HomeMy WebLinkAboutZB Transcript4
7
8
9
10
1 1
12
13
4
15
16
17
18
19
20
21
22
23
24
25
City of Miami
ZONING BOARD
Monday, January 9, 2006
CITYCOMMISSION CHAMBERS
CITY HALL
3500 Pan American Drive
Dinner Key, Miami, Florida
ITEM
Approximately 1800 SW 8 Street
2005-1038
Members of the Board
(Present)
Charles J. Flowers
Miguel A. Gabela
Joseph Ganguzza
Charles Garavaglia
Ileana Hernandez -Acosta
C. Chloe Keidaish
Carlos Martell
Juvenal Pina
Angel Urguiola
City Attorne 's Office
George Wyson, Esq.
2behalfeApp1.cant
Oscar Rivera
Ramon Collado
METRO DADE COURT REPOR Lks, INC. (305) 373-5600
•
•
1 THE CLERK: The last item on the agenda is 1800
2 Southwest Eight Street. These are variances to allow a
3 front setback for of 4'7" inches, what the City
4 required, and a side street setback of zero feet where
5 7'6" inches is required.
6 MR. PERE:Z: Good evening, Antonio Perez, with
7 the Planning Department.
8 We find that the proposed mixed -use
project will
9 benefit the area by creating new residential units and
10 retail spaces.
11 We further find that the project has an
12 additional 10 feet of dedication along Southwest Eight
13 Street, which makes it very hard for the project to
14 respond to good urbanism principles.
35 In order for the application to provide linear
16 program in the front parking garage and respond to
17 Planning & Zoning Department internal design review
18 committee comments, the requested side street yard
19 variance is needed.
20 We find that granting this variance will not have
21 any adverse effect on the adjacent area due to the
22 particular nature of the use proposed.
23 We further find that the granting of this
24 variance for the uses that the applicant is requesting
25 is in harmony with the general intent and purpose of the
3
•
•
Ci restricted commercial and SD 25, Eight Street Overlay
2 Dzstrict, and would not have any overall adverse impact
3 on the neighborhood.
4 We find that there is no hardship to justify the
5 requested variance under Ordinance 11000.
6 Since this proposal is new construction, it
7 should he designed to comply with all zoning
8 requirements.
9 Therefore, the Planning Department is
10 recommending denial of the application as presented.
11 BOARD MEMBER MR. PINA: Okay, Applicant,
12 please.
13 MR. RIVERO: Yes, Oscar Rivera, 3059 Grand
14 Avenue, 3410. With me is Ramon Collado, the architect.
15 I'm going to turn over most of the presentation to Mr.
16 Collado, but I'd like to just cover the salient facts or
17 salient points that I'd like to stress first and
18 foremost and let him go through the technical.
19 Staff has told you that it's in harmony with
20 the surrounding community. This is new construction,
21 and you realize that the variance is only a few feet,
22 the front and the side.
23 However, what I would like to stress is
24 that, but for the 10-foot dedication across the entire
25 front of the property on Eight Street that we're giving
4
•
•
•
to the City, we would not be here today requesting for a
2 variance.
3 I'd like to reiterate that there is an
4 entire 10-foot (inaudible) that we are not developing,
5 which is on our property, and we're giving back to the
6 City as an easement.
7 In addition to that, but for the liner units
8 that's covering the garage right on Eight Street as
9 required by the principles of City of Miami, we probably
10 would not be here requesting a couple of feet in
1? variance.
12 And the last point I'd like to stress,
13 'cause I heard it being discussed earlier today, this is
14 a 51-unit building, 20 units of which are set -aside for
15 affordable housing and they are very large units with
16 parking and retail on the ground floor with the
17 promenade right on Eight Street.
18 With those salient facts, I'm going to turn
19 it over to Mr. Collado so he can go over the project in
20 more further detail.
21 BOARD MEMBER MR. PINA: Thank you. Are you
22 a registered lobbyist?
23 THE CLERK: Mr. Collado, are you a
24 registered lobbyist?
25 MR. COLLADO: As far as I know, yes, I got
5
•
•
•
1 registered sometime back.
2 THE CLERK: Sometime like how long?
3 MR. COLLADO: Two years.
4 THE CLERK: No, then you're not a registered
5 lobbyist. You're not allowed to speak.
6 MR, COLLADO: I'll register tomorrow.
7 THE CLERK: I'm sorry?
8 BOARD MEMBER MR. PINA: He'd register
9 tomorrow, he said.
10 THE CLERK: No, you have to register now.
11 BOARD MEMBER MR. PINA: You want to register
12 now?
13 MR, COLLADO: I'll register now.
14 THE CLERK: Okay, it's $600 that you have to
15 pay.
16 MR. COLLADO: find some way to pay for
17 it, don't worry.
18 THE CLERK: So can we table this until you
19 register?
20 MR. COLLADO: Where can I register?
21 BOARD MEMBER MR, PINA: Let's make some
22 progress. Can we listen to the presentation while --
23 MR. WYSONG: Well, the City Code says that
24 you cannot present to the Board unless you're a
25 registered lobbyist.
•
•
1 BOARD MEMBER MR. PIMA: Then you've get to
2 register.
3 MR. WYSONG: He's in violation of the
4 zoning ordinance unless he registers.
5 BOARD MEMBER MR. PIMA: That was my
6 question.
7 MR. WYSONG: Of the City Code, 1 mean.
8 BOARD MEMBER MR. PIMA: So I'll tell you
9 what, you want to run through it (referring to Mr.
10 Rivero), then you can register?
11 MR. COLLADO: T'il register.
12 BOARD MEMBER MR. PIMA: Okay, go ahead and
13 see Teresita.
14 BOARD MEMBER MR. MARTELL: 1 have a question
15 concerning the project to the City. They're requesting,
16 Planning and Zoning -- Zoning, anybody? They are
17 representing a side street setback of zero where 10 feet
18 is required. Okay, the City is asking for 10 feet,
19 plus the 10 feet of sidewalk that they have there.
20 MS. SLAZYK: A dedication and then a
21 setback. You change your setback -- -
22 BOARD MEMBER MR. MARTELL: So .it's 40 feet
23 that we're requiring.
24 MS. SLAZYK: Well, it's not all setback,
25 okay? There's a dedication that's required and that's
•
•
to widen the public right-of-way and then on the private
2 property, you have to have an additional setback. So
3 there is dedication and then setback and that's the same
4 for everybody,
5 BOARD MEMBER MR. MARTELL: Okay.
6 BOARD MEMBER MR. RIVERO: You're going to
7 take some time off the clock. Go ahead.
8 MR. RIVERO: I'll try here as briefly as I
9 can.
10 As you can see here, this is the corner of
11 Southeast Eight Street and 18th Avenue. What we're
12 asking for here -- not to mention there's a 10-foot
13 sidewalk dedication in addition to that -- I'm sorry,
14 the 10-foot setback, the amount is 20 feet. What we're
15 asking for, if you can see here a little closer, the
16 only place we need a variance is in this corner of the
17 building and this piece right out here is sticking
18 outside of this line, because of the architectural
19 design of the building there, so .it's not all the way
20 across the building. It's only in this corner and this
21 sliver of piece right here. Like I said
22 BOARD MEMBER MR. PINA: What about the side
23 setback?
24 MR. RIVERO: Side setback is this portion
25 right here, the gray area sticking out. It's this
8
•
•
•
1 corner here and this corner here at the entrance of the
2 garage. Again, it's not all the way across the building
3 either.
4 What we have -- what we tried to do is
5 incorporate the principles of the urbanism. Like staff
6 has said, if T can point it out here a little more
7 clearly, where we have -- at the front of the street,
8 we have that 10-foot arcade cover, which is open to
9 pedestrian traffic. They also have all retail on the
10 ground floor.
11 What you have here are liner units that are
12 covering the garage from the front of Eight Street to
13 the building, so you can't even see the proposed
14 building garage on this design. And the only place
15 where it impacts on the setbacks is the balconies here
16 and the side entrance over here, otherwise, we wouldn't
17 be asking here for a variance. They're minor. They're
l8 a few feet and just in certain parts of the building
19 only.
20 You see that behind the building you have
21 pool deck and the garage and entry on the side. The
22 setback is minimal as compared to the entire building as
23 a complete structure. You can see it here.
24 The shaded area, the lighter shaded area is
25 the encroachment only as opposed to the rest of the
9
•
•
? building.
2 BOARD MEMBER MR. GABELA: Does your project
3 go back to Seven Street?
4 MR. RIVERO: No.
5 I'm sure Mr. Collado can go into more
6 detail. In a nutshell, that's what we're looking at.
7 In order to create liner units and the retail and the
8 arcade, we needed to make the minor modifications that
9 encroaches the setback, like I said, a few feet, not
10 even throughout the entire building.
11 You can see here the design of the building,
12 try to incorporate all the modern urbanism principles
13 that the City is requiring.
14 BOARD MEMBER MR. PINA: Okay, Gentlemen,
15 architect sign in already? Did he register or is he
16 going to speak?
17 THE CLERK: Well, the architect went to the
18 car to get the check.
19 BOARD MEMBER MR. PINA: The architect went
20 to the car to get the check.
21 MR. RIVERO: Two more
22 BOARD MEMBER MR. PINA: Go ahead.
23 MR. RIVERO: Two more points, if 1 may.
24 One block away, it would be in the SD14 overlay. We can
25 go right up to -- there would be no 10 percent within
10
•
•
•
one block away, on Eight Street. It's just that we're
2 one block outside the SB14 overlay. But for that, we
3 wouldn't be here today either.
4 BOARD MEMBER MR. HERNANDEZ: You're on the
5 wrong side of the highway.
6 BOARD MEMBER MR. PINA: I'm going to do this
7 a little bit differently since we're waiting for the
8 architect.
9 Do you want to speak now?
10 MS. SANDOVAL: Yes, I do.
11 BOARD MEMBER MR. PINA: Go ahead. Step up,
12 please.
13 MS SANDOVAL: Judith Sandoval, 2536
14 Southwest 25 Terrace. I wanted to speak only about
15 setbacks. Continually we hear about the requests for
16 variances for no setbacks. The trouble with no setbacks
17 is there is no room for greenery or landscaping. I
18 don't call those pathetic, sparsely, stretched cut trees
19 landscaping. And if you didn't have the setbacks, you
20 could have some landscaping. It would be very nice on
21 Eight Street. We need more of that in the City, not
22 less. That's my point. Thank you.
23 BOARD MEMBER MR. PINA: Next, please.
24 MS. PADRAJO: Good evening, Maria Padrajo,
25 1893 Southwest 10 Street and I'm opposed to the granting
11
•
•
s
of no setback.
2 BOARD MEMBER MR. PINA: Okay, thank you.
3 Anyone else?
4 Okay, does anyone have a question for the
developer?
6 BOARD MEMBER MS. HERNANDEZ: Can you fatten
7 up your trees?
8 MR. RIVERO: I'm. sorry?
9 BOARD MEMBER MS. HERNANDEZ: Can you fatten
10 up your trees?
?� MR. RIVERO: Sure, of course, we can. There
12 is more trees on our building than there exist there
13 today.
14 BOARD MEMBER MR. PINA: Okay, at this time
15 I'll close it up to the Board -- the public and open up
16 to the Board members. I guess the architect would have
17 to address the --
18 BOARD MEMBER MR. MARTELL: What's the
19 closest structure to the side setback that you have
20 right now? Is that at the front corner? Because I'm
21 trying to make out where the building actually not
22 the parking, where the building, vertical structure, the
23 first vertical structure starts.
24 MR. RIVERO: Mr. Martell, there is a
25 three-story building next door to us.
12
•
•
•
1 BOARD MEMBER MR. MARTELL: That's on zero
2 setback.
3 MR. RIVERO: Yes.
4 BOARD MEMBER MR. MARTELL: From the ground
5 up?
6 MR. RIVERO: Yes.
f BOARD MEMBER MR. MARTELL: And that's
8 located on the front?
9 MR. RIVERO: On the side, on the side. The
10 front is Eight Street.
11 BOARD MEMBER MR. MARTELL: Right, the front
12 is Eight Street and that has a 10-foot --
13 MR. RIVERO: Easement, plus a four foot
14 BOARD MEMBER MR. MARTELL: You provided a,
15 what, four feet?
16 MR. RIVERO: It's a 10-foot dedication, plus
17 another 10 feet of setback.
18 BOARD MEMBER MR, MARTELL: Right, but you
19 provided 7'7" -- 4'7" inches in the front.
20 THE CLERK: For the record, the architect
21 doesn't have the check and I would like to explain for
22 the record that --
23 BOARD MEMBER MS. HERNANDEZ: Ramon, do you
24 have a credit card? We' ?1 take an IOU. I know him. I
25 know where to find him.
13
•
•
•
1 THE CLERK: You know, Ms. Acosta, you know,
2 since the first day that the applicant comes to my
3 office, we always tell them about the lobbyist
4 registration, as is in black and white in the
5 application, so they knew.
6 BOARD MEMBER MR. PINA: I'll tell you what 7 BOARD MEMBER MS. HERNANDEZ: We'll take an
8 IOU from him.
9 BOARD MEMBER MR. PINA: T think the
10 presentation from the developer has gone fairly
11 smoothly. If anybody has a question to the architect,
12 Mr. Wysong -- you can't make a presentation.
13 BOARD MEMBER MR. URQUIOLA: You cannot give
14 credit to him for him to pay tomorrow?
15 BOARD MEMBER MR. PINA: Mr. Wysong, make it
16 clear that the Board members can ask a question.
17 MR. RIVERO: T can try to answer then, if 1
18 can.
19 MR. WYSONG: But that shouldn't be used as a
20 ruse or a pretense to let him make a presentation.
21 BOARD MEMBER MR. PINA: No, he's not going
22 to make a presentation. That's very clear.
23 BOARD MEMBER MR. MARTELL: Can you show me
24 on the diagram here what the distance is -- this is the
25 -- the part right here.
14
•
•
•
BOARD MEMBER MS. HERNANDEZ: Bring the
2 microphone over, please.
3 BOARD MEMBER MR. MARTELL: This is 18th
4 Avenue here. Where does the building start? Is it here
5 or is it over there?
6 BOARD MEMBER MR. PINA: Speak into the mike,
7 please.
8 MR. COLLADO: The building starts above at
this diagonal line that you see there. The ground floor
10 is all open at the corner.
11 BOARD MEMBER MR. MARTELL: (Inaudible).
12 MR. COLLADO: Between -- no, between the
13 sidewalk and the column, we have more than 10 feet.
14 BOARD MEMBER MR. MARTELL: (Inaudible).
15 BOARD MEMBER MR. PINA: Speak into the mike,
16 please.
17 MR. COLLADO: You want to know from the
18 property ine to this first column, how far that is?
19 BOARD MEMBER MR. MARTELL: That's where I'm
20 lost, too.
21 MR. COLLADO: To that column, it's about
22 seven feet.
23 BOARD MEMBER MR. MARTELL: It's about what?
24 MR. COLLADO: About seven feet to that
25 column from the property.
15
•
•
•
BOARD MEMBER MR. MARTELL: From that column?
2 MR. COLLADO: Yeah,
3 BOARD MEMBER MS. HERNANDEZ: Okay, you can't
4 talk anymore.
5 BOARD MEMBER MR. MARTELL: They say its
6 required 7'6" inches setback. You say there is seven
7 feet there.
8 BOARD MEMBER MR. URQUIOLA: I don't
9 understand it.
10 BOARD MEMBER MR. MARTELL: What is it that
11 we're encroaching? Is it in the parking space or in the
12 structure?
13 MR. RIVERO: Mr. Martell, the parking space
14 is part of the entire structure. What the setback is,
15 in the front and on the side.
16 BOARD MEMBER MR. MARTELL: Right.
17 MR_ RIVERO: But it's not so much -- the
18 parking structure is not detached from the building.
19 It's all one complete structure. What it is, it juts
20 out. The requirement is 10 feet and we're at 4'7",
21 only at the first three levels of the building, not the
22 entire building.
23 BOARD MEMBER MR. MARTELL: Right, but
24 that's in the front. Now in the side is what I'm
25 looking at here. This is the zero.
16
•
•
•
1 MR. RIVERO: No, actually that is the side.
2 BOARD MEMBER MR. MARTELL: Base property
3 line.
4 MR. RIVERO: Mr. Martell,
5 BOARD MEMBER MR. MARTELL: So this would be
6 the base property line. Okay, 1 got i
MR. RIVERO: That is the side.
BOARD MEMBER MR. MARTELL: Okay.
9 MR. RIVERO: It's only in the first three
10 levels.
11 BOARD MEMBER MR. MARTELL: There to here,
12 they have only 10 feet.
13 MR. PEREZ: (Speaking to Mr. Martell -
14 inaudible).
15 BOARD MEMBER MR. MARTELL: So they have 10
16 feet. They have a sidewalk. They have a parkway and
17 they have a street and we want 10 more feet on 18 Avenue
18 that goes straight into the Shenandoah School.
19 MR. RIVERO: No, there is a parking lot in
20 there.
21 BOARD MEMBER MR. MARTELL: Well, if you
22 keep up, I'm trying to figure out why are we going to
23 make this street and when we're going to do this street,
24 because I've been hearing about widening of this street
25 and nothing happens. As a matter of fact, Public Works
17
•
•
•
1 is not here about widening the streets. And I like to
2 know when they're going to widen the street, because,
3 you know, are we going to slow down the progress until
4 we widen the streets?
MR. RIVERO: If I may address that. To be
6 honest with you, a block away, in the SD14 overlay, they
7 don't have a 10-foot dedication.
8 BOARD MEMBER MR. MARTELL: They're going to
9 have to demolish the buildings there to widen the
10 streets.
11 MR. RIVERO: There is new buildings there
12 already.
13 BOARD MEMBER MR. MARTELL: Yes, that's
14 where I was going. Is it really, you know --
15 BOARD MEMBER MR. PINA: I have a question
16 for the architect. I'm looking at the picture here.
17 And somebody had mentioned the landscaping. The
18 landscaping looks pretty, pretty dismal. Can you
19 elaborate on that?
20 MR. COLLADO: What we're doing -- and,
21 again, it goes with the urban planning and all. that,
22 we're doing landscaping on the sidewalk. We're using
23 shade trees, not palms, but shade trees.
24 BOARD MEMBER MS, HERNANDEZ: Bring the
25 picture forward, please.
18
•
1 MR. COLLADO: And the renderings.
2 BOARD MEMBER MR. PINA: That's not all the
3 landscaping you're going to have? You're going to have
4 more landscaping than that?
5 BOARD MEMBER MS. HERNANDEZ: No, no, no just
6 over there (referring to picture).
7 BOARD MEMBER MR. PINA: You're going to have
8 more landscaping than that?
9 MR. COLLADO: We're going -- the landscaping
10 will be shade trees, but there will be more, because
11 there will be one shade tree per column of the building.
12 It's almost like you have columns on one side, columns
13 on the other. And they're planted like the City where
14 they do the grates on the sidewalks.
15 BOARD MEMBER MR. PINA: Okay, all right.
16 MR. COLLADO: Then you get some seasonal
17 flowers around the bottom of the trees and stuff like
18 that. In the corner here we'll have some more.
19 MR. RIVERO: I was going to say, this is
20 just an artist rendering.
21 BOARD MEMBER MR. PINA: That was my
22 question.
23 MR. RIVERO: The landscape plan is not
24 what's in the plan. It's just an artist rendering.
25 BOARD MEMBER MR. PINA: 1 didn't know.
19
•
•
1 Sometimes we see -- okay, all right, Mr. Martell,
2 BOARD MEMBER MR. MARTELL: Okay. You know,
3 I don't see why they would be widening 18 Avenue when 17
4 is already four lanes wide. I don't recall of any
avenues that are that wide next to each other and 1
6 don't ready buy that widening the street, you know, a
7 bit. Really, the truth, 1 don't see it happening soon.
8 So I would like to move on this item. If
9 anybody has any objection --
10 BOARD MEMBER MR. PIMA: Go ahead. Make a
11 motion.
12 BOARD MEMBER MR. MARTELL: I move that
13 requested Item 16 be granted for 24 months? Is it --
14 MR. RIVERO: No.
15 BOARD MEMBER MR. MARTELL: Oh, for 12
16 months, in which a building permit, other than a
17 demolition or landscape permit, must be obtained and the
18 construction shall be commenced. The requirements of
19 Section 1903.1 were satisfied as relevant evidence and
20 the record of the public hearing, as demonstrated by the
21 Petitioner.
22 BOARD MEMBER MR. PINA: Motion by Mr.
23 Martell. Second by --
24 BOARD MEMBER MS. HERNANDEZ: I'll second it.
25 BOARD MEMBER MR. PINA: Ms. Hernandez.
20
•
•
1 Roll call, please.
2 THE CLERK: Mr. Martell?
3 BOARD MEMBER MR, MARTELL: Yes.
4 THE CLERK: Ms. Hernandez?
5 BOARD MEMBER MS. HERNANDEZ: Yes.
6 THE CLERK: Mr, Flowers?
7 BOARD MEMBER MR. FLOWERS: The building next
8 door, they have a zero setback?
9 MR. RIVERO: Yes, it says right here.
10 BOARD MEMBER MR. FLOWERS: Okay.
11 MR. RIVERO: (Handing).
12 BOARD MEMBER MR. FLOWERS: And they have no
13 landscape at all?
14 MR. RIVERO: No, that's the actual picture
15 there. This is the actual picture of the building. Our
16 building is superimposed. This is the actual building.
17 You can see it right there. That's the actual building.
18 BOARD MEMBER MS. HERNANDEZ: You have to put
19 more trees in your pictures, big trees, fat trees.
20 BOARD MEMBER MR. FLOWERS: Well, you know,
21 the building next door, ain't no way -- it has less
22 greenery, zero setback.
23 BOARD MEMBER MS. HERNANDEZ: Let's knock it
24 down.
25 BOARD MEMBER MR. FLOWERS: Bad example_
21
•
•
•
1 BOARD MEMBER MS. HERNANDEZ: That's why it's
2 there.
3 BOARD MEMBER MR. FLOWERS: What is good for
4 the goose is good for the gander, right?
5 MR. RIVERO: Well, I think our building
6 compared to the building next door is night and day.
7 BOARD MEMBER MR. FLOWERS: This is what I'm
8 looking at here, and prior to the statement made, and
9 the answer that the architect gave, my answer is yes.
10 THE CLERK: Mr. Gabela?
11 BOARD MEMBER MR. GABELA: No.
12 THE CLERK: Mr. Ganguzza?
13 BOARD MEMBER MR. GANGUZZA: You know,
14 agree with Ms. Sandoval's comments, that, you know, if
15 we're going to do this kind of development on Eight
16 Street, we have an opportunity to get some of this
17 building away from the sidewalk and the street and have
18 a little softer look on Eight Street. That's the
19 problem, Eight Street could be really, really great and
20 the problem is everything is hard against the street, so
21 I'm going to vote no.
22 THE CLERK: Mr. Garavaglia?
23 BOARD MEMBER MR. GARAVAGLIA: Yes.
24 THE CLERK: Yes?
25 BOARD MEMBER MR. GARAVAGLIA: Yes.
22
•
•
1 THE CLERK: Ms. Keidaish?
2 BOARD MEMBER MS. KEIDAISH: I think this is
3 a very attractive project, but I agree with some of the
4 others, that this is an opportunity that we could
5 improve Eight Street. Eight Street is a horrible and
6 embarrassing sea of concrete and I'm opposed to any
7 variances or setbacks on this street. And I agree with
8 the planning department. My vote is no.
0
THE CLERK: Mr. Pina?
10 BOARD MEMBER MR. PINA: I happen to agree
11 with Ms. Keidaish and Mr. Ganguzza. We have the
12 opportunity to make the Eight Street with the
13 development. We're in a position to go ahead and now
14 control it and not see some of the bad examples we've
15 seen in Coral Way as far as the setbacks and so on. We
16 definitely don't want to create that in Eight Street,
17 therefore, my vote is no.
18 THE CLERK: And Mr. Urquiola?
19 BOARD MEMBER MR, URQUIOLA: I have the same
20 problem. I don't want to see the streets in Miami
21 without a setback, including Eight Street. The Eight
22 Street is the Miami Trail. It's going to be a very wide
23 highway in the future. We're going to need it to move
24 the sidewalk inside the setback. This is why -- 1 like
25 the project, but it is why 1 vote no.
•
•
1 THE CLERK: Motion fails four to five,
2 therefore, constituting a denial. This decision is
3 final, unless appeal in my office within 15 days. If
4 you decide to appeal, at that time you should be a
5 registered lobbyst. Let me give this back to you.
6 (Thereupon, the proceedings held on Item 16
7 were concluded.)
9
10
1
12
13
14
15
16
17
18
19
20
21
22
23
24
25
24
•
•
•
CERTIFICATE OF REGISTERED PROFESSIONAL REPORTER
2
3 STATE OF FLORIDA:
4 SS:
COUNTY OF DADE:
6
7 1, LORENA RAMOS, RPR & Notary Public, do hereby
8 certify that the hearing on Item 16, 1800 SW Eight
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
Street, was held before The City of Miami Zoning Board on
the 9th day of January 2006; and that the foregoing
pages, numbered from 1 to 23, inclusive, constitute a
true and correct transcription of my shorthand report of
the proceedings.
WITNESS my hand and official seal in the City
of Miami, County of Dade, State of Florida, this 8th day
of March 2006.
LORENA RAMOS, COURT REPORTER
METRO DADE COURT REPORTERS, INC.
OFFICE (305) 373-5600 FAX (305) 373-5008