HomeMy WebLinkAboutSubmittal-John Snyder-Petitions, Analysis and Remarks PacketSubmitted into the public
record for item(s) PH.4
on 09/08/2016, City Clerk
Dr. John Snyder
Chairman,
South Grove Neighborhood Association
3980 Hardie Ave
Coconut Grove FI 33133
City Commission
The City of Miami
City Hall, Coconut Grove, 331333
Re: Temporary Plat 4384 Ingraham Hwy.
Dear Commissioners,
September 8, 201u
Please find attached 66 additional signatures on petitions from many of our neighbors in Coconut Grove. With
the 129 submitted at the last hearing that brings the total to 197 signers. We share a concern for the pattern of
over -development which is taking place in our community. Single-family building sites are becoming
subdivisions in our midst, comprised of multiple over -sized houses crammed onto tightly spaced lots where
canopy trees will never be able to grow again. This formula is crowding out canopy trees as well as the dense
tropical foliage for which Coconut Grove is known.... This errant development is taking place via a systematic
effort to circumvent the protective Neighborhood Conservation District Zoning contained in Miami-21. The
single family residential district is intended to protect the low density residential and dominant tree canopy
characteristics of Coconut Grove and prevent the intrusion of additional density.
This is justified by the fragile nature of our infrastructure; as Miami Celebrates its' 120th year we celebrate and
also need to remember that Cocoanut Grove's first post office was opened in Jan.1873, and is arguably the
oldest community in Miami. Our lane- like roads and historic community were laid out more than 100 years ago,
before automobiles were omnipresent. There are no sanitary sewers in the South Grove, little or no storm water
controls; canopy trees over arch the narrow roads and right of ways. This is a place where neighbors enjoy their
regular walks, where they run, bike and visit. Visitors often bike and stroll on these roads as well, while they
"take in" the ambiance of this magical place. We are a true community, we want to remain so, not be fractured
& segmented into separate districts, those dominated by huge out of scale "monster homes" devoid of canopy
in juxtaposition to the homes where the vanishing species of "Grovites" reside. We cherish and seek to preserve
this lovely environment & community while we attempt to hang on to what vestiges of the vanishing "Grove"
remain. They simply want to be able to enjoy their lives in this historic community they work hard to be able to
reside in, without having to continually visit city hall.
We ask that the commission assist us in stopping this destruction of the nature and character of our
neighborhood by simply enforcing the letter and intent of the Miami-21 zoning code and in particular the tenets
of Appendix A3. It is a model code, well thought out and written; it reflects what our time honored leaders
considered to be in the community's best interests. If we do not protect our Neighborhood Conservation
Districts it will ultimately lead to the demise of established communities and may even "kill the goose that laid
the golden egg."
We respectfully request that this re -plat be denied.
John P. Snyder
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 'Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20`h century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCO went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed
Print name Oil '� e --'' S /1r
2. Signed fy
Print name ivic�.h�,
3.Sianed j J u itra
Print name ,i aco4t4„
4.Signed
DiAfki
Print name 9 { adva ,
Address 77 - 1(A-46,r ; / lit
E-mail
Si(p 5 tx �1 * 5t' US&� �-q '47
Address FJ i i n
E-mail
Address ‘495 .5 63
E-mail
Address (V 4ki1e•e(0•r r
E-mail ;._
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 'Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19t'' and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood, In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
in light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed
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Print name Sti,l/f-
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Print name
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t"%SA R.er.n-11-
Address
E-mail
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Address Pa L t-tc.t /Ne.k '
E-mail
3.Signed&') stt., aGt-t+-t-a Address
Print name w e.. u; t, E-mail
4.Signed
Print name Ger/d/ e.. "m l
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Address ,7`6r /V 17
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCO zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD, Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed
Address _54.1 v J°
Print name Al tr- t krt, A- v-\ E-mail"---
2.Signed
Print name
3.Signed
Print name
4.Signed
Print name
Address 3 753 pf V/1V&77]
35.
E-mail
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E-mail
Address gt.Tc's- `,tee ay V- c10Pr
E-mail-
32
Wan
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such tots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant... No building sites in existence prior to September 24, 2005 � a.
shall be diminished in size except by Warrant" a
i • N U
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure c E c
existing in our neighborhood. Further, we do not want the disruption and destruction that would result -a L
v o 00
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and 0 3
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the `� °
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to presere th precious nature and character of Miami's oldest neighborhood.
1.Sipned �=
Print name
2.Sioned
Print name
3.Signed
Print name
.-
H. 'Kill I 1
fMN'k 1 �G ye�y
Address 1D 77-.,06
E-mail
Address 3 -S. 3
E-mail
Address
E-mail
4. Signed Address
Print name E-mail
47
53
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 'The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions_ 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
Print narr
2.Skined
Print name
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3.Siane
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Address S$43 '671& Arie.
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 'Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. in Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Sione i ,
Print name cja CJIl e- &&A4-rea,v E-mail-"
t
2.Sianed
Print name i i h p nit I ^( r e
3.Signed
Address
Address 3111 fi-V7)/1,1 41j v
E-mail'®
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Print name E-mail
4.Signed
Address
Print name E-mail
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed _'L,,a..
Print name
2.Signed
Print name
1
it
-z.3)
Y
Address
IMMO
E-mail
Address tj
E-mail
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3.Signed n a i J`; Address 4 I WO'
Print name V ,n f N IA(•A. E-mail '—
4.Sitined Pig -aft V n `a Address , 1 1 vtil
Print name j,.tS 1r,+Wl..0 0- 4 r 1 3 E-mail
t(
6-TrA7Z
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24. 2005
shall be diminished in size except by Warrant"
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St . and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed
Print name A\ VZ_LNI.1
Print name �` -y r
Print name
4.Signed'
Address 46q lfep Q 1,
E-mail
Address -1-C1:
E-mail
----` �- /-�'�-j�°' Address
E-mail
(,l
iG
Address -/ ")c„,�•:
Print name 1�(44)D 'L E-mail
5-7
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single- •�
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family residence except by Warrant.... No building sites in existence prior to September 24, 2005 a Tr. u
shall be diminished in size except by Warrant." a, a
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure a) o
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existing in our neighborhood, Further, we do not want the disruption and destruction that would result cuo ono
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and " o
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underground utilities which would forever change the character of the neighborhood. In Europe and v
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
)J 1,S gned , Address rl t ' ! 1 bet pz) e/,
Print name
2.Signed Address
Print name E-mail
3.Signed Address
Print name E-mail
4.Signed Address
Print name E-mail
\--;03 E-mail
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy; 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miarni-21. A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
in light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
Print name
2.Si•n�t3J
Print name..
3.Signed 11GL 4
'!r
Print name
4.Signed
Print name
1 (4
-mail
Address -�
E-mail —
Address /ti G,, -7' 't ".7
E-mail
Address
E-mail
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height" and under section G on
page 18'Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shalt thereafter constitute only
one building site and no permit shaft be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed In recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In Tight of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Sioned
o1C Addres8 i 4VP.13 31,33
Print name M K1i--ri 409g.Tc 5t- Mo tJ E-mail
2.Signed (aky
hi
Print name l 4- C, 0- �Qy k 4'
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3.Signed *P\Aar
Address '115 z AV-6 4.A7
E-mail
Address ' IS tkv
Print name<i`'�kk-ArT51A E-mail®
4.Signed -0 V c- C/O G C /{/Address r PO j4Jvo ,
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Print name N p_. i'r C®CAV,c tVcc N(E-mail.
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of. Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
V
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure q
existing in our neighborhood. Further, we do not want the disruption and destruction that would result a
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from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, an
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underground utilities which would forever change the character of the neighborhood. In Europe and ,c (; N
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the v 4- 0
neighborhood conservation district (NCD) is intended to achieve. E
o 0
c
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely againe u, ` °
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
in light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to reserve the precio nature and character of Miami's oldest neighborhood.
Si r - Addrr*c-7/'
,_.. Print name g/rn7»b C% 7€ lJ E-mai
7411
2. Signed 46..6 i^ _ _: 17 1,4)4 Address
Print nameS0 S 'r(/A- 10a $ c E-mail
`." 3.Signed 2-49"1 Address 3 .
E- Print name 14.04 l0. ! E-mall
l_ 1
4.Signed k
er.ae._
Address 3 V / avocado
61
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory buiiding(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19t" and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that Is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miam1-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1,Signed
Print name L€
2. Signed
Print nam
R,
Address Avoc o Afe
a E-mail
Address 3b AiNcdtel ,4v
E-mo�
Address
Print name ., rac,bro-414-\ E-mail re fl , m
4.Signed Addres—
Print name HI nl A ( 5 llc) v'ie-s J E-mail
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 `The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18'Wherever an existing single-family residence or lawful accessory buiiding(s) or structure(s)
Is located on one or more platted lots or portions thereof, such Tots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. in Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
in light of this pattern, We object to the issuance of multiple building permits for any lot(s)
Which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signedlif-A""4"44/1-4— adwaL Address 34) (15 I\VOC.JX-b JJ
Print name E (e,.c. v1. vc"c, 10.1
2.Signed
E-mail
�,Lwl Address 36aY 16I‘A ,sae
Print name ,;( /)' E-mail
3.Signecd Address
Print name
E-mail
4.Signed Address
Print name E-mail
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory buiiding(s) or structure(s)
is located on one or more platted lots or portions thereof, such Tots shall thereafter constitute only
one budding site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19". and early 20"^ century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Coquet, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed
Print name
2.Signed
Print name
3.Signed
Print name
4.Signed
Print name
&LI
-A/cm
Address 7j j� ► ? '-Y1 DA.) L LN
E-mai—
Address -, 1
E-mai-"
Address � 5 7 � /z LAW et:/i/;
E-mail
3 qc-' (Ku,) rAVE
Address �,J t
E-mail
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We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located an one or more platted lots or portions thereof, such Tots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24. 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 200 century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St . and 3737 Justison. are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
t
1
1.Signed {; C.�Z�ti Address �, ;� C �r .i.c = t;
c
Print name `- (11 1/0Vir 15 E-mail
Address
2.Signed Ztic
Print name &. L) i X f'I,/ E-mai""
3.Si• ned
Print name
1Lr: 1-(") 1-)Q
►� r „
Print name 14 tibia p a ihtvl' tJ i G67t 1
-iol{e/4
Address •3516 /ct�•�
E-m
E-m
3601 sor AN14 �D
67
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20" century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy. 4200 Grove St , and 3737 Justison, are completely agair
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went intc
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lots)
which were single building sites in accordance with NCD-3, and no more than 2 building perm
for any duplex site in any NCD. Management controls need to be implemented to ensure tha.
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1. Signed
Print name 141P1C,
2.Signed
Print name %/f'%/C'Lf/F1 I)/'/ ►J 'fit / t1 1(i• E-mail
3.Signed l �wz< ,-� stil, Cj
`J
Print name IJ " f' t� �-� (E-maif--
4.Signed litiLi Adch—
ti7 /7?
Print name
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Address 3 5 7 5_ //f /-/ Z-i4
E-mail
Address
LOB u 11-'f? 3;
Address -C C k
E-mail ,� " k ,uM
OWN
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 "Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19'1' and early 20"° century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
Q= L.)neighborhood conservation district (NCD) is intended to achieve.
.N c' Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
a; N the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCO zoning
o c laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
oo been illegally subdivided thereby diminishing properties in existence when the NCD went into
o effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the.priecious nature and character of Miami's oldest neighborhood.
1.Signed
Print name
2.Signed
Print name
3.Signed
/11\ (k" 4/\
r
Address
E-mail
Address
E-mail
Address
Print name E-mail
4.Signed Address
Print name E-mail
Gad
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height" and under section G on
page 18 'Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
v a neighborhood conservation district (NCD) is intended to achieve.
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0
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Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Signed - ad444,k5 Address .�i!p l5 ,�n"lO_ 9y/DC
Print name E �avl aro`
2.Signed
GIr •\ a.*\ b-2r-S
4#4/L---
Print name &i%l z'1 /(49/(t-
3.Signed
Print name
4.Siclned
Print name
E-mail
Address
E-mail
E C/i /4 `4 / Address
` E-mail
Address
C9Sal VI)41
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E-mail
lalimelbk)
P6L-bi‘A.CAD ?COL.
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70
We the undersigned object to the overdevelopment which is taking place in Coconut Grove, in violation
of the Miami-21 zoning code: Appendix A-3 page 17 "The single family residential district is intended
to protect the low density residential and dominant tree canopy characteristics of Coconut
Grove and prevent the intrusion of additional density, uses, and height." and under section G on
page 18 'Wherever an existing single-family residence or lawful accessory building(s) or structure(s)
is located on one or more platted lots or portions thereof, such lots shall thereafter constitute only
one building site and no permit shall be issued for the construction of more than one single-
family residence except by Warrant.... No building sites in existence prior to September 24, 2005
shall be diminished in size except by Warrant."
This code was developed in recognition of the fragile, late 19th and early 20th century infrastructure
existing in our neighborhood. Further, we do not want the disruption and destruction that would result
from urbanization; building 4 lane roadways with curbside parking, sanitary sewers, storm drainage, and
underground utilities which would forever change the character of the neighborhood. In Europe and
older Western Hemisphere cities it is not uncommon to preserve older communities; that is what the
neighborhood conservation district (NCD) is intended to achieve.
Many subdivisions: 4384 Ingraham Hwy, 4200 Grove St , and 3737 Justison, are completely against
the spirit and the letter of the current zoning code: Miami-21, A-3 which spells out our NCD zoning
laws. Many other properties: 3790 Loquat, 3640 Avocado, 4039 Ventura, and 3850 Plaza have
been illegally subdivided thereby diminishing properties in existence when the NCD went into
effect; multiple building permits have been issued in violation of the code.
In light of this pattern, We object to the issuance of multiple building permits for any lot(s)
which were single building sites in accordance with NCD-3, and no more than 2 building permits
for any duplex site in any NCD. Management controls need to be implemented to ensure that
re -platting, or recognition of additional folio numbers for any single building site as defined by
the code above may only be done by warrant. Violations need to be stopped, remedied &
reversed to preserve the precious nature and character of Miami's oldest neighborhood.
1.Si•ned
Print name
2.Signed
Address 3 Cec
Address
Print name E-mail
3.Signed
Address
Print name E-mail
4.Signed
Address
Print name E-mail
Submitted into the public
record for item(s) PH.4
on 09/08/2016, City Clerk
Re: Hearing 9/8/16, Item PH-4
Analysis of Proposed Replat at 4384 Ingraham Highway, Battersea Woods
The 4384 Ingraham Hwy property consists of two parcels; #1 on two platted lots of
approximately .51 acres combined (which are located partially in NCD-3 and partially in Coral
Gables) and parcel #2, the portion of land of approximately 1.01 acres in NCD-3. The code
section requiring that this building site shall thereafter be only one building site seems to apply
to this entire site, the complicating factor is that a portion of parcel 1 is located in another
jurisdiction. This may be a matter for a judge to decide. If that is the case it would be
appropriate for the legal contest to be between the developer and the City of Miami, which has a
hold harmless agreement with the developer. It should not be between the City of Miami and its
citizens. The developer was forewarned by the city, and after executing a hold harmless
agreement with the City, the developers chose to proceed at their own risk.
The section of code which states that no building site in existence on September 24, 2005 shall
be diminished except by warrant clearly applies to both parcels involved in this proposed re plat.
The proposal would diminish both lots 18 and 19 (parcel 1) in Coconut Grove Manor, as well as
the division of parcel 2 into 5 additional Tots. In total, this would Increase the density of this site
to 7 units from the former single unit, this directly contradicts the intent of the NCD-3 code.
While, the analysis done by the developer in an attempt to justify the appropriateness of
their proposed subdivision is largely irrelevant given the intent and language of NCD-3,
the following review and response to their analysis is presented below.
The increase in density is inconsistent with the former home and the existing abutting
neighboring properties. This is clearly a major increase in density as prohibited by NCD-3
zoning code.
Slide 1. Depicts canopy trees planted within 5' of a driveway. This would result in heaving of
the hardscape within a very short time period, the property owner would likely have the tree
removed. (Suitably sizeable replacement Canopy Trees require sufficient space for their
requisite root balls to grow and space for their limbs to spread.)
Slide 2. Apparently the developer is counting the "permeable paved spaces " (driveway, patio
etc.) as green space; paved spaces regardless of how permeable they may or may not be, will
never support canopy trees. Given the frequent errors by the developer these numbers are
highly suspect. No tree will ever grow on permeable hardscape such as a driveway or
patio.
Slide 4 The neighborhood standard in NCD-3 is not based on the size of nearby properties, as it
is for other parts of Miami. The neighborhood standard is easily understood and recognizes the
wide diversity of lot sizes in Coconut Grove; a single- family building site will remain one single
family site after the effective date of the NCD zoning code, September 24, 2005, period. This is
1 of 3
Submitted into the public
record for item(s) PH.4
on 09/08/2016, City Clerk
a simple standard that does not allow an increase in density, subdivision of Tots, or building sites
where they historically incorporate multiple lots.
The owner's analysis of properties on Battersea Road is not appropriate for this property, 4384
Ingraham Highway. Further their analysis considers less than 1/3 of the properties in a
circumference around 4384 Ingraham Highway, it ignores all those properties East of Ingraham
and South of Battersea, between % the and 2/3 rds of properties in a circumference.
Abutting properties and Lot to building ratios
lot Bldg. lot to bldg.
address size size ratio
4395Ingraham 15561 2934 5.303
4365Ingraham 11967 3928 3.046
4360 Ingraham 33948 4056 8.369
3921 Battersea 7900 1655 4.773
4035 Battersea 13000 2837 4.582
4061 Battersea 13000 2368 5.485
4050 Battersea 14750 5932 2.486
203 Ridgewood 11195 2818 3.972
4444Ingraham 12266 2210 5.550
4430 Ingraham 14325 2423 5.912
211 Ridgewood 10848 1600 6.780
219 Ridgewood 14000 2479 5.647
229 Ridgewood 16100 1543 10.43
188,860 72.34 sum
14,528 5.565 mean
13,000 5.489 median
4384Ingraham 66211.2 4723 14.01 Previous
units 1
Battersea Woods & lots
18&19 typical 9460 5200 1.819 Proposed
units 7
percent increase in
density 600% units 630.% I/b ratio
The increase in density is inconsistent with the former home and the existing abutting neighbor
properties. This is clearly a major increase in density as prohibited by NCD-3 zoning code.
Slide 13 This slide raises numerous questions: The property was purchased August 1, 2013 for
$3,262,500 There is a deed dated August 1 and another dated August 2, the 2nd deed has an
2of3
Submitted into the public
record for item(s) PH.4
on 09/08/2016, City Clerk
obvious error in that it has a legal description which only includes the .51 acre parcel, Tots 18 &
19 of Coconut Grove Manor, partially in Coconut Grove and partially in Coral Gables.
Apparently this attempt to circumvent the code, which worked for getting permits in Coral
Gables, required a Corrective Deed in October of 2015 after the plat and street committee
required it as a condition of a temporary replat.
How was this error made if the 4 or more attorneys involved did their due diligence?
The final plat was NOT approved at 14 July 2016 hearing as the developer asserts. It should not
be approved without a warrant, further no warrant should be approved as it violates the intent of
the NCD-3 code as well as nearly every objective in the intent of Miami-21 section 2.1.2 ..
How did the zoning department approve multiple building permits for this site in the first quarter
of 2016 when NCD-3 states that no more than one building permit for one single-family
residence is allowed for this site?
Why has the zoning department made five or more such errors, involving twenty
buildings, in just the southern portion of Coconut Grove in the past year?
Why have citizens' meetings with the city attorney, and numerous correspondences with the
zoning administrator, planning director and assistant city manager not brought this pattern of
incompetence or corruption to a halt?
Why have no less than three recent hearings, at which citizens petitioned and protested this lot
splitting problem, produced so little investigation of these irregularities?
Why have citizens requests for a change in protocol regarding approvals of tentative plats and
building permits in NCD-3 gone unmade and unanswered?
In conclusion, "passing the buck" for enforcement of the code needs to be brought to a
halt. The City Commission now has this opportunity as well as responsibility to put a
stop to these code violations. It is your duty to deny PH-4 and send a message to
developers, members of the zoning department, the Plat & Street committee and other
city employees that they must follow the code. Your conscientious attention to this
matter at this time would be greatly appreciated. To not do so would be to ignore the
repeated outcry of the effected neighborhood residents.
3 of 3
Submitted into the public
record for item(s) PH.4
on 09 08 2016, City Clerk
Remarks of Dr. Snyder
I would like to make these additional 68 petitions part of the record this brings the total petition signers
to 197.
I would also like to make the analysis e-mailed to you last Monday part of the record.
Before beginning my comments I wish to dispute some of the information included in Mr. Paul Figg's
submittal at the July 29 city commission meeting:
The property at issue hear comprises lots 18 & 19 in Coconut grove manor .51 acres and an unplatted
parcel of 1.01 acres , the two parcels are adjacent, all lots are contiguous, and combined have an area
of 1.52 acres. These lots were under the ownership of a single entity as evidenced by warranty deed
dated 1 August 2013. While parts of the two platted lots were in Coral gables apparently a sizeable
portion was in the Miami jurisdiction as these "remnants" increased the square footage of this
temporary replat from 43996 to in excess of 50,600.
The executive summary Section 3.6.g.1 specifying warrant requirements does not agree with the code.
The existence of lots 18 & 19 do in fact comply with the requirements for a warrant as cited by the Plat
and Street committee in Exhibit A item #25 and 26.
Commissioner Russell introduced on the record the Memo by Mr. Daniel Goldberg, Assistant City
Attorney. He outlines in Paragraph 2, the definition of a "building site". The third Paragraph however is
in error as part of the property was platted and as such it was aggregated, as evidenced by the warranty
deed dated August 12013, which I would like to submit. Tax records further confirm that these
contiguous parcels were under common ownership; thus one building site, until the sale of the two
homes the developer constructed on the diminished portions of lots 18 & 19, in December of 2015 and
March of 2016.
The same error applies to paragraph 5. Since there were contiguous lots, some platted some not.
Any attempt to circumvent the requirements of the NCD zoning code by selling off the platted portions
of a building site and claiming it is unplatted land must be rejected.
This instrument prepared by:
THOMAS L. HARRIS ESQ.
Thomas L. Harris, P.A.
9500 S. Dadeland Blvd., #600
Miami, FL 33156
Return To:
Law Offices of Gustavo Deribeaux
4904 SW 72 Avenue
Miami, FL 33155
Tax Folio Numbers: 03-4129-024-0240
01-4129-024-0241
03-4129-024-0250
01-4129-024-0251
01-4129-000-0210
11111111111111111111 1 111111111111111111111111
CFM 2013R0629083
OR Bk 28765 F9s 4850 - 4854; (5a9s)
RECORDED 08/09/2013 12:49:49
DEED DOC TAX 0.60
HARVEY RUVIN, CLERK OF COURT
MIAMI-DADE COUNTY, FLORIDA
WARRANTY DEED
THIS WARRANTY DEED made the f day of / , 2013, by
and between JAMES C. HOBBS, III, DOUGLAS H. HOBBS and RICHARD L.
HOBBS, individually and as surviving Successor Co -Trustees of
the MARGARET H. HOBBS 1997 REVOCABLE TRUST ("Grantors") and
BATTERSEA WOODS, LLC, a Florida limited liability company
("Grantee"), whose mailing address is 4904 SW 72 Avenue, Miami,
FL 33155.
WITNESSETH
THAT, the Grantors, for and in consideration of the sum of
TEN AND NO/00 DOLLARS ($10.00) and other good and valuable
considerations, to them in hand paid by the Grantee, the receipt
whereof is hereby acknowledged, hereby grant, bargain and sell
to Grantee, its successors and assigns forever, the following
described real property, located and situate in Miami -Dade
County, Florida, to -wit:
SEE EXHIBIT "A" — Legal Description attached hereto
The subject property is not the Homestead of
is it contiguous to or adjacent to
Grantors. Grantors reside at the
underneath their respective signatures
pages.
Book28765/Page4850 CFN#20130629088
Grantors, nor
the Homestead of
addresses listed
on the following
Submitted into the public()
record fprr it ln(s) Y
on
City Clerk
Page 1 of 5
Page 2 of 5
Warranty Deed: Margaret H. Hobbs 1997 Trust to Battersea Woods,
LLC
This conveyance is subject to the following:
1. Taxes for the year 2013, and subsequent years.
2. Conditions, restrictions, limitations, agreements,
reservations and easements of record, if any; but this
provision shall not operate to reimpose the same.
3. Zoning and other governmental regulations.
The Grantors do hereby fully warrant the title to the real
property hereby conveyed and will defend the same against the
lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, Grantors have executed this Warranty
Deed on the date and year written beside her respective
signature.
Witnesses:
in e : iNJ ,n ,�� ctnn,
Print Name: ,(afi{ Fj��Jc6jh.�
STATE OF AU A-4P4
COUNTY OF tijj & t 719-11P
AMES C. HOBBS, III
3913 Paces Ferry Drive
Atlanta, GA 30339-4415
The foregoin in trument was acknowledged before me this
/ day of , 2013, by JAMES C. HOBBS, III who is
personally known to me or who produced �►_ti).
as identification and did/did not take an oath.
:,.ibmitted into the public �'
)n cccord fqtq I�s)
g l p City Clerk
Printed Name:
Notary Public State of
ayp�, THOMAS L. HARRIS
Notary Public - State of Florida
My Comm. Expires Dec 16, 2015
Commission # EE 151630
Bonded Through NoOonal Notary Assn.
Book28765/Page4851 CFN#20130629088
Page 2of5
Page 3 of 5
Warranty Deed: Margaret H. Hobbs 1997 Trust to Battersea Woods,
LLC
Witnesses:
ri'P 11 Name: ,j,cttG,ni DOUHOBBS
623 Sho - ood Drive
a Seabrook, TX 77586
/6
Print Name: /(aY a /ky`j,firkc-,
STATE OF ([ U 4-1'►.
COUNTY OF mia,„_,/y14141
The foregoing i stru ent was acknowledged before me this
/ day ofj , 2013, by DOUGLAS HOBBS who is
personally known to me or who produced S...0
as identification and did/did not take an oath.
Printed Name:
Notary Public State of
THOMAS L. HARRIS
;,o" ,-, Notary Public - State of Florida
My Comm. Expires Dec 16, 2015
Commission # EE 151630
Bonded Thr•oneY "1 dcal Notaµy Assn.
Submitted into the public
record fqtritm(s)
on CO
Book28765/Page4852 CFN#20130629088 Page 3
Page 4 of 5
Warranty Deed: Margaret H. Hobbs 1997 Trust to Battersea Woods,
LLC
Witnesses:
COLA-- Z;;;;2
Print Name: Nsc.144.A% L CAAnr1 RICHARD L. HOBBS
/(u.wv
Print Name: caflc Flf,J[hatah
STATE OF FW AA"
COUNTY OF MA4pM.-4f=
18395 SW 248th Street
Homestead, FL 33031
The foregoing in tru�ent was acknowledged before me this
/ day of -�_ —, 2013, by RICHARD L. HOBBS who is
personally known to me or who produced "gel(
as identification and did/did not take an oath.
C
Printed Name:
Notary Public State of
oonYc�eo, THOMAS L. HARRIS
Notary Public - State of Florida
My Comm. Expires Dec 16. 2015
Commission # EE 151630
Bonded Through National Notary Assn.
Book28765/Page4853 CFN#20130629088
Submitted into the public p
record f r it m(s)
°n �� " City Clerk
Page 4 of 5
OR BK 23765 PG 4-854
LAST PAGE
Page 5 of 5
Warranty Deed: Margaret H. Hobbs 1997 Trust to Battersea Woods,
LLC
EXHIBIT "A"
LEGAL DESCRIPTION
Parcel 1:
Lots 18 and 19 of Block 2, of COCONUT GROVE MANOR, a subdivision
according to the Plat thereof, as recorded in Plat Book 17, at
Page 19, of the Public Records of Miami -Dade County, Florida.
Parcel 2:
A parcel of land located in Section 29, Township 54 South, Range
41 East, Dade County, Florida, being more particularly described
as follows: Begin at the intersection of the Northwesterly
Right of Way Line of Ingraham Highway and the Northeasterly
corner of Lot 19, Block 2, of aforementioned Plat of Coconut
Grove Manor; thence proceed West along the Northerly line of
aforementioned Lot 19, and its Westerly projection, 278.58 feet;
thence along a line 200.00 feet Easterly of and parallel to the
East line of Lot 1, Block 2, of said Plat of Coconut Grove
Manor, North 140.75 feet to the intersection with the Southerly
Right of Way line of Battersea Road as it appears on the Plat of
Coconut Grove Manor, thence East along said Southerly Right of
Way Line of Battersea Road, 350.95 feet to a point of curvature
of a circular curve to the right, concave Southwesterly and
having for its elements a central angle of 127' and a radius of
25.00'; thence along the arc of said curve 55.41 feet to a point
of tangency of said curve, said point also being on the
Northwesterly Right of Way Line of aforementioned Ingraham
Highway; thence along said Northwesterly Right of Way Line at
Ingraham Highway S.37"W. 72.63 feet; thence S 47°50'00" W, 65.88
feet to the Point of Beginning.
Book28765/Page4854 CFN#20130629088
Submitted ingto the public (�
re orl it I I (S) f ' "1
City Clerk
Page 5 of 5
I I I I I I I I I I I I IIIII I I I I I IIIII I I I I I IIIII I I I I I I I I
This instrument prepared by:
THOMAS L. HARRIS ESQ.
Thomas L. Harris, P.A.
9500 S. Dadeland Blvd., #600
Miami, FL 33156
Return To:
Law Offices of Gustavo Deribeaux
4904 SW 72 Avenue
Miami, FL 33155
Tax Folio Numbers: 03-4129-024-0240
01-4129-024-0241
03-4129-024-0250
01-4129-024-0251
CF141 2C)13RO6290855
OR Bk 28765 Pss 4837 - 4840; (4P95)
RECORDED 08/09/2013 12:49:49
DEED DOC TAX 19,575.00
SURTAX 14'681.25
HARVEY RUVIN, CLERK OF COURT
MIAMI-DADE COUNTY, FLORIDA
WARRANTY DEED
THIS WARRANTY DEED made the 207 day of AJ( 5t 2013, by
and between JAMES C. HOBBS, III, DOUGLAS H. HOBBS and RICHARD L.
HOBBS, individually and as surviving Successor Co -Trustees of
the JAMES C. HOBBS, II REVOCABLE TRUST Dated February 6, 1997,
as amended (Grantors") and BATTERSEA WOODS, LLC, a Florida
limited liability company ("Grantee"), whose mailing address is
4904 SW 72 Avenue, Miami, FL 33155.
WITNESSETH
THAT, the Grantors, for and in consideration of the sum of
TEN AND NO/00 DOLLARS ($10.00) and other good and valuable
considerations, to them in hand paid by the Grantee, the receipt
whereof is hereby acknowledged, hereby grant, bargain and sell
to Grantee, its successors and assigns forever, the following
described real property, located and situate in Miami -Dade
County, Florida, to -wit:
Lots 18 and 19 of Block 2, of COCONUT GROVE MANOR,
a subdivision according to the Plat thereof, as
recorded in Plat Book 17, at Page 19, of the Public
Records of Miami -Dade County, Florida.
The subject property is not the Homestead
is it contiguous to or adjacent to
Grantors. Grantors reside at the
underneath their respective signatures
pages.
of Grantors, nor
the Homestead of
addresses listed
on the following
Submitted into the public
record fVr item(s)
on
Book28765/Page4837 CFN#20130629085
City Clerk
Page 1 of 4
Page 2 of 4
Warranty Deed: James C Hobbs,II Trust to Battersea Woods, LLC
This conveyance is subject to the following:
1. Taxes for the year 2013, and subsequent years.
2. Conditions, restrictions, limitations, agreements,
reservations and easements of record, if any; but this
provision shall not operate to reimpose the same.
3. Zoning and other governmental regulations.
The Grantors do hereby fully warrant the title to the real
property hereby conveyed and will defend the same against the
lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, Grantors have executed this Warranty
Deed on the date and year written beside her respective
signature.
Witnesses:
Print Name: W,cf}it ` Cinn,5T
A"."0:4.4
Print Name: AC) lie r 1e J'c h
STATE OF ()Olt"
COUNTY OF M\ga0A.N044,N'F
ES C. HOBBS, III
3913 Paces Ferry Drive
Atlanta, GA 30339-4415
The foregoing instrument was acknowledged before me this
1 day of S , 2013, by JAMES C. IjOBBBS LIII who is
personally known to me or who produced ((�o
as identification and did/did not take an oath.
Submitted into the public
record for it m(s) Tn-...
on I% l City Clerk
Printed Name:
Notary Public State of
THOMAS L. HARRIS
..1FryVIPL (•-•
`ns Notary Public - State of Florida
My Comm. Expires Dec 16, 2015
z. Commission # EE 151630
Bonded Through National Notary Assn
Book28765/Page4838 CFN#20130629085
Page 2 of 4
Page 3 of 4
Warranty Deed: James C Hobbs,II Trust to Battersea Woods, LLC
Witnesses:
��- C
Print Name: YJittizt S c C inniSTb^=
Print Name: 1(7cttr' F/c jchrnu
STATE OF
COUNTY OF illAIA,V-l06440-
DOUG HOBB
623 Shorewood Drive
Seabrook, TX 77586
The foregoing i strument was acknowledged before me this
day of
u^.
2013, by DOUGLAS H. HOBBS who
personally known to me or who produced
identification and did/did not take an oath.
as
irk AL
is
Printed Name:
Notary Public State of
••PavTHOMAS L. HARRIS
P`8 ����
Notary Public - State of Florida
rt r.�; •`_ My Comm. Expires Dec 16, 2015
Commission # EE 151630
," Bonded Through National Notary Assn.
Submitted into the public �j
(\ 4
record for i em(s) ,
on I () City Clerk
Book28765/Page4839 CFN#20130629085 Page 3 of 4
OR BK 28765 PG 4840
LAST PAGE
Page 4 of 4
Warranty Deed: James C Hobbs,II Trust to Battersea Woods, LLC
Witnesses:
Print Name:
6.61
rv+c1+4:AK L CInnrWK) RICHARD L. HOBBS
18395 SW 248th Street
Homestead, FL 33031
Print Name: /(otf,c F/(i.)Ch.�
STATE OF f^f 0od
COUNTY OF Nvo y{,W-'04 4P
The foregoing =nstr ment was acknowledged before me this
day of iku , 2013, by RICHARD L. HOBBS who is
personally known to me or who produced ice(
as identification and did/did not take an oath.
Printed Name:
Notary Public State of
.tp{yYP. THOMAS L. HARRIS
-: Notary Public - State of Florida
•5 My Comm. Expires Dec 16, 2015
Commission # EE 151630
"° '" Bonded Through National Notary Assn.
Submitted into the public
record f r it m(s) �� 1
on I c 1I 6 City Clerk
Book28765/Page4840 CFN#20130629085 Page 4 of 4
This instrument prepared by:
THOMAS L. HARRIS ESQ.
Thomas L. Harris, P.A.
9500 S. Dadeland Blvd., #600
Miami, FL 33156
Return To:
Law Offices of Gustavo Deribeaux
4904 SW 72 Avenue
Miami, FL 33155
Tax Folio Numbers: 03-4129-024-0240
01-4129-024-0241
03-4129-024-0250
01-4129-024-0251
01-4129-000-0210
111111111111111111111111111111111111111111111
CFN 2015R0705910
OR BY. 29841 Pss 2072-2076 (5Pss)
RECORDED 11/004/2015 10:07:06
DEED DOC TAX $0.60
HARVEY RUVIN, CLERK OF COURT
MIAMI-DADE COUNTY, FLORIDA
CORRECTIVE WARRANTY DEED *
THIS WARRANTY DEED made the —"day of October, 2015, by
and between JAMES C. HOBBS, III, DOUGLAS H. HOBBS and RICHARD L.
HOBBS, individually and as surviving Successor Co -Trustees of
the MARGARET H. HOBBS 1997 REVOCABLE TRUST ("Grantors") and
BATTERSEA WOODS, LLC, a Florida limited liability company
("Grantee"), whose mailing address is 4904 SW 72 Avenue, Miami,
FL 33155.
WI TN KS. S. E. I :
THAT, the Grantors, for and in consideration of the sum of
TEN AND NO/00 DOLLARS ($10.00) and other good and valuable
considerations, to them in hand paid by the Grantee, the receipt
whereof is hereby acknowledged, hereby grant, bargain and sell
to Grantee, its successors and assigns forever, the following
described real property, located and situate in Miami -Dade
County, Florida, to -wit:
SEE EXHIBIT "A" — Legal Description attached hereto
*Documentary Stamp taxes were paid in connection with this
transfer pursuant to Deed Recorded 8/9/13 in OR Book 28765 Page
4837, Public Records of Miami Dade County
The subject property is not the Homestead of Grantors, nor
is it contiguous to or adjacent to the Homestead of
Grantors. Grantors reside at the addresses listed
underneath their respective signatures on the following
pages.
Submitted into the public PL�n
Ct (6(
record�(5)
on 1� • City Clerk
Book29841/Page2072 CFN#20150705910 Page 1 of 5
Page 2 of 5
Corrective Warranty Deed: Margaret H. Hobbs 1997 Trust to
Battersea Woods, LLC
This conveyance is subject to the following:
1. Taxes for the year 2013, and subsequent years.
2. Conditions, restrictions, limitations, agreements,
reservations and easements of record, if any; but this
provision shall not operate to reimpose the same.
3. Zoning and other governmental regulations.
The Grantors do hereby fully warrant the title to the real
property hereby conveyed and will defend the same against the
lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, Grantors have executed this Warranty
Deed on the date and year written beside her respective
signature.
Witnesses:
Print Name: Caliyi /'/1x?krnhth
Pri t Name: 1//(,Pkn/ii
STATE OF
COUNTY OF
S C. HOBBS, III
3913 Paces Ferry Drive
Atlanta, GA 30339-4415
The foregoing instrument was acknowledged before me this
S day of October, 2015, by JAMES C. HOBBS, III who is
personally known to me or who produced 64eAvo, 1),„744er (.rur+s .
as identification and did/did not take an oath.
IAN
9COTPFUNS
Notary Public, Sato of F1odds
Commloolon0 FF 24$729
Ab oomri. oohs .Ar.23,1019
Soil- t-1-riv-N
Printed Name:
Notary Public State of
Submitted into the publics
record fir itpm(s) Y
on q I X i1 6 City Clerk
Book29841/Page2073 CFN#20150705910 Page 2 of 5
Page 3 of 5
Corrective Warranty Deed: Margaret H. Hobbs 1997 Trust to
Battersea Woods, LLC
HOBS
623 Shod od Drive
Seabrook, TX 77586
Print Name: A„a,;d 12,Sq►cs
STATE OF -lex l.j
COUNTY OF l-cw r tS
The foregoing instrument was acknowledged before me this
gr1'1 day of October, 2015, by DOUGLAS H. HOBBS who is
personally known to me or who produced -17(bL
as identification and did/did not take an oath.
MARISSA CREEL
Notary Public.
STATE OF TEXAS
My Comm. Exp. Jan. 15. 201 S
Printed Name: Mgri.Ls . Cree_l
Notary Public State of
Submitted into the public
record f r item(s) r 1.1
on pp
I I X I I 6 • City Clerk
Book29841/Page2074 CFN#20150705910 Page 3 of 5
Page 4 of 5
Corrective Warranty Deed: Margaret H. Hobbs 1997 Trust to
Battersea Woods, LLC
Witnesses:
Print Name:
0. Jrec. CG,,lbeIt
STATE OF fL-O iL.LsJ ►4"
COUNTY OF h
RICHARD L. HOBBS
18395 SW 248th Street
Homestead, FL 33031
The foregoing instrument was acknowledged before me this
3() day of October, 2015, by RICHARD L. 4OBBS wh2 is
personally known to me or who produced (inf e•
as identification and did/did not take an oath.
CPpY 'v6 Raina Perez
State of Florida
N' ; My Commission Expires 10/28/2017
4'OF F".Commission No. FF 66716
Printed Name </aen4 •
Notary Public State of 0,(j ()ix7
Submitted into the public 0
record fqr itpm(s) r
on 1 �I 6 City Clerk
Book29841/Page2075 CFN#20150705910 Page 4 of 5
OR Bk 29841 PG 2076
LAST PAGE
Page 5 of 5
Corrective Warranty Deed: Margaret H. Hobbs 1997 Trust to
Battersea Woods, LLC
EXHIBIT "A"
LEGAL DESCRIPTION
Parcel 1:
Lots 18 and 19 of Block 2, of COCONUT GROVE MANOR, a subdivision
according to the Plat thereof, as recorded in Plat Book 17, at
Page 19, of the Public Records of Miami -Dade County, Florida.
Parcel 2:
A parcel of land located in Section 29, Township 54, South,
Range 41, East, Miami Dade County, Florida, being more
particularly described as follows: Begin at the intersection of
the Northwesterly Right of Way Line of Ingraham Highway and the
Northeasterly corner of Lot 19, Block 2, of aforementioned Plat
of Coconut Grove Manor; thence proceed West along the Northerly
line of aforementioned Lot 19, and its Westerly projection,
278.58 feet; thence along a line 200.00 feet Easterly of and
parallel to the East line of Lot 1, Block 2, of said Plat of
Coconut Grove Manor, North, 140.75 feet to the intersection with
the Southerly Right of Way line of Battersea Road as it appears
on the Plat of Coconut Grove Manor; thence East along said
Southerly Right of Way Line of Battersea Road, 350.95 feet to a
point of curvature of a circular curve to the right, concave
Southwesterly and having for its elements a central angle of
127 ° 00' 00" , and a radius of 25.00 feet; thence along the arc of
said curve 55.41 feet to a point of tangency of said curve, said
point also being on the Northwesterly Right of Way Line of
aforementioned Ingraham Highway; thence along said Northwesterly
Right of Way Line at Ingraham Highway S.37°00'00"W, 72.63 feet;
thence S 47°50'00"W, 65.88 feet to the Point of Beginning.
Submitted into the public
record f r it m(s)
on 11 I
City Clerk
Book29841/Page2076 CFN#20150705910 Page 5 of 5