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HomeMy WebLinkAboutAnalysis, Maps, Sch. Brd. Conc. & PZAB ResoANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 150 NE 42nd Street & 4218 NE 2nd Avenue File ID 11-011961u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of portions of certain properties from "Duplex Residential" and "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial". (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-1.6.1 established future land use categories according to the 2020 Future .Land Use Map and the "Interpretation of the Future Land Use Map." The "Duplex Residential" future land use category allows residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within duplex residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). The "Medium Density Multifamily Residential" future land use category allows residential structures to a maximum density of 65 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intendedto serve the retailing .and personal servicesneeds of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). The "Medium Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" (65 dwelling units per acre) subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary -and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. DISCUSSION The subject area consists of portions of two parcels comprising approximately 0.52 acres. Both of these parcels front NE 42"d Street. The subject parcels are in the LITTLE HAITI NET Area. The parcel located at 150 NE 42"d Street is located on the north part of the block bounded by NE 42"d Street to the north, NE 1st Avenue to the west, NE 41st Street to the south, and NE 2"d Avenue to the west. This parcel is currently designated "General Commercial" on the southern half, "Medium Density Restricted Commercial" on the northeast quarter, and "Duplex Residential" on the northwest quarter. The surrounding areas to the south and west are designated "General Commercial"; the area to the northwest is designated "Duplex Residential"; and the area to the northeast is designated "Medium Density Multifamily Residential" with "Restricted Commercial" along the NE 2nd Avenue corridor. The parcel located at 4218 NE 2nd Avenue is located on the southeast portion of the block bounded by NE 42"d Street to the south, NE 1st Avenue to the west, NE 43rd Street to the north, and NE 2nd Avenue to the east. This parcel is currently designated "Restricted Commercial" on the eastern portion and "Medium Density Multifamily Residential" on the western portion. The surrounding areas to the north and west are designated "Medium Density Multifamily Residential" and "Restricted Commercial" along the NE 2nd Avenue corridor; the area to the southwest is designated "Medium Density Restricted Commercial"; and the area to the southeast is designated "General Commercial" ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: • MCNP Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. The proposed designations maintain appropriate transitions between the commercial areas and the residential neighborhoods. • MCNP Policy LU-1.3.15, states that the Citywill continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. This change will allow for the addition of commercial uses and increased housing capacity, which will serve the surrounding residential neighborhoods, without impacting it. • MCNP Policy LU-1.3.6 states that the City will continue to encourage a diversification in the mix of industrial and commercial activities and tenants through strategic and comprehensive marketing and promotion efforts so that the designated Neighborhood Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the Brownfield Redevelopment Area, Commercial Business Corridors, and other targeted areas are buffered from national and international cycles. The subject area is located in a Brownfield Redevelopment Area and an Empowerment Zone. The proposed designation will allow for an increased mix of activities and tenants in the area. • MCNP Policy LU-1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. This site is in close proximity to a Miami -Dade County Metrobus Routes 9, 10, and 202 (Little Haiti Connection) and may support additional density and commercial uses. • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvements Element. These findings support the position that the Future Land Use Map at this location and for this neighborhood SHOULD be changed to the proposed designation. CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 11-011961u IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 6/7/2012 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant FCAA, LLC, Flagler Holding Group, Inc. and City of Miami Address: 4218 NE 2 AV Boundary Streets: North: NE 43.ST East: NE 2 AV South: NE 42 ST West: NE 1 AV Proposed Change: From Medium Density Multifamily Residential To: Medium Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1281 acres @ 65 DU/acre 8 DU's Peak Hour Person -Trip Generation, Residential 5 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.1281 acres @ 65 DU/acre 8 DU's Peak Hour Person -Trip Generation, Residential 5 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change:' Population 0 Dwelling .Units 0 Peak Hour Person -Trips 0 Planning District LITTLE HAITI County Wastewater Collection Zone 308 Drainage Subcatchment Basin H2 Solid Waste Collection Route 109 Transportation Corridor Name NE 2 AV RECREATION AND OPEN SPACE Population Increment, Residents 0 Space Requirement, acres 0.00 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.80 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 0 Solid Waste Generation, tons/year 0 Excess Capacity Before Change 800 Excess Capacity After Change 800 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 1) Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g TRAFFIC CIRCULATION Population Increment, Residents 0 Peak -Hour Person -Trip Generation 0 LOS Before Change E+20 LOS After Change E+20 Concurrency Checkoff OK NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority Department (WASA). Excess capacity, if any, is currently net known. - Medium Density Restricted Commercial: Allow resdential uses (except rescue missions) to a maximum density ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service _ connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. equivalent to "Medium Density Muaifamily Residential' subject to the same limiting conditions; transitory residential facilities such as hotels and motels;general office use; clinics and laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways which Include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and cafes, general entertainment facilities, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature of those uses described above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. .This category also includes commercial marinas and living quarters on vessels as permissible. Allow max heigh 7 stories (height up to 25 ft for the ground floor and up to 14 ft for each additional floor CM 1 IN 03/13/90 1 I CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 11-011961u IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 6/7/2012 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant FCAA, LLC, Flagler Holding Group, Inc. and City of Miami Address: 150 NE 42 ST Boundary Streets: North: NE 42 ST East: NE 2 AV South: NE 41 ST West: NE1 AV Proposed Change: From Duplex - Residential To: Medium Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.3925 acres @ 18 DU/acre 7 DU's Peak Hour Person -Trip Generation, Residential 6 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.3925 acres @ 65 DU/acre 26 DU's Peak Hour Person -Trip Generation, Residential 17 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 47 Dwelling Units 18 Peak Hour Person -Trips 11 Planning District LITTLE HAITI County Wastewater Collection Zone 308 Drainage Subcatchment Basin H2 Solid Waste Collection Route 109 Transportation Corridor Name NE 2 AV RECREATION AND OPEN SPACE Population Increment, Residents 47 Space Requirement, acres 0.06 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.74 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 47 Transmission Requirement, gpd 10,620 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 47 Transmission Requirement, gpd 8,771 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 47 Solid Waste Generation, tons/year 61 Excess Capacity Before Change 800 Excess Capacity After Change 739 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 1) Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g TRAFFIC CIRCULATION Population Increment, Residents 47 Peak -Hour Person -Trip Generation 11 LOS Before Change E+20 LOS After Change E+20 Concurrency Checkoff OK NOTES: 1. Permit for sanitary sewer connection must be Issued by Metro Dade Water and Sewer Authority Department(WASA), Excess capacity, if any, is currently not known. Medium Density Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density ASSUMPTIONS AND COMMENTS Population increment is assumed to be allnew residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels;general office use; clinics and laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways which include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and cafes, general entertainment facilities, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use Impacts are similar In nature of those uses described above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. .This category also includes commercial marinas and living quarters on vessels as permissible. Allow max heioh 7 stories (hetahl up to 25 ft for the ground floor and up to 14 ft for each additional floor CM_1_IN 03/13/90 EXISTING LAND USE Low Density Restricted Commercial NW 44TH ST 44TH ST Medium Density Multifamily Residential NW 42ND ST Duplex - Residential NW 40TH ST NW 39TH ST 600 Fee III II NE 43RD ST E 42ND ST NE41ST ST NE 40TH ST NE 39TH ST Single Family Residential NE 39TH ST Restricted Commercial NE 36TH ST ADDRESSES: 150 NE 42 ST & 4218 NE 2 AV PROPOSED LAND USE CHANGES Low Density Restricted W 44TH ST Commercial NW 42ND ST II I I I I III I I� MEDIUM DENSITY RESTRICTED COMMERCIAL Duplex - Residential Single Family- Residential Medium Density Multifamily Residential NE 39TH ST Restricted Commercial NE 36TH ST !ADDRESSES: 150 NE 42 ST & 4218 NE 2 AV dx 17 !i ADDRESSES:150 NE 42 ST & 4218 NE 2 AV a • Superintendent of Schools Alberto M. Carvalho May 24, 2012 VIA ELECTRONIC MAIL Javier E.Fernandez, Esquire Akerman Senterfitt One Southeast Third Avenue, Suite 2500 Miami, Florida 33131-1714 Miami -Dade County School Board Perla Tabares Hantman, Chair Dr. Lawrence S. Feldman. Vice Chair Dr. Dorothy Bendross-Mindingall Carlos L. Curbelo Renier Diaz de la Portilla Dr. Wilbert "Tee" Holloway Dr. Martin Karp Dr. Marta Perez Raquel A. Regalado RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS MIAMI DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN (LG No. 11-01196ap) LOCATED APPROXIMATELY AT N.E. 1st AVENUEAND N.E. 39TH STREET PH0112051800186 — Folio No. 0131240290130 Dear Applicant: Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed project would yield a maximum residential density of 2,028 multifamily units, which generates 384 students; 181 elementary, 88 middle and 115 senior high students. At this time, schools have sufficient capacity available to serve the application. However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to contact me at 305-995-4501. Sinc a'e y, R dri ue a M. z, R.A Director I IMR:ir L564 Enclosure cc: Ms. Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File Facilities Planning, Design and Sustainability Ana Rijo-Conde, AICP, Eco-Sustainability Officer• 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132 305-995-7285. 305-995-4760 (FAX) • arijo@dadeschools.net Cancurrency Management System (CMS) Miami Dade County Public Schools MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH0112051800186 Local Government (LG): 5/18/2012 2:23:20 PM LG Application Number: Public Hearing Sub Type: Miami Design District Retail Street Special Area P 3841 NE 2nd Avenue, 4th Floor, Miami, FL 33137 0131240290130 0131240290130, 0131240241490, 0131240330100, 0131240330010, 0131240300060, 0131240280040, 0131240240930, 0131240280160, 0131240270020, 0131240270270, 0131240241390, 0131240241360, 0131240241320, 0131240270060, 0131240330370, 2028 0 0 2028 0131240300170, 0131240330090, 0131240300210, 0132190110330, 0131240300050, 0131240241550, 0131240240950, 0131240300100, 0131240241500, 0131240290010, 0131240241400, 0131240241370, 0131240241330, 0131240241480, 0131290450010, 0131240241470, 0131240330110, 0131240330130, 0131240280060, 0131240300090, 0131240280070, 0131240280010, 0131240241340, 0131240270120, 0131240241410, 0131240241380, 0131240330240, 0131240241560, Miami 11-01196ap Land Use 0131240270040, 0131240330120, 0131240300200, 0131240300080, 0131240280080, 0131240280150, 0131240241160, 0131240250020, 0131240241150, 0132190090010, 0131240241420, 0131240270130, 0132190120010, 0131240240940, CONCURRENCY SERVICE AREA SCHOOLS CSA Id Facility Name Net Available Capacity Seats Required Seats Taken LOS Met Source Type 2351 ENEIDA MASSAS HARTNER ELEMENTARY 60 181 60 NO Current CSA 2351 ENEIDA MASSAS HARTNER ELEMENTARY 0 121 0 NO Current CSA Five Year Plan 6481 MIAMI EDISON MIDDLE 514 88 88 YES Current CSA 7791 BOOKER T WASHINGTON SENIOR HIGH 872 115 115 YES Current CSA ADJACENT SERVICE AREA SCHOOLS 1441 PAUL LAURENCE DUNBAR ELEMENTARY 468 121 121 YES Adjacent CSA *An Impact reduction of 17.64% included for charter and magnet schools (Schools of Choice). MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net Miami Planning, Zoning and Appeals Board File ID 11-011961u Resolution: PZAB-R-12-024 June 06, 2012 Item PZAB.5 Mr. Ernest Martin offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL TO THE MIAMI CITY COMMISSION, AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE NORTH WEST PORTION OF REAL PROPERTY LOCATED AT APPROXIMATELY 150 NORTHEAST 42ND STREET, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED. COMMERCIAL", AND THE WEST PORTION OF REAL PROPERTY LOCATED AT 4218 NORTHEAST 2ND AVENUE, MIAMI, FLORIDA, FROM "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. David H. Young, the motion passed and was adopted by a vote of 9-0: Mr. Sergio Cruz Absent Mr. Charles A. Garavaglia Yes Mr. Patrick Goggins Yes Ms. Maria Beatriz Gutierrez Yes Mr. Lazaro Lopez Yes Mr. Ernest Martin Yes Mr. Daniel Milian Yes Mr. Juvenal Piria Yes Mr. Oscar Rodriguez Absent, Ms. Janice Tarbert Yes Mr. David H. Young Yes Francisc• Garcia, Director Planning a d Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Personally appeared before me, the undersigned authority, Anel Rodriguez, Clerk of the Planning, Zoning and Appeals Board of the City of Miami, Florida, and acknowledges that he executed the foregoing Resolution. SWORN AND SUBSCRIBED BEFORE ME THIS I J' DAY OF VW-- , 2012. - (C i( r(re s Print No ary-Name Notary; blic S ate of Florida / =0.04,Rot� Notary Public State of Mite know V or Produced I.D. My Commission Expires: 4b a Sandra Forges Type and number of I.D. produced v My Commission DD859877 Did take an oath or Did not take an oatharr�o Expires 02/09/2013