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HomeMy WebLinkAboutSubmission for 01-20-04 HEPB00L/-0q-j€ Application for Certificate of Appropriateness — additional explanations In reference to the HEP board hearing of Sept.16, 2003 applicant renders additional explanations for his application. The survey of 1010 NW 9 Court is submitted as exhibit 8a,b. The report of structural engineer Mr. Edward Landers (exhibit 9a,b,c,d) include a narrative with the scope of work, a drawing of a cross section of a load bearing wall, a drawing o the 1. floor with calculation of the (reduction) of the net living area, a drawing of the 2. floor that shows in particular the difficulties of securing the wails for the second floor — the braces and the foundation for the braces have to be inside the house as much as all of the supporting walls are. The consequence is that very little heavy machinery can be used {inside the house) for this work. The applicant never intended or said so to rebuild the existing structure to its exact measurements. He wanted to copy the structure and rebuild it on a bigger scale. As this was interpreted by the board as a non permitted form of reconstruction, the applicant now proposes to build a new residential one family home with a conforming architecture to the existing homes of Spring Garden. In addition to his arguments in his application dated Aug.29, 2003 applicant submits further documents and explanations: • Structural safety of the structure: a notice of the City of Miami "repair or demolish" was issued on Oct. 23, 2003. The structure was inspected by building inspector Humberto F. Mijarez (exhibit 10). His findings are that the complete structure is structurally unsafe and has to be demolished. These comments were made to the applicant in a telephone conversation which the applicant had with Mr. Mijarez after having received the notice. • Feasibility: As expenses for rehabilitation of the structure would exceed the value of the house by far more than 50% Florida Codes and �S �_.---, FED - Building a%an4S��-C�S, i`�IvtA standards have to be met at the rehabilitation of the structure. As of the circumstances and the condition of the structure it cannot be performed without violating the aforesaid laws (enclosure/ exhibit 7). • Undue economic hardship: Cost of rehabilitation: Applicant submits two proposals/bids from different contractors of the approximate amount of rehabilitation of the original structure: 1. bid: absolute amount: $ 448,000 for shell construction only (exhibit 11) not including, AC, electric, plumbing, windows, light fixtures, bathrooms, kitchen, tiles, finishes etc. To finish the house would require approximately another $ 160,000 - $180;000 according to a telephone conversation with the contractor. That would bring up the total price of the construction to approximately $ 608,000 - $ 628,000; $/net-sf: 459.21 — 474.32 2. bid: absolute amount: $ $ 625000, $/net-sf: 472.05 (exhibit 12) Cost or rebuilding the original structure: l.bid: total amount $ 232,000.- (finished house), $/net-sf: 136.47 based on approximately 1700 net sf at new construction 2.bid: total amount $ 240,640.- (finished house including demolition); $/net-sf: 141.02 based on approximately 1700 net sf at new construction Difference in costs: The cost for rehabilitation per net sf will be approximately 3.5 xs as much as building the new structure. Comparable sales in the Spring Garden area: The homes sold for an average of $ 113.08 per sf, an average absolute amount of $ 195,808 (exhibit 13). Market value of rehabilitated home: The actual net living space after rehabilitation will be reduced (by the construction of the inside wall construction) from existing 1594 sf. by 17% to 1324 sf. (exhibit 9c). The load bearing walls will have a thickness of approximately 20". This applies to the outside walls as well as the two inside load bearing walls. The thickness of the wall reduces the disbursement of light in the house. The character of the house, once with translucent character will be turned into a dungeon/ cave like space. The width of the rooms covering the 1 story parts of the house will be reduced to: left side approximately 1 1'4", right side front room: 11'4", right side, rear room (former kitchen) 7' 10". (exhibit 9b) The house will be reduced from a four bedroom home to a two bedroom plus den home. The kitchen space is totally obsolete according to today's standards one bedroom on the first, one on the second floor. The rehabilitated house would be functionally incurable obsolescent. The market value of the house and the ability to sell it would be greatly reduced - as nobody wants to live in a cave like house with a small kitchen, rooms that are not up to standard in today's market and window opening and cleaning that is nearly impossible because of the depth /width of the walls. It has to be concluded that the market value of the rehabilitated structure, based on the current comps and the functionally incurable obsolescence, could not exceed $ 160 per net-sf, which is approximately $ 250,000. Including the purchase price of $ 125,000 plus already occurred costs of approximately $ 5,000 the total cost of the rehabilitated property would be approximately $ 755,000. After rehabilitation the applicant would have a dysfunctional, functional incurable obsolescent home at a much higher price as the same house rebuilt. The applicant cannot even get financing for construction/ rehabilitation of the house, as construction cost by far exceed the value of the house. Applicant assumed at the purchase of the property that the construction of the outer walls consist of poured concrete. • The real property records of the City of Miami (exhibit 14a) show the structure is build of CBS stones. • In the pre sale negotiations the seller, Mr. H.T. Smith stated in his letter of May 20, 2002 (exhibit 14b) that o The value of the land of the property 1010 NW 9 Court is $ 130,000.00 according to a real estate broker he had consulted before responding to applicants offer (the assessed land value is $ 65,988.-). o "the structure itself is constructed of poured concrete as opposed to bloc&'. The applicant thus assumed at time of purchase that the load bearing walls would be intact and rehabilitation was possible with a partial (internal) demolition of the structure (roof, floors, non load bearing walls). As it later turned out, the house had neither a poured concrete nor -- as stated in the real property records of the City of Miami — a CBS load bearing wall structure. It has a wood frame structure. Considering all the described circumstances the rehabilitation of the existing structure is an undue economic hardship. The applicant was prepared to invest about up to $ 250,000 for the rehabilitation of the structure. This the applicant could have financed. The building cost plus the cost of the land would have been more than the costs of a comparable house in Spring Garden. Guidelines for establishing whether the rehabilitation of a property is undue economic hardship or not is stated by a court decision (exhibit 15). : The applicant submits a decision of a court of appeals in the case Zaruba v. Village of Oak Park. In this decision the court outlines the factors to be considered whether a Certificate of Appropriateness should be granted: "Four factors should be considered in determining whether a Certificate of Appropriateness should be granted: 1) a substantial decrease in the fair market value of property as a result of the denial of certificate; 2) the structural soundness of any structures on the property and their suitability for rehabilitation; 3) the economic feasibility of rehabilitation and reuse of the structure; and, 4) the cost the proposed construction, alteration, relocation or demolition. " The applicant meets all four factors of the court in his application: The fair market value of the property decreases if he cannot use it according to code — as a residence. The property is practically worthless. The structure is not sound for rehabilitation; a rehabbed structure would not even meet the requirements of the building codes. The rehabbed home would be functionally incurable obsolescent because of its reduced living space and over dimensionally thick walls. The cost of rehabilitation compared to rebuilding the structure would be 3.5 times as much. Furthermore the applicant refers for the evaluation to an essay of Julia Miller: Assessing Economic Hardship Claims under historic preservation ordinances, pp16-18, January -February 2001,. News from the National Alliance of Preservation Commissions guidelines for the evaluation of undue economic hardship which are used by the city of Detroit: "Evidentiary Checklist The following checklist may serve as a useful tool for the commission and other regulatory agencies in considering economic hardship claims: 1. Current level of economic return: Amount paid for the property, date of purchstse, party from whom purchased, and relationship between the owner of record, the applicant and person from whom the property was purchased, ❑ Annual gross and net income from the property for the previous three years, itemized operating and maintenance expenses for the previous three years, and depreciation deduction and annual cash flow before and after debt service, if any, during the same period, Remaining balance on the mortgage or other financing secured by the property and annual debt service, if any, during the prior three years, ❑ Real estate taxes for the previous four years and assessed value of property according to the two most recent assessed valuations, ❑ All appraisals obtained within the last two years by the owner or applicant in connection with the purchase, financing or ownership of the property, • Form of ownership or operation of the property, whether sole proprietorship, for profit corporation, limited partnership, joint venture or other, Any state or federal income tax returns relating to the property for the last two years. 2. Any listing of property for sale or rent, price asked, and offers received, if any within the previous two years, including testimony and relevant documents regarding: 0 Any real estate broker or firm engaged to sell or lease the property, Reasonableness of price or rent sought by the applicant, ❑ Any advertisements placed for the sale or rent of the property. 3. Feasibility of alternative uses for the property that could ear a reasonable economic return: Report from a licensed engineer or architect with experience in rehabilitation as to the structural soundness of any building on the property and their suitability for rehabilitation. Cost estimates for the proposed construction, alteration, demolition or removal and an estimate of any additional cost that would be incurred to comply with the requirements for a certificate of appropriateness, ❑ Estimated market value of the property: a. in its current condition, b. after completion of the proposed alteration or demolition, and c. after renovation of the existing property for continued use, 4. Any evidence of self-created hardship through deliberate neglect or inadequate maintenance of the property. 5. Knowledge of landmark designation or potential designation at time of acquisition. S. Economic incentives and/or funding available to the applicant through federal, state, city or private program." new proposed structure The new proposed structure is conforming to the style of the existing homes in the spring garden area. The new proposed structure does not copy any kind of structure. The style of the house could be described as "American Traditional". The architectural show the side plan, 1 st and 2°d floor plan and the four elevations (exhibit 16a,b,c). Summary In the current condition of the property the applicant has no economic use. The structure is a burnt out shell and, according to the evaluation and findings of the applicant's engineers as well as the Department of Unsafe Structures, structurally unsafe. Cost of rehabilitation exceeds the cost of building a new by more than three times per sf. Net living space. The cost for a new residential building are commonly by $ 110 per sf, here the cost of rehabilitation will be approximately $ 470.00 per sf. The rehabilitation will create a functional incurable obsolescent house. The obsolescence will affect the market value of the property extremely negatively. The house is even after rehabilitation not according to today's standards in comfort, room size and amenities. The rehabilitation of the structure cannot be financed. The cost of rehabilitation of the existing structure alone would exceed the market value of the property after the rehabilitated property by far. The applicant would have a financial loss and an undesirable home. Measured drawings of all 4 elevations and floor plans are submitted as requested by the board. Page T o T2 1 ELEV. - %O% • ienotes lowest habitable .: loor elevation. flevations shown refer to i3.G.V_D. 29 - :�owest Adjacent Grade: 41- 3-M-¢Z'nr) 147•4-'rELEV. G'S8� ,✓E G.u..,02 do. 1, „ n cr Mvsi72,-rn :;argge Elev. / 1'1/7' .R.P.. 7 This property described as: Lots 3 and 4, Block 7- "SPRING GARDEN SUBDIVISIONS NO. ONE AND NO. TWO", according to the Plat thereof, as recorded in Plat book 5, Page 38 of the Public Records of Miami -Dade County, Florida. .s rI 2 r1 AJu.. / dPd Cm) rNC H L_Gc A7/oN T. S. PROPERTY OF: Nur wail = or THE SCIWZGIIIE NC T!= oeIMIL WISED srai or L HOPPER AFI American Finance 1010 N.W. 9th Court, A BOUNDARY s suspect, row- s II.0 r, Txpesmai. err wwlos ors ram w 11w*) Cr WO morerons rN o4uwTat 41 C17--4 rLOPCIA AQIi14T'IMT7HE mL r,.a,rr 713 sCCTIOte 472.L'C7. /L+L sT TU- TM. THEME ME NO INEllU ,, (wolves APPE/l 4C Ol 1 PLAT =HEIR TA* AS MOM FIC3IETa 77) 6-/S,47 7%ALi / '/?. ,*„1 HARM mar. me & Investments, Inc., Miami, Florida 33136 LANNES AND GARCIA, INC LB 112098 SURVEYORS —MAPPERS —LAND PLANNERS � L 5r-\ !TN • sZ35 COME ACCOIESEt 3511 ALCAVIt J1Ml7RK. =M L G.-C:L FLOIVCfA 31134 .011-71100 323-41.414 FIELAWE a'c/7i%o MINN BY comic.. Peo. 150323 Legend of Sineabbrevialionfi Page 2 •,r 2 A Arc Diatom* An: Mr Cewattnrxn1 Pad itCn financed Carydy beta eh tit MI Tin.46..1 11 (C) Cikulaled Ce Catch MAMA Rid, 1 'CMS CenteMe Olmk Stnx;lexa NI Clomp EI 1ta+Kf nAlt naet, , Ct Clear CA. Cult*. I lout Clomp Ca.cr Ha ' tit Ih«..npia T'xten.,..1 to/W 11.ah faWay INC (beeeext..e.ant CT/ NM, Teonelornyr rid ID Inun! 1El tut l,r,t, a,d SIC Stet w IM round Men rpa nn .1ax.d t•on!Pod {All Meaux ad 11rwYn tlal.n..al Oanalatee Ytrl.cal lMIllin 5C1! Scat nod 011 Oeuh►nl One ONkI►1 llecae4t eookt trill Ortrltead Willy lkrat r Clot ;lr set I rot Nook re ' MO Coe* PC Point M Curalurt rcc Coln! M Compound Clow Ni r►l+ sync Sen..alA r1t reept+ty lane Con Point rH oq nedn4 roc Coln! el Cern,.encart,tnk rnC Calm nt nneru Ink e Ger+lrxa MC (mu Mrd UP Wildly rely eyll Wale, Meta t A Cordial Anil! PI Point rtf I a..enc � y WM WO. . Melee 1 Itnitnl LM fait M.dnl. (aumont AE Anchor Iataninl 4/S . OHIOE /J13 Ntr7° rxA fE i5 a) All Clearances and/or encroachments shown hereon are of apparent nature. Fence ownership by visual means. Legal ownership of fences not determined. b) The Issue of this survey is only for the exclusive and specific usa of those persons, parties or institutions shown In the certification. Any other Intended use will require written approval from the certifying surveyor or firm. c) Code restrictions and title search are not reflected on Iles survey. d) Underground utilities and encroacirmenls, If any, not located. e) The flood information shown hereon does not imply that the referenced properly will or will not be free from flooding or damage and does trot create liability on the part of the firer, any officer or employee thereof, for any damage that results from reliance on said inlolnralion. f) The lands depicted hereon were r.urveyed per the legal description and no claims as to ownership or matters of tiilo are made or Implied. g) This survey is not to be relied upon for construction. FLDQI ONE: AE ELOOQ INK/ MAIJ M Community Number: 12 0650 PanelNumberfMap f 12025C0180 Sulflx: • J F.I.R.M. Index Date: 7-17-95 Base Elevation: +9.00 NGVD29 Bearings, if any shown based on Ireference) CEKUBEp TO; The Henriques Group, P.A.; Attorneys' Title Insurance Fund, Inc.; AFI American Finance & Investments, Inc:, xf2,/. Axel Ullrich 1010 NW 9th Court Miami, Florida 33138 Re; Existing Structure Renovation Plan Project: Residence 1010 NW 9th Court Miami, Florida Dear Sir; Edward A. LANDERS, P.E. CONSULTING ENGINEERS November 28, 2003 We are submitting the following "Scope of Work" to renovate the existing structure in compliance with the requirements of the City of Miami as well as the Florida Building Code. The existing structure will not be modified externally but completely restructured on the interior to create the structural integrity required. SCOPE OF WORK A. Install exterior "tilt wall type" bracing connected to the existing structure and supported by a temporary concrete footing. The interior floors shall be supported with "Safeway" shoring frames and stringers to support both the exiting second floor joists and roof framing.(See SK-1) B. Install new plate assemblies at 6'-0" on center each way on the exterior walls. The assembly would firmly hold the exterior wall intact but also attach the new interior structural wood framed wall to the existing structure.(See SK-3) C. Remove all interior wall, floor and ceiling finishes throughout the structure. Install a new 6" wood framed interior bearing wall all existing bearing walls.(See SK-3) Attach the new wall plate assembly to the new wall. D. Remove all existing rotted and deteriorated floor joists and replace with new members and install hurricane straps to wall studs. E. Remove all existing rotted and deteriorated roof rafters and replace with a new pre-engineered truss system that will bear on the new framed bearing wall with hurricane straps. F. Replace all plumbing, electrical and mechanical systems. G. Install all new interior finishes to include bathrooms, kitchen, windows, doors and roof shingles. Please call if we can provide any additional information. Very truly yours, Edward A. Landers, 7850 NW 146 STREET, SUITE 509 • MIAMI LAKES, FL 33016 • (305)823-3938 • FAX (305)823-9355 30'-11" Edward A. L DEAS, P.E. CONSULTING ENONUR_ rRoot S�{'Da.tN(r L Z!'`'Fc G act 10" CA 101 -4 - 27'-2" \ \ 12' 11" L BEIM ECK WA 32.1 Paerosy uFx X7 MR PRIM WY 2nd FLOOR PLAN 54'-11" wow Sail. MIA n slirz PWElit 29'4 9' 6" � f f � � Sl JY1bL .$R...... 6 -n T vs > P) Sao rt J t ovic PAX 1H 93f9. PEW NSA 9w 9111 RAM 444 12'--10" ri —1st-FOR PLAN SCALE : LW • PO SET c c WALL BRACING AND FLOOR SHORING PLAN SK-1 qc 30'—II" LANCERS, P.E NET AREA DOTING ROPOSED UM 458 SOJ1. 383 %FL int 41001. Y. BFDROOY 323 $O.€T. 263 52FT. MiGANSIC631 SOT. 556 SQ5t MIEN lee VT, IN SOFT. ST0 4110l 35 SO.FT. 22 SUFT. TOTAL 5¢ FL 159e WT. 1326 SQiL. P1 JCTa1: rIA TOTAL NEW WALL tntFMK Y. BED Rapt 69.-r WANK t21.-It MOO 44'4 STAii1ElL 29'-6' WON. 262'-6' 2nd FLOL9 97-41' TOTAL 351'-6' O 1 D /// 10 rtllOe WIG Nfk a5E 561. WPM AU 1113SaFT. 27'-2" 2nd FLOOR PLAN .-s1Ama 5Nsnc MU 55 sun. NINO Wit n sail. 1n4E1x 2s'-5' 0 1n N r NNW DIEnc N Al snit PRINSD NEk sa Sur. PLitNER er-r 25'-10" INC LANK EOSINN(k !RM 512n. lavm5 ARM set Sant PNEIElt I K4 54'-11" 9' 6' ECK NQk 141 A'n. POND NFk 101 4af1. MEN 4(4 12'-10„ 1st FLOOR PLAN OOR REDUCTION DUE TO STRUCTURAL REQUIREMENTS cOtt 01.1jhE ENG_wECF rat 5us5) e15-year rot 2a06) eu-ea5: SETS E., rertvriardeez- 9 0 01 0 e• 0 a 4.6 1' r1LT I.t1 Arc.- G •-ec.° 0.C. NEW L•x4• - 76 CA_ C.AL.V. METAL DPW EDGE ) 71.J(. WJU - (SPAca-s increv 44• s4`4 t<AF. f Ekr II gRACI? 9:5cril .-: S=a •-i `*SPiw s e. Z"o .C. P. w- 7)1.79on RE?10VE EXIST. ROCPSNI0p� {DQU TO HEATH1M REPLACE ALL P411 . WTbib' EXTERIORMd o H FEW RAILEA 1A Matt t10. TFaA`!.'F6 Rad N NA • 6' O . • EL ) 1 • INICI.TkY. 41100RI8 APPLY FHII ELMLE6 OVER I- LAYERQ SR • TIMAP a • b' Oc, To CDR MUD. oX 77%2.0sl�s • TTPE •R• ORTliS LL.L CH PIC' RPERT.G 6TRIP6 + ib• O . er. TB. rxbSTVb C-'16d.c. NEW 7 'rb' FACIA BOARD Im"lort' EVQ4T. DRYWALL a REPLACE UMW L7• DIRMAL I. GN I'xD• P7 RL10@R.1(i 4T7e1P0, • Ib• OL ar_ raa. NEW ♦' P.T. pABE IX IXI6T. unCO FLOOR PO4 DAKOGES 7 ems,., .. LC) itIEW:yNe_lotS e+UYoG. �a Z-Z.yCb.(f} P:-A.'r'C • TYPE N' DRYWALL CPI Tycs' PURROC, 17C1P6 + ib' PG. .. tx16r. DRYWALL 4 14M-1.LAC• CJ W • DRYWALL. ON iso• P.T RER4.614, 4T}tlU! • b' O.C. T3 F�_ 1 •. na 5"'NaS ft. o.0_ EXIST, 8' C461C. BLc2c' IALL X. CK ER61. 104 PI -OCR RA DAMAGE! REPA R AB N c.066.&RT CCz nt c� P•t._ z. ( r) RI/- ete. "O.f TYP. WALL SECTION ! 0 11 OETth nf 4Eliamt 10/23/2003 REPAIR OR DEMOLISH - FIRST NOTICE AXEL ULLRICH 3147 MARY ST MIAMI FL 33133 CR: 0323542 RE: 1010 NW 9 CT, Folio:031350270320 35 53 41 2 54 41 SPRING GARDEN PB 5-38 LOTS 3 & 4 BLK 7 LOT SIZE 100.000 X 121 OR 13505-3089 1187 4 Dear Owner(s): Chapter 8-5 of the Code of Miami -Dade County sets criterion by which a building is evaluated to determine whether or not it is unsafe, constitutes a fire hazard, or is otherwise dangerous to human life or public welfare. An inspection of the above revealed that it is in violation of Chapter 8-5 of the Code of Miami - Dade County and the following defects have been found: TWO STORY STRUCTURE. VACANT, OPEN, ABANDONED.TOPPLED CARPORT. You are, therefore, requested to repair or demolish this structure. Please contact the Unsafe Structures Section of the Building Department, P.O. Box 330708, Miami, Florida, or by phone at (305) 416-1113, and advise of your intentions. If either a demolition or building permit is not obtained or we do not hear from you by 11/25/2003, it will be necessary to move toward demolition of your building in accordance with the detailed procedure in the Code Miami -Dade County. Very tr ours Citv�f! iamiBuilding Inspector tfn Cedric Mar, Chief 1161\r'irERTO F. MIJAREZ Unsafe Structures Section cc: Southeast Alliance of Foreclosure Specialist, as H.U.D. Representative Unsafe Structures Section BUILDING DEP.ARTvIE,NTP.O. Box 330,0E / ,MidmH FL 33233-0708 / 1305) 416-1 I00 L1VY1.DOC Nov :3U U:3 l'e: bop iJ&K F'. H. HU I Inc Nov 28 )3 06: 40p Victor Schelde t J541 '/4J-U13JU 13051 754-5476 P.1 p.2 AARON BUILDERS & DEVELOPMENT, CO., INC. M t< li'C r.At k ltiMiTITO TO: award At.,r, :s SIP(] I /f1r.0 NW 146 Strrct, Suns'. Mr<,ttn t.ri,L Stltlt. _-- Jt '1Wr( We hereby ubmit es€irn.ito tor. PROPOSAL OSAL l)Art. ....._ �_ _.. �..._. FrirJty. PkrrcRsi. r ...Ili. /001 JOti NAML Ax - i tllk HCh rye sale r,cr !OM NW/3 'Ct tat r' I'1IUNt —_ (4,5 NW t00th SiICCC Wirth, .11. 31 i SIAtr r! _1)17r1 :305-.151 30:, A. STR JCTURAL REtNFQRCl MENT: Axel Ultricn parr Plans Proposed by Fd Landers, PE Consulting i:ngintlr•r5 P' Shoring w/ footings, r•xternions of existing footings, interior chase wills, Including rc"movart of braces footings L. braces @ comptetvon PRC POSED TorAt COST ,$f 58.000o0 tntcrior Burt ri out. with rrducc room sizes: FRC POSED TOTAL COST SJ9Qt100.00 PRC POSED rorAL Cosr 5447oo0.00 E3. At "FMATE: Tr•.tr down of existing 5tructurr, & rebuild with all new component., ClaS construction, shell & ant. PRC POSED TOTAL (-cur j232,00000 W<• htwby propose to furnish <ilt lobo/ artd materials In accorciancr,a with the above Spcafiicattons. AN rri.ateri,':il is qu$rantr•t-d !o be as specified. Alt work to be comp/Pied in a workrrwnJtkr m Inntn- according to standard prar..ticc s Any .itter.dion or di vi.3tion from above specifications involving extra costs will Drj executed only upon written orders. and will bi"corn1• .tn s ..).tr.1 ch.1rye over and above thr" r,Stirriote_ An agrf'rmr cnt5 contingent upon ,triki-s, .-feciclt•nt or dct.iy5 b(yonc'l Our control. fr-ri. propoSAl Subject to 7c.ceptancn within 30 d,sys and it is void thereafter at the option Ot the undr•rsignr•.d. Authori,ed Signaturr. ACCEF'TANS.E OF ' E)r?C35AL 1itr."4.tuvr I)ru;<: � slx•cstrc.pGw».trri t.«:srhsrmns.-trr hcrrhy.arrrptrri. You ore.0Utr,tJHetYJ tuck, Mt, work s sprrifird ACCEPTED: Signature DAV Print N.invi c-v)nrumrnts Ana SctutvANt:rr,O AvtinVvty UC!curtmnts\rrorrrrc\Proposal is 1JJrrch.ckx LJ i3CF 7t1GJ:�vv.� ., a A �, u� I L YI.'. n r: '11 766-.:,13-0793 JMR CONSTRUCT PGCa= E 1 • 17 .INIR CONSTRUCTION CO., INC. P.O. Box 348688 Miami Beach, FL 33239 Fax (786) 513-0793 (305) 970-4434 November 29, 2003 VIA TELFCOPIER Edward lenders, P.E. 7850 NW 146' Street Miami Lakes, FL 33016 Re: Axel Ulrich Residence 1010 NW 9th Court Miami, FL We propose to do the following work pursuant to those plans provided us. Below is the cost breakdown for the structural repair work for the house and, the rebuilding of the interior of the house: Structural Repairs: • Install tilt wail bracing to existing structure as per plans • Install shoring through out interior as per plans • Demolish interior walls and floor joists • Construct new exterior walls • Install new floor joists General Construction: Interior • Framing and drywall. • Interior doors and hardware • Crown molding • Wood window sills • Rsehnard $ 144,250.00 $ 28,370.00 .WOOGJVJOD GU LtS3€UGRy, f , L., 12/01/200q 07:21 7E3--513-0793 1 G•vi•va. ♦1..f f JMR CONSTR11C:T PAGi_ 4 2 Alex Ulrich Residence Paget Thermal and Moisture Pr 1 tion • New roof trusses • New roof sheathing • New roof • Stucco exterior walls • Insulation • Windows MEP Sub -Contractor • Mechanical • Electrical • Plumbing Fixtures • Plumbing fixtures • Electrical fixtures • Appliances Wall Finishes • Painting (interior and exterior) • Interior plastering • Wainscot tile in baths • Shower wall tile Floor Finishes • Carpet • Bath tile Cabinetry • Kitchen cabinets • Bath vanities Counter Tops • Stone in kitchen • Tile/marble in btiihs $ 114,421.00 $ 49,6G8.011 27,685.00 $ 37,775.00 $ 14,400.00 $ 28,500,00 $ 12,000.00 C :50 r.)LJUJz)D. E.V 12%1,/2003 07:21 78S-513-e79 JMR CONSTRUCT PAC, = Alex Ulirich Residence Page 3 Specialties • Glass shower enclosure • Mirrors General Conditions • Building perrnit • Special inspector • Portable toilet • Site Phone • Drinking water and ice • Safety equipment • Scaffolding rental • Duanpster • Liability insurance • Workers comp insurance • General labor • Supervision Contractor's Fee • Overhead (off -site) • Profit TERMS: • Deposit • Monthly progress payments • Execute an AIA contract $ 3,900.00 $ S0,011.00 $ 2,500.00 82,000.00 TOTAL. $ 62 5,500.00 $ 50,000 I trust the foregoing cost breakdown is self explanatory, if not, please do not. hesitate to contact me. JMRCO1\/'r UCTION CO., ENC. ROBERTSON President State Lie #RD-OO61899 JMR CONSTRUCTION CO., INC. P.O. Box 398688 Miami Beach, FL 33239 Fax (786) 513-0793 (305) 970-4434 January 5, 2004 'CIA '1'ELECOPIER Edward landers, P.E. 7850 NW 146th Street Miami Lakes, FL 33016 Re: Axel Ullrich Residence 1010 NW 9th Court Miami, FL We propose to demolish the existing house (including all landscaping and fencing) and build a new 2-story house (including new landscaping and fencing), with amenities as set forth below. The new house to comparable in size and the exterior to match the existing house: Shell Construction: • Reinforced masonry walls • Wood trusses for roof • Raised first floor (concrete) • Concrete second floor General Construction: Interior • Framing and drywall • Interior doors and hardware • Crown molding • Wood window sills • Baseboard Thermal and Moisture Protection • Tile roof • Stucco exterior walls • insulation Alex Ullrich Residence Page 2 • Impact glass windows MEP Sub -Contractor • Mechanical • Electrical • Plumbing Fixtures • Plumbing fixtures by Kohler • Electrical fixtures • Appliances Wall Finishes • Painting (interior and exterior) • Interior plastering • Wainscot tile in baths • Shower wall tile Floor Finishes • Hardwood in all bedrooms rooms • Hardwood in all 2"4 floor common spaces • Marble in all bathrooms • Marble on first floor Cabinetry • Kitchen cabinets • Bath. vanities Counter Tops • Stone in kitchen • Stone in baths Specialties • Glass shower. enclosure • Bath accessories • Mirrors Alex Ulrich Residence Page 3 General Conditions • Building permit • Special inspector • Portable toilet • Site Phone • Drinking water and ice • Safety equipment • Scaffolding rental • Dumpster • Liability insurance • Workers comp insurance • General labor • Supervision PRICE: $ 240,640.00 ($120fft, plus demolition cost) TERMS: • Deposit • Monthly progress payments • Execute an AIA contract $ 50,000 1 trust the foregoing is self explanatory, if not, please do not hesitate to contact me. JMR I YLE ROBE1TSON President State Lic #RB-0061899 NSTRUCTION CO., INC. k'r7lr,)/. SUBJECT: 1010 NW 9 CT, Folio: 01-3135-027-0320 BED BTH ADJ SQFT SL CLUC ZONING W G V LOT SIZE 4 2 1,922 12,100 CORRELATED PROPERTY AVERAGES SCAN 21 FOLIOS FOR 12 MATCHES AVERAGING 1,732 SQ FT @ S113.08 /SQFT SALE -HIGH: 420,000 LOW: 0 AVG: 195,808 AVG ASMT: 140,614 AVR 1.392 ASSESSED RATIO AMT: 94,300 ADJUSTED SQFT AVERAGE: 217,340 X PROPERTY ADDR BD BTH SQ FT DATE AMOUNT T I LOTSZE S/SF YB AVR 820 NW 9 AVE 3 2 1801 1003 84700 4 7650 47.0 26 0.8 _ 803 NW 9 AVE 2 1 1585 0903 275000 8 4840 173.5 28 2.2 654 NW N RIVER DR 2 1 1326 0903 375000 8 14892 282.8 28 1.2 713 NW 7 RD 3 2 1541 0803 285000 8 7000 184.9 20 2.5 920 NW 9 CT 2 1 1255 0703 30000 8 6200 23.9 47 0.4 617 NW 7 RD 3 2 2052 0703 0 8 P 7000 0.0 74 0.0 1010 NW 9 CT 4 2 1922 0603 125000 1 12100 65.0 23 1.8 804 NW 7 RD 3 2 2719 0603 420000 1 16974 154.4 26 2.1 1022 NW 8 RD 8 2 2048 0603 310000 1 5350 151.3 20 2.6 691 NW 7 RD 1 1 717 0503 0 4 P 7000 0.0 58 0.0 850 NW 7 RD 3 2 1443 0403 150000 5 11081 103.9 48 1.2 851 NW 7 RD 3 1 2371 1202 295000 I 7000 124.4 35 1.6 SCAN 58 FOLIOS FOR 24 MATCHES AVERAGING 1,584 SQ FT @ $126.19 /SQFT SALE -HIGH: 420,000 LOW: 0 AVG: 199,887 AVG ASMT: 146,838 AVR 1.361 ASSESSED RATIO AMT: 92,184 ADJUSTED SQFT AVERAGE: 242,537 X PROPERTY ADDR BD BTH SQ FT DATE AMOUNT T I LOTSZE S/SF YB AVR 811 NW 7 RD 2 1 1250 1002 230000 1 7000 184.0 40 1.8 _ 668 NW N RIVER DR 4 1 1719 0602 390000 1 14892 226.8 28 1.0 691 NW 7 RD 1 I 717 0402 265000 1 P 7000 369.5 58 2.4 654 NW N RIVER DR 2 1 1326 0302 275000 1 14892 207.3 28 0.9 701 NW 7 RD 3 2 1608 1201 256000 1 7000 159.2 52 2.1 820 NW 9 AVE 3 2 1801 1001 215000 1 7650 119.3 26 2.0 714 NW 10 ST 2 1 1280 0601 100 4 1450 0.0 24 0.0 _ 701 NW 7 RD 3 2 1608 0601 190000 1 7000 118.1 52 1.6 701 NW 7 RD 3 2 1608 0401 150000 4 7000 93.2 52 1.2 901 NW 7 RD 2 1 1859 0301 195000 1 7000 104:8 38 1.2 1014 NW 8 RD 3 I 1200 0101 141500 1 5650 117.9 25 0.9 1008 NW 8 RD 3 1 1260 1100 140000 1 11800 111.1 22 1.0 DESCREPTION REAL PROPERTY RECORD foLlo,,�— �--, y'O A.flRi„ . A TA,. CITY OF MIAMI, FLORIDA CITY ASSESSOR ' TAX MAP CARDS J NO. OP_._ 5-CTlON TOWNBNfP - RANGE SPRING GARDEN 5-38 L013 3 & 4 BLK 7 3-40 -2908 = on, KIND O'F' STRUCTURE USE CONSTRUCTION COND. A85 TYPE A OL. p RF.5.tcrFivrrnl C.2 ,S. A .0 ' B G EXTERIOR FEATURES FOUNDATION EXTERIOR WALLS AND FINISH ROOF 'TYPE ROOF MATERIAL 2 D m x 1- < x a 2 u x o O 2 D u Q D g 3 I< L. R i o F n u n n 3 i h B I y o B Z I R n u u D N E° a Z R h y r Y V { x STucco J w Z V m m N D 6 D I pp x U a o p n D 3 <m O < o m F Y I 2 F X 0 u F S h. E W 3 Y ,, E r 3 O X 8 B ,T m i I U X m SHIN. ASPHALT] F i 0 x n SHINGLE SLATE1 ¢ K ,. 2 m J C 1, I ROLLED SLATE CANVAS DECK a _ U DIAGRAM OF STRUCTURES l: L. A y V Rf V R l• if A B C EXTERIOR FEATURES INTERIOR FEATURES EXTERIOR TRIM winooWS DOORS PORCHES BASEMENT FLOOR TYPE FLOOR MATERIAL WALLS 0 2 ID p Qz G 4 < u K 1x i ORNAMENTAL } i = o u 3 4 I °o i7 3 ` �i z FIRE MIRROR U a a �i = n u OPEN SEMI -ENCLOSED SCREENED CONDITION t < • ^ 2 i _ 0 z n 0 3 STEEL JOIST 'CONCRETE SUS FLOOR 3 L a a C I t % r n �i UNFINISHED i g :; D u0 < ' ' d f 7...a, v v. ' SE S P0lic 14 PEN P• RCN }rys t_4 FL W.A.3 pNc FL /0. d%a A Y AA v V ✓ V V V ✓ vg- & • •;0•dal e r1'`1- . VIIri .13 .:. . E - 3-7I . • port -re cnc,l • S.r. CaNC "FL $1'!O II) 1 . Et I) . 2.1 . A I 141 14 , El .� 2 r ENTEREOR FEATURES __ FINISH TRIM J ATTIC PLUMBING PLUMBING FIXTURES weRSO HEATING LIGHTIN0 ROOMS A B C O UNFINISHED L NO. OF ROOMS '.. TUB IS SHOWER URINALS LIVING Roots T LJ1 p 9FF D 0p „ x tt DINING ROOM fl R V F� * O n R 0 I $ r; I KITCH[N I . • ,., - CON C T'E R' ' .fife /o / 4J '` /, R Z3 R p ,, 1AI-- x m Z < gg 2 n 2 R R 0 i Z R X = Y tl = yUy yOy F t Y n y eELRAOM• I ,l to N D nil < C 2 x a I v a o. O I- D r I 4 O u , J �13 z 3• 4. t u o BATH 43r B TOTALS _ BUEL.PING COMPUTATIONS EQUIPMENT A a C STREET 5.. EIMYER SO. FT. CUBIC FT. RATE COST !FeCON, AMOUNT !!!! E4i VATORR AKty ryry Ls- $Zsoo (HT. (g) SPRINS45R STST4N 6,73 1 3.f5 f ) 0 ! 5. 0a a LAR 146ATER /4 z..-/ 378, a D LAIiNORY TRAYS Xg 2 7 /ipO 0 A2S CONOlTeONINd /4-X g 1 3 4.o 0 STORM SHUTTERS 4x/3 X4o°�o , i,g a IN:OLATEO WALL, 4 i// X /0% 1-40 I S // 91 6 t'o l %! r I1TPULATau Roar 8X x! )i/QD/0 /4,80 GUTTi R AN O DOWN SPOUT 17 0 J EN' ■ OFFICES 2 4 < O 101-- ■ of O 4 i 7 0 t 0 3 8 x I. V H O 0 _, 0 U q 0 Ot Y Yi I: t u3 F 3 4I ° X V /'7'Xry °,O i{,d0 NO. OP CLLCTRIc OUTLST8 �,��p p 0 .5,!/ No, OF SL[CTRIC /I%TURIS q/' S4 f.,1 �1 It _ .. TYPI aP WHA[NO tr. �6N 384R 7o WROUGHT IRON A g ryY A3 4'. / REMARKS:p 1.( (..: /i' I 4L^ xd4 Io -.. 30, J o b a - i BUILT•3N CABINET• Jul ur ua u.J:urp n 1 .0 Ell 1 V r i, L.� b(h/ Pa) ATTORNEY AT LAW 1017 NORTHWEST 9''COURT •one, ...7'104 eg t .? 3' 9. 'C SO %2 TELEPHONE (305) 324-1645 Tl: LE4 4X (305) 324-5244 Ehternithpadaol_cort3 May 20, 2003 Faxed: (+49) 89 - 589 094 70 Mr. Axel Ullrich Rechtsanwalt SCHMID & PARTNER GbR Wirtschaftspriifer, Vereidigter Buchpriifer, Steuerberater Fiirstenrieder StraBe 62, 80686 M-inchen RE: 1010N.W.9hCourt Miami, Florida 33136 • Dear Mr. Ullrich: Please be advised t:iat 1 am in receipt of your letter dated May 15, 2003 offering S100,000 cash to purchase the above -referenced property in "as is" condition. Please be advised that the above -referenced property is on two (2) lots. My realtor appraises each lot at S65,000 apiece which comes to $130,000 for the land alone. 1 am sure you are aware that this is an historic district in the center of Miami, and the property is extremely valuable. Also, although there, is extensive damage to the interior of the building, the structure itself is constructed of poured concrete as opposed to blocks. While I have not advertised this property for sale nor listed it with a realtor, I am prepared to sell it to you for the land value only which is $130,000. If you are interested, please advise. If not, best wishes to you in your personal and professional endeavors. HTS: ah Sincerely, )/a ,i4)// 167/170 rr Y44A/fi i&r,94,/(Aid,a ir"Lf 4/2,". 1/ #714)e 5/4?' t Yhfbif 1.3 Historic Preservation The decision of a village to deny plaintiff a Certificate of Economic Hardship, which was required by village ordinance before demolishing a home located within an historic district, was affirmed as it was not against the manifest weight of the evidence. Zaruba v. Village of Oak Park, 296 Ill. App. 3d 614, 695 N.E.2d 510, 230 Ill. Dec. 1020 (1st Dist. 1998). The plaintiff wanted to demolish his property which was located within the Village's historic district. The wrecking permit could not be issued without the Village first issuing either a Certificate of Appropriateness or a Certificate of Economic Hardship. The Historic Preservation Commission concluded that the building was a contributing resource and, therefore, denied the plaintiff s request for a Certificate of Appropriateness (Certificate of Economic Hardship). At the hearing, the plaintiff testified that there was substantial renovation necessary to make the house habitable and he could not recover his costs after the renovation. The Commission, however, found that the plaintiff overestimated the cost of renovation and included non -essential repairs in his estimated cost, such as resurfacing the floors. The Commission further noted that the building was structurally sound. Finally, the Commission explained that the plaintiff failed to establish that the house was incapable of being put to any reasonable use or that he could not obtain a reasonable economic return without demolishing the building. The Commission noted that any economic hardship was partly due to the plaintiffs failure to repair the property sooner. The Commission concluded that a Certificate of Economic Hardship was inappropriate. The Village adopted the Commission's findings. The circuit court reversed, finding that the Commission should not have considered whether the plaintiff s economic hardship was self-imposed, at least absent finding of an intent by him to circumvent the ordinance. The Village appealed. our factors s riatenes o f sang structures economic feasib�se of the structure, mod, 4) e cost the proposed construction, alteration, relocation otion. With regard to the first factor, the court found that the plaintiff failed to produce any evidence that denial of the certificate would is 1 `. Secondly, the court found that, according to the building inspector, the was s £ . Third, the court found that the plaintiff failed to produce any evidence that the house was g , . Finally, the court found that the plaintiff failed to suggest � the b a � � a a � � - � 4,14.4... �~ a ®w e ®� €,� �€ : ®� Consequently, there was no way of knowing if demolition was the best economic course for the plaintiff. Therefore, the court held that the Commission's findings, which were adopted by the Village, were not against the manifest weight of the evidence. The decision of the circuit court was reversed. The decision by the Village to follow the Commission's recommendation was affirmed. w» ainnrn+�r MR0•64 A161,5 - i Imetxrq WOW MOM - M K 2 I1/P9QR DM Ai r oc UN *KRAL wfr sou ■ a IRMO KR r .66.66..014 AVOW re gm aft [( (Koko us 60fiia NM'S REAR ELEVATION FRONT ELM T ATION f0.BfNk +26' S" FAIVI fLO9A. +t9'-O —0, MO FLOOR .3"-9• - f+1pSM0 .90 -9" 4111dd lIIIi„.. 111111111171I auI Ilia ;iillllllllllllll; LEFT SIDE ELEVATION SCAM'3rifi RIGHT SIDE ELEVATION 7.0.96 2a fi' F1xi5M fdR9� FLOG G91.tlq .99-P C6NSUONG EKINCCRS Y�f. 395 923623-3 fo. 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OM1A5 a 9u5905 AS A 46FEI OF AEMENML AA11 9NIA 041MI15 AN1 CM015 OR OM24+9A4 4*45i BE (ROC 00114r NR Wf4AG1/1. 492440012( Cr RECEri. 040w50 RMk O f a*015 0s NE C224(4E5 ANR 5 4M WA* wow 600E u CLDONML YIN PSEN 914Y12IS 1. 44110E 5RAa:1W1k 050(04021 CAN 44 449E (A A P{&1YM p 9E 1114C12M2 Aµ AE2A1E0 000 II0421,05, OCLIOAlm EN4(ERMG. 42000C1 AP1NUVA4 *M2RAC17221.221 (A1A 440 ORER 9111ANp Mp24091 2820 RE AM40 A10 AC*0210 8, Ir9 40111+1E1-0-19Ep20 Alp AA12929220 R1 N( 194.aNG 5p1RRNN1 1 4A *pp 094A82c5 4*4L pM1Auf of ARP1r1A 01(2119kARD1. C41ANL4 A. 11E fLCNOA 0*44*G WA •41 afoul@ 14PAII1$'5 51K a.arc5 05.9u CD(LY Au N 1)N Au. PER.YENG0IS CC 141E Z29192 82A/22P9 COEC NCR 421281115 510•21. CURIAM ALL M0E441ARDY SN01. GM 14E 51114G44k 4VUS (4EU912 10 11f MEWED 1E901 A 100M0 k[ EE90 040, N1 A02ERIAA 19 1K M 19228P :0L CIAO HT Ill DEL(1ARN E312.1EDfS GE90. i 114 (110*5ER C( RECTO 9N44 i4NE1f kA SNW 0AreLS. MOOED NC 911E0 MD SEALED Sr AC C4R8ACS05 26Ef 9Ep *Rat *LT (0 OOCAµ GOA070m:E ARM NE C001 M1E111, MIMED LOCAL MO CP] Aw,10R IAN ME 51RVt11FE CE9(*E0 Br 94 E11P1RR 44 22E4986. R. :0r1RACNR 9094 Mai 10 X (AW.EE! (r WOO. *LI DOE SE! Of SS* AND aE SET 9P &OE 0I9215 Or NE ST12221704 *OP 2010211229 I0 5I1Ga1EEA5 REM(A, RECME SIAAFRO *Ag0C N0. nE E.2420Eq ry K111RN ANE N.4540-1R AR0 S14Fl10 5E4W N NE 401R(S. NESE SEPIA CCVCS Sr ,. 6E VIED SO YAA1 NMNR AS Kpww*/ POP NC 92011 pMIMG 02111094404. s[15Tf 3214 42142151A114KA1 Syi4I Alt N01 ee 456011F0. CONSTRUCTION MEANS AND METHODS: 1. 08 W11x4C1M R 451041847 Aryl 1020 CO.i01 ROt R4 54YIr RE0.041104N15 0E Pa ION, 49E2*10 POLE .026 4L 20Cu. 1449 A1O AE05NA1, un 1- KOAPE Au. 92412294 04(1. M9 1.210*41 AS 1S4J19(0 (0 5A(Elt, 52/4410422 51A20211r me rat PC u29174 (420I42M p ME KKK REWAE 221*22 AKA* 151:22*m24*4 x PAOAOE MO moo,* GVAf$ ur210 AI A4i 29292242.0E9 5*014*5. 05124E211255 M N4 SWAM 120+123 LAF g*EANAS ANO 01 1i9R1p45 0 FOOS A0A2EFEAS 41 P140 'N.A; 2.1 CIAO. Al NA 1R44 ONCA49 PA0222* 0224141 AUAIR IR4M, ANO, 1101225 0 11i SNNI. S6 AS 10 N!»1?AA A:4 AD4, 0yu4i 1Pr4tAI4S AN0 i911$45. 1001 1814A u1.AA1 1Er 4-4441( J. Al EEL ENR U 20 0...A 0112 4.10 ,s1 oKs.A 1,AS41 10 B[ 44IA1Ep, 1 *Ai OAAwCS RE 21g52;s1 fy 040014 02012=1U1 )l*11 Bf A4NG40 MO NERAOAu M+� AA cot At 114 1.922281AC201 (WENS/ R 1K 11 r'A�GNR 44*4 441 r;p N1 Y'+NASRR ra AOAICENI My(N11 155 145 ISER AYRME a Mir 1111111111111 NA' 958C01.QI LOCATION N.TS. i7 LEGAL DESCRIPTION: 60E3 5 & 0 REAE7C 7 911EL3 04491)1109 SUE. N41 &N.2ACCORDING 7L1774EPLRT TKEYEZKRJE 115 RECORDED 54 PLAT 800K 5 AT PACE 94 05.1118 MAX RECORDS OF DADS COSJNTY, R.ORIDA INFORMATION OF SITE UT Zak I010111S-Et1903Q.FT. OW ?LOCO . IA74 SQ. FE Man 3i.00R • I,4O2SQ. FT IVO MARY SA NOM•3.275SQ. Fr -Cif it pF BL71.50647ST PAR. 1.OTCOY1RACA 0E.45912 -ANMAACK A RP .FRONT5E38ACE • 20-0' -REAR 55(BA0Nl83P 100'0• PL N JACUZZI PATIO DECK SOD & LANDSCAPE 5.-DSETBACK TWO.croRY RESIDENCE - ► 1010 N.W Rh COURT 11 II, II ~ II __J i-0 t9 W. METER, 0 PL. EXISTING 9 th. COURT S1111E PLAN 305 A23-5054 0* 305 153-A553 • 28' 0" 12'-a" PATIO 0 1 AWL Y RM. DINING RM. ISOTCHEN 7 LIVING RM, GARAGE FOYER 1st FLOOR PLAN SCALE: 114' -1'-0" TERRACE � y SUITE \\ BEDROOM • , (AREA: 205 SOFT.) MASTER A BEDROOM HIS CLOSET , (AREA: 201 SOFT.),' ,BIERS / \ BATHROOM 1© BEDROO ` (AREk:/fit S1 h y 28'-0" 1A5TER BA`kl — TERRACE 12' 0" 2nd FLOOR PLAN SCALE: 1f4, = 1'-0" Edward A, LU0 S, P.E. XNSULAC OCNEERS r.i. {{3 5)) eu—Ssta ion (369) 925-4335 PERMIT SET A-2 00 w.a . ]rnrcx9 w w� ray. a..s ob. ,n Sum, 0 71-5=M 0 SECOND Fl.00R PLAN wr; vi _ r_o• H -.= r p-u/r -]5Ya f->1/r M1]]/Y t r irt. -I'ir 0' n'XN IwSx On u1n MO M9 lot! lW91 flnoR O �rv9[a r� (WG Km%.cownE0 watt r J ie ()FIRS FLOOR PI -AN tie - r-o OSITE PLAN SCA1E: 1/1' a I. -CC LEGAL DESCRIPTION: �am %'.• MST 0.14 __.1...�_ [� xx 5kw 11 III ] • Iitro1•lP.++c A, eod< 5:1 n� WHi�#W5px6ax �RFca=p9 1� oLOCATION MAP scn=,E: /a' - r-.n- CL (7 fGtiYB Sant @NORTH ELEVATIONsentc, :r4• r-o °SOUTH ELEVATIONsc.tE: ()DECORATIVE CONCT2E1E NT,j, cm. m. POMP oSva sxc[ x-nl LMI.AG Irc nnux CPA SPKL E WEST ELEVATION sc,,l.e: SMx leiall nF4A M �I COMA WOW - itirw9 W+<� EAST ELEVATION WALL: -- -'&7174^4-s7sR M' R.,«55 ()ELEVATION QtMfl FPNffiif r€r ate. t 01.41M COWRIE Mi, s75rns £ SIOS RAMO L..r1 F I I OR.M1 511.1a ANT WOO F, r r�ra-s7t h Ll :-4, 71754 antmx vSlc Yn IiWR 0.111000 i Y RWv l�k¢tL 1r! 140JN CaxKt[ wNw YS hP, 7 CC 0 111 Q b Page-T-cif 2 L FIP ZI/ o- ° o00a o• • 0 Fua ,4arc ( N` •ul "ice ww KWaif) ...,, . ZOO' CI- [ • W14E FE CE y 0 i 4 a i. 0. a ax2` ,fl �sra"as ccnc 0 wa//.__." n d 4 a-- `, r�t4 - N � 2 i ./j, ,0 STC�rzY \ EIE k o Sao FSIL;'-A/CE • a Q C onC. tt- ro,ou+ 4. '1 � I) 0 \ • N .0 e:,44, CO/JC. ST_as 10 15) . c-.�` ._ 026 .Hd - . 1S'" C .Ti'C. sW . • il . . .• •i. .... '...' C arx z cr) r7w A/GU- .9774 cabAz- . ELEV. 707 ' ienotes lowest habitable !IOOr elevation. :.'slevations shown refer to i.G.V.D. 29- . !:jowest Adjacent Grade: .. #Z.1 oG t7• ,ZELEv. I: NElScwc czaf rF J7/+cr/ /2 ca Da Gar4ge Elev./ N/Q 4.25 (�1 O N Too Cr This property described as: Lots 3 and 4, Block 7 "SPRING GARDEN SUBDIVISIONS NO. ONE AND N0. TWO", according to the Plat thereof, as recorded in Plat book 5, Page 39 of the Public Records of Miami -Dade County, Florida. rVo l�;w 14L LOcATt k1,J 'til T5) PROPERTY OF AFT Aiuerican Finance & Investments nc. , •1010 N.W. 9th Court, Miami, Florida 33t36 WA *.0 MGM rsc sa+a+a< TH4 mow NOM Irk OF Rem* e UmCZa MK= MC Went A BOUNDARY aim I 14,131, COMFY two se sumer - YsFCMTMWOO OF sawrr�rnx� esin17 61017-I n r'H Mimer'MMIK ag ro . ,, M. CM- Vt. OMB.. nE Pl.Q tlM71 TWM 4 DONN fi9Rib -7)(7•41.4 1.0 / '/7.4,4)T] nm m nor, aawto rwo ,,, 5351 - LANNES AND GARCIA, INC L8 12098 SURVEYORS —MAPPERS —LAND PLANNERS 1-1 tr. ;23v • 111-710W (1m') 123•013 FIELD DAZE Ob/27/a3 SCALE ft'w DRAWN 8Y comma. 150323