw�.�Expires: Brahma MY COMM'.,.�tON A GCSU713 EXPIRES septKul TM TWY FAN 1W. **************************************************************************** 98- 533 OWNER'S LIST Owner's Name Ransom -Everglades School, Inc., a Florida non-profit corporation Mailing Address 3575 Main Highway. Miami, Florida Zip Code 33133 Telephone Number c/o Jeffrey S. Bartel, Esq. (305) $77-7093 Legal Description: See Exhibit B attached hereto and made a part hereof Owner's Name Alwin E. Stahl Mailing Address 3171 Royal Road, Miami. Florida Zip Code 33133 Telephone Number c/o Jeff= S. Bartel. Esq. (305) 577-7093 Legal Description: See Exhibit attached hereto and made a part hereof 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: None. 98- 533 Legal Description Begin at a pipe in the cewAnt vurk=g the Nortbsast caeasr of SE1/4 of SW1/4 of Semen 21. TownsbAp 54 Sotttlt Range 41 East, as agreed and of record in Dead Book 'IV'. at Page 231; tbaoct South 4S" East 1175 feet Inert or less to:!sore of 8is4ayac sayltbanae sathwest alone said shore for equal to 295 7 Nest as measured at n*K angles to last amvioned eowic; tbance Worth 43' west 1400 fen more or lass to a pipe is the eetaeot at the Soulk or Ban side of the County Road. thncnce along said road W 41. 40, E 29s feet to a pipe; dunce S 45• E 137 3 feet to thne Pomt of 9eptnnang, aonta4u ng 9 3 acres stir a or lass, together with All riparian nglnu and .rats privnleges appuruwant thereto. also descnbed as all that pwt of tht< fotlowmg described property in Section 21. TowrnOwt 34 Sonak P-Wet 41 East. lyft Southerly Md Easterly of ingrsham Highway, to-wtt. Lot 13, MVMtOE'S SUMVISION. according to a plat or trap yn,sreot, !oordad is DOW Book -W at Page 233. of the Public Records of Dade County, Florida. and portions of Lots 3. 11. 12. 13. 14 and Street si+d' Aihey of CA-MMVJ "iS S. ROBERTS t 09OROB L R091IRTS PLAT. Floerdaattd map •w aot. recorded in PU Gook A. a alaeeiesntaeaad Lott MUNROe S SUB SON. Raoa+i at Dade County. Loa 12 ! 13, We* 7. ROYAL GARDEKS. too-- j% S so dr Mat theses, awlsaards a Mat Hack 20, at Page 3, of trs Public Raoords of Dads County MIgoe tee tisltt- ran ows 606c d pr OwAd Rocorde Book 13414, as fags 1740. of tie Public Raoords of Dads Coney, Florida. AND A pared of submwpsd land in Swcayne Say is Suedes 21, Township 54 Sotsh, Rennes 41 East, Dada Couney. Flo siks son pardodarly drsaibed as Osad Qtam Trustees of do hsausal ldprowwwot fund of On Static of F acids and near is 4 is Book 4705, INV Sol, of tea PvbFw Raw* of 0@0 Canty, Florida. AND Lot 10, less the southeasterly 30 fat thereof, in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida. LESS TEst ps r*= emvvyw to *A City at; by dead rsoasda 1 'ter 011ldid Raeord Sack 13"0. page 638, M M F- pub damarbad as fblloaB: - Tka Noetlywes — r 1 S %at at Ire 30 be at do following dowma ad parad of land: Baps at a pil"is aSaess aarloeg errs P:oetbaset asiear of do Seamaquamw at aw Sm dnvm d S«eiam 21 as -0 A m& at ttsaasd is Daod Beds -W. h� 251, -chide Comtey lltbiie ltat VA% sae sow* 45 tlaW - - ITast I I?S 1bst, OWN err ISM Is were of ` 116 s Bq; Inoue fib► atitteg Said sham a theses, ttgitd m 2".7 he as Msestarrrd at riot weal to der laac atamons+d oomsr, dnews am* 45 deSteos woo 1400 giac MM of iris to a pips is asto" at tits soar ar em Side of 60 comw Rood: tsnseo abeg a" ter 14 a 41 dagraas 40 musts ant 299 fiat to a piPs ss oMuint: Wanas SON& 45 dentate Seat dIS7-5 a point of aegis W ingobw writ♦► all rspums digs* ash wow psi bWw appetteaee taeoo. rIn 98- 533 EXHIBIT C Legal Description Lot 11, in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida. 98- 533 DISCLOSURE OF OWNERSHIP Legal description and street address of subject real property See Exhjbot A attached hereto and made a part hereof. The street address is: c/o Ransom -Everglades School, Inc. 3575 Main Highway Miami, FL 33133 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 42 requires disclosure of shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their addresses and proportionate interest. Ransom -Everglades School, Inc., a Florida non-profit corporation, is the 100% owner of the subject real property referenced on Exhihit.A attached hereto. The owner of the property is a non-profit corporation with no shareholders or beneficiaries of trusts. 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. None. ttomey for Owner STATE OF FLORIDA COUNTY OF M kNU-DADE The foregoing instrument was acknowledged before me this day of behaff of the cuipeFau". HeoQrwis personally known to me and who did (did not) take an oath. N e: Ntary Public -State of Florida Commission No.: My Commission Expires: Jere D. Brahma COMMISS lON a CCW13 EMPLES • ; SepwToir 9. xaoo '' aar ar+ u+sutuwQ n0 F� ,,, �•� aoMOEo nw 98- 533 Legal Description befift at a paps m the centsof auwk tg the Northeast cattier of SE 14 of SW 1/4 of Seosoi 21. T*,wwbwep 34 South.. Range 41 East, as aVved nd of record in Deed book "O", at Page 231. t1ltsecs Sottm 43" Fast 1 173 feet errors of less to shots of 9ucaync 8ay)t wmc Sotrtb eat along said shots for squat to 293 1 feet as measured at ngM av4o*s to test mauionad co.use: Umme North 43• West 1400 fist moos or Was to a pipe o the cents at the South or East side of the Coumy Rand, UtcswA along $aid fold N al• 40' E 299 (on to a pipe: d n to S 4S• E 137 3 test to olio Potat of begsran& contains 9 3 awes score or less, oo WAw vn* all riparian nghta and water pnvilegss appureeaaot thereto, also described as sA %seat part of dw felk wwng desertbed property it Section 21. To%a sN? 34 Sash, Ransc 41 Eam lying Southerly attd Easterly of tagraham Hidhw.sy, to!�St -wat. Lot 13. FNR01'S SVDDNISION, according to a plat at cup dmvof, recorded in Diced Soak "D" at tale 23 3. of dte Public PAwrdr of Dads Covaury. Fk rW&. aed porticos of tots 3. 11. 12. 13. 14 and Saaet and Alley of CA11CUP 6 S. R09FJtTS t OtOP-M L 1t0919tTS PLAT, mewdfeg to a plat thereof, - I - A in PU Book A. at Page 21, of else Pub& Records of Dads County. Florida bing.ritfhta the aforeeraedoasd Lot t3, MLMR08*S SUDDMSION. F-1-12•1 Lees l2 S l3, biedt 7. ROYAL 0ARDR2iS, scan i, ti du P1a4 %basest. ae race- is Pta tarok 20, at Pap 3, of tM Public Records of Dade Cotmey, rotunda: lop do ngbit•of."W *&caaad per Olean Rem* book 134 t 4, at Page 1740, of the Public Records of Deds COMW. Florida AND A parod of fttfbmwo d load is bisesyns bay a Seed= 21. Township 34 Sassf, Rauga 41 Zen. Dads Coenay, FswmK metre partieossrly described to Deed f1Mv m Trmse w of des larsrs d bq - - momw Rind of Ow Sias of Florida and r000r+de in Hook 4703, PW 3". of tie Pabbo Raemb et Dada Cautty. Florin AND Lot 10, less the southeasterly 30 feet thereof, in Block 7, of ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the Public Records of Dade County, Florida LESS Trot O Iir+a 041111 b tie City of Mieavi fry deed fsioerdsd in O!lkid Rea d book 1360. Page tag. recce peaeiarlafly dsaaefRdad as MOM: The Nortiwswa�r 13 IM of tilt Nark aaely 30 be of ** fa0owkW dasana ' tared et Iced: bap at a pipe is 0■ mefidng refs Norlrt a of *a Sombe" quww at *a 3006wwt q- -- of Seve ss 21 as abeasd end at nsord is Did beds Ir. Ptrp 25 1. Doer COMW Pteltiia Reawds. *Mw asoelf 4S a - 0 Imt 1113 him, awn ar Yr a atn of b urw bad , tree sotrtlii�lf dMg said ria e a therms etgmt to 2".? fRf o as awawad at fip mom %flee last UWWA W *oars*: dM=e sonh 4S degrass moat 1400 &a aeon ar Yes eta a pip ra eaa w at 68 actor! ar oft ads at to COMW 1R064 dwwo erg acid toad Nerelt 41 1 a, 40 mbmw act 294 fiat to a pipe in aw at; dh sw& 4s dessee eftd1S?.S a m pamtoper c of SegimiM .rirdr an riparsss >� sad wrier pri itsps - apparaaasot roessip. �R 98- 533 halt M t11nat ow-V st hk M Y,1L~ v'!! to grrt MiZ.�if el� Hit oil d�t:srl..ilMMjMRMY�IfA 1� t. t; ttenrsssa QJp� al�1f owl .41,1.1e th:s day of June , A. 1). 19 67 11t+1 we•t•11 SY=LADES SCR'OOL FOR 0104, a corporation not for profit under the lava of the State of Florida .t rorporatir,n edsttnj under the tatm of the State of Florida party of the first part. And HANSON SCHOOL, INC., a corporation not for profit under the lava of the State of Florida 5545 au 72A 4,JM MLK. ,% L ' (- - .•/ the t',+unty ../ Dade , State of Florida ,party of the seer,.... puff. u itnesseth, that the said party o/ the first port./nra►od is eansid-,rrttl.+n ../ ft..• ,us. „/ TEN DOLLARS($10.00)---- ---------- ---------- ---- and other r•a..1 Sad tviupble considerations, to it in hand aid by the said !Hirt y of the ..r..•.na part. me receipt to -hereof it hereby arknou Aged. has frunteif.barfained Sort •;J,I ►.. the raiol furl y of the sertand par(, it- Successors xArd" and assigns the /,.11utring described land. situate. 1 inf and being in the lrletunty of Dade r titatr of Florida, to wit: AN UNDIVIDED ONE-HALF INTEREST IN TER FOLLONING PROPERTY: Loi 9 and the Southeasterly 30 feet -of -Lot _10, .in -Block -7, of -the ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book i 20. at page 3, of the Public Records of Dade County, Florida; which Southeasterly 30' of Lot 10 is subject to restrictions and limita- tions of record. recited in Warranty Deed dated April S. 1940, recorded in Deed Hook 2052 at page 43. of the Public Records of Dade County. Florida. ,r.r..a. SUW=r, NEVERTHELESS TO: 1. Taxes for the years 1966 and 1967 and all subsequent years. 2. Zoning ordinances of the City of Miami and County of Dade. .1, .1 rho <.ti.t 1•,1rfy,y Ihr ftew part dots herrhy fully !(arrant the tiff-, to .aid 1.1r..1, .ul.1 ror16•l•/. n,1 the forme o&sinat the lawful rlaints..f all prrsnns rrb..m.n.•rer ,•Lrigtjrj,, nr It,.dsino the Nino•, left. threurgh and under the grantor herria. lei:Vitneila whereof. the s,.ad pasty of the )lest part has reused these lter%eras to bssittard in its nameby its duly authorised oAleers,and its corporate seal too h-,,sfflxld; t!se day and year eboty written. •',.rporate 1 /. BY1t1eGLAD�.SCHOO,L I020103__.. Secretary. slened. Sealed and Delivered is Our Pteaeaea: President .7 State of Florida. t;>Itat. Al Dnas ! HEREBY CERTIFY. 7%at ots this date, before me, an o}ilee► duly authorised in the state and Counter oforasold to take ecknoudediments. pewonatty appeared , '.. i 2 r t- " . `„. - C..i row:.'A.., v. .`... 4n-tr„ ►., me it, be the IndWatstats described in and who executed the foregain� instrument and the ackmouddged bObre me that they 4metuted the same. aft ,�.ytf�Jlyx.ed thereto the o lelot seat of sold corporation, and the raid Instrument is the deed of said corporation. ney hand and offle(at seat in the State and County test aforesaid. the► .i2,day of June . .f. D, 19 e7. � riot S At la"M of 533 50F14 • 94 1•w,w .r1, !1: 1,'1Af1.�11 1`.rl• •ore to eft t day of day 1. !! 19 it Between Janes Deering Danielson, a single man n/ thrt'trunty r)/ Dade • .state of Florida .part y of the /first par!• dal Everglades School for Girls, a corpo:atio!, tat for profit UrdV the la= -If the State of Florida the t•.,trnr Oaac h tfi t u ••/ . Stcte nj'' Ylor4t$ ' �: pir�lr; j �'are„r... I•.trt. Q Itneglieths that the said party of thr first part, for and to rvnn.irrnr,.rn ,.'th: .:nn •,f TV4 DOLLARS($10.00)--------------------------- and ether doors 04•1 valuable ronsidrrarinns, to hi:a in hand paid by the sun! /•,r r: 1• of the s,•r.,n•1 pert. the recript ft•horro/is hereby aeknotrledje,!, ha. jr,, Glr¢•rtned and t,dd tit the •.ud part y of the second part, its s•r•:ceis ,:.. nti(gK and usifni /-t-r-ter. (he foll„u•inr deser lred -l-md, situatt, lyinf -and heinf in the r••,unty of D.,de . State of Florida, to wit. iN UNDIVIDED ONE-11ALF INTEREST IN THE FOLLOWING PROPERTf: L•,L it ani th•! 9o.rtheasterly 30 feet of Lot 10. in Bliw-k 7. of the ROYAL GARDENS, according to the Plat thereof. rv.•orje.1 in Flat Book 20. at page 3. of the Public Records j! D.tds- C•:,:nty. Florida: which Sovtherasterle 33' of Lot to ,. -:th- jr.:t to :estrictiona and limitations ,,1 record. ro.itol to ttarra•:tl Deed da!ed April it. 1940, re,orded to D.:rJ Book V.352. at page 45. of the P.Ibltc Records •,f Da Je soresty. Florida. S.':iJECr, NEYBRTiIELESS TO: 1. 'races tur the yeir 19GU a•ut all s.ri,se,.tent —ir.— Zo•:3n: o:Jinanov.i -,f L%C City or Miami and C.t:r. of U.tli 1 Au • ...... - . • .. r.>c41 lIRY�~.y!i`},..,.•.�, ytt4Al..t..pt 3 ; f) at4. ..II�Y :.A y ( 0 ,IAI.ttrNW f te,w r...d C.wR tt 9r. 1.,.I1 _ — _ .0 C. ...! 'l•• ••r.•J t•a •.f the firmt port to es herrhy/ully unrrvnf the tit/, -•,n,!- •,h•I ,. •Ij •l rib ,,.! rh. ,.:,,,.• •t �.0 n..t tM tau Jut claims.•/al/ prrsnn.. rrt..nr •...•r rr In„ . •.r tr, r/•rtm Ihr .vIN1. , hy, !hes1.4h and antler the {muter h•`r, IN. In Witneim ' hereof; the said part y of the flrat part his ,. hereunto r,,f tits hand and eeal the day and year flrat abort Written. Signed. Sealed and Dell - erect to Our Preaeaee t 4, State of Florida. t Counsy of DADE 1 �- i HERFRI (.ERTlfI•..'ha► r.rt this day, 1,,p,rr rnr, an of/trer duly are!honied •,, the Mate and tbunty aforesaid to fakir acknou'ledfrnente, pers•,aally app.••t—•t JAPES DEERING UAMLSOY, a Yinrlextr. :•..... .. »r. to I'• !,r tn.l,+Irlu•tl drrrribed in and uh., rrr•rsfr•f rh. '.•r.r..,n� rn.t•umrnt seer/ hn act. Roa,1e4q4 ael/ore me that he r.r:..4!,,1 the .•rn,. t;ITNE-401 n.y b„wd and 1414ij ttalsl." the Slafr and r'••an.rr i.r•t-,f.•r.-..1:./. t. • > 1•r... may,�`. ;.fir D. 19 66. Ari,114 r'..n,roro.,•,n F.i eels a 19, lYip •11,tr atilt• p y .seat. of rlt,-etu.. � At Large 98-- 533 I-N1AGE01 : FL-98-6278-2 01/20/1998 0-.,,5:08pm THIS Ws1RUMBR PREMED BY AND RETURN TO.. 11>:NKON a LANCAVIER. ESO. WJM LEAVY 6 LANGWER. PA. 7/T3 .WIM offt /all £ Mbd. Fblda. 3310 WARRANTY DEED (Ind. - Ind) (Statutory Form -Section tiaw U2 F.&) ,rr.44 rl .j MAHVI Y HUVIN 't , ,. , . This Indenture, motte th1. 12 d" at May, 1997, bK*ew NORMAN L. MCLEAN, an unmardod man " ' "" rl whota Post ofte al11 h 3173 ROYAL ROAD, MAX FL haYatpt OWN Ot• Ci,~. nand PAIPOW-t EVEFULADEW- GQ. '. 006Ax PLOPUM. wwwow- rolum CD�T�K i- wheal pow Wm eddrwe ss un MM N HteMNAY. MWA. FL, lnsrats0.er,yb em pnM'. WITNESSET k Thu dud O.nYr, ter ad to carlderlee d er a,aa ar TM udo canoe ago oa oegea wW oNw pod aad ,uric ear !dew a, to are rwtw No head patd M saa Rrrea. the f=W whaed Is bemby adowkdrd. W yraOsd I+agal and add to Me Oordw, ad Vwt4 's hia andosdpw brum Val—leneYq dna&W Wet srrak 00 and edq a OAGE C u"ef. FLORDA le w t Propedy Fok No. Lag it tat 'PIN sQ.LTp �e ROYAL GA nwiWJ ,lEtlt *21V23Wsa," I%W of I!o ' 'iwM yeIrolAlls:xz sabJrt m rso0Aa0ers taaalrtllornA aaa0larnr ornd raiYen d racard, r wY, prsrMed 0nat thY thad ael aarsa m wrrepeao "M mrdq arnenarnoaa, and tear far 1M mwW Yaw aN wrbeeWiM yens. 80 fwa *aa hwft" Moment the dk m add bn4 aid nra ddsMltl eamne ae I Or twWl d9m of as pwaen• whwseww. •-Grsrn:ar- wW 'grWW are used few anplx or p1UM as contra! rcqu'.'ra In %vitner4 WhereC!, :a lnerirte r.t +..._.re ••.0-w#e«tole day wd.ewJIM obwerM m s ; vi eared end dckctd h c..r S10.1slare Cl G7t�c!s - _ ACRMAN L. MCLEAN FrMt(T�ipe natT.i�e/�iReaf �Fgtnlfrts eltYltnese - f.ir '�- Print%Type nz-.* oS ZaEnces STATE OF FLORIDA ::,+J(4n" CF OACE Tne tr�r+phs*e-sans. ea s �n.4�aorcf_� ra n�.•a ]: r,, r r_.• ,. \dR� 7A� L. _� fCii �� . r � S.+�f TBTT�l� PI:tT, w>+e iMc or_,r.�'t r_ro.:n b MC or -So Pas •we T=+es� .. . mr, %2, S�vLrw ".M,a of NOW twal t»d ^=70"=2 •.r_. aCndSr1 Y. W.IWb1 n Vn zoom#cc= a•: :y [oncnn� c,. E rc '+ vicT� 7 00re:n2m Y saWwde►nta�p rt:{fit NTiFFCATtON Nt:%V' F NFORMATION RAIGOM EVERMMES SCI'001I INC., A FLORICA NOW PROFIT CC RF:RAMON Page 1 of 1 RECEIVED TIMEJnN. 20, 3.17P 9 g _ 533 I1IAGL01 : FL-98-6530-2 01/21/1998 (P..19:42pm FORM "M41 wl.:rA'»prR tav� Ak� R''t11t�1MR"weM`ws. re t1.4.69R�2, Q649.: -i �:� ::`�7 ,.stt�+iwwiw.�yyw • / �.. . ' .YM9W S. . t Ir ..,.. M y�. V W .aw ,. sr � �r V r.•M 9{I r.pM..Aiv •Wi.rIW N,Yw7. W r. Ww.: M. r F.1. w ./ M/• •�I �rY.A t !'-V'• ..i. J.+.r. w. r•— -.r • rw. •�..L !. L ..b...w� av-r�r ♦ �++ �Y..Y at Made this day of Derember J.D. 19 69. VdIUM1% K�THRYN M. CA2NPRELL.. .+n tinremarried widos.. of the Count!) of Dade in tsar .State of Florida pa.'rq of t/te first part, and ALWIN E. STAN]_ a single -nan. of the Cott" • y of Dade in th•t ,State of Florida pa rl> of the :'eeond part, whose mailing addreit% is 3.171 Royal Road. Coconut Gro� W" i , Florida 33113. 318ft"ggP . tixrt Na• vaiti /wrly •if the ,m-'.Fpf part, for and in totwiderWioa of she suns o f Ten Dollars and other .good and 1 aduahle considerations-----1W.4mv, to in, in Bernd Iwriel b y N:v : elid /arty of the s i.rRtf port, th* ax-cefpt rrhettof ix hrre•by ne knr,rt Ire/ re/. burs _>r.rrttr.l. hurMrin..1 anti xt,W. J,? the said pariJ of the serand part firn•rrr•• th,• jollrxrin_ described barn/, siluu/:. 1 'xp; nett brute in the Votsnty of Dade , 81et9ees of Florfda, :o toit: Lot I 1 in Block 7 of ROY AL CAit.DE:NS. accordirg to the Flat thereof. recorded in Plat'. Book ZO. Page 3, of the Pubiic Records of Dade Counir. Florida. I }� Subject io restrieti•.as. conditions anti itcnit:n:ions ot record: zoning ordinances for the (;ity of bliami and any :,merdments tiv!!recto in force and effect; and taxes I fu: tht' %.ear 1969 and subsequent years I ' Subject to that certain mortgage in tfw exrigztil principal amount of $18. 000.00 and interest, made by Harry Jackson Ross and Donna G. Ross, his wife. to Chase I(`Federal Savings ;.nd :.van Association, dated August lb. 196Z. filed August 31, i 1 )6L. .ind rtcordeel in of`icial Records Book 3it)6 at Page 113. of the Public Records of Dade County, Florida. S t ^S o` _:OMl7ROlttR a' � t' — ! 000W..WARY RDOCUMENTAR02 1 SUR TAXTAMAj5H ;3G.:30 _ _Win1 Page 1 of 2 lrtd the xaj j party of the /irat part sines hereby ftd.&j [variant the title to said land, and toil! defend the rants afainst the la ftal Clem.: of adl persons tt-lta»taoever. .3n Witmos 11bead. fine said party of the first part hrx h-reanto set hio- /rand and seat the day and year Just above writtan. �1 a Wth wa arlfatrtb bt ow 10rAtutt y ICath V M. Camp 11 - itJiJnCRY'7•.a:t•.wasotttistMt{,a -, � �> R LD Y. VILU`la cz'rl'ekD 7 1, 2 3�9e71�r.o.,.f.,.ed StsliS.iDC. f19. -1i . �i1,.i �'G�• t(tt-,� ss` � �y<•r�+E�. + *Y`s'f �` ) �{i��:�j�'..�:I�Jf��.�iAL`".J..M4'.::v-.�.i y�r'�'�•a�:C�:Ls� 98- 533 IMAGEO1 : FL-98-6530-2 01/21/1998 t .9:42pm mmoll C.. . '. oAloer. daiuly �Rsl if } t.oea tA6+ `Idoy`i+raolwlly appeared Wore wee, as aaat�otised,td: afwtlRrsler attlly� ass'. take K�roaeted:stsnts. KATHR. TlF M. CA.M* PBZL.L, as unrema.rried widow. to me eoail kworoea and'kwomm to nae to are the inditeidua described iw a,d who I eimented the lere=olat :Seed, and she oekeeowetljeft before me thatetu .me Ktid 9Arsame fr dm and iW anuzvik for the prl pwN tbereia erpmeed. Oftne my hand asd offlefat real at Miami Beach Cou alp of Dade . and Slate- of p9oiid4r. tAfe day of December , d. D. li► 69. \ . My Commesion Ptpi,rie f/,.. JVi •rry Public. State a: Ala. "at La F - a vfw. ffow A 0 mm C&MV. ^Of. nor uMw> IL & LEATBZRWM QM OWAW COW >, a C Page 2 of 2 f a 98- 533 INTAGE01 : FL-98-6529-2 01/21/1998 0..,.1:02pm Page 1 of 2 ` � - r2�.1SY..CLAZND�EC! • THIS .INDENTURE made This 7 day of 4fA 19652 between CHARLoS DEERINc 14cCORNICX and 14ANCY H. MCCORMICK, his wife, of the County of DuPaF-e in the State of Ill:ittois, parties of the ,first Dart, and RANSOM SCHOOL, INC., having as its nail:iaR address 3575 ?fain 4it, hw•Zv, Coconut (Yove, 4iami, in the County of Iladgt and State of Florida, Party or the :ecpnd. Dart, That the said nartias of t^e f!i:-s: :,art, ror and in considerwt'cn Of." ^m of Ten totlars (S10.00) and otter.-oa.' and valuable cortr deratinn„ to "em in hard -aid Av the ,yid-r:arty a` rh, sacond part, the re:eirt w)tereof is<htreL-, a�.knw'_Pdved, have revised, r•al!esai and ruirc:ain-I and by t`esc rresents Jo r?^ise, release an!! Qui'_clai!A :tECO Tne said party of t*!c spcond nark, .tt nucctssors and avr. _ns !nrever, thBir undivided one-::31T (li.`) interest in the followi:v describe! Lana ;itoatevin the C!a:rty o% "A•te An:� ::Late w Florida, to wit: Lot 4 anti the Sourfedsterly 30 ileac o` %ot .0, in ?lock 7, oL t ;c lac thereof. , rccorde.!Mc 1n Flat nook 2.,. At Papa 3, of the•='nt1?e records, of Lade County, Florida; which Soutneastorl•: ail feet of Let /0 is subject to restrictions and lirir•artian., recited inWarranty Deed dated Anril 8, 1?c0, reccrc•!c in deed Book at pace 1051 of the Fuhlic'eecor-ls ref !:adce County, Flori•la, together with all the tene ent^,, Itieraliceerrt. i d ,tomrtenances, with ever nrivilere, ri:cht,_ title, intorer, and erri.71•, rever'.`:ion, remainder and •.'. zasement thereto belonRinv or in anvwtse x�rertair.ine. 'R 4ITNIESS g4rRF.OF, tha! -aid nu!•t o• of the `.:rst Dart nave si?nevi and sealed this indenture on the day and "e,,r :'irsi dCov« written. Sigr:ed, sealed and delivereJ in our nresence: AIi.K („ �.1 �i '��SclCe S;th}�•� /--i--_-'--�'• 7t- e h,�rle c YlDeerine �OrTtck ;iATEofFLOR1OQ, n J^CUM._NIAt' TAMP TAX � �. �t f ..ate �. ._ .... �• ..,... n. •.. .. .. at :� -iG;�,l...•. .. ii•... .�. .. •i ,i .= .•_ s... ea�7_tir }Z_;ir.! ..iiY �. Y.f .9 A< .: w' ✓.. A 98- 533 UNIAGI01 : FL-98-6529-2 01/21/1998Oi.21:02pm Page 2 of 2 pp STATE of COUNTY of ^_f.RTIFY that on. this ti � a before se, `. an officer duiv authorized to adminiscalr hs apnal2y Laths and take acknowledgatents, . knowd C:3AY.1" ])F,ER[ 3G McCORMICK ant URCY M. fll OF.MICK, d4i wife,, to me we11 :mown to be tho-ersons described in arml whc executed the foregoin[{ deed,. and <�ckrariotAar! before me r-tat thev rtalajtec the Srmefree1V and. volunrarily for the nurnose therein expi4fi3ed• _W . di T,'13,Si c:y !land tr t�tGl a1: «.1.d{ . and F ''4 -: -•t x r •;.fi41 t''�� S '�;• cot-_aisoicr. �xnires- � e - 1 F1wry Public. Statc or Florida e: tars,+.,l� ( ,c MY Cewiw+blbn eaatres May 13. JXS . blMt, Comlpr d OetYi:. Iwck' t1k1 for retard dtt �.G dw ; LilfiaM reootdtti :: IhX It OfF1Clk� 1 C t z Jf�c: �/ '�.:,i* �./3�adt�� t ': ! � ( t 'HI• tc;_ t a A . ' +•yr4 ri • 98-- 533 [MAGEO1 : A-98-6611-2 01/21/1998 Oi.z6:23pm *APRAer"OM POW X.aSep rwoo �o ►WON ,rao„ aenw►t+oM r sewositaw► • � ,�, Ab t dtty 4L___ 3eatember -, A. a Ai 952 gUL, INC. r a i tmdee ehe h)ws of the Stan dlor_ . ha+* in P PION oC bt dnm Is the Csorty of nadA S j Florida u and kv(u y sadmined to Ummeot bedaaas is th•'S.%* of. rjmQ% Wetj' of the Aet Pat, and ■ eorpontwe acild" tmdse the lasts a( San d' ` �^rids ca y� is at 3575 Alain Hghway, Miami, pviftipd flem of beawnt/ s,ahr, gt q or Fl eridn sad hnrhrny aothnxiwd so reruns 6WIa n is tho Sun of Fledda,: pa ey at the soma pees. W1TI METE: MM the =W pasty of do tint pap for aed is candaastim of the am of Ten (910.00) dollars and other valuable considerations s. to it in herd paid by tie add Potty of dw owed part, the reafpt orbW"f b hereby adowwbdpsd, Iwo scouted, barpioed and old to the add parry of rho sa wd peep in aseosrots and aedpe f«wae: the (olbwin` &-r9 ed land dean, lyiap aed Wag a the Cotmay e1 Dade --d Stan of Died&. tm&s begin at a pipe in cement marking the Northeast corner of the Southeast ;uarter of the Southwest quarter of Section Z1 as agreed and of record in Deed Book D, page 251, Dade County Public records; thence south 45 degrees East 1175 feet, more or less to shore of B±scayre day; thence southwesterly along said shore a distance e-?ual to 295.7 feet as measured at right angles to the last mentioned course; thence north 45 degrees west 1400 feet more or less to a pipe in cement at the south or east side of the County koad; thence alonZ said road Korth 41 degrees 4G minutes east 298 feet to a pipe in cement; thence south 45 degrees east 157.5 feet to point of beginning; containing 9.3 acres more or less together with all riparian rights and water privileges appurtenant thereto. It is the intent of this instrument to grant, bargain, sell and convey all the grantor's right, title and interest and claims in and to all land owned by the grantor lying touth and east of the main public street or road passing through that portion of the City of Miami, Florida known as Coconut Grove, F'loriaa, which said street is sometimes known as Ingraham Highway, and lying between said Ingraham Highway and the low water mark of Biscayne day, in- cluding all riparian rights. The premises herein and hereby con- veyed being the waterfront property heretofore used by the grantor while doing business under the name of ADIkt.NUACK rLUILIUh SCH"L, and heretofore used by it exclusively for school purposes. she preaises hereby conveyed is the same property conveyed by ALICS RUTH RANSOU, a widow, to iIA :UDA A1)I:.4NDACn SCH(x.L, INC. by dead dated December 31, 1931, and recorded in Deed Book 1474, rage 232, or the Public Records of Dade County, Florida. Subject to a certain mortgage executed by FLONIUe wJ1icL�iLr:a Ci1v�L 1NC. to CCCC4UT unuv:: EXCHANGE BANK, a bankinL, corporation, dated tray 29, 1950 , in the principal amount of $ 25,000.00, the balance of which tba grant** herein assumes and agrees to pay. Subject to restrictions, reservations and limitations of recora; al subject to Zoning Laws of the City of kiami and of Dade County, Flo And ties add Puny d'1.a •44 fat dos La+i7 9n0y warmw.*a Me so edi bA aed ww ad a the sew aphw the laefol ddr of AU Petaeee rbeasaeeI Page 1 of 2 98- 533 LNIAGE01 : 'L-98-6611-2 01/21/1998 01:26:23pm .. IN WS'Nw WMWIP, tier said pa y of the &et pat Itte awrA t►rs rwOu i* bv �wr� Is its name by its prOOW oflioeM ad fb aotyoeste sea 'bi be.a'b '�x. 7• !� , you *be%weTHS E'WHDA %illlR Attest:_ t2 s — fiy i S�igned. se'aled pad delivered to the pra+eom of us: eA STATE OF FLOAIDA. COUNTY OF_DADE I HEREBY CERTIFY, that an 3 dervof October, 1953 A79SX3M.. beforeand—�'— Q,cJti.. G► `---ptewmt and 8eftowy respectively of Ttic =4- the % of the State Florida to ms kwwu to be the peemos who Biped the fors` goias tnttnuaent as saeh off cess aad mvesady m*mrdedged the emmutloo theeeof to bs their flee act and deed err such officers for the , and wapom thesdn mmdoned and that ter affited thereto the ,tF al scat of said corporations and that the said in& meat it the set aad dad of said oorpom*- ��' .• acre and offkJal sec! aLkliami • •'tVfTh'ESS cry seg:rs. ` C;. Uade of Florida the day and yar beat aferanid♦ �•:f commission exrires: v,eac. Sow- er I�cc ,,, w�i ",,�,,;e„tscd at Large .a,,,. ... ea+a•M Lj 3 FF- 1 f t o P �Q 1. Al lep. aety�r, �l1FaaT� _' LL Page 2 of 2 A r a 48- 533 IMAGE01 : FL-98-6531-2 01/21/1998 ll:12:56am • �o /`R 181 / 1 7 p{f 7846 ?c 90j '12 AYC. J y PH 2 : 29 o This 'Indenture Mofe this 29th d.y .f Jww . A. M to 72. �,, At:iN'J:lini CAROL DIAHE HARD Joirwd by heir husband, V LLIAN J. HARD, III , of the (,...IV of Dads IN the Mete of Fla:•ida . Pert ins of the Item twrr. e.J Ru" SCHOOL, IIiC.�a Florida twn-profit corporation of rM (.'~IT •l Dado . to the Gat. el Florida mhos pmt Ntti mid rse to 3575 main Highway, Hiatti, Florida { pad y of the second Parr. iffit fins The the n7J seer led of the best .sonc fee end to tvaddeparen of 16 so. of TEN ($10.00) AND OTlfEB GOOD AND VALUABLE OOUSL'7FJtl►TIOI�•»�»��•«�•-••__•loll... to then in heed pwd br A. rwd party .f A* sewed Pert- Ow Sol wh.,.d is 6Peir.do.ml- edsal have pwud. barsawd. and said rti the end rot y of the setottd vwt. its h..ro and .,Maser to w. the folfee L.%* dorer6eJ lend. sNner.. mrl 606o in the coway of Dodo Store of Florida to•ort- Lots 12 & 13, Block 7, of THE FOUL OARIMp onwan a emm, according to tho Plat them*f, recordod in Plat Book 20, Pap 3, of Un Pablic Rocords S. A nett' Rfat Of Ads Conuty, Florio. f1'y►t •Av n se... SUBM TOt Taxos for the yoar 1972 and .mbssg=nt years. "IConditions, restrictions, limitations, and twatmts of records if ary. STATE oo FLORIEW .. .. M€NTAlY • -'� TAMP TAX 0f ,,. ,• ��� _ -� .►�� N f3o f � 5ufR TAX 301001 a ee = gctsht w �= nos, =f: f _ � eeetret ea 1 E 3.30 _ o And the sold part ins . f & fled Am do 6.edr 147 arorewt U» adp ti seal L„rL ostd svtq Jofrwd d s aamr da~ rAr Iee•1rJ Morro of elf permits mhmwge.er. It uriillts 10he"A TTe. sad post ins of Ow fun P•M ho ve 6.r..at. M their N .& end was A. Jar enJ ru a6oao teeHt.a StsorLfMl«I tom+++ r.eewee oft ...._.. .......... �v...�+..c%(H.�...._ CiAOle Dun tTATa W. vt,Ua1TM. <J� CW DA09 1 NGRtav CLnYIFY .set ea tars M. Mere ar, as -sneer 4wr eramtnd i A, Sun eres sew a" 1. Jr t:.eee► ofinerii » Me orbewrNs.wa4 p - at asoeesd CARS WA)M WM, Joined Tp der husba.. ' vIUTAH J. HARD, III m ter Mmee r M oe rise S 4ewid Le od 'Am ueerd tee to via@ tarreaeal ed Huy mMw.lettee Mrre ew tan way tm"vw ,as mar. WIT"914 aw bad ad dneset «at to of (iws ad User taw d wssY Ode 2m 4" d tiMw A A N 72. THIB Dt9fRUlW HtW fRErARED fitt,. i r. '� i James H. Uhite, Esquire tt,� : .► a► s te.T,rt.,:,t+� �aat► mYnkar & Mhita► Attsrtwys at L&tF,•jt., �'St : Gis, set wowyswru►�Kwsy,ti.w t Airlltws 8uildlaig 4�i�jr M f ow►+to Mimi, norift Page 1 of 1 8- 533