HomeMy WebLinkAboutR-87-0850r
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J-81-741(a)
9/7/87
RESOLUTION NO. 87-850
A RESOLUTION AFFIRMING THE DECISION OF THE
ZONING BOARD GRANTING A VARIANCE FROM
ORDINANCE NO. 9500, AS AMENDED, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, SCHEDULE OF
DISTRICT REGULATIONS, PAGE 1 OF 6, MAXIMUM
HEIGHT, TO PERMIT THE CONSTRUCTION OF A
STUDENT ATHLETIC CENTER FOR THE RANSOM
EVERGLADES SCHOOL FOR PROPERTY LOCATED AT
3575 MAIN HIGHWAY, MIAMI, FLORIDA, (MORE
PARTICULARLY DESCRIBED HEREIN), AS PER PLANS
ON FILE, WITH A PROPOSED HEIGHT OF 4217" (25'
ALLOWED) AND SUBJECT TO THE FOLLOWING:
DEDICATION OF THE NORTHWESTERLY +18 FEET OF
THIS PROPERTY BETWEEN THE PRESENT PROPERTY
LINE ADJACENT TO MAIN HIGHWAY AND THE STREET
FACE OF THE EXISTING CORAL ROCK WALL AND A
COVENANT PROVIDING FOR FUTURE DEDICATION OF
+12' BETWEEN THE EXISTING WALL AND THE
'ESTABLISHED RIGHT-OF-WAY FOR MAIN HIGHWAY;
ZONED RS-1/1 ONE FAMILY DETACHED RESIDENTIAL
AND AN HC-1 (HERITAGE CONSERVATION) OVERLAY
AND LOCATED ON MAIN HIGHWAY, WHICH IS A
SCENIC TRANSPORTATION CORRIDOR. THIS
VARIANCE IS FILED IN CONJUNCTION WITH A
SPECIAL EXCEPTION PETITION FOR THE ADDITION
TO A PRIVATE SCHOOL WITH OTHER THAN CARETAKER
LODGING FACILITIES, SUBJECT TO APPROVAL OF A
CERTIFICATE OF APPROPRIATENESS BY THE
PLANNING DEPARTMENT AND HAS A TIME LIMITATION
OF TWELVE MONTHS IN WHICH A BUILDING PERMIT
MUST BE OBTAINED.
WHEREAS, the Miami Zoning Board at its meeting of
July 20, 1987, Item No. 2, following an advertised hearing,
adopted Resolution No. ZB 86-87, by a seven to one (7 - 1) vote
granting a variance from Ordinance 9500, as amended, the Zoning
Ordinance of the City of Miami, Schedule of District Regulations,
Page 1 of 6, Maximum Height, as hereinafter set forth= and
WHEREAS# adjacent property owners have taken an appeal to
..zs
the City Commission from approval of the variance= and
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fiHBRBAS, the City Commission after careful consideration of
this matter finds that there are peculiar circumstances affecting
this parcel of land and that p practical difficulties and
unnecessary hardships exist which would impair the owner'-s,�right
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to the reasonable use of the property without the grant; of 4=
variance as hereinafter set forth;
LAITY C IMUSSION
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NOW, THEREFOREO BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The decision of the Miami Zoning Board in this
matter and the request for a variance from Ordinance No. 9500, as
amended, the Zoning Ordinance of the City of Miami, Schedule of
District Regulations, Page 1 of 6, Maximum Height, to permit the
construction of a student athletic center for the Ransom
Everglades School for property located at 3575 Main Highway,
Miami, Florida, also described as Lot 13, MONROE'S SUBDIVISION,
according to the map or plat thereof, as recorded in Deed Book D
at Page 253, of the Public Records of Dade County, Florida; and
portions of Lots 3, 11, 12, 13 and 14 and street and alley,
Catherine S. Roberts and George L. Roberts Plat, according to the
plat thereof, as recorded in Plat Book A at Page 21 of the Public
Records of Dade County, Florida; and a parcel of submerged land
in Biscayne Bay in Section 21, Township 54 south, range 41 East,
Dade County, Florida, being more particularly described in Deed
from Trustees of the Internal Improvement Fund of the State of
Florida, as recorded in Official Records Book 4705 at Page 549 of
the Public Records of Dade County, Florida, as per plans on file,
with a proposed height of 4217" (25' allowed) and subject to the
following: dedication of the northwesterly ±18' of this property
between the present property line adjacent to Main Highway and
the street face of the existing coral rock wall and a covenant
providing for future dedication of +12' between the existing wall
and the established right-of-way for Main Highways Zoned RS-1/1
One Family Detached Residential with an HC-1 (Heritage
Conservation) overlay and located on Main Highway, which is a
Scenic Transportation Corridor is affirmed and the Special
Exception is hereby granted. This variance is filed in
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conjunction with a special exception petition for the addition to
a private school with other than. caretaker lodging facilities
subject to approval of a certificate of appropriateness by,tha
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Planning Department and has a time limitation of twelve months in
which a building permit must be obtained.
Section 2, This Resolution shall be operative upon its
adoption and the provisions thereof, unless otherwise indicated
herein, shall also become effective upon its adoption.
PASSED AND ADOPTED this 22nd day of September , 1987.
ATTEST:
MATTY HIRAI
City Clerk
PREPARED AND APPROVED BY:
_ G\_
G. MIR AM MAER
Assistant City Attorney
APP
LU;LA A4 VW6
City Attorney
GMM/rcl/M502
RM AND CORRECTNESS:
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NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The decision of the Miami Zoning Board in this
matter and the request for a variance from Ordinance No. 9500, as
amended, the Zoning Ordinance of the City of Miami, Schedule of
District Regulations, Page 1 of 6, Maximum Height, to permit the
construction of a student athletic center for the Ransom
Everglades School for property located at 3575 Main Highway,
Miami, Florida, also described as Lot 13, MONROE'S SUBDIVISION,
according to the map or plat thereof, as recorded in Deed Book D
at Page 253, of the Public Records of Dade County, Florida; and
portions of Lots 3, 11, 12, 13 and 14 and street and alley,
Catherine S. Roberts and George L. Roberts Plat, according to the
plat thereof, as recorded in Plat Book A at Page 21 of the Public
Records of Dade County, Florida; and a parcel of submerged land
in Biscayne Bay in Section 21, Township 54 south, range 41 East,
Dade County, Florida, being more particularly described in Deed
from Trustees of the Internal Improvement Fund of the State of
Florida, as recorded in Official Records Book 4705 at Page 549 of
the Public Records of Dade County, Florida, as per plans on file,
with a proposed height of 4217" (25' allowed) and subject to the
following: dedication of the northwesterly ±18' of this property
between the present property line adjacent to Main Highway and
the street face of the existing coral rock wall and a covenant
providing for future dedication of +12' between the existing wall
and the established right-of-way for Main Highway; Zoned RS-1/1
One Family Detached Residential with an HC-1 (Heritage
Conservation) overlay and located on Main Highway, which is a
Scenic Transportation Corridor is affirmed and the Special
Exception is hereby y granted. This variance is filed in
conjunction with a special exception petition for the addition to
a private school with other than caretaker lodging facilities,
subject to approval of a certificate of appropriateness by the
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Planning Department and has a time limitation of twelve months in
which a building permit must be obtained.
Section 2. This Resolution shall be operative upon its
adoption and the provisions thereof, unless otherwise indicated
herein, shall also become effective upon its adoption.
PASSED AND ADOPTED this 22nd day of September , 1987.
ATTEST:
MATTY HIRAI
City Clerk
PREPARED AND APPROVED BY:
G�
G. MIR AM MAER
Assistant City Attorney
AND CORRECTNESS:
LUF4 A A 4 DOW.
City Attorney
GMM/rcl/M502
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ZONING FACT SHEET
LOCATION/LEGAL 3575 Main Highway
Lot 13
MONROE'S SUB.
(Deed book 0, page 253) and
Portions of Lots 3, 11, 12, 13,& 14
and portion of alley located therein,
CATHERINE S. ROBERTS AND
GEORGE L. ROBERTS PLAT (A-21) and
Submerged land as described in Deed
from T.I.I.F., recorded in Book 4705,
page 549
(Complete legal description on file
with the Hearing Boards Division)
APPLICANTIOWNER Ransom Everglades School, Inc.
3575 Main Highway
Miami, FL 33133
Greenberg, Traurig, et. al.
c/o Kerri L. Barsh (Attorney for Applicant)
1401 Brickell Avenue
Miami, FL 33131 Phone # 579-0772
ZONING RS-1/1 One Family Detached Residential with
an K-1 (Heritage Conservation) Overlay.andl-,,
located.on Main Highway, which is a Scenic
Transportation Corridor
REQUEST Variance from Ordinance 9500,. as
0"
Zoning Ordinance of.the.City,.Of Mimi -es ekI -
of Ofs tric t .Regulations, page I ot,
*X4,
Height, to - permit the, construction a Student.Athletic Center for,the Ran$'= Eve."lid
on above site, '. plans, v -As per
proposed h0ghr.of: 42.'- .7 (25. al 1,QKed.i:-, TO imp"
V40-i4nc*.'i$ filedin conjunctfon,'with #�.$p4c
Exce ption, petition for the
0 caretaker .1
school with ther than care 1.0 ing
f
facilities, and is subjecti to oppr"41 0
':- r - , - -
Certificate of Appropriateness ty ::the .,-,�P1 406 no1
ti Department.
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- - - - - - - - - - - - - - -
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RECOMMENOATIONS
PLANNING DEPARTMENT APPROVAL. Because the entire site is located
w n a restrictive Federal Flood Zone, the
applicable flood control criteria requires that -
the gymnasium floor be constructed at +14 feet.
To permit minimum clearance for equipment and
utility runs on the first floor, that elevation
must be raised to +18'-15". The second floor
gymnasium, as required by the Florida High
School Activities Association, oust have a
minimum ceiling height of 30 feet. This minimum
height is required to permit Ransom -Everglades
to compete in the Florida All State Volleyball
Tournament. Finally, the minimum workable
height of a roof structure capable of spanning
the gymnasium area is 7' 0". These various
requirements result in a high point elevation of
56' 70. To minimize the effect of this required
height, the proposed center would be located at
the lowest possible elevation on the campus. -
In an attempt to determine the visual impact of
the proposed athletic center as viewed from the
Biscayne Baer, the applicant has utilized the
axonometric computer programs at the University
of Miami School of Architecture to superimpose.
the proposed building onto aerial photographs of
the existing site. After reviewing these
computer composites, it was the opinion of the
-
Dade County Shoreline Review Comeittee that: the
proposed architectural solution would, have a
minimal visual impact when the camps is viewed,
from the bay, and would also preserve the
existing view corridor looking eastward frog the,
Pagoda. The proposed building also.mats.
>
of the architectural Motifs and materials of the
_.
Pagoda, and incorporates a wraparound verandal at
thw second level, which creates a major `i"n_
viewing area that was not previously mailable,
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PUBLIC WORKS Require the dedication of the northwesterly 181+
of this property between the present property`
line adjacent to Main Highway and the street
face of the existing coral rock wall. A
covenant will be required for future dedication
04 of 12'+ between the existing wall and the
established right-of-way for Main Highway.
DADE COUNTY PUBLIC
WORKS No objections.
ZONING BOARD At its meeting of July 20 1987 th Z i
APPEAL
1 . e on ng
Board adopted Resolution ZB 86-87, by a 7 to 0
vote, granting the Variance with a twelve month
time limitation in which a building permit must
be obtained and subject to the following:
Dedication of the northwesterly +18' of this
property between the present property line
adjacent to Main Highway and the street face of
the existing coral rock wall and a covenant
providing for future dedication of +12' between
the existing wall and the established right-of-
way for Main Highway.
Two objections were received by mail. Thirty
nine proponents and nine opponents were present x
at this meeting. ?
Letter of appeal from Mr. Lee Schillinger,
Attorney for Mr. b Mrs. Jack Weiss, dated July
31, 1987, was received.
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LUSTIG AND SCHILLINGER
` ATTORNEYS AT LAW
2550 DOUGLAS $ROAD
SUITE 206
ROY R. LUSTIG. P. A.
LEE H. SCMILLINGtR-
• ACMITTEC IN
RLORIOA AND
NEW YORK
City of Miami
Zoning Appeals Division
275 N.W. 2nd Street
Miami, FL
CORAL GABLES, :LORIDA 33134
TELEPHONE (305) 444-6363
July 31, 1987
Re: Application for special exception and variance
by Ransom Everglades School to permit construction
of 56 foot high gymnasium
Gentlemen:
This law firm represents Mr. and Mrs. Jack Weiss the neigh-
boring property owners who reside on the property contiguous to the
location of the proposed gymnasium for which Ransom Everglades School
has requested a special exception and a variance. Mr. and Mrs. Weiss
hereby appeal to the City Commission of the City of Miami the decision
of the City of Miami Zoning Board approving the special exception and
variance requests. The presentation made by Ransom Everglades School
in an attempt to demonstrate a "hardship" relied upon the height
-requirements imposed by Metropolitan Dade County Code regarding flood
control criteria and the relationship of the gymnasium to the 'pagoda"
located on the school property. in particular, the school has indi-
cated that the location of the gymnasium at the property contiguous I to.
that owned by Mr. and Mrs. Weiss has been required in order to -protect
the sight line of Biscayne Bay from "the pagoda", as a result of, -,the,
determination that "pagoda" was a historical landmark and has been.
classified HC-1 under the City of Miami Zoning Ordinance No. 9500 pur-LL
scant to Ordinance No. 9626 for the City of Miami, adopted May 31, '' z
1983.
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Mr. and Mrs. Weiss purchased and acquired their property
prior to the time that "the pagoda" had been designated a his
landmark. The location of the gymnasium at its presently proposed;
site is required as a result of the request by Hansom Evesglaldes,.#,p
have "the pagoda" classified as being a building of historical ;sigh r
ficance, the hardship is in fact self created. Indeed the, hatr+dsh
was created by Ransom Everglades after Mr. rand Mrs. :Weiss had alre"y
purchased their property.
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July 31, 1987
Page -2-
City of Miami
Zoning Appeals Division _
Ransom Everglades has, for many years, operated an excellent
school without a gymnasium. Thus, the school has demonstrated by its
continued use of its property that it is capable of using its property
without the need of the variance. There is not a sufficient legal
basis to support a variance. Moreover, a special exception approval
requires a specific determination as to the effect of the proposed use
on the neighboring property owners. The gymnasium is to be located
close to the property line contiguous to the Weiss residence. This
substantially affects in a detrimental manner the air rights of the
Weiss property. Accordingly, the special exception should not have
been granted.
Please notify us as to the date when this matter will be pre-
sented to the City Commission.
Resp u
ES H. SCHILLINGER,
- LHS/mvn
cc: Jack and Caroline Weiss
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16USTIG AND 6cN16.LIN4CRr ATTQRN6Y¢ AT I.AWI gQljQ DONis�s RQIAQ► �i�rTIG �Ra�Si����. �+ lc � �u x� , _
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APKICATIOM Fa CBMFICAR OF APPROMIATEIESS
"'frotale Conservation District
Evalustion Sheet
Made of Property:
The Pagoda (Ransan-Everglades School)
Amass'
3575 Main Highway
IC Of strict:
-1
Proposed rat
UWect to Review:
Construction of a student activit Y center.
A
Analysis:
'
Although the Pagoda is the only historic
building rewRaintnq on the Ranson -Everglades opus.
the Heritage Conservation Board has the
authority to review all
new construction on the
entire site. The proposed student activity,
center is
a major new facility but its impact
on the Pagoda is negligible. The
c
contains numerous taller,opus a1read►
buildings, andcontemporary
is a
considerable distance pa aysefosrbuitihe nhistoric
one.
The new building repeats my
motifs and materials of the historic building.
Construction
of the facility as proposed would
"Wire
Planning Depart
has not yet received a
caplets application for the zoning variance
and
therefore does not have a final recommendation
on this issue. Initial
review, howevere has
raised some concerns about the increased height.
R�a•endatios:
The Planning Department
rec
C:rtificatt of A omAtn®s that a
ppropriateness be
i
because granted
the Proposed building would not
adversely affect the historic
— ;
character of the
Pagoda, subject to the following conditions:
I. Sabel pales in the vicinity of the sod
building shall be ��t
protected Burin
course of construction with a barrier I feet
fro=
the tree trunk,. all around the treb.
If the piles ane, affected by- the
proposed
developeento that' shoyld be relocated on
site, with relocation
by a licensed
landscape contractor.
2. As a condition for the r nti
a
variance, a landsci � buffer should, �
.
Orovfded al ong the southern - pr, .1 f rye
of the
_
site that abuts the sinyl• family:
residential district. The buffer
shptid consist of trees that are nati to
origfoal R-M@
area, wch ah 911�Oos,
aks. and =ahoie:. This O�fI""er
also to oxtended al should
sag Main Mf4hway tq
sawn
tbt Partin lots f�►o11 ;the
Transportation Corer, tic.
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RESOLUTION HC 47-8
ft
A RESOLUTION AUTHORIZING A CERTIFICATE OF
APPROPRIATENESS FOR THE CONSTRUCTION OF A
STUDENT ACTIVITY CENTER FOR THE PAGODA, 3575
MAIN HIGHWAY, LOCATED WITHIN AN HC-1: GENERAL
USE HERITAGE CONSERVATION OVERLAY DISTRICT,
SUBJECT TO THE FOLLOWING CONDITIONS:
1. SABAL PALMS IN THE VICINITY OF THE PROPOSED
- BUILDING SHALL BE PROTECTED DURING THE
ENTIRE COURSE OF CONSTRUCTION WITH A
BARRIER FIVE FEET FROM THE TREE TRUNK, ALL
AROUND THE TREE, OR BE RELOCATED ON SITE BY
A LICENSED LANDSCAPE CONTRACTOR;
2. A LANDSCAPE BUFFER SHALL BE PLANTED ALONG
THE SOUTHERN PROPERTY LINE; BUFFER SHALL
CONSIST OF TREES NATIVE TO THE ORIGINAL
HAMl4OCK AREA, OR MMY INCLUDE DENSE PALMS
WHERE THERE IS INSUFFICIENT SPACE FOR NATIVE
HARDWOODS; AND
FINDING THAT THE PROPOSED BUILDING WOULD NOT
ADVERSELY AFFECT THE HISTORIC CHARACTER OF THE
PAGODA, AND THAT THE PROPOSED BUILDING MEETS THE
SECRETARY OF � INTERIOR'S "STANDARDS FOR
.SECRETARY
�'PASSED AND ADOPTED THIS 17TH DAY OF MARCH, 1967.
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METROPOLITAN DADE COUNTY, FLORIDA
_ 61 WT,180-QACENTER
- _. _ DF
June 26, 1987
Mr. Sergio Rodriguez, Director
City of Miami Planning Department
275 N.W. 2 Street
Miami, Florida 33128
OFFICE OF THE COUNTY MANAGER
DEVELOPMENTAL IMPACT COMMITTEE
SUITE 1210
111 N.W. let STREET
MIAMI. FLORIDA 331M1073
(306) 375057
RE: Shoreline Hearing No. 87-7
Ransom -Everglades School
Dear Mr. Rodriguez:
Enclosed please find Shoreline Committee Resolution No. 87-5 and staff
report for the above noted project which was passed by the Shoreline
Review Committee on June 24, 1987.
As required by Dade County Ordinance 85-14 this resolution shall become
a part of all hearing and permit records. Upon issuance of approvals
and permits, this Committee must be provided a copy within 21 days Hof
the development action to ensure compliance with the subject
recommendat ion . r�
Should you have any questions or need assistance please contact the
County Shoreline Coordinator at 375-2557.
WO/ jm
cc; Santiago Jorge -Ventura
Joseph G*nuarrdi
.-Gloria Fox
Carrie Barsh, 'Esquire
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Sin ere y,
William O'Leary, FaD*v
.
Chairman, Shorelinpment
Review Committee s
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M E M O R A N D U M
TO: Committee.Members DATE: June 15, 1987
Shoreline Development Review
FROM: Staff
I. REQUEST
1. Approval of site plan.
SUBJECT: Ransom -Everglades
School Staff Comments
(87-7)
2. variance to permit proposed height of 56170 where 25' is
allowed (City of Miami)
II. PROJECT DESCRIPTION
Ransom -Everglades School is a private school located at 3575 Main
Highway in Coconut Grove within the municipal boundaries of the
City of Miami.
The subject site is eleven acres in size and has 10 existing
buildings on site. The project has approximately 400 feet
frontage on Biscayne Bay. Due to the geographical nature of the
site combined with the existing on site structures, it As
virtually impossible to view the Bay or shoreline from Main
Highway and as such the preservation or creation of view
corridors for this application is not applicable as seen from the
nearest public street.
The subject building is 29,480 square feet in size
and _wi].1 serve
as a student athletic center. It has been sited
at pc.oposod
location so that it may relate directly with . the
other -existing
athletic facilities on the campus which includes a
swimming pool,
tennis courts, athletic field and boating area.
The existing
athletic areas restrict the available space and
dictate.a;,_two
level configuration for the center. This location will respect ..
the existing -view corridor as seen from the "Pagoda" boildi;nq
which is a recognized historical building.
:
III. STAFF CRITIQUE
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A. Ordinance 85-14 - Section 8 - Review Criteria
- Shoreline Setback
Side Setback
- Visual Corridor
-sue
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Staff has concluded that strict adherence to the prescribed
setbacks required by the Shoreline Ordinance for the purposes of
preserving or creating view corridors is not appropriate: Staff
agrees that the alignment of the proposed structure with those
that are existing is the most logical design solution.
Staff's main concern with setbacks is the possible impact the
proposed athletic center may have on the adjacent residential
area south of the subject property.
B. Resolution 257-85 - Shoreline Development Review Manual
Due to the private nature of this facility and limited
access for the public, the design components and guidelines
contained in the review manual for walkways, safety buffers,
transition areas, fishing piers etc. are not applicable.
Staff supports the concept of leaving the shoreline edge in
its natural condition and feel that the applicant has
employed many mitigating measures to minimize the impact of
the project as seen from the Bay which staff feels is the
crucial vantage point in the review of this project.
The architectural treatment combined with the enhanced
landscape treatment, i.e. "ficus vines" on the first level
and the placement of Royal Palms at the basin area blends
this project with the existing campus. The 'veranda• like
structure wrapping the building on the second level will
afford a viewing area that was previously not in place.
Beyond staff's concern of the adjacent
the south, the other major concern of
area at the shoreline edge at the boat
parking at the shoreline is therefore
further mitigation should be required.
IV. Summate
residential area to -
staff is the -parking
basin. Ground level
not recommended or
Staff can support and recommends approval of., the: sobjes.t�
application with the condition that the southern boundary ,be
reviewed to ensure compatibility with the adjacent .residentia 1
area and that the shoreline parking be removed or other.
mitigating measures be employed to soften its affect on the
shoreline.
.sa
Under separate cover are comments on this project for' your
consideration from the Citv of Miami Heritage Conservation Soara. :_r
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SHORELINE DEVELOPMENT REVIEW COMMITTEE
RESOLUTION 87-5
WHEREAS, Ransom -Everglades School has applied for approval of a
development action as filed with the City of Miami as depicted on the
site plan as prepared by the firm of Tilden & Associates dated May 20,
1987 and landscape Plan prepared by the Firm of Rosenberg Design Group
dated May 22, 1987 and fully described in the attached staff
evaluation and
WHEREAS, the subject parcel is located at 3575 Main Highway
within the City of Miami and is totally within the Biscayne Bay
Shoreline Development Review Boundary as outlined in Dade County
Ordinance 85-14, and
WHEREAS, the Shoreline Development Review Committee considered
whether and the extent to which the application as presented conformed
to the Dade County Comprehensive Development Master Plan, the City of
Miami Master Plan, and the Biscayne Bay Management Plan, and
WHEREAS, the Shoreline Development Review Committee of Dade
County has as one of its primary responsibilities, the duty to
determine the extent to which any plan or development action as
proposed, is in conformance with Dade County Ordinance 85-14 and the
minimum standards set forth in Dade County Resolution 85-257, and
WHEREAS, the Committee considered the Dade County staff
evaluation and comments from the City of Miami Staff and,
WHEREAS, a public meeting of the Shoreline Development Review
Committee of Dade County, Florida was advertised and held as required
by law, and all interested parties in the matter were heard, and upon
due and proper consideration having been given to the matter.
NOW THEREFORE BE IT RESOLVED, that at its advertised meeting of
June 24. 1987, the Biscayne Bay Shoreline Development7Review committee
moved by Jose Feito (city of Miami) , seconded by Glen Johnston to
recommend approval of the development action as enumerated' in the
attached staff report with the following provisions and conditions; y
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A. The paved parking area (5 spaces).at the end of the boat
basin area be removed. To provide emergency vehicle
access to this area of the site, it is recommended that
it be constructed with compacted gravel or lock -block
type material or other alternative to provide a more
natural like appearance.
B. The three (3) proposed Royal Palm trees at the end of the
boat basin parking area be increased to six (6) and
planted in a staggered fashion to further soften the
appearance of the building as viewed from the adjacent
channel and bay.
The Vote on the motion was as follows:
William O'Leary - Aye
Madelin Sunster - Aye
Sergio Hakas - Aye
Ronald Frazier - Absent
Franklin Grau - Aye
T. Glen Johnston - Aye
John Thomas Regan - Abstain
Edward Wright (City of Miami) - Excused
Jose Feito (City of Miami) - Aye
Motion to approve with conditions passed 6-9.
1 excused
1 absent
1 abstention
This resolution constitutes the report of the Shoreline
Development Review Committee submitted to The City of Hiami, Florida
pursuant to Dade County Ordinance 85-14 which shall become a part of
all hearing and/or permit records on the proposed developoent'actions.
i .
111den achi & Pa� , Architects
Al
r
March 17, 1987
Teresita Fernandez
CITY OF MIAMI PLANNING DEPARTMENT
275 N.W. 2nd Street
Miami, Florida 33233
Re: Ransom Everglades School
Student Athletic Center
Dear Teresita,
i
tyttice in the ,�,.
2809 South eayshore give �►�
Suite 800 � 18
Miami, Florida 33133 � o
305 854-M86 '
1:4
Attached is a drawing of the Ransom Everglades Upper School Master Plan which
we prepared three years ago. The Upper School (9th thru 12th grades) currently
has an enrollment of 450 students. The School does not intend to increase their
enrollment and will be constructing new failicites only to replace out -dated facilities
or provide expanded space for current programs. No new residential use is proposed;
and }ihe existing lodging units will be phased out.
In reference to the need to build the new Student Activity Center to a top of
structure elevation of +56'-7" above mean sea level, please note the following
issues (See attached drawings):
1. Location on the site. The Student Athletic Center must relate directly to
the other existing athletic facilities on the campus: swimming pool, tennis
courts, athletic field, and boating area. The proposed location is the only
acceptable one because it does not interfere with those existing facilities,
yet places the building as the new center of athletic activity. It also preserves
the existing views of the Pagoda, the only historical building on the site. The
proposed location also places the building at the lowest possible elevation
on the campus which minimizes the impact of the required height to both
campus and adjacent structures.
2. ProV mm de aad Regulatory Requirements. The program for the Student
Athletic Center includes the gymnasium, locker rooms, training rooms, coaches,
offices, storage rooms, and other auxilliary spaces. The existing athletic areas
restrict the available space and dictate a two -level configuration for the Center.
Furthermore, flood -control criteria requires the gymnasium floor above elevation
+14'-0". Therefore, the proposed solution : gymnasium on the second level,
which relates well to the existing pool deck; and the balance of the spaces
an the first level. The flood -proofing requirements of D.E.R.M. limit the
first level at a minimum elevation of +6'-4".
Tildeniachi Pa!!! krchitects 04
r
March 179 1987
Ms. Teresita Fernandez
Page 2
3. Clearance and Structural Requirements. The second level is established at
elevation +18'-5" which allows a minimum acceptable clearance to the spaces
below. The gymnasium space requires a minimum clearance to underside of
-f structure of 30'-0" (See attached directive letter from the School Headmaster,
1 Frank J. Hogan.) The mimimum workable depth of roof structure to span the
gymnasium area is 7'-011. These requirements dictate a roof elevation at high
point of +56'-711. which is 17'-4" above the present zoning limitation of +39'-0".
4. Hardship. The discussed issues outline a set of circumstances which makes
the proposed solution the only viable one to allow the school to have this much
needed Student Athletic Center. A denial of the present request would mean
that the school would not be able to construct an Auditorium/Gymnasium.
Please also bear in mind that the Ransom Everglades Middle School (7th and
8th grades) which has an enrollment of 220 students and which is located on
Bayshore Drive has no Auditorium/Gymnasium. The School fully intends to
utilize this Athletic Center for all six grades, 670 students from both campuses.
Thank you for your cooperation.
Sinc rely,
dro . Montorro
Project Manager
cc: Frank Hogan
Richard Reinke
Kerri Barsh
file
M E M O R A N D U M
TO: Committee Members DATE: June 15 , 1987
Shoreline Development Review
SUBJECT: Ransom -Everglades
School Staff Comments
(87-7)
FROM: Staff
I. REQUEST
.1. Approval of site plan.
2. Variance to permit proposed height of 56170 where 25' is
allowed (City of Miami)
I1 PROJECT DESCRIPTION
Ransom -Everglades School is a private school located at 3575 Main
-,
Highway in Coconut Grove within the municipal boundaries of the
City of Miami.
The subject site is. eleven acres in size and has 10 existing
buildings on site. The project has approximately 490 feet
frontage on Biscayne Bay. Due to the geographical nature of the
site combined with the existing on site structures, it is
virtually impossible to view the Bay or shoreline from Main
Highway and as such the preservation or creation of view
corridors for this application is not applicable as seen from the
nearest public street.
The subject building is 29,480 square feet in size and will serve
as a student athletic center. It has been sited at its proposed
location so that it may relate directly with the other existing
athletic facilities on the campus which includes a swimming pool,
i
tennis courts, athletic field and boating area. The existing
athletic areas restrict the available space and dictate a two
level configuration for the center. This location will respect
the existing view corridor as seen from the *Pagoda* building..
which is at recognized historical building.
III. STAFF CRITIQUE
A. Ordinance 85-14i- Section 8 - Review Criteria
- Shoreline Setback
- Side Setback
- Visual Corridor
` C
fall
•
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y
ON
Staff has concluded that strict adherence to the prescribed
setbacks required by the Shoreline Ordinance for the purposes of
preserving or creating view corridors -is not appropriate. Staff
agrees that the alignment of the proposed structure with those
that are existing is the most logical design solution.
Staffs main concern with setbacks is the possible impact the
proposed athletic center may have on the adjacent residential
area south of the subject property.
B. Resolution 257-85 - Shoreline Development Review Manual
Due to the private nature of this facility and limited
access for the public, the design components -and guidelines
contained in the review manual for walkways, safety buffers,
transition areas, fishing piers etc. are not applicable.
Staff supports the concept of leaving the shoreline edge in
its natural condition and feel that the applicant has
employed many mitigating measures to minimize the impact of
the project. as seen from the Bay which staff feels is the
crucial vantage point in the review of this project.
The architectural treatment combined with the enhanced
landscape treatment, i.e. "ficus vines" on the first level
and the placement of Royal Palrs at the basin area blends
this project with the existing campus. The 'veranda' like.
structure wrapping the building on the second level will
afford a viewing area that was previously not in place.
Beyond staffs concern of the adjacent residential area to
the south, the other major concern of staff is the parking
area at the shoreline edge at the boat basin. Ground level
parking at the shoreline is therefore not recommended or
further mitigation should be required.
IV. Summary
Staff can support and recommends approval of the subject
applicadion with the condition that the southern boundary
reviewed :to ensure compatibility with the adjacent residentia iJ.
area and that the shoreline parking be removed or other
mitigating measures be employed to soften its affect, on the
shoreline.
Under separate gover are comments on this project for:-yout:�
consideration from the City of Miami heritage Conservation Board:
EX
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m"Mr. iLoata► p�
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Jaen t. W21041 , l&..
i.�►►..»�� A. fMO! May 19, 1987
City of Miami
Building and Zoning Department
275 NA 2 Street ..
Miami, Florida 33128
Re: Ransom Everglades School
Genglemen: 3575 Main Hichy=
Kindly accept this letter as my objection to plans for
erection by Ransom Everglades School of the following improvements:
1. A gymnasium abutting my property;
2. A parking lot on the corner of Royal Road and Main
Highway.
I am the owner of a home located at 3187 Royal Road.
and it is my understanding that these improvements are in violation
of the city of Miami Code and I, therefore, request the opportunity
of appearing before Building and Zoninq•Department and/or the City
Commission to voice my objections,together with those of all of the
other neighbors on Royal Road, who join with me.
JJN: P
Hard Delivered
very truly yours,
J. SS
h:
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J-86-117
RESOLUTION NO • 86 a 8 8
A RESOLUTION AUTHORIZING THE PROPER
OFFICIALS OF THE CITY OF MIAMI TO
DECLARE CLOSED AND ABANDONED FOREVER
THAT CERTAIN UNNAMED, UNDEDICATED, UN-
IMPROVED AND NEVER USED STREET SHOWN ON
THE PLAT OF "ROBERT'S SUBDIVISION OF TWO
ACRES" RECORDED IN PLAT BOOK "A" AT PAGE
21 OF THE PUBLIC RECORDS OF DADE COUNTY,
FLORIDA.
WHEREAS, an unnamed, undedicated, unimproved and never -used
street was shown on the plat of Robert's Subdivision of Two Acres,
as recorded in Plat Book "A" at Page 21 of the Public Records of
Dade County, Florida; and
WHEREAS, this same property was replatted without the street
shown on November 27, 1895 in Plat Book "r" at Page 37; again on
April 27, 1896 in Plat Book "A" at Page 50; and again on September
9, 1905 in Plat Book "B" at Page 106 all in the Public Records of
Dade County, Florida; and
WHEREAS, the property has since then been sold and built upon
and placed on the tax rolls; and
WHEREAS, the Department of Public Works recommends the
adoption of this resolution abandoning, closing and vacating forever
that certain unnamed and unopened street shown on the plat of
Robert's Subdivision as recorded in Plat Book "A" at page 21 of the >:iT
Public Records of Dade County, Florida.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY ?`
OF MIAMI, FLORIDA:
,nw
Section 1. That the City of Miami declares that a certain
unnamed, undedicated street shown on the plat of Robert's Subdivi-
sion of Two Acres as recorded in Plat Book "A" at Page 21 of the
Nk
Public Records of Dade County, Florida was never opened, developed:
R
or accepted as part of the Town of Coconut Grove or City of MiamiAW
y
Street Systems and therefore is hereby declared abandoned and
• 7 t�
vacated.
`5
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5
PASSED AND ADOPTED' this 13th day of FEBRUARY 1986.
C�tt4a `�
Xavier L. Suarez
MAYOR
ATTEST:
MatVy Hirai
CITY CLERK
PREPARED AND APPROVED BY:
r
G.
Miriam Madr
ASSISTANT CITY ATTORNEY
APPROVED A� TO FORM AND CORRECTNESS:
uucia A. Dougtferty
CITY ATTORNEY
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INTERIOR DESIGN
OO>< 33001e COCONUT GROVE MI AW. FL0210A 33133 13ON 444.Of60
January 21, 1907 .
?'1
0
Mr. Sergio Rodriguez
Director
CITY OF MfAMI
PLANNING DEPARTMENT
P 0. Box 330708
Niami, Florida 33233-0708
Dear Mr. Rodriguez:
Please be informed that there was a meeting with the Principals
of the Ransom -Everglades School, Architect, Landscape Architect,
myself and a few of the neighbors of the community that border
Ransoa-Everglades School.
It was a very comfortable meeting and we were shoran the future
development plans for the next twenty years of Ransoms-Rverglades
School.
• '..,..E 5
After the meting was over, we, the neighbors still agree that J
before permits are iss•ied that myself and those concerned should
have the ability to be heard by your Boards and the City
Comimissiore rs .
v
We feel -tat certain changes can be made that would help us to
continue support Ransom -Everglades School and be good neighbors 5
as we have been in the past.
Sincerely,
ed s
tab
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LACO.Aw. - WC6r1r 'at•-•tol
March 17, 1987
f'\ Ms. Gloria Fox, Supervisor
City of Miami Public Hearing
Section
Second Floor
275 N.W. 2nd Street
Miami, Florida 33233
w.-AM. Ore ^E
w AM r%.CO,CA 33 3
't.t•-C%tS
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t3091 Ssl 2222
-t69eOW-13091422.21ee
NNITCO S 21011ICT %O
(305) 579-0772
0I.9"t 111LINUT TO:
MIAMI OPFICC
HAND -DELIVERED
Re: Zoning Application of Ransom -Everglades
School
Dear Ms. Fox:
This is to inform you that Ransom -Everglades School
seeks to amend its zoning application to request a height
variance of seventeen feet, seven inches (17'7") from
Section 2016 of the City of Miami Code. This Amendment
represents an additional three feet, four inch (3140)
variance, which would bring the height of the proposed
Student Athletic Center to fifty-six feet, seven inches
(56170). In light of this amendment, please do not
advertise our application for the April 6 hearing. Ransom
will submit revised plans and revised application inform-
ation for rescheduling for a future hearing date.
Should you have any questions or .comments on this
.pia` •Yh.;- d l,s . �,.,, ..? ,�f ..,;s. �. i . - r __ '.4�" - ---
* ON
Ms. Gloria Fox
March 17, 1997
Page Two
matter, please call me at 579-0772.
Very truly yours,
_ A,_,& /449;4
tKERRI L. BARSH
KLB/bh
O.C. Mr. Frank J. Hogan, III
Headmaster, Ransom -Everglades School
Mr. Richard Reinke
Business Manager, Ransom -Everglades School
Mr. Douglas A. Tilden
Mr. Pedro E. Montorro
C
*ncswwexe. Tw^wn*. A*xgw. 14o"wAN. Upopr. Post+ & OutMTeu. P.A.
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RANSOM EVERGLADES SCHOOL
DONUT GJrCVc . , c_-- - -- --
•. Mr. Douglas Tilden
Tilden, Tachi and Associates
2699 South Bayshore Drive
Suite 800
Miami, FL 33133
Dear Mr. Tilden:
As we discussed in our telephone conversation, we continue to be
concerned about the height from floor to lowest ceiling structure
in the gymnasium of the proposed Student Athletic Center.
I have been informed by Curtis Way, our Athletic Director, that
we have received information from the Florida 4igh School
Activities Association, which indicates that all state tournament
play in volleyball requires a ceiling height of 30 feet. Please
adjust our plans accordingly.
Sincerely,
FA�k J. Hogan, 16
Headmaster
FJi:gp i
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March 16, 1987
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PETITION FOR VARIANCE File Number Y-83-
A fiance is relocation of the terms of the *%M_1ance where such action will not be
contrary to the public .interest and where, owing to conditions pecuifar to the
P'ePOM and not the result of actions of the applicant, literal enforcement of this
ardtnanee would result in unnecessary and undue hardship on the property. As used in
WS
dimenstor Dance, a variance is authorised only for height, area, size of structure,
Of Yards and other Open spaces and offstreet Dw44rig or toad ing r"Wremerets. (section 3101)
1, KERia ie BARSh Mhereby petition the City of Miami Zoning
Boor or a varicnca ram t terms o t Zoning Ordinance of the City of Miami,"
offectinq P'O""Y located at 3575 Kain__0iahwav
specified below. Miami, as
In support of this application, the following material Is submitted with this applications
I. two of a survey of the property prepared by a State of Florida Registered
esweyor.
L F40r copies oft the site plan shawe•n9 (os rewired)
equ property boundaries, existing
(if. MY) and proposed structure(s), porkinq, landscaping, etc,building elevatigns
and di+nendlons and computations of lot area (gross and net), building spacing, LUl
ratios, and height envelope.
.,, 3. Affidavits disclosing ownership of property covered by application and disdosura
of interest form (Farms 4.83 and 4a83, attach to application).
4. Gertifiod list of owners of red estare within 375' radius - front the outside
bourtdad4s of property covered by this application. (Farm &a and attach to
appltc0100
.A— S. At least two photographs that show the entire property (land ar.j i••rprovements).
L Other ($ecgy) ry
x 7. Fqw of
oWy toward'the cast of processing, based of the fo!#stwin9t
x'.
Ib) For penetration of P#anet III
by +antennas OW the likte $SIiQ.(>if
%i All Other �sticatia+s for
request vorl $O.o peer $of. of floor strew ois
I'MM ih4t or4hwW Mlnj
rah jga equal to 4Ica�b#ee fese #csfna attd,e,t :#
to by refunded if #hare is no # . � •#
t
a
ig
'.
•
& The Variance requested is for relief from the provisions of Section 2016 of
the City of Miami Zoning Ordinance as follows:
— � �rrc;�rz ��� `,.�;t,�(Lcrc. � Ucstt'►;� �r �u��►.,tr�-rS �. �a�,��' :mac ���x.
riG��lMWM��hr
/1iQXp�f�tr►f �1i�6�t,F•OE � �'
!. In support of this application, the applicant is prepared to offer the folio•-ving
evidence, on the point enumerated at Subsection 3103.1 of the City of Micmi
Zoning Ordinances
f Notes This ` application cannot be accepted for Zoning Board action unless all of tht
following six items are eompletsd,
u
x (a) Special conditions and circumstances exist which are
� . ..._ peculiar to .the lend,
t!
structure, or building involved and which are not applicable to other lands
structures, or buildings in the some zoning district in that: (list evidence, to.
be produced and use additional shtets, if necessary.)
Without the requested variant., the Applicant will
be unable to construct a Student Activity Center that
I-
will serve multiple purposes including its use as a
gymnasium and auditorium.
i
fi
l F
,T'he: viol conditions and clrcurnaances o "not rgsvlt from fhe get s
the petitioner in tho
T height required for the proposed .:l3Cu
Center is 3�!�b the i .FMi•! height that � 41F �
t
facility vaviooc spartr n si+ i�► .t s► , :, ;. ...
F -
_for n, d F
:,.: .. i
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5
cca,.r :`L`.:,. _n t:Y :. . ... ... .... . "..: .K �.+kAf•Fati..m ISw�ll�p,,;7nvea. 'iP7le�B�al31
I
(c) Literal interpretation of the provisions of the zoning ordinance would deprive
the applicant of rights commonly enjoyed by other properties in the sa-re
Zoning district under the terms of the zoning ordinance and would work
unnecessary and undue hardships an the petitioner in that:
' Literal interpretation would deprive Applicant use of the
proposed construction as a Student Acticity Center, for
without a height variance the structure cannot serve as
a gymnasiun and auditorium and therefore the structure
would not be economically feasible.
x (40 Granting the variance requested will not confer an the petitioner any special
!�
privilege than is denied by the Zoning Ordinance to other lards, buildings, or
struetu -so in the some zoning district in that:
Applicant's situation is unique to the site in question
and the particular use proposed.
TM variance, if granted, is that rnininwm variance that will make pow'bts tNe
.
use of the land, bulkling, or suture in that=
4t
Tho vagtance ..requested merely permits the height of t!>tw
proposed'gtudent Activity Center to be equal with the
height of other structures presently on the site in
x
question.
yam.
4_F
11
=fyyilt t'';'tit°..iGl��(iri'Shc_,�e RS'e'ir Wig✓' +t
go
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59
(f) The grant of the variance will be in harmony with the Several intent ar.:
purpose of the Zoning Ordinance, and will not be injurious to ttu
neighborhood, or otherwise detrimental to the public welfare.
NOW Aft doeurnen 36 reports, studies, eshibits or other written or graphic material to be
U&Tdtted to the Zoning Board shalt be submitted with this application.
1
. Signa#ure rGlt--
soulr otizea Agee
..
Name KERRI L. BARSR
Greer! erq Trr'aurii t er..a7
Address 1401 Brickell Avenue
HIM,
STATE OF FLORIDA } SSr
COUNTY OF DADE }
• KERRI L. BARSH being duly room, deposes ' cr
says Mot he is the(Authorized Agent of owner) of the real property described to ,
an~ to question d I, above; thnt he has read the foregoing answers and that the some crex
tetiir and complete; and (if acting as agent for owner) that he has authority to execute thca
petition an behalf of the owner.
s`VIFoRAt TO ANO R aUMUM
beir. me this ' x
+ t
A F_F I_ D_A_V I Ty;,
STATE OF r=ZA)
CM= of UDE 1 8S. -6
Ware me, the undersigned authority, this day personally
appeared KERRI L. BARSH who being by we first duly sworn.
upon oath, deposes and says:
1. That he is the wryer, or the legal representative of the
owner, subni ttirg the accorpanyu g application for a public hea -irg as
required by Ordinance No. 9500 of the Code of the City of Miami, Florida.
effecting 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 represents, if any, have given their
Rill and crplete per^_ssicn for him to act in their-behal: for the charge
e'' tjr modification of a classification or regulation of zoning as set out in
the acc�arrr,.rg petitiGn.
3. That the page.R attached hereto and rase a part of th.L
affidavit contatt the current nataes, g addresses. phone ta.:,,bers and
legal deser=.peions for the real property which ne is the owner or legal
representative.
4. The Facts as rapresented in the application and docu:.+e.:ss
autad.tted in C=Junction with this affidavit are true and correct.
llathir Affiant sayeth not.
(Nwe1
9yrarn to and Subsr~ abed before me
rt (�
cam► of , ;
Lotary Public. State of Fhorida at Large
Caftsmion
t
O'd'i.R"S L:ST
owner's ;lame 'ome '1t , r G .fic
bailing Address �' CJ
Telephone Number,�-
Legal Description: Lein 1203
ftk
7rcPehs C�13
Owner'S Nane
Nailing Address
Telephone Number
Legal Description:
Owner's Name
/"a Mailing Address
Telephone Plumber
Legal Description:
Any other real estate property owned individually, „ointly, or severally
sitecisplistednaspfollowsfiip or privately) within 375" of the su5;ect
Street Address
----- 1—"al Description
&I ,
Street Address
Legal Description
i
A
DISCLGSCIFE GF 001EMHYP
1. Legal description and street address of subject real property:
Ransom -Everglades School.
3575 Main Highway -
Miami, Florida 33133
Lots 12,13, Block 7, ROYAL GARDENS, according to the plat thereof as
recorded in Plat Hook 20 at Page 3 of the Public Records of Dade Count1,F_.
2. Owner(s) of subject real property and percentage of ownership.
Note: City of Miami Ordinance No. 9419 requires disclosure of all parties
ha ing a financial interest, either direct or indirect, in the subject
matter of a presentation, request or petition to the City COMMisaion.
Accordingly, question 42 requires disclosure of all shareholders of
eorpmcations, beneficiaries ci trusts, and/or any other interested parties,
together with their addresses and proportionate interest.
Ransom -Everglades School is the 100% owner of the
subject real property, and is a non-profit corporation,
with no shareholders or beneficiaries of trusts.
See List of Officers, attached as Exhibit "A".
3. Leal description and street address of any real prope:t , t ji)
owned by any party listed in answer to question #2, 3nJ (b) 'bacated wittlin
375 feet of the subject real property.
None.
I
STATE OF FLQRMA ) SS:
CC4-.irX OF DADE )
KERRI L. BARSH , being duly sworn, deposes and
SOP no is the(Attorney for owner) of the real property- 4:
desecibied in answer to gmstion ell, above; that he has read the focegoirq
{ answers and that the same an true and complete= and (if acting as attoaW x�
' for owner) that he has authority to execute this Disclosure of ownership
form an bdWf of the owner.
ti
` 5WQA1 TO MD
i bafon. mR this
t-.
CUMI
1
1. '
EXHIBIT "A"
LIST OF OFFICERS
President of tk.e Board of Trustees
Mrs. Gerald Greene (Rose Ellen)
201 Solano Prado
Coral Gables, Florida 33156
Vice -President
Mt. James N. Herrool
5945 S.W. 113th Street
Miami, Florida 33156
Vice -President
Mr. Raul J. Valdes-Fauli
751 N. Greenway Drive
Coral Gables, Florida 33134
Vice -President
Mrs. David Weaver (Dorothy)
11015 S.W. 53rd Avenue
Miami, Florida 33156
Secretary
Mrs. David Fr4nkel (Linda)
140 Solano Pr&do
Coral Ga' " -- • ' ----"
Treasure
Mr, Pate
7301 S.W
Miami; F
WHEREAS. tk. 4rccrsigned is the owner of that property described as:
See Exhibit "A" attached hereto and incorporated herein.
Also known as Ransom Everglades School ._
iami, Florida, an �,
The undersigned recognizes and acknowledges that for a public eal , welfare, safety or
morals. the herein -described property should not be div ed into separate parcels owned by
several owners so long as the same is put to the hereinafter use, and
In
consideration of
the
issuance
of a permit
. to
expand open
space and acid nArk;ng -
on
a portion of
the
property
described
in
Exhibit
"A".
and for other good and valuable considerations, the undersigned hereby agrees to restrict
the use of the -subject property in the following manner:
I. That said property shall be considered as one plot and parcel of land and that no
portion of said plot and parcel of land shall be sold, transferred* devised or
assigned separately, except in its entirety as one plot or parcel of land;
2. The undersigned further agrees that this conditions. restriction and limitation shall
be deemed a covenant running with the land and shall remain in full force and effect
and be binding upon the undersigned, their heirs and assigned until such time as the
same may be released in writing by the Director of Fire. Rescue and Inspection
Services or his designated representative;
provided, however, that this Unity of Title may be released by the Director of Fire,
Rescue and Inspection Services or his designated representative, after approval of a site
plan which meets all applicable City regulations.
Signed, sealed, executed and acknowledged on this = 'day of
•`4►nj��, A.D.. 19 �, at Miami. Florida.
(CORPi
( SEAL)
Rangniq orporateNa
ATTEST
By �".
retary Linda rnkel President/Vice FreSidenc
Rose Ellen Greene
'"PATE OF FLORIDA)
COUNTY OF 0110E i
I HEREBY certify that on this day before me, a Notary Public duly authorized in the
state and county named above to take acknowledgements. personally appeared
Lind _Frinkel and •
to me Known to ae 04 persons descrima as EracIdant of tho g and Secretary of'-"-"
the Board f who execu a oregoing instrument, and
ac noa a ge before me that such persons execu a the said instrument in the name of and
for that corporation, affixing the corporate seal of that corporation thereto, that as
such corporate officers *such persons are duly authorized by that corporation t do so, and
that the foregoing instrument is the act of that corporation.
VITHESS ay► hand and official seal in •tpe county aed state namee'above this c `day . r a
of t..... �...�..�. A.D.. 19.140' ;
) UI•j I IllIind rgr.,oqttkn
S*A?E OF ?�ar,A »T V94
NOTARY MAX MY COMM156*4 AFrF:
3.
t
'. r .�,'_�..of "�> •-.% � r
a �iy4 sir ,p+
LEGAL DESCRIPTION OF RANSOM EVERGLADES PROPERTY
EXHIBIT A
Monroe's Plat Deed Book = "0" page 251 Lot 13
Begin at a pipe in the cement marking the Northeast corner of SE 4 of
SWIA of Section 21, Township 54 South, Range 41 East, as agreed and of
record in Deed Book "D", at page 251; thence South 45' East 1175' more
—
or less to shore of Biscayne Bay; thence Southwest along said shore for
equal to 29S.7' as measured at right angles to last mentioned course;
thence North 45' 1i 1400' more or less to a pipe in the cement at the
South or East side of the County Road; thence along said Road N 410 406
East 298' to a pipe; thence S 45* E 157.5' to the Point of Beginning,
together with all riparian rights
and water privileges appurtennant thereto. Also described as all that
part of the following described property in Section 21, Township 54 South,
Range 41 East, lying Southerly and Easterly of Ingraham Highti'.:y. to -wit:
Lot 13, according to a plot or map thereof, recorded in Deed Book 0 at
Page 253; and lots 3, 11, 12, 13, 14 and street and alley of 'Acberts
—
Subdivision according to a plat thereof, recorded in Plat Book A. at
Page 21, all of the Public Records of Dade County, Florida. Also a
parcel of submerged land in Biscayne Bay in Section 21, Township 54 South,
Range 41 East( Dade County, Florida, more particularly described in
Deed from Trusiees of the Internal Improvement Fund of the State of Florida
and recorded in Book 4705, Page 549, Official Records of Dade County,
Florida.
Lots 12 and 13, Block 7. Royal Gardens, according to the plat thereof,
as recorded in Plat Book 209 at Page 3. of the Public Records of Dade
County, Florida.
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