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HomeMy WebLinkAboutApplication & SAP Binder Supporting DocsSHEET INDEX Section B. Overall Project Description B1 B1.1 B2. B3. B3.1 B4.1 134.2 B4.3 Alt.B4.3 B4.4 Alt. B4.4 B4.5 B4.5.1 AIt.B4.5.1 B4.6 Alt. B4.6 B4.7 B4.7.1 Alt. B4.7.1 B4.8 B4.9 B4.9.1 AIt.B4.9.1 B4.9.2 Alt B4.9.2 B4.10.1 B4.11.1 B4.12 B4.12.1 Alt.B4.12.1 B4.12.2 AIt.B4.12.2 84.13 B4.13.1 AIt.B4.13.1 B4.13.2 AIt.B4.13.2 B4.14 64.14.1 B4.14.2 AIt.B4.14.2 B4.14.3 B4.14.4 AIt.B4.14.4 Survey Property Information Project Team List Introduction, Vision & History of Ransom Everglades Introduction, Vision & History of La Brisa Location in the Region & Surrounding Neighborhoods Current Site Images Special Area Plan Proposed Master Plan Properties Special Area Plan Proposed Master Plan Properties Special Area Plan Proposed Master Plan Properties & Boundaries Special Area Plan Proposed Master Plan Properties & Boundaries Existing Zoning Proposed Zoning Proposed Zoning Future Land Use Future Land Use 2014 Approved SAP Site Zoning Summary 2016 Proposed SAP Site Zoning Summary 2016 Proposed SAP Site Zoning Summary Existing Lot Layers 2014 Approved SAP Lot Layers 2016 Proposed Site Plan Lot Layers 2016 Proposed Site Plan Lot Layers 2014 Approved SAP / 2016 Proposed SAP 2014 Approved SAP / 2016 Proposed SAP La Brisa - Original vs Addition Areas Diagram Special Area Plan Proposed Master Plan Key Natural Figures 2014 Approved SAP Site Plan Revised Site Plan Revised Site Plan Revised Site Plan Revised Site Plan 2014 Approved Master Plan Revised Master Plan Revised Master Plan Revised Master Plan Revised Master Plan 2014 Approved Building Plan Revised Building Plan Revised Building Plan Revised Building Plan 2014 Approved SAP Floorplate and Distance Separation 2016 Proposed SAP Floorplate and Distance Separation 2016 Proposed SAP Floorplate and Distance Separation B4.14.4.1 2016 Proposed SAP Parking and Distance Separation Alt.B4.14.4.1 2016 Proposed SAP Parking and Distance Separation B4.14.4.2 2016 Proposed SAP Parking and Distance Separation AIt.84.14.4.2 2016 Proposed SAP Parking and Distance Separation B4.14.4.3 2016 Proposed SAP Walkway Dimensions AIt.B4.14.4.3 2016 Proposed SAP Walkway Dimensions B4.15 Special Area Plan Proposed Building Summary AIt.B4.15 Special Area Plan Proposed Building Summary B4.16 Existing Green Space B4.16.1 Proposed Green Space AIt.B4.16.1 Proposed Green Space B4.17 Existing Civic Space B4.17.1 Proposed Civic Space AIt.B4.17.1 Proposed Civic Space B4.18 Known Existing Legal Non -Conformities Section C. Thoroughfares and Circulation C1 2018 Proposed Vehicular Site Circulation Plan AIt.C1 C1.1 Alt C1.1 C2 C2.1 AIt.C2.1 C3 C4 AIt.C4 C5 AltC5 2016 Proposed Vehicular Site Circulation Plan 2016 Proposed Pedestrian/Bicycle Site Circulation Plan 2016 Proposed Pedestrian/Bicycle Site Circulation Plan Existing Loading Circulation Plan 2016 Proposed Loading Circulation Plan 2016 Proposed Loading Circulation Plan Existing Vehicular and Bicycle Parking Plan 2016 Proposed Vehicular and Parking Plan 2016 Proposed Vehicular and Parking Plan Parking Diagram Parking Diagram Section D. Examples and Illustrations D1 Existing and Proposed Sections D2.1 Existing Section 1 and Proposed Section 1 (E/W) D3.1 Existing Section 2 and Proposed Section 2 (ENV) Alt.D3.1 Existing Section 2 and Proposed Section 2 (ENV) D4.1 Existing Section 3 and Proposed Section 3 (N/S) AIt.D4.1 Existing Section 3 and Proposed Section 3 (N/S) D5.1 Existing Section 4 and Proposed Section 4 (N/S) D8.1 Existing Section 5 and Proposed Section 5 (N/S) D6.2 Existing Section 6 and Proposed Section 6 (N/S) D7.1 Proposed N/S Sections through Royal Road 08.1 Buildings to be Removed and Context Views D8.2 Context Views A-E D8.3 Buildings to be Removed F-L D8.3.1 Buildings to be Removed M-N D8.4 Buildings to be Removed 1-6 D8.5.1 Buildings to be Removed 7-12 D9 Photometric Plan AIt.D9 Photometric Plan D9.1 Special Area Plan Proposed Details and Materials D9.2 Special Area Plan Proposed Details and Materials Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida Section E. Landscape E1 Introduction E2 Campus Character E3 Existing Views: Entry and Parking E4 Existing Views: Central Campus E5 Existing Views: Athletics and Bay E6 Existing Views: La Brisa E7 Conservation E8 Tree Preservation E9 Tree Surveys Et 0 Before and After - Tree Canopy Changes E11 Proposed Tree Canopy Changes Ell Buffer & Street Tree Improvement Plan E13 Tree Inventory and Assessment Original SAP E14 Tree Disposition - Original SAP E15 Arborist Report - La Brisa E16 Tree Disposition - La Brisa E17 Tree Protection & Construction E18 Campus Placemaking E19 Campus Placemaking E20 Campus Placemaking E21 Campus Placemaking Principles E22 Landscape/Hardscape Master Plan E23 Landscape Master Plan -Vision E24 Campus Connectivity & Landscape Improvements E25 Additional Property Entry on Main Highway E26 Campus Plant List E27 Green Initiatives E28 Campus Community CITY OF MIAMI HEARING BOARDS PL4Na REVIEW H. k -- Sheet Index bowie I gridley architects OUZ TUDI TOUZETSTUDIO September 11, 2017 I iI I � I _ _� ,_.L��__1I l -1 ` I EXPANDED .IL PARKING LAYER I '%r a I AREA SETBA 30' FR BASE BUILD/ —1 GUEST COTTAGE ACADEMIC' ADMINISTRATION/ DINING PINE ARTS STEM / ACADEMIC BUILDING LAYER 2 & 3 SETBACK 25' FROM PL "THE GREEN" IBRARY GARAGE) ACADEM ON/ CHILLER LUDINGTON HALL r—C---_- _-f=_ - .- -r_ DlOber5,2017 PanSaln ceralatles SAaal-SINGIal PROW ISAPI'14 cages COMMENTSPUBLIC WOKS SUBMITTED Br. Abraham Bacbaar, P.E, Prate...tat Engineer 111 s roug shox locations. Monument Llne and StreetcenterlIne along with 1,,elr dmeoalom to the • Proposed parldnig lot area enctoacnrnents Into essvMld msorM from base kbuioing lines.a. right of e�rrealsnmve permitted. • All right of way street cro5a mclbos 511all be ...Ins to City of Mem, Public Weida Engineenne standards • NI driveway a,Praamer mall be according to on or Nand Public Works Engineeringsaneerns. engineering en(M -7.3)1s.required for all constructIons related to educational facilitles. • Ee.nan.o°Ia.l,1m TPW-7ErnD) a,.aa ,m,000,.r.. and, .o.eaa<.l. work- Traffic and pavement 'narking, All encroachments into right co: mty.nacenermw,a. stec..ar.netlre.rlp hand rbe atliavea to sheatfbarf om eng area nwarm.ea g,we...,a right of way. ogern.smezp oc m.wals, et< n pain pen- uermm. grata wed,. cannot lae.anged to mommedale the proposed ko,din8 • rnaTnt.ance agreement between the city ar, tM1e proparlynoaner is reputred for any non-standard • lOaawa.rantliBanamOSIcam,WMAmalrenDisability.(ODA)...nei. • project ofmiamlMwr in construction rmsIbisaanctwI rp BraInEP.grarmwarar,FrosbnondSediment Control tattrbePub.worksDea anent • Roadway restoration etrirg canStIndian Shall Onlo.000 fM miro rasa yaw e .Th pavementggavenOes etg.iremunbackeroftlusrartl rrmdiandetitlsM.11ri • PliblICV,i0.5 redllres that nod... of vehicular travel lanes will porMitted daring the course of ..t,,paion 0." a temporary replacement lane, appro. canstrucLed and inalotertance of lIMIreriewro=oy*e°rr,Ofcontractor throughout gemmnn f of the • PE landxaPlns re,areperm,. avwrrerl,nana aPPro.,lfmm Pbn, Parrmeng-EnvI,a.mmral A A ((. L t C D _ CQjVIPETITtQjI E R MATH - SCIENCE LAYER I SETBACK ROYAL ROAD 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley j architects OUZ TUDI TOUZETSTUDIO P,ub%WU Ely GYMNASIUM CRY OF MIAMI NEARING BOARDS PLANS REVIEW11,I4'1 Hearing agar. Si• �. . "`t- � Io%oo- foao co PLAYING FIELD O c› 60 0, Special Area Plan Proposed Master Plan Properties September 11, 2017 AIt.B4.3 RANSOM EVERGLADES UPPER SCHOOL : 2016 PROPOSED SAP SITE ZONING SUMMARY EXISTING SITE DATA REQUIRED BY ZONING 2019 APPROVED SAP 2016 PROPOSED SAP ZONING CLASSIFICATION T3-R with NCD-3 Overlay Special Area Plan - Ransom Everglades Upper School Special Area Plan - Ransom Everglades Upper School TOTAL NET SITE AREA 18.396 ACRES 801,319.5 SF 62,769 SF Submerged Unchanged Unchange, 50%max. first floor 11.45 ACRES 498,792 SF 30,795 SF Submerged 18.396 ACRES (11.45 + 6.945) 801,319.5 SF (498,792+302,527) (Includes Submerged Area 62,769 SF [30,795 + 31,974]) BUILDING AREA - GSF 167,549 GSF' NA 216,451 GSF" ( 61,020 Net New GSF Building Area )' 279,952 GSF' (112,403 Net New GSF Building Area )' LOT COVERAGE - BUILDING FOOTPRINT 113,749 SF** 14.2% 397,962 SF 49.7% 109,183 SF'" 13.6% 133,931 SF" 16.7% MAXIMUM NUMBER OF STORIES & HEIGHT Aquatics Center 37'-1"to eave/41'-4"to highest Gymnasium - 3 stories 24'-6" to eave/55'-6" to highest point a. Principal Building: 2 stories and 25 ft. to eave maximum b: Outbuilding. 2 Zones B, C, E, H: 28' max habitable height, 36' max bldg. height Zones A, F: 43'-7" max habitable height, 45'-4" max bldg. height Zone D:45' max habitable height, 56' max bldg. height Zone K: 55'-6" max habitable height, 56'-6" max bldg. height Zone A: 43'-7" max habitable height, 45'-4" max bldg. height Zones e, D: 45' max habitable height, 56' max bldg. height Zone C:28' max habitable height, 38' max bldg. height Zone E: Pagoda Preservation Zone Zone F: 39' max habitable height, 45'-4" max bldg. height Zone H: Parking Zone (No Height) Zone K: 55'.6" max habitable height, 56'-6" max bldg. height Zone L: 28'-8" max habitable height, 34'-1" max bldg. height Zone M: 18' max habitable height, 24' max bldg. height Zone 5, 25' max habitable height, 35' max bldg. height Zone 0: 28' max habitable height, 38' max bldg. height SETBACKS a. Principal Front - Main Hwy b. Secondary Front - Royal Rd c. Side d. Waterfront 67 ft. +/-to Gate House 30'-2" to nearest existing structure Varies: 27.5' to 5'-1' at grandstands 20 ft. min. 20 ft. min. 10 ft. min. 10 ft. min. 20 ft. min. 30 ft. min. 10 ft. min. 27.5' min. 20 ft. min. 30 ft. min. 10 ft. min. 25' min. 20 ft. min. PARKING LOADING BERTHS BICYCLE RACK SPACES 268 Parking Spaces 3 Loading Zones, 480 sf each (12' x 40')" behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces 241 Parking Spaces a. Schools - Min. of 1 parking spaces for ea. b. 1 visitor parking space per 100 students c. 1 parking space per 5 students in grades (approx. 160 students per 11 and 3 Loading Berths a. 3 berths for building areas of 100,000 sf b. 420 sf each 11 Bike Rack Spaces a. 1 bike rack space for every 20 car parking Faculty/Staff (160) (8 spaces) 11 and 12. (73) 12 grade) - 250,000 sf) spaces 210 Parking Spaces' ' All parking spaces are provided on campus. Additional parking spaces on campus may 6e provided underground or in a parking garage in the parking zone. 3 Loading Zones, 480 sf each (12' x 40')" *Loading zones serve: 1) three small dumpsters behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces 265 Parking Spaces' "All parking spaces are provided on campus. Additional parking spaces on campus may be provided underground or in a parking garage in Zone H. Underground Parking may also be provided in zones D and O. 3 Loading Zones, 480 sf each (12' x 40')' * Loading zones serve: 1) dumpsters/deliveries in service area for new AoademiclAdmin/Dining building, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces CIVIC SPACE (See B4.17 8,134.17.1) GREEN CIVIC SPACE (See 64.17&134.17.1)*" GREEN SPACE (See B4.16 & B4.16.1)"" PERVIOUS PAVING (See 64.16 & B4.16.1) SUBMERGED AREAS (See 64.16 & B4.16.1) IMPERVIOUS PAVING (See B4.16& 64.16.1) 43,172 SF 5.4% 0.99 Acres 108,789 SF 13.6% 2.50 Acres 435,955 SF 54.4% 10.01 Acres 41,590 SF 5.2 % 0.95 Acres 62,769 SF 7.6% 1.44 Acres 183,087 SF 22.9% 4.20 Acres 39,796 SF 5.0% 238,774 SF 29.8% " " 30% Min green space for Coconut Grove Neighborhood District Conservation 43,172 SF 8.7% 0.99 Acres 108,789 SF 21.8 % 2.50 Acres 151,502 SF 30.4% 3.48 Acres 39,830 SF # 8.0% 0.91 Acres 30,795 SF # 6.2% 0.71 Acres 144,344 SF # 28.9% 3.31 Acres 58,299 SF 7.3% 1.34 Acres 161,307 SF 20.1% 3.70 Acres 409,368 SF 51.1 % 9.40 Acres 39,830 SF 0 5.0% 0.91 Acres 62,769 SF # 7.8% 1.44 Acres 207,492 SF # 25.9% 4.76 Acres 1) All existing building measurements are to face of exterior well and are approximate for planning purposes. 2) GSF building areas includes covered outdoor walkways witnin the boding footprint "" 3) Footprint areas include covered, outdoor walkways associated wrfh individual buildings but exclude covered sidewalks. " 4) Civic Space includes green space pursuant to A.3 3.6.1.4 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects ouZ TUDI TOUZETSTUDIO CFTV OF MIAMI HEARING BOARDS PLANS REVIEW Howe aora SCn - J15i1 � P6x.. m%'m Ling ('1 -; ro(5.(ra- e spol.."bove4a.8axxP.x�4 2016 Proposed SAP Site Zoning Summary September 11, 2017 Alt.B4.7.1 2014 Approved SAP Ransom Everglades School Upper Campus Special Area Plan \\., 0 Coconut Grove, Florida bowie I gridley architects TOULh I STUDIO 2016 Proposed SAP CITY OF MIAMI NEARING BOARDS PLANS REVIEW HearMg Boa. 5: • P. I. III o/c umm• o is ! /S, / 1 rne m�ro ou, ! e ...�� ee� roee na Nar m,wa.a 2014 Approved SAP / 2016 Proposed SAP September 11, 2017 Alt. B4.9.2 ACCESS MAIN ENTRANCE GUEST GOTTA' PARKING PHASE COUNT Existing 268 Approved SAP 210 Proposed SAP 265 ACADEMIC/ "THE GREEN I ADMINISTRATION/�A DINING FINE ARTS STEM I ACADEMIC BUILDING AC-3 NEW LUDINGTON HALL EXISTING BUILDINGS SLATED FOR UPDATES/REDEVELOPMENT/ RELOCATION (ON OR OFF SITE) & BLDG SYSTEM IMPROVEMENTS NEW APPROVED 2014 APPROVED SAP BUILDINGS ACADEM THE AGOD 25' SETBACK FROM MANGROVES LA.L TOB - - ROGRAMM D J COMPS I I110N POOL REA TO BE RE -LANDSCAPED NB / (NR PROV'DF EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION / REBUILDING / REDEVELOPMENT (PROPOSED SAP) ✓ — 1 EXISTING AREA ` j AVAILABLE TO BE REPROGRAMMED / RELANDSCAPED AND TO INCLUDE WALKWAY / PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley I architects out TUDI TOUZEFSTUDIO GYMNASIUM NEW BUILDINGS (PROPOSED SAP) 0' 50' 100' 200' CITY OF MIAMI HEARING BOARDS PLANS REVI,EEW��4����-, %ea.. os.L woods (D/f' 0-- or C eb....* mow e... oa I, Vwwal Revised Site Plan September 11, 2017 Alt. B4.12.1 LAYER 1 SETBACK 30' FROM BBL PROPERTY LINE BASE BUILDING LINE EXISTING MAIN ENTRANCE TO REMAIN POINT OF MEASURE FOR BUILDING HEIGHTS 17.18' NGVD LOT112 II ZONE A -45'4"MAX BLDG. HT -45'-4" EXIST. AUDITORIUM HT. - 62.84' NGVD HT HABITABLE HT R283 M PL10 SETBACK UNE ZONE H - PARKING ZONE FR :.F�gCK 25 M PL • EXISTING DRIVEWAY TO BE PAVEDAND / OR TO BECOM GRASS PAVER OR ALTERNATIV MATERIAL SUITA LE FOR PARKIN/ ..... of .... r ZONE G5 ZONE O tNVIRONMENTAL - 38' MAX. BLDG. HT. . RESERVATION - 28' MAX. HABITABLE HT. t ZONE JI& n et M EXISTING BAND COTTAGE eim ti 1 PORTION OF—_ EXIST WALL rZONE B TO BE - 56' MAX. BLDG. HT. DEMOLISHED 45' MAX. HABITABLE HT. •- L1s ..- - `1 ZONE G2 .• -NEW QUAD r AND GREEN SPACE •....... ZONE D - 56' MAX. BLDG. HT. - 45' MAX. HABITABLE HT ZONE G4* EXISTING DINING HALL AVAILABLE FOR DEMOLITION r ... ZO N ZONE H } PARKING ZONE ZONE G6" E G3 ERVATION ZONE RGENCY i i~ 11 ZONE c i i i I�\\\ I 1 ,l - 38' MAX. BLDG. HT- - 28' MAX. HABITABLE HT LOT 13 I LOT 11 I LOT 10 I LOT 9 L LOT Be I I. . ' /6/61U3214E..:___1 FEMA FEMA ZONEAE , I ZONE X (EL 13) LAYER 1 SETBACK 10' FROM PL & BBL BASE BUILDING LINE & PROPERTY LINE NEW GATED SITE ACCESS & CURB CUT I LAYER 2&3 ZONE MAX BLDG HT MAX HABITABLE HT. ZONE A 45'4" ZONE B 56' 45' ZONE C 38' 28' ZONE D 56' 45' ZONE E - PAGODA PRESERVATION ZONE ZONE F I 45'-4" 39' FEMA FLOOD ZONE DESIGNATIONS (MAP REVISED SEPTEMBER 11, 2009) ZONE VE: C. ' ' FLOOD ZONE WITH VELOCITY HAZARD WHERE BASE FLOOD ELEVATION IS W Sd R-SURFACE ELEVATION OF THE 1%ANNUAL CHANCE FLOOD ZONE-1j CI OD HAZARD AREA WHERE THE BASE FLOOD ELEVATION IS DETERMINED ZONE X: REA OF 12%ANNUAL CHANCE FLOOD; AREAS OF 1%ANNUAL CHANCE FLOOD GE DEPTHS OF LESS THAN 1 FOOT ZONE X': A _ .. SIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN me se 25' SETBACK FROM MANGROVES LABLE TO BE REPROGRAMMED AREATO BE RE -LANDSCAPED AND OR PROVIDE WALKWAY/ PEDESTRIAN CONNECTION ZONE G7 "1 MANGROVE PRESERVATION ZONE FE V A ZONE VE (EL 15) ZONE J ATHLETIC RESERVE 1' 1 ZONE K -56'-6' MAX BLDG. HT. -56'-6' EXISTING GYM 1 1 BLDG. HT. 1 I -62.86' NGVD HT 1 - 55'-6' MAX. HABITABLE HT. 1 - EXISTING SETBACK 1 19.5 MIN. MAINTAINED 1 ..a LESS MAINTAINED EMERGENCY ACCESS ZONE MAX BLDG HT. MAX HABITABLE HT. ZONE H ZONE K 56'-6" 56-6" ZONE L 34'-1" 28'-8" ZONE M 24' 18' ZONE N 35' 28' ZONE 0 38' 28' UNDERGROUND PARKING MAY BE PROVIDED IN ZONES D,H, AND 0 ONLY IF PARKING GARAGE APPROVED BY P&Z BOARD Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie gridley architects TOULh I STUDIO EXISTING MATH & SCIENCE, AND MARINE SCIENCE AVAILABLE FOR DEMOLITION ATHLETIC FIELD TO REMAIN —TREE GROVE TO BE PRESERVED 0' 50' 100' 200' ZONE G - NOTES i ZONE G1 Shall be no less than 14,000sf.. In the event that the existing dining hall is demolished, no new buildings will be rebuilt in Zone G1. Gazebos, picnic tables, benches, and other similar structures may be constructed in this zone to facilitate and create outdoor learning, gathering, and eating spaces. ZONE G4 Will consist of gazebos, picnic tables, benches, and other similar structures may be constructed in this zone to facilitate and create outdoor learning, gathering, and eating spaces. ZONE G6 Will consist of gazebos, picnic tables, benches, and other similar structures may be constructed in this zone to facilitate anti create outdoor learning, gathering, and eating spaces. CITY OF MIAMI HEARING BOARDS PLANS REVIEW .7: za.o -- Fem I°�A�l'C I>Kr..e77rK�,w. Jv( sqr.....m.e a6.r M. Mar cwWa Revised Master Plan September 11, 2017 AIt.B4.13.1 NEW GAT SITEACCE & CURB C LAVER 1 SE 30' FROM B PROPE BASE BUIL EXIS MAIN ENT TO RE POINT OF MEASURE FOR BUILDING HEIGHTS 17.18' NGVD NG, NE ING CE N 0°4 LAYER 2 A 3 SETBACK LAYER 1 SETBACK FROM PL 10' 25' FROM PL _IIIIIIIIIIIIIIIIIIIIII L AUDITORIUM LAVER 1 SETBACK 10' FROM PL 8 BBL BASE BUILDING LINE & PROPERTY LINE ACADEMIC/ ADMINISTRATION/ DINING PORTION OF EXIST WALL TO BE FINE AIR STEM / ACADEMIC BUILDING NEW GATED SIT ACCESS 8 CURB CUT LAVER 2 & 3 NEV L4IDINGTON HALL EXISTING BUILDINGS SLATED FOR UPDATES/REDEVELOPMENT/ RELOCATION (ON OR OFF SITE) & BLDG SYSTEM IMPROVEMENTS -NEW APPROVED 2014 APPROVED SAP BUILDINGS EMERGENCY ACCESS EXISTING POOL AVAILABLE FOR DEMOLITION 20 SETBACK FROM MANGROVES AREAT• AND OR WAL(W PEDESTRIAN CONNECTION EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION / REBUILDING / REDEVELOPMENT (PROPOSED SAP) ✓ — 1 EXISTING AREA ` j AVAILABLE TO BE REPROGRAMMED / RELANDSCAPED AND TO INCLUDE WALKWAY/PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida MANGROVE PRESERVATION AREA AVAILABLE TO BE ()CRAMMED GYMNASIUM '19.5' MIN. MAINTAI IIIIINEW BUILDINGS (PROPOSED SAP) (SEE B4.15) 1 A BUILDING SITES ) EXASTMO MOO 0' 50' 100' 200' CITY OF MIAMI HEARING BOARDS PLANS REVIEW Hoeft Beam SC .pep Inl'fl I, P.ns.ps 7a.0 I&JS1(x BK Bp.le more dose no, Imply appro., Revised Building Plan bowie I gridley architects TTUDI TOUZETSTUDIO September 11, 2017 Alt. B4.14.2 BUILDING SITES 2014 Approved SAP 2016 Proposed SAP TOTAL SF SF TO BE REMOVED NEW SF TOTAL SF , SF TO BE REMO ._.�_ _ NEW SF Building Site #1 New Administration Building 12, 512 SF 0 SF 12,512 SF 0 SF 0 SF OSF Building Site #1A New STEM Building 45,821SF TOTAL 11,157 SF Business Office 2,445 SF Timken 4,213 SF Daycare 1,236 SF REPA 1,1175E Advancement 2,146 SF 34,664 SF 45, 821 SF TOTAL 11,157 5F Business Office 2,445 SF Timken 4,213 SF Daycare 1,236 SF REPA 1,117 SF Advancement 2,146 SF 34,664 SF Building Site 42 New Humanities Building 26,086 SF Ludington 12,222 SF 13,864 SF 26,086 SF Ludington 12,222 SF 13,864 SF Building Site 43 Renovations/Redevelopment Math, Science, Marine Science & Bookstore 22,185 SF 0 SF 22,185 SF 0 SF Building Site #4 Dining Hall Addition 5,000 SF 5,000 SF 0 SF 0 SF 0 SF Building Site #5 Third Floor Addition/Renovation to Library, Cameron Hall & Fine Arts N/A 45,429 SF 0 SF 15,143 SF Building Site 46 La Brisa Main Residence and Garage 11,961 SF 11,961 SF Building Site #7 La Brisa North Wing (including basement) 6,000 SF Existing Wing 1,317 SF 4,683 SF Building Site #8 La Brisa South Wing 9,000 SF Existing Wing 3,817 SF 5,183 SF Building Site #9 La Brisa New Building 25,000 SF 25,000 SF Building Site #10 La Brisa Guest Cottage 1,905 SF 1,905 SF Building Site #11 Child Care 878 SF 0 SF Building Site #12 Chiller 1,570 SF 0 SF TOTAL 84,419 SF 23,37"'. 61,020 SF 195,835 SF 28,513 SF 112,403 SF Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects OUZ TUDI TOUZEf S11JDIO CITY OF MIAMI HEARING BOARDS PLANS REVIEW naennpewYs " .O.. I011I1 F.Dbwax, • 'o/.r 4- a- 9� e o. f e fs/,a' - /d-5 - M 9drneeoa mnoolrtpy sawal Special Area Plan Proposed Building Summary September 11, 2017 Alt. B4.15 SITE AREA: 801,319.5 sf GREEN SPACE 346,599 sf 43% (-31.4%) SUBMERGED AREA 62 769 sf 7.8% TOTAL: 409,368 sf (51.1%) 240,396 sf (30.0%) REQUIRED BY ZONING 0e^ Ransom Everglades School - Upper Campus Special Area Plan �, Coconut Grove, Florida bowie I gridley architects 0U1 TUDI TOUZETSlUDIO 1n IMPERVIOUS PAVING I 207 492 sf 25.9% (+3.0%) PERVIOUS PAVING 39 830 sf 8.0% (+2.9%) 0' 50' 100' 200' CITY OF MIAMI NEARING BOARDS PLANS REVIEW Hewing Boa. 0.1124.0- v me.em zo-+o `ore I ° /S/ I Proposed Green Space September 11, 2017 Alt. B4.16.1 I I MAJOR THOUROUGHFARES ACADEMIC/ I ADMINISTRATIONIJ DINING II RESTRICTED ACCESS iur- So.1 -11111116 ma-1,at SECONDARY ROADS VEHICULAR CIRCULATION RESTRICTED VEHICULAR ACCESS STEM 1 ACADEMIC BUILDING q r� ri�r�,v�!!!illlp�ip!li NEW LAID LAIDiNG Id��IHALL III FIRE ACCESS EXISTING BUILDINGS SLATED FOR UPDATES/REDEVELOPMENT/ RELOCATION (ON OR OFF SITE) & BLDG SYSTEM IMPROVEMENTS -NEW APPROVED 2014 APPROVED SAP BUILDINGS GYMNASIUM EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION/REBUILDING/REDEVELOPMENT (PROPOSED SAP) ✓ — I EXISTING AREA L J AVAILABLE TO BE REPROGRAMMED / RELANDSCAPED AND TO INCLUDE WALKWAY/PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan i.�../ Coconut Grove, Florida bowie I gridley architects OUZ TUDI TOULE I STUDIO ligNEW BUILDINGS (PROPOSED SAP) 0' 50' 100' 200' (-_6D CRY OF MIAMI HEARING BOARDS PLANS REVIEW omw C_.Oa,L4221.13 2016 Proposed Vehicien, Plan September 11, 2017 All Cl 1 -7 I I I 1 1 I .5005 DIRECTOR c.• • 11 'TtgiTglIVe ROYAI Rf1A-11 PREPORED FFE55210 I I 1-\\\\\\\\\.\\r, , Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects 8 TOUZETSTUDIO MILLEe7:LEGG I =(5,) jW GRAPHIC WALE 0 15 SO ED 17A=1 1 111[11t 70r 'rEED PUCK PON. PARKING COUNT OOSTNO 70 REMAIN as ErrO. 3 XX MUSS 0) PROPOSED • las rut 5 WC 01DO.r. DOTAL • 355 CITY OF MIAMI NEARING BOARDS PLANS REVIEW Hearing Bowls pay 10i911 I 1,- ...Inpy maral 1- • • r'Z A ,K6EQE. ONLY 30. 30' L'VP"eu TCP-90* PARKING-W(0LE nr.AaP_ARKNC=BAcwAcli KINS—SINOLE ACCP.._PARALLEL_PARKING_ Parking Diagram September 11, 2017 Alt C5 pergta:\., Ransom Everglades School Upper Campus Special Area Plan a' Grove Table of Contents: A. Project Information Al. Letter of Intent A2. Special Area Plan Application A2.1 Pre -Application Referral and Write -Up by Office of Zoning A2.2 Planning & Zoning Dept. Staff Comments & Applicant Responses A2.2.1 Upper Campus Operational Plan A2.2.1.1 City of Miami Certificate of Use Fire Safety Permit A2.2.1.2 DCF Childcare Facility Certificate of License A2.2.2 Public Benefits Statement A3. Project Directory A4. Legal Index A4.1 Property Information and Deeds A4.2 Property Tax Information A5. Disclosure of Ownership A5.1 2016-2017 Board of Trustees A5.2 Articles of Incorporation A5.3 Certificate of Status (Good Standing) A6. Power of Attorney A7. Affidavit of Authority to Act A8. Proof of Lobbyist Registration A9. Disclosure of Consideration A10. Approved Development Agreement (Certified Copy) Al 1 Proposed Amended Development Agreement Al2. City of Miami Ordinance 13456 (Certified Copy) A13. Ransom Everglades School Special Area Plan 2016 Annual Report A14. Proposed Phasing Plan A15. Code Enforcement Information A16. Certified List of Adjacent Property Owners B. Overall Project Description B1. Survey B1.1 Property Information B2. Project Team List B3. Introduction, Vision & History of Ransom Everglades B3.1 Introduction, Vision & History of La Brisa B4.1 Location in the Region & Surrounding Neighborhoods B4.2 Current Site Images B4.3 Special Area Plan Proposed Master Plan Properties B4.4 Special Area Plan Proposed Master Plan Properties and Boundary B4.5 Existing Zoning Ransom Everglades School Upper Campus Special Area Plan B4.5.1 Proposed Zoning B4.6 Future Land Use B4.7 2014 Approved SAP Site Zoning Summary B4.7.1 2016 Proposed SAP Site Zoning Summary B4.8 Existing Lot Layers B4.9 2014 Approved SAP Lot Layers B4.9.1 2016 Proposed Site Plan Lot Layers B4.9.2 2014 Approved SAP / 2016 Proposed SAP B4.10.1 Architectural Signature & Historic Buildings B4.11.1 Special Area Plan Proposed Master Plan Key Natural Figures B4.12 2014 Approved SAP Site Plan B4.12.1 Revised Site Plan B4.12.2 Revised Site Plan B4.13 2014 Approved Master Plan B4.13.1 Revised Master Plan B4.13.2 Revised Master Plan B4.14 2014 Approved Building Plan B4.14.1 Revised Building Plan B4.14.2 Revised Building Plan B4.14.3 2014 Approved SAP Floorplate and Distance Separation B4.14.4 2016 Proposed SAP Floorplate and Distance Separation B4.14.4.1 2016 Proposed SAP Parking and Distance Separation B4.14.4.2 2016 Proposed SAP Parking and Distance Separation B4.14.4.3 2016 Proposed SAP Walkway Dimensions B4.15 Special Area Plan Proposed Building Summary B4.16 Existing Green Space B4.16.1 Proposed Green Space B4.17 Existing Civic Space B4.17.1 Proposed Civic Space B4.18 Known Existing Legal Non -Conformities C. Thoroughfares and Circulation C1 2016 Proposed Site Circulation Plan C1.1 2016 Proposed Pedestrian/Bicycle Site Circulation Plan C2 Existing Loading Circulation Plan C2.1 2016 Proposed Loading Circulation Plan C3 Existing Vehicular and Bicycle Parking Plan C4 Proposed Vehicular and Bicycle Parking Plan C5 Parking Diagram Ransom Everglades School Upper Campus Special Area Plan D. Examples and Illustrations D1 Existing and Proposed Sections D2.1 Existing Section 1 and Proposed Section 1 (E/W) D3.1 Existing Section 2 and Proposed Section 2 (E/W) D4.1 Existing Section 3 and Proposed Section 3 (N/S) D5.1 Existing Section 4 and Proposed Section 4 (N/S) D6.1 Existing Section 5 and Proposed Section 5 (N/S) D6.2 Existing Section 6 and Proposed Section 6 (N/S) D7.1 Proposed N/S sections through Royal Road D8.1 Buildings to be Removed and Context Views D8.2 Context Views A-E D8.3 Buildings to be Removed F-L D8.3.1 Buildings to be Removed M-N D8.4 Buildings to be Removed 1-6 D8.5.1 Buildings to be Removed 7-12 D9 Photometric Plan D9.1 Special Area Plan Proposed Details and Materials D9.2 Special Area Plan Proposed Details and Materials E. Landscape El Introduction E2 Campus Character E3 Existing Views — Entry and Parking E4 Existing Views — Central Campus E5 Existing Views — Athletics and Bay E6 Existing Views — La Brisa E7 Conservation E8 Tree Preservation E9 Tree Surveys El 0 Before and After — Tree Canopy Changes El 1 Proposed Tree Canopy Changes E12 Buffer and Street Tree Improvement Plan E13 Tree Inventory and Assessment Original SAP E14 Tree Disposition — Original SAP El 5 Arborist Report — La Brisa E16 Tree Disposition — La Brisa E17 Tree Protection and Construction E18 Campus Placemaking E19 Campus Placemaking Ransom Everglades School Upper Campus Special Area Plan E20 Campus Placemaking E21 Campus Placemaking Principles E22 Landscape Master Plan E23 Landscape Master Plan E24 Campus Connectivity and Landscape Improvements E25 Additional Property Entry on Main Highway E26 Campus Plant List E27 Green Initiatives E28 Campus Community F. Regulating Plan F1. Article 1 — Definitions of Terms and Uses F2. Article 2 - Intent F3. Article 3 - General to Zones F4. Article 4 - Standards and Tables F5. Article 5 - Specific to Zones F6. Article 6 — Supplemental Regulations F7. Article 7 — Procedures and Nonconformities F8. Article 8 - Thoroughfares F9. Article 9 — Landscape Requirements F10. Appendix A — Coconut Grove Neighborhood Conservation District NCD-3 G. Supporting Documents G1. Traffic Engineering Evaluation G1.1 Miami -Dade County Traffic Operation Plan G1.2 City of Miami Transportation Sufficiency Letter G1.3 Miami -Dade County Transportation and Public Works Sufficiency Letter G2.1 LEED Checklist G2.2 Sustainability G3. Aviation Planning Division Determination G4. School Concurrency Determination G5. Microfilm Documents G6. DERM Letter of Interpretation G7. Covenant in Lieu of Unity of Title G8. Miami -Dade County Plat Committee Approval G9. Existing Light Level Readings Ransom Everglades School Upper Campus Special Area Plan A. Project Information Ransom Everglades School Upper Campus Special Area Plan Al. Letter of Intent ShubinBass4 PROFESSIONAL ASSOCIATION Via Hand Delivery November 9, 2016 Mr. Francisco J. Garcia Department of Planning and Zoning 444 SW 2nd Avenue, 3rd Floor Miami, FL 33131 Re: Ransom Everglades School Upper Campus Special Area Plan Dear Mr. Garcia: On behalf of our client, Ransom Everglades School, Inc. ("Ransom Everglades"), as well as its community of educators, students, parents, alumni, trustees, and the entire Special Area Plan consulting team, we are pleased to submit our application to amend the existing Upper School Campus Special Area Plan ("the Plan") approved on May 22, 2014 to include the La Brisa property at 3551 Main Highway, pursuant to the requirements of Miami 21, Section 3.9. Since its inception in 1903, when it was founded as the Adirondack -Florida School, Ransom Everglades School has always used innovative and creative educational philosophies that centered on active learning and environmental stewardship. The learning environment included the natural landscape and elements of its campus, including the hammocks, tree canopies, mangroves, and the bay. Over the last 110 years, Ransom Everglades has continually upgraded its curriculum, but always stayed true to the core philosophy Paul Ransom taught to his students: the world is "not so much for what they could get out of it as for what they could put into it." Ransom Everglades remains committed, more than ever, to creating a school experience that develops the full potential of its students. In this same spirit, Ransom Everglades School acquired the land immediately to its north -- the "La Brisa" property at 3551 Main Highway - in June of this year. The school acted decisively when the opportunity arose to incorporate seven acres of lush tree canopy, precious mangroves, and vast green space into its Coconut Grove campus. Interestingly, the addition of La Brisa to the Ransom Everglades Upper School Campus represents the reunification of two parcels that shared one owner over a century ago. Specifically, the historic owners of La Brisa, Kirk and Mary Barr Munroe, met Paul Ransom on his first trip to South Florida and influenced his decision to stay in Coconut Grove. The Munroes sold Ransom the land on which he built the Adirondack -Florida School, and the rest is history. 46 SW 1st Street, 3rd Floor I Miami. Florida 33130 I Shubinfass.com I Tel 305 381 6060 I Fax 305 381 9457 Much like Ransom, Paul and Mary Barr Munroe saw their home as a center of learning, community, and engagement with nature. Therefore, it is fitting that the properties be united and celebrated as one educational institution. This property could not be in more caring hands than with Ransom Everglades. The enclosed application seeks to add the 6.91 acres of La Brisa to the existing 11.45 acres of the Upper School Campus Special Area Plan, for a total campus of 18.36 acres. The addition of La Brisa will facilitate an expanded Master Plan of the Upper School Campus. The Master Plan provides for the removal and renovation of some existing structures, allowing for the creation of additional green open space, preservation of the existing tree canopies and historical buildings, the development of innovative LEED certified state-of-the-art classrooms, an improved circulation plan, and an allegiance and enthusiasm to a sustainable campus, all of which will enhance the quality of education provided to the students. For the foregoing reasons, we look forward to the City's thoughtful consideration of the Amended Upper School Campus Special Area Plan application, and we remain available to address any questions or concerns you have. Sincerely, Amy E. Huber For the firm Enclosure cc: Mrs. Luciana Gonzalez Mr. David Snow Ms. Jacqueline Ellis Ms. Megan Schmitt Ms. Olga Zamora 4 ShubinBass PROFESSIONAL ASSOCIATION 46 SW 1st Street, 3rd Floor Miami, Florida 33130 Ransom Everglades School Upper Campus Special Area Plan A2. Special Area Plan Application SPECIAL AREA PLAN APPLICATION PLANNING AND ZONING DEPARTMENT, HEARING BOARDS SECTION 444 SW 2nd Avenue, 3`d Floor • Miami, Florida 33130 • Telephone 305-416-2030 www.miamioov.comlhearinq boards Welcome to the City of Miami! This application is intended to serve as a guide in assisting you with our public hearing process. Please feel free to contact us, should you have any questions. There is no deadline to submit this application as it is presented semi-annually to the Planning, Zoning and Appeals Board and the City Commission. The application submittal date is the date stamped by Hearing Boards' staff on this page. The responses to this application must be typed and signed in black ink. All pertinent and accurate information/documentation; i.e., the plans, reports, exhibits, shall be presented at the time of filing, in addition to the paid receipt. The applicant is responsible for the accuracy of the information contained in the application and al! supporting materials. Should you wish, you could bring the materials to our office for review prior to submittal to ensure completeness. You will be responsible, if needed, to bring an interpreter for the English language to any presentation before city boards, committees and the city commission. A valid power of attorney will be required if neither applicant or legal counsel representing the applicant execute the application or desire to make a presentation before city boards, committees and the city commission. All documents, reports, studies, exhibits (8Y2x11 ") or other materials submitted during this process will be kept as part of the record. Any documents offered to the Planning, Zoning and Appeals Board and the City Commission, which have not been provided fifteen (15) days before the meeting as part of the agenda materials will be entered into the record at the discretion of the aforementioned Board and Commission. ORDINANCE NO. 11469, CODIFIED IN CHAPTER 2, ARTICLE VI OF THE CITY CODE STATES THAT ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING LOBBYING ACTIVITIES TO REGISTER AS A LOBBYIST WITH THE CITY CLERK, PRIOR TO ENGAGING IN LOBBYING ACTIVITIES BEFORE CITY STAFF, BOARDS, COMMITTEES AND THE CITY COMMISSION. A COPY OF SAID ORDINANCE IS AVAILABLE IN THE OFFICE OF THE CITY CLERK (MIAMI CITY HALL), LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA, 33133. Ordinance No. 12918 states that each person or entity requesting approval, relief or other action from the City Commission or any of its boards, authorities, agencies, councils or committees regarding any issue, shall disclose at the commencement (or continuance) of the public hearing(s) on the issue, any consideration provided or committed, directly or on its behalf, for an agreement to support or withhold objection to the requested approval, relief or action. The Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold Objection Affidavit included in this package must be submitted with the application. The applicant must, at the commencement of any public hearing on the issue, if there is any disclosure to report, read the disclosure into the record. Also, the applicant must supplement the affidavit if there is any new information or additional information to disclose. Copies of City Commission resolutions and ordinances can be obtained at our website through the "Legislative Hub", or for certified copies, contact the City Clerk's Office at 305-250-5360. Applications given to customers do not constitute action from the City of Miami without plans review and written comments from Zoning. Ito!. 07-2013 SPECIAL AREA PLAN APPLICATION Please refer to Articles 3.9 of the Miami Code for Special Area Plans information. 1. Project name: Ransom Everglades School Upper Campus Special Area Plan 2. Applicant(s): Ransom Everglades School, Inc. 3. Subject property address(es) and folio number(s): See Exhibit A attached 4. One (1) original survey dated within six (6) months from the date of application prepared by a State of Florida registered land surveyor. 5. One (1) original 24x36" plan, signed and sealed by a State of Florida registered architect or engineer showing property boundaries and proposed structure(s), parking, landscaping, etc.; building elevations and dimensions and computations of lot area and building spacing. 6. After Hearing Boards, Public Works, Zoning and Planning initial and date the plans, 11x17" copies of the original plan, including the survey, to be incorporated in the Special Area Plan binders. 7. After final City Commission approval, submittal of all documents in "InDesign" software. 8. Current Zoning Referral and Write -Up signed by the Office of Zoning designee. 9. A clear and legible copy of the recorded warranty deed and tax forms of the most current year showing the present owner(s) and legal description of the property to match the legal description on the survey. 10. A clear and legible copy of the subject property address(es) and legal description(s) on a separate sheet, labeled as "Exhibit A", to match with the current survey's legal description. 11. At least two photographs showing the entire property showing land and improvements. 12. Copy of the lobbyist registration processed by the Office of the City Clerk, if applicable. 13. Affidavit of Authority to Act and the Disclosure of Ownership of all owner —and contract purchasers, if applicable —of the subject property. 14. For all corporations and partnerships indicated: a) Articles of Incorporation; b) Certificate from Tallahassee showing good standing, less than one (1) year old; c) Corporate Resolution or a Power of Attorney signed by the secretary of the Corporation authorizing the person who signed the application to do so; d) Non-profit organizations: A list of Board of Directors less than one (1) year old. 15. Certified list of owners of real estate within 500 feet of the subject property. 16. Original Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold Objection Affidavit. 17. Original Public School Concurrency Management System Entered Requirements form. 18. The subject property(ies) cannot have any open code enforcement/lien violations. Rev. 07 2013 3 SPECIAL AREA PLAN APPLICATION 19. What is the acreage of the project/property site? 18.396 acres 20. What is the purpose of this application/nature of proposed use? Amendment to Special Area Plan 21. Is the property within the boundaries of a historic site, historic district or archeological zone? Please contact the Planning and Zoning Department on the 3rd Floor for information. Yes 22. Is the property within the boundaries of an Environmental Preservation District? Please contact the Planning and Zoning Department on the 3rd Floor for information. Yes 23. What would be the anticipated duration of the presentation in front of the: ❑ Planning, Zoning and Appeals Board 1 hour and/or ❑ City Commission 1 hour 24. An executed Traffic Sufficiency Letter from the City of Miami's traffic consultant. 25. Maps showing the adopted comprehensive plan and existing zoning designations of the area. 26. General location map showing relation to the site or activity to major streets, schools, existing utilities, shopping areas, important physical features in and adjoining the project. 27. Concept Plan: a) Site plan and relevant information. b) Relationships to surrounding existing and proposed uses and activities, systems and facilities. c) How concept affects existing zoning and adopted comprehensive plan principles and designations; tabulation of any required variances, special permits, rezonings or exemptions. 28. Developmental Impact Study (an application for development approval for a Development of Regional Impact may substitute). 29. Twenty (20) Special Area Plan books —including one original —containing 8%2x11" copies of the above documents, including this application and any other pertinent documents. 30. One (1) electronic copy of every document included in the book, individually scanned in ".pdf" form. For example: 1) Outside Cover; 2) Inside Cover; 3) Table of Contents; etc. 31. Cost of processing according to Section 62-22 of the Miami City Code*: a. Special Area Plan (SAP) per acre b. Advertising (SAP) c. Development Agreement (for City Commission) d. Advertising (Development Agreement) e. School Concurrency Processing f. Mail notice fee per notice g. Meeting package mailing fee per package h. Traffic Study (separate check) $ 5,000.00 $ 1,500.00 $ 2,500.00 $ 1,500.00 $ 150.00 $ 4.50 $ 6.00 $ 6,000.00 *Fees over $25,000.00, shall be paid in the form of a certified check, cashier's check, or money order. Rev. 07-2013 4 SPECIAL AREA PLAN APPLICATION Downtown Development of Regional Impact fee, Southeast Overtown Park West Development of Regional Impact fee and Public School Concurrency fee may apply. Please contact the Planning and Zoning Department once development program is finalized. Signature Name Telephone (305) 460-8865 STATE OF FLORIDA -- COUNTY OF MIAMI-DADE Prio Touzet Address 3575 Main Highway Coconut Grove, FL 33133 E-mail JCowgilk ransomeverglades.org The foregoing was acknowledged before me this day of r-f 20 1In , by ocic Fir i 0 T '+ who is a(n) individual/partner/agent/corporation of ry' pc 5 (n) individuallpaytn sAhiplcorporation. He/She is personally known to me or who has produced _ 4% as identification and who did (did not) Ike an oath (Stamp) Karen Valdes Commission OfF932165 Expires: October 29, 2019 Bonded thtu Aaron Notary ature Rev. 07 2013 5 Exhibit "A" Ransom Everglades School, Inc. Upper Campus Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TO S/L NE 1/4 SW 1/4 E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 9,556 SQFT 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWYANS SUB LAN D LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY30FT FOR R/VV LOT SIZE 9.79 AC M/L 01-4121-045 -0180 402,267.6 SQFT 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR R/W BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 20,325.3 SQFT 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 01-4121-049- 0711 9,100 SQFT 5 3173 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,387.3 SQFT 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11,540.3 SQFT 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 8,820.3 SQFT 8 3551 MAIN HWY 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF I NGRAHAM HWY TO ITS INTER WITH ELY/L OF 01-4121-000- 0130 302,527 SQFT LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Ransom Everglades School Upper Campus Special Area Plan A2.1. Pre -Application Referral by Office of Zoning --yroject,Nra �tAt. � Y APPiicant Naie it , i,. g , ON REFERRAL '� Date Applicant Email Address .......... Project Street Address <- 0 Y L4 1 1- f co c E ISO Folio Number cow) '3 0 S ; — (0 6-6 Applicant Phone Number TO BE COMPLETED BY THE OFFICE OF ZONING: ❑ One (1) 24"X36" or larger set of signed and sealed plans O Survey within one year with Building Baseline established by Public Works Cft1CD3) Transect Zone S4 C� l r L`i l9 Type of Permit Requested — Code Section g Sev►) IAAgs, Sri- 1 (,) pp er14/1 djs- ft( oci C 14+,44,g,t4c ievf c4 /&r , A.S; s-A-p il5"fr Summary of Request Referral r c4 3 CITY OF MIAMI OFFICE OF ZONING Pia: 305-416-1499 444 SW 2a4 Ave 4Th Floor Miami, FL 33130 www raid mit pv.com/zoniug Address Attached City of Miami ZONING REFERRAL pursuant to Article 7 Section 7.1.3.2(a) of Miami21 Code .N•, ,. f: s,., • * •TAcum • Gmaszi Li .y rim Planning Land Development Section -444So thweust- Avegµe, r Miami, Florida 33130 Area Plan (SAP) 3551 Main HWY13575 Main Highway of approval/denial to the Planning, Zoning and Appeal Board (PZAB) for the permit application: of property(ies): Ransom Everglades Special documents for your review & approval, or recommendation following Warrant Exception x Special Area Plan Variance �Amendmend to the Code Zoning Change • Appeal of Waiver/Warrant Other COMMENTS: The Zoning Referral is to allow the modification/expansion of the existing Ransom Everglades SAP located at 3551 Main HWY . /3575 Main Hwy.The SAP is complaint with all developmental standards and is ready tp move forward with PZAB submittal. 67(y/r�Offi a of Z• ing Ransom Everglades School Upper Campus Special Area Plan A2.2. Planning and Zoning Dept. Staff Comments and Applicant Responses PLANNING AND ZONING DEPARTMENT PR-16-188 STAFF COMMENTS PRE -APPLICATION MEETING FOR: AMENDMENT TO THE PREVIOUSLY APPROVED RANSOM EVERGLADES SCHOOL UPPER CAMPUS SPECIAL AREA PLAN (SAP) INCO LOCATED AT APPROXIMATELY 3552, 3575, AND 3695 MAIN HIGHWAY; AND 3171, 3173, 3175, AND 3183 ROYAL ROAD ZONING DESIGNATION: T3-R (SUB -URBAN TRANSECT ZONE- RESTRICTED) WITH NEIGHBORHOOD CONSERVATION DISTRICT (NCD-3) OVERLAY NET DISTRICT: COCONUT GROVE NET DECEMBER 5, 2016 This proposed amendment to the previously approved Ransom Everglades School Upper Campus Special Area Plan (SAP) is subject to review for compliance with the requirements of all City Departments and other agencies as applicable. The following comments are intended to assist and expedite permit applications based on the applicant's modifications of the project / plans as suggested herein. The proposed north parcel to be added is designated with T3-R transect zone with NCD-3 overlay, and the addition will allow an educational component to a former residential use, which is allowed by Exception under Miami 21 Code, Appendix H: Ransom Everglades. In determining the appropriateness of the proposed first amendment to the previously approved Special Area Plan ("SAP"), the Planning and Zoning Department will seek for additional input and recommendations from a Coordinated Review Committee. The proposed addition to an existing school, provided for the modification of the previously approved Ransom Everglades School Upper Campus Special Area Plan (SAP) trigger the request of all relevant information below, to allow for a proper and thorough review of the request to allow for the expansion of the school on the additional property. The formal application shall be submitted making reference to the following comments: 1) General Comments: The general comments provided hereby correspond to the set of plans elaborated by Bowie Gridley and Touzet Studio, dated November 7, 2016, and comprised of 99 pages: a) Provide the copy of the annual reports of the status of the Ransom Everglades School Upper Campus Special Area Plan (SAP) in compliance with Section 19 of the Development Agreement. Response: A copy of the 2016 annual report has been added to the SAP binder submitted as part of the School's application. (A13)(1/9/17) Staff (2/24/17): Comment remains. Response: A copy of the 2016 annual report was submitted to staff 1/9/17 and again on 2/27/2017. Staff confirmed receipt of the 2016 annual report on 3/3/17. (5/10/17) b) Public Benefit(s): Indicate what Public Benefits will be provided for the SAP beyond the existing operation? Response: Please see attached Public Benefits Statement. (A2.3.2) (1/9/17) Staff (2/24/17): The "Public Benefit Statement" states that Ransom Everglades is a private educational institution for 1,084 students in grades 6-12. The "Ransom Everglades School Upper Campus Operational Plan" (A2.3.1) states that the maximum number of students permitted is 659 student, and the max. registration as consequence of this proposal is 726 students. The "Public Benefit Statement" (A2.3.2) provides for a list of RE public involvements and exchange of facilities programs. Is the list of benefit being enhanced as consequence of this proposal? If maximum number of students permitted is 659 and the enrollment for 1,084 students, is RE operating at 164% of its capacity? Response: The maximum number of students permitted at the Upper School is 659 existing and 726 proposed. (5/10/17) c) Provide surveys showing Lot size for the existing property and for the proposed addition, including dimensions for: Frontages, deep, and widths, submerged land, and BBL on both. Response: Please see attached Concept Book. (B1) (1/9/17) Staff (2/24/17): In the survey provided staff couldn't find information requested in regards to: 1. Lot size for "La Brisa", hence the total acreage couldn't be confirmed. 2. Square footage of the submerged land for "La Brisa" and for the original portion of Ransom Everglades School Upper Campus SAP. Note: Information provided in the survey does not match information provided in page B1.1 Submerged land, wetlands, and preservation areas need to be clearly defined for protection purposes and for footprint calculations. Response: A revised survey was submitted electronically to City staff on 3/15/17 and approved by Sergio Garrido on 3/27/17. The revised survey was submitted to the Department of Public Works for building baseline on 4/3/17. The survey and sheet B1.1 are consistent. Please see the attached revised survey and sheet B1.1. (5/10/17) 2 d) Plans must be reviewed and approved by Miami -Dade County Public Works, contact person: John Orue at (305)375-3264; and City of Miami Office of Transportation, contact person: Collin Worth at (305)416-1022. Response: The plans were submitted to Miami -Dade County Public Works and City of Miami Office of Transportation for review and approval. Traffic Operational Plan and Miami -Dade Sufficiency Letter are included. (G1). (1/9/17) (Updated 1/31/17) Staff (2/24/17): Calculation and analysis were provided to Miami -Dade County Public Works based on 659, 726 or 1,084 student? The Information provided for review and analysis has to be consistent across the submittal. Response: See attached Traffic Sufficiency Letter from Miami -Dade County Transportation and the City of Miami Office of Transportation Management. Also, see attached exemption from the Platting and Traffic Review Section of Miami -Dade County Department of Regulatory and Economic Resources. (G1.2, G1.3, G8) (5/10/17) e) Pursuant to Chapter 24 of the Miami -Dade County Code, provide letter of interpretation from DERM. Contact Cristina Velazquez via email to: velazc@miamidade.gov, or Phone number: (305) 372-6764. Response: A meeting was held with DERM on December 19, 2016 and the application requesting the Letter of Interpretation was filed immediately thereafter. The Letter of Interpretation is included. (G6) (1/9/16) (Updated 1/17/17) Staff (2/24/17): Staff is in receipt of DERM letter of interpretation updated 1/17/17 which "is a determination of the applicability of Chapter 24 of the Code and is not DERM approval of the proposed project. f) Provide drafted Covenant in Lieu of Unity of Title in hard copy and "Word version" to be reviewed as to legal form and completeness by the City of Miami' Law Department. Response: Please advise as to why comment f. was changed from requiring the Unity of Title to now requiring a Covenant in Lieu and please send the city's form for the Covenant in Lieu. (ShubinBass 12/14/16) Staff: Applicant's response involves two questions, as follow: 1. Why comment f. was changed from requiring the Unity of Title to now requiring a Covenant in Lieu: Staff: It has been noted that the process involved to provide a Unity of Title often takes too long for the applicants to comply. The City of Miami has determined that a Covenant in Lieu of Unity of Title suffices the reasons of the request. The City of Miami has no preference on the instrument the applicant provide to fulfill this 3 g) requirement, is just giving options, when working with applicants. 2. Please send the city's form for the Covenant in Lieu Staff: Please refer to Miami 21 Code, Art. 1: Definitions: Unity of Title: A written agreement executed by and between a property owner and the City whereby the property owner for a specified consideration by the City agrees that the Lots and or parcels of land constituting the Building site shall not be conveyed, mortgaged and or leased separate and apart from each other and that they shall be held together as one (1) tract. Such Unity of Title shall be recorded in the Public Records of Dade County, Florida and shall run with the land and shall be binding upon the property owner(s), their successors and assigns. See Article 7, Section 7.1.7. A covenant in lieu of Unity of Title is acceptable in situations where a unified lot is required by this Code, but a Unity of Title is not practical due to different ownership. Such covenant must conform to all of the requirements of Article 7, Section 7.1.7.6 of this Code. The terms Unity of Title and covenant in lieu of Unity of Title shall be interchangeable for purposes of this Code. (P&Z 12/15/16) Response: Please see attached draft Covenant in Lieu of Unity of Title. (G7) Word version is provided on included thumb drive. (1/9/17) Staff (2/24/17): Noted. In review by Div. of Land Development prior to be sent to the City Attorney's Office. Response: Comments were received from City staff on 3/22/17. Please see the attached revised Covenant in Lieu of Unity of Title which accepts all of the City's requested revisions. (G7) (5/10/17) Double check for consistency the information (i.e. submerged land) and calculations provided in the Zoning Data Sheet. Response: The information has been reviewed and confirmed. (1/9/17) Staff (2/24/17): Comment in regard to the discrepancy remains: The Concept Book shows Submerged Land: 30,795 SF in page B4.7.1, and 41,896 SF in page B4.16.1. Response: The total square footage of submerged land is 62,769 SF. The square footage of submerged land on La Brisa is 31,974 SF. The square footage of submerged land on the Ransom Everglades Upper School Campus is 30,795 SF. Please see B4.7.1. (5/10/17) h) Provide list all address/folio numbers in the Concept Book. Response. Please see attached Legal Index. (B1.1) (1/9/17) Staff (2/24/17): Noted. Missing information in the survey does not allow staff to reconcile square footage provided in B1.1. 4 Response: The Legal Index is consistent with the survey. Please see B1, B1.1. (5/10/17) i) Sheets B4.17-and B4.17.1- identify existing and proposed civic space and green civic space. Provide explanation of how these spaces comply with Article 4. Table 7. Correctly label spaces. j) Response: Miami 21 states that Civic Space should be at the ground level, landscaped and/or paved, open to the sky and shall be open to the public. We have identified two areas that qualify as Civic Space. Because the spaces are different in type and use, we identified them as Civic Space and Green Civic Space. The area labeled Civic Space is the Aquatic Center. It is a paved space, open to the sky, and open to the public through invitation. As outlined in Ransom Everglades's Public Benefits Statement and Operational Plan, the school hosts many community events at the Aquatic Center, and also allows many other schools and organizations to utilize the Aquatic Center, which meets the definition of Civic Space. The areas labeled Green Civic Space are a variety of Civic Spaces that are either "Park", "Green", "Square" or "Plaza." These are areas that are landscaped and paved, open to the sky, and open to the public through invitation. As outlined in Ransom Everglades's Public Benefits Statement and Operational Plan, the school hosts many community events, and allows many other schools and organizations to utilize these spaces for a variety of events and activities, which meets the definition of Civic Space. (1/9/17) Staff (2/24/17): Open through invitation makes the spaces available to a selected well known group of invitees to a certain and specific events, hence it is considered the opposite to "open to the public" as defined. The football field or Playing Field is designated as "Existing Green Civic Space" in 84.17, as "Proposed Green Civic Space" in 84.16, and as "Existing Green Space" 84.16.1. 84.16 "Existing Green Space" shows Green Space = 373,186 SF 84.16.1 "Proposed Green Space" shows Green Space = 344,958 SF There is no definition for "Civic Green Space", in addition "open to the public" is considered the opposite of "open through invitation" (84.17). Response: Please see attached Regulating Plan regarding the definitions for "Green Space", "Civic Green Space", and "Civic Space" as well as B.4.16.1 and B.4.17.1. Additionally, please see the Development Agreement between Ransom Everglades School and The City of Miami approved by the City Commission regarding Civic Space. (5/10/17) Provide Operational Plan explanation of the project operates, including but not limited to: i) Existing and propose facility operation (hours, function, staff). ii) Maximum number of students currently permitted in the Ransom Everglades Upper Campus. 5 iii) Maximum existing registration in the Ransom Everglades Upper Campus and proposed as consequence of this proposal. iv) Existing and proposed number of teachers and administrative and clerical personnel. v) Existing and proposed number of classrooms, per scholar grade, and total square footage of classroom space. vi) Total square footage of non -classroom space. vii) Amount and location of exterior recreational/play total area in square footage viii) Maximum number and type of vehicles that will be used in conjunction with the operation of the facility ix) Existing and proposed parking: Number of parking spaces provided for staff, visitors, and transportation and operation vehicles, and justification that those spaces are sufficient for this facility x) Grades or age groups that will be served xi) Days and hours of operation, weekly and annually xii) An explanation of any such activities anticipated to be conducted in association with the school but typically conducted outside of the class -hours of operation. xiii) Means of compliance with requirements by the City of Miami Fire Department, Miami - Dade County Department of Public Health, the Department of Health and Rehabilitative Services, and any Federal or State regulations applicable to the specific application xiv) Existing and proposed safety measures/traffic control on the different entrances and exits. xv) Traffic Study taking in consideration the different entrances and exits existing and proposed. xvi)Other sportive or fund raising activities for specific events/seasonal rental of the facilities, that may attract unusual volume of cars/visitors to Ransom Everglades Upper Campus on weekends, summer camp, etc. xvii) Proof of compliance of the existing Day Care with Chapter 33 of the Miami Dade County Code. Response: Please see attached Operational Plan. (A2.3.1) (1/9/17) Staff (2/24/17): Comment remains. Provide the Traffic Operational Plan provided to Miami -Dade County. Please note that staff questions reflect some concerns and does not constitute an outlining of the content of an Operational Plan. For the applicant convenience, on 2/3/17 staff provided a copy of guidelines for a Traffic Operational Plan which outlines the information required for a thorough analysis. Review the number of students for consistency with other portions of the submittal. Response: See attached Traffic Sufficiency Letter received on 5/9/2017. (G1.2) (5/10/17) k) Provide a timeline phasing plans addressing the proposed construction phasing including the following elements: i) Temporary construction parking plan, with an enforcement policy; and ii) Construction noise management plan with an enforcement policy. Response: A phasing plan has not been determined at this time. Ransom Everglades will provide a temporary construction parking plan and noise management plan prior to receipt of a building permit for development of the SAP and will fully 6 comply with all provisions of the Regulating Plan, Miami 21 and Chapter 36, Noise of the Miami Code of Ordinances. (1/9/17) Staff (2/24/17): Comment remains. Provide development priorities for the proposed master plan of the Ransom Everglades Response: Please see attached Proposed Phasing Plan. (A14) Ransom Everglades will provide a temporary construction parking plan and noise management plan prior to receipt of a building permit for development of the SAP and will fully comply with all provisions of the Regulating Plan, Miami 21 and Chapter 36, Noise of the Miami Code of Ordinances. (5/10/17) I) Provide parking calculations and diagram addressing parking requirements. Provide breakdown of uses and parking requirements. Provide existing vs proposed diagram See attached Concept Book. (B4.7.1. and C5) (1/9/17) Staff (2/24/17): See Office of Transportation comments. Response: Please see attached Traffic Sufficiency Letter. (G1.2) (5/10/17) 2. Ambient Standards: 2.1. Provide photometric plans. See attached Concept Book. (D9) (1/9/17) Staff (2/24/17): The applicant shall provide shields to the existing recreational field lights to mitigate light spillover onto the adjacent properties. Said Spillover light on neighboring residential lots shall not exceed 0.1 foot-candle measured at a point five feet inside the residential lot line and five feet above the ground. A photometric plan shall be submitted and approved by the Planning and Zoning Department indicating compliance. All exterior lighting shall be shielded to prevent light from falling onto adjacent properties. Response: See attached Photometric plans. In addition, all existing lighting on the Ransom Everglades School Upper Campus complies with City Code. (D9, G9) (5/10/17) 2.2. Provide lighting plans and night renderings. Response: Lighting plans and night renderings will be provided at time of building permit and will comply with Miami 21. (1/9/17) Staff (2/24/17): Comment remains. Lighting plans and night renderings are required for review for approval. Response: See attached Photometric plans. Night renderings are not required pursuant to our meeting with Department of Planning staff. (D9) (5/10/17) 3. Graphic information. The following graphic information shall be prepared by design professionals, such as registered Florida architects and landscape architects: 7 3.1. Explanation on how differ the approval of Ransom Everglades School Upper Campus Special Area Plan (SAP) on 2014 from the amendment proposed on 2016 Response: See attached Concept Book. (B4.9.2 and B4.15) (1/9/17) Staff (2/24/17): Comment remains. Response: See attached Concept Book and Landscape Plans. (Section E) (5/10/17) 3.2. A site plan indicating the following but not limited to: (a) Location of all structures, including distance separation. Response: See the attached Concept Book. (B4.14.4) (1/9/17) Staff (2/24/17): Noted (b) Parking layout, automobile stacking area and drives, including dimensions. Response: See the attached Concept Book. (B4.14.4.2 and C5) (1/9/17) Staff (2/24/17): See Office of Transportation comments. Response: Please see attached Traffic Sufficiency Letter. (G1.2) (5/10/17) (c) Walkways, including dimensions. Response: See the attached Concept Book. (C1.1) (1/9/17) Staff (2/24/17): Noted (d) Location of recreation areas and play equipment which shall include surrounding fences and/or walls Response: The daycare facility currently operated by the school is existing and approved. The daycare facility follows all relevant and applicable statutes. (A2.3.1.1 — A2.3.1.2) (1/9/17) Staff (2/24/17): Comment remains. Certificate of compliance noted. Response: The daycare facility currently operated by the school is existing and approved. See Ransom Everglades Upper Campus Regulating Plan and Concept Book approved by the City Commission. The daycare facility follows all relevant and applicable statutes. (A2.2.1.1 — A2.2.1.2) (5/10/17) (e) Any other features which can appropriately be shown in plan form to better qualify the proposed operation. 8 Response: See Concept Book, Operation Plan, Public Benefits Statement, and Section G of the application. (1/9/17) Staff (2/24/17): Noted 4. Landscape Standards: Application has to provide: Response: Ransom Everglades will comply with all provisions of Chapter 17 of the Miami Code and Article 9 of Miami 21 as it submits building permits and/or tree removal or tree relocation permits to develop its SAP. (1/9/17) Staff (2/24/17): A Landscape Plan shall be provided as part of the submittal, once approved, SAP Permits, building permits, and permits for tree removal and or relocations shall abide the approved Landscape Plan. Response• See attached Landscape Plans. (El — E28) (5/10/17) 4.1. Tree disposition plan pursuant to Chapter 17 of the City of Miami Code of Ordinances, Article 9 of Miami 21 Code. res or st. See the attached Concept Book. (E11-E16) (1/9/17) Staff (2/24/17): Noted. Subject to Environmental Resources review for compliance. 4.2. Tree protection plan. Response: See the attached Concept Book. (E17) (1/9/17) Staff (2/24/17): Noted. Subject to Environmental Resources review for compliance. 4.3. Arborist report with special attention on the impact by the proposed demolitions and developments. Response: See the attached Concept Book. Additional reports will be provided at the time of tree removal/relocation and/or building permit for each phase of development. (E17) (1/9/17) Staff (2/24/17): A Landscape Plan shall be provided as part of the submittal, once approved, SAP Permits, building permits, and permits for tree removal and or relocations shall abide the approved Landscape Plan. Response: See attached Landscape Plans. (El — E28) (5/10/17) 4.4. Preservation plan for the environmental sensitive areas. Response: See the attached Concept Book. (Ell and E8) (1/9/17) 9 Staff (2/24/17): Protection plan requires fora specific area to protect to allow define setbacks and other actions. Refer to DERM letter for additional clarification. Response: See attached Concept Book sheets showing required setbacks. (B4.12.1, B4.12.2, E22) (5/10/17) 4.5. Provide sample material and images of the hardscape plan, treatment for the existing fence between the properties, additional gate and compatibility of materials for the primary frontage wall, etc.... Response: See the attached Concept Book. (E22-E26) (1/9/17) Staff (2/24/17): Comment remains. Response: See attached Proposed Details and Materials. (D9.1 — D9.2) (5/10/17) 4.6. Provide appropriate dimensions on all sheets. Response: See revised sheets. (1/9/17) Staff (2/24/17): Noted. 4.7. Proof of compliance with the street trees requirement. Response See the attached Concept Book. (E12) (1/9/17) Staff (2/24/17): Comment remains. Response: See attached Landscape Plans and Regulating Plan. (El-E28, F7) (5/10/17) 4.8. Detailed landscape plan for the north parcel and for the whole proposed site. See the attached Concept Book. (E22-E26) (1/9/17) Staff (2/24/17): Comment remains. Response: See attached Landscape Plans. (El — E28) (5/10/17) 5. Regulating Plan The proposed Regulating Plan contained in the binder submitted as part of this request is very confusing, as presented. Provide a new version following the standard correction procedures: "Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and unchanged material". 10 The Regulating Plan as proposed requires an additional Exception process to transform the north parcel to be added, in an educational component of the Ransom Everglades School Upper Campus Special Area Plan (SAP). Review and revise references of the plans in the Regulating Plan as necessary (i.e. for 5.3.2 purpose, Page B4.13 of the Concept Book does not contain building heights for the north parcel to be added). 5.3.4 Parking Standards (c), of the Regulating Plan, does not match with the parking proposal in drawings. See attached Regulating Plan (F1-F8) (5/10/17) Staff (2/24/17): Comment remains. Regulating Plan is not fully adapted to the intent of the SAP project. Response: See attached Regulating Plan. (F1 — F8) (5/10/17) On this submittal the number of parking spaces proposed increased from 220 to 241 parking spaces, however this represents a reduction from the existing conditions that provides for 268 parking spaces (84.7.1 11/7/16 vs 84.7.1 1/5/17). Response: See attached Traffic Evaluation which includes a parking utilization analysis. (G1) (5/10/17) 6. Additional Comments: The application shall contain the following information: 6.1. Estimated cost of the Special Area Plan (SAP), exclusive of land costs and developer fees. Response: N/A (1/9/17) Staff (2/24/17): Noted. 6.2. Number of employees during construction and the duration of construction in years. Staff (2/24/17): Response should be directly related to the Phase Plan. 6.3. Number of permanent new jobs created by the SAP. Response: Approximately twenty (20) new jobs will be created consisting of: ten (10) new teachers, five (5) new administrative positions, two new clerical staff; and three (3) various staff positions. (1/9/17) Staff (2/24/17): Noted. 11 6.4. Tax revenue generated to the city in 2016 dollars. tespi ise: N/A (1/9/17) Staff (2/24/17): Noted 6.5. Proof of compliance with all criteria of Article 3, Section 3.13.1 of the Miami 21 Code concerning the United States Green Building Council (USGBC) Leadership in Energy and Environment Design (LEED) standards or equivalent standards as adopted or approved by the City. On the plans, indicate the sustainability/LEED rating. Response: See Application Book G.4: Sustainability and LEED Checklist. (1/9/17) Staff (2/24/17): Confirm Bonus applicability to the project. Response: Not applicable. (5/10/17) 6.6. The rezoning deadline to submit a complete application is January 13, 2017. Response: Acknowledged. (1/9/17) Staff (2/24/17): Noted. Additional comments Clarify the intent. The Regulating Plan provides for other uses than educational. Staff consider that structures proposed to be removed has merits to receive the "historic designation" For existing and proposed Lot Coverage calculations within the SAP consider Miami 21 Code, Sec. 2.1.3 Transect Principles: "Specific to Natural (T1), Rural (T2) and Sub -Urban (T3) Zones, impermeable surface shall be minimized and confined to the ratio of Lot Coverage by Building specified in Article 5. To the extent not inconsistent with applicable state or federal law, storm water management on Thoroughfares may be accomplished through retention and percolation, channeled by curbside swales, or through underground storm drainage channeled by raised curbs" Office of Transportation Comments From: Soria Cordero, Irene Date: Wednesday, February 08, 2017 12:38 PM Subject: FW: Plans and documents submitted for Ransom Everglades School 12 Comments in black are from January 3rd email sent from us to the applicant. In red are the applicant's response to comments dated January 6 and comments in blue are our follow up comments. 1. Please explain why a traffic study with data collection including Main Highway, neighborhood streets and adjacent intersections was not submitted for review. This traffic study followed the same methodology as the previously approved SAP traffic study. (Applicants Response 1-6-17). Only a traffic operation plan and statement was prepared for the previously approved SAP. A traffic impact study and methodology including data collection, trip distribution was not submitted for review. It could be assumed that the previously approved SAP didn't required a traffic impact study as there was no proposed changes on the access points or the student enrollment. However, the Amendment SAP is proposing an increase of student enrollment and adding a new access point to the school through Main Highway. Typically, a traffic study that includes data collection on neighborhood streets and adjacent intersections is required when changes/intensity of uses occurs and when the access points are modified/added. See Traffic Evaluation. (G1) (5/10/17) 2. Please explain why the existing conditions of Land Use and Intensity submitted on the previous SAP for 608 students is different than the existing condition of Land Use and Intensity of the 2016 letter submitted as revision for 659 students. Under Section 16 of the governing Development Agreement between the City of Miami and Ransom Everglades School, Inc., Ransom Everglades is entitled to 659 students. (Applicants Response 1-6-17). The January 6, 2017 traffic evaluation memorandum existing land use and intensity states 659 students with a proposed land use and intensity of 726 students. However, the A2.3.2 "Public Benefit Statement" (included on 2/3/2017 email) for the Upper Campus SAP Application state that the school is a "private educational institution for 1,084 students in grades 6-12." Please clarify the final existing and proposed land use and intensity number of students and if the number of students are different from the ones included on the traffic documents, please revise and resubmit all traffic documents to the City of Miami and Miami -Dade County. The maximum number of students is 659 existing and 726 proposed. (5/10/17) 3. Please provide an existing parking utilization analysis to demonstrate that the reduced availability and increase of student population would not results in an increased drop- off/pick-up traffic impacting Main Highway and surrounding neighborhood streets. We will document the existing parking utilization in the updated traffic memorandum. (Applicants Response 1-6-17). Comment still applies. The January 6, 2017 traffic evaluation memorandum only includes a paragraph discussing the 241 proposed parking spaces. It does not discussed the existing parking utilization analysis. See Traffic Evaluation. (G1) (5/10/17) 13 a. In addition, it was requested an updated site plan that includes the 241 parking spaces, however, only B4.7.1 "2016 Proposed SAP Site Zoning Summary" table was provided. See C.4. (5/10/17) i. The Miami -Dade County DTPW TOP Form Version 11 state that the "Average Maximum Enrollment per grade" are 182 students. However please include on the traffic evaluation memorandum, how many students are existing and proposed per grade. See Traffic Evaluation. (5/10/17) ii. Please include how the 241 parking spaces were calculated using Miami 21 code Article 4 Table 4 requirements. See B4.7.1. (5/10/17) b. In the January 6, 2017 traffic evaluation memorandum parking section includes that "Additional student parking is currently provided at Paradise Parking next to the Coconut Grove Playhouse. Crossing guards and wide sidewalks are provided to assist safe walking to students that drive and park at Paradise Parking." i. Further discussing with Miami Parking Authority (MPA) it was brought to our attention that Ransom Everglades have an agreement with MPA for 40-60 decals. Please include this agreement as part of the documentation. See attached Traffic Evaluation. (G1) (5/10/17) ii. In addition, please include if the exact amount existing and proposed of decals are agreed with MPA. See attached Traffic Evaluation. (G1) (5/10/17) iii. Please explain how the decals are provided to the students (i.e. waiting list, how many per grade, etc.) See attached Traffic Evaluation. (G1) (5/10/17) 4. From the SAP document the existing conditions shows 268 parking spaces (126 Staff parking, 127 Student parking and 15 visitors), while the proposed includes 227 (220 Staff and Students and 7 Visitors). Please see comment number 9. There are multiple site plans and B.4.7 table versions submitted which some includes 220 parking others 233 parking and the County TOP documents and traffic memo includes 241 parking spaces. Please clarify the final number of parking spaces and submit the final site plan showing the locations of the final proposed parking spaces. See attached Traffic Evaluation, Proposed Vehicular and Parking Plan, and Parking Diagram. (G1, C4, C5) (5/10/17) a. Please explain why the staff, student and visitor parking (33 reduction for Staff and Students and 8 for visitors) was reduced. Will explain in the updated traffic memo. (Applicants Response 1-6-17). Comment still remains. See attached Traffic Evaluation. (G1) (5/10/17) b. Please identify how the additional trips would be accommodate if reduction of current parking facilities is being proposed and no additional parking is recommended. Will address in the updated traffic memo. (Applicants Response 1-6- 17). Comment still remains. See attached Traffic Evaluation. (G1) (5/10/17) 5. Figure 1 of the January 6, 2017 traffic evaluation memorandum "Access and Traffic Circulation with La Brisa Site (Traffic Operations Plan)" is different as the January 5, 2017 C1 "2016 Proposed Vehicular Site Circulation Plan". Please clarify which will be the final 14 circulation plan and if needed include in the traffic evaluation memorandum. See attached Circulation Plans. (C1— C2.1) (5/10/17) Please let us know if you would need any additional information. Additional comments will be provided upon review of a detailed re -submittal. The City of Miami reserves the right to comment further on the project as details and/or explanations are provided and may revise previous comments based on additional information provided. *** Please note that the Planning and Zoning Department reviews Permit proposals based on Miami 21 Zoning Code and the Miami City Code of Ordinances. Please provide a narrative response: 00 Applicant response ❑ Department follow-up response (Planning and Zoning) 15 Ransom Everglades School Upper Campus Special Area Plan A2.2.1 Upper Campus Operational Plan Ransom Everglades School Upper Campus Operational Plan 1. Existing and proposed facility operation (hours, function, staff): Ransom Everglades School Upper Campus Operational Hours Use Days Hours School M — F 7:30 AM— 3:15 PM Athletics/Extracurricular M — F 3:00 PM — 9:00 PM Athletics/Extracurricular Saturday 9:00 AM — 5:00 PM Various Saturday — Sunday 11:00 AM— 9:00 PM 2. Maximum number of students currently permitted in the Ransom Everglades Upper Campus: 659 3. Maximum existing registration in the Ransom Everglades Upper Campus and proposed as consequence of this proposal: 726 4. Existing and proposed number of teachers and administrative and clerical personnel: Ransom Everglades School Upper Campus Personnel Teachers Administrative Clerical Staff Total Existing 60 35 18 27 140 Proposed 70 40 20 30 160 5. Existing and proposed number of classrooms, per scholar grade and total square footage of classroom space: Ransom Everglades School Upper Campus Classroom Space Classrooms Grade SF Classroom Space SF Non -Classroom Space Existing 47 9 - 12 24,116 GSF 105,407 GSF Proposed 73 9 - 12 29,806 GSF 122,410 GSF 6. Total square footage of non -classroom space: Please see table above. 7 Amount and location of exterior recreational/play total area in square footage: Ransom Everglades School Upper Campus Recreational and Green Space Pool, Athletic Fields, Tennis Courts La Brisa Green Space (East) La Brisa Green Space (West) Mangrove Preservation Zone Existing 100,867 SF 14,000 SF Proposed 100,867 SF 22, 178 SF 28, 643 SF 74, 213 SF 8. Maximum number and type of vehicles that will be used in conjunction with the operation of the facility: Ransom Everglades School Upper Campus Vehicles SUVs Work Trucks Motor Boats Existing 2 2 3 Proposed 3 5 5 9. Existing and proposed parking: Number of parking spaces provided for staff, visitors, and transportation and operation vehicles, and justification that those spaces are sufficient for this facility: Ransom Everglades Parking Required Proposed Staff 160 160 Students 73 73 Visitor 8 8 Total 241 241 10. Grades or age groups that will be served: 9 - 12 11. Days and hours of operation, weekly and annually: Ransom Everglades School Upper Campus Operational Hours Use Days Hours School M — F 7:30 AM— 3:15 PM Athletics/Extracurricular M — F 3:00 PM — 9:00 PM Athletics/Extracurricular Saturday 9:00 AM — 5:00 PM Outside Groups Saturday — Sunday 11:00 AM — 9:00 PM 12. An explanation of any such activities anticipated to be conducted in association with the school but typically conducted outside of the class -hours of operation. Ransom Everglades students participate in many extracurricular activities that take place outside of school hours on the campus. These activities include, but are not limited to: athletic programs (practice, games and tournaments); fine arts program (practices, musical and theatrical performances); visual arts students (exhibits); and various clubs. In addition, Ransom Everglades allows various community organizations, schools and other entities to utilize its athletic, theater, and class venues after school hours. For example, many local club teams practice in their pools, fields, and gyms and college and university aquatic programs swim in the pools during their school breaks. Local theater and dance groups host performances in the auditorium. Ransom also has long-standing partnerships with many local nonprofit organizations, such as the Children's Bereavement Center and Breakthrough Miami, and allow these organizations to use the facilities throughout the year. 13. Means of compliance with requirements by the City of Miami Fire Department, Miami -Dade County Department of Public Health, the Department of Health and Rehabilitative Services, and any Federal or State regulations applicable to the specific application: Please see attached certification from the City of Miami Fire Department and License from the Florida Department of Children and Families. 14. Existing and proposed safety measures/traffic control on the different entrances and exits. Please see attached Traffic Evaluation completed January 2017 by TrafTech Engineers and the Ransom Everglades Traffic Operations Plan submitted to Miami -Dade County. 15. Traffic Study taking in consideration the different entrances and exits existing and proposed. Please see attached Traffic Evaluation completed January 2017 by TrafTech Engineers and the Ransom Everglades Traffic Operations Plan submitted to Miami -Dade County. 16. Other sportive or fundraising activities for specific events/seasonal rental of the facilities that may attract unusual volume of cars/visitors to Ransom Everglades Upper Campus on weekends, summer camp, etc. There are limited times per year where special events are held at the campus. Some examples include: (a) hosting the FHSAA sanctioned tournaments and regional and local competitions; (b) hosting "La Liga Promises," the first world youth clubs soccer tournament in the United States; and hosting TEDx Coconut Grove, an independently organized TED-like experience, to engage our community in a discussion of ideas, to expand perspectives, and to make a philanthropic impact. 17. Proof of compliance of the existing Day Care with Chapter 33 of the Miami Dade County Code. Please see attached certification from the City of Miami Fire Department and License from the Florida Department of Children and Families. Ransom Everglades School Upper Campus Special Area Plan A2.2.1.1. City of Miami Certificate of Use Fire Safety Permit CIttg .nf Alianti THIS IS NOT A BILL CERTIFICATE OF USE FIRE SAFETY PERMIT BUSINESS NAME : DBA: DATE ISSUED; VALID FROM: ACCOUNT NUMBER: SERVICE ADDRESS: APPROVED USE: COMMENTS; RESTRICTIONS; RANSOM EVERGLADES SCHOOL RANSOM EVERGLADES SCHOOL 08/21192 10/01/16 TO 09/30/17 40289 3575 MAIN HWY C1119 -Education - Day Care/NurslSchl. Non Profit DY CARE FAC >12 Restrictions on this CU are informational only. For all restrictions, pleas% contact the Office of Zoning PLEASE DISPLAY THIS CERTIFICATE IN A CONSPICUOUS LOCATION AT OCCUPANCY ADDRESS. • FAVOR DE MOS TRAR ESTE CERTIFICADO EN UN SITIO VISIBLE EN L4 DIRECCION DEL COMERCIO. NOTICE: This certificate is Non -Transferable. If you relocate, sell the business, or change the type of business a new certificate must be obtained from Building and Zoning at 444 S.W. 2nd Avenue, 4th Floor, Phone: (305)416-1199. Please note that this Certificate of Use expires on September 30th of the effective year listed herein. Ensuring renewal by October lst is the responsibility of the businessentity. For further information you may call (305) 416-1570. Favor de tomar nota que este Certificado de Uso se vence el 30 de Septiembre del ano indicado. Asegurar la renovation para el 1 ro de Octubre es la responsabilidad del negocio. Para mas information puede Ilamar al (305) 416-1570. Tanpri note byen setifika wap itilize-a ap ekspire jou 30 Septam ane sa-a. Se responsability met biznis la you li renouvle-I Premye Oktob ane kap vini-a. Si ou bezwen plis enfomasyon, ou ka rele nou nan: (305) 416-1570. Ransom Everglades School Upper Campus Special Area Plan A2.2.1.2. DCF Childcare Facility Certificate of License Licensing Agency: Department of Children and Families, Child Care Regulation & Background Screening 401 NW 2nd Avenue 5-424 Miami, Florida 33128 (786) 257-5207 Name of Facility: Ransom Everglades Children's Center Certificate Number: C11 MD0197 County: Miami -Dade Address: 3575 Main Highway City: Miami Zip: 33133 Owner: Ransom -Everglades School, Inc. The Department of Children and Families being satisfied that this child care facility has complied with Chapter 65C-22, Florida Administrative Code, Child Care Facility Standards, adopted by the Department and authorized.in sections 402.301-402,319, Florida Statutes, approves an Annual license to operate this child care facility. This certificate is effective August 21, 2016 Through August 20, 2017 This license may be revoked or suspended for cause. Maximum Licensed Capacity: 20 Hours of Operation: Ransom Everglades School Upper Campus Special Area Plan A2.2.2. Public Benefits Statement A2.2.2 CIVIC ENGAGEMENT AND PUBLIC BENEFITS STATEMENT Ransom Everglades School Upper Campus Special Area Plan Application Ransom Everglades is proud of its long and rich tradition of community and public service dating back to i9o3, when Paul Ransom welcomed his first class of students. Back then, Ransom wrote personal letters to qualified students, inviting them to attend his school only if they believed "they are in the world not so much for what they can get out of it as for what they can put into it." One hundred and fourteen years later, Ransom Everglades still sends Ransom's letter to admitted students, introducing them — even before they arrive — to the most fundamental and important ethic in its curriculum, one repeated so often it becomes part of every student's identity at Ransom Everglades. In year -opening and year -ending assemblies, and frequently in between, students are reminded of their responsibility to leave the world better than they find it. They learn that being a citizen of the world means taking care of their peers, their local community and the world beyond. That ethic is fundamental to the school's stated mission: to provide an educational environment in which the pursuit of honor, academic excellence, and intellectual growth is complemented by the physical, cultural, and character development of each student. The school provides rigorous college preparation, promotes the student's sense of identity, community, integrity, and values for a productive and satisfying life, and prepares the student to lead and to contribute to society. The mission permeates every element of campus life. The faculty, staff and administration carry it into their particular realms, whether manning classrooms, coaching sports teams, renting out facilities, hiring employees or executing other tasks. Because service has always been fundamental to the identity of this school and its students, alumni and employees, Ransom Everglades is pleased to commit to continuing these efforts for the duration of the SAP period. Community Service Through the school's Volunteer Service Program and spontaneous campus efforts, Ransom Everglades students devote thousands of hours annually to worthy agencies including schools, day care programs, museums, hospitals, crisis centers and nursing homes. The school also donates its facilities to many worthy community causes. Miami -Dade County fire fighters use the school's pool at no charge for fire and rescue training, and the school offers staff and facilities annually to Breakthrough Miami, the Children's Bereavement Center and TEDxCoconutGrove. Over the last year, the value of those donations exceeded $200,000. The school received a resounding affirmation of its students' service efforts this spring when it was one of just six county organizations — and the only school — selected from among more than 7o nominees for recognition as an "Exemplary Dade Partner" by the Miami -Dade County Public Schools for its weekly assistance at Frances S. Tucker Elementary in Coconut Grove. Ransom Everglades students provide reading and math tutoring to Tucker students as well as healthy snacks to those on free and reduced -priced lunches through a service effort known as "Blessings in a Backpack." Page 1 of 4 A2.2.2 That program is just one of many that engages RE students. The school's top musicians have sent an estimated $20,00o to local non -profits through their biannual Rock 4 Relief concerts. RE swimmers and water polo players have taught youngsters from Breakthrough Miami and the Overtown Youth Center to swim on Saturdays or during the summer for years; this summer's three-week swim camp for Breakthrough fourth and fifth graders will include alumna Ashleigh Johnson, a Princeton student and 2016 Olympic champion in water polo, and her sister Chelsea, also an RE alumna and Princeton student. The decades -old St. Alban's Day tradition at Ransom Everglades brings local school children to both of the school's campuses in December for a day of fun, treats and games. To ensure that service is meaningful and intrinsic to the educational experience, Ransom Everglades does not require its students to count and record service hours. Students learn that service is not a box to be checked for credit, but rather a fundamental and rewarding part of living in a community. Even so, the school believes that its • history of community and public service • recent recognition with one of the county's most significant community -service awards • emphasis on service from the day students are offered admission • 20-plus student clubs with a service component and athletic team service through its REACH (Ransom Everglades Athletes Can Help) program • myriad President's Volunteer Service Award winners (the school became aware of more than a half -dozen student winners this year) and many students recognized for their service efforts through outside media coverage make a compelling case that many, if not the vast majority, of RE students routinely meet or exceed the highest standards of community service in Florida. The top level of Florida's Bright Futures Scholars program — the state's most prestigious scholarship program — requires 25 hours of service per student per year 1, which translates to less than one hour per week during the school year. (Miami -Dade County Public Schools do not require a prescribed number of service hours for their students to graduate.) For the duration of this SAP, Ransom Everglades commits to continuing to emphasize, support and encourage student -service activities that empower the local community and outside world, while also enabling its students to continue to meet or exceed Florida's highest standards for community service. The school also commits to targeting City of Miami communities with a significant population living under the poverty line (see attachment) as it broadens those efforts. The school further commits to seeking to expand the relationships that allow underserved youths, public servants, those with special needs and other members of the local community regular opportunities to enjoy or benefit from the school's facilities, such as the pool, playing fields and 1 The Florida Bright Futures Scholarship's Florida Academic Scholars Award requires ioo hours of community service. (Other Florida Bright Futures scholarships require fewer hours. Medallion Scholars must achieve 75 hours, and Gold Seal Vocational Scholars must accrue 30 hours. See page 8 in http://briefings.dadeschools.net/files/86426 Community Service Implementation Guideline s - Service Learning- November 2o14.pdf) Page 2 of 4 A2.2.2 performing -arts halls. In that endeavor, the school also commits to targeting City of Miami communities with a significant population living below the poverty line. Employment In order to provide equal employment opportunity to all employees and candidates, employment decisions at Ransom Everglades School are based on merit and qualifications. Ransom Everglades School does not discriminate in hiring or employment on the basis of race, color, religion, sex, national origin, age, disability, ancestry, pregnancy, genetic information, marital status, familial status, citizenship, sexual orientation, veteran status, or any other class protected by federal, state, or local law, order, or regulation. Currently, 138 of about 220 full -year employees at Ransom Everglades are residents of the City of Miami. Ransom Everglades pledges to continue its longstanding policy of equal -opportunity hiring, and commits to widen its recruitment efforts to extend to minority- or female -based organizations, associations or media. It commits to considering non-traditional pathways for locating qualified, diverse candidates in order to ensure it is identifying the widest range of qualified candidates possible. It also commits to strengthen its commitment to the recruitment of faculty and administration from the City of Miami. Financial Aid Ransom Everglades offers generous financial support to ensure that it enrolls a diverse and talented student body and meets the financial needs of all students who are admitted. The school offers in excess of $5 million annually for financial aid and tuition remission, supporting 17.5 percent of students with an average grant of $27,692. All financial -aid grants are based on need; the school awards no scholarships for academic or athletic performance. Over the last io years, Ransom Everglades has awarded in excess of 1,7oo financial -aid grants totaling more than $40 million. That aid has made a difference is the lives of many. The single mother of 2016 Olympic champion Ashleigh Johnson and sister Chelsea Johnson, both of whom lived in Miami's Redland community but attended RE for high school, has publicly praised the school's financial aid program. "I could not afford what the girls got — but I got it," Donna Johnson said. "I feel like I won the lottery. I couldn't ask for anything more." In a feature story about Mya Wright, a West Grove resident who attended Ransom Everglades and received financial and other support from the school community, the Miami Herald wrote: "Mya Wright is a shining example of the adage that it takes a village to raise a child. In Mya's case, that village is Ransom Everglades School, where the 17-year-old graduated on [May 19, 2(117] ..." Mya Wright will attend Mount Holyoke University this fall on a Posse Foundation scholarship. Many City of Miami residents have been significant beneficiaries of the school's financial aid program. Ransom Everglades has offered an average in excess of $1.2 million in financial aid to 5o City of Miami residents annually for the last decade — a total investment in excess of $13 million. The aid has grown over that io-year period, illustrating the school's deep and sincere commitment to its local community. Ransom Everglades pledges to continue to strengthen its financial aid program by seeking to expand its pool of qualified, diverse applicants, particularly from the City of Miami and zip Page 3 of 4 A2.2.2 codes with a significant portion of the population below the poverty line. The school also commits to continuing to increase the amount of aid available to those students as it has over the last decade. The school will fortify its efforts to attract qualified applicants by continuing to reach out to local mentoring programs or organizations such as Breakthrough Miami and Achieve Miami that serve underserved students, and also by seeking assistance from minority-, female -based or educational organizations with connections to underserved students. It is also willing to consider a formal partnership with an entity recommended by the City of Miami that will help the school identify qualified candidates for admission. Ransom Everglades will also continue to emphasize the benefits of the school's financial aid program in its fundraising efforts to encourage continued support for this valuable program. Procurement Ransom Everglades seeks to ensure that economic opportunities stemming from procurement are available to members of the local community, particularly the City of Miami, that reflect the racial, gender and ethnic mix of that community. When seeking goods and services, the school commits to broadening its procurement pool by exploring traditional and non-traditional avenues of reaching potential providers, including minority media, minority business organizations, female business organizations and other focused groups. Conclusion Ransom Everglades shall prepare an Annual Report summarizing its performance in all of these areas and shall provide this Report to the City of Miami. This Report will also seek to measure RE's accomplishments so as to best demonstrate that the objectives set forth in this Plan are being accomplished. Page 4 of 4 Ransom Everglades School Upper Campus Special Area Plan A3. Project Directory Ransom Everglades School Upper Campus Special Area Plan Project Directo Ransom Everglades School, Inc. 3575 Main Highway, Miami, FL 33133 / (305) 460-8800 Stephanie "Penny" Townsend ptownsend@ransomeverglades.org Jim Cowgill icowgill@ransomeverglades.org Shubin & Bass, P.A.: Land Use Attorneys 46 SW 1st Street, 3rd Floor, Miami, FL 33130/ (305) 381-6060 John K. Shubin, Esq. Ishubin@shubinbass.com Amy E. Huber, Esq. ahuber@shubinbass.com Bowie Gridley: Master Planners and Architects 1010 Wisconsin Avenue, NW, Washington, DC20007/(202) 337-0888 Calvert S. Bowie, AIA cbowie@bowiegridley.com Touzet Studio: Architects of Record and LEED Consultants 4565 Ponce De Leon Blvd, Coral Gables, FL 33146 / (305) 789-2870 Carlos Prio-Touzet carlos@touzetstudio.com Jacqueline Gonzalez Touzet Jackie@touzetstudio.com Walker Parking Consultants: Parking and Circulation 904 Lindgren Blvd, Sanibel, FL 33957/(239) 472-5470 Tom Butcher, P.E. tom.butcher@walkerparking.com Curtis + Rogers: Landscape Architects and Arborists 7520 S. Red Road Suite M South Miami, FL 33143 / (305) 442-1774 Aida M. Curtis aida@curtisrogers.com Jennifer J. Rogers-Pomaville Jennie@curtisrogers.com Lisa Hammer: Horticultural Consultant P.O. Box 330203 Miami, FL 33233 / (305) 858-4667 lisa@lisahammerrca.com Traf Tech Engineers, Inc.: Traffic Engineer 8400 North University Drive, Suite 309, Tamarac, FL 33321 / (954) 582-0988 Joaquin Vargas, P.E. ioaquin@traftech.biz Miller Legg: Parking, Circulation, and Lighting 7743 NW 48th Street, Suite 140, Miami, FL 33166 / (305) 599-6381 Joaquin A. Mojica, P.E. jmoiica@millerlegg.com Michael D. Kroll, RLA FASLA mkroll@millerlegg.com Campanile & Associates, Inc.: Land Surveyor 6420 Mahi Drive Coral Gables, FL 33158 / (305) 971-1988 Anthony Campanile acampan@aol.com Studio JEFRE: Landscape Architecture 9838 Poplar Place, Orlando, FL 32827/(407) 284-0020 Jefre, RLA j@jefre.org Elaine A. Mills: Landscape Consultant 3584 Main Highway, Coconut Grove, FL 33133 /(coolestblossom@gmail.com) Arboricultural Consulting Inc.: Arborist 3047 Kirk Street, Coconut Grove, Florida 33133 *The late Robert D. Brennan Ransom Everglades School Upper Campus Special Area Plan A4. Legal Index RANSOM EVERGLADES SCHOOL, INC. UPPER CAMPUS SPECIAL AREA PLAN LEGAL INDEX Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TO S/L NE 1/4 SW 1/4 E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 9,556 SF 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWYANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY3OFT FOR R/VV LOT SIZE 9.79 AC M/L 01-4121-045- 0180 402,267.6 SF 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR R/W BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 20,325.3 SF 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 01-4121-049- 0711 9,100 SF 5 3173 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY3OFT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,387.3 SF 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11,540.3 SF 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 8,820.3 SF 8 3551 MAIN HWY BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF 01-4121-000- 0130 302,527 SF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Ransom Everglades School Upper Campus Special Area Plan A4.1 Property Information and Deeds 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-011-0020 Property Address: 3552 MAIN HWY Miami, FL 33133-5904 Owner RANSOM -EVERGLADES SCHOOL INC Mailing Address 3575 MAIN HWY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 7065 VACANT LAND - INSTITUTIONAL : PARKING LOT Beds / Baths / Half 0/0/0 Floors 0 Living Units 0 Actual Area 0 Sq.Ft Living Area 0 Sq.Ft Adjusted Area 0 Sq.Ft Lot Size 10,000 Sq.Ft Year Built 0 Assessment Information Year 2016 2015 2014 Land Value $904,500 $670,000 $344,300 Building Value $0 $0 $0 XF Value $0 $0 $0 Market Value $904,500 $670,000 $344,300 Assessed Value $339,405 $308,550 $280,500 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $565,095 $361,450 $63,800 Educational Exemption $339,405 $308,550 $280,500 Note: Not all benefits a e applicable to all Taxable Values (i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information 2016 2015 2014 County Exemption Value $339,405 $308,550 $280,500 Taxable Value $0 $0 $0 School Board Exemption Value $904,500 $670,000 $344,300 Taxable Value $0 $0 $0 City Exemption Value $339,405 $308,550 $280,500 Taxable Value $0 $0 $0 Regional Exemption Value $339,405 $308,550 $280,500 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-011-0020 Property Address: 3552 MAIN HWY Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 10,000.00 $904,500 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value Extra Features Description Year Built 1 Units Calc Value The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-011-0020 Property Address: 3552 MAIN HWY Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 10,000.00 $670,000 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value Extra Features Description Year Built 1 Units Calc Value The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-011-0020 Property Address: 3552 MAIN HWY Miami, FL 33133-5904 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 10,000.00 $344,300 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value Extra Features Description Year Built 1 Units Calc Value The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-011-0020 Property Address: 3552 MAIN HWY Full Legal Description ROBERTS SUB PB A-21 BEG SE COR NE1/4 SW1/4 NW TO E B/L H WY SW TO S/L NE1/4 SW1/4 E TO POB LOT SIZE 10000 SQUARE FEET Sales Information Previous Sale Price OR Book -Page Qualification Description The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-045-0180 Property Address: 3575 MAIN HWY Miami, FL 33133-5903 Owner RANSOM SCHOOL INC Mailing Address 3575 MAIN HWY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 7241 EDUCATIONAL/SCIENTIFIC - EX : EDUCATIONAL - PRIVATE Beds / Baths / Half 0/0/0 Floors 3 Living Units 0 Actual Area Sq.Ft Living Area Sq.Ft Adjusted Area 152,511 Sq.Ft Lot Size 426,536 Sq.Ft Year Built 1964 Assessment Information Year 2016 2015 2014 Land Value $44,751,299 $30,767,784 $24,275,168 Building Value $9,982,123 $9,078,995 $8,818,675 XF Value $1,846,562 $1,817,491 $1,830,477 Market Value $56,579,984 $41,664,270 $34,924,320 Assessed Value $38,225,614 $34,750,559 $31,591,418 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $18,354,370 $6,913,711 $3,332,902 Educational Exemption $38,225,614 $34,750,559 $31,591,418 Note: Not all benefts are applicable to all Taxable Values (i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information 2016 2015 2014 County Exemption Value $38,225,614 $34,750,559 $31,591,418 Taxable Value $0 $0 $0 School Board Exemption Value $56,579,984 $41,664,270 $34,924,320 Taxable Value $0 $0 $0 City Exemption Value $38,225,614 $34,750,559 $31,591,418 Taxable Value $0 $0 $0 Regional Exemption Value $38,225,614 $34,750,559 $31,591,418 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-045-0180 Property Address: 3575 MAIN HWY Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R 0100 Square Ft. 399,529.00 $44,747,248 GENERAL T3 R 0100 Square Ft. 27,007.00 $4,051 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1964 7,595 $258,154 2 1 1960 4,270 $145,137 3 1 1964 1,468 $53,288 4 1 1920 1,056 $31,712 5 1 1920 935 $28,078 6 1 1968 13,163 $699,350 6 2 1963 5,273 $200,110 6 3 1964 13,057 $486,896 7 1 1910 4,295 $109,136 8 1 1959 2,960 $112,332 9 1 1903 8,100 $200,475 10 1 1955 198 $4,574 11 1 1971 7,039 $198,415 12 1 1972 17,228 $1,073,373 13 1 1998 5,055 $538,812 13 2 1998 5,055 $446,003 14 1 1998 5,888 $627,602 15 1 1998 1,550 $96,441 16 1 2000 19,726 $2,069,692 16 2 2000 8,847 $817,409 17 1 2012 11,750 $970,150 17 2 2012 1,501 $173,861 17 3 2012 6,502 $641,123 Extra Features Description Year Built Units Calc Value Wall - CBS unreinforced 2013 300 $1,200 Elevator - Passenger 2012 3 $35,640 Cent A/C - Comm (Aprox 300 sgft/Ton) 2012 8 $11,880 Pool COMM BETTER 3-6' dpth, tile 20x40 av size 2012 15,157 $675,244 Patio - Brick, Tile, Flagstone 2012 8,711 $92,946 Sprinkler System/Auto - Wet 2012 21,957 $32,606 Wall - CBS unreinforced 2002 1,800 $6,408 11/3/2016 Property Search Application - Miami -Dade Count Sprinkler System/Auto - Wet 2000 25,693 $33,529 Elevator - Passenger 2000 4 $41,760 Concrete Walk - Overhead 2000 444 $9,657 Sprinkler System/Auto - Wet 1998 9,116 $11,623 Sprinkler System/Auto - Wet 1998 5,441 $6,937 Chill Water NC (Aprox 300 soft/Ton) 1998 300 $637,500 Elevator - Passenger 1998 2 $20,400 Patio - Concrete Slab 1998 288 $956 Wall - CBS unreinforced 1998 186 $632 Paving - Concrete 1972 1,354 $2,796 Cent NC - Comm (Aprox 300 soft/Ton) 1972 90 $79,650 Light Standard - 10-30 ft High - 2 Fixtures 1971 2 $2,320 Tennis Court - Asphalt or Clay 1971 27,600 $48,024 Chain -link Fence 10-12 ft high 1971 710 $9,471 Paving - Asphalt 1971 12,600 $10,962 Cent NC - Comm (Aprox 300 soft/Ton) 1968 38 $31,350 Paving - Asphalt 1968 16,380 $13,514 Chain -link Fence 10-12 ft high 1968 380 $4,807 Cent NC - Comm (Aprox 300 soft/Ton) 1964 30 $24,750 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-045-0180 Property Address: 3575 MAIN HWY Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R 0100 Square Ft. 399,529.00 $30,763,733 GENERAL T3 R 0100 Square Ft. 27,007.00 $4,051 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1964 7,595 $232,339 2 1 1960 4,270 $130,623 3 1 1964 1,468 $47,959 4 1 1920 1,056 $28,541 5 1 1920 935 $25,270 6 1 1968 13,163 $640,859 6 2 1963 5,273 $180,099 6 3 1964 13,057 $438,206 7 1 1910 4,295 $98,222 8 1 1959 2,960 $101,099 9 1 1903 8,100 $180,428 10 1 1955 198 $4,116 11 1 1971 7,039 $181,653 12 1 1972 17,228 $982,409 13 1 1998 5,055 $490,636 13 2 1998 5,055 $406,125 14 1 1998 5,888 $571,487 15 1 1998 1,550 $87,818 16 1 2000 19,726 $1,884,133 16 2 2000 8,847 $744,124 17 1 2012 11,750 $881,955 17 2 2012 1,501 $158,055 17 3 2012 6,502 $582,839 Extra Features Description Year Built Units Calc Value Wall - CBS unreinforced 2013 300 $1,200 Sprinkler System/Auto - Wet 2012 21,957 $32,936 Patio - Brick, Tile, Flagstone 2012 8,711 $68,294 Pool COMM BETTER 3-6' dpth, tile 20x40 av size 2012 15,157 $682,065 Elevator - Passenger 2012 3 $30,000 Cent NC - Comm (Aprox 300 sqft/Ton) 2012 8 $12,000 Wall - CBS unreinforced 2002 1,800 $6,480 11/3/2016 Property Search Application - Miami -Dade Count Concrete Walk - Overhead 2000 444 $9,768 Elevator - Passenger 2000 4 $35,200 Sprinkler System/Auto - Wet 2000 25,693 $33,915 Wall - CBS unreinforced 1998 186 $640 Patio - Concrete Slab 1998 288 $847 Elevator - Passenger 1998 2 $17,200 Chill Water NC (Aprox 300 soft/Ton) 1998 300 $645,000 Sprinkler System/Auto - Wet 1998 5,441 $7,019 Sprinkler System/Auto - Wet 1998 9,116 $11,760 Cent NC - Comm (Aprox 300 soft/Ton) 1972 90 $81,000 Paving - Concrete 1972 1,354 $2,843 Paving - Asphalt 1971 12,600 $11,151 Tennis Court - Asphalt or Clay 1971 27,600 $44,781 Light Standard - 10-30 ft High - 2 Fixtures 1971 2 $1,593 Chain -link Fence 10-12 ft high 1971 710 $7,540 Paving - Asphalt 1968 16,380 $13,759 Chain -link Fence 10-12 ft high 1968 380 $3,830 Cent NC - Comm (Aprox 300 soft/Ton) 1968 38 $31,920 Cent NC - Comm (Aprox 300 soft/Ton) 1964 30 $24,750 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-045-0180 Property Address: 3575 MAIN HWY Miami, FL 33133-5903 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R 0100 Square Ft. 399,529.00 $24,271,387 GENERAL T3 R 0100 Square Ft. 27,007.00 $3,781 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1964 7,595 $223,733 2 1 1960 4,270 $125,786 3 1 1964 1,468 $46,184 4 1 1920 1,056 $27,484 5 1 1920 935 $24,334 6 1 1968 13,163 $628,143 6 2 1963 5,273 $173,429 6 3 1964 13,057 $421,976 7 1 1910 4,295 $94,585 8 1 1959 2,960 $97,354 9 1 1903 8,100 $173,745 10 1 1955 198 $3,964 11 1 1971 7,039 $177,890 12 1 1972 17,228 $961,791 13 1 1998 5,055 $477,958 13 2 1998 5,055 $395,631 14 1 1998 5,888 $556,720 15 1 1998 1,550 $85,549 16 1 2000 19,726 $1,834,968 16 2 2000 8,847 $724,707 17 1 2012 11,750 $849,290 17 2 2012 1,501 $152,201 17 3 2012 6,502 $561,253 Extra Features Description Year Built Units Calc Value Wall - CBS unreinforced 2013 300 $1,200 Patio - Brick, Tile, Flagstone 2012 8,711 $68,991 Cent NC - Comm (Aprox 300 sqft/Ton) 2012 8 $12,000 Elevator - Passenger 2012 3 $30,000 Sprinkler System/Auto - Wet 2012 21,957 $32,936 Pool COMM BETTER 3-6' dpth, tile 20x40 av size 2012 15,157 $682,065 Wall - CBS unreinforced 2002 1,800 $6,552 11/3/2016 Property Search Application - Miami -Dade Count Sprinkler System/Auto - Wet 2000 25,693 $34,300 Elevator - Passenger 2000 4 $35,600 Concrete Walk - Overhead 2000 444 $9,879 Sprinkler System/Auto - Wet 1998 9,116 $11,896 Sprinkler System/Auto - Wet 1998 5,441 $7,101 Chill Water NC (Aprox 300 soft/Ton) 1998 300 $652,500 Elevator - Passenger 1998 2 $17,400 Patio - Concrete Slab 1998 288 $857 Wall - CBS unreinforced 1998 186 $647 Paving - Concrete 1972 1,354 $2,891 Cent NC - Comm (Aprox 300 soft/Ton) 1972 90 $82,350 Chain -link Fence 10-12 ft high 1971 710 $7,668 Light Standard - 10-30 ft High - 2 Fixtures 1971 2 $1,620 Tennis Court - Asphalt or Clay 1971 27,600 $45,540 Paving - Asphalt 1971 12,600 $11,340 Chain -link Fence 10-12 ft high 1968 380 $3,899 Paving - Asphalt 1968 16,380 $14,005 Cent NC - Comm (Aprox 300 soft/Ton) 1968 38 $32,490 Cent NC - Comm (Aprox 300 soft/Ton) 1964 30 $24,750 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-045-0180 Property Address: 3575 MAIN HWY Full Legal Description MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWYANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY30FT FOR R/W LOT SIZE 9.79 AC M/L Sales Information Previous Sale Price OR Book -Page Qualification Description The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: STATE OF FLORIDA ) ) SS COUNTY OF DADE ) I. RICHARD P. BRINKER. Clerk of the Circuit Court of the Eleventh Judicial Circuit, and County Recorder in and for the County of Dade and State of Florida DO HEREBY CER- 1 TIFY that the above and foregoing is a true and correct copy of a FILED in my office this day of rk/ A.D.. 19 53 and recorded in --P- -d ROC k s Book 323 7 at Page l0 - 107 IN WITNESS WHEREOF 1 have hereunto set my hand and affixed my official seal of said Court. this day of , A.D., 19 RICHARD P. BRINKER Clerk Circuit Court & County Recorder By Clerk CT. CT. Seal CrR/CT/REC 32 T swag* 1st r, '-; •.aac.155z Brr IDLT4+f TRL` TifSPTil6 iTfT?hrrA fT � - . sc odslei mar +6rh..disli.a ar ri&;lit -Ilw—plain tiaeieLi.Ging-d no �iHe.ad Florida e rod I..fa y authoziai s tma& Loos la ear i.r i Faiae. prtp et she Sae paar, me ➢aag1: c-aiYe: rEir R e t-57sid 3�3ttaue ,'• - Iran 3r �ie4d'jlerd3ah�la„irfieetje/ Li.eAir d F3er1Aa at Sededt7 eeehRd+ee2 ae 0aalr Siam Y dee` Sw. i p'�'a► pee0 d ir dead pei. . R B, l i.la. eiF-?e ar i the [Ina pry be a s. is ww:tteeL d i. lei i Tee SE19.001-dollars and otber ialuable eunsiderationa *Imp ▪ t ie Lot paid 1 y a. saki y.q. d doe awed }ea 3..sq¢s.i.ad de bray .bwiipai. Le ps+bd, Toorgass4 cat said r des sie eiq of i. mad Est, it ai eip. fe.ee. ss. £.41...i=gdea&ed ld aw.i. lying master lade coiq d Lade • ai .Nm..t 7i.d e. s+tt _ _ ' begin at a pipe in cement wiring the fiortheast corner of the Southeast tuerer of the Southwest quarter of Section 21 as a r.ed and of retard in Deed Book D, page 251, Dade-toeaty Public records; thence south 45 degrees Past 1175-feet, sore or lees to shore of Biscayne Bay; thence southwesterly along s.id'shore a distance equal to 295.7 feet as measured at right angles to the last nentionet course; t.he^ee north 45 degrees west 1400 feet More or lean to a pipe it: cement at the south or east side of the County zeal; thence along said road Borth 41 degrees 40 minutes east 29S Sect to a pipe in cemct; thence south 45 degrees east 157.5 feet to rcL-.t of beginning; containing 9.3 acres more or less together with all rip..-ia.: rights and water pririleges apy,utcnaat thereto. It is the intent of this instrument to grant, bargain, sell and convey all the granter's ?± t, title and interest east claims is and to e:1 land *Iced by the g: a:tor lying :south and east of the to r- ;creel', or rend passing trough that per'ion of the City of me , Flcrica as Coconut Grorc, iicriea, which said street s sonetiaes 7co>w ae 1r.gr.ahas. r.=*y, and 1yir,r between said -ohs-_ highway and the low tter�mark ofBiscayne ha:, u- elndi v all riparian rights. The pare=isms herein anal hereby eoa- se,•ee be1.: the waterfront property heretefere used by the grantor. while &si, busiess under the name of 1--D::.t:-D4C1-: F1A-.11.4 SCBU.., at_ ie-ccciovc use- by it encluelvely for school purposes. a Fee-_sa= hereby conveyed is the sane yraperty conveyed b7 k .1C1 ....;:::OE:. a a -lave, to F..:.�:ui. 1.:7ir.;.:;D.'.:.b 5: 3::..:. 11:C. by deed dated Deed Soo;:. 11.74, page 232, of t=e P-. -- ;.ecarda of itice County, Florins. to a certain curt -age assented: by I2.1.1 a C1 SC CU., :.-�. to .,_,.- ' irF.., o- 17w}F I:�irn, s t�ca_ "-• earperffiti053017ited ,..'_ ._,.oi.'F a- t of "e 1r .." tide'osL-a nnot e_ nr' th-ero:rtao herein ansn-:-as, and r;;'^. °es • _ err-_ -ic:._ reservation x'l donna of reeord; al ec� _ r: c,` Cate aS a= azst cf. ia¢ca Coeatla no - .: a•�e. .^ .;• 1. _ arteolif 414.41 ,.,-•.�os.�_ the,.0 4,74:-„:4•Kt- ,*: ; 1,11P INDIAric qt•lifni • TV a enema= ander ese farms If e. State of Florida to me booms to be the mamma ;also signed tbe free- ming insormorn as scob office= and acrerally eciceorriedged the exacceice thereof to be timer free act rad rieed as mots tams for dm toes and thereto monticoad sod Oast easy Wood thereto tire , Artiniases4, of add corporation, and ttett said istosumeat Oaf act mod deed onparatata. 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-049-0720 Property Address: 3695 MAIN HWY Miami, FL 33133-5905 Owner RANSOM SCHOOL INC Mailing Address 3595 MAIN HWY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 0081 VACANT RESIDENTIAL : VACANT LAND Beds / Baths / Half 0/0/0 Floors 0 Living Units 0 Actual Area 0 Sq.Ft Living Area 0 Sq.Ft Adjusted Area 0 Sq.Ft Lot Size 12,558 Sq.Ft Year Built 0 Assessment Information Year 2016 2015 2014 Land Value $1,135,871 $841,386 $432,372 Building Value $0 $0 $0 XF Value $0 $0 $0 Market Value $1,135,871 $841,386 $432,372 Assessed Value $426,223 $387,476 $352,251 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $709,648 $453,910 $80,121 Educational Exemption $426,223 $387,476 $352,251 Note: Not all benefits a e applicable to all Taxable Values (.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information j_ 2016 2015 2014 County Exemption Value $426,223 $387,476 $352,251 Taxable Value $0 $0 $0 School Board Exemption Value $1,135,871 $841,386 $432,372 Taxable Value $0 $0 $0 City Exemption Value $426,223 $387,476 $352,251 Taxable Value $0 $0 $0 Regional Exemption Value $426,223 $387,476 $352,251 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0720 Property Address: 3695 MAIN HWY Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 12,558.00 $1,135,871 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value Extra Features Description Year Built 1 Units Calc Value The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0720 Property Address: 3695 MAIN HWY Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 12,558.00 $841,386 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value Extra Features Description Year Built 1 Units Calc Value The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0720 Property Address: 3695 MAIN HWY Miami, FL 33133-5905 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 12,558.00 $432,372 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value Extra Features Description Year Built 1 Units Calc Value The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0720 Property Address: 3695 MAIN HWY Full Legal Description THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5FT FOR R/W BLK 7 LOT SIZE IRREGULAR Sales Information Previous Sale Price OR Book -Page Qualification Description 08/01/1972 $103,000 00000-00000 Sales which are qualified The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 1981 SEP 16 All13:35 87R355819 REC 134 I q7G 1740 WARRANTY DEED THIS INDENTURE, made this between RANSOM -EVERGLADES SCHOOL, l5 /• day of INC. A.D. 1987, existing under the laws of the State of Florida having its principal place of business in the County of Dade and State of Florida, party of the first part, and the CITY OF MIAMI, a Municipal Corporation, a corporation existing under the laws of the State of Florida, having its principal place of business in the County of Dade and State of Florida, and lawfully authorized to transact business in the County of Dade and State of Florida, party of the second part. wiTNESSET11, that the said parties of the first part, for and in consideration of the sum of ONE DOLLAR (S1.O01 And other good and valuable considerations to it in hand paid by the said party of the second part, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the said party of the second part, its successors and assigns forever, the following described land situate, lying and being in the County of Dade and State of Florida, to wit: Those portions of Lots 12 A 13, Block 7, "The Royal Gardens", according to the plat thereof, as recorded in Plat Book ?0, Page 3 of the Public Records of Dade County, Florida, being more particularly described as follows: The Southwesterly 5 feet of Lots 12 A 13 and The external area of a circular curve concave to the Northeast having a radius of 25 feet and tangents which are 20 feet Northeasterly of and parallel with the centerline of Royal Road and 65 feet Southeasterly of and parallel with the zoned centerline on Main Highway. And the said parties of the first part does hereby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF, the said parties of the first part has caused these presents to be signed in its name by its proper officers, and its corporate seal to be affixed, attested by its Secretary, the day and year above written. RANSOM -EVERGLADES SCHOOL,INC. ) ATTEST, 1, 41 li L(�,�BY: C4'2e {CC,Ceeti_.� .140,E ELLEN-610AR SECRETAAY PRESIDENT NDA FRA-A11(et Signed, sealed and delivered in the presence of us: t ' ' 4 CORP. SEAL S:amEtt Cntirrird $ 7,. 1 5 c, Page 1 of 2 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-049-0711 Property Address: 3171 ROYAL RD Miami, FL 33133-5909 Owner RANSOM EVERGLADES SCHOOL INC Mailing Address 3575 MAIN HWY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 1/3/0 Floors 1 Living Units 1 Actual Area Sq.Ft Living Area Sq.Ft Adjusted Area 1,976 Sq.Ft Lot Size 9,100 Sq.Ft Year Built 1940 Assessment Information Year 2016 2015 2014 Land Value $740,786 $548,730 $337,264 Building Value $118,748 $119,010 $115,621 XF Value $25,685 $18,556 $18,709 Market Value $885,219 $686,296 $471,594 Assessed Value $511,812 $465,284 $422,986 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $373,407 $221,012 $48,608 Charitable Exemption $511,812 $465,284 $422,986 Note: Not all benefits a e applicable to all Taxable Values (i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information 2016 2015 2014 County Exemption Value $511,812 $465,284 $422,986 Taxable Value $0 $0 $0 School Board Exemption Value $885,219 $686,296 $471,594 Taxable Value $0 $0 $0 City Exemption Value $511,812 $465,284 $422,986 Taxable Value $0 $0 $0 Regional Exemption Value $511,812 $465,284 $422,986 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0711 Property Address: 3171 ROYAL RD Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 9,100.00 $740,786 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1940 1,509 $88,729 1 2 1974 399 $25,221 1 3 1987 68 $4,798 Extra Features Description Year Built Units Calc Value Patio - Concrete Slab 1975 408 $1,061 Patio - Terrazzo, Pebble 1975 880 $3,718 Pool 6' res BETTER 3-8' dpth, tile 250-649 sf 1975 1 $19,500 Wall - CBS unreinforced 1975 567 $1,406 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0711 Property Address: 3171 ROYAL RD Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 9,100.00 $548,730 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1940 1,509 $88,729 1 2 1974 399 $25,416 1 3 1987 68 $4,865 Extra Features Description Year Built Units Calc Value Patio - Concrete Slab 1975 408 $935 Patio - Terrazzo, Pebble 1975 880 $3,747 Pool 6' res BETTER 3-8' dpth, tile 250-649 sf 1975 1 $12,445 Wall - CBS unreinforced 1975 567 $1,429 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0711 Property Address: 3171 ROYAL RD Miami, FL 33133-5909 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 9,100.00 $337,264 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1940 1,509 $86,013 1 2 1974 399 $24,828 1 3 1987 68 $4,780 Extra Features Description Year Built Units Calc Value Patio - Terrazzo, Pebble 1975 880 $3,775 Pool 6' res BETTER 3-8' dpth, tile 250-649 sf 1975 1 $12,540 Patio - Concrete Slab 1975 408 $942 Wall - CBS unreinforced 1975 567 $1,452 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0711 Property Address: 3171 ROYAL RD Full Legal Description THE ROYAL GDNS PB 20-3 LOT 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 Sales Information Previous Sale Price OR Book -Page Qualification Description 04/01/2000 $285,000 19251-4268 Sales which are qualified The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: Prepaid by and return to: KENNETH 4. LANCASTER, ESQ. Attorney at LAW KING,LEAVY & LANCASTER, P.A. 5975 SUNSET DRIVE SUITE 301 Soups Miami; Florida 33143 305464-6000 File Number: 5816-103-97k1 Will Call No.: Grantee S.S. No. , Parcel Identification No. 01.4121.049-0711 OiC, 1925 i IU`t268 00124 10812 2000 RUG 23 14151 RCC. DOCSTPDEE 4710.0D SURTX 0.00 HARVEY RUVIN► CLERK DADE COUNUY, FL (Space Above This Line For Recerdina Datil Warranty Deed (STATUTORY FORM • SCCTION sg9A1. KS.) This Indenture tirade this 28th thy of A rll, 2000 between ALWIN E. STAHL, A SINGLE MAN whose post office address is yt 3;ok,9y MsA FL;W,gq of the Countyof Miami Dade , State or Florida , grantor*, and SOM .EVERGLADES SCHOOL, INC., A�FLORIDA NOT -FOR -PROFIT CORPORATION whose post office addressrs 3575 Main Highway, of the County of Miami Dade, State of Florida , 33133 grantee!, Wltnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS (510.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land; situate, Lying and being in htlaml-Dade County, Florida, to•wit: LOT 11, BLOCK 7, ROYAL GARDENS, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 20, AT PAGE 3, OF THE PUBLIC RECORDS OF MIAMI DADE COUNTY, FLORIDA. and said grantor does hereby fully warrant the title to said land. and will defend the same against lawful claims of all persons whomsoever, Subject to restrictions, reservations, casements and limitations of record, if any, provided that this shall not serve to reimpose same, zoning ordinances, and taxes for the year and subsequent years. ' 't)nater srd •e3nnice ere aced for singatu or Ore, as contest regyfes. Iu Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, anted and delivered in our presence: Witness Name: AiA.4.1.Ct f (r £ C e. ,,-{ v— Witness Name: C !e In f. 1 e t r iO . y G- State of Florida County of M land -Dade ALWIN E. STAHL The Congaing instrument was acknowledged before me this 28th day of April, 2000 by ALWIN E. STAHL, who E_j is personally known or [X] has produced a driver's license as identification. - Notary —�� Seel Notary Public, State of Florida Printed Name: /"pcal.-f 6-(emsc.ss4t#- My Commission Expires: OnWrnielAke4Stril MYt KII MON dVvtta: Mt t, rsi9 &UM they Wary/Ws Ledwoearrr Kccnosorymom rtnoloscoo, D'oweent.MY fi,0404. kfC4aOVOWED . • HARVEY RUM ct enx ono/rearm,. Doubtellma 6 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-049-0710 Property Address: 3173 ROYAL RD Miami, FL 33133-5909 Owner RANSOM EVERGLADES SCHOOL INC Mailing Address 3575 MAIN HIGHWAY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 3/2/0 Floors 1 Living Units 1 Actual Area 2,337 Sq.Ft Living Area 2,014 Sq.Ft Adjusted Area 2,176 Sq.Ft Lot Size 6,370 Sq.Ft Year Built 1960 Assessment Information Year 2016 2015 2014 Land Value $518,550 $384,111 $236,085 Building Value $101,738 $101,818 $99,252 XF Value $4,493 $3,654 $3,695 Market Value $624,781 $489,583 $339,032 Assessed Value $369,914 $336,286 $305,715 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $254,867 $153,297 $33,317 Educational Exemption $369,914 $336,286 $305,715 Note: Not all benefits a e applicable to all Taxable Values (i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information 2016 2015 2014 County Exemption Value $369,914 $336,286 $305,715 Taxable Value $0 $0 $0 School Board Exemption Value $624,781 $489,583 $339,032 Taxable Value $0 $0 $0 City Exemption Value $369,914 $336,286 $305,715 Taxable Value $0 $0 $0 Regional Exemption Value $369,914 $336,286 $305,715 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0710 Property Address: 3173 ROYAL RD Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 6,370.00 $518,550 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1960 2,128 1,805 1,967 $90,875 1 2 1980 209 209 209 $10,863 Extra Features Description Year Built Units Calc Value Chain -link Fence 4-5 ft high 1972 401 $2,366 Chain -link Fence 4-5 ft high 1972 110 $649 Patio - Screened over Concrete Slab 1960 308 $1,478 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0710 Property Address: 3173 ROYAL RD Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 6,370.00 $384,111 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1960 2,128 1,805 1,967 $90,875 1 2 1980 209 209 209 $10,943 Extra Features Description Year Built Units Calc Value Chain -link Fence 4-5 ft high 1972 401 $1,925 Chain -link Fence 4-5 ft high 1972 110 $528 Patio - Screened over Concrete Slab 1960 308 $1,201 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0710 Property Address: 3173 ROYAL RD Miami, FL 33133-5909 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 6,370.00 $236,085 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1960 2,128 1,805 1,967 $88,515 1 2 1980 209 209 209 $10,737 Extra Features Description Year Built Units Calc Value Chain -link Fence 4-5 ft high 1972 401 $1,957 Chain -link Fence 4-5 ft high 1972 110 $537 Patio - Screened over Concrete Slab 1960 308 $1,201 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0710 Property Address: 3173 ROYAL RD Full Legal Description 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 OR 17640-2496 0597 1 Sales Information Previous Sale Price OR Book -Page Qualification Description 05/01/1997 $258,000 17640-2496 Sales which are qualified 07/01/1984 $167,500 12200-2949 Sales which are qualified 09/01/1983 $120,000 11907-2423 Sales which are qualified 04/01/1971 $51,000 00000-00000 Sales which are qualified The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: THIS INSTRUMENT PREPARED 13Y ANO RETURN TO: KENNETH G. LANCASIER, ESQ. ' KING, LEAVY & LANC/4STER, PA, 6976 Sweet Drive, 001 S. Miew1 Florida, 33143 WARRANTY DEED (Ind. - Ind) • (Statutory Form-SectIon 889.02 F.S.) ;W:1 40 %2496 A(r This Indenture, mada ills 12 dry of May, 1997, between NORMAN L. MCLEAN, an unmarried man .veil 044 rrA'tiik',.l H CU'C'Xrk7Cw 4N1'lt. ;i'i t1 ri'`RGA R4 .Wa ii, rtr. HARVEY HUV1N COMA.C.MCur,VOW,t 97Fi715779 1997 NAY 15 156 D0(STf'11Ef 1r54E.1.10 SU&ry (i.(I<) HAf:VEY RUVIHr (LER DADE COUNTY, FL whose post office address is 3173 ROYAL ROAD, MIAMI, FL, herehsfer cal d the Orsntor', and RANSOM -; EVERGLADES SCHOOL, INC., A FLORIDA NON PROFIT CORPORATION whose poet oMce address Is 3373 MAIN HIGHWAY, LNAMI, FL. hereinafter ailed the grantee*. - WITNESSETH: That said grantor, for and In consideration of the sum of TEN AND NO1100 1110.001 Ware, and other good and valuable tons1ders1Jon to said cantor In hand paid by said 9renlee, the irrupt vihereol Is hereby ea -now -lodged. hes granted, bsrgahed and sold to the grantee, and contra's heirs and assigns forever. the following described tend, 51uate, Wet and behg h DADE County. FLORIDA. to wit: Property Folio No. : Lot 10 LESS THE SOUTHEASTERLY 30 FEET .THEREOF, in Block 7, of THE ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, Page 3, of the public records of DADE County, FLORIDA. Subject to reslriceons, rtservations. easements end Visitations of record,1 any, provided that this ahal not lave to reimpose' tame, toning ordvunue, and taxes for the wont year and subsequent years. Said grantor does hereby fully warrant Ihs tate to said tend, and wit defend that same sga1n l the lawful dams of al persons.whomsoertr. • "Grantor' and 'grantee us used for singular or pivot, as context requires. 'In Witness Whereof, (molar has hareunlo art grantor's hind and seal the day and year Mat above written. Signed, sealed and de)Nered In our presents. r/L,,try rt/GGG �G it+,� Si/ C itura of yylln V. Peter pa ns f L SittR(ura of Whom/ -Mari , t= aru1 Print/Type name of Witnses STATE OF FLORIDA COUNTY OF DADE ORMAN L MCLEAN The foregoing Instrument wel acknowledged before me this 12 day of May, by KORMAN 1,. MCLEAN. tut unmarried man who Were personalty Mown 10 ma or who hes/have produced FLO1IIDA I)i :f' as Idenr1wbsn. (SEAL) - Notary Public K,kcic. C. L Nems of Notary typed, printed or stamped My Commission Expires: ' TAX IDENTIFICATION NUMBER INFORMATION RANSOM EVERGLADES SCHOOL, INC., A FLORIDA NON PROFIT CORPORATION to commie iccMel Fail &doeELMO Wei % !lorry Nato Wyman 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-049-0690 Property Address: 3175 ROYAL RD Miami, FL 33133-5909 Owner RANSOM -EVERGLADES SCHOOL INC Mailing Address 3575 MAIN HWY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 2 / 1 / 0 Floors 1 Living Units 1 Actual Area 1,643 Sq.Ft Living Area 1,121 Sq.Ft Adjusted Area 1,407 Sq.Ft Lot Size 11,830 Sq.Ft Year Built 1937 Assessment Information Year 2016 2015 2014 Land Value $1,070,024 $792,610 $423,277 Building Value $66,692 $66,692 $65,003 XF Value $2,289 $1,862 $1,893 Market Value $1,139,005 $861,164 $490,173 Assessed Value $506,341 $460,310 $418,464 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $632,664 $400,854 $71,709 Educational Exemption $506,341 $460,310 $418,464 Note: Not all benefits a e applicable to all Taxable Values (i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information j_ 2016 2015 2014 County Exemption Value $506,341 $460,310 $418,464 Taxable Value $0 $0 $0 School Board Exemption Value $1,139,005 $861,164 $490,173 Taxable Value $0 $0 $0 City Exemption Value $506,341 $460,310 $418,464 Taxable Value $0 $0 $0 Regional Exemption Value $506,341 $460,310 $418,464 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0690 Property Address: 3175 ROYAL RD Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 11,830.00 $1,070,024 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1937 1,643 1,121 1,407 $66,692 Extra Features Description Year Built Units Calc Value Chain -link Fence 4-5 ft high 1972 388 $2,289 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0690 Property Address: 3175 ROYAL RD Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 11,830.00 $792,610 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1937 1,643 1,121 1,407 $66,692 Extra Features Description Year Built Units Calc Value Chain -link Fence 4-5 ft high 1972 388 $1,862 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0690 Property Address: 3175 ROYAL RD Miami, FL 33133-5909 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 11,830.00 $423,277 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1937 1,643 1,121 1,407 $65,003 Extra Features Description Year Built Units Calc Value Chain -link Fence 4-5 ft high 1972 388 $1,893 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0690 Property Address: 3175 ROYAL RD Full Legal Description 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR Sales Information Previous Sale Price OR Book -Page Qualification Description The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 51ib of Pula, tlwh•K Obi:" ': `_:' Yen lostniwl ele 00! IM rioN1 1M 3=- v 19e7 et K'4-3Y. r M4Dlidwl rlhr t LLEAT)ItrIIAN ..if .0 it,4 1tL• 1:' t argon Oise.• e, ,�,,,,�o•,N I. • . ,' .ifade• this ..day of :.l .June•• ; :;."' .. d.'D.: `19 87 r . ' • 'Between ', • t44ESGI;AH88; SCHOOL. FOA'.GIRI.B;: a. 00.4.oration not for • rofit'•1hlder'•'the,•laws 'of the'• State: of Fiorida." y'.corporation existing Under Ike laws. of the"State.•Of.: • Florida • , partF:of • the Par part, • . • :.'.., : ; • And SCHOOL, .X1 C„ a, corporation not for profit ' under' 'the' laws•'of the 'State of 'F.10Fid1 ,• rjftlrir,,(;ounfy of Dade ; State of Florida` ;,part.y.' • 'of the second part, �iLnesi e111�' t'hat•the said party of the. Psi part; /oiand. in conaidero'tlnri' of • the'set fir` of TIN DOLLARS••($10..00)----T and•other. • drnxi and.r:alirable .consideratione,•to• it' In haft.d paid 'bjf"Te'dold,furl y"'of the . veru►rrl:parhrthr receipt 'Whereof Is 1aereby'ooknowledged,• has grunt r'd;bargain ed. •and . •• xp/t1 ty••1*e:valr! part ' 3► ' uj the ;second part, ' its aucceseora•.•zi'tadas and, aaatgna: . leirerrpr, thr.': follcirut►f f deeerfbed •land, eituate,:lyin¢'.and beln t.irt the'•County of I. • • Pads. • ' ' , ', .tta tc of . panda,. tp. wit • ; • - •' iF.: A ( UNDIVIDED' on -HALF. INTERB$T ;Iii• THR POLLOflNG. PROPERTY: Lot '9'a'nd ,the 'Southeasterly -30.: feet of Lot:'10, 'in• $lock !I.,:of .the :-ROYAL'GARDENS, according ;to •'the Plat 'thereof,' recorded in •Plat Book 20,''at, pdga.'3; Of thee•Public Recorda,.of Dade :CoOnty, Florida; which. . •'. Southeasterly 301.. ,of Lot • 10 is .subject 'to restrictions 'and 1'imita '• • • ; • tione ,of record; . recited de 11.arranty Deed acted April 8; 1990,•,.recorde • inv.beed''Book 2052'•at''.page 95•, ;of,'the.,•Publto Recondc of Dade County,.• Florian: , • • • .• , • •• • . lllll 1 MI:vr II1 , SUBJE4"r;• '1IEVERTREL83S1 :TO : 1, . . • 1 ..1. :Taxes.' for the, years 1966 and' 1967'-and. all•'aubaequent' years:„ . ,I 2... Zoning:ordinancee''of' the City of .Ilisai' and 'Countty' of :Dade. • 1 :led the s+rir! /+rir1'1•i+/`. Ihi /lr,•if part dues hereby fully warrant (hr.litle.lu,r'r,id ,. Irinrl u►tJ. frill ail Ott. .ri►ite afraina(.Oie l'aTl./rfl lai►rn. ujall person:I u•lurnixo, r'e.r` • . : �i►ii►ltl;, + Q?,;;:tu hb{ini /li. .rnitr,• hy, 'lhraogli. rtnti• under,' the: grarilar herein, •.. • fibIl'1�, ,•itnees Whereof,`'the raid'paitty:of theyiret part'•haa•eau6cd.bhese •' /rfnitenxa Zo W.aigned.in its'ni4rne by:iti duly authorized oJJieera;and its corporate. veal. • ;I>tf►.J1e%001;ipd'•1j41ie• day .arid year above written, ' ' ' • 44:... • tii�oed. Sealed and Delivfeed:In Our Pr'eeenner :, t olcron% l• - 5I State of,f lorida,, .. I .I o •' csam ty.nf ' DAD*..,'• () .,, . 1.' HEREBY:, CERTIFY, That on this day, rrejore rice, an of'lcer, duly,au.tiroiized in . the. State•.arid :County, aforesaid to take acknowledgments, personally appeared;; 'A nuii►i t•tci ►/re ' in lie the:. individriale'delreribed insand who exee,.iited t'he'toregoirif '`.inatiument • tinic'thie `acknowiedged.before'rne that tir'ey'eaecutert(Vs same • and'' u/jixed,there'to.tha o/ offal eeal'ofaald'dorpora(ion;:and.'the•said inatjuinentl .te the - •'deed of saidi corporation.l " . • • . ' . ,., :.' -'•'t►;scat y~Aundand.o�il�q:L, !n the:,Sfata 'aid 'Courity'loat•'a/aresaid; • day oj,..� -. Jnae • 87••: •' , • .. iaion:. . • • , A .r • • • . • • • 11) Ttot • w ccE,. • • . =.. - rapb,. iR 63 0.4, • ;. . - ; ,1 •.•••- -r: - 0- .•_ • • . sap a niad.a.- cauty oaa. • .:-.•-; -,!•" \A: , • , • (ltd. let titiord tfi - itt OffiCIAL'EE iLle • • • ' • -• - • , ' -•• • 66R_ • ';g1t,1;ik L Ci.-LIATRERMAN -"•''' auk Circuit Court .- - Ind the -sac( port Y. of le rat . part.. o 9s.-lzerebyfully warrant:the title' 'to.sairl;- .:• '. -" . i-- ! fund ;an-it-1411 defend thp sante against the lawful :elaiiiiii- hfoll peeons whonasoerer -•- :- .- .'" .-• • 2." ; -•''elniniit4 or to. digna- the BOO by through and: under the grayfttot,.. hei-e-iii.q-- ....-. r• i ..' l':. _,...-, • . . :.::.,,..i...: -,:,. -; - s- .., ;11.:Witpess-N1447pcifi. 46 said -part r!.: of the first part 7 has - hereunto :-. • ,- ,,LI. . 1rA-. . -.;: a .''' 'and-.• . .: :- the ' day y - i:-.isbove wzitteit. 1,:, ::.•-...-- -: Nne,f1,-.0,!".d .14014i11,400.in Oiir kreneTannt -'.,'• :-- f ; •--.' •` ' .r,. ; .1 -- -: -:- - Z--)•-:-/ I, --: •71 -- L-.'1_::-Z, ' : -- - . • - - - .1 - ;.,.-.1....,. ..,..,-..t•.::-.-y , ....,._ 1, :...+,:,! i: 1,1.- ef.. ..:;_A: ,...: -. - `; . ', . .- r- . .. • - . • - • • I, . • ; n I• - WAitRA.ifyt'iki '-'1--•%A.•44!,.;-, • -. . = , • n .• ••••;'%.,?-t-,-4'.1-7',•--.:ct'.7:-....•••••q;;;;-'1:'sd'r,;S-•;7..1 • . •.PORM ail: ;"•,t-r• ; e't•,t; -2 • • • - • - , • si r 1/41r ;le I . - this .:dau of lay . „ ;19.: 66 tr.',. :::- et ween ingle .....;-.:.:'':'g':'• ....-,s;:-,--'1:- .--.--: :' f'.'--,-,t;-t''' r.--.-.• • AnelDeering'---f., .-.t:----a i;:-,-P.-.:-.---3,•'AE,•1.•1.„,.,-,•.•.• . -• -• •• „.- —. :-,,":.-."-.'-.-.. :.- 7. • . i100;;t1oiDadd:* -:Floridaparty a; . t- ._i • i-,:j-- istla• n,i-.•.i.-.:;.:•--,..:- '4.tiiiri.,1 ,- . , -,.',::•.''.' ,. ,,_, .-., : .:;-: - :. ,. :-:., - •-',;-... ,..•.'.'--..,:'' :.-' = ' .• : • .- ' ; ; ' -- T, :7-: '.. 7;,' . • ": 'I, ''.1 - .:.7. -.;,- ::, . ; ;.', • Everglades School foi.'qiiiii,; if:.corporation not for ,.-•-• '''' ,'',....-'•°"•:_•; profit 'uqtpkr;tthp; 3.nvp :,4,•-!the • State,- of_:,Irloiid* '--..,-.2.:,;--) l'-:: :. •:-4•iiil:ci;iciit.1/74 (.:',-14140q!IY.-31;A:e's110141f1000-ti. Oa *f.heisOil(-.i)(Si'rci:-. . • .: .- "'' tar .-‘e -;•-•':-.. - -.',L! '‘' - '..,-•1 :. •': -?..:7?: ,-.1 H.: -..:- --::7:..-- :.''' 7.:7' , .:.: --:. 7 ::- . - - -f- :- • - ' -'; .; :';7- - . '::.-Lf•f-.: ,:':.: 1-: l-- .-' . .1.V 1111f41ittetilii-that this.iakiicrit y-r _. "iit thp*ii-jpirtifor and .in.epi!sideralion•-....: .• .440 6theY., 7: • of-the,:'sieni.-pr•TEN •;00;,,LARWF ($10. 00) '• •- - • - "---.--"r: • -•"--"r- - - - ' •• - .- ,.. . . , . , eaoct.ina...raluabti .-COnsfeterattonai to ,,, 41#: . :-L1' in hand : baid'hif,the:0.14' het 1:1i- Z. ot-the second part, the ieeeiPt:whereof is hete6Y.ackiatiudedged,- .haa... -:-,-giurited;'.-,r. bargained and:sold to the said part- y 1 '' - of .the eicond :part,- its •dundepoiza..00ROC!.. . .. -p-c.7'..,•'-'.- ....an4zeeelene. forever;_the followin't deseri.bed :land; eitueite, lying ,andr,' being in iii..e."'.‘ t . . ... , . . .. . . . 7.- ' '''• - 2,--.• ' --- Coaritir'af: ; Dade ‘• .:: •-• --, state et.plorida;-.torwif:•-:'-,.- - 1::.---- -' .s., - '-'.- - • ,:.• f 7 4 - '''' - -'' .: ' - ' - -' . : .: t . ' :, - ,-,'''- ' .- - . - ."-. -.: .- :" '7:.- ''''"'-'''': --. -'' . ' i .- AN- WWIVIDED ONE-OAL?INIcEREST 111 111:11. FOLLOWIhR PROP$Fril:'.4.• - • Lot -"p- and :the acintheasterik • 30, feet of Lot 10, in B1ok 7 , : • rpf the •904.L''GARDEN$ according he :Platthereof,-.71e4)0e(1 in "Pla.t.'-)licii,?k 20 at page .3 , -of::the-"Pdblic;.,Redordnl.of Dade- Cointy,.Florida, which Sauthe.rai3tei7,1i- 3 Ci•k; •;• to rdst-,--Ictione.--and lieitations '•Of --record, recited :.'in• ".'Warranty Deed datedApril 9,..19110;'. recorded in Deed-. Aptik, ' 2052: _at age 45., ,- of the Public' RedOrdi', of. Dade Coint,Plorida •• • • -• • • -' • 1- :•''" • . SUBJECT, NEVERTBELESS TO'• • • • • •-• g• - Taxen for the year, _1966 and sitijnizlieeqnent v gars:: • • 2 ;Zoning ordinances of the City of ;004 fand ,C•oun-ty • of. Dade . • 13. R I DA". • State ofFlonda, „ . - •_.• •County of DADE - • .• • • , - - - • - • - _ - 2 11. HEREBY. -,C.IERtItY, Tliot onthti dai4-1?efeire me, an officer duly 4Wiharized in .: • thi'Stittet'and'Cofity aforesaid to taker:geknowledginente;;Pereonally4ippe:aed-, JAMAS'. MOWING: DANIELSON, singleman • • . . • .„ • • • • •• --knoWii.to, me, to be: t‘lid-i.nilikidOal de1616ed-in and who executed the forignin.g, inetrument ard! he ...:,,:-aikraiaggilifet beititeirite- the4 he 4reet2ted;thes'slinie.:' • WITNESS my hanrf al_ I i44a 17ie State :and County bit aforesaid dakof ' • ' •:- ;•.;"•-; 7 ,.... :::....4 •„.:;;;.,... Notary". rinNi-i-,.9fidi a , . :-. .-;• -•-7.'-' • .4hii.rTin. .ii4-`-'' f- 4-"t• O- . i1l04l. -aii—'r -- 7-f1..11 •l2 .;AfifooPie1iExpires - - ' - --- ----- ,-- -• .- Widerli C."; • State of Florida, .-. - .•-,.:.',..7:; • .i.:;•;-: :•-•3 - -`17.-:•::--;. :: -- .„'...,''..-4--tfti,--•:•,:-.. At La;r.ge.•• '7 • ' • ILI - 0 < 0 5 0 5- 3 ›- Z 0 . (,) FE 2 2 z. 0 A' Ir"-i LI 3 LC. 2 :5 (I) U.. 2.- E 0 rg A. cc w r4) UJ u"�:..Eo STATCUtv1EM r THIS INDENTURE midi this 7' day of AYAt,' 1965, between CHARLES DEERING McCORMICK and NANCY H. HcCORMICK, his wife, of the County of DuPage in the State of Illinois, parties of the first part, and RANSOM SCHOOL, INC., having as its mailing. address 3575 Main Highway, Coconut Grove, Miami, in the County of Dade and State of Florida, party of the second part, W I T N E S S L: T H: That the said parties of the first part, tor and in consideration of the sum of Ten Dollars ($10.00) and other aoad and valuable considerations, to them in hard 'aid by the said rartv of the second nart, the receint whereof is hereby anknowledged, have remised, released and quitclaimed, and by these nresents do remise, release and quitclaim unto the said party of the second Hart, its successors and assigns forever, their undivided one-half (L/2) interest in the following described land situatepin the County of Dade and State of Florida, to wit: Lot 9 and the Southeasterly 30 feet of Lot 10, in Block 7, of THF. ROYAL GARDENS, according to the Plat thereof, recorded in Plat Book 20, at Pape 3, of the Public Records of Dade County, rlorida; which Southeasterly 30 feet of Lot 10 is subject to restrictions and limitations recited in Warranty Deed dated Anri1 8, 1940, recorded in Deed Book 2052, at Page 45, of the Public Records of Dade County, Florida, together with all the tenements, hereditaments and appurtenances, with every privilege, right, title, interest and estate, reversion, remainder and easement thereto belonging or in anywise appertaining,. IN WITNESS WHEREOF, the said parties of the first Dart have signed and sealed this indenture on the day and year first above written. Signed, sealed and delivered / / in our presence: ei.k Lk/ 4 ( �,,..... /t J )[f. Lrit L'i 5.E ) 1 rr ACharles Deering McQof� mra. i{. !t Altf•CLi g\A-L4;f �� I.�\( ``i'C ("( �l (SEAL) 1 /�:) I) lit 1C lC i, / Nano H. McCormick TAO R�I�t] ..:. =MP TASfoNib xt. • STATE OP (I:4•11..aC0•- COUNTY of d) I HEREBY CERTIFY that on :this day .personai.y-.appeared;,befpr! :Yn ,,'. an officer duly authorized to adminidter. •oaths, and`take aaknowiedginentm►._.i CHARLES DEERING McCORMICK and NANCY H► McCORMICK• hie' Kite :°to..me trell: ' known to be the persons described in and who executed the ,foregoing deed,;;,:' and acknowledged before me that they executed'the same'freely and voluntarily for the purpose therein expressed. ttt';'°� ; WITNESS my hand and official seal a l A. ,l.%• ,ft 1 C U, x,}I of , ...c•• �� and State of '.' WI k . t 9I thil. r NASA /. •_ day of j•it. & ,1 , A.Q. 1955. My commission exoires: Notary Publle, State of Florida et large My Corisintsalon expires May 13, 1965 1 it .� i. 144 a Pubic 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-049-0680 Property Address: 3183 ROYAL RD Miami, FL 33133-5909 Owner RANSOM EVERGLADES SCHOOL INC Mailing Address 3575 MAIN HWY MIAMI, FL 33133-5903 Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 1 / 1 / 0 Floors 1 Living Units 1 Actual Area 608 Sq.Ft Living Area 374 Sq.Ft Adjusted Area 530 Sq.Ft Lot Size 9,100 Sq.Ft Year Built 1949 Assessment Information Year 2016 2015 2014 Land Value $740,786 $548,730 $337,264 Building Value $25,687 $25,808 $25,254 XF Value $9,377 $6,831 $6,917 Market Value $775,850 $581,369 $369,435 Assessed Value $375,564 $341,422 $310,384 Benefits Information Benefit Type 2016 2015 2014 Non -Homestead Cap Assessment Reduction $400,286 $239,947 $59,051 Educational Exemption $375,564 $341,422 $310,384 Note: Not all benefits a e applicable to all Taxable Values (i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information 2016 2015 2014 County Exemption Value $375,564 $341,422 $310,384 Taxable Value $0 $0 $0 School Board Exemption Value $775,850 $581,369 $369,435 Taxable Value $0 $0 $0 City Exemption Value $375,564 $341,422 $310,384 Taxable Value $0 $0 $0 Regional Exemption Value $375,564 $341,422 $310,384 Taxable Value $0 $0 $0 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0680 Property Address: 3183 ROYAL RD Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 9,100.00 $740,786 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1949 374 374 374 $17,279 1 2 1985 234 0 156 $8,408 Extra Features Description Year Built Units Calc Value Wrought Iron Fence 1995 180 $6,347 Wood Fence 1988 120 $1,440 Chain -link Fence 6-7 ft high 1987 120 $1,243 Wood Fence 1975 35 $347 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0680 Property Address: 3183 ROYAL RD Roll Year 2015 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 9,100.00 $548,730 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1949 374 374 374 $17,279 1 2 1985 234 0 156 $8,529 Extra Features Description Year Built Units Calc Value Wrought Iron Fence 1995 180 $4,482 Wood Fence 1988 120 $1,094 Chain -link Fence 6-7 ft high 1987 120 $990 Wood Fence 1975 35 $265 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0680 Property Address: 3183 ROYAL RD Miami, FL 33133-5909 Roll Year 2014 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R I 0100 Square Ft. 9,100.00 $337,264 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1949 374 374 374 $16,830 1 2 1985 234 0 156 $8,424 Extra Features Description Year Built Units Calc Value Wrought Iron Fence 1995 180 $4,536 Wood Fence 1988 120 $1,109 Chain -link Fence 6-7 ft high 1987 120 $1,003 Wood Fence 1975 35 $269 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-049-0680 Property Address: 3183 ROYAL RD Full Legal Description THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 Sales Information Previous Sale Price OR Book -Page Qualification Description 05/01/1998 $350,000 18155-4074 Other disqualified 01/01/1995 $220,000 16652-0093 Sales which are qualified 02/01/1990 $0 14440-1749 Sales which are disqualified as a result of examination of the deed 02/01/1986 $140,000 12782-2025 Sales which are qualified 09/01/1977 $100,000 09841-1487 Sales which are disqualified as a result of examination of the deed The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: OCT. 28. 1999 2:23PM SH&D LLP NO, 5870 P, 2 This Instrument prepared by and when recorded mall to: Helene Christienne Ceias, Esq, Steel Hector & Davis LLP Suite 4000 200 South Biscayne Boulevard Miami, Florida 33t31.2398 Property Appraiser's Folio Nod 01.4121.049.0680 re181 C4044 STATUTORY WARRANTY DEED THIS INDENTURE, made as of this 4e1 day of May, 19 • between RC DAVID SARNOFF, a single man (hereinafter referred to as "Grantor"), and RANS M EVERGLADES SCHOOL INC., a Florida non-profit (hereinafter referred to as " rantee"), having a mailing address of3575 Main Highway Miami, Florida 33133. WITNESSETH, that the said Grantor, for and in consideration of the sum o Ten Dollars ($10,00) and other good and valuable consideration to said Grantor in hand paid by aid Grantee, the receipt of which are hereby acknowledged, has granted, bargained, sold, remisecL released, conveyed and confirmed to the Grantee the following described land, situate lying acid being in the County of Dade, State of Florida, to wit: Lot 8, Block 7, Plat of ROYAL GARDENS SUBDIVISION, according to thb Plat thereof, as recorded in Plat Book 20, Page 3, Public Records of Dade County, Florida, 1. Taxes and assessments for the year 1997 and all subsequent yars,: 2. Conditions, limitations, easements, dedications, restrictions, a reements and reservations of record, provided that this paragraph will n t serve to impose or reimpose same. SUBJECT TO THE FOLLOWING: Laws, zoning laws, regulations and/or ordinances affecting t4 subject real property. TOGETHER with (i) all and singular the easements, tenements, hereitaments and appurtenances belonging or in -anywise appertaining to said Property, (ii) any and 11 structures, buildings, fences, walls and other improvements located in, on or forming a part of the!Property, and (ill) all of the estate, right, title,interest, lien, equity and claim whatsoever of GRANTOR, either at law or in equity, to the only proper use, benefit and behoof of GRANTEE. TO HAVE AND TO HOLD the aforesaid Property unto the Grantee, its successors and assigns in fee simple, absolutely and forever. OCT, 28. 1999 2:24P1,4 SH&D Li,P SFr. 8159/4075 REC. NO,5810 AND the Grantor hereby covenants with the Grantee that the Grantor is Iawfilly seized of the Property in fee simple; that the Grantor has good right and lawful authority to sell and convey the Property, subject to the matters described hereinabove; that the Grantor hereby fully' warrants the title to the Property, and will defend the same against the lawful claims of all persons Whomsoever. 'Whertver 'nod herein thr terms "Grantor" and "Gtint qv" shall Ia luda all parties to this instrument, the singvtar ind plural, the hcirs,itorta rcprescnlsti•cs and auk/nor indevidueis, and tumors and assigns of corporations end eihcr keel cntitics, wherever the context to admits or requtre5. IN WITNESS WHEREOF, Grantor has hereunto set Grantor's hand and seal this day and year first above written. Signed, sealed and delivered GRANTOR: i the in the presence of: Print Name: {both Sig Print ame: i:& 4c .1.-C4 (As to both Signatories) Post Office Address: 3183-85 Royal Road Miami, Florida 33133 STATE OF FLORIDA ) ) SS: COUNTY OF DADE ) OA COUNTY, FLORID& RECafO yERjFiEO HARVpy RUV1N CLERK VIRCuir COURT Tr1 The foregoing instrument was acknowledged before me this 7q day of ay, 1998, by MARC DAVID SARNOFF, a single man%who is personally known to 0 or 'ho produced the following type of identification MIA9301/28274.1 •2� Print Name: Notary Public, State of Notary Commission No.: My Commission Expires: (Notary Seal) 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Detailed Report Property Information Folio: 01-4121-000-0130 Property Address: 3551 MAIN HWY Miami, FL 33133-5903 Owner RANSOM EVERGLADES SCHOOL INC Mailing Address 3575 MIAN HWY MIAMI, FL 33133 USA Primary Zone 0100 SINGLE FAMILY - GENERAL Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 7/9/0 Floors 3 Living Units 1 Actual Area Sq.Ft Living Area Sq.Ft Adjusted Area 16,500 Sq.Ft Lot Size 300,860 Sq.Ft Year Built 1920 Assessment Information Year 2016 2015 2014 Land Value $23,252,820 $9,325,000 $11,146,000 Building Value $2,921,667 $1,745,000 $2,475,000 XF Value $79,160 $0 $0 Market Value $26,253,647 $11,070,000 $13,621,000 Assessed Value $19,146,146 $11,070,000 $11,335,500 Benefits Information Benefit Type 2016 2015 2014 Save Our Homes Cap Assessment Reduction $7,107,501 Non -Homestead Cap Assessment Reduction $2,285,500 Homestead Exemption $25,000 $25,000 Second Homestead Exemption $25,000 $25,000 Note: Not all benefits are applicable to all Taxable Values i.e. County, School Board, City, Regional). Generated On : 11/3/2016 Taxable Value Information 20161 2015 2014 County Exemption Value $50,000 $50,000 $0 Taxable Value $19,096,146 $11,020,000 $11,335,500 School Board Exemption Value $25,000 $25,000 $0 Taxable Value $19,121,146 $11,045,000 $13,621,000 City Exemption Value $50,000 $50,000 $0 Taxable Value $19,096,146 $11,020,000 $11,335,500 Regional Exemption Value $50,000 $50,000 $0 Taxable Value $19,096,146 $11,020,000 $11,335,500 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-000-0130 Property Address: 3551 MAIN HWY Roll Year 2016 Land, Building and Extra -Feature Details Land Information Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R 0100 Square Ft. 206,860.00 $23,168,320 GENERAL T3 R 0100 Square Ft. 64,000.00 $80,000 GENERAL T3 R 0100 Square Ft. 30,000.00 $4,500 Building Information Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1920 7,938 $1,339,538 1 2 1995 246 $49,200 1 3 2010 4,434 $1,053,075 2 1 1949 920 $107,870 2 2 1995 703 $98,420 3 1 1931 1,287 $111,969 4 1 2010 972 $161,595 Extra Features Description Year Built Units Calc Value Patio - Brick, Tile, Flagstone 1995 3,000 $26,400 Patio - Brick, Tile, Flagstone 1995 1,625 $14,300 Patio - Brick, Tile, Flagstone 1985 600 $4,620 Wroughtlron Fence 1982 62 $1,840 Pool 8' res BETTER 3-8' dpth, tile 650-1000 sf 1927 1 $32,000 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-000-0130 Property Address: 3551 MAIN HWY Roll Year 2015 Land, Building and Extra -Feature Details Land Information The calculated values for this property have been overridden. Please refer to the Land, Building, and XF Values in the Assessment Section, in order to obtain the most accurate values. Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R 0100 Square Ft. 206,860.00 GENERAL T3 R 0100 Square Ft. 64,000.00 GENERAL T3 R 0100 Square Ft. 30,000.00 Building Information The calculated values for this property have been overridden. Please refer to the Land, Building, and XF Values in the Assessment the most accurate values. Section, in order to obtain Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1920 7,938 1 2 1995 246 1 3 2010 4,434 2 1 1949 920 2 2 1995 703 3 1 1931 1,287 4 1 2010 972 Extra Features The calculated values for this property have been overridden. Please refer to the Land, Building, and XF Values in the Assessment Section, in order to obtain the most accurate values. Description Patio - Brick, Tile, Flagstone Patio - Brick, Tile, Flagstone Patio - Brick, Tile, Flagstone Wrought Iron Fence Pool 8' res BETTER 3-8' dpth, tile 650-1000 sf Year Built Units Calc Value 1995 3,000 1995 1,625 1985 600 1982 62 1927 1 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-000-0130 Property Address: 3551 MAIN HWYMiami, FL 33133-5903 Roll Year 2014 Land, Building and Extra -Feature Details Land Information The calculated values for this property have been overridden. Please refer to the Land, Building, and XF Values in the Assessment Section, in order to obtain the most accurate values. Land Use Muni Zone PA Zone Unit Type Units Calc Value GENERAL T3 R 0100 Square Ft. 206,860.00 GENERAL T3 R 0100 Square Ft. 64,000.00 GENERAL T3 R 0100 Square Ft. 30,000.00 Building Information The calculated values for this property have been overridden. Please refer to the Land, Building, and XF Values in the Assessment the most accurate values. Section, in order to obtain Building Number Sub Area Year Built Actual Sq.Ft. Living Sq.Ft. Adj Sq.Ft. Calc Value 1 1 1920 7,938 1 2 1995 246 1 3 2010 4,434 2 1 1949 920 2 2 1995 703 3 1 1931 1,287 4 1 2010 972 Extra Features The calculated values for this property have been overridden. Please refer to the Land, Building, and XF Values in the Assessment Section, in order to obtain the most accurate values. Description Patio - Brick, Tile, Flagstone Patio - Brick, Tile, Flagstone Patio - Brick, Tile, Flagstone Wrought Iron Fence Pool 8' res BETTER 3-8' dpth, tile 650-1000 sf Year Built Units Calc Value 1995 3,000 1995 1,625 1985 600 1982 62 1927 1 The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: 11/3/2016 Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Generated On : 11/3/2016 Property Information Folio: 01-4121-000-0130 Property Address: 3551 MAIN HWY Full Legal Description 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELYALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Sales Information Previous Sale Price OR Book -Page Qualification Description 06/21/2016 $34,600,000 30126-4191 Religious, charitable or benevolent organization 12/04/2015 $100 29882-2572 Corrective, tax or QCD; min consideration 10/27/2015 $100 29858-2892 Corrective, tax or QCD; min consideration 12/24/2014 $0 29443-2042 Corrective, tax or QCD; min consideration 08/14/2014 $100 29270-2938 Corrective, tax or QCD; min consideration 02/14/2014 $100 29046-4934 Corrective, tax or QCD; min consideration 10/13/2008 $11,500,000 26619-2993 Sales which are qualified 02/01/2007 $0 25440-0820 Sales which are disqualified as a result of examination of the deed 10/01/2006 $0 24983-2447 Sales which are disqualified as a result of examination of the deed 09/01/1997 $0 00000-00000 Sales which are disqualified as a result of examination of the deed 09/01/1997 $4,700,000 17836-3490 Sales which are qualified 03/01/1993 $2,350,000 15857-2527 Sales which are qualified 12/01/1990 $0 14830-1368 Sales which are disqualified as a result of examination of the deed 01/01/1988 $0 13560-3653 Sales which are disqualified as a result of examination of the deed 11/3/2016 Property Search Application - Miami -Dade County The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: Prepared By: Lizabeth F. Calvo, P.A. 328 Crandon Blvd #226 Key Biscayne FL 33149 After Recording Return to: Mark S. Meland, Esq Meland, Russia, Budwick 200 S. Biscayne Blvd Suite 3200 Miami, FL 33131 305 358-6363 ELECTRONICALLYARECORDED ON J Zonr��! ,201 (, OFFICIAL PUBLIC RECORDS OF 1(,t COUNTY, FLORIDA 900K _ AT PAGE [Space Above This Line For Recording Data) Warranty Deed This Warranty Deed made this 21st day of June, 2016 between Simon Decker and Tamara Decker, individually, and as Trustee(s) of the Restated and Amended Kirk Monroe Revocable Living Trust U/T/D October 29, 2014 whose post office address is 3551 Main Highway, Coconut Grove, FL 33133, grantor, and Ransom -Everglades School, Inc, a Florida not for profit corporation. whose post office address is 3 5 7 5 Main Hi ghw i y Miami_, FT, 3 31 3 3 grantee: (Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs, legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees) Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the following described land, situate, lying and being in Miami -Dade County, Florida to -wit: See Exhibit "A" attached hereto and made a part hereof as if fully set forth herein. Parcel Identification Number: 01-4121-000-0130 Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining. To Have and to Hold, the same in fee simple forever. And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said land is free of all encumbrances, except taxes accruing subsequent to December 31, 2015. DoubleTimeo in Witness Whereof, grantor has hereunto set grantor's hand and al the day and Signed, sealed and delivered in our presence: Witness Name: Witness Nam Witness Name: Li z,f .t``r,� State of Florida County of Miami -Dade written. Sii' .n Martin Decker, Simon Decker and Tamara Ues r, individually, and as Trustee(s) of the Restated and Amended Kirk Monroe Revocable Living Trust U/T/D October 29, 2014 --� Tamara -.Decker, Riinon Decker and Tamara Decker, individually, and as Trustee(s) of the Restated and Amended Kirk Monroe Revocable Living Trust U/T/D October 29, 2014 The foregoing instrument was acknowledged before me this 21st day of June, 2016 by.Sfin Dec er and Tamara Decker, Simon Decker and Tamara Decker, individually, and as Trustee(s) of the Restated x f A Mende Kirk Monroe Revocable Living Trust U/T/D October 29, 2014 who [_] are personally known or [X h ye pro e driv; 's license as identification. [Notary Seal] 11E101 CID '0• Notary Public - State et Florida , . My Comm. Expires Sep 2, 2011 Commission # FF 050515 Bonded Though National Notary Assn. Warranty Deed - Page 2 No ary Public Printed Name: My Commission Expires: DoubleTimee Exhibit "A" All that pan of Lot 12 as shown on the Plat of a subdivision of Oovcrnment Lot 1 (or the fractional SE 1/4) of Section 21 Township 54 South, Range 41 East, Welt Iles Southeasterly of the Now County Road, as now established, over, and across the most Northwesterly end thereof, according to the Plat thereof, as recorded in Deed Book D, Page 253, of the Public Records of Miami -Dade County, Florida. Also all that part of Lots 1, 2, 13, and t4 of ROBER1''S SUBDIVISION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUA R'fE).OP SECTION 21, TOWNSHIP 54 SOUTH, RANGE 41 EAST, according to the Plat thereof as recorded In Plat Book A, Pago 21, of tho Publto Records of Miami -Dade County, Florida, lying Southeasterly of the County Rod, except thnt part of Lots 13 and 14 convoyed to Paul C. Ransom by (Seed, dated January 29, 1898, recorded In Deed Book M, Page 253, of the Public Records of Miami -Dada County, Florida; Also all that certain lot, tract or parcel of land lying and being in the County of Miami -Dade and State of Florida, and described as follows: Beginning 208 feet North of tho Southeast corner of tho Northeast Quarter ot'the Southwest Quarter of Section 21, Township 54 South, Range 41 East, and atoning thence West 17 feat to the Southeast side of the New County Road; thence Northeasterly along the same 25 feet; and theme South 15 feet, more or less, to the Place of Beginning, bang in the Southwest Quarter of said Section 21. Also a parcel of submerged land In Biscayne Bay Section 21, Township 54 South, Range 41 East, Mlami- Dade County, Florida, being more particularly described as follows: Commence at the Northwest corner of the Southwest Quarter orate Southeast Quarter of said Section 21, as shown In that certain Agreement as recorded In Deed Book D, Page 253, of the Public Records of Miami -Dade County, Florida and butng a point on this Southwesterly boundary line of Lot 12, Munroe's Plat as recorded in Deed Book D, Page 233, of the Public Records of Mlaml•Dade County, Plortda; titmice run South 46° 31' 08" East along the Southwesterly boundary line of Lot 12 of said Munroe's Plat and Its prolongation Southeasterly for a distance of 1,318.20 feet to its intersection thereof with Miami Dade County Bulkhead Line Part 3 as established by the Board of County Commissioners of Miami•Daado County, Florida, by Resolution No. 2025, passed and adopted September 2,1958, said Bulkhead Line Part 3 being recorded in Plat Book 74, Page 3 (Sheet 5), of the Public Records of Miami -Dade County, Florida, and being tho Point of Beginning of the tract of submerged land huroln described; thence run North 34° 59' 44" East along the said Bulkhead Line for a distance of 207.80 feet to its intersection thereof, with the prolongation Southeasterly of tho Northcastorly boundary lino of Lot 12 of said Munroe's Pint; thence run North 46° 29' 46" Wost along the prolongation Southeasterly of the Northeasterly boundary line of Lot 12 of suid Munroe's Plat for a distance of 163 feet, more or less, to its intersection thereof with the mean high water line along tint Westerly Shore of Biscayne Bay and being Southeasterly comer of Lot 12 aside) Munroe's Plat, thence run in a Southwesterly, Southeasterly and Southwesterly direction meandering the mean high water line along the Westerly Shore of Biscayne Bay for a distance of 300 feet, more or less, to tite Southwesterly comer of Lor 12 of said Munroe's Platt thence nun South 464 34' 08" Bast along the prolongation Southeasterly of the Southwesterly boundary Ilne of Lot 12 of said Munroe's Plat for a distance of 78 feet, moro or less, to the Point of Beginning. Ransom Everglades School Upper Campus Special Area Plan A4.2 Property Tax Information plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-011-0020 MIAMI 0100 RANSOM -EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 Property Address 3552 MAIN HWY Exemptions: 30 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 904,500 904,500 339,405 339,405 339,405 339,405 339,405 339,405 339,405 339,405 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 339,405 7.64650 339,405 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $0.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-011-0020 PROPERTY ADDRESS 3552 MAIN HWY LEGAL DESCRIPTION ROBERTS SUB PB A-21 BEG SE COR NE1/4 SW1/4 NW TO E B/L H WY SW TO S/L NE1/4 SW1/4 E TO POB i RANSOM -EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 i i i i 1 1 i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $0.00 1000000000000000000141210110020201600000000000000000000003 plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-045-0180 MIAMI 0100 RANSOM SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 Property Address 3575 MAIN HWY Exemptions: 30 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 56,579,984 56,579,984 38,225,614 38,225,614 38,225,614 38,225,614 38,225,614 38,225,614 38,225,614 38,225,614 38,225,614 38,225,614 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 7.64650 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $0.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-045-0180 PROPERTY ADDRESS 3575 MAIN HWY LEGAL DESCRIPTION MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LY RANSOM SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 i i i i 1 2 1 8 i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $0.00 1000000000000000000141210450180201600000000000000000000007 plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-049-0720 MIAMI 0100 RANSOM SCHOOL INC 3595 MAIN HWY MIAMI, FL 33133-5903 Property Address 3695 MAIN HWY Exemptions: 30 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 1,135,871 1,135,871 426,223 426,223 426,223 426,223 426,223 426,223 426,223 426,223 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 426,223 7.64650 426,223 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $0.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-049-0720 PROPERTY ADDRESS 3695 MAIN HWY LEGAL DESCRIPTION THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5FT FOR R/W BLK 7 LOT SIZE IRREGULAR RANSOM SCHOOL INC 3595 MAIN HWY MIAMI, FL 33133-5903 i i i i 1 2 1 i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $0.00 1000000000000000000141210490720201600000000000000000000001 plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-049-0711 MIAMI 0100 RANSOM EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 Property Address 3171 ROYAL RD Exemptions: 34 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 885,219 885,219 511,812 511,812 511,812 511,812 511,812 511,812 511,812 511,812 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 511,812 7.64650 511,812 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS F0001 CITY OF MIAMI WASTE @ 380.0000 1.000 380.00 Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $380.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-049-0711 PROPERTY ADDRESS 3171 ROYAL RD LEGAL DESCRIPTION THE ROYAL GDNS PB 20-3 LOT 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 i RANSOM EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 i i i 1 2 1 1 + i 11 Make checks payable to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $364.80 Dec 31, 2016 $368.60 Jan 31, 2017 $372.40 Feb 28, 2017 $376.20 Mar 31, 2017 $380.00 100000CI0000CI00000001412104907112CI1600000CI38000000000000002 plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-049-0710 MIAMI 0100 RANSOM EVERGLADES SCHOOL INC 3575 MAIN HIGHWAY MIAMI, FL 33133-5903 Property Address 3173 ROYAL RD Exemptions: 30 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 624,781 624,781 369,914 369,914 369,914 369,914 369,914 369,914 369,914 369,914 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 369,914 7.64650 369,914 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS F0001 CITY OF MIAMI WASTE @ 380.0000 1.000 380.00 Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $380.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-049-0710 PROPERTY ADDRESS 3173 ROYAL RD LEGAL DESCRIPTION 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY3OFT BLK 7 LOT SIZE 70.000 X 91 OR 17640-2 i RANSOM EVERGLADES SCHOOL INC 3575 MAIN HIGHWAY MIAMI, FL 33133-5903 i i i 1 2 1 II t i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $364.80 Dec 31, 2016 $368.60 Jan 31, 2017 $372.40 Feb 28, 2017 $376.20 Mar 31, 2017 $380.00 100000CI0000CI00000001412104907102CI1600000CI38000000000000001 plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-049-0690 MIAMI 0100 RANSOM -EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 Property Address 3175 ROYAL RD Exemptions: 30 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 1,139,005 1,139,005 506,341 506,341 506,341 506,341 506,341 506,341 506,341 506,341 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 506,341 7.64650 506,341 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS F0001 CITY OF MIAMI WASTE @ 380.0000 1.000 380.00 Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $380.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-049-0690 PROPERTY ADDRESS 3175 ROYAL RD LEGAL DESCRIPTION 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR i RANSOM -EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 i i i 1 2 1 111111111111, i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $364.80 Dec 31, 2016 $368.60 Jan 31, 2017 $372.40 Feb 28, 2017 $376.20 Mar 31, 2017 $380.00 1000000000000000000141210490690201600000038000000000000008 plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-049-0680 MIAMI 0100 RANSOM EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 Property Address 3183 ROYAL RD Exemptions: 30 - STATE AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 775,850 775,850 375,564 375,564 375,564 375,564 375,564 375,564 375,564 375,564 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 375,564 7.64650 375,564 0.64350 0 0 0 0 0 0 0 0 0 0 0 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NON -AD VALOREM ASSESSMENTS F0001 CITY OF MIAMI WASTE @ 380.0000 1.000 380.00 Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $380.00 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-049-0680 PROPERTY ADDRESS 3183 ROYAL RD LEGAL DESCRIPTION THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 i RANSOM EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133-5903 i i i 1 2 1 8 i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $364.80 Dec 31, 2016 $368.60 Jan 31, 2017 $372.40 Feb 28, 2017 $376.20 Mar 31, 2017 $380.00 100000CI0000CI000000014121049068Cl2CI1600000CI38000000000000007 Corrected plicate public_user 11/04/2016 Miami -Dade County, Florida 2016 Real Estate Property Taxes Notice of Ad Valorem Tax and Non -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-4121-000-0130 MIAMI 0100 RANSOM EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133 Property Address 3551 MAIN HWY Exemptions: ADDL HOMESTEAD, HOMESTEAD AD VALOREM TAXES Miami -Dade School Board School Board Operating School Board Debt Service State and Other Florida Inland Navigation Dist South Florida Water Mgmt Dist Okeechobee Basin Everglades Construction Proj Childrens Trust Authority Miami -Dade County County Wide Operating County Wide Debt Service Library District Municipal Governing Board Miami Operating Miami Debt Service 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 19,146,146 7.13800 0.18400 0.03200 0.13590 0.14770 0.04710 0.50000 4.66690 0.40000 0.28400 7.64650 0.64350 19,121,146 19,121,146 19,096,146 19,096,146 19,096,146 19,096,146 19,096,146 19,096,146 19,096,146 19,096,146 19,096,146 19,096,146 136,486.74 3,518.29 611.08 2,595.17 2,820.50 899.43 9,548.07 89,119.80 7,638.46 5,423.31 146,018.68 12,288.37 NON -AD VALOREM ASSESSMENTS F0001 CITY OF MIAMI WASTE @ 380.0000 2.000 760.00 Save Time. Pay Online. www.miamidade.gov t RETAIN FOR YOUR RECORDS t (Combined taxes and assessments $417,727.90 i 2016 Real Estate Property i DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT 4- Taxes FOLIO NUMBER 01-4121-000-0130 PROPERTY ADDRESS 3551 MAIN HWY LEGAL DESCRIPTION 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF i RANSOM EVERGLADES SCHOOL INC 3575 MAIN HWY MIAMI, FL 33133 i i i 1 2 1 i 11 Make checks payab e to: Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice Mail payments to: 200 NW 2nd Avenue, Miami, FL 33128 Du.licate .ublic user 11/04/2016 PAY ONLY ONE AMOUNT If Paid By Please Pay Nov 30, 2016 $401,018.78 Dec 31, 2016 $405,196.06 Jan 31, 2017 $409,373.34 Feb 28, 2017 $413,550.62 Mar 31, 2017 $417,727.90 100000CI0000CI000000014121CI00013Cl2CI160004177279000000D00000CI Ransom Everglades School Upper Campus Special Area Plan A5. Disclosure of Ownership SPECIAL AREA PLAN APPLICATION DISCLOSURE OF OWNERSHIP 1. List the owner(s) of the subject property and percentage of ownership. Note: The Miami City Code requires disclosure of all parties having a financial interest, either direct or indirect, with respect to a presentation, request or petition. Accordingly, disclosure of shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their address(es) and proportionate interest are required. Please supply additional lists, if necessary. Owner's Name(es) Ransom Everglades School, Inc Percentage of Ownership 100% Subject Property Address(es) Please see attached "Exhibit A" 2, List all street address(es) and legal description(s) of any property located within 500 feet of the subject property owned by any and all parties listed in question #1 above. Please supply additional lists, if necessary. Street Address(es): Legal Description(s): None Amy E. Huber, Esq. Owner(s) or Attorney Name STATE OF FLORIDA -- COUNTY OF MIAMI-DADE Owner Attorney Signature` The foregoing was acknowledged before me this 3rd day of November 20 16 , by Amy E. Huber, Esq. who is a(n) individual/partnerlagent/corporation of , _ E �ro odes pool, Inc. a(n) individual/partnership/corporation, He/She is rsonally krto me or who h produced as identification and who did (dii not) ire an oath. (Starr EMILY E VAUGHAN MY COMMISSION # FF996103 "ti ' EXPIRES May 25, 2020 71.39&e16FIorldallofaryServne wR Sjiature Rev. 07 2013 Exhibit "A" Ransom Everglades School, Inc. Upper Campus Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TO S/L NE 1/4 SW 1/4 E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 9,556 SQFT 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWYANS SUB LAN D LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY30FT FOR R/VV LOT SIZE 9.79 AC M/L 01-4121-045 -0180 402,267.6 SQFT 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR R/W BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 20,325.3 SQFT 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 01-4121-049- 0711 9,100 SQFT 5 3173 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,387.3 SQFT 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11,540.3 SQFT 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 8,820.3 SQFT 8 3551 MAIN HWY 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF I NGRAHAM HWY TO ITS INTER WITH ELY/L OF 01-4121-000- 0130 302,527 SQFT LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Ransom Everglades School Upper Campus Special Area Plan A5.1 Board of Trustees 2016-2017 BOARD OF TRUSTEES Roster 1. Andrew Ansin 2. Jonathan Awner 3. John Bolduc 4. Mariela Cisneros-Mestre 5. Edgardo Defortuna 6. Albert Dotson 7. Miguel Duenas 8. Miriam Esteve 9. Constance Fernandez 10. Julie Franklin 11. Ghislaine Gouraige, Jr. 12. Randolph Gumenick 13. Jeffrey Hicks 14. Jennifer Kennedy 15. Jonathan Kislak 16. Richard Leeds 17. Kerin McCarthy Fredman 18. David McWilliams 19. Mark Meland 20. Eric Mendelson 21. Jeffrey Miller 22. Michael Moran 23. Elizabeth Barash Murphy 24. Elana Oberstein-Harris 25. Jeffrey Roberts 26. Jason Rubell 27. Kimberly Kyle Smith 28. Scott Srebnick 29. Gary Tie-Shue 30. Rudy Prio Touzet Chair 31. Henry H. Anderson, Jr. Trustee Emeritus 32. Eric Buermann Life Trustee 33. Stephanie Townsend Head of School 34. Richard Stokes Alumni President 35. Laurie McWilliams Parents' President Ransom Everglades School Upper Campus Special Area Plan A5.2 Articles of Incorporation ..--- •..,•-%,•:aw..rr:.aaJh.w.r...s:etri:+.••ataii.n44.6•.\ihabst.a . r.:-.��•,.-1 a.._..na.:....►..na.....aw .ww�ay...•.i.ti v.�.��v w....., raglart-4i;' • • 4} KT1F ICA1F OF Nk:•IN :(q(l'U11A lUN OF -11 . RANSOM S(rHOU1.. I:SCi ;.' I` fn O He, thu undt•reignud subartlhors, duetting to .. ru•Invorporate RANSOM SCHOOL, INC. under the provisions of Chapter 07. Lowe of Florida, do heruby Woo as follow*: ran The name of the corporation shall bo HANSOM SCHOOL, INC. g�C01�I0 Tho purpose for which the corporation io organised is to own and oporatu a pruparatory school or acadony for the promotion of knowlodg° and oducatlon. I1lL+� Hoioboro uf,tho corporation, horotnafter referred to as "Trustees" or "Homburg of tho Board of Trustees" shall be alumni and friends of tho school olocted by the Board of Trustees or Ln such uthor manner as may be pro• vided by the ByL.sfe. Drat 1 on shall The ourp perrulal o111at+are. rt' f'. a• WiITM. ►EMI to mom 4.0844 41.010120ow* ate.. S1 16104• .L�.� t rdtY'at.hams•M isieltlteieW U.sit:Me ktiloCS.lti.Lfy►11;r"�hYRd�lis1.11•*. :1e. mt:Ya6`unJ.w'Ir•. seems^ ' o m .r6 . •*Aim. 11111 ua...'• Aad 1.•slduo.. a •.I the polo.. rthet s hes 1. t.1 *I% a• 1011••00: h. I'1.•t1.• •.. 1arr•1..1t M 11 thYltll.la%I II Talus• K. Wilson 11111 1.Iltty Ave Imo t11Aw1 11.0 I.Iq J. t.A111 e111 .. l•a1 1 .•1 1,11 11 1. l aura Miami, Florida SIXTH ► Thu at1alra of th.• ...y...Iall..n are to be maneIud or r►ntdu►'tud by a Huard of (toeleur; 1hroullh an l:xa►utivu ComMittee uloiiud by the Ti•uatuosl and by the duly alerted otftrure of tht. rotporattalt. Tr.Isiyei shall be utuvtod by the corporation Al ICU a1111ua1 m.•ot log to he bold In ruhruery of each year and shalt a.•rvy for a term of threw (1) years. thu tenon of ono -third (l/1) of 111u total number uxpiritV% each year. Mai! ' Ito name of thu ott'lcera who are to servo until the noel succeeding soma mooting arc J. Iaurollro Carroll, Prosldent D. Morro 11. Cameron. Vico president adwtn J. Bottoms, tnrretary J. I.uokett Yawn, Jr.t rroasuror .a. Wm= IANW OtOBOR40 MOR O e .II WOO 1 .M•... *AWED w= 1.ytr..• sia1. w..... 1 a 1 a 4 ...,.,.,�i .s..:_-':••_•••-WiroltlW, tra' 7JidsuaatiWarfaro.keilkwin.xt.atukreasiriw.ais..ivalas=^�-iaillan?i.eu...a,.a... th. hoard It • than twelve (l.) nor • r.l� Nits ftwt.++ .l.dll .onit+t .•t not less an•r.• than thirty -at,. tlbl •a•sl.ecs. the noes and 44dr.ari.•a ..t the persona who itre to aervt, a♦ trustees or until their yt...vaa••ra 6r.• elected and shall have gnalltl.•.I 4r.• 46 t.'ll.ws; NV a three year let... . wtt•ln$ February 10, I967: Dr. Henry Field I I' 1 !lain Highway Miami, Florida Russell L•t•.•v.• 1Sb) Royal Palm Avenue Miami, Florid& lbary6 Rarcta 167 N. R. 9bth Streot Miami Shores, Florida Finlay L. Matheson4940 Sunset Driva Miami, Florida Calms R. Nilson 16$1 Little Avonuo Miami, Florida T. Rus*all t1.Kny ISI1 Granada boulevard Coral t:ablas, Florida For a three yoar tore aspiring Fobruary 20, 19681 Ilonry Anda'raon, Jr. 966 Sth Avo. 2C Hew York City, N. Y. 10021 William C. 1Antalt 990 Hunting Loft., Drive Miami Springs, Florida C. Detains ilcCarmick )907 R. Utopia Court Miami, rlortda Edwin J. Roovo6 )987 R1 predo 8ottlovasd tttaml, Florida F. C. Walton Sm1lh 4845 S. 11. 78th Strait Monti Florida 1400 Coral t;ay J. l,uakott lawn, Jr. carat Gables, Florida -1- swta ,.a. W ses•SI d OEM UPON s 1114 w.M1..••••• «"•w NOMA M+..a.ww osurofgat ew'r:.•Marytare+�•+1'•YAW[1'iY/tiY�;.�tkiWY$.S�aMG`.�Y3!'ir.�iia�wSJr .�thsi.74►ia+►N�trrt�.K..�.,e:a—r"S.+s:�i'.-.'^�..-iY�iS1'W.rJ:�:.-e4�.. For a three year ter- expiring February 20, 1969: henry H. Timken. Jr. Ti:' S Roller Bearing Co. Cant ., Ohio D. Pt V. Cameron 4055 Douglas Road Miami, Florida J. Laurence Carroll 4011 Kiaoro Miami, Florida Joseph h. Roehling 1 West State Street Trenton, N. J. 08608 C. Townsend Ludington Snapper Creek Convalescent Rasa 9200 S. V. 97th Avenue Miami, Florida Edward P. Mallon 210 East Parkway Pittsburgh, Pennsylvania di The By-laws of the corporatLon shall be made, altered and amonded by the Board of Trusteoa. EYf AmondmAts to the Articles of Incorporation rosy be proposed by any member of the Board of Trusteoa and may be adoptod upon the affirmative vote of a majority of the members of the Board of Trustees. IN WITNESS WIIERFAF, we do hereby affix our signatures at Miami, Bodo County, Florida, this __day of ••^` 1967. .4. D Morro C. Cameron Cla ( .i . l� f _ t 1 nua ' son /( .twn . 1• MAW/ ,mites Nwfee• egos *.Moil 0 Its Nles. t trey. 0014011 SAW Isieei Mn.. rows." ob.. • L. .•.ww9.0 •YL. 44..4Jr •..I o..,.M • a.a s.-,..,•...44. •. • • - ••.. .. . • SIAII 1f tllt+tlu: obit t I(1111(I1 1* Mt'R NEFI114 11E, 11111 stasis's *Iowa au/ta,rlll, Isar mortal Sy 1lppuaro4 *1, I RIIIICs u, ,Alltl'tgl, IA IMO N, If11.s1111 anJ EINIIN .1, I11:CV1a, s.1,.r IsmIsi by w+ 111.1 Jul• stews* son velt' .1141 Jups.0 etul ••• • het (lady mot ,.e.lt .•1 this* aro alibi', rlhorr This etaNY„ MIDI 101 oaslitN I ill Mil t 1. All' Or No-In..trp.srat Ioh; that It 1. Int011.Is4 lit 600I 1e1111 Is, •a;rY till' Ill. in" pose0 ai 4 .Iil t (l"pI out lot llt lit IIW Ahsvu dial raro+uln•} 1:0rl ii• 1oA1r. 11� rTu1•N ', 16rW ravel 141.LNS ‘1..[LiktiOri •�1 p ) . Y11N8(•ItlPlat AtNA rwtrtt 1st *WWI* se* Ott* /111Y n( L ,t.I•t 4, —.i )+Did Hi uww r WOW r•••+• •§• • IIt LA1*'► Csinwlt+fait Xtsp117**1 0004 t/ I.41.M•4N otury 11 • • Y • v Y.•.wayi�i.r�- - - -r•I.. i 1 ' • wo. 4.44t4.:? , id r :.1:f+ .%. • • -a " 11: -•u} . a • 1�� U.7.1f - CCRTItU.M.L This Is to ,unity that at a ►u,;ularly cattud tooting of tiw Soar4 ul Insatiate 11( RANSON SCHOOL, INC. hold to Mani, Florida, on January o, Ion', 11, PIERRK G. CAM:ROKN, GAINES R. WILSON and LOWIN J. HEMS wore dtructad to rv-Incurporata RANSOM Uinta, Ise-. undur the provlotone of Chaptur 61?, Laws at Florida' to a.1 •'Pt the '.tuvlslono Of said Chapter ar anundud for and on bol alf of said cur• vocation; and thu abuvv and torotoing t•ottt(Icata of Roe laaorporatlun waw duly autlwrtavJ and apprlved. .-1 • /) r •► %I .�... 1.•,.t•.• vin k .1. VUSv.S rater .h• e.NW Y.t.le ilempuitre Ouse .4N•v ii i 1 .se asps 1 gyp! tosism•-muse sagas RAP. MWII.M •LW41 it. • ny• � qN=g rggl• Yec!.1. 7 •.• A.. • •• • • LAIN• .n:.4.r i'p 67i:L�.�fAA:W M�d'tif�ills'6:ia �'nii t • � Y e I at .� • ROM • 9••a. 1., Ate •• .13 rat f., 01 tls, the understated avhterlbers, 4selrl . to torn • seteetti• to a*d educational lnstltutlon of learnt*. under the lase of s 'cats of florid* sa a eorperstl.n not for profit, tartan pdtPeoe of owning and operating o preparatory school or Academy for the promotion of kneeled*. and eduestlon, 4e hnrtby present to the Judges of the Olrsult Court of tho Eleventh Judicial Court to and for Dade Co•tnt7, Florida, the following artistes of lneorporoo sten at IIWI1." uses . t, talc., end do 4rrsby ...roe as fallowtr Ra 11he nano of ills corporation shalt bs A t'W4' ttIsw1t. tug. and PO pose or Its legation and OrtnelPal ottloe shall ••e Kent, plorid•, "'h mho general nature, and the ob$oet of the eorperetlon shall be ne follow', 49.0411 donttl�no ae 4o IAe5Pt, resolve, held, and dispose or, ditto, r devises and bonoeobe at both reel and poreonsl property of any end every kind ut6 character, and to ee11, dtsp01e of, invest, re•tiveet, tosn end othornise dent In said Prop. rtls be 10 aisle, In latotop1M end inoroestnq the rasitlties of the oohed, er seam, tar broader eduoat1onat optarlunttlea end ter serrieee.te Its studento and 'point by ensouragtna 'tits and donation; teat Its elm see Of fo meant. reserve, hold, aatl0tater end dposo or orosiftT denat1OMft d&vino* and bqusel• et both real and personal 4t any and CLOP/ klad•MA shsraeter, to tot, wItheot proftto as tenet,' of s4tueat►n'tal sad ehartteble Moto and to edtstnietsr guts, grassy or fens at money or PaopSPtfl root or Personate tM et1Dnallde dskl In oatd prvyertye de Ts vaveh ety a4rttlfal owl Heide Womble, setts assume brladsst 00Pt&03er pledges lasso or otlrroteo dl,r"e ..r .'t n•el $0 oft, halloo foeVPltise, eritenee of lndehtedness Op claw,. li, teraonsl . Property. es molt M to purohdael .esdutr••l owns M14, fen ,iortCade OP otherWile dllpOAe et and dolt in roil r ti r �..... _...a..w.. .�.....ta w..,.r..1.M'ri -S:tfaANmel+ .t. .V.L�-..�4>- _ _ __ALL_+,...,. .k _L�.;�y�G..-__---,-.'r1JM.Y.irt iws auk .-a.-- . •, • , ren1X ..r a�,yY. y:Ta istl411., eCfC .6 Hm. g1.1W ,Y`7 }•.�r'r•.r.ra las•�e• ..n'•••t! �.. n:: •,.. •.. �� -. • • , • vtaVLL."•1t�uaais14i' *h 4;J.'f e1 .l Oirk AlMiiftadev:.b•s.,a0r r:iesteaZi. • ,. ; t^Jl lent ! P4° .t; 508 li!1 � f:i11 as Oa otnn.r of a y s•teh real OP personal property, to asepsis, all the rights, powers and privileges of ownership. e. To reesITO assistants, annoy, real or personal property and any other font of contribution. from any parso,s, firms or eorporatten, to be utilised in the furthering, of the objects and purposes of this corporation' to enter into a;romornt, or int- treats for resins, And irregular $ontrlbetto1s to the eorporatlon t.•r its objects and purposas,provi4ad that rha insane, Issues, loons and profit* 4arlv,d from salt corporation shall be devoted sainty and oseiuslvely to the school or sosdany and to such pup. poses se •a7 tee Incidental to carrying on and *vacating the business et snob preparatory school or academy. to To estabiteh on ,tote and ampler, Ricoh assistsnoe and poroonn.t as nay to nesoastry and proper In the ju4sgent of oho aoIPd of Illreotors. Go 9b s.•ntraot and on oen1 4eted with en4 tat moo and be suet. hr To Invest an4 ,,.invest sutylue funds In such ...grids, end properties es the hoard of pira/tors say froo ttae to tins d.t•rains. i. To adept sad uses sorvorste boll if deolrod and deemed nos0ssaryl but this shall not to soegarlo••ry unless Inquired by law, j. 70 M sit abs sad things rogtllsits, taoesssgs proper and doeipabia to parry one and eurttar the objoots for Allah this corporation to formed and In Moral to have all thy r•laht., pvty. ilotq sn6 Ineunitisem end enjoy all the besefltl of tha lave of the stein of plortds appilsablo to eerperatIone of this eherseteP. Ys All of the ebers and foregoing are to bo oenstrgat both es oblesbs and posers and it Ls .wriggly provided that the spsoitls objoots and posers enumerated herein obeli not be held to limit or reotriot In erl7 assnol file Lenard pairs of the corporation, It being dietlnotl7 understood eta etpsst hawoler, that the prinsry ebj.41 and plsp000 of Ihde ooff,ratlan to to opivots and 1selntgln the praperetat•y eehaol or aasdtay for Oho proH••tl)n or klwwlr44e an4 e,lwetius so heroin t.afr.. set torahsnd lost eft .•tar r•'•n0P1 • owbudle4 uarstn lie 1.,el4aelal th end are I. 1. • t• t • La. • .i Q`w,•••. •.•1 ••..vr.--iwr..r • 11,..41,0•0tTe..7K•r•!4. • •••• .- i .J ..• -•rw.•a.:gal+.s.YL:7.fO+WW1riNM.Jwbda.Ww..i.L. K1.�.r..tw:.a.JirlrraY.�+.•.•; , •�.• 1 1.` .11 • .a.17 M en /•wear: /y.y ,••r I••r • r p. P. 1 ). Iy rul• •1' .. .• CAI t'rr :nt•r'rrl or t .. .r.ld .shoe*. • Eze :he gvrlttlaatio:a et •t,.bare rr•r '1.• Hiner ^I tn..r 'adrift -et shell to §fist* and rrterda of tle' er io' 1 sleet. 1 w flea roan! •r[ 31raeters or In tuch ether Mrrar es •eay .. ,rovldod by thv earl of otroetors. rho eor•orstton shall have tar stool oslot.neo. 141.14 1fie nano§ br.4 t•. rld••aeo f tho N.b-arr7• ra or toils ire soar Charter are of ['glom :!onrJ H. Anderson. Jr. Lev verb dlty 00 Pierre C. Cameron destnut Vino, Yls. Jo Letureneo 0e •roll L10yd n. poles Ash 114 9srdner :tueeeil ". Irove uevy P. 1t''Ranr Jr. Wanton. Ohio 0§1nes 9. Willem O000nut Oreve, Pls. 1ho arretrs or tha sear-orstaon aro to to ertb.•ed or 0s'4a•otad b? en o11eevttt0 (tomtit** deelensted snd e'ea1•t4.4 br tl'.o Uoar. or olroetors .).0400 or annually n-polute_d to eo son eased or rho •y.usrs led In addltlio wrote. s vreot4ent. ,1...'•reeldont. s. •rots y rod a 'tenures' Which 0'Ad soradttoe sod or -tear* shell bold *trios for one year teoCLIn1na the first day of eepteneer or *aeb year er nt11 their eu00M00Pa Are Ju1r sleeted stet 4rslltlad. • The moos of the osoou01Ye e0nnl1tss sn0 the ot:leure mho ore to ttarrsge *11 the sttAlro of this oon•0w1Ion for the renalldsr n[ tt,t year 19r1► ors es [011ooat lw,tntLVe Qcet'ltisat 11f Firms 0. Notary* tt ' It 0eriva�.iro Ilvae*1� n. 0. 4. L041.O0rr opa . .r-.r t,. ,l,,,. lb.....,: 71e Asaw.wi.Lti4sL•wfiv.«.• ,a.h�v.. e�..:..n.xi.s:..•r..+:>•.e.s�a.t..i w+�.•• ....awrsrR•w•erasi6 r•tie•ret Morrell Trot, PrNPtdont i. Pierre 9. d. aron Illee.Prlsldent Je farr•••oe Carrell Oesretery Jtek •. tardner Yeesurer 11113 510 b!►•l&UP elite corporation nay re eltareie reeotrded OP smutted w P tvo-t*trda tote of the Welber'. LJ the hi •.Pt mount of :•dentedno"a or liability to •hleh the eer/Arett•.n say et any tt-e r.,b3eet lteelf. shell as o Pun net in cows sr tue.ehtsdP et the rain, or tna rep•rty or the OOrporatlOn. ` The ahamt et the r•it •ste�tovfloh the eorporstten ray h^id e•iijcet slrrys to the ap'•re•Pl of the Oireult Judea. .e ifo. the eriSinal aubeerib,r1 do I.eraMte set our hunts and opals Florida. this &Jay ot4 451.• Pt 1•lanl. Dodo County. ..1 :11 ..4,i0/ .I _vl rw..a.b.+.Tr- , (B.at6) t.`.��.� (O:JIL) . ..•,• .••... 1.kaba.u.s..A.......r_e.Wr atAl:leir•••••aaSrMs .. . • • . .•, , . r •••...aq,.\,}y.(,t..,{yr .fft..qpA ,p. i ..r s•. — -,.. •.. t 1,1 •t 8:t-ti ^• LORI A Cry•t.1,V t4 DAM: %MRS 1•2 the sand errt'1,ed autt.orlty• on this ,sy pies*, ally cheered • ,. , • • • who b to nine.. flret doily etters nn eathr depo►as aryl Pet ?hot h„ le •• of lha lnbrerlhere to tt.. shawl *hi toro- rtllnR eellntwled}nanti that It Is tutendat In •n•4 faith to carry .1111 the turnneoe ad object, ■ot t rth b, the Morn and fore. go/Ai propoeod Qhartcr• v11,- A. ,��..•� 8ubadpll.o4 gond morn to before no thle 10 dey of .o tower, t��,``O��el1nel.�rd1m• marmot AMR* of inert ill at Wes/ O / O ( ..=..rV.11. .j ..l: V1.04.4151 St IN. MAUL - .•. .. • .•.. mol iYt519 SfATO OP PWRID* SS CODUfy 0P DADS PGI tgi rA.ii • ?he MMaO* and fero4alns proposed Charter of MII$0N SCHOOL, IWO.. a forporatten sot for profit. belnt autaltto* to no. one of the Jvd;os of the Rlarsnth Judicial Otrsul1 in an! for Dade ;sump. Florida anI St ep•,osrin; that the sell! proposal Charter is to duo sn4 proper tort, mil to for the purposes and objeete authorised by the lava of the State or Florida. for s corporation not fop profit, and eo fln41n4, t ...rob, apwrre and satins fold proposed 011ariorl and it it tarot's Otd1111f19, aatutgtl0 an D>DORI]SI that maim sO'mo&1 !NO., be an4 It to hereby orooted and tlaorpo.atod ynd•r tbo lava of `to , Btats of Ploplda, this Jday of 44:4A.D. 1951a• ••• J. =41.dIWiEd •.•vlcpas �. I1/1 oalscnl!.11 4e1 te,e 1I Pi efeetz(4•an SOH slai+Prell al•11., 10 11t1,0 rr' Imo« lbss 'p4r I+e fit AA utiigsg.ty t e II••••a.Mar lils f-1a wuw "tfAa nit tof otaallsa et Artlid taco1N a es•a1 for VW papas of stales ser �ea of of 1satapaulios a1O Oder appraise Ions. Yale a IM.Is lass a oak nit meow eel1 a;1'11 •'I1:11 lF dir COSILY ins 6100460$ 641 !I� aA ?J/,O f( BeIiS....• -� s t Y9. ,,III.., /.II 4.1.sainn •- . a.• ,11 a• ti i STATIC OF FLORIDA I I SS. (AUNTY OF AAUP. I 1, R. O. f.RATNRRIIAN. Clerk of ilia ClrcgK Court of Ika Rleraelk Jedielal Clrcall In nod fa Ike Coaaty of (lade awl dim olol Fletlda UO IIFJU HY CERTIFY dot she above and fos+• Belay la o Iraa end nitro copy ideli(�La+-� 1'lLIW to fly. office day of . `l! L' _ A. U. 19 1 end ro• Ixatlad In ltY • nook page .... , 1 IN OITNOS IIIIRRF.OF. I We hereunto sot lay lead end affixed a► official seal of sold -J /� �.• _,A.O..19r,v _. Cast, Ikla [ day or -�/ I.BATIIICIIIIAN Clerk Cltrelt Court C1.CT. Seel rw —..a. - - • .I.,LL' ��-=ri.Y. .�iiilili At4,1116id1Y____66ralai.Y.«.r6w�+t. 1�{Iflas�a �..:�' - .irLailt:wr.Li.JMVS.iNSliaf irl �a�saasla•[u.1+�".._ .. tL-4l.I.Wl amkii .h x444.4d?1J - y. •-. v�y.h M...•. r)r.LxTR ,��r" v;).,l►v7�1�`�� rijO /••• I`: • �' .42.6 'eli�ils�C.,S6 CPS l�zliH AIPOMtL 'a^rf� ♦ Ve,D C Hea10 , as President, and jucauty,..lawasil, Jr. es 8eor.eary, of Renton Scheel, Inc., hereby certify, pursuant to Section 617.01, Florida Statutes (1967), that she following Amendment to the Cer• fifteen' of Re -Incorporation of Resaas School, Inc. bes beer% approved by the Board of !tunes■ of said corporation at a duly gaited meeting on February !, 1970, all in accordance with the said corporation'• Articles of R.4ocorPoratioa. It is therefore proposed that. effective as of the dote of the Mimi of bits /astrueent vith the Secretary of State of the Stags of Florid*, Article Bittth of the Certificate of Ae•Ineorporetloa be amended to road es follovet 113111 !fie affairs of the corporation are to be Itanetsd or conducted by s Beard of irusteost through en C.ecuttvs Committee elected by the 1 t and by the duty elected officers of the corporation. Try hell b2 elected by the corporation at its annual meeting to be held in FebTusry of each year, or any regular or special meeting. and shall serve for a term of throe (3) rears. the term of approximately o„e•ehlyd (1/1) of the total number esptrteo oath Yost." (Osrpersto Oast) f4WdibaI, ____a_ --ill, tl$.J4M .SYl-'ihSLi.iY�l�k j1L�.�I W:%iR/IYakd 4 '.• :r'F� •+iil.xLa fr'MuO�iif A4�i6:Rirti. CERTIFICATE OP AMENDMENT TO CERTIFICATE OF INCORPORATION OF RANSOM 8C11001.; INC. °AVID C. NEAI.R, Prosidont and JA1l}8 A. RYDER. JR., Secretary of RANSOM SCHOOL, INC., a non-profit corporation, organized undor the laws of tho Unto of Florida, pursuant to Chnptor 817.02 Florida Statutes, um amondod certify that Cho following nmondmont to the Certificate of Rolncorporatton of RANSOM SCHOOL, INC., has boon npprovod by tho Hoard of Trustees of said corporation at it duly callod mooting on Jnnuary,2 1072, n11 pursunnt to and Ili nocordanoo with thu Articlos of Roiaaerporntion of sntd corpo- ration. That pursuant to n Resolution duly ndoptod upon tho aftirm- ntivo voto of u majority of the mornboni of thu tho Cortiticato of Rolncorporatton bo, and tho amended and modiflod am heroin sot forth: FIRST Tho name of tho corporation shall bo RANSOM SCHOOL, SECOND Tho purpoio for which tho corporntlon is orgnnlzod Is to own and opornto a preparntorY school or ncadomy for tho promotion of knowlodgo and education. Tho school ■hell havo a t•acinlly non- discriminatory policy as to tho ndmisston of etudonts, and, more- over, shall not discrlminnto on tho bamim of raco In administration of its oducatiotlal polioion, admissions policloa, scholarship and loan programa, and athloLio and other school administorod programs. T111 RD Members of the corporation, horolnaftor roforrod to an "Trustoos" or "Members of the board of Trusteed" shall bo alumni and friends of the school °looted by the board of Truoteoa or in such othor manner an may be providod by the Dy-Inwe. Hoard of Trtu tcq . H Vi Homo in hor4141 tj ;.= -i- c+i -71 rn O • -.. ..'AO. ._. .. .. ) -- w\...r ar\i4i.I..:ww...r ...w iJa :a. J.irwMa•.��.r.r..n. FOURTH The corporation Nhall have porpotual oxlotoltco. FIFTH Tho ttamoa and rouldonoo addrosmam of tho suboarlbora to rho Certificate of Rotuoorporation aro tiro follnwtltg: Harold S. Koudall, Jr. David C. Nonlo Thomas H. tfnkottold 1080 S. Ilaynitoro tame Minml, Florida 3380 Dovon Road Miami, Florida 5201 S.M. 101 Strool Miami, Florida SIXTH Tho nftaira of tho corporation aro to bo mnlingod or con- ducted by a Ilonrd of Trustees: through nn Exonutive Commltteo eloctod by tho hoard of Trustees; and by rho duly oloctod offioors of the corporation. Trustoos Nhnll be olocted by the corporation at its annual mooting to bo hold in March of each yoar, or any rogular or special mooting, and allnll Korvo for n torm of threo (3) years, tho torm of approximately ono -third (1/3) of the total number expiring onch your. SEVENTH Tho officers of thin corporation Khnll bo n pronldont, ono or more vice-proaidontm, a oocrolary, a tronauror, nod ouch addi- tional and nmmtatant officers am may be olootud in nerordanco with rho provisions of this artlalu. Any two or more officuN may be hold by tho mamo parson except tho officio of promident and horru- tary. Tho duties of tho officorn shell bo no pruNorittad by law and in the by-laws of tho corporation. Tho officers Hhnil ho elected by the hoard of Truutoou at its rogular nnnunl mooting. If tho eloution shell not be hold nt Noah mooting, much vitiation shall bo hold an moon thereafter an Tony ho enttvinloltt.. Now OfftOOa may bo oreatod and fillod, and vnasnolom in calico may bo filled. at any meeting of the hoard of Truutoem. Rnoh officer ullall hold office until him auoo0Nuor mhall havo boon duly *looted and atilt have qualified. K 1a11TN Tho names of the offtoorn who aro to aorvo until tho noxt i nuvoeedittg annual mooting aro; j David C. Noalo Prosidont I t Harold R. Kondall, Jr. Tioo-Proeidont I James A. Rydor, Jr. 800rotary I Robert L. 8oarto Treasurer NINTH The Hoard of TruatooN shall consist of not lour than twolvo (121 nor more than thirty -Nix (30) members. Tho women and addroinon of tho poreonN who aro to aorvo an TruntooN or un' Ihutr NIIOUONNCVN nro olooted and shall havo qunliflod aro se follows: John R. Adams • Honry H. Ando%NOU, Jr. Sidney M. Aronovitz 0. piorru 0. Cameron F. gonnott Duttonhofor Douglas EriakNon Honry Fiold Rusaoll 0. Grovo llarold E. Kondnll, Jr. T. RuNNoll McKay Edward P. Motion David C. Neale .3. 0005 8.W. 88th Avonuo Miami, Florida 331 Wont End Avonuo Now York, Now York 301 Moro nrivo, E. Miami, Florida 4100 nraganZa Road Miami, Florida 400 W. 1lathoson Drivo Miami. Florida 3052 Douglas Road Miami. Florida 3551 Min liighwny Minmi, Florida 3583 Royal Palm Avonuo Miami, Florida 1080 8. Dayahoro lain° Miami, Florida 120 Solana Prado Coral Oablod, Florida Royal York Apts. 3955 Diiolow Olvd Pittsburgh. Pa. 3380 Dovon Road Ntasi, Florida i • ..a , tf te.dawast LIMvonag fis..uvb ctian f.aY''-. '..�.,d•s,1wlBde4I •ohm• ki-..Y. Edwin J. ReOVON Janos A. Ryder, Jr. Joaoph Roobling Robort L. Searle JOHs 8ptrer Thomas M. Wnkoflold Julian Woinklo Gains R. Wi1Bon Charloe J. Zwick 3087 81 Prndo Miami, Florida 84P0 (Junco do Loon Rd. Miami, Florida 1 Wont State 9troet Trenton, Now Jorroy 1300 Cnstilo Avonuo Coral Onblom. Florida 012 Catalonia Coral tlablom. Florida 5201 B.W. 101 8troot Miami, Florida 130 Arvidn Parkway Coral (Wilco, Florida 3853 Llttlo Avenue Miami, Florida 4210 Santo Marta St. Coral Oablon. Florida TENTH in the ovont of dianolutiolt of this corporation ltm au'ota shall be tranetorred to an orgnnlxation or organiratione with similar purponoe and aims which maid organizations ahnll bo tho type described in Soction 501 (c) (3) of tho Intornnl Rovonuo Codo of 1954, or tho auceoemor or muocuomors to that etatuto, and shall havo elmtlnr tax oxompt atntum undor the (adorn). law and undor tho laws of tho mtnto in which it im operating. ELEVENTH Tho corporation Hhnll use oil ul IIh lucumu fur tho purpnsoe far which it hne boon formed and shall not distributo any incomo no nu to subioot the corporation to tax undor tho provisions of (Motion 4942 of tho intornal Rovonuo Codo of 1954, un may be amendod. Moroovor, tho corporation 'hall not ongai;o in any action of Bolt donling (am dotihod in Section 4041 (d) of Bold Codo), retain any (Moons buetnoNN holdings (ae dotinod in 800tion 4943 (o) of Bald Codo), mako any tnvoetments In such =armor au to subplot the corporation to tax undor 800tion 4944 of said Code, or make any taxable oxponditures (as dutlnod in liootion 4948 (d) of said Codo). -4- �..��_--•',j��2-- -- �.r.�r14NY.ihr�dtl�l,iilii l�iad80J��iili�ufird�wsa�!-� �iL��it�1�KMAf.M+j''�'��•�i,+v. auendod by tho nonrd of 'Matson. TH I RTF.ENTII Amendments to tho Articles of Incorporation may )la proposed by any mombor of tho (bard of Truntern and may ho adnptod upon On affirmative vote of a majority of tho members of the Doard of TrUNtOON. TWELFTH The ny-Laws of the corporation shall bo made, alterod and • FOURTEENTH Article B000nd of the prior Cartifioate of Incorporation datod February 7th, 1007. filod Fobrunry loth, 1007, bo, and tho onmo io heroby dolotod. DATED this vL 4 ' day or January, A.D. 1072. at Miami. Dado County, Florida. RANSOM.$C)IOOL, INC.e } Ry: ; (P L.f t. l r STATE Of FLORIDA COUNTY OF DADE DEFORE ME, the uudorNignod authority, porsonnlly nppearod DAVID C. NEAI.E. Prosldont and JAMES A. RYDER, Jll., Socrotary of RANSOM SCHOOL-, INC., a Florida corporation not for profit. to mo well known to bo tho roxpootivo otftcors of the Hold corpo- ration, who in my presence executed and affixed tho corpo'•ato Neal to tho above and foregoing lnNtrumont and mutually ncknow- lodgod that thoy exocutod tho soma In thoir roipoctive capacities pursuant to tho authority grantod by tho corporation and for tho SS. purposes as thoroin expronsed. 1972. ‘0 I) Co c —ZT—C. HALE SWORN AND BUDBCRIDED to before mo thin day of J Jaanuary. • 'f 4 My Commies ton Expires) ry... ' .,.LICSW •ea........A. 1.1( V. ' •, AIOII 1011. I M .L Y. 17,6 01111 .4 ' .'.UAMICI CNN't(WINTINS INC • A %. • 1.GREEHENT OF 1t RGER This Anroeta:nt, nado and encored into as of this lot day of mils, , 1974, by and between EVERGLADES SCHOOL FOR GIMES, a corporation not for profit organtsod under the laws of tho State of Florida ("EVERGLADES") and RANSON SCHOOL, INC., a corporation not for profit organised under the laws of tha State of Florida ("RANSOM"). VLTNFSSETN t WHEREAS, EVERGLADES and RANSON (borotnsftor collectively Warred to as tho "Canatltuont Corporations"), are separate and and arooboth Locatod in Cocls onut Grovo,eFlorida;landand male students WHEREAS, the Conatlturnt Corporations, after autoaslve sig edvantn osywould cflow lfrom a combinationlofud t and theirhoretoforont separate educational afforle into 4 etnAle tn6titutlun callable of offering educational opportunities to students of both sexes, NOW THEREFORE, In consideration of tho prrmisas and of tho mutual promises and covonnnta heroin contained. the parties hereto enroa. In nrcordanco with tho provisions of Chapter 617 of tha Florida Statutes, that the tore and conditions of tho merger shall ba as horalnnftor sot forth! 1, The Constituent Corporations woe to effect the merger heroin provtdod for, subject to tho torts and conditions herein .at forth. 2. Upon tho Effectivo Pate tho Constituent Corporations • shall bo oarnod into a tangle corporation, unruly RANSOM. ono of the pantos hereto, and, upon the sorxer boroning effective. tho sapnratt existence of EVt:RG1.ADES Ant l curiae and I1ANSOH shall continuo under the laws of the State of Florida under the soma RANSOFFEVENG1.A11I°.S SCHOOL, tNC., an the aurvlvintl corporation. 3. At thu Effective Dato, the cortlflcalc of incorporation of RANSOIN, ne to offurtive trusodlatolY prior to the Effective Dato, shall by mended In the manner provided In the Certificate of Amendmont to Certlfir.tlu of Incorporation of RAESOH SCHOOL, INC., which in attached hereto an Exhibit A and In txpreanlY incorporated Hera'.nto by roferonco. • . . ' . ' 1. • • • • • • • 4 . ...HIr . 1 . • • • i • •1 • • i 4. At the Effective hate, the RY-L.tva of RANSOM, se In affect immediately prior to Ellorilvu Kato, hall be amended ee as to bo as providod in the Ity-Laws of R I5OH-EYERGLADES SCHOOL, INC.. attached horoto as I.xhlbit V and which are axprossly incorporated horeinto by reforonro. s. Roglnning on the Effective Date and continuing as provided 6 to Exhibit A and Exhibit IS hereto and as otherwise pruvtdad herein, t there shall bo tvcnty-six (26) trustees of R.YISOM-EVI.103.A el:S SCHOOL, INC. f� RANSOM agrees that before June 21, 1974 !t shall elect twenty -eta X (26) persons as trustsae as (ollovel fi(toen (15) such pa shall bo saleeted by RANSOM prnvlded that at leant tw.i (2) shall nut, 11 at tho date of this Agreement, bo truateen of RANSON and eleven (11) t such persons shall ba snloctod by EVERGI.ADIS provided that at least two (2) shall not, at the date of this Agreement, be trustees of i EVERGLADES. 6. RANSOM agrees that before June 21, 1974 it shell elect the officars of RAeNSON-EVER I.AD S SCII001, INC.. whom' tents shalt begin on the Effective Date so that the praoldrnt and Treasurer shall bo Dearet rypshallesoleatod be pe►sonsby ANSOM selected bydthat the EVEIIGLADY.SV1en-Yreeld.nt and d ter 7. RANSOM-EVERGLADES allstho rights,,privilugeo,apotwornfand (roan- . el Lion ohate, p chloea of whntaoov.er aster' m1d description. of a public as well .s of a privacy nature, and bo subject to ,.11 the revtrtrtlons„�JIJ•}lit" hies, and dutlae of each of the Conotiownre rporauel. nl ufd all and 'angular, tho rights, privllogos, p ach of the Conatttuont CorparatIona, and all prupurty, real, personal end mixed, and all dents duo to each of the Constituent Corporations on whatever account, as well as all ntht•r thins.' in action or belonging to each of the Conatituunandal l ehali hp right.' privilested ege'', In ncRANSO rs. EVERGLADES SCHOOL, INC., end franchise.., and all and uvcry•utlw•r tntoruat shall be theroaftes ID effectually the properly of IL1:}SON-I,VCIt.:1.AW1 SCUI)UL, INC., an thuy title totanysrealaw.tatervestudlve by deedtor1ont nlhvrvtsarinia ra ofo/orl and each of the Constituent Corporations shall nut revori. or be In any way lmpaitcd by reason of such morYer. All runts of rreditorn and all liens upon ibo property of the Canst ltuent Corporation' shall be preserved untapalrede and all debts, Ilahllitlee, and dudes rf the Caw.tlt K nt Corporation') shall t}wne'lorth attach to IA?:SOH-I:V1.RULAIirS SCHOOL, INC.. . •� b.�r. .1.. i.6afk-i..JsuJ..A J.-r..L.1 6.4 LL'1t.... .: ••..(.it 'fx .•.ii_ir i.. '.LIL.A • .,.41. .:. ���-:.. .-.. -.. - J. . -.t..4 .1 . aw•• .. i i , end may bn enforced against it to tiles sates extent an if t1a mid debts. liabilities, and duties had been incurred or eontraete.l by 1t. Any claim existing or action ur proceeding, whether eivll, criminal or adminletrativo. pending by or against each Constituent Corporation may be preaoeuted to Judt;..•nt or decree as 1f such ranger had not taken woe. or IN1SS01-1.\C$t:I.,WI3 SCIICOI., INC.. any be substituted in such cotion or proceeding. Any devise. bequoxt, gift or grant contained itt any will or In any other instrument. made before or after the terser to or for the benefit of either RA S0;I or EVERGLADES shall iaure to tho boneflt of RANSO*.EV A.SLADtS SCHOOL, INC. 11. Tho Effective Data of tho merger described herein shall be Iunc 11. liri. 9. From the date of this Agreement until the Effective flatly, each of tho Constituent Corporations agrrou to conduct Ito affairs in ouch 4 rinnor so that there will be no material adverau change in its financial conditions, operations, or properties. except that the headmasters of EVI3X1.1I1t1.5 and RANSOM cry, Juring such period, offer ..inhere of the facultlos of their respective nchools contracts for the 1974-1975 mhos.' year. Tho Constituent Corporations agree that R.4\ Su?!-i:Vkl t'11 U11.S 5C110C1.. INC., t.hal l offer the name con- tract to each faculty Berber offered a contract by the hendortater of it. or her school prior to July 1, 1974. No such contract may extend for a period beyond the 1914-1975 school year. 10. It Is understood and nerved that all uttdcrstandinga and agroomcntn heretofore Imd between the partite hereto aro screed into this Agree' .nt which alone fully and completely oxprosnon their agreement. 11. 71tln Agreement ..hell be governed cxcluulvely by ttn tetras and the lawn of the State of Florida. • 12. ?Mu Aertuta•nt may ba executed In any number of ruunlerparts. each of which ultall be dert:..d an orlgluul hut ell of which shall conniltute one and the uaro 'extremist. Ilse shave and foreiolnr. Agreement of Writer gun adopted by the board of Truttlres of Ransom School. Inc. by the vole of a najorlty of the meriln.rs of said Don►d of Truntero, at a reacting duly called for and held on Al't I i 1G, , 1974. -r • • , ,. • , . • . ....._\ ......•.a.lrl.....:.4.1..1. Al..t:b/...I...(al.JaS. to-4'..t :� ♦. :e!� ... . .•. ...'4 .:.. �_.. , • • V • 4 1. • .1 • The above and foregoing Agreement of Merger vas adopted by the vote of moro than tva-thirds (2/3) el tho vetea uhlch Members present at the meeting or represented by proxy were entitled to cast, at a meeting of tho Members of Everglades School For Girls duly called for and held on AL'. 1 , 19741 at which meeting a quorum VAS present. RANSOM SCHOOL, INC.. Byw_____ Attests (Corporate Seal(' By Altoett (Corporate Scal f ,President , Socrstary IRYF.RcLAh1:S S71001..FOR GIRLS •, ay Prealdent By • ,Scerclary • • Ransom Everglades School Upper Campus Special Area Plan A5.3 Certificate of Status (Good Standing) State of Florida Department of State I certify from the records of this office that RANSOM -EVERGLADES SCHOOL, INC. is a corporation organized under the laws of the State of Florida, filed on February 15, 1967. The document number of this corporation is 712256. I further certify that said corporation has paid all fees due this office through December 31, 2016, that its most recent annual report/uniform business report was filed on January 22, 2016, and that its status is active. I further certify that said corporation has not filed Articles of Dissolution. Given under my hand and the Great Seal of the State of Florida at Tallahassee, the Capital, this the Seventeenth day of October, 2016 icy` atiNA Secretary of State Tracking Number: CU8341263645 To authenticate this certificate,visit the following site,enter this number, and then follow the instructions displayed. https://services.sunbiz.org/Filings/CertificateofStatus/CertificateAuthentication Ransom Everglades School Upper Campus Special Area Plan A6. Power of Attorney Prepared by and return to: Amy E. Huber, Esq. Shubin and Bass 46 SW 1st Street, 3rd Floor Miami, FL 33130 POWER OF ATTORNEY KNOW ALL MEN BY THESE PRESENTS, that RANSOM EVERGLADES SCHOOL, INC. has made, constituted, and appointed, and by these presents do make, constitute and appoint SHUBIN & BASS, P.A., JOHN SHUBIN and AMY HUBER, true and lawful attorneys for them and in their stead to execute all documents and instruments required with respect to their application for Ransom Everglades School Upper Campus Special Area Plan approval submitted with and to the City of Miami, Florida, giving and granting unto SHUBIN & BASS, P.A., JOHN SHUBIN and AMY HUBER, their said attorneys, full power and authority to do and perform all and every act and thing whatsoever requisite and necessary to be done with respect to the application as fully, to all intents and purposes, as he might or could do if personally present, with full power of substitution and revocation, hereby ratifying and confirming all that said attorney or his substitute shall Iawfully do or cause to be done by virtue hereof. IN WITNESS WHEREOF, I have hereunto set my/our hand(s) and seal(s) this day of , 2016. Witnes EVERGLADES SCHOOL, INC. ame By: STATE OF FLORIDA COUNTY OF MIAMI-DADE e forgoing was acknowledged before me this 2 i3e'day of 10 lco Ft° Too2c-i- ,_, in his/her capacity as C *'r Ransom Everglades School, Inc.. He is personally known to me and did not take (Stamp) �_1t � Karen Valdes la CommissionIFF932165 ��` ?► Expires: October 29, 2019 3700' Bonded thru Aaron Notary 20 1 , by , on behalf of an oath. Ransom Everglades School Upper Campus Special Area Plan A7. Affidavit of Authority to Act SPECIAL AREA PLAN APPLICATION AFFIDAVIT OF AUTHORITY TO ACT Before me this day, the undersigned personally appeared Rodolfo Prio Touzet who being by me first deposes and says: 1. That he/she is the owner or the legal representative of the owner, submitting the public hearing application as required by the Code of the City of Miami, Florida, affecting the real property located in the City of Miami, as listed on the foregoing pages. 2. That all owners who he/she represents, if any, have given his/her full and complete permission for him/her to act in his/her behalf for the change or modification of a classification or regulation of zoning as set out in the foregoing petition, 0 including or 0 not including responses to day to day staff inquires. 3. That the foregoing and following pages are part of this affidavit and contain the current names, mailing addresses, telephone numbers and legal descriptions of the real property of which he/she is the owner or legal representative. 4. That the facts, as represented in the application and documents submitted in conjunction with this affidavit, are true and correct. Further Affiant sayeth not. Rodolfo Prio Touzet Applicant(s) Name STATE OF FLORIDA -- COUNTY OF MIAMI-DADE The foregoing was acknowledged before me this .. day of AIL"-7' 20 t la , by lasaiQ Pr- C.N who is a(n) individual/partner/agent/corporation of Qs=tr vi / la(n) individual/partnership/corporation. He/She is personally known to me or who has produced fl as identification and who did (did not) ale an oath. (Stamp) gnature .0:14 : Karen Valdes r,, .: Commission #F932165 ��� •" Expires: October 29, 2019 o Bonded thru Aaron Notary 12cv. 07-2013 Ransom Everglades School Upper Campus Special Area Plan A8. Proof of Lobbyist Registration Print Form r'lTY OF MIAMI LOBBYIST REGISTRATION (1) Lobbyist Name: Shubin, John K. RECEIVED 2016 SEP 27 PM 1: 12 CITY OF MIAMI cm! of tji Fitt' c Ie rkd ti Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 (Go PY For Office Check# Use Only: Receipt# Ethics Certificate Last Name, First Name, Middle Initial Business Phone: 305-381-6060 Business Address 46 SW 1 Street, Third Floor, Miami, FL Zip 33130 E-Mail Address ] shubin@shubinbass . com (2) Principal Represented Ransom Everglades School (3) Principal's Business Address 3575 Main Highway, Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer, partner, or beneficiary of same, and the names and addresses of all persons holding, directly or indirectly, at least five percent (5%) ownership interest in said corporation, partnership or trust). Ransom Everglades School special area plan (4) Lobbyists shall state the extent of any business association or financial relationship with any member(s) of the City Commission. any member of City staff before whom he/she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually, plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true and correct, and I have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code, as amended, including "annual registration, withdrawal, reporting requirements, definitions, examinations, penalties for violations and contingency fees." State of Florida, County of Miami -Dade Swvin to an sub rib d pfor m this . day of RUTH 4UINTAVALLI Notary Pubic • State of Florida My Comm Expires Mar 9. 2017 Commission # EE 851527 Banded Through National Notary Lobbyist nature Notary or Deputy Clerk Note: Annual Registration Fee: Effective through 12/31/2016 Print Form (1) RECEIVED 2016 SEP 27 PM 1' LTY OF MIAMI Office of theICity Cl"ei;lt; 5QQ'PktaMerican Drive, Miami, FL 33133 Phone: (305) 250-5360 CITY OF MLA�bBYIST REGISTRATION Lobbyist Name: Grafton, Mark E. For Office Use Only: Check# Receipt# Ethics Certificate Last Name, First Name, Middle Initial Business Phone: 305-381-6060 ECOPY Business Address 46 SW 1 Street, Third Floor, Miami, FL Zip 33130 E-Mail Address mgrafton@shuhinbass.com (2) Principal Represented Ransom Everglades School (3) Principal's Business Address 3575 Main Highway, Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer, partner, or beneficiary of same, and the names and addresses of all persons holding, directly or indirectly, at least five percent (5%) ownership interest in said corporation, partnership or trust). Ransom Everglades School special area plan (4) Lobbyists shall state the extent of any business association or financial relationship with any member(s) of the City Commission, any member of City staff before whom he/she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually, plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true and correct, and I have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code, as amended, including "annual registration, withdrawal, reporting requirements, definitions, examinations, penalties for violations and contingency fees." State of Florida, County of Miami -Dade Sworn to and subscrit2 d before rq $his day of aim. Ai -#— —.IL lip.#_ RUTH OUINTAVALLI Notary Public - Stale of Florida •f My Comm Expires Mar 9, 2017 Commission # EE 851527 Bonded Through Nalionat Notary Assn Lbyist Signature Notary or Deputy Clerk Note: Annual Registration Fee: Effective through 12/31/2016 kr--- Received Address' For•OD City of Miami OFFICIAL RECEIPT v Sales Tax Y--4 500 a_c (MO jk This Receipt not VALID untess dated, filled in and signed by authorized em- ployee of department or division des- ignated hereon and until the City has collected the proceeds of any check tendered as payment herein. I C I FWTM 402 Rev 03/03 By Depart Division- Distribution: White - Customer. Canary - Finance, Pink - Issuing Department Print Form For Office Use Only: CITY OF MIAMI Off a rnf the City Clerk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 LOBBYIST REGISTRATION (1) Lobbyist Name: Huber, Amy E. Check# //g6 Receipt# Ethics Certificate C� Last Name. First Name, Middle Initial Business Phone: (305) 381-6060 Business Address 46 5W 1st Street 3rd Floor Miami, FL Zip 33130 E-Mail Address AHubereshubinbass.com (2) Principal Represented Ransom Everglades School, Inc. (If different from above) (3) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer, partner, or beneficiary of same, and the names and addresses of all persons holding. directly or indirectly, at least five percent (5%) ownership interest in said corporation, partnership or trust). Ransom Everglades School Special Area Plan Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (4) Lobbyists shall state the extent ofany business association or financial relationship with any members) of the City Commission, any member of City staff before whom he/she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually. plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. t nbbyist shall also submit a certificate of completion of an ethics course pro\ ided by the Miami -Dade County (. ommiss.irin on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering,. I do solemnly swear that all of the foregoing facts are true and correct, and i have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code, as amended, including "annual registration, withdrawal, reporting requirements, definitions, examination, penalties for violations and contingency fees." State of Florida, County of Miami -Dade Sworn to and ubscri ed before me this /o, day of .DvreinbAlf , . e r+i174396.e15d3 FlontlallotaryServicecor EMILY E VAUGHAN MY COMMISSION # FF998103 EXPIRES May 25. 2020 obbyist Signature )1,f Ngary°orD gyClerk ti Note: Annual Registration Fee: Effective through 12/31/2016 Print Form 1 (1) 20I6 HO'1 Pt1 I: 2°7 Of(ice,,oT f he'City Clerk, 3500 Pan American Dri►e, Miami, FL 33133 Phone: (305) 250-5360 LOBBYIST REGISTRATION For Office Check# ' q 1 Use Only: ReceiptR ! S Sstp Ethics Certificate Lobbyist Name: Bowie, Calvert S. • Illlll Illlli * 11 11 0 R 1u CITY OF MIAMI Last Name, First Name, Middle Initial Business Phone: (202) 337-0888 Business Address 1010 Wisconsin Avenue N.W. Suite 4 00 Washington, DC Zip 20007 E-Mail Address CBowie.lbowiegridley.com (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address Main Highway Coconut Grove, EL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation. partnership or trust. give business address of chief officer. partner. or beneficiary of same. and the names and addresses of all persons holding, directly or indirectly, at least five percent (594) (« nership interest in said corporation, partnership or trust). Ransom Everglades School Special Area Plan (4) Lobby ists shall state the extent of any business association or financial relationship ►► ith any member(s) of the City Commission. any member of City staff before whom he/she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually. plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. 1 do solemnly swear that all of the foregoing facts are true and correct, and I have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code, as amended. including "annual registration, withdrawal, reporting requiremen\definitions, examinations, penalties for violations and contingency fees." State of Florida, County of Miami -Dade S►j . nto ands scribeci before met is itfiraYof dIrerol r 9,e1(a •;' AMY E HUBER ': MY COMMISSION k FF235468 ,�—i / EXPIRES May 28. 20% f1Cf13980 53 F'imdallorrySclrics.mn, • Lobbyist Signature Notor Deputy Clerk Note: Annual Registration Fee: Effective through 12/31/2016 Print Form (1) i o , R CITY OF MIANII office of the -City Clerk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 LOBBYIST REGISTRATION For Office Use Only: Check# i 1 Receipt#11 S? Ethics Certificate Lobbyist Name: Touzet , Carlos P. Last Name, First Name, Middle Initial Business Phone: (305) 789-2870 Business Address 4565 Ponce De Leon Blvd. Suite 201 Coral Gables, FL Zip 3314E E-Mail Address Carlos ;Touzetstudio.com (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer. partner. or beneficiary of same. and the names and addresses of all persons holding. directly or indirectly. at least five percent (5%) oANnership interest in said corporation, partnership or trust). Ransom Everglades School Special Area Plan (4) Lobbyists shall state the extent of any business association or financial relationship with any member(s) of the City Commission. any member of City staff before thorn helshe lobbies or intends to lobby. (If applicable, please explain) None Lobby ists shall pay all registration fees ($525.00 annually, plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal). and specifically define the issue for which they are employed. The Clerk shall reject any statement «hick does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course pro%ided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true and correct. and I have read or am familiar w ith the provisions contained in Sections 2-651 through 2-658 of the . • iami. Code, as amended, including "annual registration. «ithdrawal. reporting requirements violations and contingency fees." State of Florida, County of Miami -Dade •orn to and bscrib d-bgforee me this /...........dayof Maims GA 2`''(". o., `•z; . AMY E HUBER MY COMM,SSION # FF235488 ,..o,•,: - EXPIRES May28, 2019 ,.117 , ii - s3 rbnd.Na:■-,sen rt goy examinations,, penalties for obbyist Signat re Nota j, r Deputy Clerk Note: Annual Registration Fee: Effective through 1231/2016 Print Form (1) 2' 1€V 14 P;CITY OF MIAMI For Office Use Only: Check# I (C Q1 Receipt SS Ethics Certificate , Office of the City Clerks 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 J l ! C r LOBBYIST REGISTRATION Lobbyist Name: Gonzalez, Jacqueline Last Name, First Name, Middle Initial Business Phone: (305) 789-2870 Business Address 65 NW 24th Street Suite 108 Miami, FL E-Mail Address ]ackieGtouzetstudio.com Zip 33127 (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer, partner, or beneficiary of same, and the names and addresses of all persons holding, directly or indirectly, at least five percent (5°o) ownership interest in said corporation, partnership or trust). Ransom Everglades School Lipper Carpus Special Area Plan (4) Lobbyists shall state the extent of any business association or financial relationship with any inember(s) of the City Commission, any member of City staff before whom he!she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees (S525.00 annually, plus S105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true and correct, and 1 have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code, as amended, including "annual registration, withdrawal, reporting requirements, definition, examinations, penalties for violations and contingency fees." State of Florida, County of Miami -Dade Sworn to and subseri ed before me this ' day of 0 , o. ! AMY E HUBER '. MY COMMISSION M FF235463 ;, EXPIRES May 28,2019 NCt, 3954'53 FWickfun yBuvwce xrr r.7 cL-oJbbyist Signature Not r Deputy Clerk Note: Annual Registration Fee: Effective through 12/31/2016 Print Form 201Sl1OuI 14 PH 1:33 do , (I) �vKv rip it" II ,1 !onvo CITY OF MIAMI Ji i ..Ofice of the -City Clerk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 For Office Use Only: Check# ) 499 9 Receiptf sc Ethics Certificate LOBBYIST REGISTRATION Lobbyist Name: Butcher, Thomas A. Last Name. First Name, Middle Initial Business Phone: (239) 472-5470 Business Address 904 Lindgren Blvd. Sanibel, FL Zip 33957 E-Mail Address Tom. Butcher@walkerParking.com (2) Principal Represented Ransom Everglades School, (3) Inc. Main Highway Coconut Grove, FL Principal's Business Address3575 Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer. partner. or beneficiary of same, and the names and addresses of all persons holding. directly or indirectly. at least five percent (5%) ownership interest in said corporation. partnership or trust). Ransom Everglades Schzr:1 Sgeuael Area Plan (4) Lobbyists shaft state the extent of any business association or financial relationship v.ith any member(s) of the City Commission. any member of City staff before wham he•she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually, plu; $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal). and specifically define the issue for uitich they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. do solemnly swear that all of the foregoing facts are true and correct. and 1 have read or am familiar vv ith the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code. as amended, including "annual registration, vv. ithdravval. reporting requirements. definitions. examinations, penalties for violations and contingency fees." State of Florida, County of Miami -Dade //An to and subscrib before�n�e this day of 1U�Y, l�IIJ (� �*'• " AMY E HUBER _ MY COMMISSION # FF235468 „� ,c EXPIRES May 28, 2019 idr7, _%-0 53 Fta,d.Na vvavv.0 mom v1971-evl x/4 Lobbyist Signature J _ � Nota r Deputy Clerk Note: Annual Registration Fee: Effective through 12/31/2016 Print Form 2016110 14 P; i f= 3 CITY OF MIAMI r , Office of the City. Clerk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 .i l r ` `l LOBBYIST REGISTRATION (1) Lobbyist Name: Curtis, Aida M. For Office Check# 1 1 99 Use Only: J V S1 Receipt#4 Ethics Certificate Last Name, First Name, Middle Initial Business Phone: (305} 442-1774 Business Address 7520 S. Red Road Suite M South Miami, FL Zip 33143 E-Mail Address Ai da;.CurtisRogers.com (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer, partner, or beneficiary of same. and the names and addresses of all persons holding, directly or indirectly, at least five percent (5%) omnership interest in said corporation. partnership or trust). Ransom Everglades School Special Area Plan (4) Lobbyists shall state the extent of any business association or financial relationship ►% ith any member(s) of the City Commission, any member of City staff before %%hom he•'she lobbies or intends to lobby. (f applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually, plus $105.00 for each principal represented and for each issue a lobby ist has been retained to lobby on behalf of any one principal). and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true and correct, and I have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code. as amended. including "annual registration, withdrawal. reporting requirements, definitions. examinations. penalties for violations and contingency fees." State of Florida, County of Miami -Dade n ty anti eVem46ed be, 24/e .k s ay of WP.ir1 AMY E IiUBER 40. d•- MY COMMISSION # FF235466 o;;e EXPIRES May 28, 204 i 395-C' 53 rbdaf rt7Servkca vwr aLC— Lobbyist Signature No or Deputy Clerk Note: Annual Registration Fee: Effective through 12/31/2016 Print Form f 2016WV I LF PfI I = 39 CITY OF MIAMI For Office Check# ('-1 9 Use Only: tLJ V Receip Ethics Certificate r Office of the CCity_Clcrk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 C.=111, , ,1 LOBBYIST REGISTRATION (1) Lobbyist Name: Rogers-Pomaville, Jennifer J. Last Name, First Name, Middle Initial Business Phone: (305) 442-1774 Business Address 7520 S. Red Road Suite M South Miami, FL dip 33143 E-Mail Address Jennie®curtisrogers.com (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation. partnership or trust. give business address of chief officer. partner. or beneficiary of same, and the names and addresses of all persons holding. directly or indirectly, at least five percent (5%) ownership interest in said corporation. partnership or trust). Ransom Everglades School Upper Campus Special Area Plan (4) Lobbyists shall state the extent of any business association or financial relationship with any member(s) of the City Commission. any member of City staff before whom he/she lobbies or intends to lobby. (if applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually, plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal). and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. 1 do solemnly swear that all of the foregoing facts are true and correct. and I have read or am familiar W. ith the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code. as amended. including `'annual registration. withdrawal. reporting requirements, definitions, examina '.ns, penalties for violations and contingency fees." State of Florida, County of Miami -Dade .ern to andAstobe ed befog m� this lay of /V !miff' }'ist Signature /4A (Cr— • or Dept) Clerk Note: Annual Registration Fee: Effective through 12.+31/2016 Print Form iv of 0. +_ r 101o:'0I 14 P,1 1: 33 Office of.the City Clerk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 For Office Use Only: Check# I 1 0'19 Receipt# l eS Ethics Certificate j CITY OF MIAMI LOBBYIST REGISTRATION (1) Lobbyist Name: Vargas, Joaquin E. Last Name, First Name. Middle Initial Business Phone: (954) 582-0988 Business Address 8400 N. University Drive Suite 309 Tamarac, FL Zip 33321 E-Mail Address JoaquinDtraftech . biz (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (I f different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust. give business address of chief officer. partner. or beneficiary of same. and the names and addresses of all persons holding. directly or indirectly. at least five percent (5%) ownership interest in said corporation. partnership or trust). Rans--m Everglades School Special Area Plan (4) Lobbyists shall state the extent of any business association or financial relationship with any member(s) «f the City Commission. any member of City staff before whom he/she lobbies or intends to lobby. (If applicable, please explain) None Lobbyists shall pay all registration fees ($525.00 annually. plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not d;tail the issue for which the lobby ist has been employed. Lobbyist shall also submit a certificate of completion of an thics course pro%ided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami competed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true .lid correct, and I have read or am familiar w ith the provisions contained in Sections 2-651 through 2-68 of the City of Mi-mi see, as amended. including "annual registration, withdrawal. reporting requi ments, definitions. a ami ;a s. penalties. for violations and contingency fees." State of Florida, County of Miami -Dade r to ands bscri ed beforre�me this r day of fit' .E—�s AMY E HUBER MY COMMISSION # FF235468 l Lobbyist Si ature or Deputy Clerk Note: Annual Registration Fee: Effective through 12,31.2016 EXPIRES May 28.2019 noneaNuryseN4.Ir Print Form For Office Check# jigs Use Oniy:�j 6 Receipt# �U 1.0 ‘SU <a Ethics Certificate �{ Q� CITY OF MIAMI 0 bffieitof the City Clerk, 3500 Pan American Drive, Miami, FL 33133 Phone: (305) 250-5360 LOBBYIST REGISTRATION (1) Lobbyist Name: Streitfeld, Rachel A. Last Name, First Name, Middle Initial Business Phone: (305) 381-6060 Business Address 46 SW 1st Street Third Floor Miami, FL Zip 33130 E-Mail Address RStreitfeld®shubinbass.com (2) Principal Represented Ransom Everglades School, Inc. (3) Principal's Business Address3575 Main Highway Coconut Grove, FL Zip 33133 (If different from above) Specific issue lobbyist has been retained to lobby (if representing a corporation, partnership or trust, give business address of chief officer, partner, or beneficiary of same, and the names and addresses of all persons holding, directly or indirectly, at least five percent (5%) ownership interest in said corporation, partnership or trust). Ransom Everglades School Special Area Plan (4) Lobbyists shall state the extent of any business association or financial relationship with any member(s) of the City Commission, any member of City staff before whom he/she lobbies or intends to lobby. (If applicable, please explain) N/A Lobbyists shall pay all registration fees ($525.00 annually, plus $105.00 for each principal represented and for each issue a lobbyist has been retained to lobby on behalf of any one principal), and specifically define the issue for which they are employed. The Clerk shall reject any statement which does not detail the issue for which the lobbyist has been employed. Lobbyist shall also submit a certificate of completion of an ethics course provided by the Miami -Dade County Commission on Ethics & Public Trust or City of Miami completed no more than one (1) year prior to registering. I do solemnly swear that all of the foregoing facts are true and correct, and I have read or am familiar with the provisions contained in Sections 2-651 through 2-658 of the City of Miami Code, as amended, including "annual registration, withdrawal, reporting requirements, definitions, -xaminations •en. ies for violations and contingency fees." State of Florida, County of Miami -Dade Sworn to and subscribed before me this ,fday of N.442 , QAT . ,.04k, EMILY E VAUGHAN `` :9 MY COMMISSION # FF996103 EXPIRES May 25, 2020 140713s84•41 FlaaldaNatarySs1' .aom ei.row-Abx obbyist Signa ,; re la°t--- Notary or puty Clerk Note: Annual Registration Fee: Effective through 12/31/2017 Certificate of Completion This is to certify that John K. Shubin has satisfactorily completed the studies and fupled the requirements for lobbyist refresher training under Section 2-11.1(s), Miami Dade County Code, by participating in "Ethics Refresher Course for Lobbyists" conducted at the Miami -Dade Commission on Ethics and Prrbli ; st on May 19, 2016 V7 rrj rri M. Centorino, Executive Director liana- j aide Commission on Ethics & Public Trust Certificate of Completion This is to certify that Amy E. Huber has satisfactorily completed the studies and fulled the requirements for lobbyist refresher training under Section 2-11.1(r, Miami -Dade County Code, by participating in "Ethics Refresher Course for Lobbyists" conducted at the Miami Dade Commission on Ethics and Public Trust on December 9, 2016 1i .�io 4auri i/�.- orTIL . Centorino, Executive Director iami-Dade Commission on Ethics & Public Trust Certificate of Completion This is to certify that Mark Grafton has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating ul "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and September 16, 2016 I la AO ,elkh / . entorino, Executive Director ami-Dade Commission on Ethics & Public Trust 1st on Certificate of Completion This is to certify that Calvert S. Bowie has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and Pubes rust on November 10, 2016 M. Centorino, Executive Director de Commission on Ethics & Public Trust Certificate of Completion This is to certify that Carlos P. Touzet has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and Pu • 'c Trust on . _ gr.,.."', , orimir M. Centorino, Executive Director Mi. 011 de Commission on Ethics & Public Trust November 10, 2016 Certificate of Completion This is to certify that Jacqueline Gonzalez has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted at the Miami -Dade Commission on Ethics and Pu November 21, 2014 st on dev iis, A J„.._ • : . entorino, Executive Director mi- 1 . de Commission on Ethics & blic Trust Certificate of Completion This is to certify that Thomas A. Butcher has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami Dade Commission on Ethics and P November 10, 2016 if071,h . Centorino, Executive Director Miami- i de Commission on Ethics & Public Trust Certificate of Completion This is to certify that Aida M. Curtis has sati, factorrly completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and Prc Trust on November 10, 2016 h M. Centorino, Executive Director Miami- de Commission on Ethics & Public Trust Certificate of Completion This is to certify that Jennifer Rogers-Pomaville has satisfactorily completed the studies and fulfilled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and Pub rust on November 10, 2016 Centorino, Executive Director iami-Da • e Commission on Ethics & Public Trust Certificate of Completion This is to certify that Joaquin E. Vargas has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and Public Trust on �� a . M. Centorino, Executive Director `Miami- I de Commission on Ethics & Public Trust November 10, 2016 Certificate of Completion This is to certify that Rachel A. Streitfeld has satisfactorily completed the studies and fulled the requirements for lobbyist training under Section 2-11.1(s), Miami -Dade County Code, by participating in "Professionalism and Ethics Seminar for Lobbyists" conducted by the Miami -Dade Commission on Ethics and Pu st on June 16, 2017 entorino, Executive Director Miami- ! . de Commission on Ethics & Public Trust Ransom Everglades School Upper Campus Special Area Plan A9. Disclosure of Consideration CITY OFMIAMI DISCLOSURE OF CONSIDERATION PROVIDED OR COMMITTED FOR AGREEMENT TO SUPPORT OR WITHHOLD OBJECTION The City of Miami requires any person or entity requesting approval relief or other action from the City Commission or any of its boards, authorities, agencies, councils or committees, to disclose at the commencement (or continuance) of the hearing(s) on the issue, any consideration provided or committed, directly or on its behalf, to any entity or person for an agreement to support or withhold objection to the requested approval, relief or action. "Consideration" includes any gift, payment, contribution, donation, fee, commission, promise or grant of any money, property, service, credit or financial assistance of any kind or value, whether direct or implied, or any promise or agreement to provide any of the foregoing in the future. Individuals retained or employed by a principal as a lobbyist as defined in Sec. 2-653, and appearing before the City Commission or any of its boards, authorities, agencies, councils or committees solely in the capacity of a lobbyist and not as the applicant, or owners' legal representative are not required to fill out this form. NAME: HOME ADDRESS: (First Name) (Middle) (Last Name) (Address Line 1) (Address Line 2) CITY: STATE: Florida ZIP: HOME PHONE: CELL PHONE: FAX: EMAIL: BUSSINESS or APPLICANT or ENTITY NAME Ransom Everglades School, Inc. BUSINESS ADDRESS: 3575 Main Highway (Address Line 1) Coconut Grove, FL 33133 (Address Line 2) 1. Please describe the issue for which you are seeking approval, relief or other action from the City Commission, board, authority, agency, council, or committee. Ransom Everglades School Upper Campus Special Area Plan 2. Has any consideration been provided or committed, directly or on your behalf, to any entity or person for an agreement to support or withhold objection to the requested approval, relief or action? YES X❑ NO If your answer to Question 2 is No, do not answer questions 3, 4 & 5 proceed to read and execute the Acknowledgment. If your answer to Question 2 is Yes, please answer questions 3, 4 & 5 and read and execute the Acknowledgement. Doc.No.:86543 3. Please provide the name, address and phone number of the person(s) or entities to whom consideration has been provided or committed. i7 b. c_ Name Address Phone:. * Additional names can be placed on a separate page attached to this form. 4. Please describe the nature of the consideration, 5. Describe what is being requested in exchange for the consideration. ACKNOII LEDGEAIENT OF COMPLIANCE I hereby acknowledge that it is unlawful to employ any device, scheme or artifice to circumvent the disclosure requirements of Ordinance 12918 and such circumvention shall be deemed a violation of the Ordinance; and that in addition to the criminal or civil penalties that may be imposed under the City Code, upon determination by the City Commission that the foregoing disclosure requirement was not fully and timely satisfied the following may occur: 1. the application or order, as applicable, shall be deemed void without further force or effect; and 2. no application from any person or entity for the same issue shall be reviewed or considered by the applicable board(s) until expiration of a period of one year after the nullification of the application or order. PERSON SUBMITTING DISCLOSURE- ,.''; EMILY E VAUGHAN '' -`; MY COMMISSION # FF996103 I....ire,e EXPIRES May 25, 2020 4: BA•4t�� Frdt.",..`", .rif � �Ah ), t U UIJil ait&.iLI£tsLJ l7L t L ii!L fiiS alure Amy Huber, Esq. instrtuucnn hers acknowledged he/i)re me by STA1 C OF FLORIDA CITY Of MIAMI MY COh1MISSION EXPIRES: ' .o 2L E:nclo+urc(.$) Print Name clay of '111L e /- 20o1 /6,_ The foregoing 1 s P + . 1th( has produced as identification and/ personally known to are nd who diddid not take an oath Doc. No..86543 Page 2 Ransom Everglades School Upper Campus Special Area Plan A.10 Approved Development Agreement (2014) City of Miami Certified Copy City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 14-00056da Enactment Number: 13457 AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING A DEVELOPMENT AGREEMENT, PURSUANT TO CHAPTER 163, FLORIDA STATUTES, BETWEEN RANSOM EVERGLADES SCHOOL, INC. AND THE CITY OF MIAMI, FLORIDA, RELATING TO THE REZONING OF CERTAIN PARCELS FOR THE DEVELOPMENT OF APPROXIMATELY 11.45 ACRES FOR THE RANSOM EVERGLADES SCHOOL UPPER CAMPUS SPECIAL AREA PLAN ("SAP"), AN EDUCATIONAL FACILITY, LOCATED AT APPROXIMATELY 3552, 3575, AND 3695 MAIN HIGHWAY; AND 3171, 3173, 3175, AND 3183 ROYAL ROAD, MIAMI, FLORIDA, FOR THE PURPOSE OF MASTER PLANNING OF THE UPPER CAMPUS BY A) PROVIDING FOR THE REMOVAL AND RENOVATION OF SOME EXISTING STRUCTURES; B) PROVIDING FOR THE ADDITION OF THREE (3) NEW BUILDINGS; C) ALLOWING FOR THE CREATION OF ADDITIONAL GREEN OPEN SPACE; D) PRESERVING THE EXISTING TREE CANOPIES AND HISTORIC BUILDINGS; AND E) DEVELOPING INNOVATIVE LEED CERTIFIED STATE OF THE ART CLASSROOMS, PROMOTING A SUSTAINABLE CAMPUS, AND ANY OTHER USES AUTHORIZED BY THE SAP, PERMITTED BY THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, AND THE MIAMI 21 CODE, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED; FURTHER AUTHORIZING THE CITY MANAGER TO EXECUTE THE DEVELOPMENT AGREEMENT, IN SUBSTANTIALLY THE ATTACHED FORM, FOR SAID PURPOSE; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Ransom Everglades School, Inc. holds fee simple title to 11.45± acres of property located at approximately 3552, 3575, and 3695 Main Highway; and 3171, 3173, 3175, and 3183 Royal Road, Miami, Florida, known as the Ransom Everglades School Upper Campus; and WHEREAS, Section 3.9 of the Miami 21 Code, the Zoning Ordinance of the City of Miami, Florida, as amended ("Miami 21"), authorizes the assembly and master planning of parcels greater than nine (9) abutting acres in size; and WHEREAS, this process is referred to as a Special Area Plan ("SAP"); and WHEREAS, the Ransom Everglades Upper Campus qualifies as a SAP as per Article 3, Section 3.9 of Miami 21, generally bound by Main Highway to the Northwest, the property identified as 3551 Main Highway to the Northeast, Biscayne Bay to the Southeast, and Royal Road and the property identified as 3187 Royal Road to the Southwest; and WHEREAS, pursuant to Section 3.9.1.f of Miami 21, development within an SAP shall be pursuant to a recorded development agreement; and WHEREAS, Ransom Everglades School, Inc. has submitted an application for approval of the Development Agreement pursuant to Chapter 163 of the Florida Statutes, attached as Exhibit "A"; and City of Miami Page 1 of 3 13457 File Number: 14-00056da Enactment Number: 13457 WHEREAS, the City of Miami ("City") and Ransom Everglades School, Inc. wish for the development of the project to proceed substantially in accordance with the Regulating Plan and Design Guidelines; and WHEREAS, the City and Ransom Everglades School, Inc. wish for the development of the project to conform with the requirements of the Comprehensive Plan; and WHEREAS, the requested amendment will facilitate the Master Planning of the Upper Campus by a) Providing for the removal and renovation of some existing structures; b) Providing for the addition of three (3) new buildings; c) Allowing for the creation of additional green open space; d) preserving the existing tree canopies and historic buildings; and e) Developing innovative LEED certified state of the art classrooms, promoting a sustainable campus; and WHEREAS, the current institution conditions need to improve and update constantly to meet the most advanced levels of education; and WHEREAS, the lack of certainty in the approval of development can result in a waste of economic and land resources, discourage sound capital improvement planning and financing, escalate the cost of development, and discourage commitment to comprehensive planning; and WHEREAS, assurance to the developer that it may proceed in accordance with existing laws and policies, subject to the conditions of a Development Agreement, strengthens the public planning process; NOW, THEREFORE, BE IT RESOLVED, BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by reference and incorporated as if fully set forth in this Section. Section 2. The Development Agreement, pursuant to Chapter 163 of the Florida Statutes, between Ransom Everglades School, Inc., and the City, relating to development of the approximately 11.45 acres, is hereby approved in substantially the attached form. Section 3. Ransom Everglades School, Inc. and the City continue to finalize the language of the Development Agreement. Section 4. The Development Agreement is applicable only to property owned by Ransom Everglades School, Inc., subject to the development parameters set forth therein. Section 5. The City Manager is authorized {1 } to execute the Development Agreement, in substantially the attached form, for said purpose. Section 6. If any section, part of a section, paragraph, clause, phrase or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 7. This Ordinance shall become effective immediately upon its adoption and signature of the Mayor. {2} City of Miami Page 2 of 3 13457 File Number: 14-00056da Enactment Number: 13457 Date: APRIL 24, 2014 Mover: COMMISSIONER SARNOFF Seconder: VICE CHAIR HARDEMON Vote: AYES: 4 - COMMISSIONER(S) GORT, SARNOFF, SUAREZ AND HARDEMON ABSENT: 1 - COMMISSIONER(S) CAROLLO Action: PASSED ON FIRST READING Date: MAY 22, 2014 Mover: COMMISSIONER SARNOFF Seconder: COMMISSIONER SUAREZ Vote: AYES: 5 - COMMISSIONER(S) GORT, SARNOFF, CAROLLO, SUAREZ AND HARDEMON Action: ADOPTED WITH MODIFICATIONS Date: JUNE 2, 2014 Action: SIGNED BY THE MAYOR I, Todd B. Hannon, City Clerk of the City of Miami, Florida, and keeper of the records thereof, do hereby certify that this constitutes a true and correct copy of Ordinance No. 13457, with attachments, passed by the City Commission on 5/22/2014. July 22, 2014 Deputy Clerk (for Todd B. H ri ton, City Clerk) Date Certified {1} The herein authorization is further subject to compliance with all requirements that may be imposed by the City Attorney, including but not limited to those prescribed by applicable City Charter and Code provisions. {2} This Ordinance shall become effective as specified herein unless vetoes by the Mayor within ten days of the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Miami Page 3 of 3 13457 City of Miami Master Report Enactment Number: 13457 City Hall 3500 Pan American Drive Miami, FL 33133 www miamigov.com File Number: 14-00056da File Type: Ordinance Version: 2 Reference: Controlling Body: Office of the City Clerk File Name: Development Agreement - Ransom Introduced: 1/21/2014 Requester: Cost: Final Action: 5/22/2014 Status: Passed Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING A DEVELOPMENT AGREEMENT, PURSUANT TO CHAPTER 163, FLORIDA STATUTES, BETWEEN RANSOM EVERGLADES SCHOOL, INC. AND THE CITY OF MIAMI, FLORIDA, RELATING TO THE REZONING OF CERTAIN PARCELS FOR THE DEVELOPMENT OF APPROXIMATELY 11.45 ACRES FOR THE RANSOM EVERGLADES SCHOOL UPPER CAMPUS SPECIAL AREA PLAN ("SAP"), AN EDUCATIONAL FACILITY, LOCATED AT APPROXIMATELY 3552, 3575, AND 3695 MAIN HIGHWAY; AND 3171, 3173, 3175, AND 3183 ROYAL ROAD, MIAMI, FLORIDA, FOR THE PURPOSE OF MASTER PLANNING OF THE UPPER CAMPUS BY A) PROVIDING FOR THE REMOVAL AND RENOVATION OF SOME EXISTING STRUCTURES; B) PROVIDING FOR THE ADDITION OF THREE (3) NEW BUILDINGS; C) ALLOWING FOR THE CREATION OF ADDITIONAL GREEN OPEN SPACE; D) PRESERVING THE EXISTING TREE CANOPIES AND HISTORIC BUILDINGS; AND E) DEVELOPING INNOVATIVE LEED CERTIFIED STATE OF THE ART CLASSROOMS, PROMOTING A SUSTAINABLE CAMPUS, AND ANY OTHER USES AUTHORIZED BY THE SAP, PERMITTED BY THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, AND THE MIAMI 21 CODE, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED; FURTHER AUTHORIZING THE CITY MANAGER TO EXECUTE THE DEVELOPMENT AGREEMENT, IN SUBSTANTIALLY THE ATTACHED FORM, FOR SAID PURPOSE; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE. Sponsors: Notes: See FIDs 10-00405ii-a and 10-00406ii as a cross reference. Exhibit A also referred to as Development Agreement Indexes: Attachments: 14-00056da CC 04-24-14 FR Fact Sheet.pdf,14-00056da CC Legislation (Version 1).pdf,14-00056da-Exhibit A-SUB.pdf,14-00056da CC 05-22-14 SR Fact Sheet.pdf,14-00056da-Submittal-Amy Huber -Ransom Everglades Special Area Plan.pdf,14-00056da-Submittal-Caroline Weiss.pdf, History of Legislative File Version: Acting Body: Date: Action: Sent To: Due Date: Return Date: Result: 1 Office of the City 4/23/2014 Reviewed and Attorney Approved 1 City Commission 4/24/2014 PASSED ON FIRST Pass READING City of Miami Page 1 Printed on 7/22/2014 City of Miami Master Report Enactment Number: 13457 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com 2 2 2 2 2 Office of the City Attorney City Commission Office of the Mayor 5/21/2014 Review Pending 5/22/2014 ADOPTED WITH MODIFICATIONS 6/2/2014 Signed by the Mayor Office of the City Clerk Office of the City Clerk 6/2/2014 Office of the City Attorney Action Note: Signed and Attested by City Clerk 7/16/2014 Reviewed and Approved MODIFICATIONS MADE TO AGREEMENT Pass City of Miami Page 2 Printed on 7/22/2014 CITY OF MIAMI, FLORIDA © THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. INTER -OFFICE MEMORANDUM TO: Honorable Mayor and Members of the City Commission DATE: May 16, 2014 SUBJECT: May 22, 2014 Planning and Zoning City Commission Meeting PZ.3, PZ.4 and PZ.17 FROM. Daniel J. Alfonso AtVanager REFERENCES: ENCLOSURES: Please be advised of the following modifications to the Planning and Zoning portion.of the May 22, 2014 City Commission Agenda: r =" The draft development agreement needs to be substituted. The draft development agreement was provided online to the general public on May 14, 2014. The substitution is a result of modifications to the draft development agreement that have not been provided to the general public or distributed to the elected officials and needs to be included into the public record as well as incorporated to your printed documents. PZ4: The legislation needs to be included as part of the documents submitted for your review and consideration. The legislation was made available online to the general public on May 14, 2014 but was inadvertently omitted from the printed documents you received. Exhibit A is also attached for inclusion into the public record and to your printed documents. PZ17: The legislation needs to be included as part of the documents submitted for your review and consideration. The legislation was made available online to the general public on May 14, 2014 but was inadvertently omitted from the printed documents you received. Exhibit A is also attached for inclusion into the public record and to your printed documents. cc: Alice N. Bravo, P.E., Deputy City Manager, Chief of Infrastructure ci Francisco J. Garcia, Director, Planning and Zoning Julia D. Hernandez, Agenda Coordinator ,4_ 000s-tdc- Eih;brt - SUt THIS DOCUMENT IS A SUOTUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. PZ.3 C :016WY 61 A VW h I OZ HIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • Second Reading Draft DEVELOPMENT AGREEMENT BETWEEN THE CITY OF MIAMI, FLORIDA AND RANSOM EVERGLADES SCHOOL, INC. REGARDING DEVELOPMENT OF THE RANSOM EVERGLADES SCHOOL UPPER CAMPUS PROJECT THIS AGREEMENT is entered this _ day of , 2014, by and between RANSOM EVERGLADES SCHOOL, INC., a Florida private school ("Ransom Everglades" or "School"), and the CITY OF MIAMI, FLORIDA, a municipal corporation and a political subdivision of the State of Florida ("City"), (Ransom Everglades and the City together referred to as the "Parties"). WITNESSETH: WHEREAS, Ransom Everglades holds fee simple title to approximately 11.45 acres +/- of property located at 3575 Main Highway within the City ( "Upper School Campus"); and WHEREAS, the properties which comprise the Ransom Everglades Upper School Campus are more particularly identified on Exhibit "A° ( "Properties" or "Upper School Campus Properties"); and WHEREAS, a process exists within the City's zoning code ("Miami 21°) which allows parcels of more than nine (9) abutting acres to be master planned to allow greater integration of public improvements and infrastructure; to encourage a variety of building heights, massing and streetscape design; and to provide greater flexibility so as to result in higher and specialized quality buildings and streetscape design; and WHEREAS, the result of this master planning process is known as a "Special Area Plan" ("SAP"); and WHEREAS, Section 3.9.1 of Miami 21 and the Florida Local Govemment Development Agreement Act, Florida Statutes, 163.3220 through 163.3243, requires development within an SAP to be governed by a Development Agreement between the property owner(s) and the City; and WHEREAS, the City and Ransom Everglades wish for the Ransom Everglades School Upper Campus Properties to have a Special Area Plan Overlay pursuant to Section 3.9 of Miami 21; and WHEREAS, this Development Agreement ("Agreement") satisfies the requirement set forth in Miami 21 and the Florida Statutes; and WHEREAS, the City and Ransom Everglades wish for development within the Upper School Campus to proceed substantially In accordance with the Ransom Everglades Special Area Plan Regulating Plan and Concept Book attached as Exhibit "B" ("Regulating Plan and Concept Book"); and WHEREAS, the property is designated Single Family Residential in the Miami Neighborhood Comprehensive Plan; and Page 1 of 13 et DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • Second Reading Draft WHEREAS, the City and Ransom Everglades wish for development of the Project to proceed in a manner which is consistent with the Comprehensive Plan; and WHEREAS, the lack of certainty in the approval of development can result in a waste of economic and land resources, discourage sound capital improvement planning and financing, escalate the cost of housing and development, and discourage commitment to comprehensive planning; and WHEREAS, assurance to a developer that it may proceed in accordance with existing laws and policies, subject to the conditions of a development agreement, strengthens the public planning process, encourages sound capital improvement planning and financing, assists in assuring there are adequate capital facilities for the development, encourages private participation in comprehensive planning, and reduces the economic costs of development; and WHEREAS, the City Commission, pursuant to Ordinance No. , adopted on has authorized the City Manager to execute this Agreement upon the terms and conditions set forth below, and the Developer has been duly authorized to execute this Agreement upon the terms and conditions set forth below. NOW THEREFORE, in consideration of the mutual covenants and agreements hereinafter contained, the Parties mutually agree and bind themselves as set forth herein: Section 1. Consideration. The Parties hereby agree that the consideration and obligations recited and provided for under this Agreement constitute substantial benefits to both Parties and thus adequate consideration for this Agreement. Section 2. Rules of Legal Construction. -For all purposes of the Agreement, unless otherwise expressly provided: (a) A defined term has the meaning assigned to it; (b) Words in the singular include the plural, and words in the plural include the singular; (c) A pronoun in one gender includes and applies to other genders as well; (d) The terms "hereunder", "herein", "hereof', "hereto" and such similar terms shall refer to the instant Agreement in its entirety and not to individual sections or articles; (e) The. Parties hereto agree that this Agreement shall not be more strictly construed against either the City or Ransom Everglades, as all Parties are drafters of this Agreement; and (f) The recitals are true and correct and are incorporated into and made a part of this Agreement. The attached exhibits shall be deemed adopted and incorporated into the Agreement; provided, however, that this Agreement shall be deemed to control in the event of a conflict between the attachments and this Agreement. Section 3. Definitions. Capitalized terms which are not specifically defined herein shall have the meaning given in Miami 21. "Agreement" means this Agreement between the City and Ransom Everglades. Page 2 of 13 1SDOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL • i CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft "City" means the City of Miami, a municipal corporation and a political subdivision of the State of Florida, and all departments, agencies, and instrumentalities subject to the jurisdiction thereof. "Comprehensive Plan" means the comprehensive plan known as the Miami Comprehensive Neighborhood Plan, adopted by the City pursuant to Chapter 163, Florida Statutes (2011), meeting the requirements of Section 163.3177, Florida Statutes (2011), Section 163.3178, Florida Statutes (2011) and Section 163.3221(2), Florida Statutes (2011), which is in effect as of the Effective Date. "County" means Miami -Dade County, a political subdivision of the State of Florida. "Effective Date" means the date of recordation of the executed, original version of this Agreement. "Existing Zoning" means the zoning designation and regulations of the Zoning Ordinance, the City Charter, and the City Code in effect as of the time of the Effective Date of this Agreement. "Land" means the earth, water, and air, above, below, or on the surface, and includes any improvements or structures customarily regarded as land. "Laws" means all ordinances, resolutions, regulations, comprehensive plans, land development regulations, and rules adopted by a federal, state, or local govemment affecting the development of land. "Parties" mean the Ransom Everglades and the City who are all signatories to this Agreement. "Public Facilities" means major capital improvements, including, but not limited to, transportation, sanitary sewer, solid waste, drainage, potable water, educational, parks and recreational, streets, parking, and health systems and facilities. "Ransom Everglades" or "School" means Ransom Everglades School, Inc., a private school in the City. "Ransom Everglades School Upper Campus" means the 11.45 acres +/- of property located at 3575 Main Highway within the City. "Special Area Plan" or "SAP" means the Ransom Everglades School Upper Campus Special Area Plan, including the Regulating Plan and Concept Book. Section 4. Purpose. The purpose of this Agreement is for the City to authorize Ransom Everglades to redevelop the Ransom Everglades School Upper Campus pursuant to the SAP. This Agreement will establish, as of the Effective Date, the land development regulations which will govem the development of the Ransom Everglades School Upper Campus, thereby providing the Parties with additional certainty during the development process. This Agreement satisfies the requirements of Section 3.9.1.f., Miami 21. Page 3 of 13 y a i A eDOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft Section 5. Intent. Ransom Everglades and the City intend for this Agreement to be construed and implemented so as to effectuate the purpose of the SAP, this Development Agreement, Existing Zoning, the Comprehensive Plan, and the Florida Local Govemment Development Agreement Act, s 163.3220 —163.3243, Florida Statutes (2011). Section 6. Applicability. This Agreement only applies to the Ransom Everglades School Upper Campus Properties identified in Exhibit "A." Section 7. Term of Agreement. Effective Date and Binding Effect. This Agreement Is authorized and govemed by Sections 163.3220-163.3242, Florida Statues, known as the "Florida Local Government Development Agreement Act", shall have a term of thirty (30) years from the Effective Date, shall be recorded in the public records of the County, and shall be filed with the City Clerk. The term of this Agreement may be extended by mutual consent of the Parties in writing and subject to a public hearing, pursuant to s. 163.3225, Florida Statutes (2011). This Agreement shall become effective on the Effective Date and shall constitute a covenant running with the land that shall be binding upon, and inure to, the benefit of the Parties, their successors, assigns, heirs, legal representatives, and personal representatives. Section 8. Permitted Development Uses and Building Intensities. (a) Ransom Everglades School SAP Designation. The City has' designated certain Property within the District as T3-R Sub -Urban Transect Zone with a NCD-3 Coconut Grove Neighborhood Conservation District Overlay on the official zoning Atlas of the. City, pursuant to the applicable procedures in Miami 21. The Regulating Plan and Design Guidelines are attached as Exhibit "B" and provide for any deviations from the underlying regulations of the Zoning Ordinance. In approving the SAP, the City has determined that the uses and intensities of development permitted thereunder are consistent with the Comprehensive Plan and the Existing Zoning. (b) Intensity, Uses, and Building Heights. (1) As of the Effective Date and the pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the intensity proposed for the SAP shall be consistent with the intensities permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (2) As of the Effective Date and the pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the Uses proposed for the SAP are permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (3) As of the Effective Date and pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the Heights proposed for the SAP are permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (c) Environmental. The City finds that the proposed development will maintain a significant tree canopy in the area. The Parties agree that Ransom Everglades will comply with the intent and requirements of Chapter 17 of the City Code. Section 9. Proiect Approval. Page4of13 *DOCUMENT IS A SUBSTITUTION ' TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft (a) Future Development Review. Future development within the Ransom Everglades School Upper Campus Special Area Plan shall proceed pursuant to the process established in the Regulating Plan and Concept Book, attached as Exhibit "B". The criteria to be used in determining whether future development shall be approved is consistency with the Comprehensive Plan, this Agreement, and substantial compliance the Ransom Everglades School Upper Campus Special Area Plan • (b) Prohibition on Downzoninci. (1) The Comprehensive Plan, this Agreement, and the Ransom Everglades School Upper Campus Special Area Plan shall govem the development of the Upper Campus Properties designated part of the SAP for the duration of the Agreement. The City's laws and policies adopted after the Effective Date may be applied to the SAP only if the determinations required by s. 163.3233(2), Florida Statutes (2011) have been made after 30 days written notice to the Developer and after a public hearing or as otherwise provided herein. . (2) Pursuant to Section 163.3233(3), Florida Statutes (2011), this prohibition on downzoning supplements, rather than supplants, any rights that may vest to Ransom Everglades under Florida or Federal law. As a result, Ransom Everglades may challenge any subsequently adopted changes to land development regulations based on (a) common law principles including, but not limited to, equitable estoppel and vested rights, or (b) statutory rights which may accrue by virtue of Chapter 70, Florida Statutes (2011). Section 10. Local Development Permits. (a) The development of the Properties in accordance with the SAP is contemplated by Ransom Everglades. Redevelopment of the Properties may require additional permits or approvals from the City, County, State, or Federal govemment and any division thereof. Subject to required legal process and approvals, the City shall make a good faith effort to take all reasonable steps to cooperate with and facilitate all such approvals, including acting as an applicant. Such approvals include, without limitation, the following approvals and permits and any successor or analogous approvals and permits: (1) Building permits; (2) Certificates of use and/or occupancy; (3) Stormwater. Permits; and (4) Any other official action of the City, County, or and other government agency having the effect of permitting development of the Property. (b) In the event that the City substantially modifies its land development regulations regarding•site plan approval procedures, authority to approve any plans, buildings, or development on the Properties shall be vested solely in the City Manager, with the recommendation of the Planning Director or any other relevant party. Any such site plan shall be approved if it meets the requirements and criteria of the Existing Zoning, the Comprehensive Plan and the terms of this Agreement. Page 5 of 13 OIIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL , CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft Section 11. Consistency with Comprehensive Plan. The City finds that development of the SAP is in conformity with the Existing Zoning and is consistent with the Comprehensive Plan. In the event that the Existing Zoning or the Comprehensive Plan requires the School to provide additional Public Facilities to accommodate the Project, the School will provide such Public Facilities consistent with the timing requirements of Section 163.3180, Florida Statutes (2010). The School shall be bound by the City impact fees and assessments in existence as of the date of obtaining a building permit, per chapter 13 of the City Code. Section 12. Necessity of Complying with Local Regulations Relative to Development Permits. The Parties agree that the failure of this Agreement to address a particular permit, condition, fee, term license or restriction in effect on the Effective Date shall not relieve the School of the necessity of complying with the regulation goveming said permitting requirements, conditions, fees, terms, licenses, or restrictions. Section 13. Archaeological. Due to the Project's location in a high probability Archaeological Conservation Area, the City will require the School to obtain a Certificate to Dig, pursuant to Chapter 23 of the City Code, to dig prior to any ground disturbing activities. Section 14. Historical Environmental Preservation. (a) Due to the contributing nature of the campus' specimen trees to the significance of the site, the School shall present a tree survey provided by a certified arborist describing size and condition of existing trees along with a tree protection plan, tree disposition plan, and mitigation plan to the City's Chief of Environmental Resources for approval. (b) All design related to the built and natural resources of the site shall assure the continued preservation of The Pagoda, the Paul Ransom Cottage, and the specimen trees, based on the designation report's identification of them as contributing resources. Section 15. Seawall. The School shall be responsible for any repairs to the seawall in compliance with the standards set forth by the Army Corps of Engineers, Miami 21, and the City Code. Section 16. Student Enrollment. The enrollment of full-time on -site students enrolled in Ransom Everglades School Upper Campus has historically varied between approximately 150- 165 students per grade, due to attrition, international studies and market dynamics. For purposes of this Agreement, the baseline student enrollment is 160 students per grade ("Baseline Enrollment") as of the Effective Date of this Agreement and Ransom Everglades agrees not to deviate by more than three percent (3%) from this on -site Baseline Enrollment, without seeking an amendment to this Development Agreement. Section 17. Civic Space. The Civic Space designated on page B4.17 of the Concept Book shall be open for use only during scheduled events and activities. These events include, but are not limited to, state and regional athletic events, community athletic events, and Coral Gables High School swim team events. Ransom Everglades School specifically reserves the right to refuse access to any individual who has not received approval by the School and maintains the Page 6 of 13 *IS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft right to engage in reasonable security practices consistent with its operation as a school. Access to the Civic Space on Ransom Everglades School Upper Campus will continue to be through security gated access points on Main Highway exclusively. Ransom Everglades may be allowed to close the Civic Space for an extended period of time in the event of security concems, damage to the facilities or other unforeseen circumstances upon Notice to the City. Section 18. Job Creation and Employment Opportunities. The School shall consult with local and state economic development entities regarding job training and job placement services for area City residents seeking employment opportunities with potential employers, particularly during construction of proposed new buildings. Section 19. Periodic Review (a) The School shall provide the City, on an annual basis, a status of the project in order for the City to conduct an annual review of the Development. This requirement shall commence twelve (12) months after the effective date. (b) During its annual review, the City may ask for additional information not provided by the School. Any information required of the School during the periodic review shall be limited to that necessary to determine the extent to which the School is proceeding in good faith to comply with the terms of this Agreement. (c) If the City finds on the basis of competent substantial evidence that the School has not proceeded in good faith to comply with the terms of the Agreement, the City may terminate or amend this Agreement after providing thirty (30) days written notice to the School pursuant to the provisions of Section 30 stated herein and shall commence a public hearing before the City Commission. Section 20. Emergency Management. The School shall ensure public safety and protection of property within the coastal zone from the threat of hurricanes. The School will review the Development's potential impact on evacuation times and shelter needs in the event of a hurricane or similar natural disaster. Section 21. Reservation of Development Rights. (a) For the term of this Agreement, the City hereby agrees that it shall permit the development of the Properties in accordance with the Existing Zoning, the Comprehensive Plan and the Agreement. (b) Nothing herein shall prohibit an increase in the density or intensity of development permitted in the SAP in a manner consistent with (a) the Existing Zoning and/or the Comprehensive Plan, (b) any zoning change subsequently requested or initiated by Ransom Everglades in accordance with applicable provision of law or (c) any zoning change subsequently enacted by the City. • (c) The expiration or termination of this Agreement shall not be considered a waiver of, or limitation upon, the rights, including, but not limited to, any claims of vested rights or equitable estoppel, obtained or held by Ransom Everglades or its successors or assigns to continue development of the Property in conformity with Existing Zoning Page 7 of 13 OIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS .. • DOCUMENT. Second Reading Draft and all prior and subsequent development permits or development orders granted by the City. Section 22. Notices. (a) All notices, demands and requests which may or are required to be given hereunder shall, except as otherwise expressly provided, be in writing and delivered by personal service or sent by United States Registered or Certified Mail, retum receipt requested, postage prepaid, or by overnight express delivery, such as Federal Express, to the parties at the addresses listed below. Any notice given pursuant to this Agreement shall be deemed given when received. Any actions required to be taken hereunder which fall on Saturday, Sunday, or United States legal holidays shall be deemed to be performed timely when taken on the succeeding day thereafter which shall not be a Saturday, Sunday, or legal holiday. To the City: City Manager City of Miami 3500 Pan American Drive Miami FL, 33133 With a copy to: City Attorney Miami Riverside Center 444 S.W. 2nd Ave.,..9th Floor Miami, FL 33130 To Ransom Everglades: Ransom Everglades School 3575 Main Highway Coconut Grove, FL 33133 With Copies to: Shubin and Bass 46 S.W. 1st St., 3`d Floor Miami, FL 33130 (b) Any Party to this Agreement may change its notification address(es) by providing written notification to the remaining parties pursuant to the terms and conditions of this section. Section 23. Exclusive Venue, Choice of Law, Specific Performance. It is mutually understood and agreed by the parties hereto, that this Agreement shall be govemed by the laws of the State of Florida, including but not limited to Sections 163.3220-163.3242, Florida Statutes, and any applicable federal law, both as to interpretation and performance, and that any action at law, suit in equity or judicial proceedings for the enforcement of this Agreement or any provision hereof shall be instituted only in the courts of the State of Florida or federal courts and venue for any such actions shall lie exclusively in a court of competent jurisdiction in the County. In addition to Page 8 of 13 .S DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft any other legal rights, the City and Ransom Everglades shall each have the right to specific performance of this Agreement in court. Each party shall bear its own attorney's fees. Each party waives any defense, whether asserted by motion or pleading, that the aforementioned courts are an improper or inconvenient venue. Moreover, the Parties consent to the personal jurisdiction of the aforementioned courts and irrevocably waive any objections to said jurisdiction. The Parties irrevocably waive any rights to a jury trial. Section 24. Voluntary Compliance. The Parties agree that in the event all or any part of this Agreement is struck down by judicial proceeding or preempted by legislative action, the Parties shall continue to honor the terms and conditions of this Agreement to the extent allowed by law. Section 25. No Oral Change or Termination. This Agreement and the exhibits and appendices appended hereto and incorporated herein by reference, if any, constitute the entire Agreement between the Parties with respect to the subject matter hereof. This Agreement supersedes any prior agreements or understandings between the Parties with respect to the subject matter hereof, and no change, modification, or discharge hereof In whole or in part shall be effective unless such change, modification or discharge is in writing and signed by the party against whom enforcement of the change, modification or discharge is sought. This Agreement cannot be changed or terminated orally. • Section 26. Compliance with Applicable Law. Subject to the terms and conditions of this Agreement, throughout the term of this Agreement, Ransom Everglades and the City shall comply with *all applicable federal, state, or local laws, rules, regulations, codes, ordinances, resolutions, administrative orders, permits, policies, procedures and orders that govem or relate to the respective Parties' obligations and performance under this Agreement, all as they may be amended from time to time. Section 27. Representations; Representatives. Each party represents to the others that this Agreement has been duly authorized, delivered and executed by such party and constitutes the legal, valid, and binding obligation of such party, enforceable in accordance with its terms. Section 28. No Exclusive Remedies. No remedy or election given by any provision in the Agreement shall be deemed exclusive unless expressly so indicated. Wherever possible, the remedies granted hereunder upon a default of the other party shall be cumulative and in addition to all other remedies of law or equity arising from such even-t of default, except where otherwise expressly provided. Section 29. Failure to Exercise Rights not a Waiver: Waiver Provisions. The failure by either party to promptly exercise any right arising hereunder shall not constitute a waiver of such right unless otherwise expressly provided herein. No waiver or breach of any provision of this Agreement shall constitute a waiver of any subsequent breach of the same or any other provision hereof, and no waiver shall be effective unless made in writing. Section 30. Events of Default. Page 9 of 13 *DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft (a) Ransom Everglades shall be in default under this agreement if Ransom Everglades fails to perform or breaches any term(s), covenant(s), or condition(s) of this Agreement which is not cured within thirty (30).days after receipt of written notice from the City specifying the nature of such breach; provided, however, that if such breach cannot reasonable be cured within thirty (30) days, then Ransom Everglades shall not be in default if it commences to cure such breach within thirty (30) days and diligently prosecutes such cure to completion (b) The City shall be in default under this Agreement if the City fails to perform or breaches any term, covenant, or condition of this Agreement and such failure is not cured within thirty (30) days after receipt of written notice from the Ransom Everglades specifying the nature of such breach; provided, however, that if such breach cannot reasonable by cured within thirty (30) days, the City shall not be in default if it commences to cure such breach within thirty (30) days and diligently prosecutes such cure to completion. (c) It shall not be a default under this Agreement if either party is declared bankrupt by a court of competent jurisdiction. All rights and obligations in this Agreement shall survive such bankruptcy of either party. The Parties hereby forfeit any right to terminate this Agreement upon the bankruptcy of the other party. (d) The default of a successor or assignee of any portion of Ransom Everglades rights hereunder shall not be deemed a breach by Ransom Everglades. Section 31. Remedies Upon Default. (a) Neither party may terminate this Agreement upon the default of the other party, but shall have all of the remedies enumerated herein. (b) Upon the occurrence of a default by a party to this Agreement not cured within the applicable grace period, Ransom Everglades and the City agree that any party may seek specific performance of this Agreement, and that seeking specific performance shall not waive any right of such party to also seek monetary damages, injunctive relief, or any other relief other than termination of this Agreement. The City hereby acknowledges that any claim for damages under this Agreement is not limited by sovereign immunity or similar limitation of liability. Section 32. Severabilitv. If any term or provision of this Agreement or the application thereof to any person or circumstance shall, to any extent, hereafter be determined to be invalid or unenforceable, the remainder of this Agreement or the application of such term of provision to persons or circumstances other than those as to which it is held invalid or unenforceable shall not be affected thereby and shall continue in full force and effect. Section 33. Assignment, Transfer, & Joinder. This Agreement shall be binding on Ransom Everglades and its heirs, successors, and assigns, including the successor to or assignee. Any such assignee shall assume all applicable rights and obligations under this Agreement. Section 34. Obligations Surviving Termination Hereof. Notwithstanding and prevailing over any contrary term of provision contained herein, in the event of any lawful termination of this Agreement, the following obligations shall survive such termination and continue in full force and Page 10 of 13 aIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUM ENT. Second Reading Draft effect until the expiration of a one (1) year term following the earlier of the effective date of such termination or expiration of the Term: (i) the exclusive venue and choice of law provision contained herein; (ii) rights of any party arising during or attributable to the period prior to expiration or earlier termination of this Agreement; and (iii) any other term or provision herein which expressly indicates either that it survives the termination or expiration hereof or is or may be applicable or effective beyond the expiration or permitted early termination hereof. Section 35. Lack of Agency Relationship. Nothing contained herein shall be construed as establishing an agency relationship between the City and Ransom Everglades and neither Ransom Everglades nor its employees, agents, contractors, subsidiaries, divisions, affiliates, or guests shall be deemed agents, instrumentalities, employees, or contractors of the City for any purpose hereunder, and the City, its contractors, agents, and employees shall not be deemed contractors, agents, or employees of Ransom Everglades or their subsidiaries, divisions, or affiliates. Section 36. Cooperation; Expedited Permitting; Time is of the Essence. (a) The Parties agree to cooperate with each other to the full extent practicable pursuant to the terms and conditions of this Agreement. The Parties agree that time is of the essence in all aspects of their respective and mutual responsibilities pursuant to this Agreement. The City shall use its best efforts to expedite the permitting and approvals in an effort to assist Ransom Everglades in achieving its development and construction milestones. The City will accommodate requests from Ransom Everglades' general contractor and subcontractors for review of phased or multiple permitting packages, such as those for excavation, site work and foundations, building shell, core, and interiors. In addition, the City will designate an individual within the City Manager's Office who will have a primary (though not exclusive) duty to serve as the City's point of contact and liaison with Ransom Everglades in order to facilitate expediting the processing and issuance of all permit and license applications and approvals across all of the various departments and offices of the City which have the authority or right to review and approve all applications for such permits and licenses. (b) Notwithstanding the foregoing, the City shall not be obligated to issue development permits to the extent Ransom Everglades does not only comply with the applicable requirements of the Existing Zoning, the Comprehensive Plan, this Agreement and applicable building codes. Section 37. Enforcement. (a) In the event that Ransom Everglades, their successors, or assigns fail to act in accordance with the terms of the Existing Zoning or this Agreement, the City shall seek enforcement of said violation upon the subject property. (b) Enforcement of this Agreement shall be by action against any parties or person violating, or attempting to violate, any covenants set forth in this Agreement. The prevailing party in any action or suit pertaining to or arising out of this Agreement shall be entitled to recover, in addition to costs and disbursements allowed by law, Page 11 of 13 ®HIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT • Second Reading Draft such sum as the Court may adjudge to be reasonable for the services of his/her/its attorney. (c) This enforcement provision shall be in addition to any other remedies available at law, in equity or both. Section 38. Amendment or Termination by Mutual Consent. This Agreement may not be amended or terminated during its term except by mutual agreement of Ransom Everglades and the City and in writing. Prior to any amendment or termination of this Agreement during its term, the City shall hold two (2) public hearings to consider and deliberate such amendment or termination. Section 39. Third Partv Defense. The City and 'Ransom Everglades shall each, at their own cost and expense, vigorously defend any claims, suits or demands brought against them by third parties, challenging the Agreement or the Project, or objecting to any aspect thereof, including, without limitation, (i) a consistency challenge pursuant to Section 163.3215, Florida Statutes (2011); (ii) a petition for writ of certiorari; (iii) an action for declaratory judgment; or (iv) any claims for loss, damage, liability, or expense (including reasonable attorneys' fees). The City and Ransom Everglades shall promptly give the other written notice of any such action, including those that are pending or threatened and all responses, filings, and pleadings with respect thereto. Section 40. No Conflict of Interest. Ransom Everglades agrees to comply with Section 2-612 of the City Code as of the Effective Date, with respect to conflicts of interest. Section 41. No Third -Party Beneficiary. No persons or entities other than Ransom Everglades and the City, their heirs, permitted successors and assigns, shall have any rights whatsoever under this Agreement. Section 42. Counterparts. This Agreement may be executed in two (2) or more counterparts, each of which shall constitute an original but all of which, when taken together shall constitute one and the same agreement. NOW, WHEREOF, the City and Ransom Everglades have caused this Agreement to be duly executed. [Signature Pages to Follow] Page 12 of 13 imp DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Second Reading Draft IN WITNESS WHEREOF, I have hereunto set my/our hand(s) and seal(s) this day of January, 2014. RANSOM EVERGLADES SCHOOL, INC. Witness Signature By. Witness Name NAME STATE OF FLORIDA— COUNTY OF MIAMI-DADE The.foregoing was acknowledged before me this day of 20 , by , in his/her capacity as , on behalf of Ransom Everglades School, Inc. He is personally known to me and did not take an oath. (Stamp) ATTEST: Signature CITY OF MIAMI, a municipal corporation BY: Todd Hannon, City Clerk Daniel J. Alfonso, City Manager APPROVED AS TO FORM AND CORRECTNESS: Victoria Mendez City Attorney Page 13 of 13 (-SUBSTITUTED • DRAFT DEVELOPMENT AGREEMENT BETWEEN THE CITY OF MIAMI, FLORIDA AND RANSOM EVERGLADES SCHOOL, INC. REGARDING DEVELOPMENT OF THE RANSOM EVERGLADES SCHOOL UPPER CAMPUS PROJECT HIS AGREEMENT is entered this , day of • , 2014, by and between RANSO ` EVERGLADES SCHOOL, INC., a Florida private school ("Ransom Everglades" or "School"), nd the CITY OF MIAMI, FLORIDA, a municipal corporation and a political subdivision . '.he State of Florida ("City"), (Ransom Everglades and the City together referred to as the "Parties WITNESSETH: WHEREAS, R som Everglades holds fee simple title to approximately 11.45 acres +/- of property located at 3' , 5 Main Highway within the City of Miami ("Upper School Campus"); and WHEREAS, the prop, 'es which comprise the Ransom Everglades Upper School Campus are more particularly intified on Exhibit "A" ("Properties" or "Upper School Campus Properties"); and WHEREAS, a process exists parcels of more than nine (9) abutting a public improvements and infrastructure; t streetscape design; and to provide greater quality buildings and streetscape design; and WHEREAS, the result of this master plan ("SAP"); and WHEREAS, Section 3.9.1 of Miami 21 and the ` orida Local Government Development Agreement Act, Florida Statutes, 163.3220 through 163. 43, requires development within an SAP to be govemed by a Development Agreement betwee he property owner(s) and the City; and ithin the City's zoning code ("Miami 21") which allows es to be master planned to allow greater integration of ncourage a variety of building heights, massing and exibility so as to result in higher and specialized process is known as a "Special Area Plan" WHEREAS, the City and Ransom Everglades wish forth_. Properties to have a Special Area Plan Overlay pursuant to Section 3.9 of Miami 21; and WHEREAS, this Development Agreement ("Agreement') sati s the requirement set forth in Miami 21 and the Florida Statutes; and WHEREAS, the City and Ransom Everglades wish for developme within the Upper School Campus to proceed substantially in accordance with the Ransom E glades Special Area Plan Regulating Plan and Concept Book attached as Exhibit "B" ("Regu =.ing Plan and Concept Book"); and WHEREAS, the property is designated Single Family Residential in t' ,: Miami Neighborhood Comprehensive Plan; and Page 1 of 13 SUBSTITUTED DRAFT WHEREAS, the City and Ransom Everglades wish for development of the Project to roceed in a manner which is consistent with the Comprehensive Plan; and WHEREAS, the lack of certainty in the approval of development can result in a waste of eco is and land resources, discourage sound capital improvement planning and financing, escala the cost of housing and development, and discourage commitment to comprehensive planning, nd WH S, assurance to Ransom Everglades that it may proceed in accordance with existing laws , policies, subject to the conditions of a development agreement, strengthens the public plann process, encourages sound capital improvement planning and financing, assists in assuring =;ere are adequate capital facilities for the development, encourages private participation in comp :pensive planning, and reduces the economic costs of development; and WHEREAS, the Commission pursuant to Ordinance No. , adopted on , has authoriz- t: the City Manager to execute this Agreement upon the terms and conditions set forth below, a Ransom Everglades has been duly authorized to execute this Agreement upon the terms and ,nditions set forth below. NOW THEREFORE, in csideration of the mutual covenants and agreements hereinafter contained, the Parties mut► -Hy agree and bind themselves as set forth herein: Section 1. Consideration. The Pantie ereby agree that the consideration and obligations recited and provided for under this Agreem- constitute substantial benefits to both Parties and thus adequate consideration for this Agreeme Section 2. Rules of Legal Construction. For all purposes of the Agreement, unless oth ise expressly provided: (a) A defined term has the meaning assigned to it, (b) Words in the singular include the plural, and wor in the plural include the singular; (c) A pronoun in one gender includes and applies to o r genders as well; (d) The terms "hereunder", "herein", "hereof', "hereto" a such similar terms shall refer to the instant Agreement in its entirety and not to indivi•' .-I sections or articles; (e) The Parties hereto agree that this Agreement shall not ';e more strictly construed against either the City or Ransom Everglades, as all Pa 'es are drafters of this Agreement; and (f) The recitals are true and correct and are incorporated into an ade a part of this Agreement. The attached exhibits shall be deemed adopted an 'ncorporated into the Agreement; provided however, that this Agreement shall be dee -d to control in the event of a conflict between the attachments and this Agreement. Section 3. Definitions. Capitalized terms which are not specifically defined herein all have the meaning given in Miami 21. "Agreement" means this Agreement between the City and Ransom Everglades Page 2 of 13 SUBSTITUTED DRAFT "City" means the City of Miami, a municipal corporation and a political subdivision of the State of Florida, and all departments, agencies, and instrumentalities subject to the jurisdiction thereof. omprehensive Plan" means the comprehensive plan known as the Miami C• :•prehensive Neighborhood Plan, adopted by the City pursuant to Chapter 163, FlomStatutes (2011), meeting the requirements of Section 163.3177, Florida Statutes (2011), ection 163.3178, Florida Statutes (2011) and Section 163.3221(2), Florida Statutes " 011), which is in effect as of the Effective Date. "County" m = ns Miami -Dade County, a political subdivision of the State of Florida. "Effective Date means the date of recordation of the executed, original version of this Agreement. "Existing Zoning" ans the zoning designation and regulations of the Zoning Ordinance, th- ity Charter, and the City Code in effect as of the time of the Effective Da >. of this Agreement. "Land" means the earth, wa , and air, above, below, or on the surface and includes and improvements or structures stomarily regarded as land. "Laws" means all ordinances, r-=.•lutions, regulations, comprehensive plans, land development regulations, and rules =;+-opted by a federal, state, or local govemment affecting the development of land. "Parties" mean the Ransom Everglades -. d the City who are all signatories to this Agreement. "Public Facilities" means major capital impro5 -ments, including, but not limited to, transportation, sanitary sewer, solid waste, draina'=•. potable water, educational, parks and recreational, streets, parking and health systems :• d facilities. "Ransom Everglades" or "School" means Ransom Ev lades School, Inc., a private school in the City of Miami, Florida. "Ransom Everglades School Upper Campus" means the 1 located at 3575 Main Highway within the City of Miami. "Special Area Plan" or "SAP" means the Ransom Everglades Special Area Plan, including the Regulating Plan and Concept Bo 5 acres +/- of property ScoI Upper Campus ok. Section 4. Purpose. The purpose of this Agreement is for the City to auth► .'ze Ransom Everglades to redevelop the Ransom Everglades School Upper Campus pursuant the SAP. This Agreement will establish, as of the Effective Date, the land development regulati s which will govern the development of the Ransom Everglades School Upper Campus, `:�ereby providing the Parties with additional certainty during the development process. This Agre- ent satisfies the requirements of Section 3.9.1.f., Miami 21. Page 3 of 13 SUBSTITUTED DRAFT ection 5. Intent. Ransom Everglades and the City intend for this Agreement to be c• trued and implemented so as to effectuate the purpose of the SAP, this Development Agri . ent, Existing Zoning, the Comprehensive Plan, and the Florida Local Government Develment Agreement Act, s 163.3220 —163.3243, Florida Statutes (2011). Section Applicability. This Agreement only applies to the Ransom Everglades School Upper Cam Properties identified in Exhibit "A." Section 7. of Agreement. Effective Date and Binding Effect. This Agreement is erned by Sections 163.3220-163.3242, Florida Statues, known as the ment Development Agreement Act" and shall have a term of thirty (30) Date, and shall be recorded in the public records of Miami -Dade County The term of this Agreement may be extended by mutual consent of is hearing, pursuant to s. 163.3225, Florida Statutes (2011). This ive on the Effective Date and shall constitute a covenant running upon, and inure to, the benefit of the parties, their successors, , and personal representatives. authorized and "Florida Local Gove years from the Effecti and filed with the City CI the Parties subject to a p Agreement shall become eff with the land that shall be binds assigns, heirs, legal representati Section 8. Permitted Developme Uses and Building Intensities. (a) Ransom Everglades School •AP Designation. The City has designated certain Property within the District as Sub -Urban Transect Zone with a NCD-3 Coconut Grove Neighborhood Conservatio ''strict Overlay on the official zoning Atlas of the City, pursuant to the applicable prdures in Miami 21. The Regulating Plan and Design Guidelines are attached as ' ibit "B" and provide for any deviations from the underlying regulations of Miami In approving the SAP, the City has determined that the uses and intensities development permitted thereunder are consistent with the Comprehensive Plan ane Existing Zoning. (b) Intensity, Uses, and Building Heights. (1) As of the Effective Date and the pursuant to t SAP, the intensity proposed for the SAP shall be consistent with the intensities pitted by the Existing Zoning and are consistent with the Comprehensive Plan. (2) As of the Effective Date and the pursuant to the SAP, ~, e Uses proposed for the SAP are permitted by the Existing Zoning and consistent with the Comprehensive Plan. (3) As of the Effective Date and the pursuant to the SAP, the "• ights proposed for the SAP are permitted by the Existing Zoning and are cry sistent with the Comprehensive Plan. (c) Environmental. The City finds that the proposed development will '' aintain a significant tree canopy in the area. The Parties agree that Ransom Evers des will comply with the intent and requirements of Chapter 17 of the City Code. Section 9. Project Approval. Page 4 of 13 SUBSTITUTED DRAFT (a) Future Development Review. Future development within the SAP shall proceed pursuant to the process established in the Regulating Plan and Concept Book, attached as Exhibit "B". The criteria to be used in determining whether future development shall be approved is consistency with the Comprehensive Plan, this Agreement and the SAP: (b)"rohibitlon on Downzonin•. • ( The Comprehensive Plan, this Agreement, and the SAP shall govern the velopment of the Upper Campus Properties designated part of the SAP for the tion of the Agreement. The City's laws and policies adopted after the ve Date may be applied to the SAP only if the determinations required by 233(2), Florida Statutes (2011) have been made after 30 days written ansom Everglades and at a public hearing or as otherwise provided (2) d Effe s. 16 notice 1 herein. Pursuant to downzoning s Ransom Everg Everglades may development regulat limited to, equitable es accrue by virtue of Chap construed as an agreeme Ransom Everglades in the fu Section 10. Local Development Permits. (a) The development of the Properties in a ordance with the SAP is contemplated by Ransom Everglades. Redevelopment the Properties may require additional permits or approvals from the City, County, tate, or Federal government and any division thereof. Subject to required legal ,cess and approvals, the City shall make a good faith effort to take all reasonable ; ps to cooperate with and facilitate all such approvals, including acting as an applica _. or co -applicant. Such approvals include, without limitation, the following approvals a permits and any successor or analogous approvals and permits: (1) Building permits; (2) Certificates of use and/or occupancy; (3) Stormwater Permits; and (4) Any other official action of the City, County, or and othe . . overnment agency having the effect of permitting development of the Property. (b) In the event that the City substantially modifies its land develo•: ent regulations regarding site plan approval procedures, authority to approve any pia - buildings, or development on the Properties shall be vested solely in the City Man='er, with the recommendation of the Planning Director or any other relevant party. A `, such site plan shall be approved if it meets the requirements and criteria of the xisting Zoning, the Comprehensive Plan and the terms of this Agreement. ection 163.3233(3), Florida Statutes (2011), this prohibition on plements, rather than supplants, any rights that may vest to es under Florida or Federal law. As a result, Ransom hallenge any subsequently adopted changes to land s based on (i) common law principles including, but not pel and vested rights, or (ii) statutory rights which may 70, Florida Statutes (2011). This section shall not be by the City to any challenge that may be raised by e. ti Page 6 of 13 SUBSTITUTED DRAFT ection 11. Consistency with Comprehensive Plan. The City finds that development of the S is in conformity with the Existing Zoning and is consistent with the Comprehensive Plan. In the ent that the Existing Zoning or the Comprehensive Plan requires the School to provide additi -I Public Facilities. to accommodate the Project, the School will provide such Public Facilitie onsistent with the timing requirements of Section 163.3180, Florida Statutes (2010). The Scho• : hall be bound by the City impact fees and assessments in existence as of the date of obtaining uilding permit, per chapter 13 of the City Code. Section 12. = essi of Com•l in• with Local Re•ulations Relative to Development Permits. The Parties agree at the failure of this Agreement to address a particular permit, condition, fee, term license or triction in effect on the Effective Date shall not relieve the School of the necessity of complyin• ith the regulation governing said permitting requirements, conditions, fees, terms, licenses, or trictions. Section 13. Archaeologic- Due to the Project's location in a high probability Archaeological Conservation Area, the City wi -quire the School to obtain a Certificate to Dig, pursuant to Chapter 23 of the City Code, to d . nor to any ground disturbing activities. Section 14. Historical Environmen Preservation. (a) Due to the contributing nate of the campus' specimen trees to the significance of the site, the School shall pr: ent a tree survey provided by a certified arborist describing size and condition o isting trees along with a tree protection plan, tree disposition plan, and mitigation pi to the City's Chief of Environmental Resources for approval. (b) All design related to the built and n - ral resources of the site shall assure the continued preservation of the Pagoda, th Paul Ransom Cottage, and the specimen trees, based on the designation report' identification of them as contributing resources. Section 15. Seawall. The School shall be responsible for repairs to the seawall in compliance with the standards set forth by the Army Corps of ineers, the City Charter, the City Code, and Miami 21. Section 16. Periodic Review (a) The School shall provide the City on an annual basis a stet ::• of the project in order for the City to conduct an annual review of the Development. is requirement shall commence twelve (12) months after the Effective Date. (b) During its annual review, the City may ask for additional information ot provided by the School. Any information required of the School during the periodic r-' 'ew shall be limited to that necessary to determine the extent to which the School is p < . eeding in good faith to comply with the terms of this Agreement. (c) If the City finds on the basis of competent substantial evidence that the Scho•' as not proceeded in good faith to comply with the terms of the Agreement, the City Page 6 of 13 SUBSTITUTED DRAFT terminate or amend this Agreement after providing 30 days written notice to the School pursuant to the provisions of Section 32 stated herein and shall commence a public earing before the City Commission. Section 17.. mer•enc Mana•ement. The School shall ensure public safety and protection of property withi the coastal zone from the threat of hurricanes. The School will review the Projects potent : impact on evacuation times and shelter needs in the event of a hurricane. Section 18. Res ation of Develo • ment Ri • hts. (a) For the ter 'of this Agreement, the City hereby agrees that it shall permit the development f the Properties in accordance with the Existing Zoning, the Comprehensive ' an and the Agreement. (b) Nothing herein sh:. prohibit an increase in the density or intensity of development permitted in the SA in a manner consistent with (1) the Existing Zoning and the Comprehensive Plan, any zoning change subsequently requested or initiated by Ransom Everglades in ordance with applicable provision of law or (3) any zoning change subsequently ena :: d by the City. (c) The expiration or terminatio if this Agreement shall not be considered a waiver of, or limitation upon, the rights, i '` uding, but not limited to, any claims of vested rights or equitable estoppel, obtained it held by Ransom Everglades or its successors or assigns to continue development the Property in conformity with Existing Zoning and all prior and subsequent develo• Vent permits or development orders granted by the City. Section 19. Notices. (a) All notices, demands and requests which ma r are required to be given hereunder shall, except as otherwise expressly provide .. be in writing and delivered by personal service or sent by United States Registe _d or Certified Mail, return receipt requested, postage prepaid, or by overnight exp -ss delivery, such as Federal Express, to the parties at the addresses listed below. ny notice given pursuant to this Agreement shall be deemed given when received:' ny actions required to be taken hereunder which fall on Saturday, Sunday, or U .4 d States legal holidays shall be deemed to be performed timely when taken the succeeding day thereafter which shall not be a Saturday, Sunday, or legal holi To the City: City Manager City of Miami 3500 Pan American Drive Miami FL, 33133 With a copy to: City Attorney Miami Riverside Center Page7of13 SUBSTITUTED 444 S.W. 2nd Ave., 9'h Floor Miami, FL 33130 To Ransom Everglades: • Ransom Everglades School 3575 Main Highway Coconut Grove, Florida 33133 h Copies to: Shubin and Bass 46 S.W. 1st St., 3`d Floor Miami, FI 33130 DRAFT (b) Any Party this Agreement may change its notification address(es) by providing written notific=::'on to the remaining parties pursuant to the terms and conditions of this section. Section 20. Exclusive Venu Choice of Law S•ecific Performance. It is mutually understood and agreed by the parties heret• hat this Agreement shall .be govemed by the laws of the State of Florida, including but not limite : to Sections 163.3220-163.3242, Florida Statutes, and any applicable federal law, both as to int ;•retation and performance, and that any action at law, suit in equity or judicial proceedings for the .enforcement of this Agreement or any provision hereof shall be instituted only in the courts of State of Florida or federal courts and venue for any such actions shall lie exclusively in a cou competent jurisdiction in the County. In addition to any other legal -rights, .the City and-Ranso Everglades -shall -each- have the right -to- specific performance of this Agreement in court. Eac •arty shall bear its own attorney's fees. Each party waives any defense, whether asserted b otion or pleading, that the aforementioned courts are an improper or inconvenient venue. M'•.-over, the Parties consent to the personal jurisdiction of the aforementioned courts and it ocably waive any objections to said jurisdiction. The Parties irrevocably waive any rights to .;ury trial. Section 21. Voluntary Compliance. The Parties agree -t in the event all or any part of this Agreement is struck down by judicial proceeding or preemp by legislative action, the Parties shall continue to honor the terms and conditions of this Agree t to the extent allowed by law. Section 22. No Oral Change or Termination. This Agree nt and the exhibits and appendices appended hereto and incorporated herein by reference, ' any, constitute the entire Agreement between the Parties with respect to the subject matte ' . ereof. This Agreement supersedes any prior agreements or understandings between the Pa =-s with respect to the subject matter hereof, and no change, modification, or discharge hereof in hole or in part shall be effective unless such change, modification or discharge is in writing and . ned by the party against whom enforcement of the change, modification or discharge is sough This Agreement cannot be changed or terminated orally. Section 23. Compliance with Applicable Law. Subject to the terms and condi •ns of this Agreement, throughout the Term of this Agreement, Ransom Everglades and the ity shall comply with all applicable federal, state, or local laws, rules, regulations, codes, or• nces, Page 8 of 13 SU STITUTED DRAFT esolutions, administrative orders, permits, policies, and procedures and orders that govern or to to the respective Parties' obligations and performance under this Agreement, all as they m- be amended from time to time. Sectio 24. Representations: Representatives. Each party represents to the others that this Agreem ' � has been duly authorized, delivered and executed by such party and constitutes the legal, vali• -:nd binding obligation of such party, enforceable in accordance with its terms. Section 25. o Exclusive Remedies. No remedy or election given by any provision in the Agreement shal e deemed exclusive unless expressly so indicated. Wherever possible, the remedies granted ereunder upon a default of the other party shall be cumulative and in addition to all other '. edies of law or equity arising from such even-t of default, except where otherwise expressly pr• :ded. • Section 26. Failure to--rcise Ri•hts not a Waiver: Waiver Provisions. The failure by either party to promptly exercise a ,, right arising hereunder shall not constitute a waiver of such right unless otherwise expressly p `'vided herein. No waiver or breach of any provision of this Agreement shall constitute a ver of any subsequent breach of the same or any other provision hereof, and no waiver sh be effective unless made in writing. Section 27. Events of Default. (a) Ransom Everglades shall be i' •efault under this agreement if Ransom Everglades fails to perform or breaches term(s), covenant(s), or condition(s) of this Agreement which is not cured with 30 days after receipt of written notice from the City specifying the nature of such b ;ach; provided, however, that if such breach cannot reasonably be cured within 30 •` + s, then Ransom Everglades shall not be in default if it commences to cure such brea; within 30-days and diligently prosecutes such cure to completion (b) The City shall be in default under this Agr ment if the City fails to perform or breaches any term, covenant, or condition of th -. Agreement and such failure is not cured within 30 days after receipt of written no •;e from the Ransom Everglades specifying the nature of such breach; provided, ho = er, that if such breach cannot reasonably by cured within 30 days, the City shall not in default if it commences to cure such breach within 30 days and diligently prosecute . , uch cure to completion. (c) It shall not be a default under this Agreement if either pa declared bankrupt by a court of competent jurisdiction. All rights and obligations ` . this Agreement shall survive such bankruptcy of either party. The parties hereb' , forfeit any right to terminate this Agreement upon the bankruptcy of the other pa This section does not absolve Ransom Everglades of any of its obligations pursuan ' • the City Code should it declare bankruptcy, including but not limited to ensuring that ; I construction sites, buildings, structures, and excavation sites are safe. (d) The default of a successor or assignee of any portion of Ransom Everg'= •es rights hereunder shall not be deemed a breach by Ransom Everglades. Section 28. Remedies Upon Default. Page 9 of 13 U STITUTED DRAFT (a) Neither party may terminate this Agreement upon the default of the other party, but shall have all of the remedies enumerated herein. (b) Upon the occurrence of a default by a•party to this Agreement not cured within the applicable grace period, Ransom Everglades and the City agree that any party may seek specific performance of this Agreement, and that seeking specific performance shall not waive any right of such party to also seek monetary damages, injunctive lief, or any other relief other than termination of this Agreement. Section 29. everabilitv. If any term or provision of this Agreement or the application thereof to any person circumstance shall, to any extent, hereafter be determined to be invalid or unenforceable, th emainder of this Agreement or the application of such term of provision to persons or circumst.. ces other than those as to which it is held invalid or unenforceable shall not be affected thereb nd shall continue in full force and effect. Section 30. Assignme =- Transfer, & Joinder. This Agreement shall be binding on Ransom Everglades and its heirs, ccessors, and assigns. Any such assignee shall assume all applicable rights and obligatio under this Agreement. Section 31. Obligations Surviv Termination Hereof. Notwithstanding and prevailing over any contrary term of provision con ined herein, in the event of any lawful termination of this Agreement, the following obligations - II survive such termination and continue in full force and effect until the expiration of a one (1) y- term following the earlier of the effective date of such termination or expiration of the Term: the exclusive venue and choice of law provision contained herein; (b) rights of any party sing during or attributable to the period prior to expiration or earlier termination of this Agree 'ent; and (c) any other term or provision herein which expressly indicates either that it survives ::e termination or expiration hereof or is or may be applicable or effective beyond the expiration or - rmitted early termination hereof. Section 32. Lack of Agency Relationship. Nothin • . • ntained herein shall be construed as establishing an agency relationship between the Cit-nd Ransom Everglades and neither Ransom Everglades nor its employees, agents, contracto subsidiaries, divisions, affiliates, or guests shall be deemed agents, instrumentalities, employe or contractors of the City for any purpose hereunder, and the City, its contractors, agents, an. -mployees shall not be deemed contractors, agents, or employees of Ransom Everglades or '.ieir subsidiaries, divisions, or affiliates. Section 33. Cooperation; Expedited Permitting and Time is of the ence. (a) The Parties agree to cooperate with each other to the full exte practicable pursuant to the terms and conditions of this Agreement. The Parties agr that time is of the essence in all aspects of their respective and mutual responsibiliti > pursuant to this Agreement. The City shall use• its best efforts to expedite th- .•ermitting and approvals in an effort to assist Ransom Everglades in achieving its de --lopment and construction milestones. The City will accommodate requests fr•'i, Ransom Everglades' general contractor and subcontractors for review of phased multiple permitting packages, such as those for excavation, site work and fou ations, Page 10 of 13 [SUBSTITUTED DRAFT building shell, core, and interiors. In addition, the City will designate and individual within the City Manager's office who will have a primary (though not exclusive) duty to serve as the City's point of contact and liaison with Ransom Everglades in order to facilitate expediting the processing and issuance of all permit and license pplications and approvals across all of the various departments and offices of the ty which have the authority or right to review and approve all applications for such pe , its and licenses. (b) No hstanding the foregoing, the City shall not be obligated to issue development permit to the extent Ransom Everglades does not only comply with the applicable require is of the Existing Zoning, the Comprehensive Plan, this Agreement, the applicable ilding codes, or any other Laws. Section 34. Enforcem =j: t. (a) In the event that ansom Everglades, their successors, and/or assigns fail to act in accordance with th terms of the Existing Zoning, the SAP, or this Agreement, the City shall seek enforc ent of said violation upon the subject property. (b) Enforcement of this A. ;ement shall be by action against any parties or person violating, or attempting t• violate, any covenants set forth in this Agreement. The prevailing party in any act i• i or suit pertaining to or arising out of this Agreement shall be entitled to recover, i addition to costs and disbursements allowed by law, such sum as the Court may a• dge to be reasonable for the services of his/her/its attorney. ' (c) This enforcement provision shall b• in addition to any other remedies available at law, in equity or both. Section 35. Amendment or Termination b amended or terminated during its term except by mut the City. Prior to any amendment or termination of this hold two (2) public hearings to consider and deliberate suc Consent. This Agreement may not be agreement of Ransom Everglades and eement during its term, the City shall amendment or termination. Section 36. Third Party Defense. The City and Ransom E cost and expense, vigorously defend any claims, suits or de third parties, challenging the Agreement or the Project, or obj including, without limitation, (a) a consistency challenge pursuant Statutes (2011), (b) a petition for writ of certiorari, (c) an action for d any claims for Toss, damage, liability, or expense (including reasonab City and Ransom Everglades shall promptly give the other written noti including those that are pending or threatened and all responses, filings, respect thereto. Section 37. No Conflict of Interest. Ransom Everglades agrees to comply with ection 2-612 of the City Code as of the Effective Date, with respect to conflicts of interest. Page 11 of 13 rglades shall each, at their own nds brought against them by ting to any aspect thereof, Section 163.3215, Florida aratory judgment, or (d) attorneys' fees). The of any such action, nd pleadings with SUBSTITUTE D DRAFT ction 38. No Third -Party Beneficiary. No Persons or entities other than Ransom E rglades and the City, their heirs, permitted successors and assigns, shall have any rights wha oever under this Agreement. ' Section 9. Counterparts. This Agreement may be executed in two (2) or more counterparts, each of w . ch shall constitute an original but all of which, when taken together shall constitute one and the me agreement. NOW, . EREOF, the City and Ransom Everglades have caused this Agreement to be duly executed. [Signature Pages to Follow] Page 12 of 13 rSU;STITUTED 1 DRAFT IN WITNESS WHEREOF, I have hereunto set my/our hand(s) and seal(s) this _ day o anuary, 2014. RAN + M EVERGLADES SCHOOL, INC. Witness Si■ •ture By: Witness Name NAME STATE OF FLORIDA — COU `>. Y. OF MIAMI-DADE The foregoing was acknowledd before me this day of 20 , by i is/her capacity as , on behalf of Ransom Everglades School, Inc. e is personally known to me and did not take an oath. (Stamp) ATTEST: Todd Hannon, City Clerk APPROVED AS TO FORM AND CORRECTNESS: Victoria Mendez City Attorney Signature OF MIAMI, a municipal corporation BY: Daniel J. Alfon City Manager Page 13 of 13 DOCUMENT COVER PAGE For those documents not providing the required space on the first page, this cover page must be attached. It must describe the document in sufficient detail to prohibit its transference to another document. An additional recording fee for this page must be remitted. Document Title: (Mortgage, Deed, Executing Party: I UUU111 mime vim 1111111 111111d11111t1116 1111 1101 c:FN 2O14RO5f58O89 OR Bk 29263 Pss 4881 - 4987; (107ps RECORDED 08/08/2014 11: 49 : 34 HARVEY RUVIN, CLERK OF COURT MIAMI-DADE COUNTY, FLORIDA (Space above this line reserved for recording office use) pEvtylzetv1EM- AGeeeivt -t V rrniE.EN TUE C(T Cf tv11AiviI FLot2tDA AND RANN1 EVFPC.IApES SC! -IDOL IN(, gEQAe_Oin.0 I pFVc-LoPmEts 'OF 1)-f.E eAkSckft E.eettLADE.S <cRaoUeee4e CAIAPOZ) Construction Lien, Etc.) Legal Description: (If Applicable) ST S71-1 A t, l E- E 1.0 As more fully described in above described document. Return Document To / Prepared By: F.S. 695.26 Requirements for recording instruments affecting real property — (Relevant excerpts of statute) (1) No instrument by which the title to real property or any interest therein is conveyed, assigned, encumbered, or otherwise disposed of shall be recorded by the clerk of the circuit court unless: (e) A 3-inch by 3-inch space at the top right-hand corner on the first page and a 1-inch by 3-inch space at the top right-hand corner on each subsequent page are reserved for use by the clerk of the court... CLK/CT 155 Re✓ 04 : 1 DEVELOPMENT AGREEMENT BETWEEN THE CITY OF MIAMI, FLORIDA AND RANSOM EVERGLADES SCHOOL, INC. REGARDING DEVELOPMENT OF THE RANSOM EVERGLADES SCHOOL UPPER CAMPUS PROJECT THIS AGREEMENT is entered this -0 day of 1-ill 2014, by and between RANSOM EVERGLADES SCHOOL, INC., a Florida pivate school ("Ransom Everglades" or "School"), and the CITY OF MIAMI, FLORIDA, a municipal corporation and a political subdivision of the State of Florida ("City"), (Ransom Everglades and the City together referred to as the "Parties"). WITNESSETH: WHEREAS, Ransom Everglades holds fee simple title to approximately 11.45 acres +/- of property located at 3575 Main Highway within the City ( "Upper School Campus"); and WHEREAS, the properties which comprise the Ransom Everglades Upper School Campus are more particularly identified on Exhibit "A" ("Properties" or "Upper School Campus Properties"); and WHEREAS, a process exists within the City's zoning code ("Miami 21") which allows parcels of more than nine (9) abutting acres to be master planned to allow greater integration of public improvements and infrastructure; to encourage a variety of building heights, massing and streetscape design; and to provide greater flexibility so as to result in higher and specialized quality buildings and streetscape design; and WHEREAS, the result of this master planning process is known as a "Special Area Plan" ("SAP"); and WHEREAS, Section 3.9.1 of Miami 21 and the Florida Local Government Development Agreement Act, Florida Statutes, 163.3220 through 163.3243, requires development within an SAP to be governed by a Development Agreement between the property owner(s) and the City; and WHEREAS, the City and Ransom Everglades wish for the Ransom Everglades School Upper Campus Properties to have a Special Area Plan Overlay pursuant to Section 3.9 of Miami 21; and WHEREAS, this Development Agreement ("Agreement") satisfies the requirement set forth in Miami 21 and the Florida Statutes; and WHEREAS, the City and Ransom Everglades wish for development within the Upper School Campus to proceed substantially in accordance with the Ransom Everglades Special Area Plan Regulating Plan and Concept Book attached as Exhibit "B" ("Regulating Plan and Concept Book"); and WHEREAS, the property is designated Single Family Residential in the Miami Neighborhood Comprehensive Plan; and Page 1 of 13 WHEREAS, the City and Ransom Everglades wish for development of the Project to proceed in a manner which is consistent with the Comprehensive Plan; and WHEREAS, the lack of certainty in the approval of development can result in a waste of economic and land resources, discourage sound capital improvement planning and financing, escalate the cost of housing and development, and discourage commitment to comprehensive planning; and WHEREAS, assurance to a developer that it may proceed in accordance with existing laws and policies, subject to the conditions of a development agreement, strengthens the public planning process, encourages sound capital improvement planning and financing, assists in assuring there are adequate capital facilities for the development, encourages private participation in comprehensive planning, and reduces the economic costs of development; and WHEREAS, the City Commission, pursuant to Ordinance No. 13457 adopted on May 22, 2014, has authorized the City Manager to execute this Agreement upon the terms and conditions set forth below, and the Developer has been duly authorized to execute this Agreement upon the terms and conditions set forth below. NOW THEREFORE, in consideration of the mutual covenants and agreements hereinafter contained, the Parties mutually agree and bind themselves as set forth herein: Section 1. Consideration. The Parties hereby agree that the consideration and obligations recited and provided for under this Agreement constitute substantial benefits to both Parties and thus adequate consideration for this Agreement. Section 2. Rules of Legal Construction. For all purposes of the Agreement, unless otherwise expressly provided: (a) A defined term has the meaning assigned to it; (b) Words in the singular include the plural, and words in the plural include the singular; (c) A pronoun in one gender includes and applies to other genders as well; (d) The terms "hereunder", "herein", "hereof', "hereto" and such similar terms shall refer to the instant Agreement in its entirety and not to individual sections or articles; (e) The Parties hereto agree that this Agreement shall not be more strictly construed against either the City or Ransom Everglades, as all Parties are drafters of this Agreement; and (f) The recitals are true and correct and are incorporated into and made a part of this Agreement. The attached exhibits shall be deemed adopted and incorporated into the Agreement; provided, however, that this Agreement shall be deemed to control in the event of a conflict between the attachments and this Agreement. Section 3. Definitions. Capitalized terms which are not specifically defined herein shall have the meaning given in Miami 21. "Agreement" means this Agreement between the City and Ransom Everglades. Page 2 of 13 "City" means the City of Miami, a municipal corporation and a political subdivision of the State of Florida, and all departments, agencies, and instrumentalities subject to the jurisdiction thereof. "Comprehensive Plan" means the comprehensive plan known as the Miami Comprehensive Neighborhood Plan, adopted by the City pursuant to Chapter 163, Florida Statutes (2011), meeting the requirements of Section 163.3177, Florida Statutes (2011), Section 163.3178, Florida Statutes (2011) and Section 163.3221(2), Florida Statutes (2011), which is in effect as of the Effective Date. "County" means Miami -Dade County, a political subdivision of the State of Florida. "Effective Date" means the date of recordation of the executed, original version of this Agreement. "Existing Zoning" means the zoning designation and regulations of the Zoning Ordinance, the City Charter, and the City Code in effect as of the time of the Effective Date of this Agreement. "Land" means the earth, water, and air, above, below, or on the surface, and includes any improvements or structures customarily regarded as land. "Laws" means all ordinances, resolutions, regulations, comprehensive plans, land development regulations, and rules adopted by a federal, state, or local govemment affecting the development of land. "Parties" mean the Ransom Everglades and the City who are all signatories to this Agreement. "Public Facilities" means major capital improvements, including, but not limited to, transportation, sanitary sewer, solid waste, drainage, potable water, educational, parks and recreational, streets, parking, and health systems and facilities. "Ransom Everglades" or "School" means Ransom Everglades School, Inc., a private school in the City. "Ransom Everglades School Upper Campus" means the 11.45 acres +/- of property located at 3575 Main Highway within the City. "Special Area Plan" or "SAP" means the Ransom Everglades School Upper Campus Special Area Plan, including the Regulating Plan and Concept Book. Section 4. Purpose. The purpose of this Agreement is for the City to authorize Ransom Everglades to redevelop the Ransom Everglades School Upper Campus pursuant to the SAP. This Agreement will establish, as of the Effective Date, the land development regulations which will govern the development of the Ransom Everglades School Upper Campus, thereby providing the Parties with additional certainty during the development process. This Agreement satisfies the requirements of Section 3.9.1.f., Miami 21. Page 3 of 13 Section 5. Intent. Ransom Everglades and the City intend for this Agreement to be construed and implemented so as to effectuate the purpose of the SAP, this Development Agreement, Existing Zoning, the Comprehensive Plan, and the Florida Local Government Development Agreement Act, s 163.3220 —163.3243, Florida Statutes (2011). Section 6. Applicability. This Agreement only applies to the Ransom Everglades School Upper Campus Properties identified in Exhibit "A." Section 7. Term of Agreement, Effective Date and Binding Effect. This Agreement is authorized and governed by Sections 163.3220-163.3242, Florida Statues, known as the "Florida Local Government Development Agreement Act", shall have a term of thirty (30) years from the Effective Date, shall be recorded in the public records of the County, and shall be filed with the City Clerk. The term of this Agreement may be extended by mutual consent of the Parties in writing and subject to a public hearing, pursuant to s. 163.3225, Florida Statutes (2011). This Agreement shall become effective on the Effective Date and shall constitute a covenant running with the land that shall be binding upon, and inure to, the benefit of the Parties, their successors, assigns, heirs, legal representatives, and personal representatives. Section 8. Permitted Development Uses and Building Intensities. (a) Ransom Everglades School SAP Designation. The City has designated certain Property within the District as T3-R Sub -Urban Transect Zone with a NCD-3 Coconut Grove Neighborhood Conservation District Overlay on the official zoning Atlas of the City, pursuant to the applicable procedures in Miami 21. The Regulating Plan and Design Guidelines are attached as Exhibit "B" and provide for any deviations from the underlying regulations of the Zoning Ordinance. In approving the SAP, the City has determined that the uses and intensities of development permitted thereunder are consistent with the Comprehensive Plan and the Existing Zoning. (b) Intensity, Uses, and Building Heights. (1) As of the Effective Date and #1 pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the intensity proposed for the SAP shall be consistent with the intensities permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (2) As of the Effective Date and +ie. pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the Uses proposed for the SAP are permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (3) As of the Effective Date and pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the Heights proposed for the SAP are permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (c) Environmental. The City finds that the proposed development will maintain a significant tree canopy in the area. The Parties agree that Ransom Everglades will comply with the intent and requirements of Chapter 17 of the City Code. Section 9. Project Approval. Page 4 of 13 (a) Future Development Review. Future development within the Ransom Everglades School Upper Campus Special Area Plan shall proceed pursuant to the process established in the Regulating Plan and Concept Book, attached as Exhibit "B". The criteria to be used in determining whether future development shall be approved is consistency with the Comprehensive Plan, this Agreement, and substantial compliance the Ransom Everglades School Upper Campus Special Area Plan, (b) Prohibition on Downzoninq. (1) The Comprehensive Plan, this Agreement, and the Ransom Everglades School Upper Campus Special Area Plan shall govern the development of the Upper Campus Properties designated part of the SAP for the duration of the Agreement. The City's laws and policies adopted after the Effective Date may be applied to the SAP only if the determinations required by s. 163.3233(2), Florida Statutes (2011) have been made after 30 days written notice to the Developer and after a public hearing or as otherwise provided herein. (2) Pursuant to Section 163.3233(3), Florida Statutes (2011), this prohibition on downzoning supplements, rather than supplants, any rights that may vest to Ransom Everglades under Florida or Federal law. As a result, Ransom Everglades may challenge any subsequently adopted changes to land development regulations based on (a) common law principles including, but not limited to, equitable estoppel and vested rights, or (b) statutory rights which may accrue by virtue of Chapter 70, Florida Statutes (2011). Section 10. Local Development Permits. (a) The development of the Properties in accordance with the SAP is contemplated by Ransom Everglades. Redevelopment of the Properties may require additional permits or approvals from the City, County, State, or Federal govemment and any division thereof. Subject to required legal process and approvals, the City shall make a good faith effort to take all reasonable steps to cooperate with and facilitate all such approvals, including acting as an applicant. Such approvals include, without limitation, the following approvals and permits and any successor or analogous approvals and permits: (1) Building permits; (2) Certificates of use and/or occupancy; (3) Stormwater Permits; and (4) Any other official action of the City, County, or and other government agency having the effect of permitting development of the Property. (b) In the event that the City substantially modifies its land development regulations regarding site plan approval procedures, authority to approve any plans, buildings, or development on the Properties shall be vested solely in the City Manager, with the recommendation of the Planning Director or any other relevant party. Any such site plan shall be approved if it meets the requirements and criteria of the Existing Zoning, the Comprehensive Plan and the terms of this Agreement. Page 5 of 13 Section 11. Consistency with Comprehensive Plan. The City finds that development of the SAP is in conformity with the Existing Zoning and is consistent with the Comprehensive Plan. In the event that the Existing Zoning or the Comprehensive Plan requires the School to provide additional Public Facilities to accommodate the Project, the School will provide such Public Facilities consistent with the timing requirements of Section 163.3180, Florida Statutes (2010). The School shall be bound by the City impact fees and assessments in existence as of the date of obtaining a building permit, per chapter 13 of the City Code. Section 12. Necessity of Complying with Local Regulations Relative to Development Permits. The Parties agree that the failure of this Agreement to address a particular permit, condition, fee, term license or restriction in effect on the Effective Date shall not relieve the School of the necessity of complying with the regulation governing said permitting requirements, conditions, fees, terms, licenses, or restrictions. Section 13. Archaeological. Due to the Project's location in a high probability Archaeological Conservation Area, the City will require the School to obtain a Certificate to Dig, pursuant to Chapter 23 of the City Code, to dig prior to any ground disturbing activities. Section 14. Historical Environmental Preservation. (a) Due to the contributing nature of the campus' specimen trees to the significance of the site, the School shall present a tree survey provided by a certified arborist describing size and condition of existing trees along with a tree protection plan, tree disposition plan, and mitigation plan to the City's Chief of Environmental Resources for approval. (b) All design related to the built and natural resources of the site shall assure the continued preservation of The Pagoda, the Paul Ransom Cottage, and the specimen trees, based on the designation report's identification of them as contributing resources. Section 15. Seawall. The School shall be responsible for any repairs to the seawall in compliance with the standards set forth by the Army Corps of Engineers, Miami 21, and the City Code. Section 16. Student Enrollment. The enrollment of full-time on -site students enrolled in Ransom Everglades School Upper Campus has historically varied between approximately 150- 165 students per grade, due to attrition, international studies and market dynamics. For purposes of this Agreement, the baseline student enrollment is 160 students per grade ("Baseline Enrollment") as of the Effective Date of this Agreement and Ransom Everglades agrees not to deviate by more than three percent (3%) from this on -site Baseline Enrollment, without seeking an amendment to this Development Agreement. Section 17. Civic Space. The Civic Space designated on page B4.17 of the Concept Book shall be open for use only during scheduled events and activities. These events include, but are not limited to, state and regional athletic events, community athletic events, and Coral Gables High School swim team events. Ransom Everglades School specifically reserves the right to refuse access to any individual who has not received approval by the School and maintains the Page 6 of 13 right to engage in reasonable security practices consistent with its operation as a school. Access to the Civic Space on Ransom Everglades School Upper Campus will continue to be through security gated access points on Main Highway exclusively. Ransom Everglades may be allowed to close the Civic Space for an extended period of time in the event of security concerns, damage to the facilities or other unforeseen circumstances upon Notice to the City. Section 18. Job Creation and Employment Opportunities. The School shall consult with local and state economic development entities regarding job training and job placement services for area City residents seeking employment opportunities with potential employers, particularly during construction of proposed new buildings. Section 19. Periodic Review (a) The School shall provide the City, on an annual basis, a status of the project in order for the City to conduct an annual review of the Development. This requirement shall commence twelve (12) months after the effective date. (b) During its annual review, the City may ask for additional information not provided by the School. Any information required of the School during the periodic review shall be limited to that necessary to determine the extent to which the School is proceeding in good faith to comply with the terms of this Agreement. (c) If the City finds on the basis of competent substantial evidence that the School has not proceeded in good faith to comply with the terms of the Agreement, the City may terminate or amend this Agreement after providing thirty (30) days written notice to the School pursuant to the provisions of Section 30 stated herein and shall commence a public hearing before the City Commission. Section 20. Emergencv Management. The School shall ensure public safety and protection of property within the coastal zone from the threat of hurricanes. The School will review the Development's potential impact on evacuation times and shelter needs in the event of a hurricane or similar natural disaster. Section 21. Reservation of Development Rights. (a) For the term of this Agreement, the City hereby agrees that it shall permit the development of the Properties in accordance with the Existing Zoning, the Comprehensive Plan and the Agreement. (b) Nothing herein shall prohibit an increase in the density or intensity of development permitted in the SAP in a manner consistent with (a) the Existing Zoning and/or the Comprehensive Plan, (b) any zoning change subsequently requested or initiated by Ransom Everglades in accordance with applicable provision of law or (c) any zoning change subsequently enacted by the City. (c) The expiration or termination of this Agreement shall not be considered a waiver of, or limitation upon, the rights, including, but not limited to, any claims of vested rights or equitable estoppel, obtained or held by Ransom Everglades or its successors or assigns to continue development of the Property in conformity with Existing Zoning Page 7 of 13 and all prior and subsequent development permits or development orders granted by the City. Section 22. Notices. (a) All notices, demands and requests which may or are required to be given hereunder shall, except as otherwise expressly provided, be in writing and delivered by personal service or sent by United States Registered or Certified Mail, return receipt requested, postage prepaid, or by overnight express delivery, such as Federal Express, to the parties at the addresses listed below. Any notice given pursuant to this Agreement shall be deemed given when received. Any actions required to be taken hereunder which fall on Saturday, Sunday, or United States legal holidays shall be deemed to be performed timely when taken on the succeeding day thereafter which shall not be a Saturday, Sunday, or legal holiday. To the City: City Manager City of Miami 3500 Pan American Drive Miami FL, 33133 With a copy to: City Attorney Miami Riverside Center 444 S.W. 2nd Ave., 9th Floor Miami, FL 33130 To Ransom Everglades: Ransom Everglades School 3575 Main Highway Coconut Grove, FL 33133 With Copies to: Shubin and Bass 46 S.W. 1st St., 3rd Floor Miami, FL 33130 (b) Any Party to this Agreement may change its notification address(es) by providing written notification to the remaining parties pursuant to the terms and conditions of this section. Section 23. Exclusive Venue, Choice of Law, Specific Performance. It is mutually understood and agreed by the parties hereto, that this Agreement shall be governed by the laws of the State of Florida, including but not limited to Sections 163.3220-163.3242, Florida Statutes, and any applicable federal law, both as to interpretation and performance, and that any action at law, suit in equity or judicial proceedings for the enforcement of this Agreement or any provision hereof shall be instituted only in the courts of the State of Florida or federal courts and venue for any such actions shall lie exclusively in a court of competent jurisdiction in the County. In addition to Page 8 of 13 any other legal rights, the City and Ransom Everglades shall each have the right to specific performance of this Agreement in court. Each party shall bear its own attorney's fees. Each party waives any defense, whether asserted by motion or pleading, that the aforementioned courts are an improper or inconvenient venue. Moreover, the Parties consent to the personal jurisdiction of the aforementioned courts and irrevocably waive any objections to said jurisdiction. The Parties irrevocably waive any rights to a jury trial. Section 24. Voluntary Compliance. The Parties agree that in the event all or any part of this Agreement is struck down by judicial proceeding or preempted by legislative action, the Parties shall continue to honor the terms and conditions of this Agreement to the extent allowed by law. Section 25. No Oral Change or Termination. This Agreement and the exhibits and appendices appended hereto and incorporated herein by reference, if any, constitute the entire Agreement between the Parties with respect to the subject matter hereof. This Agreement supersedes any prior agreements or understandings between the Parties with respect to the subject matter hereof, and no change, modification, or discharge hereof in whole or in part shall be effective unless such change, modification or discharge is in writing and signed by the party against whom enforcement of the change, modification or discharge is sought. This Agreement cannot be changed or terminated orally. Section 26. Compliance with Applicable Law. Subject to the terms and conditions of this Agreement, throughout the term of this Agreement, Ransom Everglades and the City shall comply with all applicable federal, state, or local laws, rules, regulations, codes, ordinances, resolutions, administrative orders, permits, policies, procedures and orders that govern or relate to the respective Parties' obligations and performance under this Agreement, all as they may be amended from time to time. Section 27. Representations: Representatives. Each party represents to the others that this Agreement has been duly authorized, delivered and executed by such party and constitutes the legal, valid, and binding obligation of such party, enforceable in accordance with its terms. Section 28. No Exclusive Remedies. No remedy or election given by any provision in the Agreement shall be deemed exclusive unless expressly so indicated. Wherever possible, the remedies granted hereunder upon a default of the other party shall be cumulative and in addition to all other remedies of law or equity arising from such even-t of default, except where otherwise expressly provided. Section 29. Failure to Exercise Rights not a Waiver: Waiver Provisions. The failure by either party to promptly exercise any right arising hereunder shall not constitute a waiver of such right unless otherwise expressly provided herein. No waiver or breach of any provision of this Agreement shall constitute a waiver of any subsequent breach of the same or any other provision hereof, and no waiver shall be effective unless made in writing. Section 30. Events of Default. Page 9 of 13 (a) Ransom Everglades shall be in default under this agreement if Ransom Everglades fails to perform or breaches any term (s), covenant(s), or condition(s) of this Agreement which is not cured within thirty (30) days after receipt of written notice from the City specifying the nature of such breach; provided, however, that if such breach cannot reasonable be cured within thirty (30) days, then Ransom Everglades shall not be in default if it commences to cure such breach within thirty (30) days and diligently prosecutes such cure to completion (b) The City shall be in default under this Agreement if the City fails to perform or breaches any term, covenant, or condition of this Agreement and such failure is not cured within thirty (30) days after receipt of written notice from the Ransom Everglades specifying the nature of such breach; provided, however, that if such breach cannot reasonable by cured within thirty (30) days, the City shall not be in default if it commences to cure such breach within thirty (30) days and diligently prosecutes such cure to completion. (c) It shall not be a default under this Agreement if either party is declared bankrupt by a court of competent jurisdiction. All rights and obligations in this Agreement shall survive such bankruptcy of either party_ The Parties hereby forfeit any right to terminate this Agreement upon the bankru ptcy of the other party. (d) The default of a successor or assignee of any portion of Ransom Everglades rights hereunder shall not be deemed a breach by Ransom Everglades. Section 31. Remedies Upon Default. (a) Neither party may terminate this Agreement upon the default of the other party, but shall have all of the remedies enumerated herein. (b) Upon the occurrence of a default by a party to this Agreement not cured within the applicable grace period, Ransom Everglades and the City agree that any party may seek specific performance of this Agreement, and that seeking specific performance shall not waive any right of such party to also seek monetary damages, injunctive relief, or any other relief other than termination of this Agreement. The City hereby acknowledges that any claim for damages under this Agreement is not limited by sovereign immunity or similar limitation of liability. Section 32. Severabilitv. If any term or provision of this Agreement or the application thereof to any person or circumstance shall, to any extent, hereafter be determined to be invalid or unenforceable, the remainder of this Agreement or the application of such term of provision to persons or circumstances other than those as to which it is held invalid or unenforceable shall not be affected thereby and shall continue in full force and effect. Section 33. Assignment, Transfer, & Joinder. This Agreement shall be binding on Ransom Everglades and its heirs, successors, and assigns, including the successor to or assignee. Any such assignee shall assume all applicable rights and obligations under this Agreement. Section 34. Obligations Surviving Termination Hereof. Notwithstanding and prevailing over any contrary term of provision contained herein, in the event of any lawful termination of this Agreement, the following obligations shall survive such termination and continue in full force and Page 10 of 13 effect until the expiration of a one (1) year term following the earlier of the effective date of such termination or expiration of the Term: (i) the exclusive venue and choice of law provision contained herein; (ii) rights of any party arising during or attributable to the period prior to expiration or earlier termination of this Agreement; and (iii) any other term or provision herein which expressly indicates either that it survives the termination or expiration hereof or is or may be applicable or effective beyond the expiration or permitted early termination hereof. Section 35. Lack of Agency Relationship. Nothing contained herein shall be construed as establishing an agency relationship between the City and Ransom Everglades and neither Ransom Everglades nor its employees, agents, contractors, subsidiaries, divisions, affiliates, or guests shall be deemed agents, instrumentalities, employees, or contractors of the City for any purpose hereunder, and the City, its contractors, agents, and employees shall not be deemed contractors, agents, or employees of Ransom Everglades or their subsidiaries, divisions, or affiliates. Section 36. Cooperation; Expedited Permitting; Time is of the Essence. (a) The Parties agree to cooperate with each other to the full extent practicable pursuant to the terms and conditions of this Agreement. The Parties agree that time is of the essence in all aspects of their respective and mutual responsibilities pursuant to this Agreement. The City shall use its best efforts to expedite the permitting and approvals in an effort to assist Ransom Everglades in achieving its development and construction milestones. The City will accommodate requests from Ransom Everglades' general contractor and subcontractors for review of phased or multiple permitting packages, such as those for excavation, site work and foundations, building shell, core, and interiors. In addition, the City will designate an individual within the City Manager's Office who will have a primary (though not exclusive) duty to serve as the City's point of contact and liaison with Ransom Everglades in order to facilitate expediting the processing and issuance of all permit and license applications and approvals across all of the various departments and offices of the City which have the authority or right to review and approve all applications for such permits and licenses. (b) Notwithstanding the foregoing, the City shall not be obligated to issue development permits to the extent Ransom Everglades does not only comply with the applicable requirements of the Existing Zoning, the Comprehensive Plan, this Agreement and applicable building codes. Section 37. Enforcement. (a) In the event that Ransom Everglades, their successors, or assigns fail to act in accordance with the terms of the Existing Zoning or this Agreement, the City shall seek enforcement of said violation upon the subject property. (b) Enforcement of this Agreement shall be by action against any parties or person violating, or attempting to violate, any covenants set forth in this Agreement. The prevailing party in any action or suit pertaining to or arising out of this Agreement shall be entitled to recover, in addition to costs and disbursements allowed by law, Page 11 of 13 such sum as the Court may adjudge to be reasonable for the services of his/her/its attorney. (c) This enforcement provision shall be in addition to any other remedies available at law, in equity or both. Section 38. Amendment or Termination by Mutual Consent. This Agreement may not be amended or terminated during its term except by mutual agreement of Ransom Everglades and the City and in writing. Prior to any amendment or termination of this Agreement during its term, the City shall hold two (2) public hearings to consider and deliberate such amendment or termination. Section 39. Third Partv Defense. The City and Ransom Everglades shall each, at their own cost and expense, vigorously defend any claims, suits or demands brought against them by third parties, challenging the Agreement or the Project, or objecting to any aspect thereof, including, without limitation, (i) a consistency challenge pursuant to Section 163.3215, Florida Statutes (2011); (ii) a petition for writ of certiorari; (iii) an action for declaratory judgment; or (iv) any claims for loss, damage, liability, or expense (including reasonable attorneys' fees). The City and Ransom Everglades shall promptly give the other written notice of any such action, including those that are pending or threatened and all responses, filings, and pleadings with respect thereto. Section 40. No Conflict of Interest. Ransom Everglades agrees to comply with Section 2-612 of the City Code as of the Effective Date, with respect to conflicts of interest. Section 41. No Third-Partv Beneficiary. No persons or entities other than Ransom Everglades and the City, their heirs, permitted successors and assigns, shall have any rights whatsoever under this Agreement. Section 42. Counterparts. This Agreement may be executed in two (2) or more counterparts, each of which shall constitute an original but all of which, when taken together shall constitute one and the same agreement. NOW, WHEREOF, the City and Ransom Everglades have caused this Agreement to be duly executed. [Signature Pages to Follow] Page 12 of 13 • IN WITNESS WHEREOF, I have hereunto set my/our hand(s) and seal(s) this day of Jaw", 2014. EVERGLADES SCHOOL, INC. WitneSignature 5 .eiOPT ,a j, ry . Witness Name STATE OF FLORIDA — COUNTY OF MIAMI-DADE TIN foregoing was acknowle ged before me this WO day of I \ 20 1 &J , by (i 1(h ran i z To W nKCl)( , in his/her capacity as 1-1 rad 0 dG ' ao / , on behalf of Rensom Everglades School, Inc. He is personally. known to me and did not take an oath. By"c • NAME KIMBERLY PINEDA ;1EI, 1 ..: MY COMMISSION i EE 195732 �Z.. EXPIRES: September 4, 2016 ?„PF ,y''' Bonded Thru Notary Public Underwriters (Ceenip) ATTEST: erk o 7` • AF e 6'1 . 121,ATO FORM AND COCtN 'SS: V ctoria Mendez City Attorney Lid, _e.,/u)/ate.0 Signature CITY OF MIAMI, a municipal corporation Daniel J. Alfonso, Page 13 of 13 Ransom Everglades School Upper Campus Special Area Plan A.11. Proposed Amended Development Agreement (2016) AMENDED DEVELOPMENT AGREEMENT BETWEEN THE CITY OF MIAMI, FLORIDA AND RANSOM EVERGLADES SCHOOL, INC. REGARDING DEVELOPMENT OF THE RANSOM EVERGLADES SCHOOL UPPER CAMPUS PROJECT THIS AGREEMENT is entered this _ day of 201,12017 by and between RANSOM EVERGLADES SCHOOL, INC., a Florida private school ("Ransom Everglades" or "School"), and the CITY OF MIAMI, FLORIDA, a municipal corporation and a political subdivision of the State of Florida ("City"), (Ransom Everglades and the City together referred to as the "Parties"). WITNESSETH: WHEREAS, Ransom Everglades holds fee simple title to approximately 11.45 acres +/- of property located at 3575 Main Highway within the City ( "Upper School Campus"); and WHEREAS, the properties which comprise the Ransom Everglades Upper School Campus are more particularly identified on Exhibit "A" ("Properties" or "Upper School Campus Properties"); and WHEREAS, a process exists within the City's zoning code ("Miami 21") which allows parcels of more than nine (9) abutting acres to be master planned to allow greater integration of public improvements and infrastructure; to encourage a variety of building heights, massing and streetscape design; and to provide greater flexibility so as to result in higher and specialized quality buildings and streetscape design; and WHEREAS, the result of this master planning process is known as a "Special Area Plan" ("SAP"); and WHEREAS, Section 3.9.1 of Miami 21 and the Florida Local Government Development Agreement Act, Florida Statutes, 163.3220 through 163.3243, requires development within an SAP to be governed by a Development Agreement between the property owner(s) and the City; and WHEREAS, the City Commission, pursuant to Ordinance No. 13456 adopted on May 22, 2014, approved the Ransom Everglades Upper School Campus Special Area Plan ("Ransom SAP"); WHEREAS, the City Commission, pursuant to Ordinance No. 13457 adopted on May 22, 2014, authorized the City Manager to execute the Development Agreement which was ultimately executed and recorded on August 8, 2014 with Miami -Dade County Official Records OR Book 29263, Pages 4881-4987; WHEREAS, Ransom Everglades School acquired the property located at 3551 Main Highway within the City and filed an amendment to the Ransom Everglades Upper School Campus Special Area Plan to incorporate the additional approximately 6.90 acres into the Ransom SAP ("Additional Property"); Page 1 of 14 WHEREAS, the City and Ransom Everglades wish for the Ransom Everglades School Upper Campus Properties and the Additional Property to have a Special Area Plan Overlay pursuant to Section 3.9 of Miami 21; and WHEREAS, this Development Agreement ("Agreement") satisfies the requirement set forth in Miami 21 and the Florida Statutes; and WHEREAS, the City and Ransom Everglades wish for development within the Upper School Campus to proceed substantially in accordance with the Ransom Everglades Special Area Plan Regulating Plan and Concept Book attached as Exhibit "B" ("Regulating Plan and Concept Book"); and WHEREAS, the property is designated Single Family Residential in the Miami Neighborhood Comprehensive Plan; and WHEREAS, the City and Ransom Everglades wish for development of the Project to proceed in a manner which is consistent with the Comprehensive Plan; and WHEREAS, the lack of certainty in the approval of development can result in a waste of economic and land resources, discourage sound capital improvement planning and financing, escalate the cost of housing and development, and discourage commitment to comprehensive planning; and WHEREAS, assurance to a developer that it may proceed in accordance with existing laws and policies, subject to the conditions of a development agreement, strengthens the public planning process, encourages sound capital improvement planning and financing, assists in assuring there are adequate capital facilities for the development, encourages private participation in comprehensive planning, and reduces the economic costs of development; and WHEREAS, the City Commission, pursuant to Ordinance No. 13457 adopted on May 22, 2014, has authorized the City Manager to execute this Agreement upon the terms and conditions set forth below, and the Developer has been duly authorized to execute this Agreement upon the terms and conditions set forth below. NOW THEREFORE, in consideration of the mutual covenants and agreements hereinafter contained, the Parties mutually agree and bind themselves as set forth herein: Section 1. Consideration. The Parties hereby agree that the consideration and obligations recited and provided for under this Agreement constitute substantial benefits to both Parties and thus adequate consideration for this Agreement. Section 2. Rules of Legal Construction. For all purposes of the Agreement, unless otherwise expressly provided: (a) A defined term has the meaning assigned to it; (b) Words in the singular include the plural, and words in the plural include the singular; (c) A pronoun in one gender includes and applies to other genders as well; Page 2 of 14 DRAFT (d) The terms "hereunder", "herein", "hereof', "hereto" and such similar terms shall refer to the instant Agreement in its entirety and not to individual sections or articles; (e) The Parties hereto agree that this Agreement shall not be more strictly construed against either the City or Ransom Everglades, as all Parties are drafters of this Agreement; and (f) The recitals are true and correct and are incorporated into and made a part of this Agreement. The attached exhibits shall be deemed adopted and incorporated into the Agreement; provided, however, that this Agreement shall be deemed to control in the event of a conflict between the attachments and this Agreement. Section 3. Definitions. Capitalized terms which are not specifically defined herein shall have the meaning given in Miami 21. "Agreement" means this Agreement between the City and Ransom Everglades. "City" means the City of Miami, a municipal corporation and a political subdivision of the State of Florida, and all departments, agencies, and instrumentalities subject to the jurisdiction thereof. "Comprehensive Plan" means the comprehensive plan known as the Miami Comprehensive Neighborhood Plan, adopted by the City pursuant to Chapter 163, Florida Statutes (2011), meeting the requirements of Section 163.3177, Florida Statutes (2011), Section 163.3178, Florida Statutes (2011) and Section 163.3221(2), Florida Statutes (2011), which is in effect as of the Effective Date. "County" means Miami -Dade County, a political subdivision of the State of Florida. "Effective Date" means the date of recordation of the executed, original version of this Agreement. "Existing Zoning" means the zoning designation and regulations of the Zoning Ordinance, the City Charter, and the City Code in effect as of the time of the Effective Date of this Agreement. "Land" means the earth, water, and air, above, below, or on the surface, and includes any improvements or structures customarily regarded as land. "Laws" means all ordinances, resolutions, regulations, comprehensive plans, land development regulations, and rules adopted by a federal, state, or local government affecting the development of land. "Parties" mean the Ransom Everglades and the City who are all signatories to this Agreement. "Public Facilities" means major capital improvements, including, but not limited to, transportation, sanitary sewer, solid waste, drainage, potable water, educational, parks and recreational, streets, parking, and health systems and facilities. Page 3 of 14 DRAFT "Ransom Everglades" or "School" means Ransom Everglades School, Inc., a private school in the City. "Ransom Everglades School Upper Campus" means the 11.'1518.396 acres +/- of property located at 3575 and 3551 Main Highway within the City. "Special Area Plan" or "SAP" means the Ransom Everglades School Upper Campus Special Area Plan, including the Regulating Plan and Concept Book. Section 4. Purpose. The purpose of this Agreement is for the City to authorize Ransom Everglades to redevelop the Ransom Everglades School Upper Campus pursuant to the SAP. This Agreement will establish, as of the Effective Date, the land development regulations which will govern the development of the Ransom Everglades School Upper Campus, thereby providing the Parties with additional certainty during the development process. This Agreement satisfies the requirements of Section 3.9.1.f., Miami 21. Section 5. Intent. Ransom Everglades and the City intend for this Agreement to be construed and implemented so as to effectuate the purpose of the SAP, this Development Agreement, Existing Zoning, the Comprehensive Plan, and the Florida Local Government Development Agreement Act, s 163.3220 — 163.3243, Florida Statutes (2011). Section 6. Applicability. This Agreement only applies to the Ransom Everglades School Upper Campus Properties identified in Exhibit "A." Section 7. Term of Agreement, Effective Date and Binding Effect. This Agreement is authorized and governed by Sections 163.3220-163.3242, Florida Statues, known as the "Florida Local Government Development Agreement Act", shall have a term of thirty (30) years from the Effective Date, shall be recorded in the public records of the County, and shall be filed with the City Clerk. The term of this Agreement may be extended by mutual consent of the Parties in writing and subject to a public hearing, pursuant to s. 163.3225, Florida Statutes (2011). This Agreement shall become effective on the Effective Date and shall constitute a covenant running with the land that shall be binding upon, and inure to, the benefit of the Parties, their successors, assigns, heirs, legal representatives, and personal representatives. Section 8. Permitted Development Uses and Building Intensities. (a) Ransom Everglades School SAP Designation. The City has designated certain Property within the District as T3-R Sub -Urban Transect Zone with a NCD-3 Coconut Grove Neighborhood Conservation District Overlay on the official zoning Atlas of the City, pursuant to the applicable procedures in Miami 21. The Regulating Plan and Design Guidelines are attached as Exhibit "B" and provide for any deviations from the underlying regulations of the Zoning Ordinance. In approving the SAP, the City has determined that the uses and intensities of development permitted thereunder are consistent with the Comprehensive Plan and the Existing Zoning. (b) Intensity, Uses, and Building Heights. Page 4 of 14 DRAFT (1) As of the Effective Date and the pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the intensity proposed for the SAP shall be consistent with the intensities permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (2) As of the Effective Date and the pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the Uses proposed for the SAP are permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (3) As of the Effective Date and pursuant to the Ransom Everglades School Upper Campus Special Area Plan, the Heights proposed for the SAP are permitted by the Existing Zoning and are consistent with the Comprehensive Plan. (c) Environmental. The City finds that the proposed development will maintain a significant tree canopy in the area. The Parties agree that Ransom Everglades will comply with the intent and requirements of Chapter 17 of the City Code. Section 9. Prolect Approval. (a) Future Development Review. Future development within the Ransom Everglades School Upper Campus Special Area Plan shall proceed pursuant to the process established in the Regulating Plan and Concept Book, attached as Exhibit "B". The criteria to be used in determining whether future development shall be approved is consistency with the Comprehensive Plan, this Agreement, and substantial compliance the Ransom Everglades School Upper Campus Special Area Plan (b) Prohibition on Downzoninq. (1) The Comprehensive Plan, this Agreement, and the Ransom Everglades School Upper Campus Special Area Plan shall govern the development of the Upper Campus Properties and Additional Property designated part of the SAP for the duration of the Agreement. The City's laws and policies adopted after the Effective Date may be applied to the SAP only if the determinations required by s. 163.3233(2), Florida Statutes (2011) have been made after 30 days written notice to the Developer and after a public hearing or as otherwise provided herein. (2) Pursuant to Section 163.3233(3), Florida Statutes (2011), this prohibition on downzoning supplements, rather than supplants, any rights that may vest to Ransom Everglades under Florida or Federal law. As a result, Ransom Everglades may challenge any subsequently adopted changes to land development regulations based on (a) common law principles including, but not limited to, equitable estoppel and vested rights, or (b) statutory rights which may accrue by virtue of Chapter 70, Florida Statutes (2011). Section 10. Local Development Permits. (a) The development of the Properties and Additional Property in accordance with the SAP is contemplated by Ransom Everglades. Redevelopment of the Properties and Additional Property may require additional permits or approvals from the City, County, State, or Federal government and any division thereof. Subject to required legal Page 5 of 14 process and approvals, the City shall make a good faith effort to take all reasonable steps to cooperate with and facilitate all such approvals, including acting as an applicant. Such approvals include, without limitation, the following approvals and permits and any successor or analogous approvals and permits: (1) Building permits; (2) Certificates of use and/or occupancy; (3) Stormwater Permits; and (4) Any other official action of the City, County, or and other government agency having the effect of permitting development of the Property. (b) In the event that the City substantially modifies its land development regulations regarding site plan approval procedures, authority to approve any plans, buildings, or development on the Properties and Additional Property shall be vested solely in the City Manager, with the recommendation of the Planning Director or any other relevant party. Any such site plan shall be approved if it meets the requirements and criteria of the Existing Zoning, the Comprehensive Plan and the terms of this Agreement. Section 11. Consistency with Comprehensive Plan. The City finds that development of the SAP is in conformity with the Existing Zoning and is consistent with the Comprehensive Plan. In the event that the Existing Zoning or the Comprehensive Plan requires the School to provide additional Public Facilities to accommodate the Project, the School will provide such Public Facilities consistent with the timing requirements of Section 163.3180, Florida Statutes (2010). The School shall be bound by the City impact fees and assessments in existence as of the date of obtaining a building permit, per chapter 13 of the City Code. Section 12. Necessity of Complying with Local Regulations Relative to Development Permits. The Parties agree that the failure of this Agreement to address a particular permit, condition, fee, term license or restriction in effect on the Effective Date shall not relieve the School of the necessity of complying with the regulation governing said permitting requirements, conditions, fees, terms, licenses, or restrictions. Section 13. Archaeological. Due to the Projects location in a high probability Archaeological Conservation Area, the City will require the School to obtain a Certificate to Dig, pursuant to Chapter 23 of the City Code, to dig prior to any ground disturbing activities. Section 14. Historical Environmental Preservation. (a) Due to the contributing nature of the campus' specimen trees to the significance of the site, the School shall present a tree survey provided by a certified arborist describing size and condition of existing trees along with a tree protection plan, tree disposition plan, and mitigation plan to the City's Chief of Environmental Resources for approval. (b) All design related to the built and natural resources of the site shall assure the continued preservation of The Pagoda, the Paul Ransom Cottage, and the specimen trees, based on the designation report's identification of them as contributing resources. Page 6 of 14 DRAFT Section 15. Seawall. The School shall be responsible for any repairs to the seawall im compliance with the standards set forth by the Army Corps of Engineers, Miami 21, and the City Code. Section 16. Student Enrollment. The enrollment of full-time on -site students enrolled in Ransom Everglades School Upper Campus has historically varied between approximately 150- 165 students per grade, due to attrition, international studies and market dynamics. For purposes of this Agreement, the baseline student enrollment is 460-165 students per grade ("Baseline Enrollment") as of the Effective Date of this Agreement and Ransom Everglades agrees not to deviate by more than three ten percent (310%) from this on -site Baseline Enrollment, without seeking an amendment to this Development Agreement. The On -site Baseline Enrollment number does not include students who attend classes remotely, online or via videoconferencinq. Section 17. Civic Space. The Civic Space designated on page B4.17.1 of the Concept Book shall be open for use only during scheduled events and activities. These events include, but are not limited to, state and regional athletic events, community athletic events, and Coral Gables High School swim team events. Ransom Everglades School specifically reserves the right to refuse access to any individual who has not received approval by the School and maintains the right to engage in reasonable security practices consistent with its operation as a school. Access to the Civic Space on Ransom Everglades School Upper Campus will continue to be through security gated access points on Main Highway exclusively. Ransom Everglades may be allowed to close the Civic Space for an extended period of time in the event of security concerns, damage to the facilities or other unforeseen circumstances upon Notice to the City. Section 18. Job Creation and Employment Opportunities. The School shall consult with local and state economic development entities regarding job training and job placement services for area City residents seeking employment opportunities with potential employers, particularly during construction of proposed new buildings. Section 19. Periodic Review (a) The School shall provide the City, on an annual basis, a status of the project in order for the City to conduct an annual review of the Development. This requirement shall commence twelve (12) months after the effective date. (b) During its annual review, the City may ask for additional information not provided by the School. Any information required of the School during the periodic review shall be limited to that necessary to determine the extent to which the School is proceeding in good faith to comply with the terms of this Agreement. (c) If the City finds on the basis of competent substantial evidence that the School has not proceeded in good faith to comply with the terms of the Agreement, the City may terminate or amend this Agreement after providing thirty (30) days written notice to the School pursuant to the provisions of Section 30 stated herein and shall commence a public hearing before the City Commission. Section 20. Emergency Management. The School shall ensure public safety and protection of property within the coastal zone from the threat of hurricanes. The School will review the Page 7 of 14 Formatted: Justified DRAFT Development's potential impact on evacuation times and shelter needs in the event of a hurricane or similar natural disaster. Section 21. Reservation of Development Rights. (a) For the term of this Agreement, the City hereby agrees that it shall permit the development of the Properties in accordance with the Existing Zoning, the Comprehensive Plan and the Agreement. (b) Nothing herein shall prohibit an increase in the density or intensity of development permitted in the SAP in a manner consistent with (a) the Existing Zoning and/or the Comprehensive Plan, (b) any zoning change subsequently requested or initiated by Ransom Everglades in accordance with applicable provision of law or (c) any zoning change subsequently enacted by the City. (c) The expiration or termination of this Agreement shall not be considered a waiver of, or limitation upon, the rights, including, but not limited to, any claims of vested rights or equitable estoppel, obtained or held by Ransom Everglades or its successors or assigns to continue development of the Properties and Additional Propertyy in conformity with Existing Zoning and all prior and subsequent development permits or development orders granted by the City. Section 22. Notices. (a) All notices, demands and requests which may or are required to be given hereunder shall, except as otherwise expressly provided, be in writing and delivered by personal service or sent by United States Registered or Certified Mail, return receipt requested, postage prepaid, or by overnight express delivery, such as Federal Express, to the parties at the addresses listed below. Any notice given pursuant to this Agreement shall be deemed given when received. Any actions required to be taken hereunder which fall on Saturday, Sunday, or United States legal holidays shall be deemed to be performed timely when taken on the succeeding day thereafter which shall not be a Saturday, Sunday, or legal holiday. To the City: City Manager City of Miami 3500 Pan American Drive Miami FL, 33133 With a copy to: City Attorney Miami Riverside Center 444 S.W. 2nd Ave., 9th Floor Miami, FL 33130 To Ransom Everglades: Ransom Everglades School 3575 Main Highway Page 8 of 14 DRAFT Coconut Grove, FL 33133 With Copies to: Shubin and Bass 46 S.W. 1st St., 3rd Floor Miami, FL 33130 (b) Any Party to this Agreement may change its notification address(es) by providing written notification to the remaining parties pursuant to the terms and conditions of this section. Section 23. Exclusive Venue, Choice of Law, Specific Performance. It is mutually understood and agreed by the parties hereto, that this Agreement shall be governed by the laws of the State of Florida, including but not limited to Sections 163.3220-163.3242, Florida Statutes, and any applicable federal law, both as to interpretation and performance, and that any action at law, suit in equity or judicial proceedings for the enforcement of this Agreement or any provision hereof shall be instituted only in the courts of the State of Florida or federal courts and venue for any such actions shall lie exclusively in a court of competent jurisdiction in the County. In addition to any other legal rights, the City and Ransom Everglades shall each have the right to specific performance of this Agreement in court. Each party shall bear its own attorney's fees. Each party waives any defense, whether asserted by motion or pleading, that the aforementioned courts are an improper or inconvenient venue. Moreover, the Parties consent to the personal jurisdiction of the aforementioned courts and irrevocably waive any objections to said jurisdiction. The Parties irrevocably waive any rights to a jury trial. Section 24. Voluntary Compliance. The Parties agree that in the event all or any part of this Agreement is struck down by judicial proceeding or preempted by legislative action, the Parties shall continue to honor the terms and conditions of this Agreement to the extent allowed by law. Section 25. No Oral Change or Termination. This Agreement and the exhibits and appendices appended hereto and incorporated herein by reference, if any, constitute the entire Agreement between the Parties with respect to the subject matter hereof. This Agreement supersedes any prior agreements or understandings between the Parties with respect to the subject matter hereof, and no change, modification, or discharge hereof in whole or in part shall be effective unless such change, modification or discharge is in writing and signed by the party against whom enforcement of the change, modification or discharge is sought. This Agreement cannot be changed or terminated orally. Section 26. Compliance with Applicable Law. Subject to the terms and conditions of this Agreement, throughout the term of this Agreement, Ransom Everglades and the City shall comply with all applicable federal, state, or local laws, rules, regulations, codes, ordinances, resolutions, administrative orders, permits, policies, procedures and orders that govern or relate to the respective Parties' obligations and performance under this Agreement, all as they may be amended from time to time. Section 27. Representations; Representatives. Each party represents to the others that this Agreement has been duly authorized, delivered and executed by such party and Page 9 of 14 DRAFT constitutes the legal, valid, and binding obligation of such party, enforceable in accordance with its terms. Section 28. No Exclusive Remedies. No remedy or election given by any provision in the Agreement shall be deemed exclusive unless expressly so indicated. Wherever possible, the remedies granted hereunder upon a default of the other party shall be cumulative and in addition to all other remedies of law or equity arising from such event of default, except where otherwise expressly provided. Section 29. Failure to Exercise Rights not a Waiver: Waiver Provisions. The failure by either party to promptly exercise any right arising hereunder shall not constitute a waiver of such right unless otherwise expressly provided herein. No waiver or breach of any provision of this Agreement shall constitute a waiver of any subsequent breach of the same or any other provision hereof, and no waiver shall be effective unless made in writing. Section 30. Events of Default. (a) Ransom Everglades shall be in default under this agreement if Ransom Everglades fails to perform or breaches any term(s), covenant(s), or condition(s) of this Agreement which is not cured within thirty (30) days after receipt of written notice from the City specifying the nature of such breach; provided, however, that if such breach cannot reasonable be cured within thirty (30) days, then Ransom Everglades shall not be in default if it commences to cure such breach within thirty (30) days and diligently prosecutes such cure to completion (b) The City shall be in default under this Agreement if the City fails to perform or breaches any term, covenant, or condition of this Agreement and such failure is not cured within thirty (30) days after receipt of written notice from the Ransom Everglades specifying the nature of such breach; provided, however, that if such breach cannot reasonable by cured within thirty (30) days, the City shall not be in default if it commences to cure such breach within thirty (30) days and diligently prosecutes such cure to completion. (c) It shall not be a default under this Agreement if either party is declared bankrupt by a court of competent jurisdiction. All rights and obligations in this Agreement shall survive such bankruptcy of either party. The Parties hereby forfeit any right to terminate this Agreement upon the bankruptcy of the other party. (d) The default of a successor or assignee of any portion of Ransom Everglades rights hereunder shall not be deemed a breach by Ransom Everglades. Section 31. Remedies Upon Default. (a) Neither party may terminate this Agreement upon the default of the other party, but shall have all of the remedies enumerated herein. (b) Upon the occurrence of a default by a party to this Agreement not cured within the applicable grace period, Ransom Everglades and the City agree that any party may seek specific performance of this Agreement, and that seeking specific performance shall not waive any right of such party to also seek monetary damages, injunctive relief, or any other relief other than termination of this Agreement. The City hereby Page 10 of 14 DRAFT acknowledges that any claim for damages under this Agreement is not limited by sovereign immunity or similar limitation of liability. Section 32. Severability. If any term or provision of this Agreement or the application thereof to any person or circumstance shall, to any extent, hereafter be determined to be invalid or unenforceable, the remainder of this Agreement or the application of such term of provision to persons or circumstances other than those as to which it is held invalid or unenforceable shall not be affected thereby and shall continue in full force and effect. Section 33. Assignment, Transfer, & Joinder. This Agreement shall be binding on Ransom Everglades and its heirs, successors, and assigns, including the successor to or assignee. Any such assignee shall assume all applicable rights and obligations under this Agreement. Section 34. Obligations Surviving Termination Hereof. Notwithstanding and prevailing over any contrary term of provision contained herein, in the event of any lawful termination of this Agreement, the following obligations shall survive such termination and continue in full force and effect until the expiration of a one (1) year term following the earlier of the effective date of such termination or expiration of the Term: (i) the exclusive venue and choice of law provision contained herein; (ii) rights of any party arising during or attributable to the period prior to expiration or earlier termination of this Agreement; and (iii) any other term or provision herein which expressly indicates either that it survives the termination or expiration hereof or is or may be applicable or effective beyond the expiration or permitted early termination hereof. Section 35. Lack of Agency Relationship. Nothing contained herein shall be construed as establishing an agency relationship between the City and Ransom Everglades and neither Ransom Everglades nor its employees, agents, contractors, subsidiaries, divisions, affiliates, or guests shall be deemed agents, instrumentalities, employees, or contractors of the City for any purpose hereunder, and the City, its contractors, agents, and employees shall not be deemed contractors, agents, or employees of Ransom Everglades or their subsidiaries, divisions, or affiliates. Section 36. Cooperation; Expedited Permitting; Time is of the Essence. (a) The Parties agree to cooperate with each other to the full extent practicable pursuant to the terms and conditions of this Agreement. The Parties agree that time is of the essence in all aspects of their respective and mutual responsibilities pursuant to this Agreement. The City shall use its best efforts to expedite the permitting and approvals in an effort to assist Ransom Everglades in achieving its development and construction milestones. The City will accommodate requests from Ransom Everglades' general contractor and subcontractors for review of phased or multiple permitting packages, such as those for excavation, site work and foundations, building shell, core, and interiors. In addition, the City will designate an individual within the City Manager's Office who will have a primary (though not exclusive) duty to serve as the City's point of contact and liaison with Ransom Everglades in order to facilitate expediting the processing and issuance of all permit and license applications and approvals across Page 11 of 14 DRAFT all of the various departments and offices of the City which have the authority or right to review and approve all applications for such permits and licenses. (b) Notwithstanding the foregoing, the City shall not be obligated to issue development permits to the extent Ransom Everglades does not only comply with the applicable requirements of the Existing Zoning, the Comprehensive Plan, this Agreement and applicable building codes. Section 37. Enforcement. (a) In the event that Ransom Everglades, their successors, or assigns fail to act in accordance with the terms of the Existing Zoning or this Agreement, the City shall seek enforcement of said violation upon the subject property. (b) Enforcement of this Agreement shall be by action against any parties or person violating, or attempting to violate, any covenants set forth in this Agreement. The prevailing party in any action or suit pertaining to or arising out of this Agreement shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as the Court may adjudge to be reasonable for the services of his/her/its attorney. (c) This enforcement provision shall be in addition to any other remedies available at law, in equity or both. Section 38. Amendment or Termination by Mutual Consent. This Agreement may not be amended or terminated during its term except by mutual agreement of Ransom Everglades and the City and in writing. Prior to any amendment or termination of this Agreement during its term, the City shall hold two (2) public hearings to consider and deliberate such amendment or termination. Section 39. Third Party Defense. The City and Ransom Everglades shall each, at their own cost and expense, vigorously defend any claims, suits or demands brought against them by third parties, challenging the Agreement or the Project, or objecting to any aspect thereof, including, without limitation, (i) a consistency challenge pursuant to Section 163.3215, Florida Statutes (2011); (ii) a petition for writ of certiorari; (iii) an action for declaratory judgment; or (iv) any claims for loss, damage, liability, or expense (including reasonable attorneys' fees). The City and Ransom Everglades shall promptly give the other written notice of any such action, including those that are pending or threatened and all responses, filings, and pleadings with respect thereto. Section 40. No Conflict of Interest. Ransom Everglades agrees to comply with Section 2-612 of the City Code as of the Effective Date, with respect to conflicts of interest. Section 41. No Third -Party Beneficiary. No persons or entities other than Ransom Everglades and the City, their heirs, permitted successors and assigns, shall have any rights whatsoever under this Agreement. Section 42. Counterparts. This Agreement may be executed in two (2) or more counterparts, each of which shall constitute an original but all of which, when taken together shall constitute one and the same agreement. Page 12 of 14 DRAFT NOW, WHEREOF, the City and Ransom Everglades have caused this Agreement to be duly executed. [Signature Pages to Follow] Page 13 of 14 1 DRAFT IN WITNESS WHEREOF, I have hereunto set my/our hand(s) and seal(s) this day of January 20174. RANSOM EVERGLADES SCHOOL, INC. Witness Signature By: Witness Name NAME STATE OF FLORIDA — COUNTY OF MIAMI-DADE The foregoing was acknowledged before me this day of 20 by in his/her capacity as on behalf of Ransom Everglades School, Inc. He is personally known to me and did not take an oath. (Stamp) Signature ATTEST: CITY OF MIAMI, a municipal corporation BY: Todd Hannon, City Clerk Daniel J. Alfonso, City Manager APPROVED AS TO FORM AND CORRECTNESS: Victoria Mendez City Attorney Page 14 of 14 Ransom Everglades School Upper Campus Special Area Plan A.12. City of Miami Ordinance 13456 4,0 City of Miami Certified Copy City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 14-00056ap Enactment Number: 13456 AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING WITH CONDITIONS, PURSUANT TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, THE REZONING OF CERTAIN PARCELS FOR THE DEVELOPMENT OF APPROXIMATELY 11.45 ACRES FOR THE "RANSOM EVERGLADES SCHOOL UPPER CAMPUS SPECIAL AREA PLAN" ("SAP"), AN EDUCATIONAL FACILITY, LOCATED AT APPROXIMATELY 3552, 3575, AND 3695 MAIN HIGHWAY; AND 3171, 3173, 3175, AND 3183 ROYAL ROAD, MIAMI, FLORIDA; THE AMENDMENT PROPOSES: A) ADDING APPROXIMATELY 66,040 GROSS SQUARE FEET OF BUILDING AREA SPLIT AMONG THREE (3) NEW BUILDINGS FORATOTAL OF 216,451 GROSS SQUARE FEET; B) INCREASING CIVIC SPACE BY 16,338 SQUARE FEET FORATOTAL OF 141,662 SQUARE FEET; AND C) INCREASING GREEN SPACE BY 10,043 SQUARE FEET FOR A TOTAL OF 151,502 SQUARE FEET; THE SQUARE FOOTAGES ABOVE ARE APPROXIMATE AND MAY INCREASE OR DECREASE UP TO TEN PERCENT (10%) PURSUANT TO ARTICLE 7, SECTION 7.1.2.5.A.28 OF THE MIAMI 21 CODE; MAKING FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW; PROVIDING FOR BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the "Ransom Everglades Upper Campus" is an 11.45± acres proposal qualifying as a Special Area Plan ("SAP") as per Article 3, Section 3.9 of the Miami 21 Code, generally bound by Main Highway to the Northwest, the property identified as 3551 Main Highway to the Northeast, Biscayne Bay to the Southeast, and Royal Road and the property identified as 3187 Royal Road to the Southwest; and WHEREAS, the above location housing the "Ransom Everglades School Upper Campus" is currently an existing and operating institution for over 100 years; and WHEREAS, the current institution condition needs to improve and update constantly to meet the most advanced levels of education; and WHEREAS, the requested amendment will facilitate the Master Planning of the Upper Campus, providing for the removal and renovation of some existing structures, allowing for the creation of additional green open space, preserving existing tree canopies and historic buildings, promoting the development of innovative LEED certified state of the art classrooms, and promoting a sustainable campus; and WHEREAS, projects such as this are critically important to the quality of education provided to students and residents of the City of Miami ("City"); and WHEREAS, the Miami Planning, Zoning and Appeals Board ("PZAB"), at its meeting on March 19, 2014, following an advertised public hearing, adopted Resolution No. PZAB-R-14-022 by a vote of eleven to zero (11-0), item no. 1, recommending APPROVAL with conditions of the SAP as follows: City of Miami Page 1 of 7 13456 File Number: 14-00056ap Enactment Number: 13456 The applicant needs to identify appropriate parking for the 58 spaces that were removed due to the proposed expansion; and WHEREAS, the City Commission, after careful consideration of this matter deems it advisable and in the best interest of the general welfare of the City and its citizens to amend its Zoning Ordinance as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as fully set forth in this Section. Section 2. The SAP attached hereto, is approved, subject to the conditions specified herein and to the Miami 21 Code, the Zoning Ordinance, for the City of Miami. Section 3. The SAP includes lower ranking SAP Permits as set forth in the Regulating Plan of the SAP. Section 4. The findings of fact set forth below are made with respect to the subject SAP: a. The SAP is consistent with the adopted Miami Comprehensive Neighborhood Plan, as amended. b. The City Commission further finds that: (1) The SAP will have a favorable impact on the economy of the City; (2) The SAP will efficiently use public transportation facilities; (3) Any potentially adverse effects of the development will be mitigated through compliance with the conditions of this SAP; (4) The SAP will efficiently use necessary public facilities; (5) The SAP will not negatively impact the environment and natural resources of the City; (6) The PROJECT will not adversely affect living conditions in the neighborhood; (7) The SAP will not adversely affect public safety; (8) Based on the record presented and evidence presented, the public welfare will be served by the SAP; and (9) Any potentially adverse effects arising from this development not limited to safety and security, fire protection, solid waste, heritage conservation and trees will be mitigated through compliance with the conditions of this SAP. Section 5. The SAP, inclusive of the Concept Book and Regulating Plan, as approved, shall be binding upon the Applicant and any successors in interest. Section 6. The application for SAP, which was submitted on January 21, 2014, and on file with the Hearing Boards Section of the Planning Department, shall be relied upon generally for administrative interpretations and is incorporated by reference. Section 7. The City Manager is directed to instruct the Planning and Zoning Director to transmit a copy of this Ordinance and attachments to the Applicant upon final approval. Section 8. The Findings of Fact and Conclusions of Law are made with respect to the SAP as described herein and in documents incorporated hereto. Section 9. The SAP for the Ransom Everglades School Upper Campus is granted and approved. City of Miami Page 2 of 7 13456 File Number: 14-00056ap Enactment Number: 13456 Section 10. In the event that any portion or section of this Ordinance or the SAP is determined to be invalid, illegal, or unconstitutional by a court or agency of competent jurisdiction, such decision shall in no manner affect the remaining portions of this Ordinance or SAP which shall remain in full force and effect. Section 11. This Ordinance shall become effective immediately upon its final adoption and signature of the Mayor, following any applicable appeal period. Section 12. The Miami 21 Code, the Zoning Ordinance of the City of Miami, Florida, is hereby amended by adding "Appendix F: RANSOM EVERGLADES SCHOOL UPPER CAMPUS - SAP" to said Ordinance, as follows: APPENDIX F: "RANSOM EVERGLADES SCHOOL UPPER CAMPUS - SAP" Exhibit "A": Legal Description Exhibit "C": Ransom Everglades School Upper Campus SAP Concept Book Exhibit "D": Ransom Everglades School Upper Campus SAP Regulating Plan CONDITIONS: Based on analysis and findings, the City Commission aprpoves the "Ransom Everglades School Upper Campus" SAP with the following conditions: 1) Meet all applicable building codes, land development regulations, ordinances and other laws and pay all applicable fees due prior to the issuance of any building permit. 2) Allow the Miami Police Department to conduct a security survey, at the Department's discretion, and to make recommendations concerning security measures and systems; further submit a report to the Planning Department, prior to commencement of construction, demonstrating how the Police Department recommendations, if any, have been incorporated into the SAP security and construction plans, or demonstrate to the Planning and Zoning Director why such recommendations are impractical. 3) Obtain approval from, or provide a letter from, the Department of Fire -Rescue indicating the Applicant's coordination with members of the Fire Plan Review Section at the Department of Fire -Rescue in the review of the scope of the SAP, owner responsibility, building development process and review procedures, as well as specific requirements for fire protection and life safety systems, exiting, vehicular access and water supply. 4) Obtain approval from, or provide a letter of assurance from, the Department of Solid Waste that the SAP has addressed all concerns of the said Department prior to the obtaining a shell permit or building permit, whichever is obtained first. 5) Comply with the Minority Participation and Employment Plan (including a Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application for Development Approval, with the understanding that the Applicant must use its best efforts to follow the provisions of the City's Minority/Women Business Affairs and Procurement Program as a guide, as applicable. 6) Record the following in the Public Records of Miami -Dade County, Florida, prior to the issuance of any building permit: • Declaration of Covenants and Restrictions providing that the ownership, operation and City of Miami Page 3 of 7 13456 File Number: 14-00056ap Enactment Number: 13456 maintenance of all common areas and facilities will be by the property owner or a mandatory property owner association in perpetuity; and • Record in the Public Records a Unity of Title or a Covenant in Lieu of a Unity of Title, if applicable, subject to the review and approval of the City Attorney's Office. 7) Prior to the issuance of a shell permit or building permit, whichever is first, provide the Planning Department with a recorded copy of the documents mentioned in condition (6) above. 8) Provide the Planning Department with a temporary construction plan that includes the following: • Temporary construction parking plan, with an enforcement policy; • Construction noise management plan with an enforcement policy; and • Maintenance plan for the temporary construction site. Said plan shall be subject to the review and approval by the Planning Department prior to the issuance of any building permits and shall be enforced during construction activity. All construction activity shall remain in full compliance with the provisions of the submitted construction plan. Failure to comply may lead to a suspension or revocation of this SAP. 9) Prior to the issuance of any building permit, the Applicant shall provide the Planning and Zoning Department for review for compliance and further approval: Economic study report inclusive of fiscal impact (magnitude and time of the investment, FTE average during construction period, current and future employment, recurrent city taxes or exception statement). Environmental Impact Statement for lots included in SAP site, including the coastal part of the bay abutting the site. Sufficiency Letter from the City of Miami Office of Transportation. Conservation Assessment Report (project location is within a high Archeological Probability Zone) A Certificate to Dig, pursuant to Chapter 23 of the City Code, prior to any ground disturbing activities. A tree survey provided by a certified arborist describing size and condition of existing trees along with a tree protection plan, tree disposition plan, and mitigation plan to the City's Chief of Environmental Resources for approval. All design related to the built and natural resources of the site shall assure the continued preservation of The Pagoda, the Paul Ransom Cottage, and the specimen trees, based on the designation report's identification of them as contributing resources. REGULATING PLAN 1. The SAP has to be consistently called Ransom Everglades School Upper Campus - SAP in City of Miami Page 4 of 7 13456 File Number: 14-00056ap Enactment Number: 13456 all related documents. 2. Add "SAP Permit" and "Parapets" in definitions. 3. Change Article 5, Section 5.3.2(g) as follow: Determinations with respect to (1) and (2) in the preceding sentence shall be made Director by SAP Permit. 4. Clarify the inconsistency between Illustration 5.3 and Article 4, Table 2 in regards to lot coverage. 5. Keep the content of Article 2, Section 2.1.1 Title and Purpose. 6. In Article 2, Section 2.1.2: a. Eliminate the new language "This document precedes the final architectural design and detailing, and infrastructure engineering, and therefore it is expected that adjustments may be necessary during implementation phases of design development and construction documents". b. Modify the new language as follows: The SAP is based on the Miami 21 Zoning Code, as amended through April 20123. c. Keep the language in Article 2, Section 2.1.2 (a) and (b). In general, only include language that is being modified. 7. Modify Article 3, Section 3.6 Single -Family Residential District (I) Schools as follows: a. This Section shall apply only to Ransom Everglades School Upper Campus - SAP. b. Clarify or redefine "Building Envelope" definition. c. In I.2(a)Minimum Setback, strike out or not include the last sentence relating to small structures less than 400 square feet. Provide revised set of plans addressing the following comments: COORDINATED REVIEW COMMITTEE COMMENTS 1. Provide a clear differentiation between Civic Space (B4.17) and Green Space (B4.16) for the project and incorporate in the B4.7 (zoning data). 2. Mechanical equipment located on a roof shall be enclosed by a pitched roof with a maximum height of twelve (12) feet, instead of parapets in order to reduce the perceived scale of the building. 3. The development is within a High Probability Archeological Conservation area and will require monitoring and a disposition plan should Archeological resources be found. 4. Pursuant to the easement dedication along Main Highway, please work with Miami -Dade County to verify whether the SAP's proposed setback of 45' needs to change to 35'. Please contact Jeff Cohen or Leandro Ona at Miami -Dade County Public Works. 5. The easement dedication will change the base building line (BBL) requiring it to be updated on the survey and all applicable sheets of the development plan. 6. Provide a queue analysis for the proposed drop-off/pick-up locations. 7. Consider providing an existing parking utilization analysis to demonstrate that the reduced availability would not result in increased drop-off/pick-up traffic. 8. Provide a detailed operational plan for drop-off/pick-up to include the proposed access on Royal Road. 9. Parking Zone H shall be restricted to surface or subterranean parking. If, in the future, a vertical parking component (above grade parking) is required, it shall require review and approval by the Planning and Zoning Department with review and recommendation from Urban Development Review Board (UDRB). 10. Provide a Unity of Title or Covenant in Lieu of Unity of Title for the properties involved. 11. Provide a map indicating elevation of site for FEMA requirements. Address flood zones. 12. Provide Microfilm for all existing buildings to remain. City of Miami Page 5 of 7 13456 File Number: 14-00056ap Enactment Number: 13456 13. Tree removal permit required (tree mitigation) if trees will be removed or relocated. 14. Any demolition requires a waiver per NCD-3 regulations. 15. Sheet B4.7 Site Zoning Summary: a. Revise lot coverage summary. Existing lot coverage of 19.8% should have a total of 98,760 sq.ft. Proposed development of 21.9% should be 109,235 sq.ft. b. Breakdown the parking required. How many students are enrolled in the school? How many 11th and 12th grade students are enrolled in the school? c. Revise the entire proposed development calculation for civic space, green space, pervious space, submerged areas and impervious paving, by including the required zoning submerged areas and impervious paving calculations. d. Note 4) should state that it will not exceed a specific height. Additional comments may be provided upon review of a detailed re -submittal. The City of Miami reserves the right to comment further on the project as details and/or explanations are provided and may revise previous comments based on additional information provided. 10) The Ransom Everglades School Upper Campus SAP includes a Development Review Process which addresses the build out of the individual projects as identified in the Regulating Plan. 11) If the project is to be developed in phases and/or individual specific projects, the Applicant shall submit an interim plan, including a landscape plan, which addresses design details for the land occupying future phases of this Project in the event that the future phases are not developed. Said plan shall include a proposed timetable and shall be subject to review and approval by the Planning and Zoning Director. 12) The applicant shall meet conditions identified in this Ordinance, with the Ransom Everglades School Upper Campus SAP and all applicable regulations from local, state and federal agencies. 13) Within 90 days of the effective date of this Ordinance, record a certified copy of the Development Agreement specifying that the Development Agreement runs with the land and is binding on the Applicant, its successors, and assigns, jointly or severally. THE CITY OF MIAMI SHALL: Establish the operative date of the associated Development Agreement as being thirty (30) days from the date of its final adoption. The final adoption date shall constitute the commencement of the thirty (30) day period to appeal the provisions of the Development Agreement. CONCLUSIONS OF LAW: The Ransom Everglades School Upper Campus SAP, as approved, complies with the Miami Comprehensive Neighborhood Plan as amended, is consistent with the orderly development and goals of the City of Miami, and complies with local land development regulations pursuant to the Miami 21 Code. The proposed development does not unreasonably interfere with the achievement of the objectives of the adopted State Land Development Plan applicable to the City of Miami. Date: APRIL 24. 2014 City of Miami Page 6 of 7 13456 File Number: 14-00056ap Enactment Number: 13456 Date: APRIL 24, 2014 Mover: COMMISSIONER SARNOFF Seconder: VICE CHAIR HARDEMON Vote: AYES: 4 - COMMISSIONER(S) GORT, SARNOFF, SUAREZ AND HARDEMON ABSENT: 1 - COMMISSIONER(S) CAROLLO Action: PASSED ON FIRST READING WITH MODIFICATIONS Date: MAY 22, 2014 Mover: COMMISSIONER SARNOFF Seconder: COMMISSIONER SUAREZ Vote: AYES: 5 - COMMISSIONER(S) GORT, SARNOFF, CAROLLO, SUAREZ AND HARDEMON Action: ADOPTED Date: JUNE 2, 2014 Action: SIGNED BY THE MAYOR I, Todd B. Hannon, City Clerk of the City of Miami, Florida, and keeper of the records thereof, do hereby certify that this constitutes a true and correct copy of Ordinance No. 13456, with attachments, passed by the City Commission on 5/22/2014. September 24, 2014 Deputy Clerk (for Tod . j B. Hann • , City Clerk) Date Certified {1 } This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Mramr Page 7 of 7 13456 14, IS 'o,, .AA, Quo F4V City of Miami Master Report Enactment Number: 13456 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 14-00056ap Version: 4 File Type: Ordinance Reference: Controlling Body: Office of the City Clerk File Name: Special Area Plan - Ransom Everglades Introduced: 1/21/2014 Requester: Cost: Final Action: 5/22/2014 Status: Passed Title: AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING WITH CONDITIONS, PURSUANT TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, THE REZONING OF CERTAIN PARCELS FOR THE DEVELOPMENT OF APPROXIMATELY 11.45 ACRES FOR THE "RANSOM EVERGLADES SCHOOL UPPER CAMPUS SPECIAL AREA PLAN" ("SAP"), AN EDUCATIONAL FACILITY, LOCATED AT APPROXIMATELY 3552, 3575, AND 3695 MAIN HIGHWAY; AND 3171, 3173, 3175, AND 3183 ROYAL ROAD, MIAMI, FLORIDA; THE AMENDMENT PROPOSES: A) ADDING APPROXIMATELY 66,040 GROSS SQUARE FEET OF BUILDING AREA SPLIT AMONG THREE (3) NEW BUILDINGS FORA TOTAL OF 216,451 GROSS SQUARE FEET; B) INCREASING CIVIC SPACE BY 16,338 SQUARE FEET FORA TOTAL OF 141,662 SQUARE FEET; AND C) INCREASING GREEN SPACE BY 10,043 SQUARE FEET FOR A TOTAL OF 151,502 SQUARE FEET; THE SQUARE FOOTAGES ABOVE ARE APPROXIMATE AND MAY INCREASE OR DECREASE UP TO TEN PERCENT (10%) PURSUANT TO ARTICLE 7, SECTION 7.1.2.5.A.28 OF THE MIAMI 21 CODE; MAKING FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW; PROVIDING FOR BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE. Sponsors: Notes: Version 4 has the Scrivener's amendment made by law department and per legal opinion, it may be certified instead of version 3. Indexes: Attachments: 14-00056ap PZAB 03-19-14 Supporting Docs.pdf,14-00056ap PZAB 03-19-14 SAP Binder.pdf,14-00056ap Binder Cover Page and Table of Contents.pdf,14-00056ap Binder Tab A.pdf,14-00056ap Binder Tab B through Tab E.pdf,14-00056ap Binder Tab F.pdf,14-00056ap CC 04-24-14 FR Fact Sheet.pdf,14-00056ap Binder Tab G.pdf,14-00056ap Analysis, Maps, PZAB Reso, & HEPB Reso.pdf,14-00056ap CC Legislation (Version 2).pdf,14-00056ap Exhibit A.pdf,14-00056ap-Exhibit C-SUB.pdf,14-00056ap-Exhibit D-SUB.pdf,14-00056ap-Submittal-Amy Huber -Ransom Everglades Special Area Plan.pdf,14-00056ap CC 05-22-14 SR Fact Sheet.pdf,14-00056ap Cover Page and Table of Contents Revised.pdf,14-00056ap Section A Revised.PDF,14-00056ap Section B-E Final Concept Book Revised.pdf,14-00056ap Section F Revised.pdf,14-00056ap Section G Revised.pdf,14-00056ap-Submittal-Caroline Weiss.pdf,052214 CC Binder Cover Page and Table of Contents.pdf,052214 CC Binder Section A.PDF,052214 CC Binder Section B-E Final Concept Book.pdf,052214 CC Binder Section F.pdf,052214 CC Binder Section G.pdf,14-00056ap - Memo - Scrivener's Error.pdf,14-00056ap - Legislation - SUB.pdf,14-00056ap CC Binder SR 5-22-14.pdf, History of Legislative File Version: Acting Body: Date: Action: Sent To: Due Date: Retum Date: Result: City of Miami Page 1 Printed on 9/24/2014 City of Miami Master Report Enactment Number: 13456 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com Planning, Zoning and Appeals Board 2 Office of the City Attorney 3 City Commission 3 3 3 3 3 Office of the City Attorney City Commission Office of the Mayor 3/19/2014 4/23/2014 4/24/2014 5/21/2014 Recommended Approval with Conditions Reviewed and Approved PASSED ON FIRST READING WITH MODIFICATIONS Review Pending 5/22/2014 ADOPTED 6/2/2014 Office of the City Clerk 6/2/2014 Office of the City Attorney Action Note: 4 Office of the City Attorney Action Note: Signed by the Mayor Office of the City Clerk Signed and Attested by City Clerk 8/25/2014 Reviewed and Approved MODIFICATIONS MADE TO RESOLUTION AND EXHIBIT Pass Pass Pass 9/9/2014 Reviewed and Approved "MODIFICATIONS MADE BY LAW REFLECTING SCRIVENER'S AMENDMENT — SEE SCRIVENER'S ERROR MEMO FOR MORE INFORMATION" City of Miami Page 2 Printed on 9/24/2014 EXHIBIT "A" Ransom Everglades School, Inc. Upper Campus Special Area Plan Legal Index Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TO S/L NE 1/4 SW 1/4 E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 10,000 SOFT 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY3OFT FOR RNV LOT SIZE 9.79 AC M/L 01-4131-045- 0180 426,536 SQFT 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR RNV BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 12,558 SOFT 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 20001 01-4121-049- 0711 9,100 SQFT 5 3173 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY3OFT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,370 SQFT 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11,830 SOFT 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 9,100 SOFT Ransom Everglades School - Upper Campus Special Area Plan Concept Book Coconut Grove, Flonda bowie f gritlley [ architects 14-O0056ap-Exhibit C-SUB ; x: TOOT STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. cirri!, em/ mom IMAMS ^-,11 4E7 "`K. January 17 2014 __ R+'ised February 28, 2014 Revised March 19, 2014 Revised April 1, 2014 SHEET INDEX Section B. Overall Project Description B7. Survey B2. Project Team List B3. Introduction, Vision & History of Ransom Everglades B4.1 Location in the Region & Surrounding Neighborhoods B4.2 Current Site Images B4.3 Special Area Plan Proposed Master Plan Properties B4.4 Special Area Plan Proposed Master Plan Properties and Boundary B4.5 Existing and Proposed Zoning B4.8 Existing and Proposed Future Land Use B4.7 Site Zoning Summary B4.8 Existing Site Condition B4.9 Lot Layers for Existing & Proposed Site Plans B4.10Architectural Signature & Historic Buildings B4 11 Special Area Plan Proposed Master Plan Key Natural Features B4.12 Special Area Plan Proposed Site Plan B4.13 Special Area Plan Proposed Master Plan B4.14 Special Area Plan Proposed Building Plan B4.14.1 Special Area Plan Proposed Building Floorplate and Distance Separations B4.15 Special Area Plan Proposed Building Summary B4.16 Existing and Proposed Green Space B4.17 Existing and Proposed Civic Space B4.18 Known Existing Legal Non -Conformities Section C. Thoroughfares and Circulation Cl Site Circulation Plan C2 Existing and Proposed Loading Circulation Plan C3 Existing Vehicular and Bicycle Parking Plan C4 Proposed Vehicular and Bicycle Parking Plan Section D. Examples and Illustrations D1 Existing and Proposed Sections D2 Existing Section 1 and Proposed Section 1 (E/W) D3 Existing Section 2 and Proposed Section 2 (E/W D4 Existing Section 3 and Proposed Section 3 (N/S) D5 Existing Section 3 and Proposed Section 4 (N/S) D6 Existing Section 3 and Proposed Section 5 (N/S) D7 Proposed N/S Sections through Royal Road D8 Buildings to be Removed and Context Views D8.1 Buildings to be Removed and Context Views (Aerial) D8.2 Context Views A-E D8.3 Context Views F-L D8.4 Buildings to be Removed 1-6 D8.5 Buildings to be Removed 7-8 D9.1 Proposed Details and Materials D92 Proposed Details and Materials Section E. Landscape El Special Area Plan Landscape introduction E2 Campus Character E3 Existing Views: Entry and Parking E4 Existing Views: Central Campus E5 Existing Views: Athletics and Bay E6 Campus Ecology E7Tree Preservation Plan E8 Tree Inventory and Assesment E9 Campus Piacemaking E10 Campus Placemaking Principles Ell Campus Placemaking Principles E12 Landscape Master Plan E13 Landscape Master Plan E14 Campus Master Plan Plant List E15 Green Initiatives E16 Campus Community E17 Proposed Tree Disposition Plan E18.1 Proposed Tree Disposition List E18.2 Proposed Tree Disposition List Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Flonda bowie I gridley architects out.; STUB± TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. CRY OP P5AM1 HF4i.I,:3 CCMOS F _ _ ACJ'SW Dr_ .fv Fl Sheet Index April 1, 2014 1 ; ShubinBass; blgla je r wAtlt6R Elaine A. Mills Trat d ENGINEERING. PC kOBEKr r) BRENNAN ..••.: JEFRE Ransom Everglades School Upper Campus Special Area Plan Team List Ransom Everglades School, Inc. 3575 Main Highway, Miami, Florida, 33133 Ellen Moceri Jim Cowgill Shubin & Bass, PA: Land Usa Attomeys 46 SW 1st Street, 3rd floor, Miami, Florida 33130 John K. Shubin, Esq. Amy E. Huber, Esq. Bowie Gridley. Master Planners and Architects 1010 Wisconsin Avenue. NW. Washington, DC 20007 Calvary S. Bowie, AIA Dennis M. Findley, AIA Sebastian von Marschall, RA, LEED Green Associate Touzet Studio: Architects of Record and LEED Consultants 4565 Ponce De Leon Blvd, Coral Gables, FL 33146 Carlos Prio-Touzet Jacqueline Gonzalez Touzet Walker Parking Consultants: Parking and Circulation Consultants 904 Lindgren Blvd. I Sanibel FL 33957 Tom Butcher, P.E. Elaine Mills: Landscape Consultant 3584 Main Highway Coconut Grove, Florida 33133 Elaine Mills, LLA, RLA, LEED, AP Traf Tech Engineering, Inc.: Traffic Engineer 8400 North University Dnve, Suite 309, Tamarac, Flonda 33321 Joaquin Vargas, P.E. Arboriculture! Consulting Inc.: Consulting Arborist 3047 IGrk Street, Coconut Grove, Florida 33133 Robert D Brennan Studio JEFRE Landscape Architecture 9838 Poplar Place, Orlando, Florida 32827 Jefre, RLA EMoceri@RansomEverglades.org JCowgill@RansomEverglades.org (305) 381-6060 ishubin@shubinbass.com ahuber@shubinbass.com (202) 337-0888 cbowie@bowiegridley.com dfindley@bowlegridley.com smarschall@bowlegridley.com (305)789-2870 carios@touzetstudio.com Jaclue@touzetstudio.com (239)472-5470 Tom.Butcher@walkerparking.com coolestblossom@gmail. com (954) 582-0988 Joaquin@traftech. biz (305) 323-7342 treeguru@mac.com (407) 284-0020 j@jam-org Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects TOP.E1 *ueic TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. CRY tiEarnAP H JF•8 �+sn kr. r i{Cl'E1Y Pr �13_UY ."rCG_ZE sts-- Project Team January 30, 2014 B2 }I]) G AO R0!A PE' 013111 Irypgir (WWI* O PINE KNOT CAMP, COCONUT MOTE, FLOHrDL wu aao roar, OM INCH. Boat House a SchoolHowe. 3 The Pagoda 4 Honeymoon Camp. 5 The Jungalow. 6 Court House. 7 service Camp 8 Farm House. 9 Bam. tO Lodge. u Laundry. 12 Water Tanks and Windmill. The Adirondack- Florida School - Pine Knot Camp Est. 1893 History of Ransom Everglades School Coconut Grove and Pine Knot Camp predate the founding of Miami. In 1893 Paul Ransom first landed in Coconut Grove where he purchased seven and a half acres, next door to IGrk Munroe, famed author, where he could establish a winter residence camp, The Pine Knot Camp, for tutoring the children of some of the most important industrialists of the Gilded Age. It was in this wildemess of pine, oak trees and hammocks of mahogany where Paul Ransom established the first migratory boarding school in the United States, The Adirondack -Florida School, in 1903. A successful lawyer, who graduated from Williams College and founded the Law Review at Harvard University, Paul Ransom's career was cut short when he was diagnosed with Bright's disease. His doctor told him that he needed to leave his native city of Buffalo and seek a more salubrious climate. Mr. Ransom, imbued with the educational philosophies of John Dewey and naturalist John Burroughs, decided to found the school that would be located in the Spring and Fall in the Adirondack mountains at the Meenagha Lodge on Lake Samac and would locate for the winter months on Biscayne Bay in Coconut Grove. In 1903 the Pagoda, the central building of the Adirondack - Florida School in Coconut Grove, was constructed to house the entirety of the school — its classroom, its boarding rooms, its dining area, its cold showers and, above all, its marvelous view of the bay. The Pagoda was a perfect residence for the innovative and creative educational philosophies of Paul Ransom. In his acceptance letter to students that had applied to the school Mr. Ransom noted that there were three Classes of people in this world — those who cared mainly for themselves and had little concem for the lot of others; those who wanted to have fun and seek amusement in all that they did; and those who thought they were in this world 'not so much for what they could get out of it as for what they could put into It.' He only accepted those students who represented the third class and created for them an education that would spur them on to be leaders in their communities, filled with civic virtue and commitment to create a better world Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Much like John Dewey, Paul Ransom felt that students leamed best by doing. His teachers used the Socratic method of asking questions and promoting dialogue that not only formed a mentoring relationship between student and teacher, but also instilled critical thinking, problem solving and well reasoned dialogue on the part of the students. Like John Burroughs, Paul Ransom, while a student at Williams, developed a deep respect for nature and man's relationship with nature. He felt that his young men would test their resilience, self-reliance and true mettle in the wildemess of Coconut Grove and the vast expanse of Biscayne Bay. After vespers on Sunday evening his students would climb aboard their schooner and sail to Key West doing experiments with sea animals and the flora and fauna they encountered. Sailing, in fact, was the original sport of Ransom Everglades, the school on the bay, and to this day, all students must leam to sail in order to graduate from the school. The emphasis on interdisciplinary teaming and outdoor education remains a mainstay of the school's philosophy and curriculum. After founding the school in 1903, Paul Ransom died in 1907 and his wife Alice Carter Ransom, the daughter of the president of Williams College, saw to the maintenance of the school. In 1926 when the Biscayne Bay campus was decimated by a hurricane that blew away the wonderful boathouse on the bay, Alice rallied the old boys" to rebuild the school. She appointed a seven -member Board of Trustees in 1926 and they hired Kenneth Wilson to be the Headmaster from 1931-1942. And in 1942, during World War II, the Board voted to suspend the operations of the school because the men who were the professors went off to war. The Adirondack - Florida School re -opened In 1947 under the guidance of Pierre Cameron and the total population of the school was nine boys. In 1949 the Board of Trustees decided to close the Adirondack Campus, thus ending the Adirondack - Florida School. CITY CF li1151 HFJJ1«n- WARDS FLA. ': ,1LM=W VA hr?- ,1 II History of Ransom Everglades School bowie I gridley 'architects TOUZET STUDIO January 17 , 2014 View from the School House, Pine Knot Camp Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida evuu bowie I gx idley ' arcbitccts Vr�c TOUZET STUDIO The School House, Pine Knot THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. History of Ransom Everglades School January 17 •2014 03 Dan Leslie Bowden Library and Cameron Hall Ludington Hall In 1950, then, the Ransom School for Boys opened with 52 students imbued with the school's motto of "Obedience to the Unenforceable"— the notion that ethical behavior is not determined by a school's rules and regulations but by one's Inner moral code. The school established itself as one of the pre-eminent independent schools in the State of Florida. The Headmaster, Pierre Cameron, was instrumental in founding the accrediting agency for all Florida independent schools, the Florida Council of Independent Schools, because he wanted the independent schools to represent the high standards of the renowned Eastern independent schools. In 1958 the Board of Trustees hired noted architect Robert Law Weed to plan a long overdue re -vamping of the campus. The Ludington classroom building and Cameron Hall were built at that time. In 1972 the boarding school option was abolished and the Paul C. Ransom School became a day school. And, as in most independent schools of the 70's, the Ransom School for Boys became much more diverse, reflecting the Cuban migration as well as accepting its first African -American student. And in the 70's the first women joined the Ransom School for Boys Board of Trustees. The 70's also represented an era of building on the campus as well as an era of protecting the historic buildings that already existed. A committee of alumni, trustees, friends and parents was formed to oversee the restoration of the Pagoda and to assure its listing on the National Register of Historic Places. At the same time the new Math -Science complex and new swimming pool, designed by renowned architect, Lester Pancoast, was a highlight of the year. It won the Florida Association of Architects 1974 Honor Award. In 1974 the historic merger between Ransom School for Boys and the Everglades School for Girls formed the present Ransom Everglades School. Just as Paul Ransom had founded an educationally innovative school for boys In 1903 and Marie and Ed Swenson had founded an educationally innovative school for girls in 1955, their union in 1974 represented the trend towards co-education and away from single sex education. The Everglades School for Girls was, In the 70's, a more innovative school than the Ransom School for Boys. It had a Humanities program combining History, Art and Literature, a very strong Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley !architects TUDI TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. emphasis on the Arts, and a senior outreach program in which the girls volunteered for various social service organizations in Coconut Grove. When the school merged their combined population included 810 students, 64 faculty members and two campuses, the Everglades Campus on Tigertail in Coconut Grove and the Ransom Campus on Main Highway and Biscayne Bay in Coconute Grove. In the merger the school adopted the motto of the Everglades School for Girls — Honor and Excellence. From the merger to the present the history of Ransom Everglades represents an ongoing commitment to excellence in academics, excellence in athletics, excellence in the arts, and excellence in service to the community. To that end both campuses have been the scenes of ongoing building projects. The Student Activity Center on the Upper School campus (the Gymnasium) named for one of our most illustrious alums, Harry Anderson, was opened in 1990. The school broke ground for a second major Upper School building. the Dan Leslie Bowden Library, designed by the Chicago architecture firm of Nagel Hartray, in 1991. The Frank Hogan classroom (the Headmaster at the school) was dedicated on the Middle School campusto housethe new sixth grade class which had been added to the 7th-12th grade school. The new Middle School Science Center, designed by internationally acclaimed architect, Laurinda Spear, (Everglades 1968) and her firm Arqultectonica, was opened and named for the Stamps Family. On the Upper School campus, the new Visual Arts building opened in 1998 and the Performing Ms Center, a state-of-the-art facility that seats 1000 people, opened in May 2000 in time for the commencement. The Auditorium was named the Lewis Family Auditorium. And the first thirteen years of the new century have been a whirlwind of building activity. Between 2000 and 2005 Phase One of the complete renovation of the Middle School campus was completed. The architect, Laudnda Spear, designed the state-of-the-art Media Center as well as relocating the school entrance from Emathia to Tlgertail. In 2008, the Ransom Everglades Middle School Community center, a 45,000 square foot marvel, completed on time and in budget, was dedicated. This complex included a gymnasium, administrative offices, athletic offices, conference rooms, a student activities room tin OF MIMI Kec._•:, r -arms FL'!i «. eg History of Ransom Everglades School January 17 , 2014 B3 Aquatics Center Robert E. Walker Field and six state-of-the-art classrooms. Between 2009 and 2013 the Gymnasium on the Upper School campus was completely renovated, field -turf and lights were installed on the Upper School field and field -turf was installed on the Middle School field. The magnificent new Aquatic Center, with an Olympic -size pool and a community outreach pool, was completed in 2012. At its dedication on February 10, 2012, the mayor of Miami Dade County, Carlos Gimenez, declared that day, Ransom Everglades day, because of the school's commitment to use its incredible resources to serve the community — the mission of the school. While this history has emphasized the school's continuous upgrading of its cumculum, and the facilities that enhance that curriculum, the major focus of Ransom Everglades is always on creating a school experience that develops the full potential of its students. In 1998 the school became a part of the Wickenden Study of eighteen independent schools. This study underscored three unique qualities of Ransom Everglades. In comparison with these other schools Ransom Everglades ranked first in the breadth and depth of its athletic program, its offering in the arts, and its diversity. Because Ransom Everglades has the great fortune of being located on Biscayne Bay and being in a state with a very hospitable climate the school offers the ability to play on teams often found in independent schools, but also to be part of teams — water polo, sailing and crew-• that are not often offered in independent schools. Because of the extraordinary efforts of many members in our community the school was able to build a state-of-the-art Performing Arts Center and Visual Arts Building. With these acquisitions Ransom Everglades greatly expanded its offering in the Arts to include a vast array of opportunities in music and drama performance. The performing arts center today not only serves an important function of the school, but also acts as a community center for the Florida Philharmonic, the Alhambra Orchestra, dance groups and various community citizen groups. In addition to the athletic and arts offerings the school comprises an extremely diverse student body— 56% would %i Ransom Everglades School - Upper Campus Special Area Plan ._,-° Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. be considered students of diversity, At least 46% of the students are of Hispanic origin, 5% are African -American and 5% are Asian -American. Ransom Everglades is indeed a global village. And the Breakthrough program that serves public middle school students with a summer educational and cultural enrichment program and year -long Saturday program ensures that 100% of their students graduate from high school. By receiving a $3.6MM grant from the Knight Foundation, Ransom Everglades was able to expand its program for 240 students to four other independent schools, and, thus, serve 1000 students. This is the largest Breakthrough program In the country. Because of Ransom Everglades' incredible support of community outreach the school was given the National Association of Independent Schools Leading Edge Award for its support of justice and equity. The school also received the Klingenstein Foundation of Columbia University Education in Leadership Award for being one of 23 schools In NAIS to have a Breakthrough program. In this school's last accreditation, done in 2011 by the Southern Association of Independent Schools, Stewart Gully, the President of Woodward Academy in Atlanta and Chair of the Accrediting Committee, had high praise for Ransom Everglades. 'Ransom enjoys a national, if not an International, reputation. The school is a standard-bearer in college prep nationally and regarded for its extracurricular approach and strength in athletics and arts and the quality of its facilities. Ellen is largely responsible both for what Ransom Everglades looks like today as well as for its national reputation. She'sa passionateadvocateforcollege prep education.' CITY OF MAW DOABDS M o FLAT, • History of Ransom Everglades School bowie 1 gridley j architects Oulu Slit, TOUZET STUDIO January 17 , 2014 133 wercicde. Ncticno! •''cr-k Coconut Grove Location In the Region Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 'architects -ouzl TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Surrounding Neighborhoods CITY OF IAeJAI IIEA?44O BOARDS 'r�rlu "' rtl*.�W k1 r•.til� Art, r�4aY:iH.—rP� Location in the Region and Surrounding Neighborhoods January 17 , 2014 B4.1 Location Map 1 Historic Entrance 3 Parking Area Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Flonda THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. 2 Lewis Family Auditorium 4 Ransom Cottage WV OF NAPO OSA BOARDS - 4 ' .4..- .. Current Site Images bowie I gridley 'architects TOUZET STUDIO ' — January 17 , 2014 G.)/ B4 2 5 Ansin Breezeway 8 The Pagoda 6 The Quad 9 Aquatics Center Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridlcy architects TU oars: THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. 7 The Pagoda 10 Harry Anderson Watersports Center TOUZET STUDIO OnY of ItlUMI MFer,+M MAROS pi_ ,d^l.SYf Current Site Images • - January 17 2014 64 LAYER1 SETBACK 3V FROM 1 __ PLaBBL BASE BIILDING UN f It t •j 0,I 1 LAYER 263 SETBACK 1 O' FROM PL &BBL LAYER 1 SETBACK 10'FROM PLasBL PROPERTY UNE r• BASE BUILDING UNE Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. CRY OF IMUSO 11E'111O BOARDS FLANt1 lIEVL-Y! y-- Special Area Proposed Master Plan Properties bowie I gridley I architects nib TOIJZET STUDIO April 1, 2014 B4.3 LAYER 1 SETBACK 3O'FROM — PL BBBL BASE SOLOING LINE LAYER 27.3 SETBACK 10' FRON PL EBBL 1429.02' f- LAYER283 T I.. T� .7 ' 1t ROYAL ROAD ' \ LAYER 1 SETBACK 1O'FROM PL BBBL PROPERTY LINE & <'> BASE BUILDING LINE Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 'architects • TOUZET STUDIO 2 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • 3 `E Avs �117f1 • CITY OP MAUI HEA.^L•:a BOARDS FLFI,S i1I!t!W lEf Special Area Plan Proposed Master Plan Propertles and Boundary April 1, 2014 04 4 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Harkin bowie 1 gridley architects is ND! MUM STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ti xenr*?rk MOM PIA rHJ Y Existing and Proposed Zoning January 17 , 2014 1345 LAVER 1 SETBACK 3CL FROM PL 6BBL j BASE BOLDING UNE LAYER 263 SETBACK f IO'FFRRO+MPL6B0L ' LAYER 1 SETBACK 10' FROM PL 6BBL PROPERTY LINE & BASE BUILDING LINE AL IL, •. a.w .1410 .++a • a. AN .,.. ,. ... , Y e F 14 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 1 UZE bowie 1 c idley !architects STUD; TOUZET STUDIO rr� R ENT 1 A L. THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. it j7--7 1 -149--.7}... �,. COY 0P L'JAUI HEALBSO BOARDS vu z>;L•mE1v t.r JA- Future Land Use (Designation will not be amended) April 1, 2014 84 6 • %su' RANSOM EVERGLADES UPPER SCHOOL : SITE ZONING SUMMARY loom ING STYE DATA • ,.... ..er..-tax..-.....[.. � 1.] Y...'..:...--..SQL.—, ZONING CLASSIFICATION REQUIRED 8Y2DNIN2 irrat , T.. y T3-R with NC0-3 Overlay THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. PROPPMETir * ,"° e7t4 =x+►?-i :i Special Area Plan - Ransom Everglades Upper School TOTAL NET SITE AREA 1140 SCR (Including Submerged Area 30,795 SF) 4913,792 sr Unchanged Undamped 50% max. first floor Unchanged Usd,m,ged BUILDING AREA - GSF In,41I .,SF NA 216,451 GSF ( 66,040 Net New GSF Building Area )• LOT COVERAGE -BUILDING FOOTPRINT SFr" "EX% 19.7630't 249,396 5F 50.0% 109,163 SF•• 21.8853% MAXIMUM NUMBER OF STORIES & HEIGHT Acxxx r, Con* 3i' 'sr�-qvr.+sY' �' w ItigMgP poi.* S-tinasium 3 char* 446' +a sxme; 36',4' to fiat or SETBACKS a. Principal Front - Main Hwy b. Secondary Front - Royal Rd c. Side d. Waterfront ( 67ft. +/ h+C.mer wws 30' 7, eu rvsaHtvppieprg NNowa Varle70-,6' to .5',1 • aturantiganas 3,'20 ft. min PARKING LOADING BERTHS BICYCLE RACK SPACES Qasldng 5pnanx f' 3 lAix,,r43 Loi,* , AV $' each 0 Z x;40", I'f'1acco/no.xonalLm veoll1 tlFrey mow.: dyttgrstit,s. . behind? the .Xnin TiH'git; 2i e*ra fprpoo opt I.: dehvpriev 31,one dumpMer ?ar yard dabrlr, 14 Mkt Rork Spate; a. Prindpal Building, 2 stories and 25 ft. to eave maximum Zones B, C, E, M, 28' max habitable height, 38' max bldg height b, Outbuilding, 2 Zones A, F: 43' 7" max habitable height, 45'-4' max bldg height Zone D:45' max habitable height, 56' max bldg. height Zone K: 55'-6" max habitable height, 56`-6" max bide height 20 ft. min. 10 ft. min. 10 ft. min. 20 ft. min. 30 ft. min. 10ft. min. 27.5' min. 20 ft, min. 197 Parking Spaces a. Schools -Minn. of 1 parking sp far ea. Faarby/Staff (126) b. 1 visitor parking space per 100 students (7 spaces) c. 1 parking space per 5 students In grades 11 and 12. (64) (apprax. 160 students par 11 and 12 grade) 3 Loading Berths a. 3 berths for building areas of 100,000 sf - 250,000 sf) b. 420 if each 11 Bike Rack Spaces a. 1 bike radc space for every 20 car parking spaces CIVIC SPACE (See 84.17) GREEN CIVIC SPACE (See B4.17) GREEN SPACE (See 84.16)••• PERVIOUS PAVING (See 84.16) SUBMERGED AREAS (See B4.16) IMPERVIOUS PAVING (See B4.16) iF 4.6557% 0;49 Arms ..I� aF 41266913 6b% 2,12 Ayes 14 459 SF 28*, 'fro y 25 AO., •EL397 SFF % 0e42 Amer 30,795 aF 0,71 Acres 4 1)70,045 SF 30 r a% 4.9DD Aces 43,v2, 24,940 SF 5.0% 149,637 SF 30.0% • • 30% Min green space for Coconut Grove Neighborhood Conservation Dlsrrld NOTES • I) AD existing hadep s tesura n,4 a to lam of odour wail and cos approximate far plawng purposes. 2) GSF & *0.g areas, dudm coward, aardoor walkways wiewn xe buiNh g footprint. 3) Footprint crew laded* amid, aucdoer wrdkwoys associated with Individual buildings Intl exclude cowed ridewlka 4) Grlc Sporn includes green space permed In A.3 3.6.1.4 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie 1 grid ley !architects on,E TOUZET STUDIO 210 Parking Spaces' • All parking spaces are provided on comma Additional policing spaces on campus may be provided underground or in a parking garage in the parking zone. 3 Loading Zones, 480 sf sea (12' x 40) • • loading zones serve, 1) three small dumpaers behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpsler for yard debris at REP. 14 Bike Radc Spaces 43,172 SF L6553% 0.99 Acres 108,789 SF 21.8105% 2.50 Acres 131,502 SF 30.3738% 3.48 Acres 31,092 SF 6,2335% 0.71 Acres 30,795 SF 6.1739% 071 Acres 144,344 SF 28.9387% 3.31 Acres CITY OP GAJtl HEt.'.ttrl WARDS �oN sY.: Site Zoning Summary OW, kg. April 1, 2014 B4.7 LAYER 1 SETBACK 30 FROM BBL BASE BUWDING LINE'. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida ro�tf: bowie f griclley architects TDUUT STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. CITYWWI MIRi. IG BOARDS TPQ1Y" Existing Site Condition April 1, 2014 R4.B LAYER I 20FROY BBL EASE BROW ME UYFA 1 CERROI 2OFROIBBL BASE B ACR OLHE' WF SEWER FROM RAWL i abstar IIEt BASEBLlOROLME LAY6118E11.0( W RUM B am PREVFFIY WEE BASE MACRO WE lAYER2B3O FEACK FAOUR. BEL LAYB12B08EI91O1 W FRO I L& PA Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida - ,4 200' 0 50' 100' 200' THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Existing Lot Layers (All existing structures comply with Layers 1 and 2) CITY OF BPANI REARMS BOARDS ALAS SCRIM P rmn1 yY.. Proposed Lot Layers (Alt proposed structures comply with Layers 1 and 2) Lot Layers for Existing & Proposed Site Plans bowie I gridley 'architects TUN TOUZET STUDIO March 19, 2014 B4.9 Historic Architectural Features The architecture of historic Ran- som Everglades is one that speaks about its past connection to The Adirondacks, but has been adapt- ed to meet the climate of its place. These features can best be seen in the two original structures- The Pagoda and The Cottage. CORAL ROCK • Another commonly used material is coral rock, found locally on site, and in most of South Florida The Cottage The Pagoda Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley I architects IOr.r ue TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. WOOD SHINGLES • The use of wood shingles to cover the roof structure Is the most common tech- ; pique employed in the historic buildings. WOOD SIDING • The historic facades are mainly clad with wood siding. Much of the original building (siding and interiors was made of Dade ,County Pine. STEEP ROOFS WOOD • Typical of the Adirondacks / Early Florida vemacular Is the steeply pitched wood framed roofs. Historic Architectural Features January 17 . 2014 B4.10 • :•• (h. • ". NIVOLL.4 OrOitorrd miro.ror WIN 1014%1 LiE3 y. ROYAL FFDAD I 7 ) f l " '..‘;'' C.7.:•:._-_-_-fr f DOMINANT TREE CANOPY Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 0211,11911131/ Mr% r.. •. . s • . CORAL BLUFF + DELt THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. taria4M3 • (1 k . •".", • k BISCAYNE BAY Special Area Plan Proposed Master Plan Key Natural Features CITY OF MIAMI ISEXV`r, TrAITOS bowie I gridley !architects TOUZET STUDIO x(4)/ January 17 , 2014 B4.11 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING UNE IAYER283SETBACK 10' FROM Ft 8 BBL L LAYER SETBACK rt.,unwMvgss 10'FROM PLBBBL PROPERTY LINE BASE BUILDING LWE rejladl%J1II] Old i ��I dig 111111 i1iiIt!�� LD OFA A Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. 0' 50' 100' 200' CM OF Mall W A$. CCARDS FLN7 BCVL'W `_..— Special Area Plan Proposed Site Plan bowie I gridley 'architects TOUZET STUDIO April 1, 2014 B4.12 PROPERTY UNE SASE POINT MEASURE PO MALMO 17.11TNOVO - ZONE E - PAGODA PRESETNATION ZONE LAYER 1SETBACK pt:AtiF13s1E.i SETBACK BAND COTTAGE M PAGODAD COTTAGE 7c FROM BBL a4=Rae'ySETBACK E,II.41, 491 TOBE PRESERVED ZONEAB -ae NW, 1jWS1H" MAY-w TAISAL)r a4r..E..,.1my. a a xV Eat NELI r : •r?v ■ ins ZONE" G1 FReer-rr r. ,inG TA, 14:Iiauitirfr . FEMA ' FEMA b FEMAZONEAE ZONE IT 'ZONE X, (EL Is) 1 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. FEMA FLOOD ZONE DESIGNATIONS (MAP REVISED SEPTEMBER 11, 2009) ZONE VE: COASTAL FLOOD ZONE WITH VELOCITY HAZARD WHERE BASE FLOOD ELEVATION IS THE WATER -SURFACE ELEVATION OF THE 1%ANNUAL CHANCE FLOOD ZONEAE SPECIAL FLOOD HAZARD AREA WHERE THE BASE FLOOD ELEVATION IS DETERMINED ZONE X. AREAS OF 02% ANNUAL CHANCE FLOOD; AREAS OF I% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT ZONE X`. AREA OUTSIDE THE 02%ANNUAL CHANCE FLOODPLAIN FEMA ZONE VE (EL 16) Te s weir •- 1 I L Be TIVTO ' . ' ra ue rK ub +a roc .ul >ii%T>71AL : f'r RE REMOVE. Z ik 5'i �•1F ..- ` * rR.� ryg.. .s uNw?Au+O ; ._ vga E HP•fi( ��•NI ,.y,•Rlk.,!^ ,� T10.ESlgWE `'ly 'PRE PRESUMED S �. r' 'i e� °'sF"•, 'L a� Ld:.T13 i` t p V 10 f Iw. } �• j a tL�}W. ,. L ...__ --_ - --- - __ ua. ARCt. 1M FHOT.1 FL A CSL 6A R EIJE/DIlp i$IE A PROPERLY LINE 6GEACCFBi ■ MBA CUT PELOCAPON iCOR8 CITT Ransom Everglades School - Upper Campus Special Area Pan Coconut Grove, Florida bowie l gridley architects sib MUM STUDIO Y .5aR 1 41/L% CITY DP F1ATN !FIN! OCARDS :-4l� E...:6 (yi'(I aaL1'I Special Area Plan Proposed Master Plan April 1, 2014 84-13 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING UNE PROPERLY LINE LAYER 26 9 SETBACK 10' FROM PL 6 BBL aoamwt•'• k9i91sNH1l4YL LAW Rr4L, . LAYER 1 SETBACK wd'wmaocw ' BUILDING LWE 10' FROM PL 6BBL aL"' 6 PROPERTY LINE PROPERTY LINE 6 1 J 10'-O• • CURB CUT BASE BUILDING UNE BUILDING SITES EXISTING BUILDINGS SLATED FOR UPDATES & DWG SYSTEM IMPROVEMENTS NIVGI s&aa6 lV n aemsa anan 1047 • CURB CUT ji417-0' TO PROPERTY UNE EXISTING BUILDINGS SLATE] FOR FUTURE DEMOLITION r Ransom Everglades Schad - Upper Campus Special Area Plan () cc zut Grove, Florid& bowie gricl[ey !architects ' _ TO1l![T STM)10 1 1 NEW BUILDINGS THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. PROPOSED ACCESS NOT TO EXCEED TWENTY (20) FEET UNLESS 11 REQUIRED BY CITY PUBLIC WORKS 0' 50' log 200' OR FIRE DEPARTMENT. CITY OF LPA10 HE". a PMA1a9 FL"�.14^.'.b.,W = .aw Special Area Plan Proposerd Building Plan e April 1, 2014 Er LAYER SETBACK 30' FROM BBL BASE BUILDING UNE LAYER 1 SETBACK leoalmAe<Sl 1T1FROM PL & BBL PROPERTY UNE & BASE BUILDING LNE 1111110A1193 tElmeNCIMCW EXISTING BUILDINGS EXISTING BUILDINGS SLATED FOR UPDATES R SLATED FOR FUTURE — --- BLDG SYSTEM IMPROVEMENTS DEMOL TION •THE PROPOSED DISTANCE SEPARATION BETWEENTHE BUILDINGS REPRESENTS THE INTENDED APPROXIMATE DISTANCE SEPARATIONS BETWEEN PROPOSED AND DIMING BUILDINGS. ^ THE PROPOSED BUILNIG FOOTPRINTS REPRESENT APPROXIMATE BI1NDINGFLOORPLATE DIMENSIONS THE OVERALL BUI DNG AREA WILL NOT EXCEED 21E051 GSF. I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects :"' TOUZET STUDIO NEW BUILDINGS THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. 0' 50' 100' 200' CITY OF Ml MI H?TOINO GOARDS FLAT — • Special Area Plan Proposed Budding Floorplate and Distance Separation April 1, 2014 B4.14 1 RANSOM EVERGLADES UPPER SCHOOL - Master Plan Building Area Summary BUILDING SITES AREA (GSF) BUILDING SITEg1-New Admin Building(2'Stories) Bus Office 1.929 Advancement 3,651 REPS. 678 Daycare 2,527 Reception &Security Office 250 4 Systems.Nlscsoeees.waelor OwnedOrsalatlan 3.277 TOTALS New Building. Area 12,512 BUIL'DINGSFTEIYIA- STEM Building .(3Stories) Remove BurinessOfflce (74445)' Remove Timken (4,213) Remove Daycare (1,236) Remove REND (1,117) Remove Advenumtent (2,2467 STEM.Progmm floors 1-3 39,419 Nd&Synems.Mirr5oeoes. ExteAweweradt7raugmo 6.402 Totaiirem6ved h s2017GSF R5 AtoaLwith90065E remaining 34,664 Total TOTALS Net.NawArea 9ufidbigArea Oral BUILDING SIVEp2 - New Humanities Building 43 Stories) Remora Ludington (12.222) English 7,162 SodelSdence 6,763 World Languages 7,561 rr 1,900 ElynclingSystausAINIscSpace 2,700 TOTALS NetNew Area 13;864 TOM6BultdIngArea 26,086 BUILDING S1TER3 - Existing Buildings Re -purposed, Meth & Sdenee 20.000 3'Starter Marine Silence 1520 1 Stor Bookstore 665 *Start, TOTALS -Armlet Reprogtsmining 27,2as .. BUILDING SITE,g4 - DiningNall Addition New Second Floor' 5,000 TOTALS Net New Area 5,000 TOTALS (Building. Sites 1,1A, 2, 3, 4) EXISTING AREA REMOVED (23,379) GSF EXISTING AREA RE -PURPOSED 22.185 GSF NEW AREA ADDED 89,419 GSF NET NEW AREA ADDED (-!i l Ransom Everglades School - Upper Campus Special Area Plan • Coconut Grove; Florida bowie gridley architects ,j TOUZET STUDIO 66,040 GSF THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. CITY OF MAW Hr-zava mums n o FlArFor ac r▪ ao .rts lwwrw„+C nw�r 1 • .1±_ Special Area Plan Proposed Building Summary January 17. 2014 84 16 141 ‘ Ransom Everglades School - Upper Campus Special Area Plan [:.ocor,ut Growl, Florida bowie I gridley !architects TODZFT STUDIO EXISTING SITE AREA.498,792sf r-'°"" GREEN SPACE 141.459 st 28.4% 149,6370 30.0% REQUIRED BY ZONING SUBMERGED AREA 33,70581 62% EXISTING SITE AREA 498.79261 NgGREEN SPACE 151,502sf 304% (+Z%) 149,637sf 30.0% REQUIRED BY ZONING SUBMERGED AREA 1 130795st 62% THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. E78STINGIMPERVIOUS PAVING Existing Green Space Plan 170,045s1 34.1% nEXISTING PERVIOUS PAVING 18.3076f 3.7% IMPERVIOUS PAVING 144,344s1 28.9% (.62%) EXISTING PERVIOUS PAVING 18,3975f 3.7% NEW PERVIOUS PAVING 126950 25% TOTAL PERVIOUS PAVING 31.09281 62% (+2S%) Proposed Green Space Plan CITY OP MANI REARM GRAMS PUL " REVIEW rr� p+ Sri— r Existing and Propcied Green Space March 19. 2014 :4 18 :may 4-'!.4) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida !.bowie i gri lley l architects ;t TOUZET STU EXISTING SITE AREA 498,79231 r-1 EXISTING LOT COVERAGE 98,578s1 19.8% 249,396sf 50.0%ALLOWABLE MAXIMUM SY ZONING EXISTING SRE AREA 498,792st DOMING LOT COVERAGE 80,632st 16.2% inNEW LOT COVERAGE 28,531st 579E THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. EXISRNG CMC SPACE 43,172sf 8.7% 24,9406F 5.0% REQUIRED BYZONING EXISTING GREEN CIVIC SPACE 92A59at 18.5% illoll PROPOSED CIVIC SPACE 43,172sf 8.7% 24,940SF 5.0% REQUIRED BY ZONING MIPROPOSED GREEN WIC SPACE 108,789sf 21.8%(433%) TOTAL PROPOSED LOT COVERAGE 109163st 21.9% 02.1%) 249,396SF 6QO%ALLOWABLE MAXIMUM BYZONING Existing Civic Space Proposed Civic Space 15.1.4 CITY oa,"Aw tLr-^.0,7;3 COAICS PLATT skiw_zW a+�.w'r..F+w Existing and Proposed Civic Space April 1, 2014 Bd 17 LAYER1 SETBACK 3U FROM BBL BASE BUILDING LINE euv+wa EqR 26' DUSTING CURB CUT LAYER 2 d 3 SETBACK r 1UFROM PL&BBL \ L LAYER? SETBACK 1UFROM PL&BBL PROPERTY UNE BASE BULDING LINE 80' DRIVEWAY)13'-0'- -.35' DRIVEWAY \\\\` 18'-0 10' DRIVEWAY _27-0" GATED EMERGENCY ACFSS EI Ransom Everglades School - Upper Campus Special Area Plan • bowie ! gridley !architects - —-1.r+r r^UZEr Sri' THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. -SEE 0' 50' 100' 200' Known Existing Legs. Non -Conformities April 1, 2014 E 1,U THOUtOJGI. FARES cam. rwr. SECONDARY ROADS PEDESTRIAN fop B$CYi E QIRCULATIQN• Vi KULAP CIRCt14ATIDN ON CAMPUS MOWS) alUali exaw EXISTING BUILDINGS SLUM RIttPuAT SU etoGSYstDaur Romeas EXISTING BUILDINGS suTEI FOR FUTURE Or iCUTIC + =KikROE SBECOME PHMSTRIANTS,AXOWILL 1MMOWBICYCLES C4CEMICE Tit Cuuilws Ransom Everglades School - Lippe, Campus Special Area Plan Coconut Grove. Florida bowie gridley architects TOUZI•T STU1)lti • NEW BUILDINGS THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. J• `e. ttEsrr VPr. SE MI e { ram_ Sit; Circulation Plan Kn March 19. 2014 LOADING ACCESS ON CAMPUS E)OSTWG LOADING AREAS , a,a �E�AAiRRSIDADHaIIT@ Ir' assosseuraaa LOADWG ACCESS ON CAMPUS O EMSTING I nLnINGAREAS PROPOSEDTUREMAN DIMPSIERSLOWNGME tram Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 'THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Existing Loading Circulation Plan CRY OF LIMA HFA V'2 BOARDS FLAttss:iEt.SW 1`f hrle lerC Proposed Loading Circulation Plan Existing and Proposed Loading Circulation Plan bowie I gridley i architects TOUZET STUDIO March 19, 2014 C2 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE �; •1 LAYHLI SETBACK 10. FROM PL BBL ` PROPERTY LINE /I BASEBUIWINGL1NE LAYER 2& 3 SETBACK 10 FROMPLB BBL • d f i STAFF PARKING - STUDENT PARKING VISITOR PARKING 125PAWONGSPACES 127 PARKING SPACES 15 PARKING SPACES 168TOTAL PARKING SPACES ON CAMPUS (INCLUDES ONE DEDICATED SPACE FOR POLICE AND ONE F-041 BUS) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley !architects TOUZET STUDIO L THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. 0' 50' 100' 200' CRY OF L'tA7l1 ulE '1110AHDS I^AtK FM:1:Y w.• ve7 r rr irk Existing vehicular and Bicycle Parking Plan April 1 2014 C3 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE co LAYER 13ETBACK 10PP OM R & BBL PROPFRiYLNE& BASE BUILDING LINE LAYER283SETBACK 10. FROM PL&BILL RoYALROAD STAFF AND STUDENT PARKING 203 PARKENOSPACEs '210 TOTAL PAP1 NG SPACES ON CAMPUS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida ADo CNAL PARKING SPACES ON ®VISITOR PARKING P._ —I CAMPUS NAY OEPRO 7 PARKING SPACES UNDERGROUND OINAPARKING GARAGE IN THE PARKING DONE THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • !. T1'7xa`r'q ' 50' 1 0' CRY OF r. wi MFA77:3 BOARDS FLAWLM1'OIN •v •' .t $- ' 1,Y/ t.n. ., 1 • Proposed Vehicular and Bicycle Parking Plan bowie 1 gridley architects t0U'[E1 •N TOUZET STUDIO MY al 0, April 1, 2014 C4 r r' b L4 L Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. sr"'-r 1 0' 50' 100' 2011' CUT OF MALL 1l!.5r MANDB FLA NLVIAY Y Yogc'c�pc r:t�. ry w, (�I4Krff �-r- Special Area Plan Existing and Proposed Sections bowie I g>r-idley l architects es;a„ TOUZET STUDIO • January 30, 2014 D1 SECTION #1. Longitudinal Section from Main Highway to Biscayne Bay (Existing) Tn.i�ty! I�Iut1ii1111111t k riin�ltlrt. �-r u1 ntAO SECTION #1. Longitudinal Section from Main Highway to Biscayne Bay (Proposed ) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. .SCALST lrfrFSTRYRS ON En MEW ATM RAMP 0,•n rr M n r_r, Kt,/ 40.0roN NT {. •IC...at re.f45T LIX W C NEY.7r." c4 SECIKY! PVC,. LCIEIT WOUND NEWgMW!ffi CRON .STI MONO. CRT OF Evurl HEAeIN^. BOARDS PLAT i:IIt'L!W • . r. sl.fyrl�u� Special Area Plan Existing and Proposed Section 1 (E/W) bowie I gridley !architects TUD TOUZET STUDIO January 17 , 2014 D2 SECTION #2. Longitudinal Section from Main Highway to Biscayne Bay (Existing) SECTION #2 . Longitudinal Section from Main Highway to Biscayne Bay (Proposed ) �i a Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ITY BP Itval HaT^a coaaos PLAN NLVISW ",e — I rec • w.c • di r� Special Area Plan Existing and Proposed Section 2 (E/W) bowie I gridley !architects TOUZET STUDIO January 17 2014 D3 CROSS SECTION #3. East (Existing Condition) CROSS SECTION #3. East (Proposed ) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 1 architects IOU STUD; TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. amDulcau Yt t' •F1Fa'MRVD •1711 !•QVD ALECTE4.44.11 •S-i •RFa'4&VC •xii! NGV6 CRY DFRY.' n Nam; I'M F.DAADS enrw'• TT1J--L Special Area Plan Existing and Propo Section 3 (NIS) Vey January 17 , 2014 D4 CROSS SECTION #4. East (Existing Condition) CROSS SECTION #4. East (Proposed Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley !architects 00210 1 TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. wC Y 4111 &I¢RIL% 4Vn .n n KOVC MT? CAME He.' '' B7ARDS 41kw uic`z-- - Special Area Plan Existing and Propoa—a. n40,0)- 1 January 17 , 2014 D5 rl}^ �i uF:RINC AL.11:4ON:3CL CROSS SECTION 115. East (Proposed) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie 1 grid ley architects TOUZET STUDIO THIS DOCUMENT I5 A SUBSTITUTION TO ORIGINAL, BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. *VA l OM.51Mt •ate rtoca ——•Ip.4'KOVII L" TY OP LILV,11 r loos PLL7qyyyy !^. 1Y � T bNr i� ,. •;.ti� .I Special Area Plan Existing and Propo46Zf'o n N January 17 , 2014 06 CROSS SECTION #6. (Proposed Condition Royal Road at New Stem Building) CROSS SECTION #6. (Proposed Condition Royal Road at New LudingtonBuilding) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie 1 gridley !architects TOUZET STUD10 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Proposed N/S sections through Royal Road April 1, 2014 1/ 07 I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie t griuiley architects OIUTET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. at Context Views Panoramic Context Views nib Buildings to be 0-11114 Removed Carr? 1.1 Buitdirgs to be Removed and ContesdMews April 1. 2014 Cs t-, Context Views Panoramic Context Views Buildings to be Removed Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 'architects 1;`.! TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Buildings to be Removed and Context Views (Aerial) lP YM I8 ir April 1, 2014 Da.1 View A: Main Highway at Royal Road View B: Main Highway looking Northeast (toward downtown Coconut Grove) View C: Main Highway looking Northeast (toward downtown Coconut Grove) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie l gridley 'architects TOUIET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. View D- 5-Story Condo on Main Highway, Northeast of Campus View E: Royal Road from Main Highway .43 Context Views A-E April 1, 2014 oe 2 View F. Royal Road View G: Royal Road toward residential entry across from Campus View H: Royal Road, REPA Building View J: Royal Road, Emergency Access Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 'architects MAC TUDiC TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. View K Neighboring Property, Royal Road View L: Royal Road looking toward Biscayne Bay MY OF WAIF HLtr" '•1 BOARDS Context Views F-L April 1, 2014 08.3 View 1: Business Office, Built 1969 View 2: Timken Hall, Built 1954 View 3: Advancement Office, Built 1960 View 4: REPA (Partial Removal), Built 1940 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie t gridley 'architects sac TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. View 5: Daycare Building, Built 1992 View 6. Ludington Hall, Built 1964 Buildings to be Removed 1-6 April 1 2014 D8.4 �Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie 1 gridley 'architects ft TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. View 7- Math and Science Building, Built 1973 View 8: Math and Science Pavilion, Built 1973 Cm (F eC�w im 7^:1 WARDS Buildings to be Removed 7-8 '11 ICI April 1, 2014 06,5 HISTORICAL PRECEDENT- MATERIALS • Cod rank bested •Ckwl rank ACCEPTABLE BUILDING MATERIAL STANDARDS MOD 6I V ;itS • Wood siting ' Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley , architects TOUZET STUDIO • Meld Cladding WOOD SIDING • Storm eppbeatlen THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • Paints end finishes are nontoxic and law VOC. CITY OF ItIpJV »srewx. MT.rh k{4-•.,.0 4 _ v a Special Area Plan Proposed Details and Matenais Apnl 1 2014 D9.1 BUSTING CAMPUS- Deep overhangs -and covered walkways Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie 1 gr.-Riley architects 1011E TUwL TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • Deep overhags, louvers and operable clerestory windows to provide cross - ventilation. • Arcades and covered walkways Special Area Plan Proposed Details and Materials cr c'r In kf� t rt.�rwia April 1, 2014 09.2 Introduction When the Adirondack -Florida School was established In Coconut Grove by Paul Ransom in 1903, he set it within a wilderness of pine, oak trees and hammocks of mahogany. In striving for excellence, over the intervening 110 years, the School has endeavored to upgrade facilities while maintain- Ing the landscape. The hammock still provides a magnificent haven for people and wildlife. It is this landscape, and its proximity to Biscayne Bay, that continues to Inspire genera- tions of students to think critically, and to seek environmen- tal preservation and justice. Ransom Everglades celebrates the historic landscape, just as It celebrates the historic Pa- goda and Cottage.This proposal seeks to create new green space, and enhance pedestrian circulation by limiting vehic- ular access. The goal is to provide a safe and serene atmo- sphere that is conducive to the interdisciplinary learning and outdoor education that is a hallmark of the school's philoso- phy and curriculum. The following Images depict an extraor- dinary commitment to preserving the environment and the mission of the School, which continues under this Special Area Plan proposal. 0Ransom Everglades School - Upper Campus Special Area Plan ''4' Coconut Grove, Florida bowie ! gridley !architects pUC TOUZET STUDIO •• •- •J EFRE THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Special Area Plan Landscape Introduction LY'Y ('F MALI p� •, •. t• 'AA06 March 19 , 2014 Campus Character Campus Character is defined by the composition, organiza- tion and materials of the campus buildings, landscape and circulation. At Ransom Everglades, there are several unique and memorable places which reside in the minds -eye of students, faculty and staff. These places evoke imagery of large -canopy trees that contain a series of pedestrian path- ways overlooking lawns and histonc Coconut Grove vernac- ular buildings. The high arching branches of mature Gumbo Limbo, Mahogany and Oak trees provide cooling shade, and decorative subtropical hibiscus and lady palm accent small places to sit, talk or study. Some students walk by, while others sit on a bench watching others throw a frisbee on the lawn. In the proposed master plan, every building has a specified necessary location in order to complete a formal composition to create an understandable sense of place. Automobiles are at the edges of the campus to cre- ate a pedestrian oriented campus with canopy trees and shaded architectural loggias, critical for cooling the campus. In short, the overall proposed campus experience was de- signed 10 be more than the sum of its individual parts THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Existing Site and Landscape Plan 1.Secunty 2Audltorium 3.Perfom ing Arts d.Business Office 5.Ransom Cottage B.FIneArts 7.Tlmken Hall 8.Children`s Center 9. REPA 10. Library 11. Cameron Hall 12. Advancement Office 13. Chiller 14. Dining Hall 15. Ludington Hall 16. The Pagoda 17. Marine Science Lab 18. Math -Science 19. Bookstore 20 Gymnasium Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley I architects Ivo TOUZET STUDIO .... •JEFRE Campus Character CTr C/ EOM r�..< • o-nnos March 19 , 2014 E2 Campus Character - Existing Views Entry!Main Highway/Auditorium1Ransom Cottage 1. Entrance from Main Highway 2. Historic Marker 3. Tree Canopy Walkway along Auditorium 4. Interior Parking Lot View to Entry 5. View to Ransom Cottage Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 'architects TOUZET STUDIO ..• ..=•JEFRE THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Existing Views: Entry and Parking March 19 , 2014 E3 Campus Character - Existing Views Fine Arts/Timken HaIVLlbrary/Cameron HalUThe Quad 1. View into Cameron Hall 2. Boardwalk along Fine Arts Building 3. View to Main Quad Entry 4. View into Main Quad 5 The Pagoda and Entrance to Athletics Existing Landscape Character Views Key Plan Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida . _, ;.., • .....yw.. CRY OP ASIAc7 CURDS THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Existing Views: Central Campus bowie 1 gridley 1 architects TOUZETSTUDIO ..• iiii•JEFRE T�ii ^1Ft. 3 �Y March 19 , 2014 e:Y/ E4 Campus Character - Existing Views Athletics 1. Oak Hammock and Boardwalk at Bookstore 2. Raider Plaza 3. Aquatic Center A. Robert E Walker Field 5. Harry Anderson Watersports Center Existing Landscape Character Views Key Plan Ransom Everglades School Upper Campus Special Area Plan Coconut Grove, 'Florida bowie I gridley 'architects . TOUZET STUDIO 47.5701.36 PLV.�,,�.Yi31H THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Existing Views: Athletics and Bay March 19 , 2014 Conservation Ransom Everglades is located in the City of Coconut Grove Ransom Everglades sits on top of the Silver Bluff Ridge that goes from North Miami to Homestead at the top of the lime- stone ridge. Coconut Grove historically is mostly comprised in the plant community known as Hardwood Hammock or also known as Rockiands. Alandscape composed of mixed tropical hardwoods on moist, humus covered limestone, with a diverse understory. The Barnacle State Park illus- trates the type of plant communities that exist in portions on the Ransom Everglades campus. The goal of the landscape plan is to preserve the existing canopy and create new op- portunities to extend the historic landscape in the new quad and other outdoor spaces. Lake Okeechobee THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • •• •• ��.��p... • •••• •• �• �•_� • • Slough Sawgrass Marsh Cypress and Willow Mixed Swamp Forest Hardwood Hammock 41�t Ransom Everglades School - Upper Campus Special Area Plan ' Coconut Grove, Florida bowie I gridley !architects ur ` TOUZET STUDIO .• .• •JEFRE ,TOFMVO, r _ _ Campus Ecology March 19 , 2014 Ea Tree Preservation Protection of the existing historic landscape and hardwood hammock is the ultimate priority of the Landscape Master Plan. Ransom Everglades campus Arborist Robert Brooks has documented all existing trees and created a tree mainte- nance log and program to help determine the health, safety and projected life expectancy of each tree. As new campus infrastructure projects are installed it is the goal to preserve each tree or augment replacement based on site specific condibons and safety concems. .r 4 rularrx i Ali' { aT 7 . en r + Tree Survey Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley i architects THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. rf k. .iei AIL, Tree Preservation Plan TOUZET STUDIO .:.:i •JEFRE 24' err • 1r rA r March 19 , 2014 E7 1 &dorood Conoprpts Erectus 661E 72 Senna Sams Masud= 2171P 144Mehogany Swlatenla 17.34 MY 215Nep Dyads Mesons 171610' 2 Buttonwood Cosaprms Esdus 11720 Clump 73 ChrlstmaspokorAdi40805i6.91910' 145 Sokol Babe palmettos 1610 218 Saba BOW ita w:otl' 30'117 3 Gumbo Limbo Burma Ssaruba 11' 162a 74 Satins Berra blraped8nh 3s 1715' 145Oak OM= MBlmme 172030 217 Antes °ypcbkeour8S 1610 4 Buttonwood Conoutpa Eames 1515 Clump 75 PI8my dais palm Montt I0 aladS 14' Ia 1478ba Sabo, palmetto 1087512 215 Bamboo Baboo= contuse r 25' 10 5 Buttonwood Computes BMus 1S 15 Cheep 75 Royal par Royoterolaps 21' 3022 t46 Oak Qua44a36 40 2640'44 218 Sabel 8ebdpakum 13. 2210 e Almond ComotPap 30' 14 IS Clump 77 ROYMOda Rsy0nua 10515012 57 168OOak atssavY 3o�'444444 211 Antosels 550ms 14 12 Iff vs16'too1a SAbmdor ittal:aanPl 4W.pp30agma 79 Malmgany&pako Blamed*, amedtonla ,nwl ubil 8 Maunder palm Pldaspor adawns 3S 15'6 79 Wm Coots r iaooh90162834' 152 Royal Wm 273640 222 Bs6d oBamboAM ma0511.2T 10 IMmtderplm Pkdtrpr'. alo0ara7.615.6 90Cooat0lps1Cam.wdtos 103028 152R0.Ip46oRM0�e0te163616223Bemtoo 8a 56005055517722a 10 Almond 78nad1Be saapp83a 50'40 61 Cebada poke Oypd+ =bad= 18 15'Cop 153 Saba8s0eipaar45 9.6' 25' 1e 224Mau Dypd46dssmla r 1012 11 Marne.' palm PChespeme deamar 24' 1a 63Anw Coypus tear= 17V Camp iS4A44/444/14423333.S2r 12 226Hbe Sabel polmallo 1167510' 12 GokOurcos*0W4ea 1730 m' 84Nm Dyp4h Seasons 174'G449 15654hd846lpenia 11' 1617 22811393111041 pen/2312.S23'16 13 Buttonwood Cree8p0 Beaus 3010Clump 85Am4= Dyed° Orman 174' CUM 156 Oak Mucus M106daot326456a 227 Baraboo Bm1008.40o926' 10 14 Meander past Ptchomperma Moons 3010 SSAnsu Dypda Mesons 174' Mop 157AIpandarpNm 4'2610 2286Shd Sabel palmate 14 1610 15 Gumbo Unto Bursassbsrb. 11' 2216 67M.r Donis 'toucans 174C>tan0 155Mamder palm 14 IS Chop 229Nr6000.1; 60e0u0061710 16 Gumbo Limbo Bowan Btemnb6102714 55 S6rpkr Ft Raa mesa 1270064 159Cabada palm 1912 Ckerm 230 BBaambboo � 0a6 b6'67117 17 Pmoppos msoop0Y0p 101020' be Royal palm Rtyalwretmpia 1r2T20 160 Royal palm � 14.5"1r277S 232Nm DyBamb o=m mama 19 Java plu„ Sy ryypnpaidmin7840 91 � Ss2S19 1812 Royal pawl 060Rydo44162214 233 Bamboo Bamboo =A 102710 20 Pta apple lots mrbsel16'14' Clump 3s t61a 163 Royal palm RWdod014•25'14 2348bd 5n0d p56m4o 172a 10 21 Spindle pal Clots mob 61vr6WWtdo,9s 1617 833 Ba10ge date Plomda=brads8'1C1C0oy 163 Roy. pato 6ymRoyal palm 0ia 1625 IS 235 Notre. 21 Christmas pen Hym hoto Vo61' 23Chmhhm phyphobe 5nani92716C4 i 06 Comma 0 aysoorlhwll'3520' 186 ROWpalm R0ptoi511.5511601411354 72710 237A44p5ypb.10320820Iff t7/ 24 BrAndie Magnol0 M S.0Oawa 462E t61s 96 866 Fltteed pastel �ilm mlu 16 FMK"0 16m7 OdcR Ou curs Wg161002S635a 22355237 5W SSabel pate0i�95'28710' 24 Magrel5 Maptm500ra0t1ah 258abd844W ptnallo 40010186 WFld4a8m palCa'Yea nm4166Cheep tat oath NnaooMOiiama 11.64062 v98dd1L.Wpalmetto 11.201 29 B50al Sabel phmtlo 10166 FMaS pin CeMSmAh t2'165 t�O4lr Oteniuldrykdaro 19303a 24oBbe Sbai poYnna8511. 25'10 27 Baud 806,l palmetto 1016 6 28 Saba/ Bid palmetto 10'176 29 Sabel Bet* palmetto 1012 6' 30 Mahogany Wotan% mamspod 171640 31 A4roderPOln elmulm 77 24.17 32 Mahogany So/lauds =elegant 10' 2245' 33 Baud Sabel pahneto 14' 141S 34 Gumbo limbo Burma sem■mba 1r 3s 16 35 0a001 SUM p01uW11r 2710' 38 Babe Sid palmetto 101017 37 No tee 39 Oak Outman vYp W se 36 44 60 40 Saba Saba! pMMto 1r 2510 41 Seagram. 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BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. 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Bouam 13s 1215 450 Gumbo 1.mb6 Bunion 14'2715' 457 Guam Lyn o Burma 116 22'16 488 Germ Unix, &N M 42216 489 ()who Lithe liners 14.2315 470GeantO Limbo Bunten BD' 16' 1S 471 Pkrry dole poke Proems 5T6 472 PlplydaspakoPhoa446614 473 Pipoydde pus 0ll0401069' 474 Pipny date Inks Phonier 610' 476 Pl5n7 del. pan P 5051is re 6 6 476Twp0UlMwadTener54 363650 477 Oak O reoa Malmo 62715 478 Oak Onerous ortantena10s 24 15" 479 Oak Deems sagiiana 61710 480 Boon loof prtyaoplryim7' 32 16 4618be Sabel phWh 11.22'16 442 Said Sobel plooa,14.2615 483Gumta lib. paean 3952716 464 Oak Owens 0kmetrr 102520 465 Gumbo Umbo Bursar. 12'2726 4860ak Onerous Arabians 5 106 467Tt0pid bated Tarmkr450' 5566' 456 Pippry dal* arm r 61a Tree Inventory and Assesment March 19 , 2014 EB 0-1604; Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley !architects ne TOUZETSTUDIO •.••.•:•JEFRE CITY OF LIMO as>r +.a mums N THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • i Campus Placemaking March 19 , 2014 r9 Campus Placemaking At Ransom Everglades School, landscape is more than just trees and shrubs. It's about the understanding that landscape open space is an educational programmatic element The proposed master plan seeks to enhance the existing, restore the past and create new inhabitable landscapes. These include student and faculty experience (which is finked to recruiting, retention, successful teaming and school spirit), community relationships, and the limited availability of land. By setting a goal for Ransom Everglades to be a more beautiful place, it will further the mission of academic excellence, community outreach and efficient use of natural resources. Ransom Everglades is not designed as the typical middle -high school where students are isolated into an all-inclusive single large facility with limited outdoor access. Ws master planned as a coUege preparatory campus with a series of academic buildings stitched together by a series of campus quads and interstIlal spac- es. It's an environment where outdoor spaces are used not only for social interaction. but also as a shared educational space The proposed landscape master plan addresses issues and opportunities related to building architecture and open space design and will be organized within the following principles: 1. Place -Making - Desbnatlons, gathering places, open spaces, special purpose -areas, buildings and athletics fields are physical places where people congregate, engage the community and interact socially. 2. Connections — Streets, bike paths, promenades, arcades and walking systems enable mobility and socialization on campus and connections to their communities. 3. Wayfinding — Visitors to the campus and the community need ways to find their destinations. Signs and systems of signage are important to aid these visitors and to minimize the disruption to the neighboring areas. From the streets to the sidewalks, directions and access are necessary. 4. Master Stormwater Systems — Drainage, stormwater management, flood control, hardscape and parking lots should be coordinated to ensure that flood protection is provided and that the stormwater system is an asset for the campus and the community, both functionally and visually. 5. Educational Landscapes — The annual student -led propagules wall and mangrove restoration project are just one visible combination of art and environmental education that embody Paul Ran- som's mission to encourage students to develop a deep relationship with, and respect for, nature. 6. Conservation— Opportunities that exist on -site should be viewed as an opportunity to protect and enhance the landscape and to provide a unique, natural asset for the campus and the community. r:atRansom Everglades School - Upper Campus Special Area Plan ,Coconut Grove, Florida bowie I grit ley 1 architects i ulii• TOUZET STUDIO ....:•JEFRE cUY fiF MAW Nfi11, rR pOAr+D3 FL. tCC W THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Campus Placemaking Principles March 19.2014 E10 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I griclley 'architects rouTh TOUZET STUDIO I.. r:=•JEFRE t av 7M4.0 FLX i1.YY;ry THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Campus Placcmelcdng Principles March 19 , 201i Ell Landscape Master Plan The goal of the landscape master plan is to illustrate a comprehensive system of historic landscapes, inters- tial spaces and new quad within a coordinated system of pedestrian corridors that Gnk the campus together. The circulation framework enhances the pedestrian, bicycle, and transit network within a lush landscape en- vironment The campus master plan provides a strate- gy for new developments that create new landscapes and preserve the existing. The integrated open space system creates a sense of community by enhancing civic meeting points, educational spaces, and support functions of campus wide importance of nature and teaming environments. 1. Proposed Educational Rain Garden 2. Proposed West Quad 3. Existing East Quad 4. Existing Raider Plaza Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley I architects TOUZET STUDIO ...=°-:•JEFRE cxrl or r usx .. -aaoa F4'. dCiTrWI THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. • C: -•-,bps.r Landscape Master Plan March 19 , 2014 Et2 Landscape Master Plan Sustainability addresses the performance of the landscape master plan relative to three indicators: natural systems and habitats. water resources, and energy and emissions. The master plan locates future development in previously disturbed areas avoiding further loss of woodland. It reconnects natural systems and establishes habitat condors. The majority of new buildings are located on sites occupied by surface parking or existing structures. The framework also provides a strategy for reducing run-off and improving water quality on a campus;wide basis. The goal Is to provide strategies for reducing carbon emissions with smart landscape technologies and strategies. 1. l'roposed Main Entry Enhancement art 2. Proposed West Quad Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Flonda bowie I gridley 'architects TOUZET STUDIO . • _._:: •JEFRE CM OF?MI 1@NT rmnnoOS FU.. .t'It THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT Landscape Master Plan March 19 , 2014 E13 Canopy Trees 4116t ,,,,,11,1•CfiviarLon Capella ranieriana Understory Accent Trees Shrubs 1 Groundcovers Tamarind _,;;Aoma j:i."11.-..1C.L: • I P P I 71 . Coastal Coccoplum Chi ysobalantis Icaco Mahogany Swietenia mahogany Palms 1.; Oak Quercus vilalmarm C.mbage. Palms Saba! Palmetto Firebush Cinnamon, Fero Hamelia patens Osmunda cinnamomea Ransom Everglades School - Upper Campus Special Area Plan #6: , Coconut Grove, Florida ti bowie 1 gridley 'architects TUN TOUZET STUDIO •JEFRE THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Bald Cypress Taxodium distichum Ov.Gir Fakt-Ahatclice grass Trir153CUrn oadyloide.p. Shrubs 1 Groundcovers \ At I d Coffee Pini Muhly Grass fvluhlenbatgia capillaris Fioi.d3 butterfly orchid Psychotna nervosa Er.cyclla tampensis CITY Or MIMI ICA,M^. COMBS FLA! REMY., 143•41.44. 44:44'1 Epiphyte Campus Plant List March 19 , 2014 E14 Green Iniatives Landscape Elements that could contribute toward LEED and Sustainable Sites Certification, im- prove the local environment, and offer catalysts for experiential teaching and teaming: 1. Preserve existing vegetation and limit soil compaction dunng construction. 2. Place new vegetation to provide shade to pedestrian areas, cars, vehicles and buildings / uttlity systems to conserve energy and enhance views. 3. Place vegetation for seasonal wind mitigation and channeling of cooling breezes. 4. Limit use of lawns. 5. Specify primanly native plants, and group according to water needs. 6. Provide smart irrigation (drip ! micro emitters), only until establishment where possible, or by hydro zone. 7. Enhance stormwater filtration / infiltration through native plants that are both drought and inun- dation tolerant 8. The sloped site offers potential for solar pump recirculation of stormwater through planted weir system for water cleansing and/or fountains and runnels for aesthetics. 9. Utilize solar panels for shade over paddng and walkways. 10. Place pervious pavement over structural soil adjacent to planting auras in order to increase stormwater storage and tree root capacity, which limits pavement budde from roots 11. Place parking area pervious pavement over stormwater storage vaults for detention / Infiltra- tion. 12. Provide Green Walls with potential for screening, education, and food production. 13. Provide Green Roof with potential for water detention, education and food. 14. Provide Blue Roof and/or cistern with potential for water detention, rain harvesting for irrigation and education. 15. Utilize A/C unit condensate or other gray water for use In irrigation. 16. Provide artful i educational depiction of local water system In pavers. 17. Provide visible & artful stormwater elements, such as sculptural downspouts and kinetic sculp- tures, that activate through wind and water to offer opportunities for education and aesthetics. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie i gridley architects . TOUZET STUDIO ..• ...=•JEFRE THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Green Initiatives March 19,2014 E15 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Flo/ de bowie I gridley I architects TOUZET STUDIO .. ••:a •JEFRE THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Campus Community Quality campus places set a psychological tone, creating Iitelong memories of special years spent at Ransom Everglades. Students (and faculty) want places for inspiration, and the Campus should respond with a mix of large and small places of consistent quality that satisfy a variety of acbvibes. These include special such as commencement ceremonies, student life activities, daily campus interaction and recreation. athletics and intramurals (both for participants and spectators) as well as places for lunch, private conversation and relaxation. study or student/teacherand interaction These functions should be served by pedestrian vehicular circulation systems that are well organized, safe and understandable. The aspects of experience and sense of place cannot be overlooked. It contributes to the health and benefit of the campus, city and region. Campus Community March 19 , 2014 E1B PRO AREAS EXISTING LANDSCAF'E BE MODIFIED (PLEASE SEE 18.1 AND E�DFOR THE LIST OF TREES THAT MAY BE IMPAACTED WITHIN THESE AREAS.) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley !architects 13° c c TOUZET STUDIO THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. OTT Of COM klYr^W 0' 50' 100' 200' .1 ragr- Proposed Tree Disposition Plan April 1, 2014 E17 Ransom Everglades School Upper Campus Special Area Plan Tree Disposition List The existing tree canopy at. Ransom Everglades School is of great significance to the school, and accordingly, Ransom Everglades has designed its proposed Master Plan around this existing canopy so that it remains on the campus as it has for over 110 years. Ransom Everglades retained the services of Robert Brennan, a certified arborist, to evaluate the condition of the trees on the campus and provide guidance during the master planning process. Below please find a list of trees that have been identified as trees that must be removed because they are considered hazard trees due to their current condition (i.e they are sick or decaying) We have also identified other trees on campus that may need to be transplanted to other locabons on the campus or mitigated if necessary Mr. Brennan will continue to work with Ransom Everglades during this process and all provisions of Chapter 17 of the City of Miami Code will be adhered to. Hazardous Trees to be Removed # Common Name Scientific Name OBH (in) Height go Canopy (ft) 20 Pitch apple Clusia rota 8 16 14 22 Christmas palms Vellchia martil6l 22 15 Clump 34 Gumbo Umbo Bursars Simaruba 18 35 18 41 Seagraps Comtoba uvffera 40 30 Clump 52 Gumbo limbo Bursas Simarube 14 25 15 290 Gumbo Unto Bursas Ssnamuba 18 15 15 291 Gumbo Umbo Bursera Mamba 17 15 15 292 Gumbo limbo Bursera Ssnaruba 9 15 12 367 Gumbo Umbo Bursars Sim eruba 17 20 15 375 Mahogany Swietenia mahagoni 28 30 40 456 Gumbo Umbo Bursera Simaruba 16. 15 22 462 Gumbo Umbo BurseraSimanrba 16 22 18 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Potential List of Trees to be Relocated or Mitigated * 12 13 14 15 16 Common Name Oak Buttonwood Alexander palm Gumbo Limbo Gumbo Umbo Scientific Name Quercus virginiana Conocarpus Erectus Ptchospenna elegans OBH (In) 12 4 Height (ft) 30 30 30 Canopy 20 10 10 Clump Bursera Simaruba Bursera Simarube 11 10 22 22 18 18 10 10 20 71 21 roaticmpuo Spindle palm ........_..�_..-- --•-- Hyphorbe versthaltettll 9,5 15 12 23 Spindle palm Hyphorbe verschaffeldi 9.5 18 15 24 Magnolia Magnolia grandlfoda 6 18 20 40 Sabel Sabal palmetto 12 25 10 42 Sabal Sabel palmetto 10 15 10 50 Chinese Fan palm UgusWm luddum 14 18 10 51 Chinese Fan palm Uvistonia dllnensi5 14 18 10 60 Oak Qum virgintana 4 12 10 61 Oak Quenars vlrginiana 4 12 8 67 Royal palm hyphorbe lagenicaulis 15 40 20 116 Triangle palm Dypsis decaryl 6 12 8 117 Triangle palm Dypsis decaryi 6 12 10 118 Alexander palm Ptchosper ma elegans 22 15 Clump 119 Royal palm Roystoniaregia 21 32 18 120 Christmas palms veiuiria martin 25 18 Clump 121 Hurricane palm Dklyosperma album 8 24 18 124 Alexander palm Ptchoapenna elegans 22 22 Clump 128 Bridal vell Caesalpinie granadllo 9 22 32 271 Hurrirne palm Dictyospenna album 8 15 10 273 .Hurricane palm Dkiyosperma album 7 15 12 274 Hurricane palm Dictyosperma album 7 18 12 275- Hurricane palm Dictyoepemnaalbum 8 20 12 278 Hurricane palm Dkiyospenna.album 8.5 15 12 277 Hurricane palm Dictyosperma album 17 22 15 280 Royal palm Roystonia regia 11 20 20 281 Alexander palm ptchcapenna slogans 4 22 12 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 1 architects TOUZET STUDIO Proposed Tree Disposition List April 1, 2014 E161 Potential List of Trees to be Relocated orMibaated 282 283 284 285 288 287 288 289 293 294 338 340 341 342 344 347 348 372 374 390 391 Alexander palm 392 Alexander palm 393 394 Alexander palm 396 397 Sabal Sabel 402 457 Sabal Pencil palm 458 459 460 461 Royal palm Royal palm Loquat 463 Ptchospemia elegans Plehospenna elegana Ptahosperma slogans Sabal palmetto Sabat palmetto Sabal palmetto Alexanderelegena 4 4 4 14 14 16 2 18 20 18 20 25 18 18 12 12 12 10 10 10 8 Humcane palm Hurricane palm Hurricane palm Alexander palm Roystonia regia Roystonia regia Eriobottya japonica Dictyosperma album Dictyosper a album Dlctyosperrna album Ptchosper a elegans 13.5 15.5 9 7 8 8.5 3.6 30 35 12 25 20 18 22 15 15 12 12 12 12 12 Alexander palm Sabel Sabal Oak Royal palm Bismark palm Oak Oak Pt hosper a elegans Saba! palmetto Saba) palmetto Ouerc s virginiana Roystonia regia Bismarlda nobilis 4 12 14 3 6 11.5 15 22 22 12 15 15 10 10 10 10 12 14 Quercus virgiruana Querns virginiana 13.5 6 22 15 20 12 Oak Oak Oak Oak Oak Alexander palm Alexander palm Alexander palm Alexander palm Alexander palm Alexander palm Querns virgmana Querns virgimana Querns vRginiana (Nereus virginana Querns virglniana Ptchosperma elegerrs Ptchospema elegans Ptchospemta elegans Ptchospema elegans Ptchospemra elegans Ptchospenna elegans 5.5 11 8.5 3 4 3 3 3.5 3.5 3.5 3 18 22 22 12 15 18 18 18 16 22 18 15 20 22 6 10 12 12 10 10 12 10 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Potential List of Trees to be Relocated or Mi mated 464 Alexander palm Ptchaspemla elegant;3 18 10 24A Bottle Bush 10 24 20 I 18A Alexander palm Ptthosperma elegans 16 10 Clump 18B Christmas palm Veltchla merrlltil 3 18 10 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects TOUZET STUDIO These trees represent the trees that may be impacted within the areas outlined in E17. CRY OP Baia KBAkCNO BOARDS Pr.ARA RCl3W I Proposed Tree Disposition List April 1, 2014 lTl� E182 SUBSTITUTED it "C" (to 14-00056ap) ncept Book (Please see Tab B thr• h Tab E of the SAP Binder) THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Ransom Everglades School Upper Campus Special Area Plan F. Regulating Plan 14-00056ap-Exhibit D-SUB THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Ransom Everglades School Upper Campus Special Area Plan F1. Article 1 — Definitions of Terms and Uses THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 1. DEFINITIONS AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 1.2 DEFINITIONS OF TERMS This section provides definitions for terms in this Code that are technical in nature or that might not be otherwise reflect a common usage of the word. If a term is not defined in this Article, then the Zoning Administrator shall determine the correct definition of the term. Building Height: The vertical extent of a Building measured in Stefies feet. THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. (If °"\3. Ransom Everglades School Upper Campus Special Area Plan F2. Article 2 — Intent AS ADOPTED - APRIL 2013 2.1 PURPOSE AND INTENT THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 2. GENERAL PROVISIONS RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 2.1.1 Title and Purpose This regulating plan shall be known as the Ransom Everglades School Upper Campus Special Area Plan ("SAP"). a. This Code shall be known as the Miami 21 Code of the City of Miami, Florida. This Code is de clared to be in accord with the Miami Comprehensive Neighborhood Plan, as required by the Local Government Comprehensive Planning and Land Development Regulation Act, Section 163.3161 et seq., Florida Statutes (the "Comprehensive Plan"). A primary purpose of this Code is to implement the Comprehensive Plan. b. It is further the purpose of the Miami 21 Code to promote the public health, safety, morals, convenience, comfort, amenities, prosperity, and general welfare of the City and to provide a wholesome, serviceable, and attractive community, including without limitation protection of the environment; conservation of land, energy and natural resources; improved mobility; more efficient use of public funds; greater health benefits of a pedestrian environment; historic preservation; provision of recreational and open spaces; reduction of sprawl; and improvement of the built environment and human habitat. c. To further the goals and objectives of the Comprehensive Plan and the purpose of this Code, the City is divided into Transect Zones ("T-Zones") of such number, characteristics, area, common unity of purpose, adaptability, or use as will accomplish the goals and objectives of the Compre- hensive Plan and this Code. 2.1.2 Intent The intent of the Ransom Everglades School Upper Campus Special Area Plan is to auide and facilitate the design of a master plan for the Upper Campus: ensure the preservation of the character of the campus: allow for the innovation and modernization of new facilities to replace existing structures: and encourage the creation of additional open green space. The SAP is based on the Miami 21 Zoning Code. as amended through April 2013. Future develop- ment will be consistent with the adopted Concept Book and this Regulating Plan. The Ransom Everglades School Upper Campus SAP shall not create a precedent for the balance of the City of Miami. The alternate standards of this SAP should be considered unique to the property and the existing conditions of the school. 2 AS ADOPTED - APRIL 2013 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 2. GENERAL PROVISIONS RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP ties gfewth- 3 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. �verg►a% EA 0 6rov Ransom Everglades School Upper Campus Special Area Plan F3. Article 3 - General to Zones THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 3. GENERAL TO ZONES AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3.5 MEASUREMENT OF HEIGHT 3.5.1 Unless otherwise specfied herein, the Height of Buildings shall be measured in aeries feet. The height of Fences and walls shall be measured in feet. The Height of Buildings, Fences and walls shall be measured as provided for on pg. B4.13 of the Concept Book. 3.5.2 The maximum Habitable Space and maximum Height of Buildings shall be as provided for on pg. B4.13 of the Concept Book. _ r 3.5.3 Except as specifically provided herein, the Height limitations of this Code shall not apply to any roof Structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors, or similar equipment required to operate and maintain the Building (provided that such Structures shall not cover more than twenty is percent (2010%) of roof area-feri-4-and--T5); nor to church spires, steeples, belfries, monuments, water towers, flagpoles, vents, or similar Structures, which may be allowed to exceed the maximum Height by Waiver SAP Permit; nor to fire or parapet walls, which shall not extend more than five (5) feet above the maximum lit T-4-and-T-5-end-terr(49)-feet h i T6-and-Districts: 4 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3.13 SUSTAINABILITY 3.13.1 General a. Landscape requirements are as required in Article 9 of this Code and the City of Miami Tree Protection regulations of Chapter 17 of the City Code, except that where this Code is more re- strictive than the Tree Protection regulations, this Code shall apply b. All new Buildings of more than 50,000 square feet of Habitable Rooms and Habitable Space in the T5, T6, CI and CS zones shall be at a minimum certified as Silver by the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) standards or equivalent standards adopted or approved by the City. 1. At the time of Building Permit application, the owner shall submit: Proof of registration with the Green Building Certification Institute, or equivalent agency; mod: A signed and sealed affidavit from a LEED Accredited Professional, or applicable designation, stating that the proposed Building is designed to achieve the required certification; and We:. A LEED Scorecard, or equivalent document, identifying anticipated credits to be achieved. 2. At the time of Certificate of Occupancy application, the owner shall submit: WV; Proof of certification by the Green Building Certification Institute, or equivalent agency; g: A bond posted in a form acceptable to the City, in the amount indicated below; jib- Two percent (2%) of the total cost of construction for a 50,000 -100,000 square feet Building; fill: Three percent (3%) of the total cost of construction for a 100,001- 200,000 square feet Building; Diii).: Four percent (4%) of the total cost of construction for any Building greater than 200,000 square feet; or Proof of partial compliance from the Green Building Certification Institute, or applicable agency, which demonstrates the credits presently achieved. In addition, a prorated portion of the full bond amount, as indicated in subsection 2(b) above, shall be posted based on the number of remaining credits needed to meet minimum certification re- quirements. The bond amount to be posted shall be calculated as follows: (credits remaining for certification / credits required for certification) x full bond amount = prorated bond amount) 5 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 3. GENERAL TO ZONES AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3. Forfeiture of Bond A bond under this Section 3.13.1 shall be forfeited to the City in the event that the Building does not meet the for LEED Silver certification or applicable certification. The City will draw down on the bond funds upon failure of the owner to submit proof of LEED Silver certification in a form acceptable to the City within one (1) year of the City's issuance of the Certificate of Occupancy for the Building. If required certification is not achieved but a majority of the credits have been verified, the owner shall forfeit a portion of the bond based on any outstanding credits which shall be calculated as follows: (credits remaining for certification / credits required for certification) x full bond amount = bond amount forfeited If the amount to be forfeited is greater than fifty percent (50%) of the full bond amount, the bond shall be forfeited in its entirety. Funds that become available to the City from the for- feiture of the bond shall be placed in the Miami 21 Public Benefits Trust Fund established by this Code. (m), is Affordable Housing Developments that qualify under Section 3.15, may elect to comply with the sustainability requirements promulgated by the Florida Housing Finance Corporation, or its successor agency, in lieu of the requirements set forth in Section 3.13.1.b above. 11 j. The preservation of Natural Features of land such as trees, vegetation, geological, and other characteristics and the preservation of features of archaeological significance are declared to be in the public interest. Said preservation may justify the relaxation of Set backs or required Off-street Parking by Waiver. The Zoning Administrator shall determine that the trees, vegetation, geological and other natural characteristic, or archaeological features are in the Buildable Area of the Site and not in Setback areas required for the development of the site. 6 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Ransom Everglades School Upper Campus Special Area Plan F4. Article 4 - Standards and Tables AS ADOPTED - APRIL 2013 LOT OCCUPATION a Lin Moe THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 4. TABLE 2 MIAMI 21 SUMMARY RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP AURA L I I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 II 5,000 5.1. min. b Lot Wdh LOt Coverage ROI Floored, d iI1 Widnes on aid d. Floor Int Re o FLR) a Frontage at Noel Setback 1 Green/Open Spam Regubematta g. Gately 5011 min 50% max 1st Fluor and 3rd Floors can not 90 ed the Doorplate of thiL11113out 25% LotAlee min 9-15 dutaae max." BUILDING SETBACK a Primed Fad b Seconday Fad Me d Rea 2011 min. 10 0. min. 5D.min " 20 ft. Din OUTBUILDING SETBACK a Principal Fmd b Secaday Fiore Side dRea 9b- 4040-minrifi-bb PRIVATE FRONTAGES a Cowen Lmm b Porch A Farce Tema aLC d. Forma a Stop f Shopbad g GaSay h Arcade BUILDING HEIGHT (Stedo) a Priced Guide n permitted permitted prohibited prohibited preftibiled prohibited 2-mat A• nmvided rot 90eau 84.13ofthe CarcedtBack. Outbuiding Benxi Height Abdlkg TB T5 a T4 cr1y $mal: y provided far ea'mea B4.13 of the CAn 1255.5991L • Or as modified n Diagram 9 " Note. Refer to Article 5 for Specific Transact Zone Regulations "' Note Bonus shall not be ava able for T6 properties abutting T3 properties (refer to Article 3) 7 AS ADOPTED • APRIL 2013 T3 S B-URBAN IDENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE UVE - WORK WORK - LIVE LODGING BED & BREAKFAST INN HOTEL THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 4. TABLE 3 BUILDING FUNCTION: USES RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP R R R R R R R OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTABUSHMENT CIVIC R R R R COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MAJOR FACIUTY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE 1 UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE 1 HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING 1 VOCATIONAL INDUSTR,:L AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTUR NG AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES E E E E E E STORAGE/ DISTRIBUTION FACILITY W W E E E E E E E E E R Allowed By Right WAilowed By Warrant Administrative Process - CRC (Coordinated Review Committee) E Allowed By Exception: Public Hearing granted by PZAB (Planning, Zoning &Appeals Board) Boxes with no designa:'0n sign.ly Use prohibited. Uses may be further modified by Supplemental Regulations, State Regulations, or other provisions of this Code. See City Code Chapter 4 for regulations related to Alcohol Beverage Service Estab. • Childcare win be allowed by riohtwhen it Is accessory to the orirdde use and services Ransom 8 Everolades employees, AS ADOPTED • APRIL 2013 RESTRICTED THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 4. TABLE 4 DENSITY, INTENSITY AND PARKING: T3 - SUB -URBAN ZONE RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP LIMITED DENSITY (UPA) 19 UNITS PER ACRE RESIDENTIAL Residential Uses are permissible as listed In Table 3, limited by compliance with: • Minimum of 2 parking spaces per principal Dwelling Unit. • Adult Family -Care Homes - Minimum of 1 parking space per staff member and 1 space per 4 residents. • Community Residence • Minimum of 1 parking space per staff member in addition to the parking required for the principal Dwelling Unit. OPEN 9 UNITS PER ACRE 118 UNITS PER ACRE Residential Uses are permissible as listed In Table 3, limited by compliance with: • An Dwelling Units shall be under single ownership • Minimum of 2 parking spaces per principal Dwelling Unll • Minimum of 1 parking space per Ancillary Dwelling Unit. • Adult Family -Care Homes - Minimum of 1 parking space per staff member and 1 space per 4 residents. • Community Residence - Minimum of 1 parking space per staff member In addition to the parking required for the Dwelling Units. Residential Uses are permissible as listed in Table 3, limited by compliance with: • Minimum a12 parking spaces per principal Dwelilng Unit. • Adult Family -Care Homes • Minimum of 1 parking space per staff member and 1 specs per 4 residents. • Community Residence - Minimum of 1 parking space per staff member in addition to the parking required for the Dwelling Units CIVIC Civic Uses are permissible as listed in Table 3. • Minimum of 1 parking space for every 5 seals of assembly use • Minimum of 1 parking space for every 1,000 square beet of exhibition or recreation area, and parking spaces for other Uses as required. Civic Uses are permissible as listed In Table 3. • Minimum of 1 parking space for every 5 seals of assembly use. • Minimum of parking space for every 1,000 square feet of exhibition or recreation area, and parking spaces for other Uses as required Civic Uses are permissible as listed In Table 3. • Minimum of 1 parking space for every 5 seats of assembly use • Minimum of 1 parking space for every 1,000 square feat of exhibition or recreation area, and parking spaces for other Uses as required. CIVIL SUPPORT Civil Support Uses are pemissible as isted In Table 3. • Minimum of parking space for every 800 square feet of CM Support Use. • Minimum of 1 parking space for every 5 seats o1 assembly uses. Civil Support Uses are pemissible as listed In Table 3. • Minimum of 1 parking space for every 800 square feet of Civil Support Use. • Minimum of 1 parking space far every 5 seats of assembly uses. Civil Support Uses are permissible as listed In Table 3. • Minimum of paddng space for every 800 square feet of CM Support Use. • Minimum of 1 parking space for every 5 seats of assembly uses. EDUCATIONAL Educational Uses are permissible as listed In Table 3. • Schools —Minimum of 1 parking space for each faculty or staff member, 1 visitor parking space per 100 students, 1 parking space per 5 students in grades 11 and 12. Educational Uses are permissible as listed in Table 3. • Minimum of parking spaces for every 1,000 square feet of Educational Use. • Schools — Minimum of parking space for each faculty or staff member,1 visitor parking space per 100 students, 1 parking space per 5 students in grades 11 and 12. Educational Uses are permissible as fisted In Table 3 • Minimum of 3 parking spaces for every 1,000 square feet of Educational Use. • Schools — Minimum of 1 parking space for each faculty or staff member, 1 visitor parking space per 100 students, 1 parking space per 5 students in grades 11 and 12 9 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Ransom Everglades School Upper Campus Special Area Plan F5. Article 5 - Specific to Zones THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 5. SPECIFIC TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 5.3.2 Building Configuration (T3) e. Building Heights shall be measured jn feet as provided for on page B4.13 of the Concept Book. f. Mechanical equipment shall be located within maximum building height and shall be wholly concealed from view. Sustainable equipment (i.e. solar panels. water cisterns. etc.) shall be located within the maximum building height and may be visiable with SAP permit. Mechanical equipment located on a roof above forty-five 1(45) feet shall be screened by a pitched roof. ert-a g. Existing fences and walls shall be deemed to be legal and conforming in all respects with the provisions of this Ordinance, They may be replaced and/or improved at their existino location and to their existing heights. New fences and walls may be erected on the property provided: (1) the heights and setbacks are consistent with the heights and setbacks existing at the time of SAP adoption. and (2) the design and materials are compatible with the existing design and materials. Determinations with respect to (1) and (2) in orecedina sentence shall be made by SAP Permit. feet: 5.3.4 Parking Standards (T3) a. Vehicular parking shall be required as shown in Article 4, Tables 4 and 5. b. Parking may be accessed by an Alley when such is available. c. Covered parking and garages and at least fifty percent (50%) of required parking shall be located within the Second and Third Layers as shown in Article 4, Table 8; in T3-R and T3-L a maximum thirty percent (30%) of the width of the Facade may be covered parking or garage. In T3-O cov- ered parking and garages shall be a maximum sixty percent (60%) of the width of the facade. Covered parking and garages shall align with or be set back from the Facade. Driveways and drop-offs including parking may be located within the First Layer. d. The maximum width at the Property Line of a driveway on a Frontage shall be twelve twenty- six (+2 feet for T3-R and T3-L and twenty (20) feet for T3-O, unless otherwise required by the City of Miami Public Works and Fire Departments. Up to ¥two separate driveways of up to 10 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 5. SPECIFIC TO ZONES AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP twenty (20) feet each on ene- Royal Road shall have a minimum separation of twenty (20) feet' , unless otherwise required by the Citv of Miami Public Works and Fire Departments. 11 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ILLUSTRATION 5.3 SUB -URBAN TRANSECT ZONES (T3) AS ADOPTED • APRIL 2013 BUILDING DISPOSITION LOT OCCUPATION a. Lot Area 5,000 s.f. min. b, Lot Width 50 ft min. o. Lot Coverage- (total Flaorelate of as Punctilios on sitel 50% max. first floor enty)ind and 3rd Roars can not weed the Boorolate of the 1st Roar d. Floor Lot Ratio (FLR) N/A e. Frontage al front Setback N/A f. Green Space 25% Lot Area min. 9. Density T3 R = 9 dui -do max. T3 L = 9 dulac max. T3 0 =18 dulac max. BUILDING SETBACK RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP a. Principal Front 20 ft. min. b. Secondary Front 101. min. a Sloe 5 fL min. 20% Lot Width total min. d.Rear 20Krdn. 2046mirc b. c.c..ar der, n mf 0-6ide 5lbetbt Re 54-mkt BUILDING PLACEMENT FRONTAGE matted permitted permitted rlereebur permitted ep prehittled 4� ►1� .4 Lap Lap OUTBUILDING PLACEMENT frSitopfnmt prohibited greenery mehibited ItrAreede prellibeed BUILDING HEIGHT a. Principal Budding tem t tVid I .� %� Bali fe1dn 4 I_ 1St ► m 7aa Lay( tatty tare PARKING PLACEMENT 1 Istrarle BUILDING HEIGHT MAX —1- — ;31.', provided for on Dace B4.13 of the HEIGHT Conceot Back. b. Outbuilding As provided for on Dane B4,13 of the Conaat Back. PARKING Facade Width T3R&T3L30%maz T30S0%max � � ^1-1,— MAX i HEIGHT 12 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Ransom Everglades School Upper Campus Special Area Plan F6. Article 7 — Procedures and Nonconformities AS ADOPTED • APRIL 2013 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 7. PROCEDURES AND NONCONFORMiTIES RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 7.1.2.1 Ransom Everglades School Upper Campus Special Area Plan Development Review Process a. SAP Permit All demolition of existing buildings and development of new buildings within the Ransom, Everglades School Upper Campus SAP area shall be approved by a Special Area Permit. The process and criteria for review and approval of an SAP Permit application is set forth below. 1. SAP Permit review and approval process. a. Applications for SAP Permits shall be made on forms provided by the city and. in addition. shall be accompanied by any information reasonably deemed necessary by the Planning Director to render a decision on the subject application. The Planning Director shall review each submitted application for a SAP Permit for completeness. b. The Planning Director shall issue a notice of an intended decision within fourteen (14) calendar days of a determination that the SAP Permit application is complete. The applicant shall have seven (7) calendar days from receipt of the notice of the intended decision to request a conference with the Planning Director to discuss revisions or provide additional information regarding the application, Within ten (10) calendar days of the conference. or if no conference is requested within ten (10) days of the notice of the intended decision. the Planning Director shall issue his decision with written findings and determinations regarding the applicable criteria set forth in this section and anv other applicable regulations as they relate to the application. The applicant and the Planning Director may mutually agree to an extension of time for the issuance of the final decision. The findings and determinations shall be used to approve. approve with condition. or deny the SAP Permit application. c. The Planning Director shall approve. approve with conditions. or deny the SAP Permit application. Approvals shall be granted when the application is consistent with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP. and the terms of the accompanying Development Agreement. Conditional approvals shall be granted when the application requires the imposition of conditions in order to be consistent with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP. and the terms of the accompanying Development Agreement. Denials of applications shall be issued if. in the estimation of the Planning Director, conditions and safeguards have been considered and the application is still found to be inconsistent with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP. and the accompanying Development Agreement. The decision of the Planning Director shall be in writing and shall include an explanation of the code requirements for an appeal of the decision. The Director shall include a citation of the legal authority supporting the denial of an SAP Permit application. 2. SAP Permit Review Criteria. SAP Permit shall be approved if the application is consistent with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP. and its accompanying Development Agreement. 3. SAP Permit Appeal to the Planning. Zoning and Appeals Board. The SAP Permit applicant may appeal the determination of the Planning Director within 13 AS ADOPTED - APRIL 2013 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. ARTICLE 7. PROCEDURES AND NONCONFORMITIES RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP fifteen (15) calendar days of the issuance of a final decision. Appeal of the determination of the Planning Director shall be filed with the Office of Hearing Boards and shall be heard de novo by the Planning. Zoning and Appeals Board. The Board shall determine whether to affirm or reverse the determination of the Planning Director. Should the Board choose to reverse the determination of the Planning Director. where the Planning Director previously denied the SAP Permit. the Board may aoorove the permit as reauested by the applicant or approve with conditions and safeguards necessary to ensure the SAP permits consistency. with the Comprehensive Plan. the Ransom Everglades School Upper Campus SAP. and the terms of the accompanying Development Agreement. The SAP Permit applicant may appeal the ruling of the Planning. Zoning and Appeals Board to the City Commission within fifteen (15) calendar days of the issuance of its ruling. Such appeals shall be filed with the Office of Hearina Boards and shall be considered de novo by the City Commission. The City Commission shall determine whether to affirm or reverse the ruling of the Board. The filing of all appeals shall state the specific reasons for such appeal and shall be made on forms designated by the Office of Hearing Boards together with the payment of any required fee(s). 14 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. Ransom Everglades School Upper Campus Special Area Plan F7. Appendix A — Coconut Grove Neighborhood Conservation District NCD-3 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT NCD-3 3.6 Single -Family Residential District i. Schools This section shall apply only to Ransom Everglades School Upper Campus Special Area Plan (SAP). 1. Building Site A building site shall be defined as one or more Tots or portions of lots that ase aggregated to form a single school site including vacant lots and all permissible accessory uses and struc- tures. Building sites shall not include any portions of land under a different zoning transect, 2. Setbacks fa) Minimum Front Setbacks The minimum front setback shall be thirty (30) feet. Unenclosed porches. entries. or log- oias mav oroiect a maximum of fifteen (15) feet into the minimum required setback of thirty (30) feet. (b) Minimum Side Setbacks The minimum side setback for all principal and accessory buildings shall be ten (10) feet. 3. Height Height within the Ransom Everglades School Upper Campus SAP shall be consistent with B4.13 and B4.14 of the Concept Book. 4. Green Space The minimum green space requirement shall be three -tenths (0.3) times the Lot area. The use of permeable material for surfaces in the required yard mav allow a 25% reduction in the required green space. Civic Space may also be Green Space. 5. Landscaping All landscaping requirements shall comply with Article 9 of Miami 21 and Chapter 17 of the City Code. 6. Additional Requirements fa) Garages and Driveways Ji) Driveways located on Main Highway shall be permitted to have a maximum width of twenty-six (26) feet. unless otherwise required by the City of Miami Public Works and Fire Departments. All other driveways shall be permitted to have a maximum width of twenty (20) feet. unless otherwise required by the City of Miami Public Works and Fire Departments. (ii) A garage structure may be permitted within the Second Layer of the building_site as illustrated on Concept Book page B4.14. 15 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS AS ADOPTED • APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP (iii) Driveways within a single building site shall not be located closer than twenty (20) feet to each other. f b) Fences All fences located on Main Highway shall be buffered with plantmaterial except when said fence is faced or constructed with oolitic limestone. All other fences must provide for landscaping as required in Article 9 of Miami 21 for T3 Zoning transect. 16 S U BSTITUTE D bit "D" (to 14-00056ap) uiating Plan (Please see T- F of the SAP Binder) Ransom Everglades School Upper Campus Special Area Plan A.13. Ransom Everglades School Special Area Plan 2016 Annual Report ShubinBass� PROFESSIONAi ASSOCIATION Via Certified U.S. Mail September 2, 2016 Mr. Daniel J. Alfonso City Manager City of Miami 3500 Pan American Drive Miami. Florida 33133 Re: Ransom Everglades Upper School Special Area Plan 2016 Annual Report Dear Mr. Alfonso: In accordance with Section 19 of the Development Agreement by and between the City of' Miami and Ransom Everglades School, Inc. ("Ransom"), please accept this correspondence as the 2016 Annual Report of'the Ransom Everglades Upper School Campus Special Area Plan. At this time. no development is underway and Ransom remains in compliance with all conditions of approval. Please contact me if you have any questions. Sincerely, y -. -tuber or the firm cc: Victoria Mendez, Esq.. City Attorney Mr. Francisco Garcia, Planning and Zoning Director Mr. Jim Cowgill. Ransom Everglades School Ransom Everglades School Upper Campus Special Area Plan A.14. Proposed Phasing Plan Ransom Everglades School Upper Campus Special Area Plan Proposed Phasing Plan This proposed phasing plan does not reflect the final phasing plan for the Ransom Everglades School Upper Campus. Ransom specifically reserves the right to make modifications and amendments to this proposed phasing plan. Phase Description I Demolition of existing cottage on La Brisa Construction of new parking and renovations to existing parking lot Construction of improved drop-off loop Renovation of La Brisa home and extension of utility lines Demolition of Timken, REPA, Business Office, and Advancement Construction of STEM building Development of New Quad in between STEM and Fine Arts Landscaping of area between Pagoda and Aquatic Center Construction of pedestrian connection between existing campus and La Brisa Improvements/Renovations/redevelopment of Cameron Hall Upgrades to Chiller plant I I Construction of New Building on La Brisa Demolition of existing Dining Hall Creation of The Green and connections to the Quads Development of New Quad on La Brisa III Demolition and Reconstruction of New Ludington Hall Demolition and/or Additions and/or Renovations/Development to La Brisa Wings IV Demolition and/or Additions and/or Renovations/Development of other Buildings Ransom Everglades School Upper Campus Special Area Plan A.15. Code Enforcement Information From: Gonzalez, Silvia Sent: Tuesday, June 13, 2017 4:20 PM To: Garrido, Sergio; Campana, Carlos Cc: Ellis, Jacqueline; Gray, Lakisha Subject: RE: Ransom Everglades -Code violation verification 01-4121-045-0180- no open code violations 01-4121-049-0680- no open code violations 01-4121-000-0130- no open code violations Thank you, Silvia Gonzalez Administrative Aide II Planning and Zoning Department, Hearing Boards Division 305-416-2032 From: Garrido, Sergio Sent: Monday, June 12, 2017 4:56 PM To: Gonzalez, Silvia <SilGonzalez@miamigov.com>; Campana, Carlos <CCampana@miamigov.com> Cc: Ellis, Jacqueline <JEllis@miamigov.com>; Gray, Lakisha <LGray@miamigov.com> Subject: RE: Ransom Everglades -Code violation verification Thank you Silvia... I'm sorry for the missing numbers, here are the correct ones: 01-4121-045-0180 01-4121-049-0680 01-4121-000-0130 Regards, Sergio E Garrido Planner II City of Miami - Planning and Zoning Department Tel: (305) 305 416 1405 Fax: (305) 416-2156 1 From: Gonzalez, Silvia Sent: Monday, June 12, 2017 2:47 PM To: Garrido, Sergio; Campana, Carlos Cc: Ellis, Jacqueline Subject: RE: Ransom Everglades -Code violation verification Sergio, 01-4121-011- 0020- no open code violations 01-4121-045-180- is missing a 1 digit, please review and resend 01-4121-049-0720- no open code violations 01-4121-049-0711- no open code violations 01-4121-049-0710- no open code violations 01-4121-049-0690- no open code violations 01-4121-049-068- is missing a 1 digit, please review and resend Thank you, Silvia Gonzalez Administrative Aide II Planning and Zoning Department, Hearing Boards Division 305-416-2032 From: Garrido, Sergio Sent: Monday, June 12, 2017 12:46 PM To: Campana, Carlos <CCampana@miamigov.com>; Gonzalez, Silvia <SilGonzalez@miamigov.com> Cc: Ellis, Jacqueline <JEllis@miamigov.com> Subject: Ransom Everglades -Code violation verification Good morning Carlos / Silvia As part of the review process for the "Amendment to the previously approved Ransom Everglades SAP" we need your help in verifying Code violations for the properties identified with the following folio Numbers: 01-4121-011- 0020, 01-4121-045-180, 01-4121-049-0720, 01-4121-049-0711, 01-4121-049-0710, 01-4121-049-0690, and 01-4121-049-068. Regards, Sergio E Garrido Planner II City of Miami - Planning and Zoning Department Tel: (305) 305 416 1405 Fax: (305) 416-2156 2 Page 1 of 1 Portal Q Violations c, Letters Q Hearings IT Lot Clearing 0 Comments n c, Initiation Activities E, Images 0To Do List n Liens c, Move Case :, Contacts n Property Information Current Page Case Initiation Address 13552 MAIN HWY Owner (RANSOM -EVERGLADES SCHOOL INC Zone139 Folio I0141210110020 Registered ❑ Lot Registered 11 Case Information 311 Tracking I I . l Owner Address 13552 MAIN HWY Net ID (COCONUT GROVE Case Number Status Where on Property? Submit Ou^ Case Address New Case U Save Add Requestor Move To Legal Folio Description Right of Way? Repeat Offence? Division lSubmit Query Process Received In Compliance Source Request Type) Complaint Type[Submit Query Priority' Inspector Search By: Property_fact Folio Contains: i_ 1 Service Date Closed Date [ �b. r First Inspection Daily Per Diem t . r Last Completed Activity �t _i( Override the Geo Inspector assignment Violations [ Refer To [Submit Ouery Refer Property Folio 0141210110020 giD 0141210110020, 3552 MAIN HWY http://lmprod0llcityviewweb/ceinitiation Case Initiation_alt.aspx?_ufps=788928 9/2/2016 Page 1 of 1 Portal c, Violations Q Letters n Hearings n Lot Clearing fl Comments Initiation EI Activities c, Images E, To Do List ED Liens EI Move Case c, Contacts n Property Information Address13695 MAIN HWY Zone Folio I0141210490720 Registered ❑ Lot Registered Case Information Case Number Status Where on Property? 311 Tracking ) Division (Submit Query Process' source, Request Type' Complaint Type'Submit Query Priority' Inspector' Search By: Property_fact Folio Contains: I v Service Date Owner 'RANSOM SCHOOL INC Owner Address '3695 MAIN HWY Current Page Case Initiation Net ID 'COCONUT GROVE Submit Query Case Address New Case Save Add Requestor Move To Legal Folio Description Right of Way? Repeat Offence? Subntzt Query Received LJ First Inspection Override the Geo Inspector assignment Violations i In Compliance Closed Date Dairy Per Diem Last Completed Activity Refer To'Submit Query Refer Property Folio 0141210490720 0141210490720, 3695 MAIN HWY http://lmprodO1/cityviewweb/ceinitiation_Case_Initiation_alt.aspx?_ufps=636275 9/2/2016 Page 1 of 1 Portal ® Violations © Letters Q Hearings © Lot Clearing 0 Comments q, Initiation n Activities El Images n To Do List n Liens ID Move Case c, Contacts Property information Address'3171 ROYAL RD Zonel39 Folio'0141210490711 Registered 0 Lot Registered Case Information Case Number Status Where on Property? 311 Tracking Division (Submit Query Received Process' LLI Service Date II - Source' First Inspection l� Request Type' I v I Complaint TypelSubm It Query Priority' Inspector) Refer To Submit Query Override the Geo Inspector assignment I,I Current Page Case Initiation Owner 'RANSOM EVERGLADES SCHOOL INC Owner Address '3171 ROYAL RD Net ID 'COCONUT GROVE Case Address LNew Case Save Add Requestor Move To Legal Folio Description Right of Way? Repeat Offence? Search By: Property fact Folio Contains: Violations r In Compliance Closed Date Daily Per Dlem Last Completed Activity Refer Property Folio 0141210490711 0141210490711, 3171 ROYAL RD http://lmprod01/cityviewweb/ceinitiation Case Initiation alt.aspx?iufps=896814 9/2/2016 Page 1 of 1 Portal © Violations n Letters 0 Hearings n Lot Clearing n Comments Initiation c, Activities c, Images G, To Do List 1-1Liens � Move Case QM Contacts RI Property Information Address `3173 ROYAL RD Zone139 Folio I0141210490710 Registered Case Information Case Number 311 Tracking ! Lot Registered ❑ Status Where on Property? Division (Submit Query Case Address Description Current Page Vase Initiation Owner RANSOM EVERGLADES SCHOOL INC Owner Address )3173 ROYAL RD Net ID JCOCONUT GROVE New Case Save Add Requestor Move To Legal Folio Right of Way? Repeat Offence? Received In Compliance Process) Service Date Closed Date �"" Source" 1 First Inspection F Daily Per Diem Request Type' Lei Last Completed Activity Complaint Type'Submit Query Priority) I"J Inspector{ Search By: Property_fact Folio Contains: 1=J Refer To Submit query Override the Geo Inspector assignment Violations Property Folio v 0141210490710 0141210490710, 3173 ROYAL RD Refer http://lmprod01/cityviewweb/ceinitiationCase Initiation_alt.aspx?_ufps=031354 9/2/2016 Page 1 of 1 Portal G, Violations n Letters Q initiation El Activities � images q, Property Information Address13173 ROYAL RD Zonel39 Hearings , Lot Clearing El Comments Q To Do List El Liens El Move Case n Contacts D Fallo'0141210490710 Registered Case Information 311 Tracking 1 Current Page Case Initiation Owner 'RANSOM EVERGLADES SCHOOL INC U Owner Address 13173 ROYAL RD Lot Registered El Case Number Status Division 'Submit Query Process Source) Request Type) Complaint TypelSubmit Query Priority! Inspector] Search By: Property_fact Folio Contains: LJ u Where on Property? Net 1D'COCONUT GROVE amit Qu¢ Case Address New Case Save Add Requestor Move To Legal Folio Description Right of Way? Repeat Offence? Submit Received Service Date 1 First Inspection Li I"J Override the Geo Inspector assignment Violations In Compliance Closed Date Daily Per Diem Last Completed Activity Refer To 'Submit Query Property Folio v 0141210490690 0141210490710, 3173 ROYAL RD Refer http://lmprod01/cityviewweb/ceinitiatian_Case Initiation alt.aspx?ufps=007271 9/2/2016 Page 1 of 1 Portal El Violations 0 Letters � Hearings n Lot Clearing © Comments E Initiation n Activities n Images E To Do List E Liens n Move Case n Contacts E, Property Information Current Page Case Initiation Address13183 ROYAL RD Owner (RANSOM EVERGLADES SCHOOL INC Zonel39 Owner Address 13183 ROYAL RD Folio I0141210490680 Net ID JCOCONUT GROVE Registered ❑ Case Information 311 Tracking Lot Registered El Case Number Status Where on Property? Submit Query Case Address New Case u Save Add Requestor Move To Legal Folio Description Right of Way? Repeat Offence? Submit Query Division Submit Query Process Source' Request Type) Complaint Type'Submit Query Priority! Inspector! Search By: Property _fact Folio Contains: Received In Compliance 1 Service Date Closed Date 'LJ First Inspection Daily Per Diem t=1 Last Completed Activity 1 ]ii U Refer To (Submit Query Override the Geo Inspector assignment Violations Refer Property Folio v 0141210490680 0141210490680, 3183 ROYAL RD 0141210490680, 3185 ROYAL RD http://improdOl/cityviewweb/ceinitiation_Case Initiation alt.aspx?_ufps=424606 9/2/2016 Page 1 of 1 Portal Q Violations n Letters n Hearings © Lot Clearing © Comments Ej Initiation El Activities El Images D To Do List n Liens C, Move Case CI Contacts ID Property Information Address 13185 ROYAL RD Zonel39 Current Page Case Initiation Owner 'RANSOM EVERGLADES SCHOOL INC I Owner Address 13185 ROYAL RD Follo10141210490680 Net ID 'COCONUT GROVE Registered ❑ Lot Registered Case Information Case Number Status Where on Property? 311 Tracking I Division 'Submit Query Process) Source' RequestTypel Case Address New Case Save Add Requestor Move To Legal Folio Description Right of Way? Repeat Offence? Received In Compliance �` !IJ Service Date I° Closed Date First Inspection r Daily Per Dlem (� Complaint Type'Submit Query Priority' Inspector' Search By: Property_fact Folio Contains: L=1 Override the Geo Inspector assignment Violations Refer To Last Completed Activity Submit Query Refer Property Folio v 0141210490680 0141210490680, 3183 ROYAL RD 0141210490680, 3185 ROYAL RD http://lmprod0l/cityviewweb/ceinitiation_Case_Initiation alt.aspx?_ufps=081682 9/2/2016 Page 1 of 1 Portal ® Violations E, Initiation Ej Activities E, Letters El Images 171 Property Information Address 13551 MAIN HWY Zone139 Hearings n Lot Clearing El Comments To Do List E Liens g, Move Case Folio I0141210000130 Registered ® Lot Registered Case Information Case Number Status Where on Property? CE2015004349 CE2014016510 CE2009028067 CE2009026000 CE2009024434 CE2009024432 CE2009004211 BB2008023661 Closed Closed Closed Closed Closed Closed Closed Case Address Closed c, Contacts E, Owner ILIZABETH F CALVO TRS Owner Address 13551 MAIN HWY Net ID (COCONUT GROVE Submit Query 13551 MAIN HWY Description Current Page Case Initiation New Case LJ Save Add Requestor Move To Legal Folio (Submit Query 311 Tracking I Division (Building ProceslUnsafe Structure Sourcel RequestTypeJCase Complaint TypelBuilding or Structures that are Unsafe Priorltyll I „ l U� Inspecto1Reynaldo Benitez Override the Geo Inspector assignment Violations Received Dec 05, 2008 Service Date pc 05, 2008 First Inspection Dec 05, 2008 Right of Way? Repeat Offence? In Compliance Apr 06, 2009 Closed Date Apr 06, 2009 Daily Per Diem Last Completed Activity Apr 06, 2009 Refer To l5ubmit Query Refer Entered by HMijares on Dec 05, 2008 7604 - Buildings or Structures that are Unsafe. Unsanitary, or Deficient Constitute a Fire or Windstorm Hazard or are Otherwi Search By: Property Folio Property_fact Folio Contains: 0141210000130 0141210000130, 3551 MAIN HWY 0141210000130, 3553 MAIN HWY 0141210000130, 3555 MAIN HWY 0141210000130, 3557 MAIN HWY http://lmprod0l/cityviewweb/ceinitiation _Case Initiation_ _alt.aspx?_ ufps= 758078 9/2/2016 Page 1 of 1 Portal ® Violations n Letters Initiation c Activities E Images c, Property Information Address I3551 MAIN HWY Zone'39 Hearings n Lot Clearing © Comments E) To Do List c Liens El Move Case n Contacts G, Fo4o10141210000130 Registered ❑ Case Information Case Number 311 Tracking I Lot Registered ❑ CE2015004349 CE2014016510 CE2009028067 CE2009026000 CE2009024434 CE2009024432 CE2009004211 BB2008023661 Status Closed Closed Closed Closed Closed Closed Closed Closed Division 'Code Enforcement Process Sour:e11lCitizen Request Typo/Service Request Complaint Type Where on Property? Owner ILIZABETH F CALVO TRS Owner Address 13551 MAIN HWY Net ID 'COCONUT GROVE Submit Query Case Address Current Page Case Initiation New Case 1Y1 Save Add Requestor Move To Legal Folio 13551 MAIN HWY Description Right of Way? Repeat Offence? B014-003751-001-B001 BOAT LIFT/DAV1TS Received Service Date First Inspection Oct 29, 2014 Oct 29, 2014 Final zoning Inspection Priorltyll I ns pec t o l He j bert- Po I n t- D u -]o u r Iv Iv ,, Override the Geo Inspector assignment Violations In Compliance Closed Date O 29, 2014 Daily Per Diem Last Completed Activity Refer To 'Submit Query Oct 29, 2014 Refer Entered by HPointduJour on Oct 29, 2014, Search By: Property Folio Property_fact Folio Contains: 0141210000130 0141210000130, 3551 MAIN HWY 0141210000130, 3553 MAIN HWY 0141210000130, 3555 MAIN HWY 0141210000130, 3557 MAIN HWY 1 http://lmprod01 /cityviewweb/ceinitiation_Case_Initiation_alt.aspx?ufps=926468 9/2/2016 Page 1 of 1 Portal © Violations n Letters 0 Initiation c, Activities c, Images c, Property Information Address 13551 MAIN HWY Zone13g Hearings n Lot Clearing q, Comments C, To Do List Ei Liens E Move Case n Contacts c, Folio I0141210000130 Registered Case Information Case Number Status Lot Registered l� CE2015004349 Closed CE2014016510 Closed CE2009028067 Closed CE2009026000 Closed CE2009024434 Closed CE2009024432 Closed CE2009004211 Closed BB2008023661 Closed 311 Tracking I Division (Code Enforcement Processl SourcelCitizen Request TypelService Request Complaint Type'Final zoning inspection Priority`' InspectrsIWILLIAM ORTIZ Search By: Property_fact Folio Contains: Where on Property? Owner ILIZABETH F CALVO TRS Owner Address 13551 MAIN HWY Current Page Case Initiation Net ID 'COCONUT GROVE Submit Query Case Address 13551 MAIN HWY Description New Case Save Add Requestor Move To Legal Folio Right of Way? Repeat Offence? Permit final - 995002078- addition: OK Received Dec 08, 2009 Service Date First Inspection Dec 08, 2009 u v Override the Geo Inspector assignment Violations Refer To 'Submit Query In Compliance Closed Date Dec 08, 2009 Deity Per Diem Last Completed Activity Dec 08, 2009 Refer Entered by WOrtiz on Dec 08, 2009. Property Folio 0141210000130 0141210000130, 3551 MAIN HWY 0141210000130, 3553 MAIN HWY 0141210000130, 3555 MAIN HWY 0141210000130, 3557 MAIN HWY http://lmprod01/cityviewweb/ceinitiation_Case Initiation alt.aspx? ufps=305619 9/2/2016 Page 1 of 1 Portal G, Violations El Letters © Hearings E Initiation n Activities El Images E To Do List D Property Information Address 13551 MAIN HWY Zone Folio Registered ❑ Case Information 311 Tracking Case Number Lot Clearing 0 Comments n Liens n Move Case I —I Contacts E, 39 0141210000130 Lot Registered ❑ CE2015004349 CE2014016510 CE2009028087 CE2009026000 CE2009024434 CE2009024432 CE2009004211 BB2008023661 Status Closed Closed Closed Closed Closed Closed Closed Closed Where on Property? Current Page Case Initiation Owner IuZABETH F CALVO TRS Owner Address 13551 MAIN HWY Net ID 'COCONUT GROVE Submit Query Case Address 13551 MAIN HWY Description New Case Save Add Requestor Move To Legal Folio Right or Way? Repeat Offence? N.O.K for Permit final - 995002078 NO ACCESS, NO CONTACT, THREE ATTEMPT Division Code Enforcement Procesl SourcelCitizen Request TypeJService Request Complaint TypalFinal zoning inspection Priorityl i Inspecto1Mauricio Lezama 121 Override the Geo Inspector assignment 1"I ill Received Service Date First Inspection Nov 09, 2009 In Compliance Closed Date 'Nov 09, 2009 Nov 09, 2009 Dally Per Diem Last Completed Activity Search By: Property_fact Folio Contains: Violations 1 Refer To 'Submit Query Nov 09, 2009 Refer Entered by MJLezama on Nov 09, 2009 Property Folio v 0141210000130 0141210000130, 0141210000130, 0141210000130, 0141210000130, 3551 MAIN HWY 3553 MAIN HWY 3555 MAIN HWY 3557 MAIN HWY http:/Ilmprod01/cityviewweb/ceinitiation Case Initiation_alt.aspx? ufps=588974 9/2/2016 Page 1 of 1 Portal © Violations Q Letters c, Initiation j, Activities n Images g Property Information Address 13551 MAIN HWY Zonel39 Hearings n Lot Clearing © Comments E, To Do List c Liens n Move Case n Follo 10141210000130 Registered Case Information Lot Registered ❑ Case Number Status CE2015004349 Closed CE2014016510 Closed CE2009028067 Closed CE2009026000 Closed CE2009024434 Closed CE2009024432 Closed CE2009004211 Closed BB2008023661 Closed 311 Tracking 1 Division (Code Enforcement Process SourcelCltlzen Request TypalService Request Complaint Typo zoning inspection Prlorityrl InspectoiWILLIAM ORTIZ Contacts n Owner ILIZABETH F CALVO TRS LJ Owner Address 13551 MAIN HWY Net ID (COCONUT GROVE Where on Property? Submit Query Case Address 13551 MAIN HWY Description Current Page Case Initiation New Case u Save Add Requestor Move To Legal Folio Right of Way? Repeat offence? Permit final - 995008147- addition: OK Received Oct 22, 2009 Service Date First Inspection Oct 22, 2009 r-r Override the Geo Inspector assignment Violations Refer To ( In Compliance Closed Date Daily Per Diem Last Completed Activity Submit Query Oct 22, 2009 Oct 22, 2009 Refer Entered by WOrtiz on Oct 22, 2009. Search By: Property Folio Property_fact Folio Contains: 0141210000130 �i�ir► 0141210000130, 0141210000130, 0141210000130, 0141210000130, 3551 MAIN HWY 3553 MAIN HWY 3555 MAIN HWY 3557 MAIN HWY http://lmprod41/cityviewweb/ceinitiation_Case_Initiation alt.aspx? ufps=286242 9/2/2016 Page 1 of 1 Portal © Violations g Letters [, Initiation c Activities El Images n Property Information Address 13551 MAIN HWY Zone 139 Hearings n Lot Clearing n Comments To Do List 0 Liens c, Move Case Fogo 0141210000130 Registered ❑ Case Information Case Number Lot Registered ❑ CE2015004349 CE2014016510 CE2009028067 CE2009026000 CE2009024434 CE2009024432 CE2009004211 BB200802366 311 Tracking 109-00068332 Status Closed Closed Closed Closed Closed Closed Closed Closed Division Code Enforcement Process) Source1311 system Request TypelServlce Request ComplaintType[Noise Violation Priority') Inspects Mauricio Lezama Search By: Property fact Folio Contains: Where on Property? Submit Query Case Address Current Page El Contacts n Case Initiation Owner ILIZABETH F CALVO TRS Owner Address 13551 MAIN HWY Net ID'COCONUT GROVE New Case i_ I Save Add Requestor Move To Legal Folio 13551 MAIN HWY Description Right of Way? Repeat Offence? What is causing the noise?: construction work What time did the noise violation occur?: 10:00 AM Please provide noise violation location: 3551 MAIN HHWY Did you utilize the map? You must mao propene address (on the oarcel): Yes Received Mar 01, 2009 Service Date First Inspection Mar 09, 2009 I`I u jOverride the Geo Inspector assignment Violations Refer To 'Submit Query In Compliance Closed Date Mar 09, 2009 Daily Per Diem Last Completed Activity Mar 09, 2009 Refer Entered by 311CSR on Mar 01, 2009, Property Folio v 0141210000130 0141210000130, 0141210000130, 0141210000130, 0141210000130, 3551 MAIN HWY 3553 MAIN HWY 3555 MAIN HWY 3557 MAIN HWY http://lmprodol/cityviewweb/ceinitiation_Case_Initiation alt.aspx?_ufps=317927 9/2/2016 Page 1 of 1 Portal Q Violations � Letters Q Hearings n Initiation El Activities q, Images El To Do List ED Property Information Address 13551 MAIN HWY Zonel39 Lot Clearing Liens c, Folio 10141210000130 Registered Case Information Case Number Comments q, Move Case q, Contacts q, Owner 1LIZABETH F CALVO TRS yr Owner Address 13551 MAIN HWY Lot Registered ❑ CE2015004349 CE2014016510 CE2009028067 CE2009026000 CE2009024434 CE2009024432 CE2009004211 BB2008023661 Status Closed Closed Closed Closed Closed Closed Closed Closed 311 Tracking l Division 'Code Enforcement Process SourcelCitizen Request TypejservIce Request Complaint Type' Ana zoning inspection Priority) i InspectoIlHejbert-Point-Du-)our Override the Geo Inspector assignment Where on Property? Current Page Case Initiation Net ID (COCONUT GROVE Submit Query Case Address 13551 MAIN HWY Description New Case L=.1 Save Add Requestor Move To Legal Folio Right of Way? Repeat Offence? BD14-008903.001- piles ok Received Mar 31, 2015 � i=J Service Date ��� - 1T' First Inspection Mar 31, 2015 Search By: Property_fact Folio Contains: Violations i l Refer To 'Submit Query In Compliance Closed Date Mar 31, 2015 Daily Per Diem Last Completed Activity Mar 31, 2015 Refer Entered by HPointduJour on Mar 31, 2015. Property Folio v 0141210000130 0141210000130, 3551 MAIN HWY 0141210000130, 3553 MAIN HWY 0141210000130, 3555 MAIN HWY 0141210000130, 3557 MAIN HWY http://lmprod0l/cityviewweb/ceinitiation Case Initiation alt.aspx?_ufps=741094 9/2/2016 Ransom Everglades School Upper Campus Special Area Plan A16. Certified List of Adjacent Property Owners SPECIAL AREA PLAN APPLICATION JUNE 14, 2017 CITY OF MIAMI HEARING BOARDS PO BOX 330708 MIAMI, FL 33233-0708 RE: PROPERTY OWNER'S LIST WITHIN 500' FEET OF: 3552, 3575, 3695 & 3551 MAIN HIGHWAY (AND) 3171, 3173, 3175 & 3183 ROYAL ROAD MIAMI, FL 33133 Folios: 01-4121-011-0020, 01-4121-045-0180, 01-4121-049-0720, 01-4121-049-0711, 01-4121-049-0710, 01-4121-049-0690, 01-4121-049-0680, 01-4121-000-0130 (SEE ADDENDUM ATTACHED -EXHIBIT "AN) (STREET ADDRESS) (SEE ADDENDUM ATTACHED) (EXHIBIT "A") (LEGAL DESCRIPTION) MIAMI-DADE COUNTY FLORIDA. Total number of labels without repetition: 130 I CERTIFY THAT THE ATTACHED OWNERSHIP LIST, MAP AND MAILING LABELS ARE A COMPLETE AND ACCURATE REPRESENTATION OF THE REAL ESTATE PROPERTY AND PROPERTY OWNERS WITHIN A 500- FOOT RADIUS OF THE SUBJECT PROPERTY LISTED ABOVE. THIS INFORMATION REFLECTS THE MOST CURRENT RECORDS ON FILE IN THE MIAMI-DADE COUNTY TAX ASSESSOR'S OFFICE. Isabel T. Quintana Name or Company Name 12872 S.W. 46TH TERRACE MIAMI, FL 33175-4620 Address 305-222-4695 Office / 786-258-4119 Cell Telephones Quintana cEbellsouth.net, or CMQCORP@BELLSOUTH.NET E-mail (INV-46492 (MIA-3079) (L-2385) (C-976/1829) (TX-6/14/17) & SPECIAL AREA PLAN APPLICATION Rev. 07-2013 Exhibit "A" Ransom Everglades School, Inc. Upper Campus Address Legal Description Folio Numbers 1 3552 MAIN HWY ROBERTS SUB P8 A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TOS/LNE1/4SW 1/4ET0POB LOT SIZE 10000 SQUARE FEET 01-4121-011-0020 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY30FT FOR R/W LOT SIZE 9.79 AC M/L 01-4121-045-0180 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR R/W BLK 7 LOT SIZE IRREGULAR 01-4121-049-0720 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11BLK7 OR 19251-4268 04 20001 LOT SIZE 100.000 X 91 01-4121-049-0711 5 3173 ROYAL RD 2154 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 01-4121-049-0710 6 3175 ROYAL RD 215441 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049-0690 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049-0680 8 3551 MAIN HWY 215441 BEG 5E COR OF NE1/4 OF SW 1/4 N ALG E/L OF NE1/4 OF SW1/4TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21, S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NE W1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 09971, COC 25440-0820 02 2007 4 01-4121-000-0130 Lot Size 10,000 SQFT 426,536 SQFT 12,558 SQFT 9,100 SQFT 6,370 SQFT 11,830 SQFT 9,100 SQFT 300,860 SQFT (L-2385L) (67 LABELS) (74 NAMES) 1 VILLA BANYAN LLC 737 MALAGA AVE MIAMI FL 33134 ERNESTO ZEDILLO VELASCO 3503 BANYAN CIR MIAMI FL 33133 WAYNE A PERKINS & W RACHEL A 3504 WILDWOOD CIR COCONUT GROVE FL 33133-5919 MOCCA CONSTRUCTION 3503 LLC 6990 NW 25 ST MIAMI FL 33122 JEAN-PHIUPPE AUSTIN MAGAUE AUSTIN 3504 MAIN LODGE DR MIAMI FL 33133-5918 DAVID J IVLER & W JESSICA 3503 MAIN LODGE DR COCONUT GROVE FL 33133-5918 ARTHUR GOLDBLATT 3506 BANYAN CIR COCONUT GROVE FL 33133 ANDRES CARRERO 2980 MCFARLANE ROAD MIAMI FL 33133 CAMP BISCAYNE HOMEOWNERS ASSN 3506 WILDWOOD CIR MIAMI FL 33133 CAMP BISCAYNE HOMEOWNERS ASSOCIATION INC PO BOX 332184 MIAMI FL 33233 JAMES D KISHLAR 3505 WILDWOOD CIR MIAMI FL33133-5919 MB 2013 LLC C/O JOEL POPKIN & CO 767 5TM AVE 47T" FLOOR NEW YORK NY 10153 PETER AUSTIN APPEL POLLY APPEL 3505 MAIN LODGE DR COCONUT GROVE FL 33133 FORTAC LLC C/O CORPORATE MAINTENANCE SERVICES 301 OCEAN DR 11405 MIAMI BEACH FL 33139 ERNST SW IETELSKY 3080 MUNROE DR MIAMI FL 33133 RICARDO TORRES & W DEUA PO BOX 162412 MIAMI FL 33116-2412 JOHN KIM 3100 MUNROE DR MIAMI FL 33133 JAMES F HARRISON & JOSEPH III & MUNROE DRIVE LLC 3120 MUNROE DR COCONUT GROVE FL 33133-5917 SHEPHERD D JOHNSTON JOANNE V KACIN 3120 MUNROE DR COCONUT GROVE FL 33133 ALEX HORN 3130 MUNROE DR MIAMI FL 33133 PHIUP FREIDIN & W ELLEN C 3182 MUNROE DR MIAMI FL 33133-5917 ALICIA TAMES 3180 MUNROE DR COCONUT GROVE FL 33133-5917 PEGGY B HUTSON TRUSTEE 3170 MUNROE DR MIAMI FL 33133-5917 CAROUNE WEISS LE REM CAROLINE WEISS LIVING TR 3187 ROYAL ROAD COCONUT GROVE FL 33133 CHARLES D MC CORMICK TRS CHARLES E SCHROEDER TRS 3370 ROYAL ROAD MIAMI FL 33133-5914 THE CONVENT OF SACRED HEART OF MIAMI INC 3747 MAIN HIGHWAY MIAMI FL 33133-5907 NJ NICHOLAS JR TRS C/O THE BOLLARD GROUP PETER N NICHOLAS 1993 IREV FAM TR ONE JOY STREET BOSTON MA 02108 MIAMI-DADE COUNTY WATER AND SEWER 3071 SW 38 AVE MIAMI FL 33146-1520 PLYMOUTH CONG CHURCH 3429 DEVON RD MIAMI FL 33133-6201 JORGE M PEREZ 315SBISCAYNE BLVD4hFL MIAMI FL 33131-I312 (L-2385L) (67 LABELS) (74 NAMES) HUGHES COVES OWNERS ASSN INC C/O THE CONTINENTAL GROUP 11981 SW 144 CT STE 201 MIAMI FL 33186 LLOYD BOGGIO & W NANCY C/O THE CARUSLE GROUP 3316 DEVON CT MIAMI FL 33133-3765 JAN PAULSSON 3314 DEVON COURT COCONUT GROVE FL 33133 NJ NICHOLAS JR TRS CIO THE BOLLARD GROUP PETER N NICHOLAS 1993 IREV FAM TR ONE JOY STREET BOSTON MA 02108 EDW A MCCARTHY - BISHOP 9401 BISCAYNE BLVD MIAMI FL 33138-2970 DAVID HILL & W CHRISTIAE 3554 MAIN HWY MIAMI FL 33133-5904 GRALEAR CORP ROBERT E 0 LEARY PO BOX 331640 MIAMI FL 33233-1640 NICOLAS FEUZOLA 3596 MAIN HWY MIAMI FL 33133-5920 GERMAN RAMIREZ MONICA RAMIREZ 3580 MAIN HWY MIAMI FL 33133 WIWAM THOMAS RIEDER JR MEUSSA TRUMP RIEDER 3584 MAIN HWY COCONUT GROVE FL 33133 3586 MAIN HIGHWAY LLC 2826 PAR LANE TALLAHASSEE FL 32301 MARLENE KEY 214 CROMWELL CT TAVERNIER FL 33070 SHERIF ZAKI BRITTA PAULUS 3590 MAIN HWY MIAMI FL 33133 SHAN! MAHIRI KING GABRIELA RUIZ 3592 MAIN HWY COCONUT GROVE FL 33133 DARREN SOLANKI KENIA LINO DE SOUSA 3570 MAIN HIGHWAY MIAMI FL 33133 REGIONS FINANCIAL CORP C/O REGIONS BANK 250 RIVERCHASE PKWY 6" FLOOR BIRMINGHAM AL 35244 ELIZABETH LEE CLARKE 3267 FRANKLIN AVE MIAMI FL 33133-5841 PEDRO A RIBEIRO DA SILVA 7255WLAGODR CORAL GABLES FL 33143-6524 JLF I PROPERTIES LLC 555 THEODORE FREMD AVE #8-302 RYE NY 10580 DEON MADELSTAM LLC 3325 FRANKLIN AVE MIAMI FL 33133 HARALAMBIDES PROPERTIES LLLP 901 N VENETIAN DR MIAMI FL 33139-1014 ROBT L MCGRIFF & W CHRISTAL 18102NW48PL CAROL CITY FL 33055-2906 STIRRUP PROPERTIES INC 3619 PERCIVAL AVE MIAMI FL 33133-4909 LEONARDO BANGERTER ALEJANDRA FEUX 3300 CHARLES AVE MIAMI FL 33133 COCONUT GROVE CEMETARY ASSOC C/O W TUCKER GIBBS PO BOX 1050 COCONUT GROVE FL 33133 UNITED CHRISTIAN CHURCH OF CHRIST 3288 CHARLES AVE COCONUT GROVE FL 33133-5802 ROBERT LAPSLEY & W GLORIA 3268 CHARLES AVE MIAMI FL 33133-5802 RICARDO & MERCEDES & JOAQUIN DIAZ 3254 CHARLES AVE MIAMI 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FRANKLIN AVE UNIT 2 COCONUT GROVE FL 33133-5860 BOR A VANDER WEERDEN 3540 MAIN HIGHWAY # 302 MIAMI FL 33132 RICHARD YOUNG ANN YOUNG 3540 MAIN HIGHWAY 20I MIAMI FL 33133 GIUSEPPE LAW 3225 FRANKUN AVE #209 COCONUT GROVE FL 33133-5857 GIUSEPPE LALU 3225 FRANKLIN AVE #402 COCONUT GROVE FL 33133-5859 PHILIPPE LARMIER 4066 EL PRADO BLVD MIAMI FL 33133-6310 GEO DAZ INVESTMENTS NO 3 LLC 3619 PERCIVAL AVE MIAMI FL33133 KRISTEN ANN DODDO 3540 MAIN HWY 307 MIAMI FL 33133 KIPEPEO LLC C/O MICHAEL FALSETTO 1717 N BAYSHORE DR STE 102 MIAMI FL 33132 3540 GROVE LLC MOREMART JJN REAL ESTATE 5 LLC 3444 MAIN HWY 2"D FLOOR MIAMI FL 33133 MIAMI SUNSET REAL ESTATE HOLDINGS LLC 301 COSTANERA RD MIAMI FL 33143 ZEMPIRE LP 3225 FRANKUN AVE UNIT PHO2 COCONIT GROVE FL 33133 DANIEL H MACMILLAN TRS DANIEL H MACMILLAN REV TR 1125 HILLSBORO MILE HILLSBORO BEACH FL 33062 EDWARD PETTERSEN NANCY HOWARD PAGE 3540 MAIN HWY #PHO1 COCONUT GROVE FL 33133 CARLOS A MIGOYA JOSE L MIGOYA (JTRS) 3540 MAIN HWY #409 COCONUT GROVE FL 33133 GREGORY PATON ASH SHEiAGH PATON ASH 3540 MAIN HIGHWAY 306 MIAMI FL 33133 TANYA PERGOLA 3225 FRANKLIN AVE #407 MIAMI FL 33133-5860 C- 9829L (42 LABELS) (45 NAMES) 2 MIRELLA PERLIN 3540 MAIN HIGHWAY UNIT V-01 MIAMI FL 33133 GEORGE DANIEL PRIGMORE 3225 FRANKUN AVE #PHO7 COCONUT GROVE FL 33133 STIRRUP PROPERTIES INC 3619 PERCIVAL AVE MIAMI FL 33133-4909 IVONNE STERN 17229 BEACON WOODS SAN ANTONIO TX 78248 DEUTCHE BANK NATL TRUST CO TRS C/O DELUCA LAW GROUP PLLC LONG BEACH MORTGAGE WAN TR 2101NE26ST FT LAUDERDALE FL 33305 BRUCE & DOROTHEA SANBORN 63 TAMARACK ST MANTOMEDI MN 55115 JORGE D SCHARFFENORTH SEMPRUN CECILIA MERCEDES BOCCARDO 3540 MAIN HWY 303 MIAMI FL 33133 ANA MARIA BARTON 3540 MAIN HWY #204 MIAMI FL 33133 BERND A MEIER TRS LE REM BERND A MEIER REV TRU 3225 FRANKLIN AVE #205 COCONUT GROVE FL 33133 EURO EXCHANGE SECURME5 UK LTD 1717 N BAYSHORE DR #129-8 MIAMI FL 33132 S HOWARD WITTELS 3225 FRANKUN AVE #PH-04 COCONUT GROVE FL 33133-5860 JOHN YANOPOULOS 3540 MAIN HWY 207 MIAMI FL 33133 B5 54 E3 U. i t. w w imrfaite inimmussummi 211111=Min 11111irmIMO r amp 1 17 /® Nlfl , INMWA� cacti it Mid SAvIMM'il TR A (g Affin yE.9l1L'.;, PR 10-14141 J 9 NONE L-2385 1 BISCAYNE CAMP PB 107-49 BLOCK 1 (4-2385) (74 NAMES) (TX-6/14/17) (500'FT) LOT 1 & PROP INT IN & TO COMMON ELEMENTS VILLA BANYAN LLC 3504 BANYAN CIR 737 MALAGA AVE 01-4121-085-0010 MIAMI FL 33134 LOT 2 & PROP INT IN & TO COMMON ELEMENTS ERNESTO ZEDILLO VELASCO 3503 BANYAN CIR 3503 BANYAN CIR 01-4121-085-0020 MIAMI FL 33133 LOT 3 & PROP INT IN & TO COMMON ELEMENTS WAYNE A PERKINS & W 3504 WILDWOOD CIR RACHEL A 01-4121-085-0030 3504 WILDWOOD CIR COCONUT GROVE FL 33133-5919 LOT 4 LESS BEG SOUTH MOST COR N62 DEG W46.0IFT N 46 DEG E12.46FT 5 46 DEG E43.53FT TO POB &PROP INT IN & TO COMMON ELEMENTS 3503 WILDWOOD CIR 01-4121-085-0040 MOCCA CONSTRUCTION 3503 LLC 6990 NW 25 ST MIAMI FL 33122 LOT 5 & PROP INT IN & TO COMMON ELEMENTS JEAN-PHILIPPE AUSTIN 3504 MAIN LODGE DR MAGALIE AUSTIN 01-4121-085-0050 3504 MAIN 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100.84FT S 46 DEG W 12.46FT TO POB BLK 1 & PROP INT IN & TO COMMON ELEMENTS 3505 WILDWOOD CIR 01-4121-085-0110 PORT LOT 4 DESC BEG SOUTH MOST COR N 62 DEG W46.01FT N 46 DEG E 12.46FT 5 46 DEG E 43.53FT TO P08 & PORT LOT 11 DESC BEG SE COR S 52 DEB W 94.14FT TO NW COR LOT 12 N 46 DEG E90.73FT S 62 DEG E9.16FT TO POB & ALL LOT 12 & PROP INT IN & TO COMMON ELEMENTS BLK 1 3506 MAIN LODGE DR 01-4121-085-0120 LOT 13 LESS NWLY81.70FT THEREOF 3155 MUNROE DR 01-4121-085-0130 LOTS 14 & 14A & LOT 15 & PORT OF TR A LYG BTWN LTS 14 & 14A & 15 &PROP INT IN & TO COMMON ELEMENTS 3505 MAIN LODGE DR 01-4121-085-0140 LOTS 16 & 17 PER UNITY OF TITLE OR 28084 -1993 3085 MUNROE DR 01-4121-085-0160 LOT 18 & PROP INT IN & TO COMMON ELEMENTS 3080 MUNROE DR 01-4121-085-0180 LOT 19 & PROP INT IN & TO COMMON ELEMENTS 3090 MUNROE DR 01-4121-085-0190 LOT 20 & PROP INT IN & TO COMMON ELEMENTS 3100 MUNROE DR 01-4121-085-0200 LOT 21 & PROP INT IN & TO COMMON ELEMENTS 3110 MUNROE DR 01-4121-085-0210 LOT 22 & PROP INT 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150.76FT N 28 DEG E 83.04E7 N 45 DEG W 12.519FT N 28 DEG E 2.65FT ELY AD 3.68FT N 45 DEG W 124.21FT S 44 DEG W 7.06FT N 45 DEG W 101.05E7 SWLY AD 17.62FT S 89 DEG W 5.20FT 5235.78FT TO POB & E14OFT OF N117FT & E52.5FT LESS N117FT OF BLK 29 FROW HMSTD PB B-106 & LOTS 1 & 2 ENGLE SUB PB 64-43 3500 MAIN HWY 01-4121-045-0140 ENGLE SUB PB 64-43 TRACT B TR B 3498 MAIN HWY 01-4121-056-0030 STIRRUP PROPERTIES INC 3619 PERCIVAL AVE MIAMI FL 33133-4909 TIITF OF STATE OF FLORIDA 3900 COMMONWEALTH BLVD 8412 TALLAHASSEE FL 32399 T1ITF OF STATE OF FLORIDA 3900 COMMONWEALTH BLVD 8412 TALLAHASSEE FL 32399 C-976 1 ARBITARE CONDO 3163-65-67-XX VIA ABITARE WAY & 3495 MAIN HWY. MIA FL 33133 TRACT A. ABITARE PB 106-23 (C-976) (21 UTS) (TX-6/14/17) F#01-4121-088 9 01-4121-088-0090 2 01-4121-088-0020 4 01-4121-088-0040 SUSANA FONTANALS 3175 VIA ABITARE WAY 9 COCONUT GROVE FL 33133 GROVE UNIT 2 INC PO BOX 331390 MIAMI FL 33233 JULIE L NEITZELTRS JULIE L NEITZELTRUST JUUE L NEITZEL 3165 VIA ABITARE WAY #4 MIAMI FL 33131 8 GEORGE ONDRICEK JTRS 01-4121-088-0080 CATHERINE STAHLMANN JTRS 3495 MAIN HWY # 8 MIAMI FL 33133 5 HARVEY E COHEN &W 01-4121-088-0050 FERNE 3167 VIA ABITARE WAY #5 MIAMI FL 33133 17 01-4121-088-0170 6 01-4121-088-0060 JOHN W COONEY 3190 VIA ABITARE ST #17 COCONUT GROVE FL 33133-5922 ANDREA H GAMBOA 3169 VIA ABITARE WAY #6 MIAMI FL 33133-5921 1 PATRICIA A MACKIN GELBER & 01-4121-088-0010 HAROLD E GELBER CO TRS 3159 VIA ABITARE WAY COCONUT GROVE FL 33133 19 01-4121-088-0190 20 01-4121-088-0200 PRISCILLA GREENFIELD 3194 ABITARE WAY #19 MIAMI FL 33133-0000 ANDREW R HOLGUIN &W JANET T 3196 VIA ABITARE WAY #20 MIAMI FL 33133-5922 C-976 2 7 01-4121-088-0070 21 01-4121-088-0210 15 01-4121-088-0150 11 01-4121-088-0110 14 01-4121-088-0140 12 01-4121-088-0120 18 01-4121-088-0180 16 01-4121-088-0160 CDP UNO INVESTMENTS LTD C/O LUIS A DE ARMAS ESQ 201 SOUTH BISCAYNE BLVD #1500 MIAMI FL 33131 FORT FAMILY ABITARE LLC 2900 OAK AVE MIAMI FL 33133 LYNNE LATHAM 3187 VIA ABITARE WAY #15 MIAMI FL 33133 MICHAEL R MARGULIES EUSSA J MARGULIES 3179 VIA ABITARE WAY# 11 MIAMI FL 33133 ARBITARE 14 LLC 3190 VIA ABITARE WAY #17 MIAMI FL 33133 DANIEL T MCMURRAY &W KATHLEEN 3181 VIA ABITARE WAY #12 COCONUT GROVE FL 33133 ROBERT FERNANDEZ MEUNEE FERNANDEZ 3192 VIA ABITARE WAY #18 COCONUT GROVE FL 33133 SYLVIA SOHN PENNEYS 3188 VIA ABITARE WAY #16 MIAMI FL33133 13 DOMINIC RECHICHI 01-4121-088-0130 3183 VIA ABITARE WAY #13 MIAMI FL 33133 3 01-4121-088-0030 HARRY F ROBINSON 3163 VIA ABITARE WAY #3 MIAMI FL 33133-5921 C-976 3 10 01-4121-088-0100 EDWIN C DERKS NINA L DERKS 3177 VIA ABITARE WAY 10 COCONUT GROVE FL 33133-5922 C-1829 1 GROVE GARDEN RESIDENCES CONDO 3540 MAIN HWY. MIA FL 33133 PORT OF LOTS 10-11. MUNROES PLAT DB D-253. AND THE ROYAL GARDENS P8 20-3, LOTS 1 THRU 5 BLK 1 LESS PORT DESC AS BEG NELY COR OF LOT 11 TH S28 DEG W 144.95FT SWLY AD 26.60FT N89 DEG E 18.49FT N41 DEG E 29.65FT N28 DEG E 129.36FT N63 DEG W 10.01FT TO POB AS DESC IN DECL OR 24735-3599 (C-1829)(45LABELS) (TX-6/14/17)(F8 01-4121-311) 310 01-4121-311-0290 309 01-4121-311-0260 PHOS 01-4121-311-0350 301 01-4121-311-0020 PHO6 01-4121-311-0360 V-05 01-4121-311-0420 203 01-4121-311-0070 PH08 01-4121-311-0380 PH03 01-4121-311-0330 IRVING BARR TRS C/O FRED BLUMENFELD 5215 OLD ORCHARD RD #900 SKOKIE IL 60077-1407 ALG1MANTAS BUBLYS 3540 MAIN HWY 8309 MIAMI FL 33133 LUTZ DEV CORP 1717 N BAYSHORE OR #4156 MIAMI FL 33132 LUTZ DEVELOPMENT CORP 1717 N BAYSHORE DR #4156 MIAMI FL 33132 LUTZ DEVELOPMENT CORP 1717 N BAYSHORE DR 84156 MIAMI FL 33132 DAMES SCHILDKNECHT TARA CALVANI 3540 MAIN HWY V 05 MIAMI FL 33133 LANDMARK ESTATES LTD 3225 FRANKUN AVE #203 COCONUT GROVE FL 33133-5857 GINO FALSETTO 3540 MAIN HWY PH08 MIAMI FL 33133-5904 RG & WB PROPERTY MANAGEMENT LLC 3540 MAIN HWY #PH03 MIAMI FL 33133 C-1829 2 408 01-4121-311-0240 308 01-4121-311-0230 406 01-4121-311-0180 206 01-4121-311-0160 405 01-4121-311-0150 305 01-4121-311-0140 V-02 01-4121-311-0400 302 01-4121-311-0050 202 01-4121-311-0040 209 01-4121-311-0250 402 01-4121-311-0060 FRESH WATER FOUNDATION 3540 MAIN HIGHWAY #408 CORAL GABLES FL 33133 ALLISON FREIDIN 3225 FRANKUN AVE #308 MIAMI FL 33133 MARK TAYLOR HICKS 3540 MAIN HWY # 406 COCONUT GROVE FL 33133-5904 BIRGIT CHRISTIANE SHELTON TRS BCG REVOCABLE TRUST 3540 MAIN HWY #206 MIAMI FL33133 CARLOS FONTECILLA ISABEL FONTECILLA 1920 5 BAYSHORE LANE MIAMI FL 33133 P HSIA EDWARD PRAMUK 3225 FRANKUN AVE #305 MIAMI FL 33133 ANDREW FALSETTO VALERIE FALSETTO 3225 FRANKUN AVE UNIT 2 COCONUT GROVE FL 33133-5860 BOR A VANDER WEERDEN 3540 MAIN HIGHWAY # 302 MIAMI FL 33132 RICHARD YOUNG ANN YOUNG 3540 MAIN HIGHWAY 202 MIAMI FL 33133 GIUSEPPE !ALL! 3225 FRANKUN AVE #209 COCONUT GROVE FL 33133-5857 GIUSEPPE LALLI 3225 FRANKLIN AVE #402 COCONUT GROVE FL 33133-5859 C-1829 3 208 01-4121-311-0220 304 01-4121-311-0110 307 01-4121-311-0200 CU-1 01-4121-311-0430 CU-2 01-4121-311-0440 CU-3 01-4121-311-0450 404 01-4121-311-0120 PH02 01-4121-311-0320 201 01-4121-311-0010 PHO1 01-4121-311-0310 PHILIPPE LARMIER 4066 EL PRADO BLVD MIAMI FL 33133-6310 GEO DAZ INVESTMENTS NO 3 LLC 3619 PERCIVAL AVE MIAMI FL33133 KRISTEN ANN DODDO 3540 MAIN HWY 307 MIAMI FL 33133 KIPEPEO LLC C/O MICHAEL FALSETTO 1717 N BAYSHORE DR STE 102 MIAMI FL 33132 3540 GROVE LLC MOREMART JJN REAL ESTATE 5 LLC 3444 MAIN HWY 2H° FLOOR MIAMI FL 33133 3540 GROVE LLC MOREMART JJN REAL ESTATE 5 LLC 3444 MAIN HWY 2ND FLOOR MIAMI FL 33133 MIAMI SUNSET REAL ESTATE HOLDINGS LLC 301 COSTANERA RD MIAMI FL33143 ZEMPIRE LP 3225 FRANKLIN AVE UNIT PH02 COCONIT GROVE FL 33133 DANIEL H MACMILLAN TRS DANIEL H MACMILLAN REV TR 1125 HILLSBORO MILE HILLSBORO BEACH FL 33062 EDWARD PETTERSEN NANCY HOWARD PAGE 3540 MAIN HWY #PHO1 COCONUT GROVE FL 33133 C-1829 4 409 01-4121-311-0270 306 01-4121-311-0170 407 01-4121-311-0210 V-01 01-4121-311-0390 PHO7 01-4121-311-0370 403 01-4121-311-0090 401 01-4121-311-0030 210 01-4121-311-0280 410 01-4121-311-0300 303 01-4121-311-0080 CARLOS A MIGOYA JOSE L MIGOYA MS) 3540 MAIN HWY 8409 COCONUT GROVE FL 33133 GREGORY PATON ASH SHELAGH PATON ASH 3540 MAIN HIGHWAY 306 MIAMI FL 33133 TANYA PERGOLA 3225 FRANKUN AVE #407 MIAMI FL 33133-5860 MIRELLA PERUN 3540 MAIN HIGHWAY UNIT V-01 MIAMI FL33133 GEORGE DANIEL PRIGMORE 3225 FRANKUN AVE #PHO7 COCONUT GROVE FL 33133 STIRRUP PROPERTIES INC 3619 PERCIVAL AVE MIAMI FL 33133-4909 IVONNE STERN 17229 BEACON WOODS SAN ANTONIO TX 78248 DEUTCHE BANK NATL TRUST CO TRS C/O DELUCA LAW GROUP PLLC LONG BEACH MORTGAGE LOAN Tit 2101NE26ST FT LAUDERDALE FL 33305 BRUCE & DOROTHEA SANBORN 63 TAMARACK ST MANTOMEDI MN 55115 JORGE D SCHARFFENORTH SEMPRUN CECILIA MERCEDES BOCCARDO 3540 MAIN HWY 303 MIAMI FL 33133 C-1829 5 204 01-4121-311-0100 205 01-4121-311-0130 V-03 01-4121-311-0410 PHO4 01-4121-311-0340 207 01-4121-311-0190 ANA MARIA BARTON 3540 MAIN HWY $1204 MIAMI FL 33133 BERND A MEIER TRS LE REM BERND A MEIER REV TRU 3225 FRANKLIN AVE N205 COCONUT GROVE FL 33133 EURO EXCHANGE SECURITIES UK LTD 1717 N BAYSHORE DR 1129-8 MIAMI FL 33132 S HOWARD WITTELS 3225 FRANKUN AVE HPH-04 COCONUT GROVE FL 33133-5860 JOHN YANOPOULOS 3540 MAIN HWY 207 MIAMI FL 33133 RANSOM EVERCLADCS sCHOot .fir,':• Ransom Everglades School - Upper Campus Special Area Plan Concept Book Coconut Grove. Florida bowie I gridley architects i TOUZEfSTUDIO Revised April 5. 2017 Revised January 5, 2017 November 7, 2016 SHEET INDEX Section B. Overall Project Description B1 Survey B1.1 Property Information B2. Project Team List B3. Introduction, Vision & History of Ransom Everglades B3.1 Introduction, Vision & History of La Brisa B4.1 Location in the Region & Surrounding Neighborhoods B4.2 Current Site images B4.3 Special Area Plan Proposed Master Plan Properties B4.4 Special Area Plan Proposed Master Plan Properties & Boundaries B4.5 Existing Zoning B4.5.1 Proposed Zoning B4.6 Future Land Use B4.7 2014Approved SAP Site Zoning Summary B4.7.1 2016 Proposed SAP Site Zoning Summary B4.8 Existing Lot Layers B4.9 2014 Approved SAP Lot Layers B4.9.1 2016 Proposed Site Plan Lot Layers B4.9.2 2014 Approved SAP / 2016 Proposed SAP B4.10.1 La Brisa - Original vs Addition Areas Diagram B4.11.1 Special Area Plan Proposed Master Plan Key Natural Figures B4,12 2014 Approved SAP Site Plan B4.12.1 Revised Site Plan B4.12.2 Revised Site Plan B4.13 2014 Approved Master Plan B4.13.1 Revised Master Plan B4.13.2 Revised Master Plan B4.14 2014 Approved Building Plan B4.14.1 Revised Building Plan B4.14.2 Revised Building Plan B4.14.3 2014 Approved SAP Floorplate and Distance Separation B4.14.4 2016 Proposed SAP Floorplate and Distance Separation B4.14.4.1 2016 Proposed SAP Parking and Distance Separation B4.14.4.2 2016 Proposed SAP Parking and Distance Separation B4.14.4.3 2016 Proposed SAP Walkway Dimensions B4.15 Special Area Plan Proposed Building Summary B4.16 Existing Green Space B4.16.1 Proposed Green Space B4.17 Existing Civic Space B4.17.1 Proposed Civic Space B4.18 Known Existing Legal Non -Conformities Section C. Thoroughfares and Circulation Cl 2016 Proposed Vehicular Site Circulation Plan C1.1 2016 Proposed Pedestrian/Bicycle Site Circulation Plan C2 Existing Loading Circulation Plan C2.1 2016 Proposed Loading Circulation Plan C3 Existing Vehicular and Bicycle Parking Plan C4 2016 Proposed Vehicular and Parking Plan C5 Parking Diagram Section D. Examples and Illustrations D1 Existing and Proposed Sections D2.1 Existing Section 1 and Proposed Section 1 (ENV) D3.1 Existing Section 2 and Proposed Section 2 (ENV) D4.1 Existing Section 3 and Proposed Section 3 (N/S) D5.1 Existing Section 4 and Proposed Section 4 (N/S) D6.1 Existing Section 5 and Proposed Section 5 (N/S) D6.2 Existing Section 6 and Proposed Section 6 (N/S) D7.1 Proposed N/S Sections through Royal Road D8.1 Buildings to be Removed and Context Views D8.2 Context ViewsA-E D8.3 Buildings to be Removed F-L D8.3.1 Buildings to be Removed M-N D8,4 Buildings to be Removed 1-6 D8.5.1 Buildings to be Removed 7-12 D9 Photometric Plan D9.1 Special Area Plan Proposed Details and Materials D9.2 Special Area Plan Proposed Details and Materials ORansom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects auz TI1DI TOUZETSfUDDO Section E. Landscape El Introduction E2 Campus Character E3 Existing Views: Entry and Parking E4 Existing Views: Central Campus E5 Existing Views: Athletics and Bay E6 Existing Views: La Brisa E7 Conservation E8 Tree Preservation E9 Tree Surveys E10 Before and After- Tree Canopy Changes Ell Proposed Tree Canopy Changes E12 Buffer & Street Tree Improvement Plan E13 Tree Inventory and Assessment Original SAP E14 Tree Disposition - Original SAP E15 Arbonst Report - La Brisa E16 Tree Disposition - La Brisa El 7 Tree Protection & Construction E18 Campus Placemaking E19 Campus Placemaking E20 Campus Placemaking E21 Campus Placemaking Principles E22 Landscape/Hardscape Master Plan E23 Landscape Master Plan -Vision E24 Campus Connectivity & Landscape Improvements E25 Additional Property Entry on Main Highway E26 Campus Plant List E27 Green Initiatives E28 Campus Community CITY OF MMI HEARING BOARDS PIA, LYIE`N cis/Q* yip y°7,' .... ,-.'� //7 Sheet Index April 5, 2017 .. a �. T WN AmOT, ��wxL' ♦ t Y YY. 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PARCEL BISCAYNE BAY HEADING NTY G¢BMOIARDS PLA, IF.VIEW ‘ Survey bowie I gridley architects TOUZETSTUDIO April 5, 2017 B1 b"..75.Fr WA.M.1,71; V.= Z•• 61°.w: i]ETIL4-K7,7:17g.17-z, L5A Jt- erfr'Sr g EILSES"nitr7442r57 1717.7 WA"- • 11 'n'• IX • • kg... • F. c•••• •••• am. of 7d...•tx,„4,4,0 ' "-• ' -17 FL• On.cto• CRAP. Se. THIS SURVEY N LOCATION MAP r-Bor • MY 111•••••• ions.,.... el-4.-•••• tm ...W.* n aria••• rm. mr.Z.1 ......1.1. 1011 ••••••••• ......m-s. ..-ItIt in MS. Am• .y., 1-• 1••• ••• •ILmal,pia•m•m•••••••••••••••••••••••••••••••••.• 1.01.1.1.01m 11••••=1..m. arr. 11•••••••• aim •••••••=1 *V▪ W 131•▪ 11 71-1411.. r.Wr".4.," 1.V.f •"'"'"• ' "'" • =1. AV= EF41.5,;74""1"7:="7:7•Fir= „„ Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida sKE7itEctuAtyLy, RAM. EVERGLADES SGTELL "I•VrjarS DETAIL, KIN RESIDENCE, PARCEL [ABP. MK. DETAIL, CABANA, PARCEL I MAIONF—ZAW::: CAMPANILE E ASSOCIATES. INC. dour., P6,04.1% ••• ntd• Gmrs, ant. MIR (Me. 911-1982 ilf•OP441•1109.1 CITY OF MIAMI HEARING BOARDS FLANS SVIRIN Survey bowie I gridley 1 architects oU2 TUDI TOUZETSTUDIO April 5, 2017 B1 TREE LEGEND. PPRCELS 'A" B 'B' (COTRBE l TREE LEGEND, PARCEL 'A' L 'B' CONTINUED TREE LEGEND. PARCELS 1 THRU 4 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 1 architects cuz 'UDI TOUZEfS1UDIO Kau NNE% TREE LEGEND. PARCELS 1 THRt1 4 <CORTINIPED> SKETCH NSU ELR ET! at RADS. EVERGLADES S1 � NGYII. FL�1WPu5 NEAN C RING OFBOARMipMOgi rifr3/P� 7 CAMPANILE 4 ASSEICIATES, INC. IrI \\\ EDERS �•uPLANERS St/METERS , NA MD V V ACgPAIIGVLL.COI MIME. eal$ Survey April 5. 2017 B1 TREE LEGEND, PARCELS I THRU a CCENTIIJE01 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Honda bowie I gridley architects OLIZ TUDI TOUZETS1UDIO TREE LEGEND, Z ¢$¢$ p C CPL FREE LEGEND (CONTINUED1 CITY OF MAN HEARING BOARDS PL f !,[VIEW ALL. //e N0.NItz� SPTMITA'. ID I. 5%ETCHTREE DFURVEY SURVEY/ S of SUM EEvERGLAAREES SQ1Hm- CAMPANILE S.ASSOCIATES, INC. • V EOM51 m3T11 Survey April 5, 2017 B1 L. P.B. A ME Vet*, Wan 7DK 20, PACE 3 LPT 9 /11 LUTA CITY OF M AUI HEARING BOARDS WO/7- RA ARINO ' ' CAMPA�N�ILLE R ASSOCIATES. INC. RADSUR EVERGLADES Kral. SKETCHIR€E Cf VEY SWVCY/ SUR of Ransom Everglades School - Upper Campus Special Area Plan Survey Coconut Grove, Florida bowie I gridley architects i,'. Lh l STUDIO April 5, 2017 B1 HATCH LINE TE SHEET 6 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley architects OUI TOU7ITSIUDIO rea..721:it spAre bk•••• CITY OF MIAMI NEARINO BOARDS FLA S EWEW '"QE DEA" CAMPANILE & ASSOCIATES, INC. 6.4. Wive 39158 C3033 971-1.9119 Survey April 5. 2017 B 1 RANSOM EVERGLADES SCHOOL, INC. UPPER CAMPUS SPECIAL AREA PLAN LEGAL INDEX Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L KWYSWTOS/LNE1/4SW1/4E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 9,556 SF 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY3OFT FOR RIW LOT SIZE 9.79 AC MIL 01-4121-045- 0180 402,267,6 SF 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR RM/ BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 20,325.3 SF 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 01-4121-049- 0711 9,100 SF 5 3173 ROYAL RD 21 5441 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY3OFT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,387.3 SF 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11 540.3 SF 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 8,820.3 SF Ransom-413 Everglades School - Upper Campus Special Area Plan Coconut Grove. 4.Floridaa bowie I gridley architects TOUZEI71JDO Address Legal Description Folio Numbers Lot Size 8 3551 MAIN HWY BEG SE COR OF NE1/4 OF SW1/4 N 01-4121-000- 302,527 SF ALG EIL OF NE1/4 OF SW1/4 TO 0130 INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BURY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PBA-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH EIL OF NEW1 /4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0,76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 CM OF MIAMI REARING BOARDS A REVIEW 6- rs/ri q(/i) Property Information April 5. 2017 B1 1 ShubinBass; b gla • STrryt 5UGD1 WALKER Trail Tech ENGINEEWING.INL re5 Ransom Everglades School Upper Campus Special Area Plan Team List Ransom Everglades School, Inc. 3575 Main Highway, Miami, Florida, 33133 Stephanie Townsend Jim Cowgill Shubin & Bass, P.A.: Land Use Attomeys 46 SW 1st Street, 3rd floor, Miami, Florida 33130 John K. Shubin, Esq. Amy E. Huber, Esq. Bowie Gridley: Master Planners and Architects 1010 Wisconsin Avenue, NW, Washington, DC 20007 Calvary S. Bowie. AIA Robert C. Allen, AIA Dylan Lloyd Touzet Studio: Architects of Record and LEED Consultants 4565 Ponce De Leon Blvd, Coral Gables, FL 33146 Carlos Prio-Touzet Jacqueline Gonzalez Touzet Walker Parking Consultants: Parking and Circulation Consultants 904 Lindgren Blvd. Sanibel FL 33957 Tom Butcher, P.E. Traf Tech Engineering, Inc: Traffic Engineer 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Joaquin Vargas, P.E. Arboricukural Consulting Inc.: Consulting Arborist ' 3047 Kirk Street, Coconut Grove, Florida 33133 Robert D. Brennan Curtis & Rogers Design Studio, Inc. 7520 S. Red Road, Sute M, Miami, Florida 33143 Jennie Rodgers Aida Curtis ptow nsendt R a nsomE vergl a de s. org jcowgill@Ransom Everglades.org (305) 381-6060 j s h ubi n@ shub i n bass. com ah u ber@shubinbass. com (202) 337-0888 cbowie@bowiegridleycom rallen©bowiegridley.com dlloyd@bowiegridley.com (305) 789-2870 carlos@tauzetstudio.com Jackie@touzetstudio.com (239) 472-5470 Tom. Butcher@walkerparking.com (954) 582-0988 Joaquin@traftech.biz (305) 323-7342 treeguru@mac.com (305) 442-1774 Jennie@curtisrogers.com Rid a@curtisroge rs. com Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 'architects S1UDIo Miller Legg MILLER 'EGG 7743 NW 48th Street. Suite 140, Miami, FL, 33166 ^••••••- Michael D. Kroll, RLAFASLA Joaquin A. Mojica, P.E. Elaine/ \ 'lips °:'JEFRE 1.4k1F „r L11 rt. H�•o •ii„ fi 4 If.,. Elaine Mills: Landscape Consultant 3584 Main Highway, Coconut Grove, Florida 33133 Elaine Mills, LLA, RLA, LEED, AP Studio JEFRE Landscape Architecture 9838 Poplar Place, Orlando, Florida 32827 Jefre, RLA Campanile &Associates, Inc.: Land Surveyor 6420 Mahi Drive Coral Gables, Florida 33158 Anthony Campanile Lisa Hammer: Hordicultural Consultant P.D. Box 330203 Miami, FL 33233 Lisa Hammer (305) 599-6381 mkroll@millerlegg.com jmojica@millerlegg.com coolestbiossom@gmail.com (407) 284-0020 j@jefre.org (305) 971-1988 acampan@aol.com (305) 858-4667 fisa@lisahammerrca.com Project Team April 5, 2017 B2 • • • The Pagoda View from the School House, Pine Knot Camp Bay View Kansom Everglades School - Upper Campus Special Area Plan bowie 1 grid! t architects 4 TII j; F low The School House, Pine Knot History of Ransom Everglades School • • • Dan Leslie Bowden Library and Cameron Hall Dining Hall Ludington Hall In 1950, then, the Ransom School for Boys opened with 52 students imbued with the school's motto of "Obedience to the Unenforceable"-- the notion that ethical behavior is not determined by a school's rules and regulations but by one's inner moral code. The school established itself as one of the pre-eminent independent schools in the State of Florida. The Headmaster, Pierre Cameron, was instrumental in founding the accrediting agency for all Florida independent schools, the Florida Council of Independent Schools, because he wanted the independent schools to represent the high standards of the renowned Eastern independent schools. In 1958 the Board of Trustees hired noted Architect Robert Law Weed to plan a long overdue re -vamping of the campus. The Ludington classroom building and Cameron Hall were built at that time. In 1972 the boarding school option was abolished and the Paul C. Ransom School became a day school. And, as in most independent schools of the 70's, the Ransom School for Boys became much more diverse, reflecting the Cuban migration as well as accepting its first African -American student. And in the 70's the first women joined the Ransom School for Boys Board of Trustees. The 70's also represented an era of building on the campus as well as an era of protecting the historic buildings that already existed. A committee of alumni, trustees, friends and parents was formed to oversee the restoration of the Pagoda and to assure its listing on the National Register of Historic Places. At the same time the new Math -Science complex and new swimming pool, designed by renowned architect, Lester Pancoast, was a highlight of the year. It won the Florida Association of Architects 1974 Honor Award. In 1974 the historic merger between Ransom School for Boys and the Everglades School for Girls formed the present Ransom Everglades School. Just as Paul Ransom had founded an educationally innovative school for boys in 1903 and Marie and Ed Swenson had founded an educationally innovative school for girls in 1955, their union in 1974 represented the trend towards co-education and away from single sex education. The Everglades School for Girls was, in the 70's, a more innovative school than the Ransom School for Boys. It had a Humanities program combining History, Art and Literature, a very strong Ransom Everglades School - Upper Campus Special Area Plan bowie gritllt'v trt. hitet'ts emphasis on the Arts, and a senior outreach program in which the girls volunteered for various social service organizations in Coconut Grove. When the school merged their combined population included 610 students, 64 faculty members and two campuses, the Everglades Campus on Tigertail in Coconut Grove and the Ransom Campus on Main Highway and Biscayne Bay in Coconute Grove. In the merger the school adopted the motto of the Everglades School for Girls — Honor and Excellence. From the merger to the present the history of Ransom Everglades represents an ongoing commitment to excellence in academics, excellence in athletics, excellence in the arts, and excellence in service to the community. To that end both campuses have been the scenes of ongoing building projects. The Student Activity Center on the Upper School campus (the Gymnasium) named for one of our most illustrious alums, Harry Anderson, was opened in 1990. The school broke ground for a second major Upper School building, the Dan Leslie Bowden Library, designed by the Chicago architecture firm of Nagel Hartray, in 1991. The Frank Hogan classroom (the Headmaster at the school) was dedicated on the Middle School campus to house the newsixth grade classwhich had been added to the 7th-12th grade school. The new Middle School Science Center, designed by internationally acclaimed architect, Laurinda Spear, (Everglades 1968) and her firm Arquitectonica, was opened and named for the Stamps Family. On the Upper School campus, the new Visual Arts building opened in 1998 and the Performing Arts Center, a state-of-the-art facility that seats 1000 people, opened in May 2000 in time for the commencement. The Auditorium was named the Lewis Family Auditorium. And the first thirteen years of the new century have been a whirlwind of building activity. Between 2000 and 2005 Phase One of the complete renovation of the Middle School campus was completed. The architect, Laurinda Spear, designed the state-of-the-art Media Center as well as relocating the school entrance from Emathla to Tlgertail. In 2008, the Ransom Everglades Middle School Community center, a 45,000 square foot marvel, completed on time and in budget, was dedicated. This complex included a gymnasium, administrative offices, athletic offices, conference rooms, a student activities room History of Ransom Everglades School • • • Aquatics Center Robert E. Walker Field and six state-of-the-art classrooms. Between 2009 and 2013 the Gymnasium on the Upper School campus was completely renovated, field -turf and lights were installed on the Upper School field and field -turf was installed on the Middle School field. The magnificent new Aquatic Center, with an Olympic -size pool and a community outreach pool, was completed in 2012. At its dedication on February 10, 2012, the mayor of Miami Dade County, Carlos Gimenez, declared that day, Ransom Everglades day, because of the school's commitment to use its incredible resources to serve the community — the mission of the school. While this history has emphasized the school's continuous upgrading of its curriculum, and the facilities that enhance that curriculum, the major focus of Ransom Everglades is always on creating a school experience that develops the full potential of its students. In 1998 the school became a part of the Wickenden Study of eighteen independent schools. This study underscored three unique qualities of Ransom Everglades. In comparison with these other schools Ransom Everglades ranked first in the breadth and depth of its athletic program, its offering in the arts, and its diversity. Because Ransom Everglades has the great fortune of being located on Biscayne Bay and being in a state with a very hospitable climate the school offers the ability to play on teams often found in independent schools, but also to be part of teams — water polo, sailing and crew — that are not often offered in independent schools. Because of the extraordinary efforts of many members in our community the school was able to build a state-of-the-art Performing Arts Center and Visual Arts Building. With these acquisitions Ransom Everglades greatly expanded its offering in the Arts to include a vast array of opportunities in music and drama performance. The performing arts center today not only serves an important function of the school, but also acts as a community center for the Florida Philharmonic, the Alhambra Orchestra, dance groups and various community citizen groups. In addition to the athletic and arts offerings the school comprises an extremely diverse student body — 56% would be considered students of diversity. At least 46% of the students Ransom Everglades School - Upper Campus Special Area Plan I►t►vs iv gritlle, architects are of Hispanic origin, 5% are African -American and 5% are Asian -American. Ransom Everglades is indeed a global village. And the Breakthrough program that serves public middle school students with a summer educational and cultural enrichment program and year -long Saturday program ensures that 100% of their students graduate from high school. By receiving a $3.6MM grant from the Knight Foundation, Ransom Everglades was able to expand its program for 240 students to four other independent schools, and, thus, serve 1000 students. This is the largest Breakthrough program in the country. Because of Ransom Everglades' incredible support of community outreach the school was given the National Association of Independent Schools Leading Edge Award for its support of justice and equity. The school also received the Klingenstein Foundation of Columbia University Education in Leadership Award for being one of 23 schools in NAIS to have a Breakthrough program. In this school's last accreditation, done in 2011 by the Southern Association of Independent Schools, Stewart Gully, the President of Woodward Academy in Atlanta and Chair of the Accrediting Committee, had high praise for Ransom Everglades. "Ransom enjoys a national, if not an international, reputation. The school is a standard-bearer in college prep nationally and regarded for its extracurricular approach and strength in athletics and arts and the quality of its facilities." In May 2014, Ransom Everglades became the first school treceive an approval for a Special Area Plan in the city of Miami. In June of 2016, Ransom Everglades acquired the La Brisa property, reuniting two parcels that were previously one. Kirk Munroe sold Paul Ransom the upper school campus on his visit to Miami. Much like Ransom, the Munroes saw their home as a center of learning. Ransom Everglades is thrilled to have these parcels joined, and the property could not be in more caring hands. atv OS M!9ltll li0ArtM i BOARDS FL1'i :100IEW L z_ i/2.3/i7 History of Ransom Everglades School • Kirk Munroe "Kirk Munroe was ajournalist, editor, and popular author for young people during the late nineteenth and early twentieth centuries. Munroe had an insatiable zest for life and a passion for nature and sports. His wife, Mary Barr Munroe, was a dynamic women when considered in any time period. Together, they imbued one of the earliest homesteads in Coconut Grove with grace and style. They also provided the foundation for many of the area's first cultural pursuits." "Munroe is best remembered for his books on Florida. He is credited with writing more authentic novels on the subject than any other author. The majority of Kirk Munroe's thirty-five book length stories were written in Florida." rni '441- • Mary Barr Munroe "Mary Barr Munroe was a Miami pioneer who contributed much to the community life of Coconut Grove. As a member of the Florida Federation of Women's Clubs, she was instrumental in the establishment Royal Palm Park which later became Everglades National Park. Munroe also started the Coconut Grove Library in 1895 and taught many children in Coconut Grove how to read. She strongly believed, and proved, that women can make a great difference." -Http://everglades.flu.edu/reclaim/bioslmunroemb.htm "The first library in Coconut Grove was founded as an outgrowth of the Pine Needles Club on June 15, 1895. Mary explained that "as the girls married and the [Pine Needles Club] waned, the thought occurred to make the small library of use to the whole community." An article reviewing the history of the Coconut Grove library clearly identifies Mary and --- Kirk Munroe as its founders." Source: Scrububs to La Brisa byArva Moore Parks and liana Dawn Drucker Kirk Munroe Ransom Everglades School - Upper Campus Special Area Plan bowie I gridley architects CITY OF MuMI HEARING BOARDS SLAW, 7CVIEW ., .., eo-a_i. Mary Barr Munroe History of La Brisa _Idnurlly LUiI • • • Early History of La Brisa : Scrububs, Home of Kirk and Mary Munroe "Kirk and Mary moved into their new home, dubbed "Scrububs," on January 21, 1887. Kirk explains the decision to name the house Scrububs. At the time of Scrububs' "reclamation from the wilderness," the surrounding environs consisted of "rugged rock, primeval forest, dense undergrowth matted with a tangle of pines and palmetto scrub. Bearing this in mind, one of its new proprietors [ when asked about moving to the suburbs] replied "Suburbs! It is more like a `Scrububs,' and, with that utterance the house name of this abiding place became unalterably fixed." "During the Spanish-American War, when Sampson's fleet was anchored at Key West, a launch came up to the Munroe spring every day to carry pure drinking water 120 miles south for the soldiers. The Miami Metropolis confirmed that the U.S. government paid Munroe for water taken from his spring "while it was engaged in maintaining a blockade off Santiago before the destruction of Cervera's fleet on that memorable morning, August 1, 1898." "Scrububs was the cultural and social center for Coconut Grove's pioneer town. Using Scrububs as their base, Kirk and Mary Barr Munroe promoted the early cultural life of the community. Kirk joined with Ralph Munroe to form the Biscayne Bay Yacht Club (BBYC) shortly after his arrival in Coconut Grove. The BBYC was launched when Ralph and Kirk decided to plan a boat regatta in celebration of George Washington's birthday. The first official BBYC meeting was held at Scrububs on February 15, 1887. Fifteen boats entered the regatta. The winning entries were Bill Brickell's Ada, Captain Dick Carney's Ma---ie, and John Addison's Edna." "The cultural activities promoted by Kirk Munroe also focused on his two favorite sports, bicycling and canoeing. Munroe was, according to his biographer, the "father of wheeling in New York City." He organized the first bicycle club in New York City and served for three years as its captain. In 1880, Munroe formed the League of American Wheelmen." "The sport of canoeing was another of Munroe's passions. Munroe joined the New York Canoe Club in 1879. He later founded the American Canoe Association, and served a brief editorship for its organ, The American Canoeist... An active sports enthusiast, Munroe also enjoyed camping, hunting, sailing, and fishing." "January of the following year, a new road had been paved in front of Scrububs. A photograph taken in the early twentieth century depicts the gateway to the Munroe estate. A large stone wall, ending in two vertical pillars, separated to form the gateway. The front entrance to the house was lined with pine and palmetto trees." "A snapshot from 1897 shows that Scrububs had been transformed into an elegant and modern home. Renovations to Scrububs continued throughout the years. By the time the Munroes sold their property in 1920, Scrububs bore little resemblance to the original structure which still provided its foundation." Source: Scrububs to La Brisa by Arva Moore Parks and Ilan Dawn Drucker U . Ransom Everglades School - Upper Campus Special Area Plan bowie gritllev architects rR eOAonos cs=rr //r3/7 History of La Brisa • • • In 1923, The Scrububs was demolished, and La Brisa was built. Since 1923, La Brisa has undergone multiple renovations and additions. The Architectural Record RESIDENCE OF JOHN B. SEMPLE, ESQ., COCOANUT GROVE, FLA. Kiehnel & Elliott, Architects Ransom Everglades School - Upper Campus Special Area Plan bowie 1 gridley i architects Marc!', 1923 crrY OF MIAMI NEARING BOARDS PLANS ROVIEW tad/ 7 , I -.ult./La-1(7 • 41.99 • .9 • •Sa_ • ..... • • e • ,/se • Left: Original La Brisa Built in 1923 Right: Original La Brisa Floor Plans From Scrububs to La Brisa by Arva Moore Parks and liana Dawn Drucker History of La Brisa • • • ;Ransom Everglades School - Upper Campus Special Area Plan bowie gri(IIt y architects History of La Brisa • Location in the Region Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects TUDI IOUL& I STUDIO Surrounding Neighborhoods CITY OF MIAMI HEAP NO BOARDS PLAN.^. REVIEW KK_l_61_. wb1140 ...w c. Irn is /1 77 �_lfia�/7 .. Location in the Region and Surrounding Neighborhoods January 5, 2017 84 1 • • • ransom Everglades School - Upper Campus Special Area Plan I)ON%it urillleN architects Location Map Current Site Images • • • 1 Historic Entrance 4 Ransom Cottage 2 Lewis Family Auditorium 5 Ansin Breezeway ansom Everglades School - Upper Campus Special Area Plan bowie gridley architects 7 COV IiSARNO BOARDS '..Li,l • Ill?i17 3 Parking Area 6 The Quad Current Site Imarges Ransom Everghcles School • • • 7 The Pagoda 9 Aquatics Center Cifir,„Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects 10 Harry Anderson Watersports Center Current Site Images: Ransom Everglades School JAI I11 • • • 14 Topographical Depression 12 Guest Cottage 15 La Brisa East Facade - ansom Everglades School - Upper Campus Special Area Plan bowie I gridley architects 13 Roundabout for the Guest Cottage 16 Garage Current Site Images: La Brisa • • 17 La Brisa West Facade 18 Cabana (North wing Addition) Ransom Everglades School - Upper Campus Special Area Plan bowie I gridley architects iUULH iuii CITY OF MI AM REARING BOARDS = s� 19 Tower (South wing Addition) 20 Tower (South wing Addition) Current Site Images: La Brisa • • • 21 Dock at Waterway 22 Elevated Walkway through mangroves 23 Seawall Ransom Everglades School - Upper Campus Special Area Plan hoNvi e gri(IIeV architects Clff Of MIAM ti.ARIN , BOARDS iiCULSW Current Site Images: La Brisa �Itxim LAYER 1 11 1 1 AREA SETBACK 30' FROM BBL RABE BUILDING LINE I Ir I nl I I LAYER 2 & 3 SETBACK 25" FROM PL _1- -I I— ACADEMIC 17 TI dL GREEN.. ADMI N'r3 TRA':GNi L GAAAGFI \L1 r♦ MARINE T18K LAB __14CD-° PET, VER S ORE rI rnaF ) =ow LAYER 1 SETBACK 10 FROM PL&BBL PROPERTY LINE 8 BASE BUILDING UNE CI TILLER "ROYAL ROAD Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 'architects "T . TOUZ TSTUDIO , rd— 1 r.✓_0""_�1 Jr,.1i 1 CITY OF MIAMI iLTAril O. GAMS 1VIEW f a rr Special Area li n PropdsedRlaster Plan Properties April 5, 2017 843 LAYER 1 ` I SETBACK 30' FROM BBL I 1 RA.AF I l BUILDING UNE— 1 I 1 I nl L EXPANDED PARKING 1 AREA AUDITORIUM STEM ACADEMIC BUILDING 1 r. ems: ar_ _ LAYER2&3 SETBACK 25' FROM PL 1 -1457, 54 "THE GREEN" LIBRARY AMER() HALL NEW LUDINGTON HALL CHILLER LAYER 1 SETBACK 611.97' 10' FROM PL & BBL PROPERTY LINE BASE BUILDING LINE DEMIC MATH. SCIENCE P 1 LI ' T ROYAL ROAD Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 'architects TOULh 15►UDIO CD-`'p VER GYMNASIUM 699.12' PLAYING FIELD cial Area Plan Proposed- 1 1 1 _1 1 CITY OF M1AMI HEARING BOARDS PLA '. REVIEW r 19- - G�t7�rY ster Pian Properties and Boundary April 5, 2017 B4 4 LAYER 1 SETBACK 30FROM BBL— BASE BUILDING LINE MAIN HIGHWAY { NSW QIJA M4 VI LAYER 1 SETBACK 1CL FROM PL&BBL PROPERTY LINE & BASE BUILDING LINE LAYER 2 & 3 SETBACK 25' FROM Pt T3JR WIT CD-3 OVERLAY EMT. 41.1. APa, !sexs tov,fnto. Ppq FtO NG MO liR>N.ar 'ITH NC(-3 OVERLAY VAIN ,ENC, ROYAL ROAD Ransom Everglades School - Upper Campus Special Area Plan \„_,„ Coconut Grove. Florida bowie I gridley architects I►UZ uDi TOUZETSIUDIO CiIY OF FF.I:.MI i{EARINS BOARDS PLA REVIEW WI) ift- ;. .4/1 { 1 Existing Zoning April 5, 2017 B4.5 LAVER 1 SETBACK 30. FROM BBL BASE BUILDING LINE P. f I l 1 EXPANDED } PARKING AREA L I r z rY 1 AL J GUEST onAG _s LAYER 1 SETBACK 10 FROM PE & BBL PROPERTY LINE & BASF BUILDING LINE LAYER 2 & S SETBACK 25 FROM PL J , "THE GREEN I ACADEMIC,' L1 I ADMINISTRAilONJ DINING I GARAGE r'r�rr- L_- C D-1PET16V E R MARINE MIENC LAB MATH SCIENCE GRILLER e d 1 ROYAL ROAD Ransom Everglades School - Upper Campus Special Area Plan \%____001 Coconut Grove, Florida bowie I gridley architects TUN OUZt 1OUZEf S9UD0 CITY OF MIAMI NEARING BOARDS PEA EVIEW 4 1,407 Proposed Zoning April 5. 2017 E4 5 1 j14 ill I4t 1 I i'ARftKING LAYER1 A I AREA SETBACK 3OE FROM BBL BASE BUILDING LINE { • GJE$i rOTTAG — LAYER 2 & 3 SETBACK 25' FROM PL r Arf.OTMIC 1-, '"THE GREEN" L__ FINE ARTS STEM ACADEMIC BUILDING GARAGE INGLE FAIVM AMER HALL NEW LJ3INGTCN HALL III "" Ftr: 1 1 CHILLER ,P." I I k- — -- —^ —_ -- 1 — —I — — --- ROYAL ROAD MON EiC -f MATH. SCIENCE LAYER 1 SETBACK 10' FROM PL S BBL PROPERTY LINE & BASE BUILDING LINE Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 'architects . 1OU4I STUDIO SIDE T CCMPETnIor POOL GYMNASIUM F - J ..! F - r= PLAYING FIELD CITY OF MIAMI HEARING BOARDS FLA OLVIEW (0/l} — Future Land Use {Designation will not be amended) April 5, 2017 B4 6 • • • RANSOM EVERGLADES UPPER SCHOOL : 2014 APPROVED SITE ZONING SUMMARY EXISTING SITE DATA REQUIRED BY ZONING APPROVED DEVELOPMENT ZONING CLASSIFICATION T3-R with NCD-3 Overlay Special Area Plan - Ransom Everglades Upper School TOTAL NET SITE AREA (Including Submerged Area 30,795 SF) 11.45 ACRES 498,792 SF Unchanged Unchanged 50% max. first floor Unchanged Unchanged BUILDING AREA -GSF 150,411 GSF' NA 216,451 GSF" ( 66,040 Net New GSF Building Area )" LOT COVERAGE - BUILDING FOOTPRINT 98,576 SF"" 19.8% 249,396 SF 50.0% 109,163 SF"" 21.9% MAXIMUM NUMBER OF STORIES & HEIGHT Aquatics Center 37'-1"to eave/41'-4" to highest point Gymnasium - 3 stones 24'-6" to eave/56'-6" to highest point a. Principal Building: 2 stories and 25 ft. to eave maximum b: Outbuilding: 2 stories Zones B, C, E, H: 28' max habitable height, 38' max bldg. height Zones A, F: 43'-7" max habitable height, 45'-4" max bldg. height Zone D: 45' max habitable height, 56' max bldg. height Zone K: 55'-6" max habitable height, 56'-6" max bldg. height SETBACKS a. Principal Front - Main Hwy b. Secondary Front - Royal Rd c. Side d. Waterfront 67 ft. +/- to Gate House 30'-2" to nearest existing structure Varies: 27'-6" to 5'-1" at grandstands 20 ft. nisi 20 ft. min. 10 ft. min. 10 ft. min. 20 ft. min. 30 ft. min. 10 ft. min. 27.5' min. 20 ft. min. PARKING LOADING BERTHS BICYCLE RACK SPACES 268 Parking Spaces 3 Loading Zones, 480 sf each (12' x 40') " " Loading zones serve: 1) three small dumpsters behind the Dining Hall, 2) ard'a for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces 197 Parking Spaces a. Schools - Min. of 1 parking spaces for ea. Faculty/Staff (126) b. 1 visitor parking space per 100 students (7 spaces) c. 1 parking space per 5 students in grades 11 and 12. (64) (approx. 160 students per 11 and 12 grade) 3 Loading Berths a. 3 berths for building areas of 100,000 sf - 250,000 sf) b. 420 sf each 11 Bike Rack Spaces a. 1 bike rack space for every 20 car parking spaces 210 Parking Spaces' * All parking spaces are provided on campus. Additional parking spaces on campus may be provided underground or in a parking garage in the parking zone. 3 Loading Zones, 480 sf each (12' x 40')* * Loading zones serve: 1) three small dumpsters behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces CIVIC SPACE (See B4.17) GREEN SPACE (See B4.16)"" PERVIOUS PAVING (See B4.16) SUBMERGED AREAS (See B4.16) IMPERVIOUS PAVING (See 84.16) 43,172 SF 8.7 % 0.99 Acres 141,459 SF 28.4% 3.25 Acres 18,397 SF 3.7% 0.42 Acres 30,795 SF 6.2% 0.71 Acres 170,045 SF 34.1% 3.90 Acres 24,940 SF 5.0% 149,637 SF 30.0% " " 30% Min green space for Coconut Grove Neighborhood Conservation District 43,172 SF 8.7% 0.99 Acres 151,502 SF 30.4% 3.48 Acres 31,092 SF # 6.2% 0.71 Acres 30,795 SF # 6.2% 0.71 Acres 144,344 SF # 28.9% 3.31 Acres NOTES • 1) All existing building measurements are to face of exterior wall nd are approximate for planning purposes. 2) GSF building areas includes covered. outdoor walkways within the building footprint 3) Footprint areas include covered. outdoor walkways associated with individual buildings but exclude covered sidewalks. 4) Civic Space includes green space pursuant to A.3 3.6.1.4 Ransom Everglades School - Upper Campus Special Area Plan bowi1• gridley 'architects ;i TOUZE1 STUDIO ARDS _ 111_t Ji> 2014 Approved SAP Site Zoning Summary RANSOM EVERGLADES UPPER SCHOOL: 2016 PROPOSED SAP SITE ZONING SUMMARY EXISTING SITE DATA REQUIRED BY ZONING 1014 APPROVED SAP 2015 PROPOSED SAP ZONING CLASSIFICATION T3-R with NCO-3 Overlay Special Area Plan - Ransom Everglades Upper School Special Area Plan - Ransom Everglades Upper School TOTAL NET SITE AREA 18.396 ACRES 801,319.E SF 62,759 SF Submerged Unchanged Unchangec 50% max_ first Ooor itAs ACRES 498,792 SF 30,795 SF Submerged 18.396 ACRES (11.45.6.945) 001,319.5 SF (496 792+302,527) (Includes Submerged Area 62,769 SF [30,795 + 31 574)) BUILDING AREA -GSF 167,549 GSF' NA. 216,461 GSF' ( 81,020 Net New GSF Building Area )" 270,047 GSF' (110,E99 Net New GSF Building Area )" LOT COVERAGE- BUILDING FOOTPRINT 113,749 SF" 14.2% 397,962 SF 49.7% 1011,163 SF"" 13.6% 132,026 SF' 16.6% MAXIMUM NUMBER OF STORIES & HEIGHT Aquatics Center 37'-1" to e280/41"4'to highest Gymnasium- 3 stones 24'-6' to eave/56)6"to highest point a. Principal Building: 2 stories and 2511 tocave maximum b: Out8ulldtng: 2 Zones ILC,E,Hi28' max habitable height, 38' max bldg. height zones A,F:43'-7" max habitable height, 45'-4" max tiring. height Zone 0:45" max habitable height, 56' max bldg. height Zone 8: 55'-6" max habitable height, 56'-6" max bldg. height Zone A:43•-7" max habitable height 45'4" max bldg. height Zones 0,0:45' max habitable height, 56' max bldg. height Zone C: 28' max habitable height, 38' max bldg. height Zane E: Pagoda Preservation Zone Zone F: 39' max habitable height, 45.-4" max bldg. height Zone H: Parkins Zane (No Height) Zane 1: 55'-6" max habitable height, 56'-6" max bldg. height Zone L 28'-8" mos habitable height, 34'-1' max bldg. height Zone M: 18' max habitable height, 24' max bldg. height Zone N: 28' max habitable height, 35' max bldg. height Zone O: 28' max hadtable height, 38' max bldg. height SETBACKS a. Principal Front -Main Hwy b. Secondary Front - Royal Rd c. Side d. Waterfront 87 ft. car- to Gale House 30'-2'to nearest existing structure Varies: 27.5 to 5-1" at grandstands 209 min. 20 ft. min. 10 ft. min. 10 ft. min. 20 ft. min. 30 ft. min. 10 ft. min. 27.5' min. 201min. 30 ft. min. 10 ft. min. 25 min. 20 ft. min. PARKING LOADING BERTHS BICYCLE RACK SPACES 268 Parking Spaces 3 Loading Zones, 480 sf each (17 x 401.. behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rack Spaces 241 Parking Spaces a. Schools - Min. of 1 packing spaces for ea. Faculty/off (160) b. 1 visitor parking space per 100 students (9 spaces) e. 1 parking space per 5 students in grades 11 and 12. (73) (approx. 160 students per 11 and 12 grade) 3 Loading Berths a. 3 berths for building areas of 100.000 sf - 250,000 at) b. 420 sf each 11 Bike Rack Spaces a. 1 bike rack space for every 20 car parking spaces 210 Parking Spaces' ' All parking spaces are provided On campus. Additional parking spaces on campus maybe provided underground or in a parking garage in the parking zone. 3 Loading Zones. 460 st each (12 x 40) " ' Loading zones serve: 1) three small dumpsters behind the Dining Hall, 2) area for pool supply deliveries, 3) one dumpster for yard debris at REPA. 14 Bike Rae% Spares 241 Parking Spaces' 'All parking spaces are provided on campus. Additional parking space's on campus may be provided underground or in a parting garage in Zone H. Underground Parking may also be provided in zones 0 and O. 3 Loading Zones, 480 sit each (17 x 40')' ' Loading zones serve: 1) dnmpstersldelivenes in service area for new Academie/Adrrrirt/Dining budding, 2) area for pool supply deliveries, 3) are dumpster for yard debris at REPA. 14 Bike Rack Spaces CNIC SPACE (See B4.17 & 04.17.1) GREEN CMC SPACE (See 13417864.17.1)"' GREEN SPACE (See 84,168 64.16.1)'"' PERVIOUS PAVING (See 04.16 & 84.16.1) SUBMERGED AREAS (See B4.16,6134.16.1) IMPERVIOUS PAVING (See B4.16804.16.1) 43,172 5F 5.4% 0.99 Acres 108,789 SF 13.6% 2.60 Acres 435,955 SF 54.4% 10.01 Apes 41,590 SF 5.2% 0.95 Acres 62,769 SF 7.8% 1.44 Apes 183,087 SF 22.9°4 4.20 Apes 39,796 SF 5.0% 238,774 SF 292% ' ' 30% N1n green space for Coconut Grove Neighborhood Conservation DiOrlct 43,172 5F 0.7% 0.99 Acres 108,789 SF 21.0% 2.50 Acres 151,502 SF 30A% 3.40 Acres 31,092 SF # 629E 0.71 Acres 30,796 SF # 62% 0,71 Acres 144,344 SF # 284% 3.31 Acres 58,299 SF 7.3% 1.34 Acres 161,307 SF 20.1% 3.70 Acres 405,766 SF 60.6% 9.32 Acres 43,096 SF # 5.4% 0.99 Apes 62,709 SF # 7.8% 1.44 Acres 215,947 SF # 26.9% 4.96 Acres NOTES t) AN axisfmgbunking measurements are Po faced Deem, waft andare approxmalekrprannegpef ses 2) GSF budding areas maid...red. ovkloor walkways wilhm the 6033ee 1000 001. 3) Fmrprnl areas P„<40ecpv X e00000r walkways ascolaledradl h,drvxluaf bvirdxga Der exc..aawvel-EV..wafxs 4) CAM Space mtaMes prawn spate pursuant to A.33,6.1.4 Ransom Everglades School - Upper Campus Special Area Plan .;oconut Grove Florida bowie I gridley architects _ TOULE l STUDIO Cf1Y OF MIAhtl 71383,lHG 80A0D5 ELA!i7i EIENIELy 41 1" ( �t 2016 Proposed SAP Site Zoning Summary April 5. 2017 6471 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE_ • • TIMKEN HALL AUDITORIUM PEREOR ARTS ANCEM OFFICE LAYER 1 SETBACK 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE CHILLER LAYER 2 F. 3 SETBACK 25 FROM PL LUDINGTON HALL 1111 ROY • • Ransom Everglades School - Upper Campus Special Area Plan ;oconut Grove, Florida — COMPETMON-0ooL GYMNASIUM 'INS FIELD CITY OF MIAMI HEARING BOARDS PLANS REVIEW ., LC, , —o11'I11 _ —' Existing Lot Layers bowie I gridley 1 architects TUDI 1OUZETS11JD10 January 5, 2017 84 8 • LAYER 1 SETBACK 30' FROM BBL BASE -- BUILDING LINE • • AUDITORIUM ERFORM ARTS hill ' I LITI 2014 Approved SAP LAYER 2 & 3 SETBACK 10 FROM PL & BBL ITtM/ACADEMIC DV,ILDIN�� 4.� LAYER 1 SETBACK 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE CHILLER LAYER2&3 TIME GOD •141• AL 3OAD Ransom Everglades School - Upper Campus Special Area Plan a4V Coconut Grove, Florida bowie I gridley !architects OUZ TUDI UZSTUDO COMPETITION POOL GYMNASIUM PLAYING FIELD CITY OF MIAMI HEARING BOARDS LA, ' HEMEW ._.. IIILI11 2014 Approved SAP Lot Layers January 5, 2017 B4 9 LAYER 1 SETBACK 30' FROM BBL BASE ► BUILDING LINE Nun 4NiA4t:%l, 4 MAIN HIGHWAY 1' EXPANDED PARKING AREA .AUDITORIUM Q! 1 I ACADEMIC/ In THE GREEN' I ADMINISTRATION! DINING • FINE ARTS CO GE ERFORMIA ARTS ACCESS LATER 1 SETBACK ID' FROM PL & BBL PROPERTY LINE & RASE BUILDING LINE STEM IACADEMIC BUILDING LeM LIBRARY AMERO HALL LAYER 2&3SETBACK 25' FROM PL DINING HALL r ▪ NEW LUDINGTON HALL CHILLER D NISTRAflON/ MARINE DCIENC MATH SCIENCE ROYAL ROAD Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley !architects 112 TOUZE1SiUDIO COMPETITION POOL 1 GYMNASIUM PLAYING FIELD CITY OF MIAMI SCARING BOARDS FiLvl M/ TI�L3 l�- Z % !f3/cam 2016 Proposed Site Hall Lot Layers April 5, 2017 13491 1 ■ M •--J___L____1__ 1 i 2014 Approved SAP I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Ronda bowie I gridley architects TOULh I Sl1JOIO 2016 Proposed 6AP 2014 Approved SAP / 2016 Proposed SAP April 5. 2017 B4.92 • • • , Ransom Everglades School - Upper Campus Special Area Plan bowie I gridley architects il hi! 1-1_11)H CITY OF MIAMI HEARING BOARDS PLANK REVIEW L /Pio 1923 Structure Addition to 1923 Structure La Brisa - Original vs Addition areas diagram • • • Olt 44 rap a rIERM � �"" L COLRLYARD Ground Level = Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects Second Level CITY OF WWI X!ARINO BOARDS PLANIR/,REVIEW [III 11 1923 Structure Addition to 1923 Structure La Brisa - Original vs Addition areas diagram • Original Architectural Features: Mediterranean Revival The architectural style of La Brisa is Mediterranean Revival. These features can best be seen in the facade and its courtyard. Mediterranean Revival lends its influence from the Mediterranean coast: Italian, Byzantine, Moorish themes from southern Spain and French. La Brisa was designed by Kiehnel and Elliot as the winter home for John Bidnley, Pittsburgh Steel president. Richard Kiehnel, the architect, had tremendous influence in the introduction of Mediterranean Revival architecture in South Florida during 1917 - 1930s. ,. I I I I I 11111 1 1• � l i .. �. rc lour tilt I 1111111 :. u.n n uu nil 111III 1111 III III III;1)1,11111 1 : i 'll m,,I„ tq hl �'. 11, 111 �t1 %II ®1;n 11 1, 111 La Brisa Examples of Kiehnel and Elliot's work: Top Left: El Jardin, Carrolton (1917); Bottom Left: Coconut Grove Playhouse (1927); Right: Seybold Building (1925) Ransom Everglades School - Upper Campus Special Area Plan boNvie gritlley architects KEY FEATURES OF MEDITERRANEAN REVIVAL: RED -TILED PITCHED ROOF DECORATIVE ELEMENTS CRESCENT WINDOWS CITY OF M.LAMI HEARING BOARDS //a3/17 Ornamental details are frequently used for openings, balconies and comices. They are crafted from stucco, stone, precast concrete or painted wood. STUCCO WALLS Stucco, commonly used in Mediterranean climates, protects exterior surface from weather. The stucco of the original La Brisa is textured very lightly. LOGGIA The northern loggia is original to La Brisa estate, and is key feature of Mediterranean Revival. The southern loggia was added after the original construction and is enclosed. COURTYARD, PATIOS. BALCONIES Courtyard, patios, balconies and loggias are commonly associated with Mediterra- nean Revival. La Brisa - Architectural Features (1923) • • • Second Floor Loggia Column North Loggia Column Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects (Uti/EI SIMI) DECORATIVE ELEMENTS Ornamental details are frequently used for openings, balconies and cornices. They are crafted from stucco, stone, precast or painted wood. CITY OF MIAMI HEARING BOARDS PLANS REVIEW La Brisa -Architectural Features (1923) • • • Loggia on West Facade Second Floor Loggia above the Ground Floor Loggia Ground Floor Loggia p frilliiiiiilaiiillidil -a ,i e*J Arched Ceiling in Living Room Ransom Everglades School - Upper Campus Special Area Plan ho s it gridleN architects LOGGIA CEILING WITH ARCHES The northern loggia is a key feature of Mediterranean Revival. Some of the finishes appear to have been modified from original design. The plaster and wood ceiling remains as part of original Living Room. Some of these interior areas have been modified from original design. La Brisa - Structure Details 1r,r1 y 5 _ni- • • • Passive Cooling at La Brisa Shaded Balcony Provides View to the Courtyard we Loggia replaces the traditional front porch East Balcony above Loggia Interior Loggia (Addition) Ransom Everglades School - Upper Campus Special Area Plan l)O%cie gritlleN architects North Balcony overlooking the courtyard Interior Loggia door ARCHITECTURE INSPIRATION FROM LA BRISA STRATEGIES FOR DEALING WITH CLIMATE IN THE SUBTROPICS CROSS VENTILATION BALCONIES AND COURTYARDS LOGGIA The estate was dubbed "La Brisa" due to the cool breeze which brew in from Biscayne Bay. The house was designed to capture these wind to naturally ventilate the house. Deep overhangs cover the balconies and provides necessary shading. The courtyard becomes the extension of the interior space. The Interior loggia has operable doors, so that air conditioning can be eliminated during cooler days. Learning from La Brisa - Climate Strategies for the Subtropics • EXPANDED PARKING AREA AUDITORIUM RANSOM COTTAGE PERFORMING ARTS ACADEMIC OR DINING 'THE GREEN' 125' 280' FINE ARTS STEM !ACADEMIC BUILDING REPA 1. TOPOGRAPHICAL DEPRESSION ("SOLUTION HOLE") LIBRARY CAMERON HALL CHILLER GARAGE DINING HALL s /E T NEW LUDINGTON HALL MARINE SCIENCE LAB MATH • SCIENCE ROYAL ROAD BOOK STORE 2 EXPOSED CORAL RIDGE 9 UpperCampusp �,.. Ransom Everglades School - Special Area Plan • bowie ! gridley architects 2 COMPETITION POOL GYMNASIUM PLAYING FIELD 60'% 360' 3. MANGROVE ore OF MIAMI 1i'_'At4^ BOARDS • 4. BISCAYNE BAY Special Area Plan Proposed Master Plan Key Natural Figures • LAYER 1 SETBACK 30FROM BBL BASE BUILDING LINE • • AWN ENTRANCE ADDITCRIDIA HEIGRT PERFORMING ARTS LAYER 2 & 3 SETBACK la FROM PL & BBL PINE ARTS EMT QUAD STEM WILDING LAYER 2 & 3 W ROA LAYER 1 SETBACK NEW GATED AccEss 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE LIBRARY CA RON HALL DINING HALL 41.11111.- LUDINGTON HALL THE PAGODA .4111111 MAN -SCIENCE CHILLER NEW GATED EMERGENCY ACCESS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 1 architects TouzErs-ruao COMPETITION POOL 01110.311141 SOW MINT PLAYING FIELD 0' 50' 100' 200' CM OF ISIAMI liSARS1Ci BOARDS REV2EW \ 17 2014 Approved SAP Site Plan January 5, 2017 B4 12 MAIN HIGHWAY 7 EXPANDED PARKING AREA PARKING PHASE COUNT Existing 268 Approved SAP 210 Proposed SAP 241 ACADEMIC/ ADMINISTRATION/ DINING FINE ARTS STEM I ACADEMIC BUILDING ACCESSA. "THE GREEN' AMERO HALL EXISTING BUILDINGS SLATED FOR UPDATES, REDEVELOPMENT & BLDG SYSTEM IMPROVEMENTS NEW APPROVED 2014 APPROVED SAP BUILDINGS ROYAL ROAD r L J 25' SETBACK FROM MANGROVES MANGROVE PRESERVATION AREA LABLE TO ME� EXISTING STRUCTURE SLATED FOR FUTURE DEMOUTON/REBUILDING/REDEVELOPMENT (PROPOSED SAP) EXISTING AREA AVAILABLE TO BE REPROGRAMMED! RELANDSCAPED AND TO INCLUDE WALKWAY !PEDESTRIAN CONNECTION School - Ransom �,EvergladesUpper Campus Special Area Plan V Coconut Grove. Florida bowie I gridley architects TOULhI SS11JDO ✓ — 1 NEW BUILDINGS L J (PROPOSED SAP) 0' 50' 100' 200' Revised Site Plan April 5. 2017 84.12 1 NNH ENTRANCE n EXPANDED .:_PARKING AREA n� RFORMI ARTS PARKING PHASE COUNT Existing 268 Approved SAP 210 Proposed SAP 241 ACADEMICI °THE GREEN" IADMINISTRATIONL I DINING STEM I ACADEMIC BUILDING ACCESS AMERO HALL NEW LUDINGTON HALL EXISTING BUILDINGS SLATED FOR UPDATES, REDEVELOPMENT & BLDG SYSTEM IMPROVEMENTS nNEW APPROVED 2014 APPROVED SAP BU1LOINGS ACADEM ROYAL ROAD 25' SETBACK FROM MANGROVES MANGROVE PRESERVATION AREA AVAILABLE TO BE REPROGRAMMED COMPETITION POOL AREA TO BE RE -LANDSCAPED AND./ OR -PROVIDE WALKWAY . TOLSTRIAN CONNEC T ICN L EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION I REBUILDING 1 REDEVELOPMENT (PROPOSED SAP) ✓ — 1 EXISTING AREA ` a AVAILABLE TO BE REPROGRAMMED/ RE LANDSCAPED AND TO INCLUDE WALKWAY 1 PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 'architects Oa TUN TOULE I STUDIO GYMNASIUM ✓ — 1 NEW BUILDINGS L — a (PROPOSED SAP) CITY OF tiM`.'I HEA^II.IC E+.vra®BOUS t31,a- (I b/I} 2 PLAYING FIELD 0' 50' 100' 200' Revised Site Plan April 5. 2017 B4122 • • • LAYER 1 SETBACK 30' FROM BBL PROPERTY LINE—y i-"_..-._.. �i.. �•_.._.._.._._.-.-.._-__.._.. SETBACK LINE BASE BUILDING T'�----------�-- LINE j LOT112 / EXISTING I Y i 1 1! MAIN ENTRANCE ZONE G2 TO REMAIN 1 1 • - NEW QUAD r . - = MS Mt7r - - - _,..AND GREEN SPACE • 41 1 • ZONEA U ~ I I -4s4 MAx. I: ZONED 1 I -58'MAX. BLDG. HT. , - 45' MAX. HABITABLE HT. I -45'4"MST. POINT OF I • AUDITORIUM HT. 1111 MEASURE FOR 1 I ! - 62.84' NGVD HT. BUILDING HEIGHTS j -43'-T MAX. 11 1].18'NGVD j B HABITABLE HT. II LAYER 2 8 3 SETBACK 10' FROM PL 8 BBL ZONE E PAGODA PRESERVATION ZONE EXISTING BAND COTTAGE - PAGODA AND COTTAGE TO BE PRESERVED ZONE B - 38' MAX. BLDG. HT -28' MAX. HABITABLE HT. . . 1.rrrraj js s7�'� ZONE. - 38' MAX. BLDG. HT Oy - 28' MAX. HABITABLE HT LOT 3 LOT 11 j LOT 10 j LAYER 1 SETBACK 10' FROM PL 8 BBL BASE BUILDING LINE 8 PROPERTY LINE FEMA FLOOD ZONE DESIGNATIONS (MAP REVISED SEPTEMBER 11, 2009) ZONE VE: COASTAL FLOOD ZONE WITH VELOCITY HAZARD WHERE BASE FLOOD ELEVATION IS THE WATER -SURFACE ELEVATION OF THE 1% ANNUAL CHANCE FLOOD ZONE AE: SPECIAL FLOOD HAZARD AREA WHERE THE BASE FLOOD ELEVATION IS DETERMINED ZONE X: AREAS OF 0.2%ANNUAL CHANCE FLOOD; AREAS OF 1 %ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT ZONE X': AREA OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN FEMA FEMA FEMA ZONEAE FEMA ZONE VE (EL 15) ZONE X' ZONE X (EL 13) ZONEJ ATHLETIC RESERVE ,\ \ V\\\� ATHLETIC FIELD TO REMAIN 1 ZONE G1 • -PRESERVED QUAD F \\\\\\ ! 7" ' (MIN. 14.000 SO. FT.) 6W:. _ _ - ■ ZONE K 1 ZONE G3 I .56'6"MAX BLDG. HT 1 1y CANOPY PRESERVATION ZONE t s L 11'4id' 1'i�" ` - - 58'-8" EXISTING GYM • I BLDG. HT. � • • e8 , ,-62.86'NOM HT. • Id }h-3▪ 9'tJJPX. HABITABLE HT (,(� 19.5' MIN. MAINTAINED I� `TREE GROVE EXISTING HOUSE ZONE H • I ` TO BE PRESERVED I TO BE REMOVED .....�,...,. • �i OZONE EMERGENCY:,CCE55 M11FlIVT\INFD 1 _ 1l LOT 9 I LOT B �' .V..W..7. .•iirl•..Y...•.---./'`ij:-.4s3�' Will I NEW GATED SITE ACCESS 8 CURB CUT LAYER 283 • ml EXISTING CHILLER NEW GATED AVAILABLE FOR EMERGENCY ACCESS RELOCATION 8 CURB CUT CM' OF MIAMI NEARING BOARDS PLAN, .VEVIEW L#3//1 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 0' 50' 100' 200' 2014 Approved Master Plan bowie I gridley 1 architects TIIDI. TOUZETSTUDIO January 5, 2017 B4 13 or OR ...:.NTS l0Tl12 l LAYER 2835ETBACK LAYER 1 SETBACK FROM PL 101 �25''FROM PL EXISTING DRIVEWAY TORE PAVED AND OR TO BECOME !ELLS PAVERSOR ALTERNATIVE MATERIALSURABLE FOR PARKING SETBACK LINE 8 EXIST. COTTAGE TORE DEMOLISHED OR RELOCATED .- ZONE H EXISTING BAND COTTAGE ZONE G5 ZONE O ENVIR(NlMTNTAL - 38' MAX BLDG. HT PRESERVATION - 28' MAX HABTABLE HT ZONE 1) _ — r r r r r• -. r. r e ZONE G4' ZONE L ZONE Or FEMA ZONE X EXISTING DINING HALL AVAILABLE FOR DEMOTION ZONE G1a - PRESERVED QUAD (MIN ra 000 SO FT) r PArear NE 1f zoNEc HsI i .! r-ass HT LOT 13 1 LOT 11 7 $LOT 10 LOT 9 L LOT 8 F% e; se c,we ee - -: -iu >a ar A es se � t,.. 44' i ZONE MAX BLDG NT MAX HABITABLE NT ZONEA 45'-' ZONE B 56' 43' ZONEC 38' 26° ZONED 56' 45' ZONE E - PAGODA PRES RATION ZONE ZONEF 45-4 29 FEMA FLOOD ZONE DESIGNATIONS (MAP REVISED SEPTEMBER 11, 2009) ZONE VE: COASTAL FLOOD ZONE WITH VELOCITY HAZARD WHERE BASE FLOOD ELEVATION IS THE WATER -SURFACE ELEVATION OF THE I% ANNUAL CHANCE FLOOD ZONEAE: SPECIAL FLOOD HAZARD AREA WHERE THE BASE FLOOD ELEVATION IS DETERMINED ZONE X AREAS OF 0.2%ANNUAL CHANCE FLOOD; AREAS OF 1 %ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT ZONE X': AREA OUTSIDE THE 0.2%ANNUAL CHANCE FLOODPLAIN * r r 23. SETBACK FROM MANGROVES ZONE G7 MANGROVE PRESERVATION Z FEMA ZONE VE (EL 15) AVAILABLE TO BE REPROGRAMMED AREA TOILE RELANDSCAPED p / Mv O OR PRONDE PEDEST RIAN PRIAN CONNECTION ZONE F ZONE MAX BLDG HT. MAX HABITABLE HT. ZONE H ZONE K 55'6" 55'6' ZONE L 34'-1- 216-0' ZONE M 24' 18' ZONE N 35' 28' ZONE O 38' 28' UNDERGROUND PARKING MAY BE PROVIDED IN ZONES D,H, AND 0 ONLY IF PARKING GARAGE APPROVED BY PS2 BOARD 4/0 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove Florida bowie I gridley architects MULL I STUDIO 7T1l.'E K r .. a......... XIS8 Ir,F3 MATH i SCIEMC- 0' 50' 100' 2CI,. ZONE G - NOTES ZONE G1 Shall be no lass elan 14,030sf, , In the event that the existing dining hall is de molaned, no new buildings will be rebuilt in Zone 01, Gazebos, picric 1Abies, benches. end other similar structures maybe constructed in thrs zone to 'facilitate and create outdoor learning, gathering, and eating spaces. ZONE G4 Nell consist of gazebos, picnic tables. benches, and other similar structures may be constructed in this zone to (scarlet. and create outdoor Ieam0ng, gelhenng, and eating Spaces. ZONE G6 WIII consist of gazebos, picnic tables, benches, and other similar structures may be constructed in this zone to faciiitate and create outdoor learning. gathering. and eating spaces. 6fD .fi `-2 t,//a,/'1 Revised Master Plan April 5. 2017 B4-13 1 LAYER 1 SETBACK. 30' FROM BBL BASEB NNE—r BASE BUILDING • LINE ETISOOlO MAIN ENTRANCE TOREMAIN POINT OF MEASURE PDR BUILDING HEIGHTS 17 18' NGVD LAVER 0 a 386181 # rLAYER.1 SETBACK • FROM PL1O' / 251FROM Ft ISETBACK UNE 0 .I' f 1 I. 1 11 I € I k I I I 1 It I I 10112 I I r v 1 EXISTING BAND COTTAGE e s g ZONE 02 t 1 a -NEW QUAD Ip. a. — a. . i '-' gr-r ...2 AND GREEN SPACE N e g a 6 I ZONE A IN I t r ...... ti 1i -45.41 MAX I6 I 8 1 BLDG.HT. 1 0 -4s•-rEXIST. IN ZONED 1es-:.-Ae I I AUDITORIUM HT Iy - 56' MAX. RLDG. HT 1 I - 6284' NGVD H7 IA - 95 MAX HABTABLE HT 1 I HABITABLE LIT Is ZONE C i L I I I I' ,. l I I , 35' MAX BLDG HT ZONE I - za MAX ADTTAPLE HT LOT 13 I LOT 11 1 LOT 10 I LOT 9 t LOT 8 1. EXIST. COTTAGE TO BE DEMOLISHED OR RELOCATED ZONE H --, ..,,ONE EXISTING DRIVEWAY TO BE PAVED AND/OR TO BECOME GRASS PAVERSOR ALTERNATIVE MATERIAL SUITABLE FOR PARKING aaas a+ • ZONE ZONE O ZONE GCZONE L ZONE G6" - 35 MAX BLDG_ HT FEMA -28'MAXHPBRa. rHT. ZONEX LAYER I SETBACK 10' FROM PL 6 BBL • BABE BUILDING LINE 6 PROPERTY LINE r r ..... riZON NI PORTION OF EXIST WALL , ZONE B TOPE - - 56' MAX R.'', HT DEMOLISHED . 95' MAX. HABITABLE HT tl I\ NEW GATED SITE ACCESS 8 CURB CUT LAYER 2&3 ZONE MAX BLDG HT. MAX HABITABLE HT. ZONE A 45'A- 47'.T" A ZONE B 56' 45• ZONE C. 38' 28' ZONED 513' 45' ZONE E - PAGODA PRES ATION ZONE ZONE F 45'.4 39' EXISTING DINING HALL AVAII AEU F FOR DEMOLITION ZONE G1' - PRESERVED QUAD (MIN 14030 SO. FT) • ZONE E FEMA FLOOD ZONE DESIGNATIONS (MAP REVISED SEPTEMBER 11, 2009) ZONE VE, COASTAL FLOOD ZONE WTH VELOCITY HAZARD WHERE BASE FLOOD ELEVATION IS THE WATER -SURFACE ELEVATION OF THE 1 %ANNUAL CHANCE FLOOD ZONE AE: SPECIAL FLOOD HAZARD AREA WHERE THE BASE FLOOD ELEVATION IS DETERMINED ZONE X: AREAS OF 0.2%ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT ZONE X': AREA OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN 25' SETBACK FROM MANGROVES AVAILABLE TO RE REPROGRAMMED "-AREA TORE REtANDSCAPED kD OR PROVIDE WALKLVAYr I PEDESTRIAN CONNED DON E G3 ERVATION ZONE -'ZONE F mAx HABI?A�iE Ht, EMERGE ZONE G7 MANGROVE PRESERVATION ZONE FEMAZONE VE (EL 151 ZONE J ATHLETIC RESERVE ATHLETIC FIELD TO REMAIN TREE GROVE -' ,gammmimmeatm a TO BE PRESERVED SS MAINTANED.,•••=mmae` 1 7 • ZONE K 1 -556-6 MAX Al Er HT -58'S EXISTING GYM 1 BLDG HT 1 • 52.681N0313 HT - 55'-6' MAX HABITABLE HT I EXISTINGSETBACK I 'i- 195'MIN-MAINTAINED I EXISTING MATH 8 SCIENCE, AND MARINE SCIENCE AVAILABLE FOR DEMOLITION FE',1A FEMA ZONE AE ZONE X (EL13) EMERGENCY ACCESS ZONE MAX BLDG HT. MAX HABITABLE HT. ZONE H ZONE K 5E-6- ZONE L 2814r ZONE M 24' 18' ZONE N 35' 28' ZONE 0 38' 28' UNDERGROUND PARKING MAY BE PROVIDED IN ZONES D,H, AND O ONLY IF PARKING GARAGE APPROVED BY PS.Z BOARD I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley l architects "TUDI TOULEI STUDIO ZONE G1 ZONE G4 ZONE G6 0' 50' 100' ZONE G - NOTES Shall be no less than 14.800st.. In the avant Niel the ex sang din'rg hall is demolished, no new buildings WIII be rebuilt in Zone G1. Gazebos, picnic tables, benches, and other similar structures may be constructedin this zone to facilitate and create ouhbor learning, gathering, and eatihg spaces. WII consist of gazebos, picnutados. benches, and other similar structures may be constructed in this zone to facilitate and create outdoor Naming. gathering, and eating spaces. Will consist of gazebos, picnic 10Ne9, benches, and other similar structures may be constructed in this zone to facilitate and create outdoor Naming, gathering, and eating spaces. - - April 5. 2017 84.13 2 • • • LAYER 1 SETBACK I —� 30' FROM BBL BASE BUILDING LINE PROPERTY .-- N LINE OVERNICE LAYER 2 & 3 SETBACK /^ 10' FROM PL & BBL LAYER2&3 46. LAYER 1 SETBACK NEWGATEG aCGESS -- BUILDING LINE 10' FROM PL & BBL & CDRB CIIi & PROPERTY LINE PROPERTY LINE & 10'-0" * CURB CUT BASE BUILDING LINE FINE ARTS NEW WAD IAJ BUILDING SITES DINING HALL .%'!�W (LUNG�N NAII, Ni Yl.Oi NGYD M. NEW GATED EMERGENCY ACCE&B&CURB CUT 10'-0" * CURB CUT , 12'-0" TO PROPERTY LINE EXISTING BUILDINGS EXISTING BUILDINGS SLATED FOR UPDATES & , SLATED FOR FUTURE BLDG SYSTEM IMPROVEMENTS DEMOLITION J7Q, , LZ1 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida 4`E E&TING GYM BLDG Nt 62.8614VD M. NEW BUILDINGS PROPOSED ACCESS NOT TO EXCEED TWENTY (20) FEET UNLESS REQUIRED BY CITY PUBLIC WORKS OR FIRE DEPARTMENT. CRY OF MIAMI HEARING BOARDS PLANS REVIEW I LIT M>' IAA ��- 0' 50' 100' 200' 2014 Approved Building Plan bowie I gridley architects R • 1OUZETSfUDO January 5, 2017 B4 14 NEW GATED STEAGCESS &CURB CUT LAYER1 SETBACK 30' FROM BBL PROPERLY LINE BASE BUILDING LINE EXISTING MAIN ENTRANCE TO REMAIN POINTOR MEASURE FOR BUILDING REIGTTS 17.18' NGVD 7...--uVER 2 & 3 SETBACK IFROM PL 10' l I � SETBACK LINE LAVER 1 SETBACK 10'FROMFL&BEL BASE BUILDING LINE &. PROPERTY LINE LAYER 1 SETBACK 25. EROM PL ACADEMIC' LI 'THE GREEN" ADMINISTRATION' J DINING I LOADING . AREA STEM 1 ACADEMIC BUILDING NEW GATED SITE ACCESS &CURB CUT LAYER 2&3 EXISTING BUILDINGS SLATED FOR UPDATES, REDEVELOPMENT & BLDG SYSTEM IMPROVEMENTS NEW APPROVED 2014 APPROVED SAP BUILDINGS EXISTING POOL AVAILABLE FOR DEMOLITION --RYAL ROAD EMERGENCY ACCESS EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION 1 REBUILDINGREDEVELOPMENT (PROPOSED SAP) ✓ — 1 EXISTING AREA L j AVAILABLE TO BE REPROGRAMMED' RELANDSCAPEDAND TO INCLUDE WALKWAY I PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Honda bowie I gridley architects TOUZETSTULJO 25' SETBACK FROM MANGROVES AVAILABLE TO BE REPROGRAMMED MANGROVE J PRESERVATION AREA r ` 7 NEW BUILDINGS j (PROPOSED SAP) (SEE B4.15) 0' 50' 100' 200' Revised Building Plan April 5, 2017 B4.14.1 PROP I - BASE Ir MAIN tcVA, it I POINT OF MEASURE FOR Q BUILDING HEIGHTS 17.18' NGVO LAYER 2 & 3 SEIRACK LAVER I SETBACK IFROM PL11r II 25'OM PL i Y I { AUDITORIUM SETBACK LUNE ERFORMI ARTS LAYER 1 OUTBACK 19 FROM PL & BBL BASE BUILDING UNE & PROPERTY LINE ACADEMIC/ 'THEGREEN" ' ADMINISTRATION/ , DINING 99 UEMOL/SHEL FINE ARTS STEM ACADEMIC BUILDING Lim NEW GATED LAYER 2&3 SITE ACCESS NEW LUDINGTON HALL EXISTING POOL AVAII API F FOR DEMOLITION THE AGOD r..w ROYAL ROAD es & L1m9CUT EMERGENCY ACCESS EXISTING BUILDINGS SLATED FOR UPDATES, REDEVELOPMENT & BLDG SYSTEM IMPROVEMENTS NEW APPROVED 2014APPROVED SAP BUILDINGS 25'SETBACK FROM MANGROVES COMPETITION POOL EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION I REBUILDING I REDEVELOPMENT (PROPOSED SAP) ✓ — 1 EXISTING AREA L J AVAILABLE TO BE REPROGRAMMED RELANDSCAPEDAND TO INCLUDE WALKWAY ( PEDESTRIAN CONNECTION I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie E gridley j architects TOULE I STUD ° MANGROVE PRESERVATION AREA AVAILABLE TO BE RE -PROGRAMMES GYMNASIUM r EXISTING-SETBAC/I 19.5' MIN MAINTAINED PLAYING FIELD n�; F — 7 NEW BUILDINGS L ;l .J (PROPOSED SAP) (SEE B4.15) 0 BUILDING SITES 0' 50' 100' 200' v Revised Building Plan April 5, 2017 B4.14.2 • LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE • MAIN ENTRANCE MAIN HIGHWAY LAYER 2 & 3 SETBACK 10' FROM PL & BBL MOAN BUILDING AUDITORIUM 4S-C HEIGHT RANSOM COTTAGE PERFORMING ARTS LAYER 2 & 3 FINE ARTS NEW WAD J em 3SH 1R STEM BUILDING ]P rl+ • REPA DOING HALL LIBRARY EAMTMG QUAD CASERON HALL MARINE I• j SCIENCE Aim . MATH -SCIENCE THE PAGODA f CHILLER LUDINGTON HALL 4 LAYER 1 SETBACK NEW GATED ACCESS 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE ROYAL ROAD NEW GATED EMERGENCY ACCESS EXISTING BUILDINGS EXISTING BUILDINGS SLATED FOR UPDATES & SLATED FOR FUTURE BLDG SYSTEM IMPROVEMENTS DEMOLITION BOOM STUFF CCMPETRION POOL GYMNASIUM 66,6. MEIGNT NEW BUILDINGS THE PROPOSED DISTANCE SEPARATION BETWEEN THE BUILDINGS REPRESENTS THE INTENDED APPROXIMATE DISTANCE SEPARATIONS BETWEEN PROPOSED AND EXISTING BUILDINGS. ^ THE PROPOSED BUILDING FOOTPRINTS REPRESENT APPROXIMATE BUILDING FLOORPLATE DIMENSIONS. THE OVERALL BUILDING AREA WILL NOT EXCEED 216,451 GSF. - ' Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida PIAYE&FIELD 0' 0' 100' 200' ARD£ 2014 Approved SAP Floorplate and Distance Separation bowie I gridley i architects P 10UZETSTUDIO January 5, 2017 84.14.3 LAYER 1 SETBACK 30 FROM BBL BASE BUILDING UNE LAYER 1 SETBACK 10' FROM PL & BBC PROPERTY UNE & RasE BUILDING UNE 1 LAYER ) & 3 SETBACK 25 FROM PE Zone 0 ya�a��s L=Iany zonxqm .0to e 0 ieea 1 25' SETBACK FROM MANGROVES • THE PROPOSED DISTANCE SEPARATION BETWEEN 7HE BUILDINGS REPRESENTS THE INTENDED APPROXIMATE DISTANCE SEPARATIONS BETWEEN PROPOSED AND EXISTING BUILDINGS. Lt Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida !� TOULEI STUDIO bowie I gridley� architects L 2016 Proposed SAP Building Floorplate and Distance Separation April 5. 2017 B4144 LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE 1 LAYER 1 SETBACK 10' FROM PL B BBL PROPERTY LINE & BASE BUILDING LINE LAYER 2&3S€TACK 25 FROM PL Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida 2&' SETBACK FROM MANGROVES bowie I gridley 'architects TOULh 1 STUDIO 2016 Proposed SP,P Parking and Distance Separation April 5. 2017 B4.1441 LAYER 1 SETBACK 30' FROM BBL BASE 9' N. 11 f 18'+1• TYP. 90 DEGREE PARKING - SINGLE TYP. 90 DEGREE PARKING - BACK TO BACK 170' +I- 24' +I- BUILDING LINE 1 1 119'+r- 19+- I tpp • EXPANDED PARKING AREA PROVIDED 90 SPACES. MINIMUM LAND AREA 980SFAND 12TREES. 11 SPACES fN LAYER 1 AREA(12.2%) LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE 56'+1- 80'+I TYP. ANGLED PARKING - SINGLE 38 SPACES IN LAYER 1 AREA (34.2%) Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects TOULh 1 STUDIO i6 18'+• 227,+)- 2T 1- ior 25 +1 f0'+1- 73' N- TYP. PARALLELL PARKING ot STEM 1 ACADEMIC BUILDING 325'+I- LAYER 1 SETBACK 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE 2016 Proposed SAP Parkir(g and Distance Separation April 5. 2017 134.14.4.2 I— ACADEMIC' L_, I ADMINISTRATIONfj DINING 1 LAYER 2 & 3 SETBACK 25' FROM PL GARAGE DEMH+ 6'+1- FINE n ', •Jk 11 . .DININGNALL THE r I - r - I 12'+1 4 .(I �vv3QJ HALL -'o• I 10'+I- 5G'+Llqq - 1 [ - l STEMIACADEMIC F — _ BUi, ^?NG + n r T , ti; 6 1- CHILLER LAYER 1 SETBACK 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE (1....,L111Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley architects TOULE rsru©lO G'1111rAS''UM 2016 Proposed SAP Walkway Dimensions April 5. 2017 B4 14.4.3 BUILDING SITES 2014 Approved SAP 2016 Proposed SAP TOTAL SF SF TO BE REMOVED NEW SF TOTAL SF SF TO BE REMOVED NEW SF Building Site #1 New Administration Building 12, 512 SF 0 SF 12,512 SF 0 SF 0 5F 05F Building Site #1A New STEM Building 45,821 SF TOTAL 11,157 SF Business Office 2,445 SF Timken 4,213 SF Daycare 1,236 SF REPA 1,117 SF Advancement 2,146 SF 34,664 SF 45, 8215F TOTAL 11,157 SF Business Office 2,445 SF Timken 4,213 SF Daycare 1,236 SF REPA 1,117 SF Advancement 2,146 SF 34,664 SF Building Site #2 New Humanities Building 26,086 SF Ludington 12,222 SF 13,8645E 26,086 SF Ludington 12,222 SF 13,8645E Building Site #3 Renovations/Redevelopment Math, Science, Marine Science & Bookstore 22,185 SF 0SF 221855F OSF Building Site rt4 Dining Hall Addition 5,000 SF 5,000 SF 05F 05F 05F Building Site #5 Third Floor Addition/Renovation to Library, Cameron Hall & Fine Arts N/A 45,429 SF 05F 15,143 SF Building Site #6 La Brisa Main Residence and Garage 11,961 SF 11,961 SF Building Site #7 La Brisa North Wing (including basement) 6,0005F Existing Wing 1,317 SF 4,683 SF Building Site #8 La Brisa South Wing 9,000 SF Existing Wing 3,817 SF 5,183 SF Building Site #9 La Brisa New Building 25,000 SF 25,000 SF Building Site #10 La Brisa Guest Cottage 1,905 5F 1,905 SF 0 SF Building Site #11 Child Care 878 5F 0 SF Building Site #12 Chiller 1,570 SF 0 SF TOTAL 84,419 SF 23,379 SF 61,020 SF 195,835 SF >:.].4i; `- 110,498 SF Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley architects l� . TOULE I STUDIO CPI ;N , GOOK :VIEW I Special Area Ran Proposed Building Summary April 5, 2017 6415 EXISTING SITE AREA: 801,3195 sf GREEN SPACE 373 186 sf 74.8% SUBMERGED AREA 62 769 sf 7.8% TOTAL. 435,955 sf (54.4%) 238,774 sf 30,0%REQUIRED BY ZONING I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida I EXISTING IMPERVIOUS PAVING 183 087 sf 22.9% flEXISTING PERVIOUS PAVING 41 590 sf 5.2% bowie I gridley 'architects r� TOUZETSTUD1O 0' 50' 100' 200' Existing Green Space April 5, 2017 84.16 SITE AREA. 801,319.5 sf GREEN SPACE 342,996 sf 43% (-31.8%) nSUBMERGED AREA 62 769 of 7,8% TOTAL: 405,765ef (50,6%) 240,356 sf (30.0%) REQUIRED BY ZONING Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley architects TOULt I STUDIO IMPERVIOUS PAVING 212,152sf 26.5% (3.6%) j�'� PERVIOUS PAVING I 140 887 sf 5.1% (-0.1%). 10 200' $• Proposed Green Space April 5, 2017 B4 16 1 EXISTING SITE AREA: 801,319.5 of nEXISTING LOT COVERAGE (� EXISTING CIVIC SPACE 909 215 sf 13.6% I 143 172 of 8.7% 397,962 of 50.0%ALLOWABLE MAXIMUM BY ZONING n EXISTING GREEN CIVIC SPACE 108 789 of 13.6% Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove Florida bowie 1 gridley architects T©ULE I STUDIO TOTAL: 151,961 sf (17%) 39,796 sf 5.0% REQUIRED BY ZONING 0' 50' 100' 200' " Gln 4 6�3/rr �!.1/%7 Existing Civic Space April 5, 2017 B4 17 SITE AREA: 801,319.5 sf EXISTING LOT COVERAGE 92,567 sf 11.6% NEW LOT COVERAGE (2014Approved SAP) 22,459 sf 28% r — 7 FUTURE BUILDING SITES L — J (PoPosed SAP) 17,000sf 2.1% nPROPOSED CHIC SPACE 58,299 sf 7.3% PROPOSED GREEN CIVIC SPACE 161,307 sf 20.1% (+8.6%) TOTAL PROPOSED CIVIC SPACE: 219,606 of (27%) 39,796 sf 5.0%REQUIRED BY ZONING TOTAL PROPOSED LOT COVERAGE 132,026 sf 16.5% (+2.7%) 397,962 sf 50.0%ALLOWABLE MAXIMUM BY ZONING ! Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida ,f'�� .L' Proposed Civic Space bowie I gridley architects • TOUZETSTUDO April 5. 2017 84171 • • • LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE • 26' EXISTING CURB CUT _ LAYER 1 SETBACK 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE LAYER 2 & 3 SETBACK 10' FROM PL&BBL t 80' DRIVEWAY' 13'-0"' -35 DRIVEWAY —10' DRIVEWAY YAL ROAD 22'-0" GATED EMERGENCY ACCESS Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida � 77 0' 50' 100' 200' ..: i _ F,�fi�US i7 7 Known Existing Legal Non -Conformities bowie I gridley 'architects TOULE 1 SRJDIO January 5, 2017 B4 18 AUDITORIUM ERFORMI ARTS MAJOR THOUROUGHFARES SECONDARY ROADS VEHICULAR CIRCULATION RESTRICTED VEHICULAR ACCESS I ACADEMIC/ L ADMINISTRATION) DINING RESTRICTED ACCESS "THE GRE LIBRARY AMERO HALL L _ NEW LUbINGTONHALL _ ♦' RC,;D FIRE ACCESS EXISTING BUILDINGS SLATED FOR UPDATES, REDEVELOPMENT S BLDG SYSTEM IMPROVEMENTS NEW APPROVED 2014 APPROVED SAP BUILDINGS COMPETITION POOL GYMNASIUM EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION / REBUILDING 1 REDEVELOPMENT (PROPOSED SAP) ✓ — 1 EXISTING AREA ` J AVAILABLE TO BE REPROGRAMMED RELANDSCAPED AND TO INCLUDE WALKWAY / PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I griclley architects TOUZE I STUDIO WON u� 50' 100' PLAYING FIELD r NEW BUILDINGS 0, (PROPOSED SAP) 200' to Circulation Plan April 5, 2017 c1 EXPANDED PARKING AREA AUDITORIUM RFORMI ARTS PEDESTRIAN CIRCULATION 7 ACADEMIC/ 1 H . (oRCLN ' ADMINISTRATION/ DINING FINE ARTS STEM I ACADEMIC BUILDING LIBRARY M°POP HALL. A•' • ADMI' NEW LUDINGTON HALL EXISTING BUILDINGS SLATED FOR UPDATES, REDEVELOPMENT & BLDG SYSTEM IMPROVEMENTS NEW APPROVED 2014 APPROVED SAP BUILDINGS THE AGOD COMPETITION POOL GYMNASIUM EXISTING STRUCTURE SLATED FOR FUTURE DEMOLITION / REBUILDING / REDEVELOPMENT (PROPOSED SAP) r — 1 EXISTING AREA — , AVAILABLE TO BE REPROGRAMMED! RELANDSCAPED AND TO INCLUDE WALKWAY / PEDESTRIAN CONNECTION Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects TUDI TOUZETSTUDIO r — i NEW BUILDINGS (PROPOSED SAP) PLAYING FIELD 0' 50' 100' 200' osed Pedestran/Bic cle Site Circulation Plan (1 OF MWA EA/1ING B PLAN:! 7 1il April 5, 2017 cT.T • • • DUMPSTER A. LOADING ZONE 12 X40' FINE ARTS TIMKEN HALL LOADING ACCESS ON CAMPUS © EXISTING LOADING AREAS LIBRAR AMERO HALL LUDINGTON HALL CHILLER DUMPSTER & LOADING ZONE 12'X40' THE AGOD MATH - SCIENCE R YAL�� Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley I architects i1� TOUZETSTUD10 COMPETITION POOL DUMPSTER & LOADING ZONE © 12X 40' CRY 0' 50' 100' 200' Existing Loading Circulation Plan January 5, 2017 C2 MAIN HIGHWAY J�! _ _ _ J- L-_ _ EXPANDED PARKING AREA LOADING ACCESS ON CAMPUS GUEST OTTAG ERFORMI ARTS © PROPOSED LOADINGAREAS ACADEMIC/ ADMINISTRATION/ DINING STEM 1 ACADEMIC BUILDING "THE GREEN" LIMITED ACCESS-\ GARAGE DINING HALL Ae DEMIC ADM/ ` v ACADEM THE LIBRARY 1AGODA AMERO HALL NEW LUDINGTON HALL CHILLER DLMPSTER & LOADING ZONE 12' X 40' MARINE SCIENC MATH - SCIENCE ROYAL ROAD DUMPSTER 8 LOADING ZONE 12' X 40' I Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects ouz TUDI loUZF rSTUD o COMPETITION POOL GYMNASIUM L LOADING ZONE 12' X 40' PLAYING FIELD ' AI Y Ok'MIAMI YC BOAIIDS T C SW 1 /2�7���3119— C/li//7- 2016 Pro6osed Loading Circulation Plan April 5, 2017 C2.1 • LAYER 1 SETBACK 30' FROM BBL BASE BUILDING LINE • • LAYER 2 & 3 SETBACK 10' FROM PL & BBL Milli NNW .I = Lovi MCI 4+s'1111 LAYER 2&3 `ate 44, - 5 BIKES Nut a mBRAFS k PIA I' P�A�R P AFDASSRAMIli LAYER 1 SETBACK 10' FROM PL & BBL PROPERTY LINE & BASE BUILDING LINE ROYAL ROAD MAK r 9BIKES STAFF PARKING - STUDENT PARKING - VISITOR PARKING 126 PARKING SPACES 127 PARKING SPACES 15 PARKING SPACES '268 TOTAL PARKING SPACES ON CAMPUS (INCLUDES ONE DEDICATED SPACE FOR POLICE AND ONE FOR BUS) 1:-*- Ransom Everglades School - Upper Campus Special Area Plan of`'—' Coconut Coconut Grove, Florida bowie I gridley 'architects • 1DUZEI Sl1JDO CITY OF MIAMI IN°A.RING BOARDS 0' 50' 100' 200' Existing Vehicular and Bicycle Parking Plan January 5. 2017 MAIN HIGHWAY I 3 its 1 125 i� ' 126 1 127 136 I u5 11 IN V 1 ,,,, ACADEPACADEMIC.T`.. A DMINIS7RAT1ON' ':NING RESTRICTED ACCESS 3- '4g.. 5R34 30m _. _._..HALL `,-L THE �AGO() 1 NEW PIDINGTON HALL ,.>I MATH •SCIENCE I ` --5 BIKES a,; s il 1B9 • l..... 175..176, 171 nv.....,v�wwv.�wv.v...vruvc-.....,..��........ ... .....,.I COMPETITION POOL GYMNASIUM PLAYING FIELD AUDITORIUM T / PROPERTY I'16 LAYER 1 SEIBAOI LINE LAYER 28 3 SETBACK LINE RFORMI ART STEM r ACADEMIC BUILDING ROYAL ROAD STAFF AND STUDENT PARKING - VEHICULAR CIRCULATION 256SURFACE PARKING SPACES BIKE RACKS 14SPACES RESTRICTED VEHICULAR CIRC. - VISITOR PARKING 7 SURFACE PARKING SPACES '265 SPACES SHOWN BUT RANSOM EVERGLADES RESERVES THE RIGHT TO ELIMINATE ANY SPACES IN EXCESS OF 241_ ADDITIONAL PARKING SPACES ON CAMPLISMAY BE PROVIDED UNDERGROUND IN ZONES D,H, & 0 TOTAL: 265 SURFACE PARKING SPACES Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley F architects Y'1 r TOULh I STUDIO - I VEHIC. STACKING ON SITE " - - J 2014 APPROVED SAP......._._...___.._ 76 VEHICLES ADDED MAIN DRIVE..........................24VEIRCLES ALT. POSSIBLE IN NEW PKG LOT ...28 VEHICLES TOTAL- 128VEHICLES G M .4). 50' 100' 200' 2016 Proposed Vehicular and Bicycle Parking Plan April 5, 2017 C4 ; Umiii'u ! Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Rohde bowie I gridley i architects -rcuzErsruoio MILLET Y1 EGG Yie RAMC 21§MIC CCIML seta a tr CS ate NM= mun pp,.<NCENSE• : sue( �O • NO sous 71- 9 STATE OF _, OA,'•F�OR14P' ee r: x Yr r--.) INEEVSIE e 1_i IYP. YIT PARKWIVIACK TO B M. Mim Pl�yq _ IYP. pArfikyja. PING Parking Diagram OFt MO alrI R ji! 5. 20 I , 2 • • 3 r 1- L3 4 r 5 6 7 L4 6J ansom Everglades School - Upper Campus Special Area Plan hoNsi gridley 'architects TO J 'El tUL .1. ".P MIAMI FlOARDS ;1111,1 _ 7_ Existing and Proposed Sections - • • • LONGITUDINAL SECTION 1 - MAIN HIGHWAY TO BISCAYNE BAY (EXISTING ) LONGITUDINAL SECTION 1 - MAIN HIGHWAY TO BISCAYNE BAY (PROPOSED ) Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects E w� TA ARIBA . TO ORIGINAL CHIMNEY --- - - - -�� LA DPI=A. TO ORIGINAL ROOD Existing Section 1 and Proposed Section 1 (ENV) 5. 20.1 • • LONGITUDINAL SEC I ION 2 - BISCAYNE BAY TO MAIN HIGHWAY (EXISTING ) LONGITUDINAL SECTION 2 - BISCAYNE BAY TO MAIN HIGHWAY (PROPOSED) fu}� Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects TOULET STUDIO • Existing Section 2 and Proposed Section 2 (ENV) • • CROSS SECTION 3 - SECTION THROUGH RANSOM AUDITORIUM :EXISTWG CROSS SECTION 3 - SECTION THROUGH RANSOM AUDITORIUM (PROPOSED) 0nt - Ransom Everglades School - Upper Campus Special Area Plan 'i,.,_. Cownut Grove Honda bowie I gridley !architects .' , IuuLEi',luoi(, COY OF MAN liDARBK1 BOARDS PLA^,.:CREW II 112 /!3774-0 - Existing Section 3 and Proposed Section 3 (N/S) • • • CROSS SECTION 4 - SECTION THROUGH PROPOSED STEM BUILDING (EXISTING j CROSS SECTION 4 - SECTION THROUGH PROPOSED STEM BUILDING (PROPOSED Ransom Everglades School - Upper Campus Special Area Plan bowie gri(lley architects TOUZEI STUDIO CrrY M r,=_natNOf O AMLOAMDS a,a l CI h 1? [tz_/t• Existing Section 4 and Proposed Section 4 (N/S) • • • CROSS SECTION 5 - SECTION THROUGH LUDINGTON HALL (EXISTING ) CROSS SECTION 5 - SECTION THROUGH LUDINGTON HALL (PROPOSED) ` Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects CT/ OF MLA l IiOAFAO f1OAFDS AL^ci.'I e— 1 L o Existing Section 5 and Proposed Section 5 (N/S) • • • CROSS SECTION 6- SECTION THROUGH RANSOM GYM (EXISTING ) CROSS SECTION 6- SECTION THROUGH RANSOM GYM (PROPOSED ) Ransom Everglades School - Upper Campus Special Area Plan bowie i gridley architects crrt OF MAMJ li_ARINO BOARDS Rmrraw Ijlz7/?- Existing Section 6 and Proposed Section 6 (N/S) • • • Ransom Everglades School - Upper Campus Special Area Plan It4t1,k its ..ritile\ architects cnv op r:v;wu HaAr.pm,, BOARDS _._(r1 ..... h? Proposed N/S sections through Royal Road • • • Ransom Fvemlades School - Upper Campus Special Area Plan 1)4)v it' “rit114-1 architects • Buildings to be Removed Context Views Building to be Removed and Context Views • • • Ransom Everglades School - Upper Campus Special Area Plan Ito\% i$�;ri(Ilc\ architects • Buildings to be Removed / < "ontext Views Building to be Removed and Context Views (Aerial) • • • View A: Main Highway at Royal Road View B: Main Highway looking Northe :oward downtown Coconut Grove) View C: Main Highway looking Northeast (toward downtown Coconut Grove) ` Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects View D: 5-Story Condo on Main Highway, Northeast of campus View E: Royal Road from Main Highway Context Views: A - E • • • View G: Royal Road toward residential entry across from campus View H: Royal Road, REPA Building t 4' r fIl ;apt lig:i •' rr, View J: Royal Road. Emergency Access ^ Ransom Everglades School -Upper Campus Special Area Plan N. bowie gri(Iley architects View K: Neighboring property. Royal Rod View L: Royal Road looking toward Biscayne Bay CrrY OF MIAMI u=-Anaw3OARDS PL-riE, REVIEW C. 1112117 I /Il /rr Context Views: F - L • • • CIN OFMLi': I:Ef n"In P2. RUS Ransom Everglades School - Upper Campus Special Area Plan bowie griclley architects View N: Boardwalk view towards Munroe Drive Context Views: M - N • • • View 1: Business Office. Built 1969 View 4: Timken Hall. Built 1954 View 2: Advancement Office. Built 19FC View 5: I6 'irtial Removal), Built 1940 Ransom Everglades School - Upper Campus Special Area Plan bowie gridley architects View 3: Daycare Building, Built 1992 View 6: Ludington Hall, Built 1964 cn r OF WAD IiEArl.,1 ngARDS AL ti'41.'.W 111 r. C 0.07 Buildings to be Removed. 1 - 6 • • • View 7: Math and Science Build!rc. r-. View 8: Math, Built 1973 View 10: Tc' I ddition. Built (Date Pending) CKRansom Everglades School - Upper Campus Special Area Plan bowie 1 gridley . architects View 11: Pool House. Built (Date Pending) View 12: Guest Cottage. (Built 1931) CITY OF MIAMI HEARNS BOARDS PLiNS REVIEW l it it l 7 Buildings to be Removed: 7 - 12 renal {NV ••••••1•1111 •••••1141 11••••10••• -El QM. 410** MUM,. ..NC .11. SA1 WPMS 1.151 •De 4.1. Lat.* Llaanaan .1•10 1.111 Oat MOW •IS .1•1011.11.7 • MCA ...au. 1=11=1 E .1 • •6101 141•1. /••• 1111 1111116101. IDA 0, AS IDD• 11961111.1" anav up ape 2040 ••••• MM.*. ••••=1. ••••• 11••••11.1... — aVik1,10_ Ransom Everglades School - Upper Campus Special Area Plan Coconui Grove. Florida bowie I gridley ' architects " 41 TOUZETSMDIO sice.pF lirit 7-No COARD'2 PL-44 4 r 611, Photometric Plan April 5, 2017 HISTORICAL PRECEDENT- MATERIALS • Coral rock treated • Coral rock ACCEPTABLE BUILDING MATERIAL STANDARDS • • Wood aiding • Metal Cladding L Ransom Everglades School - Upper Campus Special Area Plan nut Grove, Florida III )N% i<< gridley architects TOUZET STUDIO Special Area Plan Proposed Details and Materials January 5 201 EXI57ING c; r::PUS- Deep overhange and -covered walkw.,, Ransom Everglades School - Upper Campus Special Area Plan `:4 Coconut Grove. Florida • Deep overhangs, louvers and operable clerestory windows to provide cross - ventilation, • Arcades and covered walkways Special Area Plan Propos•..; --__ _ — bowie gridlry architects TOUiET STUDIO EARItd G,•eoAttot' nd Materials January 5 2017 _ • Introduction Founded in a dense wilderness of pine, and hammocks of oak and mahogany trees, La Brisa and the Upper School Campus of Ran- som Everglades School are two properties with legacies of fos- tering engaged communities allied with a devotion to the natural world. Kirk and Mary Barr Munroe were the pioneering couple who created their elegant home on the property known as La Brisa in 1887. Out of this ancient brush, the Munroes created a home from which they developed a trailblazing reputation. From founding the Biscayne Bay Yacht Club to writing the quintessential novels on South Florida's wildlife and landscape, Kirk was a sportsman whose appreciation of Florida's biodiversity and ecology yielded a philosophy rooted in a deep respect and admiration of our nat- ural environment. Fearless as she was compassionate, Mary was a true leader in her conservationist and socially justice -oriented aspirations that helped pave the way for the future of all native environmental preservation, demonstrated in her crucial role in founding the Everglades National Park. On the southern property adjacent to La Brisa, the Adirondack -Florida School was established in Coconut Grove by Paul Ransom in 1903. In striving for excellence over the intervening 110 years, the School has endeavored to upgrade facilities while maintaining the landscape. The hammock of these adjoining properties still provides a magnificent haven for people and wildlife. It is this landscape, and its proximity to Biscayne Bay, that continues to inspire generations of students to think critically, and to seek ecological preserva- tion and justice. Using the contextual histories of La Brisa and the Adirondack -Florida School as guiding principles, we wish to contin- ue to develop the landscape as a platform for programmatic education. In the historic union of these properties, this proposal seeks to create and connect green spaces between La Brisa and Ransom Everglades by enhancing pedestrian circulation and limiting vehicular access. The goal is to provide a safe, sustainable, and serene atmosphere that is conducive to the interdisciplinary learn- ing and outdoor education that is a hallmark of the school's philosophy and curriculum. The following images depict an extraordinary commitment to preserving the environment and the mission of the School, which continues under this Special Area Plan proposal. , Ransom Everglades School - Upper Campus Special Area Plan Coco „ . bowie I gritllev itrehrtects 11- n�« C UR7 S- `RO„E R ' Introduction sg t• ` E1 ex • • Campus Character Campus Character is defined by the composition, circulation, landscape, organization and materials of the campus buildings. Neighbors since 1893, Paul Ransom bought the adjacent property to the Munroes to open the first migratory boarding school in the United States that would later become Ransom Everglades School. Today at Ransom Everglades, there are several unique and memorable places that reside in the minds -eye of students, faculty and staff. These places evoke imagery of large -canopy trees that contain a series of pedestrian pathways overlooking lawns and historic Coconut Grove vernacular buildings. The high arching branches of mature Gumbo Limbo, Mahogany and Oak trees provide cooling shade, and decorative subtropical hibiscus and lady palm accent small places to sit, talk, or study. Some students walk by, while others sit on a bench watching others throw a frisbee on the lawn. In the newly acquired La Brisa property, the expansion of natural areas will further students' access to unrivaled opportunities for hands-on education, while allowing for better vehicular circulation and management via the proposed main parking lot in the northwest corner of La Brisa. In the proposed master plan, every building has a specified necessary location in order to complete a formal composition to create an understandable sense of place. Automobiles are restricted to the edges of the campus to create a pedestrian -oriented campus with canopy trees and shaded architectural loggias, critical for cooling the campus. In short, the overall proposed campus experience was designed to be more than the sum of its individual parts. Ransom Everglades School - Upper Campus Special Area Plan bowie gricllev architects !`'t'. TOU7ET SUMO C U R T I S, ROGERS Campus Character JI° .��-Ulu„=Ji �� ��,2017 g2a , E2 �f • • • Campus Character - Existing Views Entry/Main Highway/Auditorium/Ransom Cottage 1. Entrance from Main Highway 2. Historic Marker 3. Tree Canopy Walkway along Auditorium 4. Interior Parking Lot View to Entry 5. View to Ransom Cottage Existing Landscape Character Views Key Plan Ransom Everglades School - Upper Campus Special Area Plan boNs it gritll ' architects / cuRTis- TOU'ET sHom IN R O G E R S Okr Existing Views - Entry and Parking E3 • • • Campus Character - Existing Views Fine Arts/Timkin Hall/Library/Cameron Hall/The Quad 1. View into Cameron Hall 2. Boardwalk along Fine Arts Building 3. View to Main Quad Entry 4. View into Main Quad 5. The Pagoda and Entrance to Athletics Existing Landscape Character Views Key Plan 1 p Ransom Everglades School - Upper Campus Special Area Plan Ittm ie gritlley architects d�tt(�31 TOII7ffSTUDIO "NeoRTTIRss Existing Views - Central Campus • • • Campus Character - Existing Views Fine Arts/Timkin Hall/Library/Cameron Hall/The Quad 1. Oak Hammock and Boardwalk at Bookstore 2. Raider Plaza 3. Aquatic Center 4. Robert E Walker Field 5. Harry Anderson Watersports Center Existing Landscape (— Ransom Everglades School - Upper Campus Special Area Plan occrii' rove r bowie I gridley architects TOUZET SIUUIO (N R O G` Rs Existing Views - Athletics and Bay n v • • • Campus Character- Existing Views La Brisa 1. Entrance to La Brisa 2. Solution Hole 3. View of front lawn leading to La Brisa House 4. La Brisa House view facing Ransom Everglades property 5. Proposed Bridge location between Ransom Everglades to La Brisa 6. View of lawn and mangrove/water inlet 7. Boardwalk through magroves ,,ttuei l immnmmiuz,. Ransom Everglades School - Upper Campus Special Area Plan ltu�� it' gt•itlic% architects • / C U R T I S. TOUZET STU010 (rr Roc E R S Existing Views - La Brisa `_ J,3nuary 5. 2017 E6 • Conservation La Brisa and Ransom Everglades are located in the City Miami's neighborhood of Coconut Grove. The properties sit on top of the Silver Bluff Ridge that goes from North Miami to Homestead as a part of the Atalntic Coastal Ridge. Coconut Grove is historically mostly comprised of the plant community known as Hardwood Hammock or also known as Rockland - a landscape composed of mixed tropical hardwoods on moist, humus covered limestone with a diverse understory. The Barnacle State Park illustrates the type of plant communities that exist in portions on the Ransom Everglades campus. The goal of the landscape plan is to preserve the existing canopy and create new opportunities to extend the historic landscape in the new quad and other outdoor spaces. With the addition of La Brisa to the Upper School's campus, Ransom Everglades is inheriting a grove of one of South Florida's most characteristic flora: the mangrove. Essential to coastline preservation, mangroves naturally provide a buffer and offer resiliency against erosion and damage caused by hurricanes and strong storms . The mangrove shall be protected and preserved and will serve as an immeasurable resource for the students to learn about this critical ecosystem of South Florida. Slough U1 Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida Scr..g,o�> marsh bowie I gridley 1 architects OUiE TUN TOUZET STUDIO ROGERS ;±f iir. i t1010 ANC Conservation E7 • • • Tree Preservation Protection of the existing historic landscape and hardwood hammock is the ultimate priority of the Landscape Master Plan. Ransom Ev- erglades campus Arborist the late Robert Brennan has documented all existing trees and created a tree maintenance log and program to help determine the health, safety and projected life expectancy of each tree. As new campus infrastructure projects are installed it is the goal to preserve each tree or augment replacement based on site specific conditions and safety concerns. Some of the existing ham- mock is suffering from storm damage and improper pruning that has weakened some of the trees. The trees have been evaluated and any hazardous trees shall be removed and replaced. The mangrove forest stands alone as a protected area and shall not be disturbed. However, if any invasive species are found within this area they shall be removed to protect this vital ecosystem. Ransom Everglades School - Upper Campus Special Area Plan N. Coconut Grove. Florida bowie ! gridlev architects top`: TOUZET STUDIO �M R j ��F'RS Tree Preservation E8 • $a IL 6' MA! FAIL FENCE ON I. INC 1A, La Brisa Tree Survey 1 Original Existing Campus Tree Survey Ransom Everglades School - Upper Campus Special Area Plan Coconut Gro, .:'Ida bowie gridley 1 architects TUDI TOUZET STUDIO j IATNONFEE-S E OxNEg5n o P95999II Sa6.29'<6'E N46.31'0,11 111M. M9' (C1 CCURTIS+ ROGER S DESIGN STUDIO INC • cm! OF AMIMI 54. 17.^in BOARDS L.L: 0.30 c. Vila Tree Surveys January 5, 2017 E9 ri _.- • • • Existing Tree Canopy Proposed Tree Canopy Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley architects nirii• TOUZET STUDIO CCURTIS� 0, ROGERS DESIGN STDDtO INC. Tree Canopy Changes Ransom Everglades will replace and mitigate for any trees that need to be removed. New Plant material will be primarily Native and drought tolerant, with occasional accents of adapted tropicals.See sheet E26 for a list of species. Improvements will also be made to the street trees and property buffer areas to meet the City Code Requirements. See Sheet E12. CITY OF MIAMI 1 ArMC, BOARDS r /IEW iTz7r3 Before & After - Tree Canopy Changes January 5, 2017 E10 • • • LEGEND Existing Tree Canopy to Remain Proposed Removal of Canopy ■ Proposed Additional Planting CU CF IDDS111 ti'_,^.;NC. BOARDS PLCI Tree Preservation and Changes to the Existing Canopy Ransom Everglades has been and shall continue to be committed to preserving the natural environment as much as possible. The original tree evaluations for the previous SAP and the initial evaluations of the existing trees on the La Brisa property were completed by the arborist Robert Brennan. Unfortunately, Mr. Brennan passed away prior to the completion of this SAP. Ransom Everglades hired Curtis + Rogers Design Studio to complete the SAP and continue to guide them through the upcoming transitions on the campus. Curtis + Rogers has five Registered Landscape Architects and two ISA Certified Arborists (Aida Curtis + Jennie Rogers) as well as the ongoing consultant services of Lisa Hammer (Horticulturist & Arborist). Of the 99 Trees/Palms proposed to be removed, - 50% were evaluated to be Hazardous or Poor in condition. Another 47% are in only fair condition. Many of these trees were damaged by severe pruning by the previous owner. See Sheets E13-E16 for specific listings and evaluations of these trees. Every effort will be made to preserve the specimen trees and eliminate any invasive species. Ransom Everglades School - Upper Campus Special Area Plan bowie gt itllev architects TUDI TOUZET STUDIO CCURTIS+ R O G E R S DESIGN STUDIO it.. Proposed Tree Canopy Changes Januar 26 Ell II PROPO10I_72 E MU. S A A ilk ROPOSED SLRPLEMEOTALP€ENOEIelOIN SHRUBS Buffer & Street Tree Improvements lAliDSCAPE LEGEND PER 4311.9 MIAMI 21 -rismen dune: 13N Ln1ATm 1101,33.9.30 darn._ O PEN SPA% A Square lead required Opm0Spme.00114 tomdq Ste Can: Sol Mud 0013535 cf.0 30%- 240.396 sf B. Square he it p0000 6 peen Wre Iquasby1m51e9,M ndbad mode Ran: N umber dpe,kFq Spans 26e BOOS, ode partllespae ]&39 REOUIIED/ALIOwm R OMOEO 2a0.396 40Lit3 2bm 16714 CTonal uaret 771 4we W pen sa 107410d:A+B- 393A.'!6 405,N6 • NIN A. Square her at NMr37W open seem an raWmd by A1an.: 313,076 005,7.. B. MaYmum Bummed Nndl pNmmed. Sate 2e3,W6 1.11533 4f,50U IEEE A. Gerd Rem required per Iq 2asep1mn3 Brno, ees nmaDne minlmum mqulmmems= 3lrees sl aD r. %Palmsalbwud. Number dtrees moulded a30%- C%WMnrtqulr.:NumENdtrcespreNEeEe3O%- 0. OR . mamnl aeS law malntmame: Number of lreespwtled mwicked a SOA E. eeslrna nmd30iorcl: 5 Memlime S90lhearfn3MqWuV30- Nny0l Rd.-650 Meer feet along Quiet. C 6 053f Maenad dreceh beam powa,1ng:lmatlmum SKmNe spw,yd25'ac7: Ilwarlua aIort l/0s. N/A SHRUBS Ngmxrdgrubs required, Number wr,.aa,gmme.lD- B..%NmAeMinim rgwred. Nummdll,.., mewled e3me. C % 0rqueln tolerant andbw mamurran¢inquired: Number dtauuMpwided.ID%- 3000.101TIONINAPPLICRBLE[COE REQUIREMENTS PER MM. MIAMI MWmum d300 119 3 6 ►1 316 20 €NS NI 23 22 12e11Q3,10 ew N/A 60 Mlnlmrns00 ISO Minimum of BOO JN6�IM�P VSt W€FER Nun. prep, One Centre., He0aa6'Ne0Na P Trees emn3D0. gp423p PARIONGLB0MINLRS Mae HOBinum & Ronaload Cunlmoodege/walla'NemMMul Pr G This plan includes the proposal to improve the density of the buffer conditions on the North, South, and West sides of the School property. Where there is existing vegetation it shall be protected and remain. Where there are gaps between trees, new large shade trees shall be planted. On Royal Road, this includes the addition of Street trees to the existing small native trees that currently line the street, and the addition of understory shrubs and/or groundcovers where there is currently only rock. On Main Highway, where there is no room for Street trees, the exisiting trees behind the coral rock walis will stay, and some additional trees will be added on the La Brisa Property behind the wall. On the North property line where there is visibility through the existing vegetation, both shade trees and understory planting shall be added. The School shall meet the Street tree and Buffer requirements of Miami 21. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Honda bowie I griclley architects TOUZET STUDIO k. / C U R T I Sa ROGER S DESIGN STUDIO INC. L.A yMO STATE OF FLq 5 Digitally signed Landscape Code Requirements by Aida M Curtis January 5 2017 Date: 2017.06.06 E12 17:31:08 -04'00' • • 1 Buttonwood Conocarpus Erectus 6' 8' 15' 2 Buttonwood Conymarpus Erectus 18' 20' Clump 3 Gumbo Limbo Bursera Sknaruba 11" 18'20' 4 Buttonwood Conoo4rpus Erectus 15' 15' Clump 5 Buttonwood Con0carpus Erectus 15' 15' Clump 6 Buttonwood Conoc0Tus Erectus 15' 15' Clump 7 Almond Tenninialia catappa 30' 60' 60' 8 Alexander palm Ptchosperma alegans 3.5- 15' 8' 9 Alexander palm Ptchosperma slogans 3.5' 15' 8' 10 Almond Terminiella catappa 30' 60' 40' 11 Alexander palm Ptchosperma alegans 4' 24' 10' 12 Oak Quemus virginiana 12' 30' 20' 13 Buttonwood Conocarpus Erectus 30' 10' Clump 14 Alexander palm Ptchosperma alegans 4' 30' 10' 15 Gumbo Limbo Burma Simamba 11- 22' 18' 16 Gumbo Limbo Bursera Simaruba 10' 22' 18' 17 Podoeerpus macrophyllus 10- 10' 20' 18 Ligustrum Ligustrum lucldum 12' 6' 9' 19 Java plumb Syzy9lumcumini 40' 40' Clump 20 Pitch apple Clusia rode 6- 18' 14' 21 Spindle palm Hyphorbe verachaffettll 9.5' 15' 12' 22 Christmas palms Veitchia merdllll 22' 15' Clump 23 Spindle palm Hyphorbe verscha6eltli 9.5" 18' 15' 24 Magnolia Magnolia grandi8oda 6' 18' 20' 25 Sabel Sabal palmetto 10' 16' 8' 28 Saba! Sabel palmetto 10' 16' 8' 27 Sabal Sabel palmetto 10' 16' 8' 28 Sabot Sabel palmetto 10' 12' 8' 29 Sabel Sabal palmetto 10- 15' 8' 30 Mahogany Swietenia mahagoni 12' 15' 40' 31 Alexander Palm alegans 22' 24' 15' 32 Mahogany Swietenia mahagoni 10' 28'45' 33 Sabel Saba! palmetto 14" 18' 15' 34 Gumbo Limbo Bursera Simamba 18' 35' 18' 35 Sabel Sabel palmetto 14" 22' 10' 38 Sabel Sabel palmetto 10' 10' 12' 37 No tree 38 No tree 39 Oak Quercus vlrginlana 35' 45' 50' 40 Sabal Sabal palmetto 12' 25' 10 41 Seagrape Cocoloba uvdera 40' 30' Clump 42 Sabel Sabal palmetto 10" 15' 10 43 Mahogany 6wletenla mahagoni 8' 15' 12' 44 Chinese Fan palm Liv'stonie chinensis 14' 18' 10' 45 Chinese Fan palm Llvistonie chinensis 14' 18' 10' 46 No tree 47 Mahogany Swietenia mahagoni 8' 24' 18' 48 Chinese Fan palm Llvistonie chinensis 14" 18' 10' 49 Chinese Fan palm Livislonia chinensis 14' 18' 10' 50 Chinese Fan palm Ligustrum lucldum 14- 18' 10' 51 Chinese Fan palm Llvistonie chinensis 14' 18' 10' 52 Gumbo limbo Bursera Slmaruba 14' 25' 15' 53 Chinese Fan palm Llvistonie chinensis 14' 18' 10' 54 Chinese Fan palm Livislonia chinensis 14' 18' 10' 55 Chinese Fan palm Livislonia chinensis 14" 18' 10' 56 Gumbo Limbo Bursera Simaruba 10- 12' 22' 57 Sabel Sebai palmetto 14' 1510' 58 Saba! Sabel palmetto 14" 15' 10' 59 Saba! Sabal palmetto 14- 15' 10' 60 Oak Quercus virginiana 4' 12' 10' 81 Oak Quercus virginiana 4' 12' 8' 62 Oak Quercus virginiana 29' 55' 55' 63 African Tulip Spathodea 35' 35' Near A45 64 Oak Quercus virginiana 28' 45' 30' 65 Oak Quercus virginiana 48' 55' 55' 66 Weeping fig Ficus benja1lna 264' 35' 75' 67 Royal palm hyphorbe lagenlcaulis 15' 40' 20' 68 Bottle palm Roystonia regia 14' 5' 8' 69 Pigmy date palm Phoenix rcebelen!! 4.5- 9' 8' 70 Bottle palm hyphorbe lagenlcaulis 11.5' 10' 6' 71 Pigmy date palm Phoenix roebeleni! 4" 10' 6' 72 Senna Senna bicapsularls 2' 12' 10' 144 Mahogany Swietenia 17' 35' 30' 73 Christmas palm veitchia menillll 5.5' 18' 10' 145 Sabel Sabal palmetto 9' 18' 10' 74 Senna Senna bicapsularis 3.5' 12' 15' 146 Oak Quercus virginiana 12- 20' 30' 75 Pigmy date palm Phoenix roebelenli 5' 14' 10' 147 Sabel Sabal palmetto 10.5' 18' 12' 76 Royal palm Roystonia regia 21' 30' 22' 148 Oak Quercus virginiana 28-40' 45' 77 Royal palm Roystonia regia 5' 16' 20' 149 Oak Onerous virginiana 29' 50' 35' 78 Mahogany Swietenia maha9on128- 65' 55' 150 Oak Quercus virginiana 30' 45' 45' 79 Blsmark palm Bismarokia nobiis 16- 25' 24' 151 Oak Quercus virginiana 27' 35' 45' 80 Coconut palm Cocos nucifera 10' 30' 25' 152 Royal palm Roystonia regia 18' 35' 18' 81 Cabada palm Dypsis cabadee 16' 15' Clump 153 Sabal Sabel palmetto 9.5- 25' 15' 83 Areca Dypsis lutescens 12' 4' Clump 154 Alexander palm 3.5' 22' 12' 84 Areca Dypsis lutescens 12' 4' Clump 155 Sabot Sabel palmetto 11- 18' 12' 85 Areca Dypsis lutescens 12' 4' Clump 156 Oak Quercus virginiana 32.5' 45' 60' 86 Areca Dypsis lutescens 12' 4' Clump 157 Alexander palm 4' 25' 10' 87 Areca Dypsis lutescens 12' 4' Clump 158 Alexander palm 15' 15' Clump 88 Strangler FM Ficus °urea 122' 60' 65' 159 Cabada palm 16' 12' Clump 89 Royal palm Roystonia regia 18" 27' 20' 160 Royal palm Roystonia 14.5' 20' 15' 90 Alexander palm el6gene 3.5- 25' 10' 161 Royal palm Roystonia 16- 22' 15' 91 Alexander palm alegans 3.5' 18' 10' 162 Royal palm Roystonia 10' 22' 15' 92 Hurricane palm Dlclyosperma 22' 25' Clump 163 Royal palm Roystonia 14" 25' 15' 93 Senegal date Phoenix reclineta 8' 18' 10' 184 Royal palm Roystonia 15' 25' 15' 94 Coconut palm Cocas nuc'fera 11' 35' 20' 165 Royal palm Roystonia 16' 22' 15' 95 Foxt01! palm Wodyetia bilurcaia 14' 8' Clump 166 Royal palm Roystonia 15' 20' 15' 96 Fishtail palm Caryota mills 18' 5' Clump 167 Oak Quercus virginiana 25" 35' 22' 97 Fishtail palm Caryota mitts 18' 5' Clump 168 Oak Quercus virginiana 31.5' 40' 55' 98 Fishtail palm Caryota mitts 12' 18' 5' 189 Oak Quercus virginiana 19- 30' 30' 99 Fishtail palm Cary01a ml85 12' 18' 5' 170 Oak Quercus virginiana 16' 35' 30' 100 Foxtail palm Wodyetia bifurcate 3.5' 18' 5' 171 Sabal Sabel palmetto 9.5' 25' 10' 101 Royal Poinciana Delonix regia 23" 35' 62' 172 Sabel Sabel palmetto 13' 25' 10' 102 Pygmy Date palm 12' 8' Clump 173 Sabel Saba! palmetto 11' 18' 10' 103 Guava Psldlum littorals 10' 8' Clump 174 Saba) Sabel palmetto 11.5' 22' 10' 104 Pygmy Date palm 10' 8' Clump 175 Bamboo Bamboos° 12' 15' 10' 105 Mahogany 5wietenla mahagoni 25.5' 30' 65' 176 Areca Dypsis lutescens 24' 12' 8' 106 Gumbo Limbo Bursar° Slmamba 13' 18' 18' 177 Bamboo Bamboos° 24" 18' 10' 107 Gumbo Limbo Bursera Simamba 11' 18' 18' 178 Areca Dypsis lutescens 18' 12' 10' 108 Gumbo Limbo Bursera Simamba 25' 30' 80' 179 Bamboo 8emboosa 18' 22' 12' 109 Areca Dypsis lutescens 15' 12' Clump 180 Areca Dypsis lutescens 15' 12' 10' 110 Areca Dypsis lutescens 15' 12' Clump 181 Bamboo Bamboos° 10' 15' 10' 111 Oak Quercus virginiana 20.5' 30' 30' 182Areca Dypsis lutescens 10' 24' 15' 112 Sabel Sabel palmetto 6' 15' 10' 183 Bamboo Bamboos° 14- 22' 10' 113 Sabel Saba! palmetto 10' 20' 15' 114 Sabel Saba! palmetto 9.5' 20' 12' 115 Sabal Sabal palmetto 7.5' 15' 10' 116 Triangle palm Dypsis decary! 6' 12' 8' 117 Triangle palm Dypsis decary! 6' 12' 10' 118 Alexander palm 22' 15' Clump 119 Royal palm Roystonia regia 21' 32' 18' 120 Christmas palms 25' 18' Clump 121 Hunlcene palm 8' 24' 18' 122 Pigmy date palm 4.5- 10' 7' 123 Mango Mangifira Indba 34' 32' 50' 124 Alexander palm 22' 22' Clump 125 Pigmy date palm 12' 15' Clump 126 Triangle palm Dypsis decaryi 10' 12' 15' 127 RoyaiPclnciana Delonty regia 30' 35' 72' 128 Bridal veil Caeselpinia granadillo 9' 22' 32' 184 Sabal Sabal palmetto 10' 18' 10 185 Areca Dypsis lutescens 8' 12' 10' 186 bamboo Bambowsa 20' 25' 10' 187 Sabot Saba! palmetto 12" 22' 10' 188 Areca Dypsis lutescens 8' 12' 10' 189 Sabel Sabel palmetto 11.5' 25' 10' 190 Bamboo Bamboos° 20' 25' 10' 191 Areca Dypsis lutescens 18' 15' 10' 192 Sabel Sabel palmetto 9.5' 25' 10' 193 Bamboo Bamboos° 18' 20' 10' 194 Areca Dypsis lutescens 10' 8' 10' 195 bamboo Bamboos° 16' 22' 10' 196 Areca Dypsis lutescens 12' 12' 10' 197 Bamboo Bamboos° 18' 22' 10' 198 Areca Dypsis lutescens 12' 12' 10' 199 Bamboo Bamboos° 18' 22 10' 129 Spindle palm 12' 15' Clump 200 Sabel Sabal palmetto 9' 25' 12' 130 Cocothdnex Thrinax radlata 12- 8' 10' 201 Areca Dypsis lutescens 30- 12' 10' 131 Foxtail palm Wodyetia bifurcate 4.5' 12' 8' 202 Sabel Sabel palmetto 12" 25' 10' 132 Bottle PALM Hyphorbe 14' 10' 7' 203 Bamboo Bamboos° 20' 28' 10' 133 Foxtail palm Wodyetia bifurcata 9' 18' 12' 204 Sabel Sabal palmetto 10' 25' 12' 134 Thrinax Thrinax radiate 5' 7' Clump 205 Areca Dypsis lutescens 12' 12' 10' 135 Washington palm 11' 55' 12' 208 Saba! Sabel palmetto 11- 25' 10' 136 Bridal veil Caesalpinia gmnadlllo 2.5- 15' 15' 207 Bamboo Bamboos° 24' 25' 10' 208 Sabel Sabel palmetto 11.5- 30' 30' 209 Areca. Dypsis lutescens 22' 9' 10' 210 Sabel Sabel palmetto 10.5- 25' 10' 211 Bamboo Bamboos° 12' 25' 10' 212 Areca Dypsis lutescens 10-15' 10' 213 Bamboo Bambcosa 25' 25' 15' 214 Sabel Sabel palmetto 13' 27' 15' 137 Bridal veil Caeselpinia grenadlilo 3' 15' 15 138 Sabel Sabel palmetto 9.5' 22' 10' 139 Saba' Saba! palmetto 9.5" 22' 10' 140 Alexander palm 4' 20' 10 141 Alexander palm 4" 20' 10' 142 Alexander palm 4' 20' 10' 143 Alexander palm 4' 20' 10' 215 Areca Dypsis lutescens 12' 15' 10' 216 Sabal Sabel palmetto 11' 30' 10' 217 Areca Dypsis lutescens 9.5' 18' 10' 218 Bamboo Bamboos° confuse 8' 25' 10' 219 Saba! Sabal palmetto 13' 22' 10' 220 Areca Dypsis lutescens 18' 12' 10' 221 Arena Dypsis lutescens 15' 12' 10' 222 Sabel Sabel palmetto 11' 27' 10' 223 Bamboo Bamboos° confuse 12- 22' 20' 224 Areca Dypsis lutescens 8' 10' 12' 225 Saba! Sabel palmetto 11.5' 25' 10' 226 Sabel Sabel palmetto 12.5- 23' 10' 227 Bamboo Bamboos° contuse 9' 25' 10' 228 Sabot Sabel palmetto 10' 15' 10' 229 Areca Dypsis lutescens 8' 12' 10' 230 Bamboo Bamboos° confuse 6' 22' 10' 231 Bamboo Bamboos° confuse 6' 22' 10' 232 Areca Dypsis lutescens 12' 12' 10' 233 Bamboo Bamboos° confuse 1D' 22' 10' 234 Saba! Sabel palmetto 12- 20' 10' 235 No tree 236 Areca Dypsis lutescens 20' 12' 10' 237 Sabel Sabal palmetto 13' 18' 10' 238 Sabel Sabal palmetto 9.5" 38' 10' 239 Sabel Sabal palmetto 11' 30' 10' 240 Sabel Saba! palmetto 11' 25' 10' 241 Sabel Sabal palmetto 12' 25' 10' 241 Sabel Sabel palmetto 9' 25' 10' 243 Sabel Saba! palmetto 8' 25' 10' 244 Sabel Sabel palmetto 11' 25' 10' 245 Sabel Sabel palmetto 9' 25' 10' 246 Saba! Sabel palmetto 13' 20' 10' 247 Sabel Sabel palmetto 12" 22' 10' 248 Saba! Saba! palmetto 13' 22' 10' 249 Sabel Sabal palmetto 12' 20' 10' 250 Saba! Sabel palmetto 12.5- 22' 10' 251 Chinese Fan palm Llvlsmnla 11.6' 22' 12' 252 Bamboo Bamboos° confuse 9' 22' 7' 253 Areca Dyes's lutescens 3' 10' 7' 254 Bamboo Bamboos° confuse 8' 18' 12' 255 Areca Dypsis lutescens 6' 9' 7 256 Bamboo Bamboos° confuse 14' 22' 12' 257 Areca Dypsis lutescens 4' 6' 4' 258 Bamboo Bamboos° confuse 16' 25' 15' 259 Areca Dypsis lutescens 10' 12' 10' 260 Bamboo Bamboos° confuse 27' 25' 15' 261 Areca Dypsis lutescens 10' 12' 8' 262 Bamboo Bamboos° confuse 9' 25' 12' 263 Areca dead 000 264 Bamboo Bamboos° confuse 15' 20' 10' 265 Areca Dypsis lutescens 10' 12' 10' 266 Areca Dypsis lutescens 5' 8' 7 267 Areca Dypsis lutescens 12' 15' 12' 268 Areca Dypsis lutescens 15' 15' 8' 289 Areca dead 0 0 0 270 Areca Dypsis lutescens 24' 15' 12' 271 Hurricane palm Dictyosparme album B' 15' 272 Japanese privet 15" 8' 20' 273 Hurricane palm 0lclyosperma 7' 15' 12' 274 Hurricane palm Dlclyosperma 7' 18' 12' 275 Hurricane palm Dlclyosperma 8" 20' 12' 276 Hurricane palm Diclyospemna 8.5- 15' 12' 277 Hunlcane palm Dictyosparme 17' 22' 15' 278 Oak Querns virginiana 30' 55' 60' 279 Dmclna Dracina marginate 36' 15' 15' 280 Royal palm Roystonia regia 11- 20' 20' 281 Alexander palm ptchosperma 4' 22' 12' 282 Alexander palm Ptchosperma 4' 18' 12' 283 Alexander palm Ptchosperma 4' 20' 12' 284 Alexander palm Ptchosperma 4' 18' 12' 285 Sabel Sabel palmetto 14' 20' 10' Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley 1 architects Ttipi. TOUZET STUDIO CCURTISr ROGER 5 005,01. MC NC. 286 Sabel Saba! palmetto 14" 25' 10' 287 Sabel Sabel palmetto 16' 18' 10' 288 Pencil palm Alexander alegans 2' 18' 8' 289 Royal palm Roystonia regia 13.5' 30' 15' 290 Gumbo Limbo Bursars Simamba 18' 15' 15' 291 Gumbo Limbo Bursera Slmamba 17' 15' 15' 292 Gumbo Limbo Bursera Slmamba 9' 15' 12' 293 Royal palm Roystonia reels 15.5' 35' 15' 294 Loquat Erlobotrya japonica 9' 12' 12' 295 Gumbo Limbo Bursera Slmamba 31.5' 16' 15' 296 Gumbo Limbo Bursars Slmambe 17' 15' 15' 297 Gumbo Limbo Bursera Slmamba 14' 16' 20 298 045010abal palmetto 14' 15' 10' 299 Saba! Saba! palmetto 14" 25' 10' 300 Sabel Saba! palmetto 18' 22' 10' 301 Saba! Sabel palmetto 15' 20' 10' 302 Gumbo Limbo Bursars Slmambe 17' 22' 15' 303 Coconut palm Cocos nuclide 14- 35' 18' 304 Gumbo Limbo Bursera Slmamba 12' 12' 15' 305 Gumbo Limbo Bursem 5lmamba 12' 12' 15' 306 Sabel Sabal palmetto 15' 25' 12' 307 Saba! Sabel palmetto 15- 22' 12' 308 Sabel Sabel palmetto 15' 15' 12' 309 Mahogany Swletenla mahagoni 40' 55' 60' 310 Oak Quercus virginiana 8' 18' 20' 311 Cocothdnax Thrinax radlata 8' 15' 10' 312 Cocothrinax Thrinax radlata 8.5' 12' 10' 313 Cocoihr'nax Thrinax radiate 6' 12' 10' 314 Oak Quercus vlrginlana 32' 55' 60' 315 Christmas palms Vellchia 10' 12' Clump 316 Christmas palms Veitchia 12' 10' Clump 317 Christmas palms Veitchia 10' 10' Clump 318 Christmas palms Veitchia 10' 10' Clump 319 Christmas palms Veitchia 10' 10' Clump 320 Oak Querns vhginlana 30.5'45' 60' 321 Thrinax Thdnax radiate 5' 8' Clump 322 Thdnax Thrinax radials 8' 8' Clump 323 Thrinax Thrinax radiate 10' 10' Clump 324 Oak Quercus virginiana 19' 45' 40' 325 Crepe Myrtle Langerstromeia 12' 15' 12' 326 Oak Qu6rn5 virginiana 24' 35' 45' 327 Crepe Myrtle Langers0omel9 10' 15' 10' 328 Crepe Myrtle Largensiromela 12' 15' 10' 329 Crepe Myme Largerstrumela 11.5' 15' 10' 330 Crepe Myrtle Lenger6Vomela 10' 15' 10' 331 Oak Quercus virginiana 20.5' 35' 52' 332 Cocothrinax Thrinax redlata 4' 6' 6' 333 Gumbo Limbo Bursera Simamba 12.5-18' 22' 334 Saba! Sabel palmetto 18' 22' 15' 335 Mahogany Swietenia mahagoni 17' 45' 30' 336 Hurricane palm Diclyospenna B' 22' 12' 337 Hurricane palm Dictyosparme 7" 22' 12' 338 Hurricane palm Dlclyosperma 7" 25' 12' 339 Hurricane palm Dlclyosperma 8' 12' 12' 340 Huncane palm Dlcryoaperma 8' 20' 12' 341 Hurricane palm Dinlyosperma 6.5' 18' 12' 10' 342 Alexander palm Ptchosperma 3.5- 22' 12' 343 Alexander palm Ptchosperma 3' 12' 10' 344 Alexander palm Ptchosperma 4' 15' 10' 345 White bird Strati.. nic0la! 8' 8' 10' 346 White bird Strelizia nioola! 12.5' 8' 10' 347 Sabel Sabel palmetto 12' 22' 10' 348 Sabel Sabel palmetto 14' 22' 10' 349 Sabel Sabel palmetto 15' 20' 10' 350 White bird Strelizia nlcolal 16' 18' 10' 351 White bird Strelizia nicola! 12'22'10' 352 White bird Strelizia nlcola' 30' 22' 10' 353 White bird Strelizia nlculai 12' 22' 10' 354 White bird Strelizia nicolai 12' 15 10' 355 Sabel Sabel palmetto 11' 18' 15' 356 Saba' Sabel palmetto 12.5' 22' 12' 357 Saba! Saba! palmetto 13- 20' 15' 358 White bird Stref la nlcolal 13' 15' 12' 359 Gumbo Limbo Buraere 20' 25' Clump 380 Gumbo Limbo Bursera 15.5'22' 20' 381 Gumbo Limbo Bursera 32' 22' 25' 362 White bird Strelizia nioolai 12' 12' 10 363 Sabel Sabel palmetto 13- 20' 15' 364 Sabel Saba' palmetto 15' 2015' 365 White bird Strelizia nic0lai 14' 12' 15' 386 Oak Quercus vlrginlana 40' 45' 60' 367 Gumbo Limbo Bursera 5lmamba 17' 20' 15' 368 Coconut palm Cocos nucifere 13.5- 35' 20' 369 Mahogany Swietenia mahagoni 18.5' 30' 30' 370 Saba! Sabel palmetto 16- 22' 15' 371 Saba! Sabel palmetto 13' 22' 15' 372 Oak Quercus virginiana 3' 12' 10' 373 Mahogany Swietenia mahagoni 20.5' 30' 25' 374 Royal palm Roystonia regia 6' 15' 12' 375 Mahogany Swletenla mahagoni 26' 30' 40' 376 Christmas palms Veitchia 11.5' 12' 15' 377 Palm 2' 4' 6' 378 Thdnax Thrinax radiate 379 Oak Querns virginiana 7.5- 25' 20' 380 Gumbo Limbo Bursera Simaruba 1T 25' 20' 381 Oak Quercus vlrglniana 45' 45' 60' 382 Alexander palm Veitchia martini' 3.5' 22' 12' 383 Alexander palm Veitchia men!!!8 4" 22' 10' 384 Alexander palm Veitchia mani!!h 4' 22' 12' 365 Alexander palm Veitchia mord!lli 4' 20' 12' 386 Bottle PALM Hyphorbe verschafelti18.5- 8' 7 387 Alexander palm Ptchosperma 12' 15' Clump 388 Palm 4" 8' 4' 389 Oak Quercus virginiana 8.5' 18' 15' 390 815mark palm Blsmarkia nobllis 11.5' 15' 14' 391 Oak Querns virginiana 13.5" 22' 20' 392 Oak Querns virginiana 6" 15' 12' 393 Oak Querns virginiana 5.5' 18' 15' 394 Oak Quercus virginiana 11" 22' 20' 395 palm near dead 8.5' 4' 4' 396 Oak Quercus virginiana 8.5' 22' 22' 397 Oak Quercus vlrginlana 3' 12' 6' 398 Banyan Ficus benghllensis 28' 55' 130' 399 Banyan Ficus benghllensis 26' 55' 80' 400 Coconut palm Cocos nucifera 9' 36' 15' 401 Chdsimas palms Veitchia 11.5' 15' 12' 402 Oak Querns virginiana 4' 15' 10' 403 Saba! Sabel palmetto 13' 15' 10' 404 Royal poinciana Delon. regia 13.5' 15' 35' 405 Bismerk palm Bismarkia nobllls 8' 8' 6' 406 Royal palm Roystonia regia 5.5- 12' 10' 407 Oak Quercus virginiana 8- 22' 15' 408 Oak Querns virginiana 6' 15' 12' 409 Oak Querns virginiana 27- 45' 55' 410 Thrinax Thrinax radiate 6.5" 8' 8' 411 Thrinax Thdnax radiate 3.5- 8' 8' 412 Oak Querns virginiana 8' 15' 12' 413 Munoz Thrnax radata 6' 12' 10' 414 Thdnax Thdnax radiate 4' 8' 10' 415 Thrinax Thrinax radiafa 5.5' 8' 10' 416 Unknown 5'20'12' 417 Thdnax Thrinax radiate 3' 6' 7' 418 Thdnax Thrinax radlata 3' 8' 7' 419 Thdnax Thrinax radlata 3.5' 6' 6' 420 Satin leaf Chrysophylium 8' 15' 10' 421 Saba! Saba! palmetto 12.5' 22' 15' 422 Thdnax Thrinax radlata 6.5' 8' 10' 423 Thrinax Thrinax radials 5.5" 8' 10' 424 Satin leaf Chrysophyilum 4- 15' 10' 425 Thdnax Thrinax radlata 9' 12' 10' 426 Thrinax Thrinax mdiata 6.5' 10' 10' 427 Thdnax Thrinax radiate 8.5' 8' 10' 428 Thdnax Thrinax rediata 7' 8' 10' 429 Oak DEAD NIA N/A WA 430 Foxtal! Wodyetia bifurcate 10' 22 12' 431 Gumbo Limbo Bursera 28' 25' 22' 432 Sabel Sabel palmetto 12" 22' 10' 433 Sabel Sabel palmetto 14' 22' 10' 434 Sabal Sabel palmetto 12' 22' 10' 435 Sabel Sabel palmetto 13' 22' 10' 436 Sabel Sabel palmetto 16' 18' 10' 437 Sabel Sabel palmetto 14' 20' 10' 438 Sabel Sabal palmetto 14' 18' 12' 439 Alexander palm 3.5' 18' 10' 440 Alexander palm 4' 18' 10' 441 Alexander palm 4' 18' 10' 442 Sabel Sabel palmetto 14' 22' 12' 443 Gumbo Limbo Bursars 14' 15' 18' 444 Sabel Sabel palmetto 14' 25' 12' 445 Sabel Saba! palmetto 13' 22' 12' 446 Sabel Sabel palmetto 12' 20' 12' 447 Sabel Sabel palmetto 11' 20' 12' 448 Sabel Sabel palmetto 11.5' 18' 10' 449 Sabel Sabel palmetto 11- 22' 10' 450 Sabel Sabel palmetto 14' 18' 10' 451 Saba! Sabal palmetto 14' 18' 12' 452 Saba! Sabel palmetto 16- 22' 12' 453 Sabel Saba! palmetto 14' 22' 10' 454 Sabel Sabel palmetto 14' 20' 12' 455 Sabel Sabel palmetto 13.5' 18' 10' 456 Gumbo Limbo Bursera 16' 15' 22' 457 Alexander palm 3' 18' 12' 458 Alexander palm 3" 16' 12' 459 Alexander palm 3.5' 18' 10' 460 Alexander palm 3.5' 16' 10' 461 Alexander palm 3.5' 22' 12' 462 Gumbo Limbo Bursera 18' 22' 18' 463 Alexander palm 3' 18' 10' 484 Alexander palm 3' 18' 10' 465 Gumbo Limbo Bursera 13.5' 22' 15' 466 Gumbo Limbo Bursera 14' 22' 15' 467 Gumbo Limbo Bursera 11.5' 22' 15' 468 Gumbo Limbo Bursera 9" 22' 15' 469 Gumbo Limbo Bursera 14' 25' 15' 470 Gumbo Limbo Bursera 6.5' 18' 15' 471 Pigmy dale palm Phoenix 8' 7' 6' 472 Pigmy date palm Phoenix 8' 8' 10' 473 Pigmy date palm Phoenix 10' B' 9' 474 Pigmy date palm Phoenix 8' 8' 10' 475 Pigmy data palm Phoenix 16' 8' 8' 476 Tropical Almond Terminalia 38' 38' 50' 477 Oak Quarcus virginiana 6' 22' 15' 478 Oak Quarcua virginiana 10.5'25' 15' 479 Oak Quercus virginiana 9' 12' 10' 480 Satin leaf Chrysophyllum 7' 32' 15' 481 Sabel Saba! palmetto 11' 22' 15' 482 Sabel Sabel palmetto 14' 20' 15' 483 Gumbo Limbo Bursera 38.5' 22' 15' 484 Oak 0uercus virginiana 10' 25' 20' 485 Gumbo Limbo Bursera 12' 22' 20' 486 Oak Quercus virginiana 5' 10' 8' 487 Tropical Almond Terminally 50' 55' 55' 488 Pigmy date palm 8' 8' 10' DIN OF MIAMI HARING BOARDS PLAN.'- REVIEW ar L 74777 Tree Inventory & Assessment - Original January 5, 2017 E13 nwry • • • Tree Disposition List The existing tree canopy at Ransom Everglades School is of great significance to the school, and accordingly, Ransom Everglades has designed its proposed Master Plan around this existing canopy so that it remains on the campus as it has for over 110 years. Ransom Everglades retained the services of Robert Brennan, a certified arborist, to evaluate the condition of the trees on the campus and provide guidance during the master planning process. Below please find a list of trees that have been identified as trees that must be removed because they are considered hazard trees due to their current condition (i.e. they are sick or decaying). We have also identified other trees on campus that may need to be transplanted to other locations on the campus or mitigated if necessary. e Removed # Common Name Scientific Name DBH Height Canopy 20 Pitch apple Clusla coals 6 16 14 22 Christmas palms Veitchia menllli! 22 15 Clump 34 Gumbo Limbo Bursera Simaruba 18 35 18 41 Seegrape Cocoloba Mere 40 30 Clump 52 Gumbo limbo Bursera Simaruba 14 25 15 290 Gumbo Limbo Burma. Slmarube 18 15 15 291 Gumbo Limbo Bursera Simaruba 17 15 15 292 Gumbo Limbo Bursera Simaruba 9 15 12 367 Gumbo Limbo Bursera Simaruba 17 20 15 375 Mahogany Swtetenla mahagoni 26 30 40 456 Gumbo Limbo Bursera Simaruba 16 15 22 482 Gumbo Limbo Bursera Simaruba 16 22 18 Potential List of Trees to be Relocated or Mi mated # Common Name Scientific Name DBH tin) Height (N) Canopy (tt) 12 Oak Cutouts virginlana 12 30 20 13 Buttonwood Conocarpus Erectus 30 10 Gump 14 Alexander palm Ptchosperma elegans 4 30 10 15 Gumbo Limbo Bursera Slmamba 11 22 18 16 Gumbo Limbo Bursera Simaruba 10 22 18 17 Podocarpus Podocarpus maoroph5llus 10 10 20 21 Spindle palm Hyphorbe verschafleltli 9.5 15 12 23 Spindle palm Hyphorbe verschaffelt!! 9.5 18 15 24 Magnolia Magnolia grandiloria 6 18 20 40 Sabel Sabel palmetto 12 25 10 42 Sabel Saba! palmetto 10 15 10 50 Chinese Fan palm Ligustrum ludtlum 14 18 10 51 Chinese Fan palm Livistonla chinensis 14 18 10 60 Oak Quercus virginlana 4 12 10 61 Oak Quercus virginlana 4 12 8 67 Royal palm hyphorbe lagenicaulis 15 40 20 116 Triangle palm Dypsls decary 6 12 8 117 Triangle palm Dypsls decaryi 6 12 10 118 Alexander palm Ptchosperma elegans 22 15 Clump 119 Royal palm Roystonla regia 21 32 18 120 Christmas palms veltchia merrill]! 25 18 Clump 121 Hurricane palm Dlctyosperma album 8 24 18 124 Alexander palm Ptchosperma elegans 22 22 Clump 128 Bridal veil Caeselpinia granadillo 9 22 32 271 Hurricane palm Dictyosperma album 8 15 10 273 Hurricane palm Dictyosperma album 7 15 12 274 Hurricane palm Dictyosperma album 7 18 12 275 Hurricane palm Dictyosperma album 8 20 12 276 Hurricane palm Dictyosperma album 8.5 15 12 277 Hurricane palm Dictyosperma album 17 22 15 280 Royal palm Roystonia regia 11 20 20 281 Alexander palm ptchosperma elegans 4 22 12 Ransom Everglades School - Upper Campus Special Area Plan Cocoanut G! we+Ida bowie gridley ; architects Di TOUZET STUDIO CCURTIS+ /,547 ROGERS DESIGN STUDIO INC. Potential List of Trees to be Relocated or Mitigated 282 Alexander palm Ptchosperma slogans 4 18 12 283 Alexander palm Ptchosperma slogans 4 20 12 284 Alexander palm Ptchosperma elegans 4 18 12 285 Sabal Saba! palmetto 14 20 10 286 Saba! Sabal palmetto 14 25 10 287 Sabal Saba] palmetto 16 18 10 288 Pencil palm Alexander elegans 2 18 8 289 Royal palm Roystonia regia 13.5 30 15 293 Royal palm Roystonia regia 15.5 35 15 294 Loquat Erlobotrya japonica 9 12 12 338 Hurricane palm Dictyosperma album 7 25 12 340 Hurricane palm Dictyosperma album 8 20 12 341 Hurricane palm Dictyosperma album 6.5 18 12 342 Alexander palm Ptchosperrna elegans 3.5 22 12 344 Alexander palm Ptchosperma elegans 4 15 10 347 Sabel Saba' palmetto 12 22 10 348 Saba! Sabel palmetto 14 22 10 372 Oak Quercus virginiana 3 12 10 374 Royal palm Roystonia regia 6 15 12 390 Bismark palm 8ismarkia nobilis 11.5 15 14 391 Oak Quercusvlrginlana 13.5 22 20 392 Oak Quercus virginlana 6 15 12 393 Oak Quercusvirginiana 5.5 18 15 394 Oak Quercus vlrginiena 11 22 20 396 Oak Querns vlrginiona 8.5 22 22 397 Oak Quercus virginlana 3 12 6 402 Oak Quercus virginlana 4 15 10 457 Alexander palm Ptchosperma elegans 3 18 12 458 Alexander palm Ptchosperma elegans 3 16 12 459 Alexander palm Ptchosperma elegans 3.5 18 10 460 Alexander palm Ptchosperma elegans 3.5 16 10 461 Alexander palm Ptchosperma elegans 3.5 22 12 463 Alexander palm Ptchosperma elegans 3 18 10 464 Alexander palm Ptchosperma elegans 3 18 10 24A Bottle Brush 10 24 20 18A Alexander palm Ptchosperma elegans 18 10 Clump 18B Christmas palm Veltchia merrillli 3 18 10 ctr f OF MIAMI H7A^'HO BOARDS PL :IC rEW sur„t_ I'Iy111 Tree Disposition - Original SAP January 5. 2017 E14 F7,.0 z-- x�-�r • • • Arborist Report - La Brisa SUMMARY A basic inventory of 368 trees and palms at 3551 Main Highway in Coconut Grove, FL was performed in lune-July 2016. The following report provides details on the measurements and condition of trees and palms located on the property. Photos are included for additional reference. INTRODUCTION Each plant was evaluated as follows: 08H was measured with a metal ProTape (Spencer Products Co.); height and canopy were estimated from the ground in Increments of 5 R: overall condition was done by visual inspection. Trees less than 2 Inches in diameter and palms less than 6 inches In diameter were not included in the inventory, accordingto industry. standards. The majority of the trees are located along the fence lines on the northwest half of the property. The southeast portion of the property has trees along the fence line as web, however they are at a lower density. The inventory did not include the mangrove habitat on the bay -facing portion of the property, nor the tropical almond located on the exterior of the stone wall at the gate entrance on Main Hwy (however pictures are included in appendix). Trees are rated in accordance with ANSI A300 standards as Good. Fair or Poor. Trees with severe defects are noted as hazards and are recommended for removal. See table below. Assessment of defects of trees and palms along the perimeter was, in some uses, limited due m high canopy density and overgrowth by vines. OBSERVATIONS Highly maintained areas alternate with dense overgrown sections primarily along the fence Tines. The majority or trees on the southwest side of the property bordering Ransom Everglades high school have been topped due to their proximity to utility lines. These overgrown areas along the perimeter also contain a large number of seedling and volunteer plants. Both lawn areas in front and In back of the residence appear to have been graded and filled, impacting the health of trees In the area, as noted in Table 1. Several large Ficus sp. are located on site and are crossing fence lines to neighboring properties. No significant pest damage was observed. The followingtrees are noted as hazards or require further inspection: #9 Trema micrantho- hazard; root growth is limited due to proximity to wall along Main Hwy, causing possible instability; tree is in general decline. #15A/B Terminally cottage - requires further inspection by certified arborist due to severed buttress roots #16 Quercus vlgintana - requires further inspection by certified arborist due to state of general decline and dieback 019 Swletenia mahagoni - requires further inspection by certified arborist due to central decay #20 Mangreo indica- requires further inspection by certified arborist due to state of general decline, including decay #32 Bm asonetlapapydfm- hazard due to broken limb on neighboring property, es well as additional decay #42 Albizz/a lebbeck -requires further inspection by certified arborist due to mate of general decline, including decay #52 Quercus vigniana -requires further inspection by certified arborist due to general decline and excess overgrowth 056 Quern's virgniana- requires further inspection by certified arborist due to general decline, including sparse canopy with large pruning wounds and lion -tailing 467 Ficus aidssima - requires further inspection by certified arborist due to large pruning wounds and dead wood [3 Ransom Everglades School - Upper Campus Special Area Plan I►()%s, it. gri(I iry architects OUZ TUDI TOUZET STUDIO 3551 Main Hwy, Coconut Grove, FL July2016 077 Flan alussima -requires further inspection by certified arborist due to large pruning wounds and dead wood .80Terminalia camppe- requires further inspection by certified arborist due to significant lean causing possible instability #101 Ficus alrissima - requires further inspection by certified arborist due Co large pruning wounds and dead wood; partially on neighboring property #102 Ficus altlssima - requires further inspection by certified arborist due to large priming wounds and dead wood #109 Ficus citnfulia- requires further inspection by certified arborist due to large pruning wounds from recent topping #124 Parsee americana - requires further inspection by certified arborist due to dead wood and decay #141 Terminally catappe -hazard due to possible interference with utility lines #142 Mthecellobium sp.- hazard due to dead wood and possible interference with utility lines #153 Pithecellobium sp.- requires further inspection by certified arborist due to dead wood and decay #158 Terminally catappa- hazard due to possible interference with utility lines 3175 Spathe/deo campanulato-requires further inspection by certified arborist due to dead wood and decay #1795pathadea campanulato-requires further inspection by certified arhorlst due to dead wood and decay 0187A/B/C 8ursera simamba -hazard due to fungal infection #1955pa0mdea campanulata-requires further inspection by certified arborist due to root decay and possible internal decay �� re, RCOURG TE IRS+S DESIGN STUDIO INC. 3551 Main Hwy. Coconut Grove, FL July 2016 #1965pathodea Campanuluta-requires further inspection by certified arborist due to root dewy and possible Internal decay #197 Spmhodea campanulata-requires further inspection by certified arborist due to root dewy and possible internal dewy #222 Mangifera indica -requires further inspection by certified arborist due to trunk defect #224 Quern's virgniana - requires further Inspection by certified arborist due to general decline #233 Ficus al0ssima-requires further inspection by certified arborist due to large pruning wounds and dead wood; partially on neighboring property #231Salmonella papyrlfera- hazard due to trunk decay 4261 Alandtes moluccana-requires further inspection by certified arborist due to dead wood and decay #286 Ficus altissima- requires further Inspection by certified arborist due to dead wood and dewy; partially on neighboring property 0265 Manilkaro zapota - requires further inspection by certified arborist due to trunk decay #324 FicusciMfalla- requires further Inspection by certified arborist due to large pruning wounds and decay #330 Ficus citri/olio- requires further inspection bycernfled arborist due to large pruning wounds and possible decline due to grade change #365 Delonlx regia- requires further Inspection by certified arborist due to pruning wounds from topping #366 Delonix regia- requires further Inspection by certified arborist for to lean and severed buttress roots. as well as priming wounds from topping CITY OF 0 Cih1i HEA;Ys!a BOARDS 1 �i_ l ue Arborist Report - La Brisa January 5, 2017 E15 • • • Tree Removals - la rim Property ft OOTAMGALAMAIg $za101.liata P.ML Ill AE92_ grizL 910153 Lott 1591. fest 9 Demo mkrontho Florida Trerna 12 45 35 Hazard up against wall, dieback 10 Burserasimanzbe Gumbo limbo 12 45 25 poor corrected lean 11 Arolia sp /Mona 3 15 6 p000 weak, sparse 12 Areflosp Aralla 3 20 6 poor weak, sparse 13 Aloha sp Aralia 3 20 6 poor weak, sparse 14 hfoo,ferer Indira Mange 7 30 25 POO, sparse, 10.n. one-sided 18 Pheonix reel.. Senegal datepalni 16 15 15 40 fair used tape, no tag, difficult to access inel hark rens,. desaa ern -line roots. f usher 19 21 Clulprenla rn.ttnn. n 1 Swletenia mohogonl mahosany Mahogany se 20 30 40 poor fair nn..m.a uneven canopy, included bark 38 Pittosporum sp. 10 45 30 fair 88 tivlstono sp. Fan palm 5 15 15 good 100 Hyophorhe logenicaugs Bottle Palm 9 10 10 good 110 rulangifero indica Mango 20 30 25 fair 112 Schefflero 50. s.efflera 6 20 10 fair 149 BUrSera simaruba Gumbo limbo 6 25 20 fair 151 annossonetia popyrifera Paper Mulberry 6 40 20 fair 152 Broinionetio Paper Mulberry 8 40 25 poor trunk damage 153 papyrilem Pithecegobiumsp. 35 60 60 poor topped, large wound, decay, overgrown; further Inspection 154 Veitchio si,. Veitchla palm 7 30 20 fair overgrown 155 TerfnInolia cotoppa Tropical almond 7 20 10 ptIor topped, strangled 156 Aroucaria hererophylla Norfolk island Pine 2 15 6 poor spar., overgrown 159 Broossonetio papyrifera Paper Mulberry 7 40 20 fair 160 BrousSonerla popyrifera Paper Mulbeny 5 45 20 fair 7870 Byrum simprubo Gumbo limbo 20 30 35 hazard fungus, Injection wound, pruning wound, Ind bark 1.070 gursero simarabo Gumbo limbo 13 25 20 hazard fungus, Injection wound 187C Belmar sirnoruba Gumbo limbo 19 30 35 hazard Injection wound 226 &whir. Purpurea Orchid tree 7 26 25 fair 229 Bursera gmaruba Gumbo limbo 8 15 20 000r sparse. poor structure 230 [copra sp. Fishtail palm 27 20 15 _good 232 Mangifero indica Mango 12 30 26 falr topped 237 Eriohorry a japonica Leeniat 6 25 15 fair basal trunk decay 238 Terminago cotopoo Tropical almond 11 35 30 fair 239 Terminal. coroppa Tropical almond 6 35 25 fair 240 Terminal. carom° Tropical almond 10 45 35 fair 241 Spothodea campanula° African mile tree 10 50 40 fair 242 Pourer. compechiona Canis. 17 35 35 120 243 Terminollo camp, Tropical almond 10 30 15 poor MPPed 244 Terminalio cotoppo Tropical almond 6 30 25 Poor mPPed 245 TemMmlio cow, Tropical almond 5 26 15 Poor m00ed 246 Pouterio compeehiono Canistel 11 20 20 fair 247 Edalsotryoloponica LOsplat I 30 25 fair 248 CaryoM sP. Fishtail palm 31 30 25 fair 249 groussonetio papyrifera paper Mulberry 6 39 30 fair 250 Pannentlera cerefero Candlestick tme 15 30 30 falr pruning wounds, Included bark 251 Bronson. a popyrifero Paper Mulberry g 36 20 hazard topped, trunk decal' 252 Pouterio campechiano Canistel 2 16 5 fair seedling 253 Etroussonetio papyrilem Paper Mulberry 9 40 20 poor topped, large .nker, lean 254 Gory. sp. Fishtail palm 40 30 15 fair 256 Poore.. compechiono Canistel 6 25 10 fair topped 258 Terminer. down. Tromml almond 13 40 25 poor topped. trunk decay 257 Terminal. cotoppu Tropical alrnond 7 16 5 poOr topped, Mink decay 25B groussonetlo OoPynfora Paper Mulberry 9 20 5 poor 4 pruning wounds, topped. decay 259 Poole,. cumpevhiona Conistel 12 26 20 fair multiple stems 260 Terminal. catappo Tropical almond 8 30 15 poor topped, decay 261 Neurites moluceano Candle nut 16 40 30 poor topped. decay, dead wood; f archer inspection 302 APnegarscnas^ U.. 4 35 10 fair 263 PerSea americana Avocado 18 36 40 poor topped, trunk decay 264 Coryoro sp. Fishtail pair° 30 30 20 ,air 285 Pouteria compothiono Canistel 6 20 15 poor topped. twin stems 260 Sienorubo gloom Paradise tree 4 20 10 poor topped. growing through fence 287 Broussonatio yelPl.fero Paper Mulberry 20 40 25 poor topped, multiple stem, Included bark, dead wood 268 Ettgenia axillariS White stopper 2 30 6 fair seedling 269 Eligenfa axillo. White stopper 3 30 5 . 270 Sorsa,' simarubo Gumbo limbo 3 16 6 poor topped 271 renninalia cotoppo Tropical almond 7 30 25 poor Mpped, decay, overgrown 272 Area° SP Ara a Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove Florida uz bowie I gridley architects TUDI• TOUZET STUDIO 555, 50TANICAL NAME COMMONNAMF 24.11 55 25.9 fold 515212 kith BA 2591 273 Teingnallo [Map, Tropical almond 3 35 10 poor weak, overgrown, lean 274 &met 0 simoruba Gumbo limbo 7 40 15 _ poor low live crown ratio 275 Eugenia rodertris White stopper 3 35 10 f. 278 Ternunono wrap,' Tropical almond 9 40 30 poor topped, compensated lean 277 Nona sp Aralla 4 16 5 Poor topped 278 Arollo sp Mafia 4 15 5 Poor toPPed 279 Area sP Aralla 3 20 g poor TOPPed 280 Bursera slmara0 Gumbo limbo 4 30 10 poor overgrown, low live crown ratio 281 Tenninollo coloppa Tropical almond 6 36 30 poor topped, decay 282 P.osporurn sp. (?) 4 30 10 fair 283 ?ermine° miaow, Tropical almond 2 15 10 fair seedling 284 Oeionhe regia Royal poiodarta 3 16 6 fair seedling 285 Monlikara moots, Sapodilla 4 15 5 poor topped 294 Schinus tetebinthifoli Brazilian Popper , 25 15 poor multiple stems 300 Senna sp. 4 20 15 poor trunk damage 302 Senna sp. 8 20 15 fair codomlnance, included bark 303 Senna sp. 2 10 15 _poor trunk damage 304 Senna sp. 5 72 10 fang trunk damage 305 Senna sp. 9 15 15 poor m trunk damage, included bark 307 Senna sp. 5 20 25 fair 306 Sufierenlo mohagoni Mahogany 8 35 20 fair 309 Burson, shnonibo Gumbo limbo 10 25 26 fair topped, trunk decay 310 Sonora simarobo Gumbo limbo 5 20 10 poor sparse canOPY 311 BUrsera Sinforvba Gumbo limbo 11 30 20 fair 312 Burma: shnorobo Gumbo limbo 4 20 5 _poor coderninance, Sparse, seedling 313 &meta simaruba Gumbo limbo 9 45 25 fair 316 Terminalio catoppo Tropical almond 5 30 26 fair topped 317 Terminallo catoppo Tropical almond 9 36 30 fair topped 318 Bursero sknorubo Gumbo !into 10 40 15 poor topped, grade changeholl fill 319 Tenninalio cataPP. Tropical a.m. 9 36 25 poor topped, lean 320 Swietenio mahogoni Mahogany 12 40 25 fair grade change 321 &infra ',mamba Gumbo limbo 11 16 20 fair pruning wounds, grade change 322 Terminago tampon Tropical almond 7 35 26 fair topped Potential Relocations - La Brisa PropertY No. OTANICALNAME COMMON NAME Del lit PRP 1066 .COnd 19512 7541 22 Coco s nucifero Coconut 14 30 30 good 43 veitchk.P. Veitchla palm 8 30 10 good 44 Veitchlo sp. Veitchla palm 6 30 10 good good 46 Vettchlo sp. Veitchia palm 6 25 10 116 .,,,,,rir.o.r.gr.” Simpson StoPPer 5 16 5 good 117 Eu_genfo oxIllorls White StoPPer 7 15 5 good 118 Eugenio menlaris White Stopper a 15 5 good 119 Myrrianthe,froarons Simpson Stopper 9 16 10 good 120 Eugenio sP. SroPPor 8 15 5 good 121 Eugenio oxillarls White Stopsxr 5 15 5 good 122 Swietenlo mohogoni Mahogany 18 35 30 good 128 Cocos nocryero Coconut 8 39 20 5004 129 HVoOhorbe lagenkoulis soule Palm 10 10 10 good 131 RayStOneel regla Royal Palrn 16 45 20 good 192 Roystoneo realer Royal Palm 21 6$ 20 good 193 ROyStonal regia Royal Palm 19 45 20 good 134 Rays -room reLdo Royal Palm 21 60 20 good 136 Roystoneo mfg. Royal Palm 20 50 20 good 136 Roystoneo regla Royal Palm 19 50 20 good 188 Cocos nurifero Coconut 7 25 20 fair 227 Tobebuio sp. Triur sett tree 5 16 10 500d 228 Myrcionthes.frograns Simpson Stopper 10 12 10 good 231 Bulrush; orbareo Verawood 6 16 20 good 234 Cocos nucifero 'Jamaican Toll' Jamaican Tall Coconut 12 26 20 good 235 Cocos nuclear 'Jamaican Tall' Jamaican Tall Coconut 11 25 20 good 236 Cocos noplero 'Jamaican Tan' Jamaican Tall Coconut 12 20 20 good 301 Shooroubo gloom Paradise tree 12 36 30 fair 11CURTIS, ROGERS 055155 501010 INC crrt OF 0.11.111 flalL7TTO:3 FOARDS try fr V2.3/ 7 Tree Disposition - La Brisa January 5, 2017 E16 • • • TREE PROTECTION STANDARDS 1.0 A Tree Protection Zone (TPZ) shall be established around all trees which are to be retained. The TPZ shall include all such trees in a single cluster, with protective fencing around the perimeter of the cluster. 2.0 The TPZ fencing shall be 4 feet high min., with posts spaced 4 feet o.c., with 2 horizontal rails. Orange construction mesh shall be attached to posts and rails. 3.0 The area within the TPZ shall be maintained in its current condition. There shall be no grade changes, bulldozing, scarifying or any other type of soil disturbance within this area. No new utilities shall be installed in this area. 4.0 The area within the TPZ shall be kept free of heavy equipment operation. There shall be no movement of heavy equipment within these areas. 5.0 The area within the TPZ shall not be used for any type of materials storage or dumping (including wash water). 6.0 There shall be no damage, wounding, or other types of physical injury made to the tree trunks, buttress roots, surface roots, limbs, branches, or other exposed parts of the trees. No signage shall be attached to the trees and no work stations set up beneath the trees. 7.0 Prior to construction activities, any tree limbs which may interfere with, or are at risk of damage or injury from, construction activities, shall be pruned following the guidelines in the most recent edition of the American National Standards Institute A-300 document. All trees to be retained shall be pruned to clean their crowns, as defined in the ANSI A-300 document (remove dead, diseased, or broken branches). 8.0 Any tree roots which are at risk of being cut, damaged or exposed during ex- cavation activities shall be pruned beforehand using appropriate pruning tools (saws, loppers or clippers) and techniques, leaving clean, smooth cuts at a maximum dis- tance allowable from the tree trunks. When digging trenches using trenchers, back - hoes or similar equipment, tree roots shall be cut by hand, using appropriate pruning tools, at least 2 to 4 inches further back, toward the tree, from the edge of the trench and behind the equipment -damaged roots. Trenches shall then be backfilled with sand or existing soil. 9.0 Heavy equipment shall be routed around all TPZ's. Heavy equipment routes shall have gravel or mulch maintained at a minimum depth of 3 to 4 inches at all times to help disperse weight loads and minimize soil compaction and root damage. Construction Ransom Everglades will implement and enforce strict Tree Protection Zones (See Notes this sheet) for any construction on campus. Where necessary, adjustments to footings and foundations for new construction shall consider the Critical Root Zones of the protected trees. New walkways shall also be respectful of the root zones and be pervious where appropriate for the health of the trees. Ransom Everglades School - Upper Campus Special Area Plan CoconL bowie gri(lley architects IUZ UD! TOUEET STUDIO CCURTISt ROGER S DESIGN STUDIO INC. 2" X 4" Posts and Rails Orange Mesh A struction Fenn Cnv OF MIAI Ii HEAT:`!, N^ARDS 7 /(7- L /z3j7 Tree Protection & Construction E17 • Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley 1 architects UZET TUDI TOUZET STUDIO � __ R O G ECURTIRSS y,S.r' DESIGN STUDIO INC N Campus Placemaking `T \ January 5 2017 J E18,;,: • • • Campus Placemaking At Ransom Everglades School, landscape is more than just trees and shrubs. It's about the understanding that landscape open space is an educational programmatic element. The proposed master plan seeks to enhance the existing, restore the past, and create new inhabitable landscapes. These include student and faculty experience (which is linked to recruiting, retention, successful learning and school spirit), community relationships, and the limited availability of land. By setting a goal for Ransom Everglades to be a more beautiful place, it will further the mission of academic excellence, community outreach and efficient use of natural resources. Ransom Everglades is not designed as the typical middle -high school where students are isolated into an all-inclusive single large facility with limited outdoor access. It is master planned as a college preparatory campus with a series of academic buildings sewn together by a series of campus quads and interstitial spaces. It's an environment where outdoor spaces are used not only for social interaction, but also as a shared educational space. The proposed landscape master plan addresses issues and opportunities related to building architecture and open space design and will be organized within the following principles: 1. Sustainability — it is critical to environmental education to provide a platform to discuss environmental issues and mitigation, and demonstrate this commitment by providing opportunities to students for alternative transportation, energies, resources, etc. 2. Placemaking - Destinations, gathering places, open spaces, special-purpose areas, buildings and athletics fields are physical places where people congregate, engage the community and interact socially. Potential inprovements include: a. Solar powered charging stations/ bodegas/ gazebos 3. Connections — Streets, bike paths, promenades, arcades and walking systems enable mobility and socialization on campus and connections to their communities. Potential inprovements include: a. Electric vehicle priority parking charging stations b. Carpooling priority parking c. Bike sharing program d. Bike parking 4. Wayfinding — Visitors to the campus and the community need ways to find their destinations. A clear aesthetically pleasing and environmentally friendly system of signage is important to aid these visitors and to minimize the disruption to the neighboring areas. From the streets to the sidewalks, directions and access are necessary. Potential inprovements include: a. sustainable solar -powered lighting, and signs b. bioluminescent pavement in key areas I Ransom Everglades School - Upper Campus Special Area Plan , °M Co on i. ��9r1 � CURTI bowie gridley architects IO[I7F_I S��Ioili r� 0 E R Campus Placemaking E19 • • • 5. Master Stormwater Systems — Drainage, stormwater management, flood control, hardscape and parking lots should be coordinated to ensure that flood protection is provided and that the stormwater system is an asset for the campus and the community, both functionally, sustainably and visually. Potential inprovements include: a. Rainwater harvesting -A potential educational element to harvest rainwater via buildings or dispersed collection sites to reduce flooding and unnecessary water use. Rainwater can be used for irrigation, gray water, or for consumption upon filtration. b. Existing hardscape materials can be exchanged for permeable pavement, grass or gravel. 6. Educational Landscapes — The annual student -led propagules wall and mangrove restoration project are just one visible combination of art and environmental education that embody Paul Ransom's mission to encourage students to develop a deep relationship with, and respect for, nature. Potential inprovements include: a. To create a community garden & fruit/citrus grove on the La Brisa property, Agricultural studies are relevant and the produce could be offered to dining hall patrons. This would be a tribute to the Munroe family who shared their vegetable garden and fruit groves with Native Americans and Henry Flagler. b. Design and construct a wind wall/green wall for screening against neighbors at the edge of the bay where the mangroves need to be preserved. 7. Conservation — Opportunities that exist on site should be viewed as opportunities to protect and enhance the landscape and to provide unique, natural assets for the campus and the community. Potential inprovements include: a. Incorporate permeable pavement where possible for the preservation of the existing ecosystems. b. Plant vegetation for butterfly & bee reproduction. Attracting crucial pollinators is critically important globally and locally and would provide great research opportunities. bowie r.;ritllc•v architects !om TOUZET STUDIO Ransom Everglades School - Upper Campus Special Area Plan _ e U Re TI a, - /.s. pea Dio.Retentian Soil Existing Natural Soil Water Filters Into Aquifer "" Over.Flow Drain Rock Existing Nafuret Campus Placemaking — r Ego jsy r) Ransom Everglades School - Upper Campus Special Area Plan Coconut G,ovc -',,ci bowie I gridley architects TOUZET STUDIO C U R T 15 NROGE RS - 1998 Florida Association of Physical Plan Administrators research states that 66% of students, faculty, and parents choose a university based on the appearance of the campus grounds and buildings. -' 7 Campus Placemaking Principles Landscape/Hardscape Master Plan The goal of the master plan is to illustrate a comprehensive system of historic landscapes, interstitial spaces and new quad within a coordinated system of green pedestrian corridors that link the existing campus and La Brisa. The circulation framework enhances the pedestrian, bicycle, and transit network within a lush landscape environment with a green space core. The hardscape shall focus on natural and sustainable materials where possible and integrate highly refletive materials to reduce the Heat Island Effect and pervious materials to help with drainage. The campus master plan provides a strategy for new developments that creates new landscapes/hardscapes and preserves the existing. The integrated open space system creates a sense of community by enhancing civic meeting points, educational spaces, and support func- tions of campus wide importance of nature and leaming environments. The plan is designed to respectfully maintain the school's boundaries with its residential neighbors 1. Proposed Educational Rain Garden 2. Proposed West Quad 3. Existing East Quad 4. Existing Raider Plaza 5. Proposed "Green" Parking lot 6. Proposed Academic/Administration/Dining Building 7. Proposed extension of East Quad B. Mangrove Preservation/Education Area with 25' setback 9. Proposed Additional Landscape at the Pagoda and a connector pedestrian bridge to the north property. 10. Areas of proposed additional planting for buffers and street trees. 11. VYldened vehicular entrance to North and existing pedestrian entrance. Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie l gridley i architects ©UD I TOUZET STUDIO CURTIS• 1,1R O G E R S DESIGN SNOIO INC Digitally signed by Aida M Curtis Landscape/1-lardscape Master Plan .�IYOk'MiA„'11 r' ti�r'.onnpu �; PL 2017.06.06 17:41:39 -04'00' • • • Landscape Master Plan - Vision The landscape master plan seeks to address and mitigate the ef- fects of climate change, of which the foremost concern to Ransom Everglades is sea -level rise. The preparations for which will serve as educational opportunities. Sustainability addresses the performance of the landscape master plan relative to three indicators: natural sys- tems and habitats, water resources, and energy and emissions. The master plan locates future development in previously disturbed areas avoiding further loss of woodland. It reconnects natural systems and establishes habitat corridors. The majority of new buildings are locat- ed on sites occupied by surface parking or existing structures. The new parking lot will be a permeable surface, as will much of the other new pavement, allowing for drainage and preventing flooding. The framework also provides a strategy for rainwater harvesting to re- duce run-off and provide for irrigation, gray water use, and improving water quality on a campus -wide basis. The goal is to provide strate- gies for reducing carbon emissions with smart landscape technolo- gies. Proposed Main Entry Enhancement and Drop Off Proposed Pagoda Planting Proposed West Quad Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove, Florida bowie I gridley I architects , t,ti. TOUZET Slim() C U R T 15- �` R O G E R 5 ,S€r7 Existing character of outdoor spaces to be preserved and enhanced Solution Hole Concept- Future Academic/Admin./Dining Hall cry OF MIAMI H:ARM5 HOARDS Ca 11011 Landscape Master Plan - Vision E23 7_ • • La Brisa Building Existing Access Drive Ramp Renovated and Refurbished and extended to La Brisa Property Pagoda Building Existing plaza and concrete benches removed - Replaced with Landscape Existing plaza and Stairways Conceptual Plan of proposed landscaping and ramp improvements between the Pagoda and the Pool Ransom Everglades School - Upper Campus Special Area Plan \Pi/ howie' gritllev architectsr TOUZEf STUDIO Conceptual Rendering of extended Ramp/Connector - as seen looking east from existing drive cm! OF MIAMI H A -':Iv.^, 8OAnOS ^L::`. - ;CVI_W _LCa a i1ttll1 /1z7/ i C/Z3//>? Conceptual Rendering of proposed landscaping and ramp improvements between the Pagoda and the Pool Campus Connectivity There is currently either wall of fence seperating the two properties. The intent is to remove the fence/ wall from the Aquatic Complex west to the Coral Rock wall on Main Highway. Where the wall has become integral to the large Ficus tree at the front, it shall remain in place. This will open up the East Quad to expansion to the North, as shown on the MasterPlan (E22). The creation of a bridge walkway to connect the Raider Plaza area to the La Brisa House, addresses the changes in grade at this loca- tion that make connectivity on the ground problematic. The intent is to use the structure of the exisiting ramp up to the Pool deck, and extend it over the existing access road. The concept is to "deconstruct" the ramps solid walls and replace with railings and natural woods and/or stones more in keeping with the historic Pagoda building. The existing Raider Plaza will be mostly removed and replaced with lawn and planting to soften the height of the aquatic structure and emphasize the Pagoda building. CURT Campus Connectivity & Landscape Improvements v 2(11 E24 • • • Additional Property Entry on Main Highway The existing entry gate to the La Brisa property is not wide enough for two-way traf- fic, so it will be widened about ten feet to accommodate entry and exit and fire de- partment vehicles. The intent is to move (rebuild) only one side of the entry further north to maintain the entry feature as it currently is - just wider. Existing Entry to La Brisa property on Main Highway Entry to La Brisa property on Main Highway with Proposed widening Ransom Everglades School - Upper Campus Special Area Plan Coconut Grove. Florida bowie I gridley i architects OOZE TUDIl TOUZET STUDIO / CCURTIS- //.ri'1/ Ij$ROGER5 7 DESIGN STUDIO Additional Property Entry on Main Highway • • • W Tamarind L -loma latisiliquum Understory Accent Trees r'ains Shrubs j Groundcovers Ransom Everglades School - Upper Campus Special Area Plan CoCnnul (r_,.;._d bowie I gralley architects epiphyte TOUZET STUDIO CN R o ss s r� 4114111111113 • Dade County Pine Pus elliotte Sr.,us �,i.,tw-�rUvefS Campus Plant List 5 201Y E26 Y OF MIAMI :! a EOARD$ • • • Green Initiatives Landscape Initiatives that could contribute toward LEED and Sustainable Sites Certification, improve the local environment, and offer catalysts for experiential teaching and learning: 1. Preserve existing native vegetation and limit soil compaction during construction 2. Place new native vegetation to provide shade to pedestrian areas, cars, and vehicles and buildings / utility systems to conserve energy and enhance views 3. Place new vegetation for seasonal wind mitigation and channeling of cooling breezes 4. Limit use of lawns 5. Specify primarily native drought tolerant plants, and group according to water needs 6. Provide smart irrigation, (drip / micro emitters), only until establishment where possible, or by hydro zone 7. Enhance stormwater filtration/ infiltration through native plants that are both drought and inundation tolerant 8. The sloped site offers potential for solar pump recirculation of stormwater through planted weir system for water cleansing and/or fountains and runnels for aesthetics 9. Utilize solar panels for shade over parking and walkways 10. Place pervious pavement over structural soil adjacent to planting areas in roderorder to increase stormwa- ter storage and tree root capacity, which limits pavement buckle from roots 11. Place parking area pervious pavement over stormwater storage vaults for detention/ infiltration 12. Provide Green Walls with potential for screening, education, and food production 13. Provide Green Roof with potential for water detention, and education, and food 14. Provide Blue Roof and/or cistern with potential for water detention, rain harvesting for irrigation and educa- tion 15. Utilize A/C unit condensation or other gray water use for irrigation 16. Provide artful/ educational depiction of local water systems in pavers 17. Provide visible and artful stormwater elements, such as sculptural downspouts and kinetic sculptures, that activate through wind and water to offer opportunities for education and aesthetics - rain water collection \I Ransom Everglades School - Upper Campus Special Area Plan cn,30,,t bowie I gridley architects OUZ TTUDI TOUZET STUDIO 7/ 4 <CURTIS+ /.S•/9 r R O G E R S Two sheets of polyamide felt "WI Rigid PVC sheet Metal tube scaffolding — Exterior wall Collected water can be reused Green Initiatives 2I,517 E27 • • • Ransom Everglades School - Upper Campus Special Area Plan bowie gri(IleV architects !a Tou7FT STlloio C U R T I S. IPOGERS Campus Community Quality campus places set a psychological tone, creating lifelong memories of special years spent at Ransom Everglades. Students and staff want places for inspiration, and the Campus should re- spond with a mix of large and small places of consistent quality that satisfy a variety of activities. These include special events such as commencement ceremonies, student life activities, daily campus interaction and recreation, athletics and intramurals (both for partic- ipants and spectators) as well as places for lunch, private conver- sation, and relaxation, study or student/teacher interaction. These functions should be served by pedestrian and vehicular circulation systems that are well organized, safe and understandable. The aspects of experience and sense of place cannot be overlooked. It contributes to the health and benefit of the campus, city and region. MY OF r�li:511 IrEAr!"2^ BOARDS j,Ldti —� //Ili-2,//"7 Campus Community E28 Ransom Everglades School Upper Campus Special Area Plan F. Regulating Plan Ransom Everglades School Upper Campus Special Area Plan F1. Article 1 — Definitions of Terms and Uses ARTICLE 1. DEFINITIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 1.2 DEFINITIONS OF TERMS This section provides definitions for terms in this Code that are technical in nature or that might not be otherwise reflect a common usage of the word. If a term is not defined in this Article, then the Zoning Administrator shall determine the correct definition of the term. Buffer: An area of land, including landscaping, berms, walls, Fences, and Building Setbacks, which is located between land Uses of different characters and is intended to mitigate negative impacts of the one intense Use on a residential or vacant parcel. Building: Any Structure having a solid roof intended for shelter or enclosing of persons, animals, chattels, property, equipment or a process of any kind or nature, excluding freestanding tents, freestanding awnings, and cabanas and screened enclosures. Building Height: The vertical extent of a Building measured in feet. Childcare: A facility where six (6) or more children are cared for on a part-time basis by day or by night including after -school care. The term does not include community based residential facilities, Family Care Homes, foster homes, group homes, rehabilitation or detention centers, orphanages, or other places operating primarily for remedial care. See Article 6. City: The City of Miami, Florida. City Code: The Code of Ordinances of the City of Miami. Civic Space: The Civic Space designated on page B.4.17.1 of the Concept Book will be maintained as an Open Space: uses may include, but are not limited to, educational, recreational, and instructional activities and events, state and regional athletic events, community events and programs. Civic Green Space: The Civic Green Space designated on page B.4.17.1 of the Concept Book will be maintained as a Green Space: uses may include, but are not limited to, conservation and preservation areas, parks, community gardens, as well as educational, recreational and civic purposes, activities, and events. Code: The Miami 21 Zoning Code, as amended through April 2013. Concept Book: The Ransom Everglades School Upper Campus Special Area Plan Concept Book approved by the City Commission. Development: Development shall have the meaning given it in Section 380.04, Florida Statutes. Dock: See Pier. Dwelling Unit: Residence for Ransom Everglades School staff or security. Facade: The exterior wall of a Building that is set along a Frontage Line. (See Elevation, Building). Floor Area: The floor area within the inside perimeter of the outside walls of the Building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading ARTICLE 1. DEFINITIONS AS ADOPTED -APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP areas, and excluding only interior Atria and open air spaces such as exterior corridors, Porches, balconies and roof areas. Also means Building or Development Capacity. Frontage, Principal: That Frontage facing the public space such as a Thoroughfare of higher pedestrian importance (i.e., traffic volume, number of lanes, etc.). Frontage, Private: The Layer between the Frontage Line and the Principal Building Facade. The Structures and landscaping within the Private Frontage may be held to specific standards regarding the depth of the setback and the combination of architectural elements such as Fences, Stoops, Porches and Galleries. Frontage, Public: The area between the curb of the vehicular lanes and the Frontage Line. Elements of the Public Frontage include the curb, Sidewalk, planter, street tree, streetlight, street furniture, etc. Frontage, Secondary: That Frontage facing the public space such as a Thoroughfare that is of lesser pedestrian importance (i.e., traffic volume, number of lanes, etc.). Frontage Line: Property Line or Base Building Line Abutting a public space, such as a Plaza or Thoroughfare, whether at the front, rear, or side of a Lot. Facades parallel to Frontage Lines define the public realm and are therefore more regulated than the Elevations that coincide with other Lot Lines. Green Space: An Open Space outdoors, at grade, unroofed, landscaped and free of impervious surfaces. See Articic 4, Toblc 7 page B4.16.1 of the Concept Book. Habitable Space: Building space which Use involves human presence with direct view of the enfronting streets or public or private Open Space, excluding Parking Garages, self-service storage facilities, warehouses, and display windows separated from retail activity. High School: A facility offering educational instruction, including remote or distance learning at the high school level: uses may include, but are not limited to, athletic and recreational programs and events, special events and activities, cultural programs and events, community programs and events, marine -related educational and recreational activities, living quarters, dining areas, and other incidental facilities for students, teachers and employees. Layer: A range of depth of a Lot within which certain elements are permitted as regulated in this Code. See Article 4, Table 8, Diagram D. Layer, First: The area of a Lot comprised of the distance between the Base Building Line and the required Setback including the Private Frontage. Layer, Second: That portion of the Lot behind the First Layer which includes that portion of the Building which Enfronts the Thoroughfare. Layer, Third: That portion of the Lot that is not within the First and Second Layer and is least visible from the Thoroughfare. LEED: Leadership in Energy and Environmental Design. Loading Space: An area in which goods and products are moved on and off a vehicle, including ARTICLE 1. DEFINITIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP the stall or berth and the apron or maneuvering room incidental thereto. Lot: A Lot is any individual Lot, tract or parcel of land, intended as a single Building site or unit, having an assigned number or numbers, letter or letters, or other name through which it may be identified for development purposes. A Lot may also be any combination of Lots, tracts, parcels or other areas of land established by acceptable legal joinder, delineated by a closed boundary and assigned a number, letter or other name through which it may be identified, intended as a single unit for development purposes. Lot Area: Lot area shall be the area within the Lot Property Lines, excluding any portions of street rights -of -way or other required dedications. Lot Coverage: The area of the Lot occupied by all Buildings, excluding Structures such as decks, pools, and trellises. Lot Line: The boundary that legally and geometrically demarcates a Lot. MinorAccessories:An optional part fitted to perform an additional function or enhance performance. For Recreational Watercraft, these include masts, antenna vent stacks, and windshields. Neighborhood Conservation District (NCD): A zoning overlay district. See Section 3.12. Open Space: Any parcel or area of land or water essentially unimproved by permanent Buildings and open to the sky; such space shall be reserved for public or private Use. Open Spaces may include Parks, Greens, Squares, Courtyards, Gardens, Playgrounds, paseos (when designed predominantly for pedestrians), and pedestrian paths or associated landscaped areas. Parking Area: Any area designed and used for parking motor vehicles including parking lots and garages, underground parking, driveways, garages serving residential Uses, and Thoroughfares. Parking Garage or Parking Structure: AStructure containing vehicular parking, including mechanical parking systems. Parking, Off-street: Any land area designed and used for parking motor vehicles including parking lots and garages, driveways and garages serving residential uses, but excluding areas of Thoroughfares. See Articles 3 and 4. Parking, Underground: Parking in which the ceiling or roof of the top level does not rise above any adjoining public Sidewalk. Pervious Pavement System: A porous surface system with a stabilized base that allows water from precipitation and other sources to pass directly through, thereby reducing the runoff from a site, allowing groundwater recharge, and naturally cooling the surface through evaporation of water from pavement voids or from beneath. Pier: A platform extending from shore over water used to secure and protect vessels or allow pedestrian access to extend over water. See Article 6. Pre -School: A facility offering care and instruction of children who are pre -elementary school age. ARTICLE 1. DEFINITIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP Ransom Everglades School Upper Campus SAP: The Special Area Plan (SAP) for Ransom Everglades School Upper Campus, approved by the City on May 22, 2014, and as amended. Recreational Watercraft: A vessel or craft designed and licensed to move across or through water, designed and outfitted exclusively for recreational or educational use. Regulating Plan: The Ransom Everglades School Upper Campus Regulating Plan is this document, which is in accordance with the procedures governing the creation and operation of Special Area Plans. This Regulating Plan substitutes Miami 21 as the relevant zoning code for Ransom Everglades School Upper Campus. SAP: Special Area Plan: see Article 3, Section 3.9 herein. Schools: Any public, parochial, private, charitable or non-profit school, college or university, other than trade or business schools, which may include instructional and recreational uses, living quarters, dining rooms, restaurants, heating plants and other incidental facilities for students, teachers and employees, including the Educational Uses such as: pre-school, elementary school, middle school, high school, college and university. Screening: Visually shielding or obscuring one Structure or Use from another by a Liner Building, fencing, wall, or densely planted vegetation. Setback: The distance from the Base Building Line to the point where a Building may be constructed. This area must be maintained clear of permanent Structures with the exception of encroachments described in each Transect Zone. Structure: A Structure is anything constructed or erected, the use of which requires fixed location on the ground or attachment to something having fixed location on the ground or on or below the surface of the ground or water. Thoroughfare: A vehicular way incorporating moving lanes and parking lanes within a right-of-way as part of an interconnected network for vehicular, pedestrian, and bicycle mobility. Transect Zone (T-Zone): The identification of areas of varying Density whose character is determined by the requirements for Use, Height, Setback and the form of Building and the form of the enfronting public streetscape. The elements are determined by their location on the Transect scale. The T-Zones are: T1 Natural, T2 Rural, T3 Sub -Urban, T4 Urban General, T5 Urban Center, and T6 Urban Core, CS Civic Space, CI Civic Institutional, CI -HD Civic Institution — Health District, D1 Work Place, D2 Industrial and D3 Waterfront Industrial. Within T3 through T6 Zones are additional categories, Restricted (R), Limited (L) and Open (0), and each category shall also be considered a T-Zone. Unity of Title: Awritten agreement executed by and between a property owner and the City whereby the property owner for a specified consideration by the City agrees that the Lots and or parcels of land constituting the Building site shall not be conveyed, mortgaged and or leased separate and apart from each other and that they shall be held together as one (1) tract. Such Unity of Title shall be recorded in the Public Records of Dade County, Florida and shall run with the land and shall be binding upon the property owner(s), their successors and assigns. See Article 7, Section 7.1.7. A covenant in lieu of Unity of Title is acceptable in situations where a unified lot is required by this Code, ARTICLE 1. DEFINITIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP but a Unity of Title is not practical due to different ownership. Such covenant must conform to all of the requirements of Article 7, Section 7.1.7.6 of this Code. The terms Unity of Title and covenant in lieu of Unity of Title shall be interchangeable for purposes of this Code. Use: The purpose or activity for which land, water or Buildings are designed, arranged, or intended, or for which land or Buildings are occupied or maintained. Vessel, Private Pleasure Craft: A vessel which is privately owned or leased primarily for recreational, educational, or instructional purposes. Private pleasure craft do not include commercial, official, or scientific vessels. For regulatory purposes, private pleasure craft are divided into two (2) classes: Minor: Under sixteen (16) feet in length; Major: Sixteen (16) feet and over in length. Private pleasure craft may or may not contain facilities qualifying them Residential Use. Where they do contain such facilities, Use within the City limits shall be governed as provided in this Code and other applicable regulations. Ransom Everglades School Upper Campus Special Area Plan F2. Article 2 — Intent ARTICLE 2. GENERAL PROVISIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 2.1 PURPOSE AND INTENT 2.1.1 Title and Purpose This regulating plan shall be known as the Ransom Everglades School Upper Campus Special Area Plan ("SAP"). a. This Code shall be known as the Miami 21 Code of the City of Miami, Florida. This Code is declared to be in accord with the Miami Comprehensive Neighborhood Plan, as required by the Local Government Comprehensive Planning and Land Development Regulation Act, Section 163.3161 et seq., Florida Statutes (the "Comprehensive Plan"). A primary purpose of this Code is to implement the Comprehensive Plan. b. It is further the purpose of the Miami 21 Code to promote the public health, safety, morals, convenience, comfort, amenities, prosperity, and general welfare of the City and to provide a wholesome, serviceable, and attractive community, including without limitation protection of the environment; conservation of land, energy and natural resources; improved mobility; more efficient use of public funds; greater health benefits of a pedestrian environment; historic preservation; provision of recreational and open spaces; reduction of sprawl; and improvement of the built environment and human habitat. c. To further the goals and objectives of the Comprehensive Plan and the purpose of this Code, the City is divided into Transect Zones ("T-Zones") of such number, characteristics, area, common unity of purpose, adaptability, or use as will accomplish the goals and objectives of the Compre- hensive Plan and this Code. 2.1.2 Intent The intent of the Ransom Everglades School Upper Campus Special Area Plan is to guide and facilitate the design of a master plan for the Upper Campus; ensure the preservation of the character of the campus; allow for the innovation and modernization of new facilities to replace existing structures; and encourage the creation of additional open green space. The SAP is based on the Miami 21 Zoning Code, as amended through April 2013. Future develop- ment will be consistent with the adopted Concept Book and this Regulating Plan. The Ransom Everglades School Upper Campus SAP shall not create a precedent for the balance of the City of Miami. The alternate standards of this SAP should be considered unique to the property and the existing conditions of the school. This Regulating Plan shall not prohibit any existing Uses, Structures or Development on the Ran- som Everglades School Upper Campus, and shall not be interpreted or applied in a manner which prevents the existing Uses, Structures or Development from continuing operation. Uses, Structures or Development currently existing on the Ransom Everglades School Upper Campus shall not be deemed a violation of this Regulating Plan, Miami 21, the City of Miami Code or Comprehensive Plan. Ransom Everglades School Upper Campus Special Area Plan F3. Article 3 - General to Zones ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3.3 LOTS AND FRONTAGES 3.3.1 Lots assembled into one ownership within one Transect Zone may be developed as a single Lot. Lots assembled into one ownership that encompass more than one Transect Zone shall be developed according to the corresponding Transect regulation for each Lot, except as described in Section 3.6.1(eb). In such cases, there shall be no transfer of Density or Intensity of Development Capacity between Transect Zones. Where Lots are assembled into one ownership, the side or rear Setbacks sharing the Property Line may be eliminated. Lot assembly shall require a Unity -of -Title or Covenant in Lieu of Unity -of -Title acceptable to the City Attorney. Contiguous Lots in one ownership, as of the effective date of this Code, may be developed as one Lot in excess of the maximum Lot size. 3.5 MEASUREMENT OF HEIGHT 3.5.1 Unless otherwise specified herein, the Height of Buildings shall be measured in feet. The height of Fences and walls shall be measured in feet. The Height of Buildings, Fences and walls shall be measured as provided for on pg. B4.13.2 of the Concept Book. 3.5.2 The maximum Habitable Space and maximum Height of Buildings shall be as provided for on pg. B4.13.2 of the Concept Book. 3.5.3 Except as specifically provided herein, the Height limitations of this Code shall not apply to any roof Structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors, or similar equipment required to operate and maintain the Building (provided that such Structures shall not cover more than teitwenty-five percent (4025%) of roof area); nor to church spires, steeples, belfries, monuments, water towers, flagpoles, vents, or similar Structures, which may be allowed to exceed the maximum Height by SAP Permit; nor to fire or parapet walls, which shall not extend more than five (5) feet above the maximum Height. 3.6 OFF-STREET PARKING AND LOADING STANDARDS 3.6.1 Off-street Parking Standards a. Off-street Parking requirements for thc individual Tronscct Zoncs shall be as set forth in Article 4, Table 4. forth in Articic 4, Table-8 c. Rcquircd Porking for Adoptivc Rcuscs may bc rcduccd or cxcmptcd by Woivcr for propertics locotcd in o Community RcdcvclopmcntArca, or in arcas whcrc a Parking Trust Fund has bccn cstoblishcd, or for historic sitcs and contributing Structures within dcsignotcd historic districts. d. Porking rcductions shall not bc cumulativc cxcept in T6 36, T6 48, T6 60 and T6 80. Parking rcductions shall not cxcccd fifty perccnt (50%) of thc total Off strcct Parking rcquircd, cxccpt for Rcsidcntiol componcnts of projccts within one thousand (1,000) fcct of Mctrorail or Mctromovcr ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP stations. be. Parking that is otherwise not allowed but that is customarily incidental and subordinate to a prin- cipal Use may be provided in this Special Area Plan.any T3 or T4 R Tronocct Zonc by proccs3 of Cxccption and only if o legally built parking lot cxists. Acccs3 for Such porking lot 3holl bc sub jcct to all other rcquircmcnts of thc Tronscct Zonc including Lincr, landscaping, or Strcctscrccn rcquircmcnts. Such porking sholl not cxpond or incrcosc thc degree of nonconformity. forking 3.6.3 Additional Off-street Parking Regulations General performance standards for Off-street Parking facilities: a. Parking shall be implemented so as to provide safe and convenient access to and from public Thoroughfares which include movement lanes and Public Frontages. b. Vehicular access through Residential properties for nonresidential Uses shall be prohibited. c. Off-street Parking spaces shall be located with sufficient room for safe and convenient parking without infringing on any public Thoroughfare or sidewalk. d. Off-street Parking spaces whose locations require that cars back into movement lanes shall enirbe permissible in T3 and T4 zoncs. Backing into Alleys shall be permissible in all Tronscct Zoncs. e. Off-street Parking or loading area shall not be used for the sale, repair, or dismantling of any vehicle or equipment, or for storage of materials or supplies. f. Parking or storage of commercial trucks, buses, vans, sign trailers; trailers or semi -trailers for freight, cargo; non -Recreational Watercraft; or the like shall -Fret be permitted in parking areas. any T3, T4, T5 R or TG R g. Inoperable vehicles and other inoeperable Recreational Watercraft or equipment shall be stored only in storage facilities, basins, or parking areasothcr opprovcd placcs where they are completely concealed from public view. h. Cxccpt in conncction with permittcd octivc continuing construction on thc premises, construe Construction equipment shall be permitted in connection with any active development of building permit. i. All Off-street Parking shall comply with applicable regulations related to lighting, paving, and drainage including the Miami -Dade County Code and the Florida Building Code. j. Specific areas may be set aside for Tandem Parking. Tondcm forking in all Transcct Zoncs, Cxccpt T3 and T4, sholl bc used only by o volct porking operotor. k. Parking facilities on adjoining Lots may share access points, driveways and parking subjcct to ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP Waiver. I. Stationing of Recreational Watercraft 1. Transect Zones In T3, T4 R and T4-1 ecs, Stationing of Recreational Watercraft is permitted in T3, T4 R and T4 L Zoncs and only whcrc incidental to o Single Family Rcsidcncc. This section shall not be construed as preventing the docking of boats along the waterfronts. 2. Screening Screening arrangements shall be properly made to buffer view and screen visibility of the Recreational Watercraft from Abutting properties and public view by means of walls, fences, hedges or landscaping, unless a shared access point or basin exists. Such screening and buffering shall be of sufficient opaqueness to visually conceal its bulk, while in keeping with applicable provisions in Articles 3 and 5. 3. Occupancy Recreational Watercraft Gtationed in T3, T4 R and T4-6 7-errcs shall not be used as Residen- tial or other occupancies. 4. Location and Quantity Stationing of a single Recreational Watercraft is allowed within any Layer so long as it is not visible from Main Highway First Layer may be permittcd by Warrant, but not closer than tcn (10) fcct from the Frontage considered by Warrant. 5. Height The maximum height, exclusive of trailer and Minor Accessories, of the Recreational Wa- tercraft shall not exceed eight (8) feet in the First Layer and ten (10) feet in the Second and Third Layers. 6. State or condition Stationing of Recreational Watercraft in T3, T4 R and T4-6 7-eptcs may only be permitted as long as the Recreational Watercraft is maintained in an orderly and seemly condition and in a state of good repair. 3.9 SPECIAL AREA PLANS The purpose of a Special Area Plan is to allow parcels greater than nine (9) Abutting acres in size to be master planned so as to allow greater integration of public improvements and Infrastructure, and greater flexibility so as to result in higher or specialized quality building and Streetscape design ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP within the Special Area Plan. The purpose of a Special Area Plan further is to encourage the assembly and master planning of parcels greater than nine (9) Abutting acres in size, in order to provide greater integration of public and private improvements and Infrastructure; to enable Thoroughfare connectivity; to encourage a variety of Building Heights, massing and Streetscape design, and to provide high quality design elements, all in order to further the intent of this Code expressed in Article 2. 3.9.1 General a. The single or multiple owner(s) of Abutting properties in excess of nine (9) acres may apply for a rezoning to a Special Area Plan. b. A Special Area Plan shall be approved by the process of rezoning with or without Transect changes. c. A Special Area Plan shall assign Thoroughfares, Transect Zones and Civic Space Types, with appropriate transitions to Abutting areas. Guidelines for Thoroughfares and Public Frontages may be adjusted to the particular circumstances of the Special Area Plan. d. A Special Area Plan shall include a map of the Thoroughfares and Transect Zones, and the standards that deviate from the requirements of Article 5. e. A Special Area Plan shall assign at least five percent (5%) of its aggregated Lot Area to a Civic Space Type. Civic Building sites are to be located within or adjacent to Civic Space Types or at the axial termination of significant Thoroughfares. The developer shall be responsible for con- structing the public improvements within the Special Area Plan, including but not limited to the Civic Space Types and Thoroughfares. f. Development within the Special Area Plan shall be pursuant to a recorded development agree- ment that will establish the allocation of Thoroughfares and Civic Space Types and Building Area among the Building sites, and the creation and retention of the public benefits. 9. Unless a Building is specifically approved as part of the Special Area Plan, any Building shall be reviewed by the Planning Director, after referral to and recommendation from the CRC for conformance to the Plan, prior to issuance of the Building Permit. h. A Special Area Plan may include: id) and a Secondary Crid (B Crid). Buildings along thc A-Crid shall be held to thc highcst standard of this Codc in for automobile oricntcd standards allowing surface parking lots, unlined parking dccks, and drive throughs. The Frontages assigned to thc B Crid shall not cxceed thirty percent (30%) of thc total Icngth within o Spccial Arca f Ion. For Frontogcs on thc B Crid, parking orco3 2. Retail Frontage requiring that o Building provide o Commercial Usc at sidewalk level along ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP as generally illustrated in Article 4, Table 6. The first floor should be confincd to Retail Usc 13. Gallery or Arcade Frontage, requiring that a Building provide a permanent cover over the sidewalk, either cantilevered or supported by columns. The Gallery or Arcade Frontage may be combined with a Retail Frontage as shown in Article 4, Table 6. Gallery or Arcade Front- age within the First Layer may apply towards Open Space requirements. 24. Build -to -lines that differ from Transect Zone Setback requirement. 38. A Terminated Vista location, requiring that the Building be provided with architectural articula- tion of a Type and character that responds to the location. 46. A Pedestrian Passage, requiring a minimum ten (10) foot wide pedestrian access be reserved between Buildings. 5�. A preservation plan acceptable to the Historic and Environmental Preservation Board for any historic resources in the area of the Special Area Plan. 68. Area Design Guidelines. 79. A parking management program that enables shared parking among public and private Uses. 849. Flexible allocation of development capacity and Height, excluding Density on individual sites within the Special Area Plan shall be allowed so long as the capacity or Height distri- bution does not result in development that is out of Scale or character with the surrounding area, and provides for appropriate transitions. 3.13 SUSTAINABILITY 3.13.1 General a. Landscape requirements are as required in Article 9 of this Code and the City of Miami Tree Protection regulations of Chapter 17 of the City Code, except that where this Code is more re- strictive than the Tree Protection regulations, this Code shall apply. b. All new Buildings of more than 5035,000 square feet of Habitable Rooms and Habitable Space trh thc T5, T6, CI and CS zoncs shall be at a minimum certified as Silver by the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) standards or equivalent standards adopted or approved by the City. 1. At thc timc of Building Permit application, thc owncr shall submit: ogcncy; (b) A signcd and scaled affidavit from o LEED Accrcditcd Professional, or applicable dcsignation, stating that thc proposed Building is designed to achieve thc required ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP ccrtificotion; and (c) A LCCD Scorccord, or cquivolcnt documcnt, idcntifying onticipotcd crcdits to bc ochicvcd. 21. At the time of Certificate of Occupancy application, the owner shall submit: (a) Proof of ccrtificotion by registration with the Green Building Certification Institute, or equivalent agency; (b) A bond postcd in o form occcptoblc to thc City, in thc amount indicotcd bclow; {i) Two perccnt (2%) of thc total cost of construction for a 50,000 100,000 square fcct Building; (ii) Thrcc perccnt (3%) of thc total cost of construction for a 100,001 200,000 squorc fcct Building; (iii) tour perccnt (4%) of thc total cost of construction for any Building grcotcr than 200,000 squorc fcct; or ogcncy, which dcmonstratcs thc crcdits prcscntly ochicvcd. In addition, o prorotcd osted based on thc numbcr of rcmoining crcdits nccdcd to mcct minimum ccrtificotion rc quircmcnts. Thc bond amount to bc postcd shall bc colculotcd as follows: (crcdits rcmoining for ccrtificotion / crcdits rcquircd for ccrtification) x full bond amount - prorotcd bond amount) 3. rorfciturc of Bond A bond undcr this Scction 3.13.1 shall bc forfcitcd to thc City in thc cvcnt that thc Building docs not mcct thc for LC-ED Silvcr ccrtificotion or opplicoblc ccrtificotion. Thc City will draw down on thc bond funds upon foilurc of thc owncr to submit proof of LI CD Silvcr ccrtification Occupancy for the Building. If rcquircd ccrtificotion is not ochicvcd but o majority of thc crcdits crcdits which shall bc colculotcd as follows: (crcdits rcmoining for ccrtification / crcdits rcquircd for ccrtificotion) x full bond amount - bond amount forfcitcd If thc amount to bc forfcitcd is grcotcr than fifty perccnt (50%) of thc full bond amount, the bond shall bc forfcitcd in its cntircty. Funds that bccomc ovoiloblc to thc City from thc for fciturc of thc bond shall bc ploccd in thc Miami 21 f ublic Bcncfits Trust;d-cstablis-19cd by this Codc. (a) Affordoblc I lousing Developments that qualify under Section 3.15, may elect to comply ARTICLE 3. GENERAL TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP Corporation, or its succcssor ogcncy, in licu of thc rcquircmcnts sct forth in Scction 3:13.1. b obovc. (b) Thc prescrvotion of Natural rcotures of land such as trccs, vcgctotion, gcologicol, and othcr choroctcristies and thc prescrvotion of fcotures of orchocologicol significance arc dcclorcd to be in thc public intcrcst. Said preservation may justify thc relaxation of Sct backs or rcquircd Off street Parking by Woivcr. Thc Zoning Administrator shall dctcrminc that thc trccs, vegetation, geological and othcr natural characteristic, or Ransom Everglades School Upper Campus Special Area Plan F4. Article 4 - Standards and Tables ARTICLE 4. TABLE 1 TRANSECT ZONE DESCRIPTIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP THE NATURAL ing a wildcrncss condition, permancntly sct asidc for conscrvation in an csscntially natural statc. THE RURAL ZON E consists of lands in opcn or cultivatcd ctatc or sparscly sctticd. Thcsc includc woodland, grassland and agricultural land. THE SUB -URBAN ZONE consists of low -Density areas, primarily comprised of Single -Family and Two Family residential units with relatively deep Setbacks, Streetscapes with swales, and with or without Side- walks. Blocks may be large and the roads may be of irregulargeometry to accommodate natural and historic conditions. Schools are permitted in this zone. THE CENERAL URBAN ZONE consists of Mixcd Usc but primarily rcsidcntial urban fabric with a rangc of Building typcs including rowhouscs, small apartmcnt Buildings, and bungalow courts. Sctbacks arc short with an urban Strcctscapc ofwidc Sidcwalks and trccs in plantcrs. Thoroughfares typically dcfinc mcdium cizcd blocks. THE URDAN CENTER ZONE consists of highcr Dcnsity Mixcd Usc Building typcsthat accommodatc rctail and officc Uscs, rowhouscs and apartmcnts. A nctwork of small blocks has Thoroughfarca with widc Sidewalks, ct ady strcct trcc planting and Buildings sct closc to thc Frontagcs with frcqucnt doors and windows. THE URBAN COR Dcnsity and greatcst varicty of Uscs, including Civic ct ady trcc planting and Buildings sct closc to thc frontagc with frcqucnt doors and windows. THE CIVIC ZONE consists of public use spacc and facilities that may contrast in use to their surroundings whilc rcflccting adjaccnt Sctbacks and landscapc. TI IE DISTRICT ZONE consists of the least regulated Building and accommodatcscommcrcial and industrial Uscs of a scalc and with a Strcctscapc that facilitatc vchicular acccss. raITi i1�1ii r a : I •8 ,o, u• O�$o� .l I�1IIL�.11.; t 0 �ayA d' q—rat OOP �plY,• r0_O UaPQ. QOGPIj1 411� ..-!& I..• p I I i. r fir.#, # ,:. a o! • !TIT] Pit r:. i, A Zf 0o° •Q a .o +kr�7 1«A. let o o GIULJ #o °• tea; ie� e4O+'4 c'V..° ¢ as J.oe ;s¢sl 1 •OBI -9 •u.jiliili.. OLL .0.0 .c=0 oeoo'. Q.o gyp.¢. .ir o-o-aQo EMIT] ARTICLE 4. TABLE 2 MIAMI 21 SUMMARY AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP RUR A L I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I NATURAL 20NE RURAL ZONE SUB-111213. ZONE LOT OCCUPATION a. Lot Area 5,000 s.f. min. b. Lot Width 50 ft. min. c. Lot Coverage: (total Floorplate of all buildings on site) 50% max.1 st Floor 2nd and 3rd Floors can not exceed the floorplate of the 1st Floor d. Floor Lot Ratio (FLR) e. Frontage at front Setback f. Green / Open Space Requirements 25% Lot Area min. g. Density 9 —48 du/acre max.``—* BUILDING SETBACK a. Principal Front 230 ft. min. b. Secondary Front 10 ft. min. c. Side 105 ft. min.*—' d. Rear 20 ft. min. OUTBUILDING SETBACK a. Principal Front b. Secondary Front c. Side d. Rear PRIVATE FRONTAGES a. Common Lawn b. Porch & Fence c. Terrace or L.C. d. Forecourt e. Stoop f. Shopfront g. Gallery h. Arcade BUILDING HEIGHT (Stories) a. Principal Building As provided for on page B4.13.2 of the Concept Book. b. Outbuilding As provided for on page B4.13.2 of the Concept Book. c. Benefit Height Abutting T6, T5 & T4 only THOROUGHFARES * Or as modificd in Diagram 9 ** Notc: RcfcrtoArticle 5 for Specific Tromeet Zonc Regulations """ Notc: Bonus shall not be available for T6 propertics abutting T3 propertics (refer to Article 3) ARTICLE 4. TABLE 3 BUILDING FUNCTION: USES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK WORK- LIVE LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE / UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY T3 SUB -URBAN R L 0 9 -9- 48- R * * R * * * * R * * E E W aN- R* E -E-R -E-R* R Allowed By Right WAllowed By Warrant: Administrative Process - CRC (Coordinated Review Committee) E Allowed By Exception: Public Hearing - granted by PZAB (Planning, Zoning &Appeals Board) Boxes with no designation signify Use prohibited. Uses may be further modified by Supplemental Regulations, State Regulations, or other provisions of this Code. See City Code Chapter 4 for regulations related to Alcohol Beverage Service Estab. * Childcare/pre-school will be allowed by right when it is accessory to the principle use and services Ransom Everglades employees. ARTICLE 4. TABLE 4 DENSITY, INTENSITY AND PARKING: T3 - SUB -URBAN ZONE AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP RESTRICTED ID OPEN DENSITY (UPA) 9 UNITS PER ACRE 9 UNITS PER ACRE 18 UNITS PER ACRE RESIDENTIAL Residential Uses are permissible as listed in Table 3_ limitcd by Rccidcntial Uccc Iictcd in Tablc 3, Rccidcntial Ucca Iictcd in Tablc 3, arc permi,siblc as limitcd by arc permixiblc as limitcd by compliancc with: Minimumof 2 Dwc Ming Unit. compliancc with: All Dwclling Units bc compliancc with: Minimum 2 Dwclling Unit. parking 3pacc3 per principal Adult Family Carc H Minimum f 1 3hall undcr 3inglc owncr3hip Minimum Dwclling Unit. of parking 3pacc3 per principal Adult Family Carc H Minimum f 1 mcc parking cp0cc 3taff mcmbcr and 1 3pacc 4 rc3idcnt3. oft parking cp0ccc per principal mcc parking space 3taff mcmbcr and 1 3pacc 4 rc3idcnt3. per per Community Rc3idcnce Minimum of 1 3pacc Minimum of 1 parking 3p000 per Ancillary Dwclling Unit. per per Community Rc3idcnce Minimum of 1 3pacc parking per staff mcmbcr in addition to thc parking rcquircd for Adult family Carc mc3 Minimum f 1 parking 3pacc parking per staff mcmbcr in addition to thc parking rcquircd for Dwclling Unit. per staff mcmbcr and 1 space per 4 rc3idcntc. Community Rc3idcnce Minimum 1 Dwclling Unit3. thc principal thc of parking 3pacc in for per 3taff mcmbcr addition to thc parking rcquircd thc Dwclling Units. CIVIC Civic Uses are permissible as listed in Table 3. Minimum 1 for 5 Civic U3c3 in Tablc 3. Civic U3c3 in Tablc 3. arc permi33iblc 03113tcd Minimum 1 for 5 arc permi33iblc 03113tcd Minimum 1 for 5 of parking cpocc cvcry scats of o33Cmbly U3C. Minimum 1 for 1,000 fcct of parking cpocc cvcry scats of 033CmbIy U3C. Minimum 1 for 1,000 fcct of parking cpocc cvcry scats of 033Cmb1y U3C. Minimum 1 for 1,000 fcct of parking 3pacc cvcry 3quarc for of parking 3pacc cvcry 3quarc for of parking 3pacc cvcry 3quarc for of cxhibition or rccrcation arca, and parking cpocc3 UnC3 of exhibition or rccrcation arca, and parking 3pacc3 UoC3 of cxhibition or rccrcation arca, and parking cpoccs UsC3 othcr 03 rcquircd. other 03 rcquircd. othcr 03 rcquircd. CIVIL SUPPORT Civil Support Uses are permissible as listed in Table 3. Minimum 1 for 800 fcct Civil Support U3c3 in Tablc 3. Civil Support U3c3 in Tablc 3. arc permi33iblc 031i3tcd Minimum 1 for 800 fcct arc permi33iblc 031i3tcd Minimum 1 for 800 fcct of parking 3pacc cvcry 3quarc Civil Support Ucc. of parking 3pacc cvcry 3quarc Civil Support Uoc. of parking 3pacc cvcry 3quarc Civil Support Uoc. of Minimum 1 for 5 of Minimum 1 for 5 of Minimum 1 for 5 of parking 3pacc cvcry 3cat3 of o33Cmb1y u9C3. of parking 3pacc cvcry 3cat3 of of parking 3pacc cvcry 3cat3 of a33CmbIy USC3. 033Cmbly u9C3. EDUCATIONAL Educational Uses are permissible as listed in Table 3. • Schools —Minimum of 1 parking space for each faculty or staff member, 1 visitor parking space per 100 students, 1 parking space per 5 students in grades 11 and 12. Educational U3c3 in Tablc 3. Educational U3c3 in Tablc 3. arc permi93iblc 031i3tcd Minimum 3 for 1,000 arc permi93iblc 031i3tcd Minimum 3 for 1,000 of parking 3pacc3 cvcry 3quarc fcct Educational Ucc. of parking 3pacc3 cvcry 3quarc fcct Educational Ucc. of Schools— Minimum 1 for of Schools— Minimum 1 for of parking 3pacc cach faculty 1 100 of parking 3pacc cach faculty 1 100 or staff mcmbcr, visitor parking cpocc per 1 5 in 11 r staff mcmbcr, visitor parking cpocc per 1 5 in 11 3tudcnt3, parking 3pacc per 3tudcnt9 gradc3 12. 3tudcnt3, parking 3pacc per 3tudcnt9 grodc3 12. and and ARTICLE 4. TABLE 8 DEFINITIONS ILLUSTRATED AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP a. THOROUGHFARE & FRONTAGES Building Private I Frontage Public Frontage Vehicular Lanes Public Frontage Private Frontage Building Private Lot Thoroughfare (R.O.W.) Private Lot Curb ing Radius d. LOT LAYERS 3rd Layer 2nd Layer 1st Layer _ 3^ Layer 2'° Layer 1' Layer f. SETBACK DESIGNATIONS r---•-•--T--•—•---1 3 i 2 a 2kI 1 L___ A --J 1 1-Front Setback 2-Side Setback 3-Rear Setback c. BUILDING DISPOSITION 1 1 3 ' • 1- Principal Building 2- Backbuilding 3- Outbuilding e. FRONTAGE & LOT LINES 4 4 3 12 414 4 3 5 3 J 1-Frontage Line 2-Lot Line 3-Fagades 4-Elevations 5-Streetscreen g. VISIBILITY TRIANGLE Fig 1. Fig 2. Fig 3. AtThoroughfare inter- At intersections of At Thoroughfare in- sectionswith Building driveways with Thor- tersections with no Setbacks oughfare with no Building Setbacks Building Setbacks r Ransom Everglades School Upper Campus Special Area Plan F5. Article 5 - Specific to Zones ARTICLE 5. SPECIFIC TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 5.3 SUB -URBAN TRANSECT ZONES (T3) 5.3.1 Building Disposition (T3) o. Ncwly plottcd Lots shall bc dimcnsierrcd according to Illustration 5.3 ab. Lot Coverage by Building shall not exceed that shown in illustration 5.3 page B4.7.1 and B4.17.1 of the Concept Book. be. A Building shall be disposed in relation to the boundaries of its Lot according to Illustration 5.3 page B4.7.1 of the Concept Book. d. In Zonc T3 R, onc Principal Building consisting of onc Dwclling Unit of the Frontogc may bc built on coch Lot as shown in Articic 4, Toblc 8. In Zonc T3 L onc Principal Building consisting of one Dwclling Unit at thc Frontogc and onc Outbuilding may bc built on coch Lot. The Outbuilding sholl bc scporotcd from thc Principal Building by o minimum of tcn (10) fcct. A Bockbuilding may conncct the Principal Building and thc Outbuilding. In Zonc T3-O, onc Principal Building con3ist ing of two Dwclling Units at thc Frontagc may bc built on cach Lot as shown in Illustration 5.3. ce. All Ssetbacks for Principal Buildings shall be as shown in page B4.7.1 of the Concept Book. Illustration 5.3. Setbacks may otherwise be adjusted by Waiver by no more than ten percent (10%). f. f-ocodcs sholl bc built porollcl to o rcctilincor Principal Frontogc Linc or porollcl to thc tongcnt of o curvcd Principal Frontogc Linc. g. Sctbocks for Outbuildings, pools, tennis courts or other similar recreational facilities shall bc as shown for Outbuildings in Illustration 5.3. Accessory Structures shall follow the setbacks for Principal Buildings as shown in Illustration 5.3. One (1) Story, non -habitable Accessory Structures, of a maximum of two hundred (200) square feet or ten (10%) of the Floor Area of the Principal Building, whichever is greater, shall be located in the Second or Third layer of the property and shall be setback a minimum of five (5) feet from any side Property Line and ten (10) feet from any rear Property Line. Setbacks for such structures may be reduced by Waiver. 5.3.2 Building Configuration (T3) e. Building Heights shall be measured in feet as provided for on page B4.13.2 of the Concept Book. f. Mechanical equipment shall be located within maximum building height and shall be wholly concealed from view, except as provided for in Section 3.5.3. Sustainable equipment (i.e. solar panels, water cisterns, etc.) shall be located within the maximum building height and may be visable with SAP permit. Mechanical equipment located on a roof above forty-five (45) feet shall be screened by a pitched roof. g. Existing fences and walls shall be deemed to be legal and conforming in all respects with the provisions of this Ordinance. They may be replaced and/or improved at their existing location ARTICLE 5. SPECIFIC TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP and to their existing heights. New fences and walls may be erected on the property provided: (1) the heights and setbacks are consistent with the heights and setbacks existing at the time of SAP adoption; and (2) the design and materials are compatible with the existing design and materials. Determinations with respect to (1) and (2) in preceding sentence shall be made by SAP Permit. 5.3.3 Building Function & Density (T3) a. Buildings in T3 shall conform to the Functions, Densities, and Intensities described in Article 4, Tables 3 and 4 and Illustration 5.3. Certain Functions as shown in Article 4, Table 3 shall require approval by Warrant or Exception. Consult Article 6 for any supplemental use regulations. b. Religious Facilities requiring additional I !eight or relief from parking rcquircmcnts and frontage rcquircmcnts may bc permittcd by proccss of Exception. 5.3.4 Parking Standards (T3) a. Vehicular parking shall be required as shown in Article 4, Tables 4. b. Parking may be accessed by an Alley when such is available. c. Covered parking and garages and at least fifty percent (50%) of required parking shall be located within the Second and Third Layers as shown in Article 4, Table 8; in T3-R and T3-L o maximum} thirty percent (30%) of the width of thc Facade may bc covcrcd parking or garagc. In T3 0 covcrcd parking and garages :,hall bc o maximum sixty percent (60%) of thc width of thc facade. Covered Driveways and drop-offs including parking may be located within the First Layer. Underground parking is permitted in all layers. d. The maximum width at the Property Line of a driveway on a Frontage shall be twenty-six (26) feet for T3-R and T3-L and twcnty (20) fcct for T3-0, unless otherwise required by the City of Miami Public Works and Fire Departments. Up to two separate driveways of up to twenty (20) feet each on Royal Road shall have a minimum separation of twenty (20) feet, unless otherwise required by the City of Miami Public Works and Fire Departments. e. Alternative materials are encouraged for all parking areas, vehicular drive lanes, fire access lanes, sidewalks, pedestrian walkways, and other similar vehicular and pedestrian areas. Encouraged alternative materials, include but are not limited to, porous pavement, porous asphalt, pervious concrete, permeable pavers, permeable clay brick pavement, resin bound paving, bound recycled glass porous pavement, grass pavers, stone pavers, plastic grids, aggregate, and other like materials. 5.3.5 Architectural Standards (T3) a. Temporary Structures (including construction trailers, temporary office trailers, temporary classroom trailers), occupancies, and uses reasonably necessary for construction (including preparation of land) shall be permitted. Temporary construction staging and parking is also permitted. A temporary construction plan will be provided per City Code. ARTICLE 5. SPECIFIC TO ZONES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 5.3.6 Landscape Standards (T3) a. A minimum of one shade tree shall be planted within the First Layer for each fifty (50) feet of Frontage Line, unless existing Tree Canopy provides an adaqeuate buffer along Frontage Line. b. At the First Laycr, povcmcnt sholl bc limitcd as follows: Impervious povcmcnt sholl bc limitcd to thirty perccnt (30%) of thc arca and pervious pavcmcnt shall bc limitcd to sixty perccnt (60%) of thc orco; o combination of pervious and impervious povcmcnt sholl bc limitcd to sixty perccnt (60%) of thc arca in thc First Laycr. be. Green Space shall be a minimum twenty-five (25%) of the Lot area. 5.3.7 Ambient Standards (T3) a. Noise regulations shall be as established in the City Code. b. Average lighting levels measured at the Building Frontage shall not exceed one (1.0) foot-candle. c. Lighting of Building and Open Space of First and Second Layers shall be compatible with street lighting of Abutting public spaces. ILLUSTRATION 5.3 SUB -URBAN TRANSECT ZONES (T3) AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP BUILDING DISPOSITION BUILDING PLACEMENT LOT OCCUPATION a. Lot Area 5,000 s.f. min. b. Lot Width 50 ft min. c. Lot Coverage: (total Floorplate of all buildings on site) 50% max. first floor 2nd and 3rd Floors can not exceed the floorplate of the 1st Floor d. Floor Lot Ratio (FLR) N/A e. Frontage at front Setback N/A f. Green Space 25% Lot Area min. 9. Density T3 R = 9 du/ac max. T3 L - 9 du/ac max. T3 0 -18 du/ac max. BUILDING SETBACK a. Principal Front 2.30 ft. min. b. Secondary Front 10 ft. min. c. Side 510 ft. 20% Lot Width min. total m n. d. Rear 20 ft. min. BUILDING HEIGHT a. Priteipal All Buildings As provided for on page B4.13.2 of the Concept Book. CalmLm a I 17rm 1 4. 2d1ri1. y 9ri f 2:1' ith 7 h• IN ita -d id I i.is*x lailff OUTBUILDING PLACEMENT CONK LUI IrA�rinl I l Writ 8�d SId LiNti Aaprovidcdfor onpagcB4.13ofthc PARKING PLACEMENT Conccpt Book. PARKING Facade Width T3 R & T3 L 30 1 max. T3 60% max. - ►+ re LNI9LaRr BUILDING HEIGHT MAX HEIGHT r. I tied MAX HEIGHT Ransom Everglades School Upper Campus Special Area Plan F6. Article 6 — Supplemental Regulations ARTICLE 6. SUPPLEMENTAL REGULATIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 6.1 INTENT AND EXCLUSIONS The supplemental regulations of this article apply to the specific uses listed below within the broader Use categories identified in Article 4, Table 3 and Article 5. These regulations supplement other standards listed elsewhere in this code. No permit or Certificate of Use may be granted for any Use, unless the Use complies with the requirements of these supplemental regulations and any other applicable standards of the Miami 21 Code. Specifically excluded from all Transect Zones in the City are stockyards, slaughterhouses, wrecking yards, rag shops, cement plants, paper factories, ammunition plants, fireworks manufacturing, house barges, refining, smelting, forging, and unattended donation collection bins. The regulations of Article 6, Table 13 are arranged by Transect Zone and in the same order in which they appear in Article 4, Table 3. Thcsc rcgulotions may be furthcr supplcmcntcd by Article 6, Scctions 6.2 to 6.5. When calculating distance separation requirements, measurement shall be made from the nearest point of the Lot of the existing facility, Use, or Structure to the nearest point of the Lot of the proposed facility, Use, or Structure. A blank cell in Table 13 signifies that the Use is prohibited. ARTICLE 6. TABLE 13 SUPPLEMENTAL REGULATIONS (T3 - SUB -URBAN ZONE) AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP RESTRICTED ' I" orEN DENSITY(UPA) 9 UNITS PER ACRE 0 UNITS PER ACRE 18 UNITS PER ACRE DWELLING UNIT Efficiency Dwelling Unit: 400 square feet min. One bedroom Dwelling Unit: 550 square feet min. Two bedroom Dwelling Unit: 650 square feet min. For Staff and Security Use. Cfficicncy Dwclling Unit: 400 fcct Cfficicncy Dwclling Unit: 400 fcct 3quarc min. bcdroom Dwclling Unit: 550 fcct 3quarc min. bcdroom Dwclling Unit: 550 fcct nc 3quarc min. Two bcdroom Dwclling Unit: 650 fcct nc 3quarc min. Two bcdroom Dwclling Unit: 650 fcct 3quarc min. 3quarc min. ANCILLARY UNIT Maximum 450 fcct Prohibited 3izc of unit 3quarc cxcluding garage. Chall bc Singlc Family RC3idcncC dwclling. a3 a third unit. only u3Cd 03 May bc if thc dwclling i3 in only rented principal owncr fC3idcncC on 3itC. Unit Structure bc harmoniou3 3hall architecturally with thc Principal Building. Any Facadc abutting anothcr property 3hall providc only dcrc3tory that Facadc. window3 along corrc3ponding BOATS HOUSEBOAT HOUSE BARGE Boats for Recreational and School Use are permitted. Occupancy of craft3 and houscboat3 Occupancy of crafts and houscboat3 Occupancy houscboat3 privatc plcasurc housc bargc3 bc for privatc plca3urc housc bargc3 bc for of privatc plcasurc crafts and housc bargc3 bc for or 3hall not allowcd cxccpt tho3c by Ordinance or 3hall not allowcd cxccpt tho3c by Ordinance or 3hall not allowcd cxccpt tho3c and rcgulatcd by Ordinance :.pccifically grandfathcrcd and rcgulatcd #10932, adoptcd Octobcr 24, 1991. :.pccifically grandfathcrcd and rcgulatcd .:pccifically grandfathcrcd #10932, 24, 1991. #10932, adoptcd Octobcr 24, 1901. adopted ctobcr BOAT HOUSE Maximum 20 fcct 40 fcct long, 15 fcct high. Maximum 20 fcct 40 fcct long, 15 fcct high. Maximum 20 fcct 40 fcct long, 15 fcct high. size: widc, 3izc: widc, 3izc: wide, BOAT SLIP Maximum coverage of waterfront setback: 35% All existing Boat Slips are permitted and can be rebuilt Maximum 35 / Maximum 35 covcragc of watcrfront 3ctback: coverage of watcrfront 3ctback: repaired, or renovated. DOCKS PIERS Cxtcn3ion docks Picr3 int Bi3caync Bay limited Cxtcn3ion docks Piero into Bi3caync Bay limited Cxtcn3ion docks Picr3 into Bi3caync Bay limited of r arc 5 fcct Furthcr dock3 Picr3 into of or arc 35 fcct Furthcr dock3 Picr3 into of or arc 5 fcct Furthcr dock3 Picr3 into to . cxtcn3ion of or Biscayne Bay by Cxccption, by to . cxtcn3ion of or Biscayne Bay by Cxccption, by to . cxtcn3ion of or Bi3caync Bay by Cxccption, by permittcd whcn rcquircd permittcd whcn rcquircd permittcd whcn rcquircd applicablc agcncy. [xtcn3lon dock3 Picr3 into applicablc agcncy. Extcn3ion dock3 PICr3 into applicablc agcncy. [xtcn3ion dock3 Picr3 into of or othcrwatcrway3IUnitcd 10 fcct 10 X IC33. of or othcrwatcrway3IUnitcd 10 fcct 10 X IC33. of or othcrwatcrway3limited 10 fcct 10 X IC33. to or of waterway width, whichcvcr 13 furthcrcxtcn3ion3permittcdbyLxccption,whcnrcquircd to or of waterway width, whichcvcr 13 furthcrcxtcn3ion3permittcdbyLxccption,whcnrcquircd to or of waterway width, whichcvcr 13 furthcrcxtcn3ion3permittcdbyLxccption,whcnrcquircd by by by applicablc agcncy. bc dockcd applicablc agcncy. bc dockcd applicablc agcncy. bc dockcd nly privatc plcasurc craft may or moorcd. Dock/ Picr Sctback3: 10 fcct fr Abutting nly privatc plcasurc craft may or moorcd. Dock/ Picr Sctback3: 10 fcct from Abutting nly privatc plcasurc craft may or moorcd. Dock/ Picr Sctback3: 10 fcct from Abutting m any property Vc3sc1 5 fcct from Abutting any property Vc3sc1 5 fcct from Abutting any property Vc3sc1 5 fcct from Abutting 3ctback: any property. Prohibitcd davit3 3ctback: any property. ProhlbitCd davit3 3ctback: any property. Prohibitcd davit3 U0C3 ar appurtcnancc3: in CXCC33 of 3 ton boat U0C3 ar appurtcnancc3: In CXCC33 of 3 ton boat U0C3 ar appurtcnancc3: In CXCC33 of 3 ton boat capacity, commcrcial vc33c13, commcrcial hauling fucling. capacity, commcrcial vcxcl3, commcrcial hauling fucling. capacity, commcrcial vca cl3, commcrcial famp3, and commcrcial and All existing Docks/Piers are permitted and can be rebuilt famp3, and commcrcial and famp3, and commcrcial hauling and fucling. repaired, or renovated. COMMUNITY RESIDENCES 1-6 RESIDENTS Subjcct Scction 6.2. Cubjcct action 6.2. Cubjcct Section 6.2. to thc rcquircmcnt3 of to thc rcquircmcnt3 of to thc rcquircmcnt3 of COMMUNITY RESIDENCES 7-14 RESIDENTS Prohibitcd 500 fcct T342 T3-L. within of any or Subjcct to thc C,cction 6.2. rcquircmcnt3 of ARTICLE 6. SUPPLEMENTAL REGULATIONS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 6.5 SIGN STANDARDS 6.5.1 GENERALLY EXISTING SIGNS 6.5.1.1 All signs currently existing on the Ransom Everglades School Upper Campus are permitted and any subsequent regulations cannot be applied to any existing signs. right of way and to provide o sct of standards that is dcsigncd to optimizc communication and quality of Signs while protccting thc public and thc aesthetic character of thc City. 6.5.2 TRANSECT SPECIFIC STANDARDS NEW SIGNS 6.5.2.1 Ccncrally Schools a. A wall Sign for the name of the school, not exceeding twenty (20) square feet in Area shall be permitted. In addition, a freestanding Sign for name of the school and schedule of school events shall be allowed provided that the maximum size of such Sign shall be fifteen (15) square feet in Area. An increase up to forty (40) square feet for such a Sign shall be permissible if the Sign is located on a street with a right-of-way greater than fifty (50) feet and the facility has a Setback in excess of thirty (30) feet. Criteria. In thc review and approval of Signs, thc City shall cnstrwo comply with thc zoning regulations of this codc including: herein. Ransom Everglades School Upper Campus Special Area Plan F7. Article 7 - Procedures and Nonconformities ARTICLE 7. PROCEDURES AND NONCONFORMITIES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 7.1.2.1 Ransom Everglades School Upper Campus Special Area Plan Development Review Process a. SAP Permit All demolition of existing buildings and development of new buildings within the Ransom Everglades School Upper Campus SAP area shall be approved by a Special Area Permit. The process and criteria for review and approval of an SAP Permit application is set forth below. 1. SAP Permit review and approval process. a. Applications for SAP Permits shall be made on forms provided by the city and, in addition, shall be accompanied by any information reasonably deemed necessary by the Planning Director to render a decision on the subject application. The Planning Director shall review each submitted application for a SAP Permit for completeness. b. The Planning Director shall issue a notice of an intended decision within fourteen (14) calendar days of a determination that the SAP Permit application is complete. The applicant shall have seven (7) calendar days from receipt of the notice of the intended decision to request a conference with the Planning Director to discuss revisions or provide additional information regarding the application. Within ten (10) calendar days of the conference, or if no conference is requested within ten (10) days of the notice of the intended decision, the Planning Director shall issue his decision with written findings and determinations regarding the applicable criteria set forth in this section and any other applicable regulations as they relate to the application. The applicant and the Planning Director may mutually agree to an extension of time for the issuance of the final decision. The findings and determinations shall be used to approve, approve with condition, or deny the SAP Permit application. c. The Planning Director shall approve, approve with conditions, or deny the SAP Permit application. Approvals shall be granted when the application is consistent with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the terms of the accompanying Development Agreement. Conditional approvals shall be granted when the application requires the imposition of conditions in order to be consistent with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the terms of the accompanying Development Agreement. Denials of applications shall be issued if, in the estimation of the Planning Director, conditions and safeguards have been considered and the application is still found to be inconsistent with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the accompanying Development Agreement. The decision of the Planning Director shall be in writing and shall include an explanation of the code requirements for an appeal of the decision. The Director shall include a citation of the legal authority supporting the denial of an SAP Permit application. 2. SAP Permit Review Criteria. SAP Permit shall be approved if the application is consistent with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and its accompanying Development Agreement. 3. SAP Permit Appeal to the Planning, Zoning and Appeals Board. The SAP Permit applicant may appeal the determination of the Planning Director within ARTICLE 7. PROCEDURES AND NONCONFORMITIES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP fifteen (15) calendar days of the issuance of a final decision. Appeal of the determination of the Planning Director shall be filed with the Office of Hearing Boards and shall be heard de novo by the Planning, Zoning and Appeals Board. The Board shall determine whether to affirm or reverse the determination of the Planning Director. Should the Board choose to reverse the determination of the Planning Director, where the Planning Director previously denied the SAP Permit, the Board may approve the permit as requested by the applicant or approve with conditions and safeguards necessary to ensure the SAP permits consistency with the Comprehensive Plan, the Ransom Everglades School Upper Campus SAP, and the terms of the accompanying Development Agreement. The SAP Permit applicant may appeal the ruling of the Planning, Zoning and Appeals Board to the City Commission within fifteen (15) calendar days of the issuance of its ruling. Such appeals shall be filed with the Office of Hearing Boards and shall be considered de novo by the City Commission. The City Commission shall determine whether to affirm or reverse the ruling of the Board. The filing of all appeals shall state the specific reasons for such appeal and shall be made on forms designated by the Office of Hearing Boards together with the payment of any required fee(s). 7.2 NONCONFORMITIES: STRUCTURES; USES; LOTS; SITE IMPROVEMENTS; AND SIGNS 7.2.1 Generally a. Definition A nonconformity as used in this Code is an existing Use, Structure, Lot or site improvement that is in compliance with the zoning regulations that were applicable to it when it was established, and for which all required permits were issued, but which does not conform in whole or in part to the regulations of this Code. Such nonconformity is legal and may continue except as regulated by this section. 1. A nonconformity may also be created where the lawful use of eminent domain or an order of a court of competent jurisdiction has affected the lawfully existing Use, Structure, Lot or site improvement in a way so that the property does not comply with this Code. In this instance, the nonconformity is legal and may continue except as regulated by this section. 2. A change in tenancy, ownership, or management of a nonconforming Use, Structure, Lot or site improvement shall not be construed to create a nonconformity, provided the change is otherwise lawful and in compliance with this Code. b. Intent concerning nonconformities generally. It is the intent of this Code that nonconformities may continue but are not encouraged to expand or enlarge, and once they cease they may not be re-established, except under the terms of Section 7.2. c. The existence of nonconformity shall not be used as a reason to add new Uses, Structures, or site improvements that are not allowed by the regulations of the Transect Zone in which it is located. ARTICLE 7. PROCEDURES AND NONCONFORMITIES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP d. The temporary or illegal Use of property shall not be sufficient to establish the existence of a nonconformity or to create rights in the continuation of a nonconformity until it shall come into compliance with the regulations of this Code. e. If at any time a nonconforming Structure, or any Structure containing a nonconforming Use, becomes unsafe or unlawful by declaration of the City of Miami, Miami -Dade County Unsafe Structures Board, or other government agency having jurisdiction, the Structure shall not thereafter be restored or repaired and the Use shall not be reestablished except in conformity with the regulations of the Transect Zone in which it is located. f. This Regulating Plan shall not prohibit any existing Uses, Structures or Development on the Ransom Everglades School Upper Campus, and shall not be interpreted or applied in a manner that prevents the existing Uses, Structures or Development from continuing operation. Uses, Structures or Development currently existing on the Ransom Everglades School Upper Campus shall not be deemed a violation of this Regulating Plan, Miami 21, the City of Miami Code or Comprehensive Plan. Ransom Everglades School Upper Campus Special Area Plan F8. Article 8 - Thoroughfares ARTICLE 8 THOROUGHFARES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 8.1 GENERAL DESCRIPTION This article describes the guidelines for development of Thoroughfares throughout the City. It supplements the design standards adopted in the City of Miami Manual of Engineering Standards for Design and Construction, maintained in its most current form at the City of Miami Department of Public Works. Where these guidelines conflict with the Manual, the standards of the Manual shall apply. The urban landscape is characterized by a set of interdependent elements that create a sense of place. These include Thoroughfare type, Building type, Frontage type, and the form and disposition of landscape and lighting. Thoroughfares provide the City with both the major part of public Open Space as well as moving lanes for vehicles, bicycles and transit. A Thoroughfare is associated with a particular type of movement, and is endowed with two attributes: movement type and character. The movement type of the Thoroughfare refers to the number of vehicles that can move safely through a segment within a given time period; it is physically manifested by the number of lanes and their width, by the centerline radius, the curb radius, and the super -elevation of the pavement. The char- acter of the Thoroughfare refers to its suitability as a setting for pedestrian activities and is physically manifested by the associated Frontage types as determined by location within the Transect. movcmcnt typcs, dcsign spccd, numbcr of trovcl loncs, povcmcnt width, curb radius and Vcrgc typc. In Zoncs T3 and T4, D1, D2 and D3, gGenerally sidewalks occur at the edge of the Right -of -Way. In Zoncs T5 and T6, sidcwolks occur at thc cdgc of thc Right of Way and arc givcn thc additional The following additional assumptions govern the Thoroughfares shown here: • To clear sight lines for drivers, Visibility Triangles shall be required as described in Article 3, Section 3.8.4.1 • Pavement widths are measured inside of curb to inside of curb. • Curb and gutter may range from 1'-6" for City Thoroughfares to 2'-0" for some County Thoroughfares. • Parking spaces range from 7'-0" to 9'-0" including pan; they should be wider on higher speed Thoroughfares but may be restricted by existing Right -of -Way dimensions. • Right turns may be taken from the parking lane. • Tree spacing is 22' on center to match parallel parking or 25' on center to match Lot Line spacing. • Tree planters have a minimum dimension of 4' x 4', increased where possible to a 4' x 8' dimension. • Bulb -outs may be added where Thoroughfare widths are wide and design speed high, or where sidewalks are narrow, in order to facilitate pedestrian safety. Thoroughfares must evolve with the needs of the City. As Miami continues to grow, a Thoroughfare may change in character reflecting new density, or conversely, a return to an historic dimension. For instance, a continuous lawn planter may be replaced with individual tree wells for additional sidewalk space, or a wide neighborhood street may be narrowed to control traffic intrusion. The accommodation of bicycles and transit requires detailed response to the existing Thoroughfare ARTICLE 8 THOROUGHFARES AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP condition and thus is not illustrated specifically here. Ransom Everglades School Upper Campus Special Area Plan F9. Article 9 - Landscape Requirements ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 9.1 INTENT AND PURPOSE It is the intent of this article to establish minimum landscape standards for the City of Miami that enhance, improve and maintain the quality of the landscape, and to: a. Promote Florida Friendly landscaping principles through the use of drought tolerant plant species, grouping of plant material by water requirements, the use of irrigation systems that conserve the use of potable and non potable water supplies and restrictions on the amount of lawn areas. Florida Friendly landscape principles also promote planting the right plant in the right place and appropriate fertilization and mulching. b. Use landscape material, specifically street trees, to visually define the hierarchy of roadways, and to provide shade and a visual edge along roadways. c. Prevent the destruction of the City's existing tree canopy and promote its expansion. d. Provide for the preservation of existing Natural Forest Communities and specimen sized trees in conformance with existing City and County codes, as may be amended from time to time; re- establish native habitat where appropriate, and encourage the appropriate use of native plant materials in the landscape. e. Promote the use of trees and shrubs for energy conservation by encouraging cooling through the provision of shade and the channeling of breezes, thereby helping to offset global warming and local heat island effects through the added absorption of carbon dioxide and reduction of heat islands. f. Contribute to the processes of air movement, air purification, oxygen regeneration, ground water recharge, and stormwater runoff retention, while aiding in the abatement of noise, glare, heat, air pollution and dust generated by major roadways and intense use areas. g. Improve the aesthetic appearance of commercial, industrial and residential development through the use of appropriate plant materials, thereby protecting and increasing property values within the City, and protecting designated historic landscapes. h. Reduce the negative impacts of exotic pest plant species and prohibit the use of noxious exotic plants which invade native plant communities. i. Promote the use of trees to protect and buffer the effects of high winds on structures. j. Promote proper landscaping methods and selection of plant materials to avoid problems such as clogged sewers, cracked sidewalks and power services interruptions. 9.2 SHORT TITLE AND APPLICABILITY 9.2.1 Title a. This article shall be known and may be cited as the "City of Miami Ransom Everglades School Upper Campus SAP Landscape Ordinance". ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 9.2.2 Applicability a. This article shall be a minimum standard and shall apply to the City of Miami Ransom Everglades School Upper Campus, and shall be enforced by the City. b. The provisions of this article sholl bc constdcrcd minimum standards and sholl apply to all public and private dcvclopmcnt whcn a permit is required, cxccpt for cxisting attached and detached Ginglc family and duplcx dwellings, including any futurc additions or expansions sholl bc cxcmpt from the provisions of this article. be. Existing development shall only be required to comply with the intent of the street tree requirements and parking lot buffers. Parking lot buffers will not be required if inadequate area exists which will cause the elimination of any required parking pursuant to the City code or Zoning Ordinance. The provisions of this subsection shall only apply where a building permit is required for expansion of parking areas. 9.3. PLANS REQUIRED 9.3.1 General Landscape plan(s) shall be approved by the Office of Zoning, and where required pursuant to this code, an irrigation plan shall be approved by the Building Department prior to the issuance of any building permit or paving for new parking areas or expansion of existing parking areas. 9.3.2 Landscape plans o. Owner builder single family or duplcx dwelling: +ondscopc plans or drawings. al. All othcr dcvclopmcnt: The landscape plan for development shall be prepared by, and bear the seal of, a landscape architect licensed to practice in the State of Florida, or by persons authorized by Chapter 481, Florida Statutes, to prepare landscape plans or drawings. Preliminary landscape plans shall be provided as part of the submission for approval and shall: 1. Be drawn to scale and include property boundaries, north arrow, graphic scale, and date. 2. Include a vegetation survey, including an aerial photograph which outlines the subject site, provided at the same scale as the landscape plan. 3. Delineate existing and proposed structures, parking spaces, driveways and other vehicular use areas, sidewalks, utilities, easements, height and voltage of power lines on the property or adjacent property. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 4. Indicate the common and scientific name and quantity of plants to be installed using the "Landscape Legend" code format as prescribed by the Director of the Planning Department. 5. Identify all landscape features and non -living landscape materials. 6. Show all areas of vegetation required to be preserved by law, including but not limited to trees, specimen trees, native plant species, Natural Forest Communities, native habitats and wetlands. 7. Illustrate geologic, historic and archeological features to be preserved. 8. Depict stormwater retention/detention areas and areas excluded from maximum permittcd fawn orca. 9. Document Transect Zone, Net Lot area, maximum Lot coverage, required Open Space maximum permittcd lawn arca. 10. Complete Preparer's Statement of Landscape Compliance form. be. Final landscape plans submitted for permit shall include all of the above, as well as the following: 1. A fully completed, permanently affixed "Landscape Legend" as prescribed by the Director of the Planning Department. 2. Critical layout dimensions for trees, plant beds and landscape features. 3. Method(s) to protect and relocate trees and native plant communities during construction. 4. Planting details and specifications. 5. Irrigation plans, as required by this code. 6. Irrigation details and specifications, as required. 7. Notarized Preparer's Statement of Landscape Compliance form. 9.3.3 Vegetation Survey A vegetation survey shall be provided for all sites at the same scale as the landscape plan. The vegetation survey shall be accompanied by an aerial photograph which outlines the subject site without obscuring its features. The vegetation survey shall provide the following information: a. The accurate location and graphic representation, in relation to existing development, of all exist- ing trees of a minimum two (2) inch DBH or ten (10) foot height or, for native trees, of a minimum one and one-half (1 1/2) inch DBH or eight (8) foot height, including those which are proposed to be removed, relocated or preserved on site in accordance with the requirements of this Code and Chapter 17 of the City Code. b. The boundaries of any Scenic Transportation Corridor, Environmental Preservation District, na- ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP tive habitat, native plant community, native plant species, and/or Natural Forest Community and associated understory that exists on site, as determined by the City of Miami Commission or the Miami -Dade County Department of Environmental Resources Management. c. A table showing the following information: 1. The scientific and common name of each tree, each of which shall be numbered. 2. The diameter at breast height (DBH) of each tree, or if a multiple trunk tree, the sum DBH for all trunks. 3. An estimate of the height, canopy cover, and physical condition of each tree, and whether specimen tree(s) exist on site. 9.3.4 Irrigation Plans An irrigation plan shall be submitted if an irrigation system is required by this code or where an irriga- tion system is to be provided regardless of code requirements. Where a landscape plan is required, an irrigation plan shall be submitted concurrently. o. For o new one family or duplex dwelling thc irrigation plan may bc indicated on o plot plan or a separate drawing prepared by thc owncr or thc owncr's agent indicating orca-ea) to bc irrigatcd, location and spccifications of lines and hcads and pump spccifications. ab. All othcr development othcr than thosc provided in o subsection 9.3.4 (a) above The irrigation plan shall: 1. Be drawn on a base plan at the same scale as landscape plan(s). 2. Delineate landscape areas, major landscape features, and hydrozones. 3. Delineate existing and proposed structures, parking areas or other vehicular use areas, access aisles, sidewalks, driveways, the location of utilities and easements, and similar features, 4. Include water source, design operating pressure and flow rate per zone, total volume required for typical depths of application, and application rate. 5. Include locations of pipes, controllers, valves, sprinklers, back flow prevention devices, rain switches or soil moisture sensors, and electrical supply. 6. Include irrigation details. 9.4 TREE REMOVAL AND PRESERVATION No person and no agent or representative thereof, directly or indirectly, shall cut down, destroy, move or effectively destroy through damaging any tree situated on any real property as described in Chapter 17 of the City Code, without first obtaining approval and a tree removal permit. No permit for develop- ment activity shall be issued until it has been determined that no tree removal permit is required or that ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP a valid tree removal permit has been issued in compliance with this article. The City of Miami Code Enforcement Department is responsible for administering and enforcing these provisions in accordance with Chapter 17 of the City Code. 9.5 MINIMUM STANDARDS The following standards shall be considered minimum requirements unless otherwise indicated: 9.5.1 Lawn Area (turf) a. Grass areas shall be planted in species well adapted to localized growing conditions in Miami - Dade County. Grass areas may be sodded, plugged, sprigged, hydromulched, or seeded except that solid sod shall be used in swales or other areas subject to erosion. In areas where other than solid sod or grass seed is used, overseeding shall be sown for immediate effect and protection until coverage is otherwise achieved. b. Exclusions from maximum permittcd lawn arcos: 1. Stabilized grassed arco uscd for parking; 2. Crossed arcos designated on landscape plans and actively uscd for sports, playgrounds or 3. Grassed arcas in thc right-of-way; 4. Stormwotcr rctcntion/dctcntion arcas planted in grosscs which arc very drought tolerant, o:, rcfcrcnccd in thc Landscape Manual, as well as tolerant to wct soils. c. Maximum permittcd lawn orca for all zoning districts is rcfcrcnccd in Table A. Very drought tol cront grosscs and low growing native plants, including grosscs and forbs, as rcfcrcnccd in the specified in Table A. 9.5.2 Irrigation a. All newly -planted and relocated plant material shall be watered by temporary or permanent irri- gation systems until such time as they are established and subsequently on an as needed basis to prevent stress and die off in compliance with existing water restrictions. b. Irrigation shall be prohibited within native plant communities and Natural Forest communities, except for temporary systems needed to establish newly planted material. Temporary irrigation systems shall be disconnected immediately after establishment of plant communities. c. Irrigation systems shall be designed, operated, and maintained to: 1. Meet the needs of the plants in the landscape 2. Conserve water by allowing differential operation schedules based on hydrozone. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP 3. Consider soil, slope and other site characteristics in order to minimize water waste, including overspray or overflow on to impervious surfaces and other non -vegetated areas, and off -site runoff. 4. Minimize free flow conditions in case of damage or other mechanical failure 5. Use low trajectory spray heads, and/or low volume water distributing or application devices. 6. Maximize uniformity, considering factors such as: i. Emitter types, ii. Head spacing, iii. Sprinkler pattern, and iv. Water pressure at the emitter. 7. Use the lowest quality water feasible (graywater shall be used where approved systems are available.) 8. Rain switches or other devices, such as soil moisture sensors, shall be used with automatic controls. 9. Operate only during hours and on days permitted under South Florida Water Management District rules. 10. Where feasible, drip irrigation or micro -sprinklers shall be used. 11. During dry periods, irrigation application rates of between one (1) and one and one-half (1 %2) inches per week are recommended for turf areas. 12. If an irrigation system is not provided, a hose bib shall be provided within seventy-five (75) feet of any landscape area. 9.5.3 Trees a. Tree Size All trees, except street trees, shall be a minimum of twelve (12) feet high and have a minimum caliper of two (2) inches at time of planting, except that thirty (30) percent of the tree requirement may be met by native species with a minimum height of ten (10) feet and a minimum caliper of one and one-half (1 1/2) inches at time of planting. b. Street tree size and spacing Street trees shall be of a species typically grown in Miami -Dade County which normally mature to a height of at least twenty (20) feet. Street trees shall have a clear trunk of four (4) feet, an overall height of fifteen (15) feet and a minimum caliper of three (3) inches at time of planting, and shall be provided along all roadways at a maximum average spacing of thirty (30) feet on center, ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP except as otherwise provided in this Article. The thirty (30) foot average spacing requirement for multiple single family units and townhouse shall be based on the total lineal footage of roadway for the entire project and not based on individual Lot widths. Street trees shall be placed within the swale area or shall be placed on private property where demonstrated to be necessary due to right-of-way obstructions as determined by the Public Works Department. Street trees planted along private roadways shall be placed within seven (7) feet of the edge of roadway pavement and/or where present within seven (7) feet of the sidewalk. c. Power lines Where the height and location of overhead power -lines requires the planting of low growing trees, street trees shall have a minimum height of eight (8) feet, a minimum caliper of one and one-half (1 1/2) inches at time of planting, and shall meet the following requirements: 1. Single trunk trees clear of lateral branches to four (4) feet and/or multi trunk trees or tree/ shrubs, as referenced in the Landscape Manual, cleared of foliage to a height of four (4) feet. 2. A maximum average spacing of twenty-five (25) feet on center. 3. Maturing to a height and spread not encroaching within five (5) feet of overhead power dis- tribution lines. 4. Under high voltage (50kV and above) transmission lines installed independent of underbuilt distribution lines, tree height and spread shall not exceed the minimum approach distances specified in the current ANSI (American National Standards Institute) Z133.1 Standards, as referenced in the Landscape Manual. 9.5.4 Palms Palms which meet all of the following requirements shall count as a required street tree on the basis of one (1) palm per tree. a. Minimum canopy of fifteen (15) feet at maturity. b. Provided at an average maximum spacing of twenty-five (25) feet on center. c. A single trunk palm species with a minimum ten (10) inches DBH and a minimum of eight (8) feet of clear wood or gray wood. d. Queen palms (Syagrus romanzoffiana) shall not be allowed as street trees. 9.5.5 Minimum Number of Trees The minimum number of required trees, in addition to street trees, is referenced in Table A. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP TABLE A Zoning District Number of Trees Required Maximum Lawn Area Per Acre of Net Lot Area Per Lot Percent of Req. Open Space Sub -Urban T3-R 3 50%* 3 50% TJ-6 T3-O 3 50% Ccncral Urbon T4-R 28 40% 28 40% T4-O 2.8 40% Ccntcr Urban TS-14 22 20% 2- 20% T5-O 2- 20% Urbon Corc T6-R 2- 20% T-6E 22 20% T6-O 2- 20% District 94 22 20% $2 45 20% 03 45 20% Civic G GS N/A N/A *Rcquircmcnts dctcrmincd by most rcstrictivc abutting Tronscct Zonc *There shall be no maximum lawn area applicable to Schools in the T3-R District. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP Where a conflict exists, the requirement imposing the higher standard shall apply. o. Urbon Ccntcr and Urbon Corc Transcct Zoncs. In Urbon Ccntcr or Urbon Corc Tronscct Zoncs, if thc minimum numbcr of trccs rcquircd cannot bc rcosonably plantcd on thc ground Icvcl of upper Icvcis such as opcn rccrcation arcas or cxposed decks. ab. Off -site tree planting. If the minimum number of trees required cannot be reasonably planted on the subject property, the applicant may enter into an agreement with the city, as approved by the department, to plant the excess number of required trees on public property within the City Commission district of the subject property. be. Tree trust fund. If the minimum number of trees required cannot be reasonably planted on the subject property, but as an alternative to the off -site tree planting option provided in subsection 9.5.5.b, the applicant shall contribute into the city's tree trust fund the sum of one thousand dol- lars ($1000.00) for each two (2) inch caliper tree required in accordance with Table A of section 9.5.5. A city resident with current proof of residency and homestead status shall contribute five hundred ($500.00) for each two (2) inch caliper tree required in accordance with Table A of sec- tion 9.5.5. cd. Grassed areas that are to be used for organized sports such as football and soccer or other similar sports or playgrounds, that are clearly identified on a landscape plan shall not be counted toward calculating tree and maximum lawn arco requirements. de. Trecs shall bc plontcd to providc shodc to residcntiol structures of o hcight of thirty fivc (355) fcct or Icss. At least two (2) required lot trees shall be positioned in the energy conservation zone as defined herein. All exterior air conditioning units, except for air conditioning units placed on the roof, shall be shaded by trees and/or shrubs as referenced in the Landscape Manual. ef. Palms of a fourteen (14) foot minimum overall height and minimum caliper of three (3) inches at time of planting shall count as a required tree on the basis of two (2) palms -per tree, except as provided herein for palms used as of street trees. No more than thirty (30) percent of the minimum tree requirements shall be palms. fg. Existing trees required by law to be preserved on site and that meet the requirements of Section 9.5.3, may be counted toward fulfilling the minimum tree requirements. gill. Prohibited and controlled tree species shall not be counted toward fulfilling minimum tree require- ments. Prohibited trees shall be removed from the site after obtaining approval of a tree removal permit. hi. No less than thirty (30) percent of the required trees and/or palms shall be native species. if. No less than fifty (50) percent of the required trees shall be low maintenance and drought toler- ant species. i Eighty (80) percent of the trees shall be listed in the Miami -Dade Landscape Manual, the Miami - Dade Street Tree Master Plan and/or the University of Florida's Low -Maintenance Landscape Plants for South Florida list. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP Id. In order to prevent adverse environmental impacts to existing native plant communities, cabbage palms (Sabal palmetto) that are harvested from the wild shall not be used to satisfy minimum landscaping requirements. Only existing cabbage palms (Sabal palmetto) which are rescued from government approved donor sites, transplanted within the site, or commercially grown from seed shall be counted towards the minimum tree and native plant requirements. Its. When trees are planted within the right-of-way, the owners of land adjacent to the areas where street trees are planted must maintain those areas including the trees, plants and sod, using pruning methods specified in this Code. A covenant executed by those owners is required, or a special taxing district must be created to maintain these areas. Where the State, County or municipality determines that the planting of trees and other landscape material is not appropriate in the public right-of-way, they may require that said trees and landscape material be placed on private property. mtr.Consideration shall be given to the selection of trees, plants and planting site to avoid serious problems such as clogged sewers, cracked sidewalks, and power service interruptions. 9.5.6 Shrubs a. All shrubs shall be a minimum of eighteen (18) inches in height when measured immediately after planting. Shrubs shall be provided at ratio of ten (10) per required tree. No less than Thirty (30) percent of the shrubs shall be native species and no less than fifty (50) percent shall be low maintenance and drought tolerant. Eighty (80) percent of the shrubs shall be listed in the Miami -Dade Landscape Manual, the Miami -Dade Street Tree Master Plan and/or the University of Florida's Low -Maintenance Landscape Plants for South Florida list. b. When used as a visual screen, buffer, or hedge, shrubs shall be planted at a maximum average spacing of thirty (30) inches on center or if planted at a minimum height of thirty-six (36) inches, shall have a maximum average spacing of forty-eight (48) inches on center and shall be main- tained so as to form a continuous, unbroken and solid visual screen within one (1) year after time of planting. Shrubs used as a buffer, visual screen, or hedge need not be of the same species. 9.5.7 Vines Vines shall be a minimum of twelve (12) inches in length immediately after planting and may be used in conjunction with fences, screens, or walls to meet physical barrier requirements as specified. Planting of perimeter walls with vines is recommended as a deterrent to painting of graffiti. 9.5.8 Ground Cover Ground cover plants used in lieu of grass, in whole or in part, shall be planted in such a manner as to present a finished appearance and reasonably complete coverage within one (1) year after planting. 9.5.9 Mulch a. Mulches shall be applied and maintained in accordance with the most recent edition of the Florida Yards & Neighborhoods Handbook titled "A Guide to Florida Friendly Landscaping" by the Uni- versity of Florida, Institute of Food and Agricultural Sciences (UF/IFAS) and available online at ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP http://www.floridayards.org/landscape/FYN-Handbook.pdf. b. Cypress mulch shall not be used because its harvest degrades cypress wetlands. 9.6 PLANT QUALITY 9.6.1 Plants installed pursuant to this Code shall conform to, or exceed, the minimum standards for "Florida Number One" as provided in the most current edition of "Grades and Standards for Nursery Plants, Part I and II, " prepared by the State of Florida Department of Agriculture and Consumer Services. 9.6.2 Trees installed pursuant to this Code shall have one (1) primary vertical trunk and secondary branches free of included bark up to a height of six (6) feet above natural grade. 9.7 BUFFERS BETWEEN DISSIMILAR LAND USES Where dissimilar land uses exist on adjacent properties, and where such areas will not be entirely visually screened by an intervening building or structure from abutting property, that portion shall be provided with a buffer consisting of a six (6) foot wall or fence with a life expectancy of at least ten (10) years, or shrubs which normally grow to a minimum height of six (6) feet. Where chain link fencing is used, shrubs shall also be required. Said buffer shall form a continuous screen between the dissimilar land uses within one (1) year after planting. Buffers screening dissimilar uses shall include trees planted at a maximum average spacing of thirty (30) feet on center within a minimum five (5) foot landscaped strip. 9.8 LANDSCAPED AREAS IN PARKING LOTS All required and/or provided surface off-street parking facilities and parking lots shall be landscaped in accordance with the following standards: a. The total area of all interior landscaped areas shall not be less than ten (10) square feet for each parking space provided on the site. b. In order to maximize the distribution of shade, trees shall be planted throughout the interior of the parking lot at a minimum density of one (1) tree per eighty (80) square feet of landscaped area, exclusive of parking lot buffers. c. abutting an aislc or building. Planting areas for each tree shall have a minimum area of fifty (50) square feet and a minimum width of five (5) feet, exclusive of the curb dimension, and shall be planted or covered with other landscape materials, unless the presence of existing trees in combination with City parking requirements renders this infeasible. d. For each row of parking there shall be one landscaped areas with trees within the first ninety (90) linear feet, and one (1) landscaped area provided with a tree for each additional ninety (90) linear feet, except where an existing tree has a canopy greater than thirty (30) feet in diameter. When a minimum six (6) foot clear landscape area is provided between two rows of parking, the landscape areas with trees every ninety (90) linear feet is not required. This six (6) foot wide landscape area shall be planted with trees no greater than thirty (30) feet on -center. Distances between landscaped areas in parking lots may vary to accommodate and preserve existing trees. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP e. For each row of parallel parking there shall be a minimum of two (2) landscape areas with trees within the first seventy-five (75) linear feet, and one (1) landscape area with a tree for each additional seventy-five (75) linear feet. The landscape areas shall be equally spaced wherever possible. f. All required trees shall be of an approved shade tree variety which shall attain a minimum mature crown spread greater than fifteen (15) feet. 9. All parking stalls, access aisles and driveways in a residential area shall be separated from any building by a minimum of thirty (30) inches and landscaped with shrubbery, ground -cover, or other suitable material. h. All parking lots adjacent to a right-of-way or private street shall be screened by a continuous planting and/or three (3) foot high wall with a seven (7) foot landscaped strip incorporating said planting and/or wall on private property. i. A landscape area that is a minimum of five (5) feet in width shall be provided when parking stalls, access aisles, or driveways are located along any side or rear lot line. The landscape areas shall be planted with a continuous hedge, and with trees no greater than thirty (30) feet on center, when the landscaped area does not abut a parking row. In certain instances, o A solid and continuous masonry wall, a minimum of five (5) feet in height, whose surfaces are stuccoed, painted, tiled, or textured in such a way as to provide a decorative effect if approved, may be used in lieu of the landscape area. j. Codc. Notwithstanding the requirements listed in (a) through (i) above, Section 9.8 may be satisfied so long as the requirements for overall tree count and landscaped square footage are satisfied within the overall Parking Area. 9.9 STORMWATER RETENTION/DETENTION AREAS a. Stormwater retention/detention areas shall be designed to maximize the perimeter dimension, where feasible. b. Stormwater retention/detention areas shall be planted throughout with native herbaceous facul- tative plants, with the following exceptions: 1. In areas that are designated and actively used for play and/or picnic areas, overflow parking, or sports shall be planted with grasses which are very drought tolerant, as referenced in the Landscape Manual, as well as tolerant to wet soils. Artificial turf is permitted on playing fields. 2. In areas where the minimum required stormwater retention capacity would be adversely af- fected. c. The minimum required number of native herbaceous facultative plants shall be one (1) plant per square foot of retention/ detention area, including the slope. Minimum required herbaceous plant container size shall be one and one-half (1 1/2) inches, commonly, referred to as a liner. Sprig- ging, seeding, plugging, hydro -mulching or sodding with native herbaceous facultative ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP plants grown from local seed sources may be used in lieu of liners. Herbaceous plants shall be planted in such a manner as to present a finished appearance and reasonably complete coverage within one (1) year after planting. d. Native facultative trees or shrubs may be used in lieu of native herbaceous facultative plants, provided that the minimum required stormwater retention capacity is not adversely affected. 9.10 LANDSCAPE PLAN REVIEW CRITERIA A landscape plan has been approved by a Special Certificate of Appropriateness issued by the Historic Preservation Division of the Planning Department. Landscape shall be maintained in accordance with Chapter 17 of the City Code, the Special Certificate of Appropriateness, and shall be in substantial accordance with the landscape plans included in pages El - E28 of the Concept Book. -All lond3copc plon3 Environmental Preservation Districts, and/or Scenic Transportation Corridors, landscape plans shall be cd in accor dance with Section 9.1 Friendly Landscaping provided by thc Florida Yards and Ncighborhoods Program. 9.11 PREPARER'S CERTIFICATION OF LANDSCAPE COMPLIANCE AT TIME OF FINAL INSPECTION a. A notarized Preparer's Certification of Landscape Compliance form bearing the original letterhead of the designing firm and licensing number shall be submitted to and approved by the Office of Zoning prior to issuance of any Certificate of Use or Certificate of Occupancy. The notarized Preparer's Certification of Landscape Compliance form shall contain a statement, signed and sealed by the landscape architect or by person(s) authorized to prepare plans by Chapter 481, Florida Statutes, who prepared the approved plans, that the landscape and irrigation plans have been implemented and that all requirements of this article have been met. Any changes or substitutions to the approved plan shall be approved by the original designing firm prior to the implementation of said changes and substitutions. All changes or substitutions to the approved plan shall be noted on all copies. Changes and substitutions of plant material shall be of similar quality, quantity and size, as originally approved and shall be in compliance with the intent and requirements of this code. b. For o new single family or duplex rcsidcncc on its own lot or applicable cxisting development, thc owner or owncr's agent may ccrtify in writing that landscape and irrigation have bccn installed according to approved plon(s). be. The Planning Department and the Office of Zoning shall have the right to inspect all projects for compliance prior to issuance of a Certificate of Use or Certificate of Occupancy. 9.12 LANDSCAPE ADJUSTMENT Unless otherwise required by this Code, as amended, the Code of the City of Miami, as amended, or the Florida Building Code, as amended; Landscape Ordinance requirements may be modified through the Waiver process, with mandatory referral to the Planning Director. ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP a. Criteria to be considered in granting Waivers of Landscape Ordinance Requirements In addition to the considerations listed in Article 4, Table 12 and elsewhere in this Code, the fol- lowing shall also apply to the review of Waiver permits pursuant to this Section: 1. Waivers of Landscape Ordinance requirements may be granted when, to do so promotes the intent of the particular Transect Zone where the proposal is located; and help mitigate any potential adverse effect of a specific proposal whose implementation is found to be in compliance with the intent and findings of a commission approved Planning study or conceptual plan for the subject area. 2. Waivers of Landscape Ordinance requirements may be granted when, the observance of applicable guides and standards for which the Waiver is being requested would put the pro- posed project into a variance situation which is against the public interest. b. Specific findings required Specific findings shall be made by the Planning Department which establish how the above cri- teria are met. Additionally, any conditions, restrictions and limitations deemed appropriate by the Planning Director shall be implemented in order to ensure compliance with the considerations set forth above, as well as in Article 4, Table 12 of this Code. 9.13 LANDSCAPE MAINTENANCE a. An owner is responsible to ensure that landscaping required to be planted pursuant to this chapter is installed in compliance with the Landscape requirements; maintained as to present a healthy, vigorous, and neat appearance free from refuse and debris; and sufficiently fertilized and watered to maintain the plant material in a healthy condition. b. If any tree or plant dies which is being used to satisfy current landscape code requirements, such tree or plant shall be replaced with the same landscape material or an approved substitute. c. Trees shall be pruned in the following manner: 1. All cuts shall be clean, flush and at junctions, laterals or crotches. All cuts shall be made as close as possible to the trunk or parent limb, without cutting into the branch collar or leaving a protruding stub. 2. Removal of dead wood, crossing branches, weak or insignificant branches, and sucker shall be accomplished simultaneously without any reduction in crown. 3. Cutting of lateral branches that results in the removal of more than one-third (1/3) of all branches on one (1) side of a tree shall only be allowed if required for hazard reduction or clearance pruning. 4. Lifting of branches or tree thinning shall be designed to distribute over half of the tree mass in the lower two-thirds (2/3) of the tree. 5. No more than one-third (1/3) of a tree's living canopy shall be removed within a one (1) year ARTICLE 9. LANDSCAPE REQUIREMENTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP period. 6. Trees shall be pruned according to the current ANSI A300 Standards and the Landscape Manual. 9.14 PROHIBITIONS a. Prohibited plant species. Prohibited species shall not be planted and shall be removed from any site which is subject to the requirements of this article. b. Controlled plant species. Controlled species shall not be planted within five hundred (500) feet of a Natural Forest Community or native habitats as defined herein. c. West Indian Mahogany. West Indian Mahogany, Swietenia mahagoni, shall not be planted within five hundred (500) feet of a rockland hammock or pine rockland. d. Tree abuse. Tree abuse is prohibited. Abused trees shall not be counted toward fulfilling the minimum tree requirements. 9.15 ENFORCEMENT a. The Code Enforcement Department shall withhold approval of a final building inspection prior to the issuance of a Certificate of Use or Certificate of Occupancy until a notarized Preparer's Certification of Landscape Compliance form has been submitted and approved. b. The Code Enforcement Department shall have the right to inspect the lands affected by this Code and is authorized to issue cease and desist orders and citations to the current owner and the Contractor, if applicable, for violations. c. Failure to install or maintain landscaping according to the terms of this article shall constitute a violation of this Code. Also, failure to plant, preserve, or maintain each individual tree shall be considered to be a separate violation of this Code. Each day in which either landscaping or individual trees are not installed or maintained according to the terms of this article shall consti- tute a continuing and separate violation of this Code. Further, failure by the current owner or the Contractor to provide the required landscaping and watering of such landscaping within ninety (90) days after the South Florida Water Management District ends the emergency Phase II and Phase III water restrictions shall constitute a violation of this Code. Ransom Everglades School Upper Campus Special Area Plan F10. Appendix A — Coconut Grove Neighborhood Conservation District NCD-3 APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP A.3. COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT NCD-3 3.6 Single -Family Residential District i. Schools This section shall apply only to Ransom Everglades School Upper Campus Special Area Plan (SAP) . 1. Building Site A building site shall be defined as one or more lots or portions of lots that are aggregated to form a single school site including vacant lots and all permissible accessory uses and struc- tures. Building sites shall not include any portions of land under a different zoning tTransect Zone. 2. Setbacks (a) Minimum Front Setbacks The minimum front setback shall be thirty (30) feet. Unenclosed porches, entries, or log- gias may project a maximum of fifteen (15) feet into the minimum required setback of thirty (30) feet. (b) Minimum Side Setbacks The minimum side setback for all principal and accessory buildings shall be ten (10) feet. 3. Height Height within the Ransom Everglades School Upper Campus SAP shall be consistent with B4.13.2 and B4.14.2 of the Concept Book. 4. Green Space The minimum green space requirement shall be three -tenths (0.3) times the Lot area. The use of permeable material for surfaces in the required yard may allow a 25% reduction in the required green space. Civic Space may also be Green Space. 5. Landscaping All landscaping requirements shall comply with Article 9 of Miami 21 and Chapter 17 of the City Code. 6. Additional Requirements (a) Garages and Driveways (i) Driveways located on Main Highway shall be permitted to have a maximum width of twenty-six (26) feet, unless otherwise required by the City of Miami Public Works and Fire Departments. All other driveways shall be permitted to have a maximum width of twenty (20) feet, unless otherwise required by the City of Miami Public Works and Fire Departments. (ii) A garage structure may be permitted within the Second Layer of the building site as APPENDIX A: NEIGHBORHOOD CONSERVATION DISTRICTS AS ADOPTED - APRIL 2013 RANSOM EVERGLADES SCHOOL UPPER CAMPUS SAP illustrated on Concept Book page B4.14.2. (iii) Driveways within a single building site shall not be located closer than twenty (20) feet to each other, unless otherwise required by the City of Miami Public Works Department or Fire Department. (b) Fences All fences located on Main Highway shall be buffered with plant material except when said fence is faced or constructed with oolitic limestone. All other fences must provide for landscaping as required in Article 9 of Miami 21 for T3 Transect Zoneing tronscct. Ransom Everglades School Upper Campus Special Area Plan G. Supporting Documents Ransom Everglades School Upper Campus Special Area Plan GI. Traffic Engineering Evaluation Ransom Everglades School 3575 Main Highway Coconut Grove, Florida 33133 \�O���vii1!!I/// \\ eN Flo 441 I� STA OF �: •.�LOFt�QP'� 1 ONA01\\\ April 13, 2017 traffic evaluation prepared for: Ransom Everglades School Traf Tech ENGINEERING, INC. April 2017 RANSOM EVERGLADES SCHOOL — Upper Campus Special Area Plan INTRODUCTION Traf Tech Engineering, Inc. conducted a traffic evaluation associated with the existing Ransom Everglades School (Upper School Campus) located off of Main Highway in Coconut Grove, Miami -Dade County, Florida. The traffic evaluation has been prepared in connection with the addition of the La Brisa Site (3551 Main Highway) to the approved (April 2014) Special Area Plan for the subject educational facility. The study addresses trip generation, traffic circulation for the proposed site plan configuration that includes La Brisa site, and vehicle accumulation following Miami -Dade County procedures. The proposed incorporation of the La Brisa site to the existing school campus provides improved parking and more -efficient internal circulation during the critical drop-off and pick-up peak periods. This traffic evaluation evaluates trip generation, internal site circulation, vehicle accumulation, traffic impacts and parking. TRIP GENERATION A trip generation comparison analysis was performed using the trip generation rates published in the Institute of Transportation Engineer's (ITE) Trip Generation Manual (9th Edition). The trip generation comparison analysis was undertaken for daily, AM peak hour, and PM peak hour conditions. The analysis was based on the following assumptions: EXISTING LAND USE AND INTENSITY o High School (659 students) PROPOSED LAND USE AND INTENSITY o High School (726 students) According to ITE's Trip Generation Manual (9th Edition), the trip generation rates used for the existing and proposed land uses are: PRIVATE SCHOOL (ITE Land Use 536) Daily Trip Generation T = 2.48 (X) Where T = number of daily trips X = number of students 1 RANSOM EVERGLADES SCHOOL — Upper Campus Special Area Plan AM Peak Hour T = 0.81 (X) (61% inbound and 39% outbound) Where T = number of AM peak hour trips X = number of students PM Peak Hour of Generator (School's Exiting Peak Hour) T = 0.58 (X) (42% inbound and 58% outbound) Where T = number of PM peak hour trips X = number of students Using the above -listed rates from the ITE document, a trip generation comparison analysis was undertaken between the existing and proposed land uses. The results of the trip generation comparison analysis between the existing and proposed uses are documented in Table 1. TABLE 1 Trip Generation Comparison Analysis Ransom Everglades School Number of Trips Land Use Size Daily AM Peak PM Peak EXISTING LAND USE' High School 659 Students 1,634 534 382 PROPOSED LAND USE High School 726 Students 1,800 588 421 Difference +67 +166 +54 +39 Source: ITE Trip Generation Manual (9th Edition) As indicated in Table 1, the proposed 726 students to the school will have an increase of approximately 166 daily trips, approximately 54 new AM peak hour trips and approximately 39 new trips during the typical school's afternoon peak hour. INTERNAL SITE CIRCULATION AND VEHICLE ACCUMULATION The proposed school circulation will consist of two separate entrance/exit driveways (the existing main driveway off of Main Highway and the new improved driveway (for two- way traffic) at the La Brisa site. The proposed traffic circulation for both entrance/exit driveways are depicted in Figure 1. As illustrated in the figure, the current campus can accommodate up to 42 vehicles on -site without spilling onto Main Highway. Vehicle accumulation counts conducted by Traf Tech Engineering, Inc. (refer to Table 2) indicate that the 659 students create an on -site queue of up to 35 vehicles and therefore, all ' Under Section 16 of the governing Development Agreement between the City of Miami and Ransom Everglades School, Inc., Ransom Everglades is entitled to 659 students. 2 RANSOM EVERGLADES SCHOOL — Upper Campus Special Area Plan vehicular traffic generated by the existing 659 students can be accommodated on site. With the La Brisa site, the school is anticipated to expand its student population from 659 to 726 (an additional 67 students). The 67 new students will generate approximately three (3) more on -site vehicles within the stacking lanes. The three (3) additional vehicles is based on a length of queue rate of 0.0526 vehicles per queue, based on actual counts recorded at the school (726 x 0.0526 — 659 x 0.0526, or 38 minus 35). As presented in Figure 1, the La Brisa site can accommodate an inbound queue of approximately 32 vehicles (725 feet) without spilling onto Main Highway. Hence, the parcels when combined (the existing site and the La Brisa Site) can accommodate up to 74 on -site vehicles in queues for drop-off and pick-up peak periods. That is a 76% increase over the existing on -site capacity and the student population is projected to increase by only 10% (from 659 to 726). The Royal Road access is not currently being utilized for student drop-off or pick-up. PARKING The proposed number of parking spaces is 241, which fully complies with Miami 21 parking requirements (refer to Concept book B4.7.1). This parking accommodates teachers, staff administrative/clerical personnel, visitors and students who are permitted to park on campus. Ransom Everglades School controls parking on campus by issuing a limited number of decals to senior students. Additional student parking for those who wish to drive is currently provided at two off - site locations. The Paradise Parking lot at 3225 Franklin Avenue has approximately 40 spaces available for monthly rental. The Miami Parking Authority lot at the Coconut Grove Playhouse has approximately 25 spaces available for monthly rental. These figures are current as of the date of this report and do not include spaces currently rented to students. Students contract directly with these entities for parking permits. Crossing guards and wide sidewalks are provided to assist safe walking to students that drive and park off -site. Additionally, a parking usage study (number of on -site parking spaces occupied) was undertaken on Thursday, May 16, 2017 between 7:00 AM and 2:00 PM (prior to the start of classes and during classes up to 2:00 PM). The results of the parking occupancy study are summarized below: o 7:00 AM = 35 parked cars o 8:00 AM = 206 parked cars o 9:00 AM = 229 parked cars o 10:00 AM = 229 parked cars o 11:00 AM = 239 parked cars o 12:00 PM = 234 parked cars o 1:00 PM = 244 parked cars o 2:00 PM = 251 parked cars As indicated above, the maximum number of parked cars is 251. With an increase in student population, 10.2% (726 divided by 659), the maximum number of future parking that could be needed is 277 parking stalls (251 times 1.102), assuming future student 3 RANSOM EVERGLADES SCHOOL — Upper Campus Special Area Plan drivers are allowed to park on site. However, since Ransom Everglades controls how many students are permitted to park on campus, the school will provide 241 parking spaces consistent with City code requirements. It should be noted that the School has seen a decrease in student driving and an increase in carpooling and ride -sharing opportunities. As such, Ransom Everglades wants to continue to maintain open space on its campus and will utilize the more than ample parking in the immediate area in the event additional parking is necessary, rather than overparking the campus. 4 0 DW-1 DW-2 MAN MAIN HIGIiWA AGAQEMICt • ( ADMINISTRATION/ ;... i ., „7 DINING r J 'ERPANDEDI j --- .'ti+�.. AREA.. .. Drop-off/Pick-up Area 1 (3 to 4 Cars) Drop-off/Pick-up Area 4 (5 to 6 Cars) T FINE ARTS ERFORM IN'" J ARTS ® Police Officer • Traffic Control Personnel STE HULDING "THE GREEN" Drop-off/Pick-up Area 3 (3 to 4 Cars) Drop-off/Pick-up Area 2 (3 to 4 Cars) CHILLER Xligelaaall THE ArrAGOR NEW LUDINGTON HALL ACADPAI- MENISTRAT ION ! DINING RO1ALRDl4D LIE TO Primary Traffic Circulation (Inbound Reservoir Capacity = 17 Vehicles) Secondary Traffic Circulation (Inbound Reservoir Capacity = 25 Vehicles) La Brisa Traffic Circulation (Inbound Reservoir Capacity = 32 Vehicles) Total Inbound Reservoir Capacity = 74 Vehicles „,, MANGROVE PRESERVATION AREA CD Traf Tech ENGINEERING, INC. ACCESS AND TRAFFIC CIRCULATION with LA BRISA SITE (Traffic Operations Plan) FIGURE 1 Ransom Everglades Coral Gables, Florida TABLE 2 Vehicle Accumulation (Tuesday February 18, 2014) Ransom Everglades School Area Time A B C D Total 2:45 PM to 2:50 PM 2 7 0 0 9 2:50 PM to 2:55 PM 2 7 0 0 9 2:55 PM to 3:00 PM 2 7 1 0 10 3:00 PM to 3:05 PM 2 9 3 0 14 3:05 PM to 3:10 PM 2 9 0 0 11 3:10 PM to 3:15 PM 1 8 0 1 10 3:15 PM to 3:20 PM 1 15 0 2 18 3:20 PM to 3:25 PM 1 23 0 2 26 3:25 PM to 3:30 PM 1 22 0 1 24 3:30 PM to 3:35 PM 1 30 0 1 32 3:35 PM to 3:40 PM 1 13 1 0 15 3:40 PM to 3:45 PM 1 6 0 2 9 Source: Traf Tech Engineering, Inc. (February 18, 2014 with 608 students on site) NOTES: Consistent with Miami -Dade County Practice, the actual queue count for 608 students was applied to reflect a maximum queue of 35 vehicles for 659 students (32 vehicle -queue divided by 608 students x 659 students). Even though the queue count was undertaken in 2014, the results are still valid since it is based on a queue length per student, applicable to the students of Ransom Everglades. Consistent with Miami -Dade County practice, the school's PM peak period is considered the highest peak from an accumulation/queue standpoint. The above -recorded length of queue is based on one shift (all students arrive/depart at the same time, with the exception of typical afternoon school activities). Traf Tech ENGINEERING, INC. L EC • _ ROYAL ROAD - - / — LEGEND A Observation Area Traf Tech ENGINEERING, INC. VEHICLE/QUEUE OBSERVATIONS AREAS (February 18, 2014) FIGURE 2 Ransom Everglades Coral Gables, Florida RANSOM EVERGLADES SCHOOL — Upper Campus Special Area Plan TRAFFIC IMPACTS The traffic impacts associated with the school expansion are addressed herein. For this analysis, the study area includes the existing Ransom Everglades driveway and the intersection of Main Highway and Franklin Avenue. Figures 3 through 7 present the existing lane geometry of the study area, existing traffic counts, the re-routed traffic counts as a result of the new La Brisa driveway, the new traffic impacts associated with the school expansion and the future traffic volumes within the two study intersections. The study area was evaluated for existing conditions and for future conditions (with the school expansion and the new La Brisa Driveway. The analyses were undertaken using the SYNCHRO software. The results of the intersection capacity/level of service analyses are documented in Table 3. TABLE 3 Intersection/Driveway Analysis Ransom Everglades Intersection/Movements Existing Conditions Future Conditions with School Expansion and La Brisa Main & Franklin/La Brisa B (C) n/a (n/a) A (A) C (C) B (C) A (A) - Franklin - La Brisa - Main Hwy Turns Main & RE Driveway - RE Driveway - Main Hwy Turns B (C) A (A) B (C) A (A) SOURCE; SYNCHRO. LEGEND; AM Peak Hour (PM Peak Hour) As documented in Table 3, the proposed increase in student population will not degrade the level of service on Main Highway or on Franklin Avenue to unacceptable levels. The new La Brisa access driveway is projected to operate at an acceptable level of service. CONCLUSIONS In summary, the addition of the La Brisa site improves access to and from Ransom Everglades and provides more on -site vehicular stacking capacity than required with the increase in student population. The proposed increase in student population will not degrade the level of service on Main Highway or on Franklin Avenue. The new La Brisa access driveway is projected to operate at an acceptable level of service. Therefore, the proposed incorporation of the La Brisa site to the approved Special Area Plan provides a more efficient traffic flow into and out of the school and provides significantly more on - site reservoir capacity than required ensuring that traffic backups do not occur on Main Highway. Finally, Ransom Everglades will provide parking for 241 cars consistent with the City's zoning requirements. 8 2 RE Main Entrance SE 10th Street Main Highway Franklin Ave 2 LEGEND XX AM Peak Hour (YY) PM Peak Hour Traf Tech ENGINEERING, INC. EXISTING LANE GEOMETRY FIGURE 3 Ransom Everglades Coral Gables, Florida (352) 400 (20) 44 - RE Main Entrance 4— 213 (635) 277 (66) r N 7 Main Highway (40) 42 • (408) 508 —* Franklin Ave cts J AL 34 (49) 1— 351 (715) r 0 (0) LEGEND XX AM Peak Hour (YY) PM Peak Hour Traf Tech ENGINEERING, INC. EXISTING TRAFFIC COUNTS (March 8, 2017) FIGURE 4 Ransom Everglades Coral Gables, Florida (358) 413 (14) 31 RE Main Entrance 4— 213 (651) 194 (46) Main Highway (36) 38 • (372) 468 —* (6) 13—+ Franklin Ave cts J AL 34 (49) 1— 291 (700) 60 (15) LEGEND XX AM Peak Hour (YY) PM Peak Hour Traf Tech ENGINEERING, INC. RE-ROUTED TRAFFIC COUNTS FIGURE 5 Ransom Everglades Coral Gables, Florida (1)2—+ (3) 3 RE Main Entrance 4— 0 (2) 20 (9) Main Highway CN 0 N 0 L. i r (2) 3 —� (9) 12 —* Lo (1) 2 -+ Franklin Ave AL 0 (0) 4-16(7) r 6 (2) 'I 1-11r i O (NI V N ^ V % a) Cl cts co •L m cts LEGEND XX AM Peak Hour (YY) PM Peak Hour Traf Tech ENGINEERING, INC. NEW TRAFFIC IMPACTS FIGURE 6 Ransom Everglades Coral Gables, Florida 4— 213 (653) 214 (55) (359) 415 —10. (17) 34 RE Main Entrance Franklin Ave Main Highway 4 1 L. (38) 41 (381) 480 —10. AL 34 (49) 1— 307 (707) 66 (17) (7)15 I o o v a0 cco 3 • L cts • L cts J LEGEND XX AM Peak Hour (YY) PM Peak Hour Traf Tech ENGINEERING, INC. FUTURE TRAFFIC VOLUMES (With School Expansion and La Brisa Driveway) FIGURE 7 Ransom Everglades Coral Gables, Florida ATTACHMENT A Traffic Counts Video Data Solutions, Inc. CLIENT : TRAF TECH Engineering JOB NO : 2017-25 PROJECT: Ransom Everglades COUNTY : Miami Dade A Traffic Data Collection Company 0.(305)253-1553 F.(305)235-7703 Groups Printed- Auto - Heavv Vehicles File Name : 1- Main Hwy & Franklyn Site Code : 00000000 Start Date : 3/8/2017 Page No : 1 Main Hwy Southbound Franklyn Ave Westbound Main Hwy Northbound Franklyn Ave Eastbound Start Time Right Thru Left a -Tarns App. Total Right Thru Left a -Turns App. Total Right Thru Left a -Turns App. Total Right Thru Left a -Tarns App. Total Int. Total 07:00 8 59 0 0 67 0 0 0 0 0 0 110 6 0 116 21 0 0 0 21 204 07:15 16 103 0 0 119 0 0 0 0 0 0 119 11 0 130 40 0 0 0 40 289 07:30 10 92 0 0 102 0 0 0 0 0 0 110 12 0 122 41 0 1 0 42 266 07:45 6 88 0 0 94 0 0 0 0 0 0 123 10 0 133 47 0 2 0 49 276 Total 40 342 0 0 382 0 0 0 0 0 0 462 39 0 501 149 0 3 0 152 1035 08:00 2 68 0 0 70 0 0 0 0 0 0 156 9 0 165 12 0 1 0 13 248 08:15 8 81 0 0 89 0 0 0 0 0 0 130 3 0 133 6 0 2 0 8 230 08:30 3 81 0 0 84 0 0 0 0 0 0 139 4 0 143 16 0 2 0 18 245 08:45 3 71 0 0 74 0 0 0 0 0 0 171 1 0 172 2 0 4 0 6 252 Total 16 301 0 0 317 0 0 0 0 0 0 596 17 0 613 36 0 9 0 45 975 "' BREAK "' 09:30 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 1 09:45 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 1 Total 0 0 0 0 0 0 0 2 0 2 0 0 0 0 0 0 0 0 0 0 2 """ BREAK "' 14:00 2 124 0 0 126 0 0 0 0 0 0 97 4 0 101 3 0 2 0 5 232 14:15 8 123 0 0 131 0 0 0 0 0 0 91 5 0 96 8 0 1 0 9 236 14:30 10 129 0 0 139 0 0 0 0 0 0 85 8 0 93 13 0 2 0 15 247 14:45 9 133 0 0 142 0 0 0 0 0 0 92 6 0 98 12 0 3 0 15 255 Total 29 509 0 0 538 0 0 0 0 0 0 365 23 0 388 36 0 8 0 44 970 15:00 6 136 0 0 142 0 0 0 0 0 0 101 7 0 108 16 0 3 0 19 269 15:15 7 130 0 0 137 0 0 0 0 0 0 105 12 0 117 13 0 4 0 17 271 15:30 9 127 0 0 136 0 0 0 0 0 0 104 23 0 127 15 0 3 0 18 281 15:45 8 135 0 0 143 0 0 0 0 0 0 109 17 0 126 12 0 2 0 14 283 Total 30 528 0 0 558 0 0 0 0 0 0 419 59 0 478 56 0 12 0 68 1104 16:00 10 139 0 0 149 0 0 0 0 0 0 119 15 0 134 14 0 3 0 17 300 16:15 9 152 0 0 161 0 0 0 0 0 0 110 12 0 122 10 0 4 0 14 297 16:30 7 194 0 0 201 0 0 0 0 0 0 103 10 0 113 7 0 5 0 12 326 16:45 12 182 0 0 194 0 0 0 0 0 0 99 11 0 110 7 0 5 0 12 316 Total 38 667 0 0 705 0 0 0 0 0 0 431 48 0 479 38 0 17 0 55 1239 17:00 16 174 0 0 190 0 0 0 0 0 0 100 9 0 109 9 0 3 0 12 311 17:15 14 165 0 0 179 0 0 0 0 0 0 106 10 0 116 12 0 4 0 16 311 17:30 15 162 0 0 177 0 0 0 0 0 0 115 14 0 129 17 0 2 0 19 325 17:45 12 152 0 0 164 0 0 0 0 0 0 107 12 0 119 11 0 3 0 14 297 Total 57 653 0 0 710 0 0 0 0 0 0 428 45 0 473 49 0 12 0 61 1244 Grand Total 210 3000 0 0 3210 0 0 2 0 2 0 2701 231 0 2932 364 0 61 0 425 6569 Apprch % 6.5 93.5 0 0 0 0 100 0 0 92.1 7.9 0 85.6 0 14.4 0 Total % 3.2 45.7 0 0 48.9 0 0 0 0 0 0 41.1 3.5 0 44.6 5.5 0 0.9 0 6.5 Auto 210 2991 0 0 3201 0 0 2 0 2 0 2689 230 0 2919 364 0 61 0 425 6547 % Auto 100 99.7 0 0 99.7 0 0 100 0 100 0 99.6 99.6 0 99.6 100 0 100 0 100 99.7 Hea��enr= Heavy Vehicles 0 0.3 0 0 0.3 0 0 0 0 0 0 0.4 0.4 0 0.4 0 0 0 0 0 0.3 Video Data Solutions, Inc. A Traffic Data Collection Company O.(305)253-1553 F.(305)235-7703 CLIENT : TRAF TECH Engineering JOB NO : 2017-25 PROJECT: Ransom Everglades COUNTY : Miami Dade File Name : 1- Main Hwy & Franklyn Site Code : 00000000 Start Date : 3/8/2017 Page No : 2 C� CO CO CO LO v H0 CO CO 00 v0 CO co co M 0 0 0 Main Hwy Out In Total 2750 12 2762 3201 9 3210 5951 21 5972 210 0 210 Right 2991 9 3000 Thru 0 0 0 0 0 0 Left U-Turns North 3/8/2017 07:00 3/8/2017 17:45 Auto Heavy Vehicles Left Thru Right U-Turns 230 1 2689 12 0 0 0 0 231 2701 0 0 3357 9 3366 2919 13 2932 6276 22 6298 Out In Total Main Hwv C 3 N O 0 0 0 N 0 N 0 O 0 O 0 N O N O N 0 0 0 m Video Data Solutions, Inc. A Traffic Data Collection Company 0. (305) 253-1553 F. (305) 235-7703 CLIENT : TRAF TECH Engineering JOB NO : 2017-25 PROJECT: Ransom Everglades COUNTY : Miami Dade File Name : 1- Main Hwy & Franklyn Site Code : 00000000 Start Date : 3/8/2017 Page No : 3 Main Hwy Southbound Franklyn Ave Westbound Main Hwy Northbound Franklyn Ave Eastbound Start Time Right Thru Left u-Tarns App. Total Right Thru Left a -Turns App. Total Right Thru Left a -Tarns App. Total Right Thru Left u-Tarns App. Total Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1 Peak Hour for Entire Intersection Be ins at 07:15 Int. Total 07:15 16 103 0 0 119 0 0 0 0 0 0 119 11 0 130 40 0 0 0 40 289 07:30 10 92 0 0 102 0 0 0 0 0 0 110 12 0 122 41 0 1 0 42 266 07:45 6 88 0 0 94 0 0 0 0 0 0 123 10 0 133 47 0 2 0 49 276 08:00 2 68 0 0 70 0 0 0 0 0 0 156 9 0 165 12 0 1 0 13 248 Total Volume 34 351 0 0 385 0 0 0 0 0 0 508 42 0 550 140 0 4 0 144 1079 App. Total 8.8 91.2 0 0 0 0 0 0 0 92.4 7.6 0 97.2 0 2.8 0 PHF .531 .852 .000 .000 .809 .000 .000 .000 .000 .000 .000 .814 .875 .000 .833 .745 .000 .500 .000 .735 .933 0 CNI O 0 Main Hwy Out In Total 512 385 897 34 351I C) Right Thu Left U-Turns Peak Hour Data North Peak Hour Begins at 07:15 Auto Heavy Vehicles Left Thru Right U-Turns 42 508 0 O 491 550 1041 Out In Total Main Hwv H 0 1-5 c c O O O Video Data Solutions, Inc. CLIENT : JOB NO : PROJECT: COUNTY : TRAF TECH Engineering 2017-25 Ransom Everglades Miami Dade A Traffic Data Collection Company 0. (305) 253-1553 F. (305) 235-7703 File Name : 1- Main Hwy & Franklyn Site Code : 00000000 Start Date : 3/8/2017 Page No : 4 Main Hwy Southbound Franklyn Ave Westbound Main Hwy Northbound Franklyn Ave Eastbound Start Time Right Thru Left a -Tarns App. Total Right Thru Left a -Turns App. Total Right Thru Left a -Turns App. Total Right Thru Left a -Tarns App. Total Peak Hour Analysis From 14:00 to 17:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 16:30 Int. Total 16:30 7 194 0 0 201 0 0 0 0 0 0 103 10 0 113 7 0 5 0 12 326 16:45 12 182 0 0 194 0 0 0 0 0 0 99 11 0 110 7 0 5 0 12 316 17:00 16 174 0 0 190 0 0 0 0 0 0 100 9 0 109 9 0 3 0 12 311 17:15 14 165 0 0 179 0 0 0 0 0 0 106 10 0 116 12 0 4 0 16 311 Total Volume 49 715 0 0 764 0 0 0 0 0 0 408 40 0 448 35 0 17 0 52 1264 App. Total 6.4 93.6 0 0 0 0 0 0 0 91.1 8.9 0 67.3 0 32.7 0 PHF .766 .921 .000 .000 .950 .000 .000 .000 .000 .000 .000 .962 .909 .000 .966 .729 .000 .850 .000 .813 .969 0 N Main Hwy Out In Total 425 764 1189 49 15 I C) Right Thru Left U-Turns Peak Hour Data North Peak Hour Begins at 16:30 Auto Heavy Vehicles Left Thru Right U-Turns 40 408 0 O 448 Out In Total Main Hwv 750 1198 0 H 0 c c m Video Data Solutions, Inc. CLIENT : JOB NO : PROJECT: COUNTY : TRAF TECH Engineering 2017-25 Ransom Everglades Miami Dade A Traffic Data Collection Company 0.(305)253-1553 F.(305)235-7703 Groups Printed- Peds File Name : 1- Main Hwy & Franklyn Site Code : 00000000 Start Date : 3/8/2017 Page No : 1 Main Hwy Southbound Franklyn Ave Westbound Main Hwy Northbound Franklyn Ave Eastbound Start Time Right Thru Left Peds App Total Right Thru Left Peds App Total Right Thru Left Peds App Total Right Thru Left Peds App Total Int. Total 07:00 0 0 0 6 6 0 0 0 6 6 0 0 0 1 1 0 0 0 2 2 15 07:15 0 0 0 35 35 0 0 0 37 37 0 0 0 1 1 0 0 0 1 1 74 07:30 0 0 0 23 23 0 0 0 32 32 0 0 0 0 0 0 0 0 2 2 57 07:45 0 0 0 14 14 0 0 0 27 27 0 0 0 0 0 0 0 0 2 2 43 Total 0 0 0 78 78 0 0 0 102 102 0 0 0 2 2 0 0 0 7 7 189 08:00 0 0 0 5 5 0 0 0 15 15 0 0 0 0 0 0 0 0 3 3 23 08:15 0 0 0 8 8 0 0 0 18 18 0 0 0 0 0 0 0 0 2 2 28 08:30 0 0 0 3 3 0 0 0 14 14 0 0 0 0 0 0 0 0 2 2 19 08:45 0 0 0 5 5 0 0 0 30 30 0 0 0 0 0 0 0 0 3 3 38 Total 0 0 0 21 21 0 0 0 77 77 0 0 0 0 0 0 0 0 10 10 108 "' BREAK "' 14:00 14:15 14:30 14:45 Total 15:00 15:15 15:30 15:45 Total 16:00 16:15 16:30 16:45 Total 17:00 17:15 17:30 17:45 Total Grand Total Apprch % Total % 0 0 0 5 5 0 0 0 6 6 0 0 0 4 4 0 0 0 3 3 0 0 0 18 18 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 12 21 15 50 2 12 21 15 50 0 0 0 9 9 0 0 0 8 8 0 0 0 5 5 0 0 0 6 6 0 0 0 28 28 0 0 0 5 5 0 0 0 7 7 0 0 0 5 5 0 0 0 5 5 0 0 0 22 22 O 0 0 217 217 O 0 0 100 O 0 0 29.3 29.3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 17 13 11 12 53 11 21 26 22 80 0 0 0 14 0 0 0 21 0 0 0 40 0 0 0 32 0 0 0 107 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 19 21 20 16 76 17 13 11 12 53 11 21 26 22 80 14 21 40 32 107 19 21 20 16 76 O 0 0 495 495 O 0 0 100 O 0 0 66.8 66.8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 O 0 0 3 3 O 0 0 100 O 0 0 0.4 0.4 0 0 0 1 0 0 0 0 0 0 0 1 0 0 0 2 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 1 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 1 0 1 2 4 0 0 1 0 1 2 0 0 1 3 1 0 0 0 1 O 0 0 26 26 O 0 0 100 O 0 0 3.5 3.5 23 19 16 17 75 14 33 48 37 132 25 29 45 39 138 25 28 25 21 99 741 Video Data Solutions, Inc. CLIENT : TRAF TECH Engineering JOB NO : 2017-25 PROJECT: Ransom Everglades COUNTY : Miami Dade A Traffic Data Collection Company 0.(305)253-1553 F.(305)235-7703 Groups Printed- Auto - Heavv Vehicles File Name : 2- Main Hwy & Ransom Site Code : 00000000 Start Date : 3/8/2017 Page No : 1 Main Hwy Southbound Ransom Everglades School Entrance Westbound Main Hwy Northbound Eastbound Start Time Right Thru Left a -Tarns App. Total Right Thru Left U-Turns App. Total Right Thru Left U-Turns App. Total Right Thru Left a -Tarns App. Total Int. Total 07:00 0 52 26 0 78 13 0 1 0 14 14 102 0 0 116 0 0 0 0 0 208 07:15 0 44 98 0 142 57 0 1 0 58 22 73 0 0 95 0 0 0 0 0 295 07:30 0 28 105 0 133 50 0 0 0 50 13 72 0 0 85 0 0 0 0 0 268 07:45 0 68 67 0 135 29 0 0 0 29 7 104 0 0 111 0 0 0 0 0 275 Total 0 192 296 0 488 149 0 2 0 151 56 351 0 0 407 0 0 0 0 0 1046 08:00 0 73 7 0 80 12 0 1 0 13 2 151 0 0 153 0 0 0 0 0 246 08:15 0 83 3 0 86 2 0 1 0 3 1 130 0 0 131 0 0 0 0 0 220 08:30 0 89 7 0 96 3 0 2 0 5 1 140 0 0 141 0 0 0 0 0 242 08:45 0 68 5 0 73 3 0 0 0 3 2 168 0 0 170 0 0 0 0 0 246 Total 0 313 22 0 335 20 0 4 0 24 6 589 0 0 595 0 0 0 0 0 954 "' BREAK "' 14:00 0 123 4 0 127 5 0 6 0 11 2 93 0 0 95 0 0 0 0 0 233 14:15 0 127 4 0 131 6 0 2 0 8 1 90 0 0 91 0 0 0 0 0 230 14:30 0 129 12 0 141 9 0 1 0 10 2 84 0 0 86 0 0 0 0 0 237 14:45 0 136 8 0 144 3 0 0 0 3 5 95 0 0 100 0 0 0 0 0 247 Total 0 515 28 0 543 23 0 9 0 32 10 362 0 0 372 0 0 0 0 0 947 15:00 0 137 14 0 151 13 0 2 0 15 1 94 0 0 95 0 0 0 0 0 261 15:15 0 117 26 0 143 54 0 2 0 56 3 63 0 0 66 0 0 0 0 0 265 15:30 0 103 39 0 142 51 0 2 0 53 3 76 0 0 79 0 0 0 0 0 274 15:45 0 118 29 0 147 26 0 5 0 31 6 100 0 0 106 0 0 0 0 0 284 Total 0 475 108 0 583 144 0 11 0 155 13 333 0 0 346 0 0 0 0 0 1084 16:00 0 139 14 0 153 24 0 3 0 27 7 109 0 0 116 0 0 0 0 0 296 16:15 0 150 12 0 162 25 0 6 0 31 2 97 0 0 99 0 0 0 0 0 292 16:30 0 186 15 0 201 29 0 8 0 37 4 83 0 0 87 0 0 0 0 0 325 16:45 0 167 22 0 189 10 0 3 0 13 5 99 0 0 104 0 0 0 0 0 306 Total 0 642 63 0 705 88 0 20 0 108 18 388 0 0 406 0 0 0 0 0 1219 17:00 0 171 11 0 182 26 0 2 0 28 9 83 0 0 92 0 0 0 0 0 302 17:15 0 154 23 0 177 19 0 10 0 29 2 97 0 0 99 0 0 0 0 0 305 17:30 0 161 18 0 179 33 0 16 0 49 7 95 0 0 102 0 0 0 0 0 330 17:45 0 149 14 0 163 42 0 27 0 69 2 77 0 0 79 0 0 0 0 0 311 Total 0 635 66 0 701 120 0 55 0 175 20 352 0 0 372 0 0 0 0 0 1248 Grand Total 0 2772 583 0 3355 544 0 101 0 645 123 2375 0 0 2498 0 0 0 0 0 6498 Apprch % 0 82.6 17.4 0 84.3 0 15.7 0 4.9 95.1 0 0 0 0 0 0 Total % 0 42.7 9 0 51.6 8.4 0 1.6 0 9.9 1.9 36.5 0 0 38.4 0 0 0 0 0 Auto 0 2772 583 0 3355 544 0 101 0 645 123 2375 0 0 2498 0 0 0 0 0 6498 % Auto 0 100 100 0 100 100 0 100 0 100 100 100 0 0 100 0 0 0 0 0 100 Heayvenr= Heavy Vehicles 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Video Data Solutions, Inc. A Traffic Data Collection Company O.(305)253-1553 F.(305)235-7703 CLIENT : TRAF TECH Engineering JOB NO : 2017-25 PROJECT: Ransom Everglades COUNTY : Miami Dade File Name : 2- Main Hwy & Ransom Site Code : 00000000 Start Date : 3/8/2017 Page No : 2 To 0 C O 00 0 0 0 0 00 0 00 0 00 O 0 0 00 0 Main Hwy Out In Total 2919 0 2919 3355 0 3355 6274 0 6274 0 0 0 Right 2772 0 2772 Thru 583 0 583 0 0 0 Left U-Turns North 3/8/2017 07:00 3/8/2017 17:45 Auto Heavy Vehicles Left Thru Right U-Turns 0 0 2375 0 123 0 0 0 0 2375 123 0 2873 0 2873 2498 0 2498 5371 0 5371 Out In Total Main Hwv cn 01 0 A 0 00 0- 0 00 0 W 0 O 0) A A ocn W 01 01 0- 0 m ID 0 0 O� G m co 0) 0 5 m 0 0 m m � 0) 3 0 co Video Data Solutions, Inc. CLIENT : JOB NO : PROJECT: COUNTY : TRAF TECH Engineering 2017-25 Ransom Everglades Miami Dade A Traffic Data Collection Company 0. (305) 253-1553 F. (305) 235-7703 File Name : 2- Main Hwy & Ransom Site Code : 00000000 Start Date : 3/8/2017 Page No : 3 Main Hwy Southbound Ransom Everglades School Entrance Westbound Main Hwy Northbound Eastbound Start Time Right Thru Left U-Turns App. Total Right Thru Left U-Turns App. Total Right Thru Left U-Tarns App. Total Right Thru Left U-Tarns App. Total Peak Hour Analysis From 07:00 to 08:45 - Peak 1 of 1 Peak Hour for Entire Intersection Be ins at 07:15 Int. Total 07:15 0 44 98 0 142 57 0 1 0 58 22 73 0 0 95 0 0 0 0 0 295 07:30 0 28 105 0 133 50 0 0 0 50 13 72 0 0 85 0 0 0 0 0 268 07:45 0 68 67 0 135 29 0 0 0 29 7 104 0 0 111 0 0 0 0 0 275 08:00 0 73 7 0 80 12 0 1 0 13 2 151 0 0 153 0 0 0 0 0 246 Total Volume 0 213 277 0 490 148 0 2 0 150 44 400 0 0 444 0 0 0 0 0 1084 App. Total 0 43.5 56.5 0 98.7 0 1.3 0 9.9 90.1 0 0 0 0 0 0 PHF .000 .729 .660 .000 .863 .649 .000 .500 .000 .647 .500 .662 .000 .000 .725 .000 .000 .000 .000 .000 .919 6 0 c 0 O Main Hwy Out In Total 490 1038 0 213 277 0 Right Thru Left U-Turns Peak Hour Data North Peak Hour Begins at 07:15 Auto Heavy Vehicles Left Thru Right U-Turns 0 400 44 H O 215 444 659 Out In Total Main Hwv 01 0 548 Video Data Solutions, Inc. A Traffic Data Collection Company 0. (305) 253-1553 F. (305) 235-7703 CLIENT : TRAF TECH Engineering JOB NO : 2017-25 PROJECT: Ransom Everglades COUNTY : Miami Dade File Name : 2- Main Hwy & Ransom Site Code : 00000000 Start Date : 3/8/2017 Page No : 4 Main Hwy Southbound Ransom Everglades School Entrance Westbound Main Hwy Northbound Eastbound Start Time Right Thru Left U-Tarns App. Total Right Thru Left U-Turns App. Total Right Thru Left U-Turns App. Total Right Thru Left U-Tarns App. Total Peak Hour Analysis From 14:00 to 17:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 Int. Total 17:00 0 171 11 0 182 26 0 2 0 28 9 83 0 0 92 0 0 0 0 0 302 17:15 0 154 23 0 177 19 0 10 0 29 2 97 0 0 99 0 0 0 0 0 305 17:30 0 161 18 0 179 33 0 16 0 49 7 95 0 0 102 0 0 0 0 0 330 17:45 0 149 14 0 163 42 0 27 0 69 2 77 0 0 79 0 0 0 0 0 311 Total Volume 0 635 66 0 701 120 0 55 0 175 20 352 0 0 372 0 0 0 0 0 1248 App. Total 0 90.6 9.4 0 68.6 0 31.4 0 5.4 94.6 0 0 0 0 0 0 PHF .000 .928 .717 .000 .963 .714 .000 .509 .000 .634 .556 .907 .000 .000 .912 .000 .000 .000 .000 .000 .945 0 O 0 0 Main Hwy Out In Total 472 701 1173 0 635 66 0 Right Thru Left U-Turns Peak Hour Data T North Peak Hour Begins at 17:00 Auto Heavy Vehicles Left Thru Right U-Turns 0 352 2011 O 690 372 1062 Out In Total Main Hwv H 0 c c c m 0 0 rn 0 0 O9 G m cQ t 0- co 0 HP m m , 0) 0 m Video Data Solutions, Inc. CLIENT : JOB NO : PROJECT: COUNTY : TRAF TECH Engineering 2017-25 Ransom Everglades Miami Dade A Traffic Data Collection Company 0.(305)253-1553 F.(305)235-7703 Groups Printed- Peds File Name : 2- Main Hwy & Ransom Site Code : 00000000 Start Date : 3/8/2017 Page No : 1 Main Hwy Southbound Ransom Everglades School Entrance Westbound Main Hwy Northbound Eastbound Start Time Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Right Thru Left Peds App. Total Int. Total 07:00 0 0 0 0 0 0 0 0 15 15 0 0 0 0 0 0 0 0 0 0 15 07:15 0 0 0 1 1 0 0 0 18 18 0 0 0 0 0 0 0 0 0 0 19 07:30 0 0 0 0 0 0 0 0 16 16 0 0 0 0 0 0 0 0 0 0 16 07:45 0 0 0 0 0 0 0 0 13 13 0 0 0 0 0 0 0 0 0 0 13 Total 0 0 0 1 1 0 0 0 62 62 0 0 0 0 0 0 0 0 0 0 63 08:00 0 0 0 0 0 0 0 0 14 14 0 0 0 0 0 0 0 0 0 0 14 08:15 0 0 0 0 0 0 0 0 6 6 0 0 0 0 0 0 0 0 0 0 6 08:30 0 0 0 0 0 0 0 0 11 11 0 0 0 0 0 0 0 0 0 0 11 08:45 0 0 0 0 0 0 0 0 21 21 0 0 0 0 0 0 0 0 0 0 21 Total 0 0 0 0 0 0 0 0 52 52 0 0 0 0 0 0 0 0 0 0 52 "' BREAK "' 14:00 14:15 14:30 14:45 Total 15:00 15:15 15:30 15:45 Total 16:00 16:15 16:30 16:45 Total 17:00 17:15 17:30 17:45 Total Grand Total Apprch % Total % 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 2 0 0 2 2 0 0 0 0 0 0 0 0 O 0 0 4 O 0 0 100 O 0 0 1.2 0 0 0 0 0 0 0 0 4 1.2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7 15 10 7 39 22 8 32 11 73 10 11 13 19 53 9 19 12 14 54 7 15 10 7 39 22 8 32 11 73 10 11 13 19 53 9 19 12 14 54 O 0 0 333 333 O 0 0 100 O 0 0 98.8 98.8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 O 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 O 0 0 0 O 0 0 0 0 7 15 10 7 39 22 8 34 11 75 11 11 13 19 54 9 19 12 14 54 337 ATTACHMENT B SYNCHRO Output (Level of Service Analyses) HCM Unsignalized Intersection Capacity Analysis 7: Main Hwy & Franklin Ave/La Brisa Driveway 4/13/2017 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4. 4. 4. 4. Traffic Volume (veh/h) 4 0 140 0 0 0 42 508 0 0 351 34 Future Volume (Veh/h) 4 0 140 0 0 0 42 508 0 0 351 34 Sign Control Stop Stop Free Free Grade 0% 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 4 0 152 0 0 0 46 552 0 0 382 37 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1044 1044 400 1196 1063 552 419 552 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1044 1044 400 1196 1063 552 419 552 tC, single (s) *6.0 6.5 *6.0 7.1 6.5 6.2 4.1 4.1 tC, 2 stage (s) tF (s) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 p0 queue free % 99 100 77 100 100 100 96 100 cM capacity (veh/h) 278 220 666 122 214 533 1140 1018 Direction, Lane # EB 1 WB 1 NB 1 SB 1 Volume Total 156 0 598 419 Volume Left 4 0 46 0 Volume Right 152 0 0 37 cSH 643 1700 1140 1018 Volume to Capacity 0.24 0.00 0.04 0.00 Queue Length 95th (ft) 24 0 3 0 Control Delay (s) 12.4 0.0 1.1 0.0 Lane LOS B A A Approach Delay (s) 12.4 0.0 1.1 0.0 Approach LOS B A Intersection Summary Average Delay 2.2 Intersection Capacity Utilization 68.5% ICU Level of Service C Analysis Period (min) 15 User Entered Value Existing Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: RE Driveway & Main Hwy 1- t t P '- 1 Movement WBL WBR NBT NBR SBL SBT 4/13/2017 Lane Configurations 'r' T. 4 Traffic Volume (veh/h) 2 148 400 44 277 213 Future Volume (Veh/h) 2 148 400 44 277 213 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 2 161 435 48 301 232 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1293 459 483 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1293 459 483 tC, single (s) *6.0 *6.0 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 99 74 72 cM capacity (veh/h) 151 619 1080 Direction, Lane # WB 1 NB 1 SB 1 Volume Total 163 483 533 Volume Left 2 0 301 Volume Right 161 48 0 cSH 596 1700 1080 Volume to Capacity 0.27 0.28 0.28 Queue Length 95th (ft) 28 0 29 Control Delay (s) 13.3 0.0 6.8 Lane LOS B A Approach Delay (s) 13.3 0.0 6.8 Approach LOS B Intersection Summary Average Delay 4.9 Intersection Capacity Utilization 69.5% ICU Level of Service C Analysis Period (min) 15 User Entered Value Existing Conditions Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 7: Main Hwy & Franklin Ave/La Brisa Driveway 4/13/2017 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4. 4. 4. 4. Traffic Volume (veh/h) 4 25 121 0 6 44 41 480 15 66 307 34 Future Volume (Veh/h) 4 25 121 0 6 44 41 480 15 66 307 34 Sign Control Stop Stop Free Free Grade 0% 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 4 27 132 0 7 48 45 522 16 72 334 37 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1168 1124 352 1262 1135 530 371 538 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1168 1124 352 1262 1135 530 371 538 tC, single (s) *6.0 *6.0 *6.0 7.1 *6.0 *6.0 4.1 4.1 tC, 2 stage (s) tF (s) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 p0 queue free % 98 88 81 100 97 92 96 93 cM capacity (veh/h) 201 216 706 99 213 567 1188 1030 Direction, Lane # EB 1 WB 1 NB 1 SB 1 Volume Total 163 55 583 443 Volume Left 4 0 45 72 Volume Right 132 48 16 37 cSH 491 468 1188 1030 Volume to Capacity 0.33 0.12 0.04 0.07 Queue Length 95th (ft) 36 10 3 6 Control Delay (s) 15.9 13.7 1.0 2.1 Lane LOS C B A A Approach Delay (s) 15.9 13.7 1.0 2.1 Approach LOS C B Intersection Summary Average Delay 3.9 Intersection Capacity Utilization 56.5% ICU Level of Service B Analysis Period (min) 15 * User Entered Value Future Conditions (with School Expansion and Las Brisa Drive) Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: RE Driveway & Main Hwy t t P '- 1 Movement WBL WBR NBT NBR SBL SBT 4/13/2017 Lane Configurations 4 Traffic Volume (veh/h) 2 119 415 34 214 213 Future Volume (Veh/h) 2 119 415 34 214 213 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 2 129 451 37 233 232 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1168 470 488 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1168 470 488 tC, single (s) *6.0 *6.0 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 99 79 78 cM capacity (veh/h) 192 611 1075 Direction, Lane # WB 1 NB 1 SB 1 Volume Total 131 488 465 Volume Left 2 0 233 Volume Right 129 37 0 cSH 591 1700 1075 Volume to Capacity 0.22 0.29 0.22 Queue Length 95th (ft) 21 0 21 Control Delay (s) 12.8 0.0 5.8 Lane LOS B A Approach Delay (s) 12.8 0.0 5.8 Approach LOS B Intersection Summary Average Delay 4.0 Intersection Capacity Utilization 64.4% ICU Level of Service C Analysis Period (min) 15 User Entered Value Future Conditions (with School Expansion and Las Brisa Drive) Synchro 9 Report AM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 7: Main Hwy & Franklin Ave/La Brisa Driveway 4/13/2017 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4+ 4+ 4. 4. Traffic Volume (veh/h) 17 0 35 0 0 0 40 408 0 0 715 49 Future Volume (Veh/h) 17 0 35 0 0 0 40 408 0 0 715 49 Sign Control Stop Stop Free Free Grade 0% 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 18 0 38 0 0 0 43 443 0 0 777 53 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1332 1332 804 1370 1359 443 830 443 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1332 1332 804 1370 1359 443 830 443 tC, single (s) *6.0 6.5 *6.0 7.1 6.5 6.2 4.1 4.1 tC, 2 stage (s) tF (s) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 p0 queue free % 91 100 91 100 100 100 95 100 cM capacity (veh/h) 190 146 402 107 141 615 802 1117 Direction, Lane # EB 1 WB 1 NB 1 SB 1 Volume Total 56 0 486 830 Volume Left 18 0 43 0 Volume Right 38 0 0 53 cSH 296 1700 802 1117 Volume to Capacity 0.19 0.00 0.05 0.00 Queue Length 95th (ft) 17 0 4 0 Control Delay (s) 20.0 0.0 1.5 0.0 Lane LOS C A A Approach Delay (s) 20.0 0.0 1.5 0.0 Approach LOS C A Intersection Summary Average Delay 1.3 Intersection Capacity Utilization 64.7% ICU Level of Service C Analysis Period (min) 15 User Entered Value Existing Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: RE Driveway & Main Hwy t t P '- Movement WBL WBR NBT NBR SBL SBT 4/13/2017 Lane Configurations 4 Traffic Volume (veh/h) 55 120 352 20 66 635 Future Volume (Veh/h) 55 120 352 20 66 635 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 60 130 383 22 72 690 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1228 394 405 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1228 394 405 tC, single (s) *6.0 *6.0 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0queue free % 72 81 94 cM capacity (veh/h) 213 671 1154 Direction, Lane # WB 1 NB 1 SB 1 Volume Total 190 405 762 Volume Left 60 0 72 Volume Right 130 22 0 cSH 399 1700 1154 Volume to Capacity 0.48 0.24 0.06 Queue Length 95th (ft) 62 0 5 Control Delay (s) 21.9 0.0 1.6 Lane LOS C A Approach Delay (s) 21.9 0.0 1.6 Approach LOS C Intersection Summary Average Delay 4.0 Intersection Capacity Utilization 77.2% ICU Level of Service D Analysis Period (min) 15 * User Entered Value Existing Conditions Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 7: Main Hwy & Franklin Ave/La Brisa Driveway 4/13/2017 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4+ 4+ 4. 4. Traffic Volume (veh/h) 17 6 32 18 5 36 38 381 7 17 707 49 Future Volume (Veh/h) 17 6 32 18 5 36 38 381 7 17 707 49 Sign Control Stop Stop Free Free Grade 0% 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 18 7 35 20 5 39 41 414 8 18 768 53 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1372 1334 794 1369 1357 418 821 422 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1372 1334 794 1369 1357 418 821 422 tC, single (s) *6.0 *6.0 *6.0 *6.0 *6.0 *6.0 4.1 4.1 tC, 2 stage (s) tF (s) 3.5 4.0 3.3 3.5 4.0 3.3 2.2 2.2 p0 queue free % 89 96 91 87 97 94 95 98 cM capacity (veh/h) 165 174 407 160 169 651 808 1137 Direction, Lane # EB 1 WB 1 NB 1 SB 1 Volume Total 60 64 463 839 Volume Left 18 20 41 18 Volume Right 35 39 8 53 cSH 255 298 808 1137 Volume to Capacity 0.24 0.21 0.05 0.02 Queue Length 95th (ft) 22 20 4 1 Control Delay (s) 23.4 20.4 1.5 0.4 Lane LOS CC A A Approach Delay (s) 23.4 20.4 1.5 0.4 Approach LOS C C Intersection Summary Average Delay 2.6 Intersection Capacity Utilization 55.2% ICU Level of Service B Analysis Period (min) 15 User Entered Value Future Conditions (with School Expansion and Las Brisa Drive) Synchro 9 Report PM Peak Hour Page 1 HCM Unsignalized Intersection Capacity Analysis 3: RE Driveway & Main Hwy 4/13/2017 t t P '- Movement WBL WBR NBT NBR SBL SBT Lane Configurations t+ 4 Traffic Volume (veh/h) 62 95 359 17 55 653 Future Volume (Veh/h) 62 95 359 17 55 653 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 67 103 390 18 60 710 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1229 399 408 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1229 399 408 tC, single (s) *6.0 *6.0 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 69 85 95 cM capacity (veh/h) 215 667 1151 Direction, Lane # WB 1 NB 1 SB 1 Volume Total 170 408 770 Volume Left 67 0 60 Volume Right 103 18 0 cSH 365 1700 1151 Volume to Capacity 0.47 0.24 0.05 Queue Length 95th (ft) 60 0 4 Control Delay (s) 23.2 0.0 1.3 Lane LOS C A Approach Delay (s) 23.2 0.0 1.3 Approach LOS C Intersection Summary Average Delay 3.7 Intersection Capacity Utilization 76.6% ICU Level of Service D Analysis Period (min) 15 User Entered Value Future Conditions (with School Expansion and Las Brisa Drive) Synchro 9 Report PM Peak Hour Page 1 Ransom Everglades School Upper Campus Special Area Plan G1.1 Miami -Dade County Traffic Operation Plan School Traffic Operation Plan (TOP) Form This form has been created by Miami -Dade County Department of Transportation and Public Works (DTPW) to document a school's traffic operations and commitments. All form worksheets and illustrations have been completed for the operation at Ransom Everglades School Contents 1.0 Definitions 2.0 School Location 3.0 Educational Program and Enrollment 4.0 School Schedule 4.1 School Schedule Commitment 4.2 School Schedule Example 5.0 Vehicle Operations 5.1 Vehicle Routes 5.2 Vehicle Stacking and Staging Spaces 5.3 Automobile Curbside Passenger Loading Zone 5.4 School Bus Passenger Loading Zone 5.4a School Bus Commitment 5.5 Parking Stall Operations 1.0 Definitions 5.6 Service Vehicle Operations 6.0 Pedestrian and Bicycle Facilities 7.0 Onsite Traffic Personnel and Devices 8.0 School Crossing and Speed Zone 9.0 Offsite Traffic Control Officers 9.1 State Crossing Guards 10.0 Special Event Provisions 11.0 Parent Traffic Handbook 12.0 Table Worksheets 13.0 Attachments 14.0 Endorsement For the purpose of this document, the following definitions for terms used herein shall apply to all sections unless the context clearly indicates otherwise: (1) Educational program: A planned curriculum with specific instructional beginning, progression and ending for the enrolled students. (2) Schedule Shift: A period of time when students are anticipated to be at the school facility to engage in programed activities (2.1) Instructional Shift: A period of time when students enrolled in a particular educational program must be in attendance. The beginning of this shift is often referred to as the "first bell" and the ending of this shift is often referred to as a "last bell." (2.2) Early Arrival Shift: A period of time when students are allowed into the facility prior to the start of an instructional shift. This period may include other types of programs (e.g. breakfast, before care, etc.). (2.3) After School Shift: A period of time when students are allowed to remain at the facility after the end of all instructional shifts. This period may include other types of programs (e.g. after care, extra -curricular, sports, etc.) (2.4) Study Hall: A scheduled period of time, which begins with the school's first instructional shift (arrival time) and ends at the school's last instructional shift (dismissal time), where car-pooling students that arrive prior to their instructional shift and/or are dismissed earlier than their pick-up time (due to co -passenger students) are provided free of charge care. (2.5) Arrival Period: A time or period of time when students come to school to participate in an educational program. The time or period of time is set by the beginning of one or more instructional shifts. DTPW TOP Form Version 11 Page 1 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form (2.6) Dismissal Period: A time or period of time when students leave school due to the end of an educational program. The time or period of time is set by the end of one or more instructional shifts. (3) Vehicle Route: A maneuverable continuous vehicle path that provides access to the stacking and staging spaces. (4) Vehicle Stacking Space: A space in which pickup and delivery of children can take place. (5) Vehicle Queuing Space: A space where a vehicle can idle while waiting to enter into a stacking space. (6) Vehicle Staging Space: A space where a service vehicle may remain idle while providing their service. (7) Parked Stacking Space: A parking space designated for student drop-off and pick-up use during the arrival and dismissal operations. (8) By -Pass Lane: A minimum 10 foot wide vehicle travel lane adjacent to stacking and queuing spaces whose direction of travel is in the same direction as the stacking and queuing vehicles. (9) Open Parking Space: A parking space that has no assigned use during the arrival and dismissal operations. (10) Staff Parking Space: A parking space designated for staff use during the school's hours of operation. (12) Student Parking: A parking space designated for student use during the school's hours of operation. (13) Pedestrian Route: A continuous exclusive walking path that provides access from the public right-of-way to a school building entrance. (14) Bicycle Route: A continuous biking path that provides access from the public right-of-way to the school's bicycle storage. (15) Bicycle Storage: A designated area where bicycles may be secured and remain in place for the school day. (16) School Traffic Personnel: A school employee who reinforces the onsite traffic operations by guiding vehicles and pedestrians along designated routes within the school property. (17) Traffic Control Officer: An individual who has been authorized by a police department to direct traffic or operate a traffic control device as per section 316.640 of Florida Statute. (18) School Special Event: An organized event at a school facility that generates a peak vehicle trip count or a vehicle accumulation demand greater than the traffic parameters established by the school traffic operation plan. (19) School Crossing: An official school student crossing on an adopted school route plan of a school safety program. Any crossing not so officially designated is termed a "pedestrian crossing." DTPW TOP Form Version 11 Page 2 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form 2.0 School Location Specify the school's name, site address, folio and hours of operation within the Table 2.0-1. 3.0 Educational Program and Enrollment A school provides instructions to students through its educational programs (Elementary, Middle, High, ect). Specify the school's educational programs and maximum enrollment by completing Table 3.0-1. Indicate the school's programs by entering the student enrollment associated with each program and/or enter "None" for student enrollment if a particular program does not operate at the school. School may offer educational programs that vary substantially from programs typically offered in schools. Provide a description of the school's educational programs in Table 3.0-2. 4.0 School Schedule A school schedule is composed of schedule shifts. A schedule shift may be classified as either a non - instructional shift (Breakfast Program, After School Care, or Extra Curricular Activity) or an instructional shift. The educational programs are scheduled by instructional shifts. Therefore, every schedule will include at least one instructional shift. A school's arrival period, as well as dismissal period, should not exceed 1.5 hours because of its effect on school speed zone hours. The different educational programs may be scheduled independently or concurrently, but an educational program may not be divided by multiple instructional shifts. Instructional shifts must be scheduled a minimum of 20 minutes apart to have their vehicle accumulation events be considered as independent events. The schedule may also include an early arrival shift and an after school shift. A school that proposes to operate with multiple instructional shifts must enact the multiple shifts from inauguration, regardless of student enrollment. For example, a K-8 school, which has two educational programs (K-5 and 6-8), may operate with one or two instructional shifts, but may not operate with three instructional shifts. A school's schedule may often be influenced by the site's vehicle accumulation capacity and other off -site traffic operational factors. A site's vehicle accumulation capacity and other factors are typically defined within a traffic study conducted by the school. Schools that operate with multiple instructional shifts are required to operate a "study half' period. The study hall period begins with the school's first arrival time and ends at the school's last dismissal time. This period must be provided free of charge for car-pooling students that arrive prior to their instructional shift and/or are dismissed earlier than their pick-up time due to co -passenger students. 4.1 School Schedule Commitment The school schedule will maintain the maximum number of students allowed per instructional shift and operate with the number of instructional shifts stated in Table 4.1-1, with a minimum 20 minute separation between any two instructional shifts. Parental vehicular access to onsite passenger loading facilities shall be open a minimum of 30 minutes prior to all arrival and dismissal time(s). The school will operate a "study hall" period when its schedule has more than one instructional shift. DTPW TOP Form Version 11 Page 3 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form 4.2 School Scrieuule Example The school is required to maintain the schedule commitment at all times. This commitment will define the school staggered shift schedule format, but actual start and end times may differ. Provide an example of the school schedule at full capacity in Table 4.2-1. School may offer educational programs that vary substantially from programs typically offered in schools. Provide a description of the school's schedule shifts in Table 4.22. 5.0 Vehicle Operations A school has various vehicle types that access the site regularly. These vehicle types may include automobiles, school buses, and service vehicles such as food delivery trucks and trash collecting trucks. The various vehicles require clear traffic patterns to maintain the site's safety and maneuverability when accessing the site. These patterns are termed vehicle routes. Once vehicles are on site, they accumulate as parking, stacking, queuing, or staging. The following section will formally define these vehicle routes and spaces within the TOP. 5 1 VPhic!P RoteF Vehicle routes consist of an entry, a pathway, and an exit. All routes must provide the appropriate geometry (e.g. lane width, effective radii) to accommodate the intended vehicles. The route should minimize the number of conflict throughout its pathway. Each portion of the route must be identified using the following formats stated below. Vehicle Route Naming Format: Each route must be assigned a name that indicates its intended "purpose" and "service". Use the abbreviations contained in Table 5.1-1 to appropriately name the routes. For example, a curbside automobile passenger loading zone that is to be used by parents dropping -off elementary school students would be named "A(K-5)". Table 5.1-1 Route Name Key "Purpose" "Service" A Automobile Loading Zone K-12 Student Passengers -specify grade range B Bus Loading Zone Food Food Delivery P Parking Trash Garbage Pick-up S Service Vehicle Delivery General Delivery PED Pedestrian Pathway BIK Bicycle Pathway Route Entry and Exit Label Format: Each route's entry and exit location must be assigned a label. Each location label will be composed of an abbreviated location type and a number. Use Table 5.1-2 to provide the correct abbreviated location type and number. Route names, entries, and exits must be illustrated in a plan view and attached to this document. DTPW TOP Form Version 11 Page 4 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form Table 5.1-2 Route Entry and Exit Location - Labeling Key Location Type Number DW Driveway accessing the site Number all the locations sequentially for each "location type" set. Start with the number 1. Begin numbering from the NE corner of the plan and increase the numbers sequentially in a clock -wise direction until all locations are labeled. P Point located within a plan E Pedestrian and Bicycle Entrance and/or Exit Example: The entry and exit locations for a site that has two driveways (DW-1, DW-2) connecting to the public right-of-way, an internal drive aisle (P-1) connecting to the adjacent property, and a sidewalk connecting the main entrance (E-1) to the public right-of-way (E-2); will have three vehicle locations labeled as DW-1, DW-2, and P-1 and two pedestrian locations labeled El and E2. Entry and exit points along the vehicle route may have operational restrictions. The restrictions may be in place permanently or only during the times when the TOP is in effect. Use Table 5.1-3 to better understand the restriction notes to be used throughout this form. Table 5.1-3 Route Restrictions Note Key Restriction Note Description Right In Only Vehicles may only enter into this location via a right turn movement. One Way Only All traffic is moving solely in one direction at this location. Right Out Only Vehicles may only exit out of this location via a right turn movement. 5,2 Vehicle Stacking and Staging Spaces All stacking and staging spaces must be accessed through a vehicle route. The stacking, queuing, and staging spaces along a vehicle route may not impede the operations of any other concurrently operating vehicle route or space operation. For example, a stacked or queued vehicle may not be located within the maneuvering "back -out" area of a parking space designated as a parked stacking space. Vehicle stacking spaces within passenger loading zones must have a passenger landing area for entering and exiting the vehicle. A 10 foot minimum by-pass lane must be provided for passenger loading zones whose combined stacking and queuing spaces are longer than 3 consecutive vehicle spaces. Parking spaces may be designated as stacking spaces. Access to the vehicle stacking spaces must be opened 30 minutes before the first scheduled time of use. 5.3 Automobile Curbside Passenger Loading Zone Operations An automobile passenger loading zone is a designated area for stacking automobiles and vans to load and unload passengers to and from a prescribed landing area. The pedestrian landing area for automobile loading zones must be located on the right side of the vehicle and should have a minimum size of 5 feet by 5 feet. Typically these landing areas are considered curbside passenger loading areas because the vehicles stack adjacent to a curbed sidewalk. Automobile passenger loading zones that have a by-pass lane should taper the head of the zone (the front space of the stacking line) towards the by-pass lane to merge the exiting stacked vehicles into the by-pass lane. DTPW TOP Form Version 11 Page 5 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form Specify if the school operates one or more automobile passenger loading zones by providing information of the vehicle route that provides access to the zone within the Table 5.3-1, or indicate no zone by entering "None" for the route name. The vehicle route must be illustrated in a plan view and attached to this document. The use of automobile passenger loading zones are limited to automobiles and vans only. Each vehicle space is measured at 22 feet long and 8 feet wide. If the school operates with an automobile passenger loading zone, indicate its capacity in Table 5.3-2. Enter zero (0) for the total capacity if the school does not have an automobile passenger loading zone. 5.4 School Bus Passenger Loading Zone Onerations A school bus passenger loading zone is a designated zone for stacking school buses to load and unload passengers to and from a prescribed landing area. The pedestrian landing area for school bus passenger loading zones must be located on the right side of the vehicle and should have a minimum size of 8 feet by 8 feet. Specify if the school operates one or more school bus passenger loading zones by providing information of the vehicle route that provides access to the zone within the Table 5.4-1, or indicate no zone by entering "None" for the route name. The vehicle route must be illustrated in a plan view and attached to this document. The use of school bus passenger loading zones are limited to only school buses during arrival and dismissal operations. Each bus vehicle space measures 50 feet long and 10 feet wide unless otherwise stated in Table 5.4a-2. If the school operates with a school bus passenger loading zone, indicate its capacity in Table 5.4-2. Enter zero (0) for the total capacity if the school does not have a school bus passenger loading zone. The school's bus operations may be voluntary, recommended in a traffic study, and/or mandated by zoning resolution. Complete the section 5.4a to specify the minimum number of school buses required to operate at the school. 5.4a School Bus Commitment Specify the school's busing commitment by completing Table 5.4a-1 and Table 5.4a-2. Report zero (0) number of buses if the school has no busing commitment. Standard bus types have been provided in Table 5.4a-2 for convenience. The school is required to provide a school bus program that maintains the required minimum bus ridership participation reported in Table 5.4a-1 and Table 5.4a-2; and manage the program to ensure that bus accumulations are contained within the designated bus stacking and queuing spaces. 5.5 Parking Stall Operations All parking spaces used during the school's operation must be identified. The parking spaces must meet all governing parking stall codes. Parked stacking spaces must have an unobstructed vehicle route to access these spaces during arrival and dismissal shifts. Parking spaces that have no assigned use during arrival and dismissal operations due to vehicle route obstructions will be termed open parking spaces. A cross parking agreement is required for all off -site privately managed parking spaces. DTPW TOP Form Version 11 Page 6 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form Specify the school's parking space usage and quantities by completing Table 5.5-1. The parking spaces must be illustrated in a plan view and attached to this document. If the school has parked stacking spaces or student parking spaces, specify the route information that provides access to those spaces within the Table 5.5-2, or indicate no routes by entering "None" for the route name. The vehicle route must be illustrated in a plan view and attached to this document. o.6 Service Vehicle Opereucifis Schools often require service vehicles to enter and maneuver within the site to provide facility services. Specify the school's service vehicle routes by providing the vehicle route information within the Table 5.6-1, or indicate no routes by entering "None" for the route name. The vehicle route must be illustrated in a plan view and attached to this document. 6.0 Pedestrian and Bicycle Facilities A pedestrian route originating from the public right-of-way must be provided to all school building entrances. The route should be a minimum of 5 feet wide and have all the required elements when crossing a motorized vehicle travel lane (crosswalk, pedestrian ramp, etc.). All student entrances to the school site and buildings must be labeled by using Table 5.1-2. Only the main entrance is required to be labeled when multiple buildings are interconnected with pedestrian pathways. Bicycle routes that are combined with pedestrian traffic must have an eight (8) foot minimum width. For sites that have a bicycle storage area and that only provide standard pedestrian path widths are required to instate the following policy: "All bicyclists must dismount their bicycles and walk their bicycles to the designated bicycle storage when entering or exiting to the school site." Specify the pedestrian routes by providing the route information within the Table 6.0-1. The pedestrian route must be illustrated in a plan view and attached to this document. Specify the bicycle routes by providing the route information within the Table 6.0-2, or indicate no routes by entering "None" for the route name. The bicycle route must be illustrated in a plan view and attached to this document. Identify the bicycle storage locations throughout the site by labeling each location according to the following instructions: Each location must be label with the letters BS followed by a number (e.g. BS1). Begin with number 1. Do not repeat any location labels. List the storage locations and its capacity in Table 6.0-3. Enter "none" for the location to indicate no bicycle storage. The bicycle storage location must be illustrated in a plan view and attached to this document. 7.0 Onsite Traffic Personnel & Devices A functioning school TOP requires adherence to the prescribed routes and operations. Often school traffic personnel is required to guide pedestrians within passenger loading zones, assist with traffic flow at route conflict points, and encourage adherence to prescribed routes in areas not defined by the infrastructure's geometry. The school shall supply staff to direct any vehicles which may stage or stack in through travel lanes or non -designated parking areas within the public rights -of -way onto the school site. DTPW TOP Form Version 11 Page 7 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form School traffic personnel should be stationed and assigned the following duties at the corresponding locations: assist students entering and exiting vehicles at loading zones (loading); guide traffic at points where active route pathways intersect (conflict); and encourage adherence at pathway decision points along the route (diverting). School traffic personnel school be on duty at least 30 minutes prior to scheduled shifts. Identify the school traffic personnel stations throughout the site by labeling each station according to the following instructions: Each station must be label with the letter S followed by a number (e.g. S1). Begin with number 1. Do not repeat any station labels. List the station locations and personnel duties in Table 7.0-1. Enter "none" for the location to indicate no school traffic personnel stations. The school traffic personnel stations must be illustrated in a plan view and attached to this document. Temporary traffic control devices (e.g. parking cones) may be useful at points within the routes that are not defined by the infrastructure's geometry and where school traffic personnel are not stationed. These temporary traffic devices may not be used in the public right-of-way unless managed by a traffic control officer. Identify the temporary traffic control devices located throughout the site by labeling each location according to the following instructions: Each location must be label with the letter C followed by a number (e.g. C1). Begin with number 1. Do not repeat any station labels. List the device location and description in Table 7.0-2. Enter "none" for the location to indicate that no devices will be used. The device locations must be illustrated in a plan view and attached to this document. 7.1 School Personnel Commitment The school is required to provide the school traffic personnel and temporary traffic control devices stated in Table 7.0-1 and Table 7.0-2. School traffic personnel must direct the school's traffic into onsite by-pass lanes or any available vehicle staging spaces during peak traffic generation periods to create additional onsite accumulation capacity when school related vehicle are queuing within non -designated areas of the right-of-way and/or through travel lanes. 8.0 School Zone and Crossings School zones may be provided for schools to alert drivers that they will be traveling near a school. A school zone is composed of signs and pavement markings. The school zone may also include a speed zone component that requires driver to reduce their travel speed. The speed zone is often enacted to provide control at designated school crossings serving elementary and middle schools. The school speed zone component may be composed of signs, pavement markings, and flashing beacons (as per the governing standard). The speed zone is required to be installed for school crossings when applicable. Indicate the existing and/or proposed school crossing(s) serving the school site within Table 8.0-1 Enter "none" for the road name to indicate that no school crossing exists or is proposed for this school. The school crossing locations must be illustrated in a plan view and attached to this document. DTPW TOP Form Version 11 Page 8 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form Indicate the existing and/or proposed school zones associated with the school site within Table 8.0-2. Enter "none" for the road name to indicate that no school zone exists or is proposed for this school. Indicate if a speed zone is a component of the school zone by marking the appropriate check box. A school speed zone should not have a continuous duration longer than two hours. If this school is served by a school speed zone, then specify the zone's posted hours in Table 8.0-3. Enter "none" for the period to indicate no posted hours. Use DTPW School Speed Zone Policy to determine appropriate time periods. Note that if the school is located in close proximity to an existing school speed zone (less than 300 feet), the zone and time period may be modified to cover both schools. Indicate below if the times are paired. If paired, provide areal illustrating adjacent school(s). 9.0 Offsite Traffic Control Officers Enforcement of the TOP routes and operations within the public right-of-way may only be performed by traffic control officers as per section 316.640 of the Florida Statute. Traffic control officers should be present during the start of each semester (first two weeks) to reinforce the traffic patterns established by the TOP. Specify the number, location, and duration of traffic control officers required to adequately enforce the TOP within Table 9.0-1. The school's endorsement of the traffic control officer enforcement plan must be stated within Table 9.0-2. A traffic control officer may be stationed at an intersection to improve vehicle delays and operations during a peak traffic demand period. Schools may be required to provide the officer, or may do so voluntarily. Specify the commitment, location, and duration of the traffic control officer stations required for LOS management within Table 9.0-3. Enter "none" for the intersection to indicate that no officer management is voluntarily offered or required. 9.1 State Crossing Guards A school may implement a crossing guard program to assist young (K-8) students traversing school crossings when walking to and from school. A crossing guard is not traffic control officer, unless the guard is trained as a traffic control officer and employed subject to the conditions described in section 316.640, F.S. Specify the crossing guard stations and duration within Table 9.1-1. Enter "none" for the station to indicate that no crossing guards are stationed to serve the school. 10.0 School Special Events Planned school events, such as sporting events, school assemblies, and ceremonies may often generate larger peak traffic volumes and vehicle accumulations than a typical school day. The school will be required to manage the traffic impacts produced by a school special event within its neighborhood. Specify the special event types and provisions selected to mitigate its traffic impacts within Table 10.0-1. Enter "none" for event type to indicate that no school special events will planned at the school site. DTPW TOP Form Version 11 Page 9 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form 11.0 Parent Traffic Handbook The Parent Traffic Handbook specifies a parent's child safety responsibilities and commitment to achieve an efficient traffic flow during the arrival and dismissal times. Parents of new students should be issued a Parent Traffic Handbook containing this TOP and are required to sign a contract with the school, which includes adherence to pick-up and drop-off procedures. Additionally, parents should be reissued the Parent Traffic Handbook and contract each new school year. The handbook and contract should be reviewed and signed during Parent Orientation prior to the start of school. A sample of the Parent Traffic Handbook and contact must be attached to this document. 12.0 Table Worksheets Complete this worksheet as per the instructions provided in sections 1.0 through 11.0 of this document. Educational Program VVorksheet Table 2.0-1 School Location Name Ransom Everglades School Address 3551 & 3575 Main Highway Folio Number(s) 01-4121-045-0180, 01-4121-000-0130 Hours of Operations 7:45 AM to 3:15 PM Table 3.0-1 Educational Program and Enrollment Educational Program Grades Average Maximum Enrollment per Grade Maximum Enrollment High School 9-12 182 726 Total Facility Enrollment 726 Table 3.0-2 Educational Program Descriptions Educational Program Description High School Instructional Typical DTPW TOP Form Version 11 Page 10 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form School Schedule Worksheet Table 4.1-1 School Schedule Commitment Period Maximum Number of Students Allowed within a Schedule Shift Minimum Number of Instructional Shifts at Full Enrollment Arrival 726 1 Dismissal 726 1 Table 4.2-1 School Schedule Example at Full Capacity Schedule Shift Grades Days [M, Tu, W, Th, F] Begin Time End Time No. of Students High 9-12 M,Tu,Th,F 7:45 3:15 726 High 9-12 W 7:45 2:45 726 DTPW TOP Form Version 11 Page 11 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form uwwPnoothe Passenger Curbside Loading Zone Worksheet Table 5.3-1 Automobile Loading Zone Route Descriation Route Name Entrance Point [X] Restriction Exit Point [X] Restriction Description 9-10 DW 1 Right In nly O DW-1 Right Out Only One WayOnly p One Way Only 11 —12 DW-2 Right In nly OOnly DW-2 Right Out Only One Way One Way Only Right In Only Right Out Only One Way Only One Way Only Right In Only Right Out Only One Way Only � One Way Only Table 5.3-2 Automobile Loading Zone Vehicle Capacity Summary (Automobiles and Vans) Route Name Stacking Space Capacity Queuing Spaces Capacity Total Capacity 9-10 5 27 32 11-12 9 33 42 11-12 9-10 DTPW TOP Form Version 11 Page 12 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form bus Passenger Loading Zone Worksheth Table 5.4-1 School Bus Passenger Loading Zone Route Description Route Name Entrance Point [X] Restriction Exit Point [X] Restriction None Right In Only 1 Right Out Only One Way In One Way Out Right In Only Right Out Only One Way In One Way Out Right In Only Right Out Only One Way In One Way Out Table 5.4-2 Bus Loading Zone Vehicle Accumulation Capacity Summary Route Name Stacking Spaces Capacity Queuing Spaces Capacity Bus Capacity None Table 5.4a-1 Bussing Commitment Minimum Number of Inbound Buses Required During the Arrival Period Minimum Number of Outbound Buses Required During the Dismissal Period None Table 5.4a-2 Bus Type and Capacity Quantity Bus Type Length Width Capacity Student Total by Type S-BUS-11 [S-BUS-36] 45 10 65 S-BUS-12 [S-BUS-40] 50 10 84 Small Buses 30 9 24 Students Grand Total DW-1 DW-2 27 33 DTPW TOP Form Version 11 Page 13 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form Parking Summary Worksheet Table 5.5-1 Proposed Parking Use Summary Parking Space Use Onsite Offsite Req. by Code Req. by Study Provided Provided Staff 160 160 Student 73 73 Parked Stacking Open 8 8 Total 241 241 Table 5.5-2 Parked Loading Zone Route Description Route Name Entrance Point [X] Restriction Exit Point [X] Restriction Ps 1 DW-1 ❑ Right In Only D` ,� ,_ VV 1 ❑ Right Out Only ❑ One Way In ❑ One Way Out Ps2D` .7L A ,_^ vv L ❑ Right In Only D` A , ^ vv L ❑ Right Out Only ❑ One Way In ❑ One Way Out ❑ Right In Only ❑ Right Out Only ❑ One Way In ❑ One Way Out DTPW TOP Form Version 11 Page 14 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form oervice Vehicle, Pedestrian and Bicycle Routes Worksheet Table 5.6-1 Service Vehicle Route Description Route Name Entrance Point [X] Restriction Exit Point [X] Restriction Operation Period (times) S DW-2 ❑ Right In Only D` ,� VV , 2 ❑ Right Out Only Off Peak ❑ One Way In ❑ One Way Out ❑ Right In Only ❑ Right Out Only ❑ One Way In ❑ One Way Out ❑ Right In Only ❑ Right Out Only ❑ One Way In ❑ One Way Out Table 6.0-1 Pedestrian Route Description Route Name Off -Site Entrance Point Building Entrance Point Operation Period (0:00-0:00) PED PED-1 S-1 7:45 AM to 3:15 PM Table 6.0-2 Bicycle Route Description Route Name Entrance Point Exit Point Operation Period (0:00 — 0:00) None Table 6.0-3 Bicycle Storage Description Bicycle Storage Location Bicycle Capacity Bike racks on campus 14 as required by Code DW 1 DW 2 DTPW TOP Form Version 11 Page 15 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form a raffic eersonnel, Equipment, Enforcement Worksheet Table 7.0-1 Onsite School Traffic Personnel Station Label Personnel Duties (Loading, Conflict, Diverting) Arrival Duty Period Dismissal Duty Period From To From To A Loading/Off Loading 7:15 8:00 3:00 3:45 Table 7.0-2 Onsite Temporary Traffic Control Devices Location Label Device Description (Number of Cones, Barricades, or Gates) Arrival Duty Period Dismissal Duty Period From To From To None Table 8.0-1 School Crossing Description Location East- West North- South Mid- Block Uncontrolled Main Highway and Franklyn Avenue ❑ ✓ ❑ ❑ DTPW TOP Form Version 11 Page 16 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form Table 8.0-2 School Zone Description Location Existing [x] Proposed [x] Signs & Markings [x] Speed Zone [x] Flashing Beacons [x] Main Highway ✓ ❑ ✓ ✓ ❑ ✓ ❑ ✓ ❑ ❑ Table 8.0-3 School Speed Zone Posted Times Is this a paired Zone? No ❑✓ Yes ❑ Days of the Week Arrival Period AM Dismissal Period PM From To From To Monday 6:45 8:15 2:45 3:30 Tuesday 6:45 8:15 2:45 3:30 Wednesday 6:45 8:15 2:45 3:30 Thursday 6:45 8:15 2:45 3:30 Friday 6:45 8:15 2:45 3:30 Table 9.0-1 Traffic Control Officer Enforcement Plan No. of Officers Intersection or Segment with Boundaries Arrival Dismissal Semester Start All Year 1 Main Highway and Franklyn Avenue ✓ CI ❑ ✓ 1 Main Highway and DW-1 ❑ ✓ ✓ p 1 Main Highway and DW-2 ❑ ✓ ✓ ✓ ❑ •❑ ■ Table 9.0-2 Traffic Control Officer Reinforcement Commitment Check Box [x] Reinforcement Commitment By marking this check box, the school agrees to provide all necessary resources to ensure traffic control officers will be present to enforce the TOP, as stated in Table 9.0-1. ✓ Table 9.0-3 Traffic Control Officer Stations for LOS Management Plan Intersection Required (R) Voluntarily (V) Arrival Time Period Dismissal Time Period From To From To Main Highway and DW-1 R 7:30 8:00 3:00 3:45 Main Highway and DW-2 R 7:30 8:00 3:00 3:45 DTPW TOP Form Version 11 Page 17 of 19 School Traffic Operations Plan (TOP) Form Table 9.1-1 Crossing Guard Stations No. of Guards School Crossing Station (Intersection) Arrival AM Time Period Dismissal PM Time Period From To From To 1 Main Highway and Franklyn Avenue 7:30 8:00 3:00 3:45 Table 10.0-1 School Special Event Provisions Event Type Provision Descriptions None None DTPW TOP Form Version 11 Page 18 of 19 Ransom Everglades School School Traffic Operations Plan (TOP) Form 110 Attachments The following documents are required to be attached to the TOP. 1. A plan sheet showing all required illustrations stated within this TOP form. (It is suggested that TOP operations that vary by instructional shifts be shown in independent plan sheets.) 2. A Parent Traffic Handbook and contract sample. 3. A Gross -parking agreement (if utilized). 14.0 Endorsement By signing below, the school owner agrees to operate the school as prescribed within this document and will uphold all commitments specified herein. Date Print Owner Name v/.4)„,14, DTPW TOP Form Version 11 Page 19 of 19 Ransom Everglades School Upper Campus Special Area Plan G1.2 City of Miami Transportation Sufficiency Letter May 9, 2017 To: Ms. Jaqueline Ellis, Chief of Land Development City of Miami, Planning Department 444 SW 2"d Avenue (3rd Floor) Miami, Florida 33130 Re: Ransom Everglades School — Traffic Operations Plan (3575 Main Highway, Miami, FL) Sufficiency Letter— Office of Transportation Management Review Dear Ms. Ellis, Upon review of the updated traffic evaluation prepared by Traf Tech Engineering, Inc. dated April, 2017 and the response to the City's comments received on January 6 and January 11, 2017 (including a traffic operations plan, vehicle accumulation assessment and parking utilization analysis), we have concluded that at this time the traffic operation report meets the traffic requirements and is found to be sufficient within the traffic engineering context. The following conditions, as specified in the previous sufficiency letter as Traffic Control Measures Plan (TCMP) and provided by the aforementioned consultant and the applicant shall be implemented in order for this sufficiency letter to remain valid: • Provide transit fare and schedule information of pertinent modes/routes in prominent public areas of the development • Encourage participation in available carpooling and ride -sharing programs • Promote subsidized and discount programs for employees using transit • Explore the possibility to partner with neighbor school to provide shared bus service for students Please note that if there are any changes to the proposed land use, intensity and/or site plan submitted a revised version of traffic methodology, traffic study, traffic operations plan, vehicle accumulation assessment and parking utilization analysis shall be submitted to the City and County with appropriate measures if need it which then an update sufficiency fetter from the Office of Transportation would be required. In addition, as stated on Miami -Dade County (MDC) sufficiency letter "Ransom Everglades School is expected to continue to abide by the Traffic Operating Plan submitted by the owners and to provide its students' parents an accompanying Parent Traffic Handbook. Failure to abide by and implement the project conditions will result in a withdrawal of the project approval and be substituted by a recommendation of denial." Si i erely, l Gi Irene Soria Co? dro, P.E. Sr. Project Manager Office of Transportation Management Cc: Ms. Amy E. Huber, Esq., Shubin & Bass, P.A; Ms. Luciana Gonzalez, Assistant Director, City of Miami Planning Ransom Everglades School Upper Campus Special Area Plan G1.3 Miami -Dade County Transportation and Public Works Sufficiency Letter From: Osborne, Gerard (DTPW) To: Rachel 5t ejtfe'd• Eona Cordera. Irene Cc: "Joaautn Varaas: Amy Huber Djaz Claudia iDTPW) Subject: RE: Plans and documents submitted for Ransom Everglades School Date: Monday, January 30, 2017 3:38:52 PM Good afternoon Ms. Streitfeld and Ms. Soria, Miami -Dade County Department of Transportation and Public Works (DTPW) has reviewed subject project based on the proposed student enrollment of 726 students and is in favor of the site's plan, but cautions that the intensity of use must not exceed 782 students without further assessment. The following are the favorable factors leading to approval of this application: 1. Net increase of 54 AM peak hour trips generated. (net generated trips < 100) 2. Enhanced site access, along with improved on -site vehicle stacking and circulation, and expanded parking capacity to facilitate more efficient arrival and dismissal traffic operations. 3. Traffic Engineering Division's staff observation of efficient management of current traffic operations by school personnel, with minimal impacts to adjacent street traffic. Ransom Everglades School is expected to continue to abide by the Traffic Operating Plan submitted by the owners and to provide its students' parents an accompanying Parent Traffic Handbook. Failure to abide by and implement the project conditions will result in a withdrawal of the project approval and be substituted by a recommendation of denial. Additionally, failure to comply with the project conditions may result in enforcement action by governing authorities. Thanks and best regards, Gerard Osborne, P.E. Traffic Engineer Traffic Engineering Division Department of Transportation and Public Works 111 Miami -Dade County Phone: (305) 375-2030 * Fax: (305) 372-6064 "Delivering Excellence Every Day" Help protect our planet: do not print this email unless necessary Design Review Traffic Engineering, Traffic Signals & Fee $ \ l'5 7.2 f Signs and Highway Engineering Section Design Review No. 24.) Departments of Transportation and Public Works Check No. (Z 1 111 NW First Street, Miami, FL 33128 Date: Phone (305) 375-2142, Fax (305) 375-2178 Clerk: Ransom Everglades School Upper Campus Amended Special Area Plan Project Name 3551 and 3575 Main` Highway Miami, FL 33133 Project Location Gerard Osborne, Traffic Engineering Division Amy E. Huber, Esq. Contact Person (305) 381-6060 Phone Contractor/Department Traffic Sufficiency Letter Type of Installation or Construction Amy E. Huber, Esq. Name of Applicant s gn Lure of Applicant Note: Design Review routing slip must be returned with (1) copy of the Design Review print when submitting for PWD permit Traffic Engineering Division & Traffic Signals and Signs Division 1) Are these New Signing and Marking Plans? Yes 2) Is this a review for Replacement of Signing & Markings? Yes 3) Is this a New Beacon Flasher? Yes 4) Are these Signalization. Plans for Red Light Camera? Yes 5) Do Plans Include Bicycle Facilities? Yes 6) Is this a New Traffic Signal? Yes 7) Do the Plans Include Traffic SignalLoops Mod.? Yes 8) Is this a Traffic Plans Review? Yes 9) Is this a MOT Review For Construction on a IvIDC Road? Yes 10) Is this a Review For Fence Waiver? Yes 11) Is this a Plan Review for School or Daycare? Yes 12) Is this a Traffic Impact Study? Yes Comments Reviewer Date No No No No No No No No No No No No Highway Engineering Division 1) Is this Roadway in County's Right of Way? 2) Road Profile Included? 3) Cross Sections Included? 4) Plan View Includes Elevations? 5) Do these Plans Include Drainage System? 6) Do these Plans include Modification to Drainage System? 7) Is the Drainage Report Included? Reviewer Date Comments Yes Yes Yes Yes Yes Yes Yes No No No No No No No Design Review is complete: Miami Dude County Public Works Department Date: Ransom Everglades School Upper Campus Special Area Plan G2.1 LEED Checklist QLEED 2009 for Schools New Construction and Major Renovations Project Checklist [IDE 7 1 15555toiribk r I N Prveq 1 Prune I edit 1 odor aril l Grrl•1 Dodd • 2 7 Otde•2 _. _. Dodd•.. DNdl1 Order l 2 Dedn • 1 Dade •.2 Dedx 7 1 DNB 7.2 Coedit a 0.41 0.5110 PiiiiitifeTREFT14 Construction Activity Pollution Prevention Environmental Site Assessment Site Selection Development Density and Community Connectmty Brownfield Redevelopment Alternative Transportation- Public Tramportatlun Access Alternative Transportation -Bicycle Storage and Clanging Rooms Alternative Transportation -Low -Emitting and Fuel -Efficient Vehicles Alternative Transportation -Puking Capacity Site Development -Protect or Restore Habitat Site Development -Maximize Open Space Stormwater Design -Quantity Control Stormwater Design -Quality Control Heat Island Effect -Non -roof Heat Island Effect- Roof Light Pollution Reduction Site Master Plan Joint Use of Facilities OelfireGTerKy Water Use Reduction-20% Reduction Water Eltkient Landscaping Imovatrve Wastewater Technologies Water Use Reduction Process Water Use Reduction Row rewaq 3 Omen Credit 2 Octets Dodd• D7M D.M • I 1 2 2 1 1 e111li:3iFi. Fundamental Co mmnsloning of Building Energy systems AUMmum Energy Performance Fundamental Refrigerant Management Optimize Energy Performance On -Site Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement and Verification Green Power 2 to 2 tot 1 to19 1 to 7 2 1 2 rfl-71-2111ireltW14pCell. e-E4 Y referee, Ded111 1 Der, i l Der17 Storage and Collection of Recyclable; Building Reuse -Maintain Existing Walls. Floors, and Roof Building Reuse-Malntaw SOS of Interior Non -Structural Elements Constructmn Waste Management et Materals Reuse Recycled Content Regional Materials Rapidly Renewable Materials Certified Wood Project Name Date 1 to 1 to 1 to1 10 1OSSYFle P.2 nts- 0 g -n- KUM OEM n. MEI IBM� OWN UMW II ME an■ ill Minimum Indoor Ak Quality Performance Environmental Tobacco Smoke (ETS) Control Minimum Acoustical Performance Outdoor Air Delweey Monmonng Increased Ventilation Cemtructkm IAQ Management Plan -Dung Cnnstnactfon Construction IAQ Management Plan -Before Occupancy Low -Emitting Materials Indoor Chemical and Pollutant Source Control Controllability of Systems Lighting Controllability of Systems Thermal Comfort Thermal Comfort Design Thermal Comfort - Vertlrcatlrn Daylight and Views -Daylight Daylight and Views -Views Enhanced Acoustical Performance Mold Prevention 1 1 1 1 1 to 1 1 1 to 1 11 and TossiNkhints• OWN 11 ran 11 teed.; 2 Credit 1 • °edit 7 Deal1 Innovation in Design: Specific Title innovation in Design: Specific Title Innovation In Design: Specific Title Innovation In Design: speclik Title LEED Accredited Piofessklnal The School as a Teaching Tool I711I ftwjaarroritt_4r Dorn 1 i Regional Priority: Specific Credit oust 1 I Regional Priority Specific Credit pun 1 3 Regional Prionty: Specific Credit suet 1 • Regional Priority: Specific Credit 1 to 77 27 2 aryT 1 to2 'Pk.4 P.osslble:Points: Ransom Everglades School - Upper Campus Special Area Plan ;._oconul C-+a LEED Checklist bowie gridley architects :'``t TOUZET STUDIO Deceepl). r 10 , 201 3 21 Ransom Everglades School Upper Campus Special Area Plan G2.2 Sustainability Grove.0°`Ransom Everglades School - Upper Campus Special Area Plan Sustainabilitv at Ransom Everglades Strengths 1. Greening is part of the School Improvement Plan. a. See attachment on the Greening of Ransom Everglades School; b. The Director of Studies is also in charge of sustainability; and c. The ECOS Club (Environmentally Conscious Organization of Students) a group of students that oversees the recycling and energy efficiency programs of Ransom Everglades. Curriculum. a. AP Environmental Science; and b. Ecology. Use of outdoor education, service learning, and on -campus outside of the classroom experiences to incorporate environmental literacy. a. Ransom Everglades is 1 of 3 schools and only independent school to have a chapter of "Dream in Green" — an organization that plants trees and promotes eco-literacy in schools; c. Ransom Everglades hosted two workshops to expand the knowledge of eco-literacy and the curriculum to support it; d. Ransom Everglades adopted "Island E" in Biscayne Bay to create a recreational and educational island park for the residents of Miami. Students removed exotic plant species, created walking trails, and cultivated butterfly gardens; e. Ransom Everglades Ecology classes take field trips to various parks and nature preserves in the area to rid them of exotic plants; G2.2 Page 2 of 4 f. Ransom Everglades Seniors have community outreach projects to clean up the beaches of Miami -Dade County; and g. Ransom Everglades Art Department sponsors a "Propagules Wall" on which each student in the Upper School tends a propagule (mangrove) until it can be planted along the shores of Key Biscayne. 4. Gardening a. Both the Upper and Middle Schools have vegetable and herb gardens. 5. Recycling program 6. Digitizing of School Forms 7 Energy Conservation a. Older heating, ventilation and air conditioning systems have been replaced in the Middle School; b. Light Bulbs and fixtures have been retrofitted with more efficient systems; c. An energy audit has been completed to maximize efficiency through lighting and HVAC improvements; and d. A building audit will be completed in April of 2014. 8. Sustainable food and gardening a. R.E.'s dining services vendor works with local merchants to feature fresh, regional products; b. Sugar and trans -fats are minimized in the school offerings; c. The use of disposable service ware is discouraged; d. Trash bags are biodegradable; and e. Cooking oil is recycled into bio-diesel fuel. G2.2 Page 3 of 4 Weaknesses 1. None of the buildings on campus are LEEDS Certified. a. The buildings that are proposed to be replaced on the Upper School campus were built 40 years ago. They are energy inefficient. The replacement buildings will be LEEDS Certified. G2.2 Page 4 of 4 Greening of Ransom Everglades School The "Greening" of Ransom Everglades directs our attention to living, working, and learning in a way that respects our environment and ensures the sustainability of our lives and our school. The integration of environmental studies and sustainable development across our curriculum is one component of the "Greening" of Ransom Everglades. Not surprisingly, the Science Department leads the way in this area with courses in Environmental Science, Ecology, and Marine Biology, all of which incorporate experiential learning opportunities that place students in the environment so that they may develop a personal appreciation for the beauty of, and problems faced by, our environment. Other academic departments too have begun to integrate environmental studies into their curricula, assigning readings on environmental topics, highlighting themes related to nature and sustainability, and using real world case studies about the environment and sustainability. But the "greening" effort extends far beyond the classroom. An organic herb and vegetable garden, for example, planted in 2009 on the middle school campus, gives students a chance to think carefully about the many facets of food production, and the Senior Service Projects have been redesigned to include only "green" projects, including the planting of 600 mangrove propagules — cultivated during the 2009-2010 school year on campus — on Key Biscayne. In an effort to inspire "greening" across the curriculum, Richard Louv's Last Child in the Woods was assigned summer reading for faculty in 2010. Opening faculty meetings included guided discussions of the book and all faculty members were charged with developing at least one new "green" lesson for their curricula in 2010-2011, many of which are highlighted in the department SLP reports that follow. In addition to adding an emphasis on greening to the curriculum, Ransom Everglades has also made a change in its habits of living and working by adopting the refuse, reduce, recycle, and re -use philosophy. Lighting and water systems throughout the campus have been retrofitted with more environmentally friendly hardware, energy audits have been conducted by environmental science students to alert our facilities staff to places where energy is being used wastefully or inefficiently, and most significantly, a recycling program has been put in place on campus for paper, aluminum, plastic, and glass. Email and the Internet have replaced paper in both staff communications, communications with parents, and in some cases, even in the collection of homework and assignments. Ransom Everglades has in fact been a leader in the local efforts to support Green Schools as one of the three founding members of the "Green Schools Challenge" in 2007 and an annual host of the Green Schools Challenge professional development workshop ever since. G2.2 Ransom Everglades School Upper Campus Special Area Plan G3. Aviation Planning Division Determination From: "Bergeron, Renee (Aviation)" <RBergeron@miami-airport.com> Date: October 21, 2016 at 2:10:00 PM EDT To: Amy Huber <ahuber@shubinbass.com> Cc: "Riaz, Ammad (Aviation)" <ARiaz@miami-airport.com> Subject: RE: Ransom Everglades School Upper Campus Special Area Plan Good afternoon, Review by MDAD for the project referenced in the email below is not needed. Renee Bergeron Aviation Planner Aviation Planning Division Miami -Dade Aviation Department P.O. Box 025504 Miami, Florida 33102-5504 T: 305-869-4849 F: 305-876-7630 From: Amy Huber [mailto:ahubershubinbass.com] Sent: Friday, October 21, 2016 1:15 PM To: Riaz, Ammad (Aviation) Cc: Bergeron, Renee (Aviation); Rachel Streitfeld Subject: RE: Ransom Everglades School Upper Campus Special Area Plan Importance: High Good Afternoon Mr. Ammad- Ransom Everglades School, Inc. will be amending its Upper Campus Special Area Plan to include the abutting property located at 3551 Main Highway, Miami, Florida (Folio No. 01-4121-000-0130). Based on your previous e-mail, it is our understanding that this abutting parcel is also outside of MIA's comprehensive land use boundary and is not subject to your review. Please confirm that review by the Aviation Planning Division is not required. Thank you for your anticipated attention to this matter. Ransom Everglades School Upper Campus Special Area Plan G4. School Concurrency Determination Concurrency 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): Name of Subdivision: Miami -Dade County Public Schools Concurrency Management System School Concurrency Determination PH0116110100936 Local Government (LG): Miami 11/1/2016 10:52:28 AM LG Application Number: PR#14-00056ap Public Hearing Sub Type: Zoning Ransom Everglades School Upper Campus 3575 Main Highway, Coconut Grove, FL 0141210450180 PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: 0 0 0 0 T-Plat number: CONCURRENCY SERVICE AREA SCHOOLS CSA Id Facility Name Net Available Capacity 841 COCONUT GROVE ELEMENTARY 6741 PONCE DE LEON MIDDLE 7071 (CORAL GABLES SENIOR -91 Seats Required Seats Taken LOS Met 0 0 NO IMPACT Source Type Current CSA 5 -602 T 0 0 0 NO IMPACT Current CSA ADJACENT SERVICE AREA SCHOOLS 0 IMPACTNO (Current CSA *An Impact reduction of 22.82% included for charter and magnet schools (Schools of Choice). MDCPS has conducted a public school concurrency review for this application and has determined that it DOES NOT IMPACT the applicable LOS Standards for a Final Development order as adopted in the local Government's Educational Element and incorporated in the Interlocal Agreement for Public School Facility Planning in Miami -Dade County. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net Ransom Everglades School Upper Campus Special Area Plan G5. Microfilm Documents REAL PROPERTY R CITY OF MIAMI. ,FLORIDA ! 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Naomi Nantarr vok!a9C, 174ftditt 4:3:17:43:7:71:7 k - :: 7 In ''t,,E;t4'11. t: ,,.**r. 1,t'-'41,4 f;.--:51,WitaM,11.4f. Aig ignslt. L , airtgN eligrtTEN ' malt INSISPIAIICE 1 .,i • • INEREM , , , , • 4> • DESCiIP'7 RE L PROPERTY RECORD FDLw„. ... ' e A A A I +Att1; t WlLtj li WA CITY OF MIAM4k LO !DA •CITY. ASSESSOR R9 `1 BEcr1ON TOWNSHIP MANGE ?A' laNfir4.. elan' OF GOV. LOT 1 DS D' P,G6253 ` _ LOT 13 LYING " S OF CO RD & PART. or .11-14 i.UCL. &'ST OF ROBERTS SUB ,LYING E'I3.Y OUP RD-.& S'LY OF N'JGY L. OF 10T• 13`) I tNR0ES "EXT TO CO RD. 5-67 0 as r ^ ..f ;t i . t ,2 :: r ll KIND OF4 STR CTURE USE ' CONSTRUCTION CORD.. TYPE °�'. B ,c A�o<rxs 1fEa�.e l�dteAr 1+►�A�Wey J ri �i c ga"rT-7Alc. A-C - REXTERIOR F►RrA•+ `i.y rr-LL EXTERIOR FEATURES A . ^.` FOUNDATION E ITBRIOR WALLS AND FINISH ROOF TYPE '_ .T Root itATBRMI- 1 og D13 11 8 s. C 3 �1i = 3 leo 3 C y i E U ill; 3; i ; s g°: $ _ s g: 3 F. i< D Q`4 33451 y € CHIN. CSN NT.,I r; i ::. i 1 k 3 -••DIAGR1gL• i '.: . ` COLL{O SLAB CANVAS WOK • CONORION ;. .y E1 t F x "' ray g i _ k?tk N �{ 4' 4,1z w3 x tF^Nr^� If " f'i cum t 63 1r i 8 ;TlUCruime ,. F rL ty S4 C4� 3.¢Rit �`a - ' •r hh ri" S'K rc rlEs a',( �;.'' f'}•$ i� . 7 e i 8 9" 8 r l' -8 F t S i E _ ITC. Gft'aD; 1 1t' w atir�n r � _-/- L yt t� �)tp • f"sJ1Twi'l: f A. r ' i.. tl `,P� # '. • y} �T� ,fie : . t t �' x O ,, ' r. '% . �' l' �: s 4 - ' •-`>„ . +� tr t{. �g y i t L �+�, 444::: t`.. �+;5 F ti' -,r, •� r . h'D }s t r+• i fi e t{ AICkV. ,A i' r .A r' i/ A'� t3 . 1:: �• 4, .►r le A• % r } c . 4 si 1 I4 4 r+ - r A EXTERIOR FEATURES INTERIOR FEATURES EXTERIOR TRIM wlNOowS DOORS PORCHES BASEMENT FLOOR TYPE FLOOR MAT1 WALLS O = 1°u F< F .1 1 1. i 1I Y3 N O O SSN1•SNCLOSSD SC,RNID CONCISION PANT is iil li ~1 l piUi s�' II D Y ,tpiit O •7i fi INTERIOR FEATURES FINISH TRW ATTIC PLUMS pH; PLUMMING FIXTURES mu= HEATING LIONDNo BOONS A C a t _NON, 1 •urine O• spa C e ina) Noon ..1 g 9 = - o. - 3 E p ° •E 1E1 1• _ 1 ° k 5 ° 1 . KIN TCNa i -. 3 tag C N ca 8:' 1. I 7 1!5 3 = r r o o ' u s 1 3 a ■sa■aD.w Of 1 '• r' D ell ■ S z C C 1 'a i E z$ tit i $ C 3 r O v •L d1� G C r 0 IATN y�; • P" .4-4 t $ a 1 I R ki AUTO I- .. I/' IO�:aYit!C]' fiF, O , ♦ , J A L R I LI % I 1f' r'i J TOTALS 7 r BUILDING 'COMPUTATIONS WUIFMWT A aC �KX TkY -c �y'yA•"• `�' lGi s �, 3 1 �+ /'Soa 1!yx SD A' Mr Clime I.T. RAW Corr eoM AMOUNT ELEVATORS ., lain t x‘ x:P in 1''ts r� �p •fr•,!•• `•,} r5�(iyl . 1S �•- R at r F y I . ht"4}^aIti_.s ,`� aC .�J['��I• 4 T..1 .. 'i• ,#,„ - r7. • }AY3•�fA'.. Oat �3i1� ' / I f F 7 J ■►■INNLLR STr1! .. '1! N s't err /" r r . WLwR' MrATfR t,lr :A i iI Y 1,3 f h5. , l - LAYNDRT TEATS ,� •: •.'r+l.y�+` ;;T� � . ,§�.4, 'Sig� RP � �y,1t .�}•S, } .�'% '' + M1 x 1 yF�, q F{' �. {{JJ r i ., �}t F'�`��t ! 1}!li R f . 9i J4'�' ''Yl i •ti.� ; I. ! • 7 S tl i •[<. *• �A .% f ' t 1 S c i t1%� ""' qT,r, � � � "S }, , i , ,. 1. .,,, ... iRf �1�y -F yttr r ��,n:-xil'�l•T 3/`.it, t 975'3�%, 'T ,.,, ��t' i �<!. p�� 1U.. 7, e AIR coNDITtOI aw y �■ .1 7 ,[-!_ '�T7(/'i! J.tt! • + .+ F •M Tf •1 J. a N Iin i7„tt' S �iS ! c *.[ .. _ — STONE ■NUTTIES S c F.l t d1...;", �' w 'Y � r 1 S_Yi'�' YV J 'M x t �, � 5 - [ � �i� .i0r r rI[. INSULATED WALLA -T YiPi ✓ k . gY!}1 k r'• i P.: N g�.. .�i t!'iw� .3-. 14?1�] - i�v IN■uLATm ■ODI / //,,��}} ��``�Y'tr„h I74•r11t11� i1•.. z�% +'. {t Ik :U '� /-I' ok, 'y/� r ouTT■RAND DOWNSPOUT • H S ' rr �, r • nO J -� 1 0 ■y■y .R .�' 11 V •` O /. `I •` < • M '. ., q Z ..N� i ' r i7 �3-' ! • } •� �d• .F�1V. rf'v. I �k.t L D .J7 r Y • F •GJ:: a1 r ?'.4,, # .,, . iai Mi �Lt Y3 t�` `•h � RI q- ; z, NO• PV l V f ,'• . ',; l •' ,. rl 'M 1S•��y'n� ,. i /1,44_ Arti• - t „... NO. O►[fiC711160 rung e• ...z0 A°.7.tf # at. ' 'rs •'1.44)N IA79+lbt f NO. or ■LscTRIC FDxTOIR! ': • �� A 1 If 7PC sm x -f. - Jody �1] ". c ery #' T •. TOE of MIIIN6 0 • t r � , y 7C 16,�• X ' �L ' (�,? : �� .'#Nr1 a 7 X.•- WINANINT IRON I/ A 2 _: L 1,-,.f?IrcM: �# .1: r S�; .. _ REMARKS: • •i 1 t 7 1 t . _.•_ .�, 40 c D.T 11 %rri •r•, B •i'. T• = ttom�. er i. �f a -�. �A r - J�. 'r?F.,�, •-. .. * '.. �G .Y F1• re.:, /� ■uILT.IN C uP T i. 1 : '^..??..�._ _.'' . : .A 1rLaNOACr4—r _0SAC A S4HOGL. pwn— zc9- 1 'T"1.i1ND RGTIJRL81:"' y rL•..••.. . • LAND COMPUTATIONS .. rj LAND .9UIuNNa VALOR TOTAL YAWN eluNat T•r.D.. YAWN1iEABOw CIIANat WAWA it,,,,'NGOUTAII COMMA . I IRNEOULAR TRIANOLS I MENOEII 'nunVALut WAS - :BONY NQIf1 D.-. A. I. P. 9 C. f. F. N. L. UNIT AMOUNT 1966 ky . 21tCT11/C 1939, IIII TELtPPOIPE • W 1940 • .• ,. �'- PAYED ;mNEILT -J... • . 1941 _ 1" .j- - X.li MINDI tD SY. •L v0 „ 1942 - UMIM►RDYmST- a �. •r/ •.. ... -�1942. ,4 ,� �- . �.' .t•... PAYED MAZY r t+�'yiy rt 8 '' MSG .. . 'CAMI Nm _ .. O�¢1?r _ iT10EMAut " ,r- Y . x . k Xti'Y x + y '•'el ...I. • I�y4' )l:ap• •4. ^S� �Ejc ., lbae WHITS WAY - ,' 1047 .. , -• . 19411 s7REETLPONTiNO SEAWALLS .. 2049 ._ AN. 1iWER..• ty '' ` •)):s ei• 1960... .. MOAN RBWtR •i F ,:itss` E .. ,,i.�t,2. +iC.� 'G •. :yam _ .�(Tr� K}Wi�i �y sJ a - �`n.k. 4 M I�, A. "') ' y' F'4 f 1 0247''2, • ' f i �` r} i 'r.- ) � .aT-7741n- tr . - i `A ? fir 1 j 1i� Niit� •!!7' {,�.,n4!•Myty 4ip1;.?s 'Px1� L,L•w or,' •,*7 ad w .1r •i 'YT 7a• 1`..•'1961 TO►OaN INIT 11T •:yr i • 1952 LANDSCAPING __. it r: 1993 •. •w[LI. ,+'t •. . eE -.. ,.. 1964 LAWN T4711 } " - - 1966' " Cif 8T . k 1956ilk ' y 1966 kt-f BM�RYAND 1940 �►940 ISE AMoOMT 1969 1-1 AwDDM'1'4 Ai1o1YNT III 3 SNOWS 1959 • B-2 1111®® B-2' 1-1 1=2 ' 1119RtLUsL U9 H _ —1111111=111 _ — SCHOOLS C MIIIIIIIIIIIIII c51553ela SHOPS * 'GROSS SLOG. VALUE - . '.1971 TNANBTORTAYIO.I(- "1o*IA)4CSNO % 1972 Darr.'TRnID (1 '9ETNACTMN IS } -.4972- -OR'Rtm. 71ALtle . :. :11174 • •7157AI.'VAUIE . .; 1978,:' - _ ilAms2T-IININMR—Macs4ANtew OATH - 6uDmNaP'iRM1f6 .f V"F` , ,• .. WAR- AD DA N11 ? 42Ib4NLC RnMIU f - • PAIR MNNUA1.yUNOSS ,. ._ .7y. ,•, M�> E :.y��pq�ty -, Sa '1'¢ 7 y�71 d �� r rPA1 ANNUAL 4IAT - i ' . � • P r,n r w. �1JJq /�T y' 9�, t': pep y �1j r, 1' 5 1k� •. � ry l ] Y.. i - k.1p .. ,} , . t f 4 1 Je � . i. 'soar 9 ut1TALPEm VALilt I S �,. 1r141 =.77“ „-- -7.4i4C • N arr[` ry • s + ' �yJ� 0, c r yam � k , i Ih Md F }" f fggi - ]� 1 y�7R �� ' �`.V v „, '�-r�iytig Ara �.r4 A-er F +I . �+'�,Nup { .. A Yt� "111.12. f6ORIP ATE.``+ : ...r.5_ �, - r"11AL2 OYNENYnot k .y 3` x r' of : . c- A# 'e 21.. �ik €N F'�i t: it. ' , y�,J{`f S � �lq .. �,•. ) �Ly9i�y.. Ifi7. 1 IS.It -fi - .�• f •' yL g(� h yA' .)�y,'� y .. k: SnX = •fY .� ' -1 '-S ,�`: .. Y. u1C�711a " 1NFL. EMENtR7 GSTIMATA Yw ''>r N r T JX?.r�[� •�'1) •.f7 IYG/I III E ] �.�l i�Be'. y1- . Z 3 iL ,'i�r �Y��;1f�,Je1'I Y ] L [ - 4 ; R 1 •i-. •�1. rJx q'T �r �. � *1 ,i +j . t1 i '�Y L i' �a Y• PAIR 'M11RIftT VAL�l1S•' y�., yxti '7 # --1 . i •..7 J. �' t r kc { x tic3 r u t,-_ f`.,.. ,+� Aof i 1. j�' t*y .yii yy P4.1 ..� _ - gP.v. Y•k y/1'i i �ESy t .d. f#t,rxp ✓fa xss 1 ,!.( x y- � $,i �r.�. ` s MORTGAGE - .. V .. BB _y G-toL4 4 r�I.+Y �M1�'�i `',F •ki- 74 `` aE tt 'S ii . not DuuRANei••.� e • w r 4080 5 7-if 'A16. }u �7Pi 14 I�i f , mo rtr +4F 4 r-3- ov. ADORED' DESCRIPTICMC MiVihq 016,[ir tA6A104./A SECTION TOWNSHIP RANGE NAGICE PUT OF GOV. LOT 1 DB D IG 253 MIT 15 LYING 3 OF CO. art. & PAN OF liFel 11•14 INCL. & 3T OF ROBERTS SUB LYING VIZ OFup0.11D. & SILT OF WU L.of LOT 1 OF Ni012031 IICIT• TO CO. ED• 6-6T-0490 REAL PROPERTY RECORD CITY OF MIAMI. FLORIDA CITY ASSESSOR KIND OF STRUCTURE Mitiror l')Iyromsg.a Ffbeaci. .TRiAliV AIWA& USE 1, • TAX NAP CONSTRUCTION date _ #4vpi-vis glaterfAK0Axv C poi wa afIELIC(GOese• ▪ LiE EXTERIOR FEATURES CORO. AA A A 2.1t. A CARDS TYPE DIAGIRA14 OF WirRUCTUREki '6 oo , oo . . . , • .. AV • , ...... • • . ..- • . - .. - .' . • •• oo . ee • • •• - • •S e ET e• 1/ ff7F. ,,, 1.y ' " .' ‘ i• "*. ' :' - ' • • • • - t•,'; .1 . sr,# 1 ,6 r• te se .ak.i.,..y .. t .t.,. • • .• • •,-: ;4•;..• ?.••.:.:•,..• • - s 1 • . - . '. " ',7-' - ' • ' •• • • '7...., ;','`'. --, , • !',..'--Skl.;,— W14 I T " qe: k-4 v... • ,...•-•!•• ,.. At- ':•-n'..z.,7'..:1,- . .•. • 7 • - - • • ' '-fr.....::''.-lr''-c- •.7,. ^ . -z, •-• • , •': 401k Stk . . . . 1 . .TE.P ' ••‘, .1%. • :" P. • • tkr . • FOUNDATION EXTERIOR WALLS AND FINISH ROOF TYPE ROOF MAITERiAL. • t •fy z ; 13‘ a a r A 1. 3 5 4 1 g. 4 1 we EXTERIOR2...',TEATURES • : ;. • , pbRcH Es V- a INTERIOR FEATURES • MUM= 11.1.0071 TYPIC MOOR MATERIAL WALLS a 1 t 0 1 a 8 5 8 8 a a FINISH a z 3 1. IL. 5 OWNS TRIM 1 /6.itii3s, • . J ATT a PLUMS NO A NTERIOR FEATURES PLUMBING FIXTURES 0 ;.• g 3 2•J BUILDING COMPUTATIONS '4540- • Hr. eustern RAM COST A t. VETOED HZATINO 144 LEONTIDO 2 V 3 A r r ROju alba DUNG IIDOPE Kalmar SEDR00•01 RAM AUTO g1Ic ttlitCL prrAut Equipiever ELEVATORS Ce* JC-R,12 MIIHNELEM STET= S OLAR NEATER AE _SR.DzIgMilit;103 czenw4-oz-49 t� 3 a #•• • • : • . •• • • - kto • • • pra_ax:44 X 0$6416 /JIMMY TEAM ,.•--/f4iii& • •11.4.P.7e HEMARPS ,57 4 ri *VirtA -%-s-/I/i9 ft ee_ 4/47 AR CONOMMINO S TORM MOTIVES INSULATED WALLED INSULATED MOP GUTTED ARO COVMSPOUIE NO. OP ELECTRIC OUTLETS 2 No. or ELECTRIC rrrrunms TYPE OP WIRING VADOUGHT IRON 51 2 "10 +47 P40169. L754 DUILT-IN CAMIT4 • IDNANLIIR tiataAC1TNP.. ray-,ilm VALUE. TOTAL-VALIIa CANNON TATAMM VALN• _ 11111•111M1_1111111 -AmFaRri RICEINMEINIMIIIIMMINNENIMII .111111111•111111MMIENNINIMIIIIII= YAW .E�M� ®-MN klimmemmagi iff=111111111111111MMIIMIIIIM _1111111111=11111=1111- T AMOWR AM 4zw *uoeoer ]f (I—] 'DATA "17'.' '' 11 a LAND comPUTATIorts �E1®� ��� 1»io•cuLeeti AMOUNT 11111=11111=1111110EM®1=1- •=1111WINIIIIIIIIIM-ik wev„naa [lid #��a7�`'gd wmarzmw Emm;;; # : f it s MMI TAwm .uxY 1 11L 11 =MIMI _. 1 Oesomb L NO VA411A r 1951 IEMCINIENINIIMIMINIMINIMIMMIIIIIMMIIMM MEI =MEM — 11 �® MI 111=NNOININIMMI IIMINIIMIIIMI ICEMIMIN ICI=MINIMIMIMMINIIIIIIIIMillilliiIIIMEMBIN IC= IIIIIIIIMIM Mr�� EENIIIIMIEINIIMIIIIIINIIIIIMM ME IIR��� ��� �--�� ��EI _�__ �� EriME MIMI MIN IIMMI .ciabt. 2/ 111111111111 =MIMi raatraww.IONE NMMg f MD' 1 7q•/�I MANNAMIA7-4-72 RIM `.stiesR=�`•�fif .�, `'"iE�;OM�1Al ..j `x"Re'..e,.ey�,.i .'3;�kb IE YY EMUM MI ' ItrIAIICINii„ 'UA'1'NACONO NUT ie1N0-vA131[ 1940 AMtwMr AMOUNT Ailisurer owNpr EMINArT- 'I tr 4i +4' 47"'•••• ov'96' — Off TOWNSHIP RANGE DESCRIPTION "Abbilm 41)4- AN1Y ?I.!. Af-vY e"-iri 4 AJ!zI(. 16013 PUT OF GOT. LOT I DB D PG 2 LOT 13 LIM S OF COD. & PflItT OF Me 11-14 INCL. & ST. OF RCBBBTS SUB RING WILY OFcoamr. & sits OF N1.12/ L. OF ice as GP NORMS ITIT. TO C0.11D. 5-57-0690 DIAGRAM OF STRUCTURED • • • , See-r c 1-F.ErS . • • • . 7 I 8 IP• 80Pa • • • • w • • • ...... • 1A1! _Pt °.1k s Ellt . . .... • . : . ... •••• 4.4 • II • 44:1 • • : • • • • - • - • • •' ;-• • • fa .• • • •\:1:' os omis TR] KIND OF STRUCTURE ,t-e• firsvtirA-E dt. -ter ireu0-e? Ss+ FOUNDATION . 8 0 • .:5!.,0g, USE Pcxnatior .7 AY 111.71.4f4Q. 61F0.141A. 811:11 rec.. c . CONSTRUCTION PRVinhtir rFihrik M EXTERIOR FEATURES IDITERIOR WALLS AND FINISH 2 it EXTERIOR FEATURES IDETERIOR TRIM WINDOWS DOORS NIIER REAL PROPERTY RECORD CITY OF MIAMI, FLORIDA CITY ASSESSOR 8 a FI 3 .IV f. 8 0 a r 0 1‘, e fatito-A*414i. l,•!eSit3S-4 a 0 8 liacAsa 5,6 7, I .0I,S303I0 S4'x 014- JOSS _SX1 AS* zi.iy a • ZIS-Jg 41$4407,104 Jrgi‘lA if.9% Pgit4gJe% A - a 2 2. P' ATT1 4 2 2 45 NO et 0 0 0 8 0 0 PORCH= 2 0 8 • 0 2 ROOF TYPE 0 2 2 lei 4. 0 8 4 BASEMENT 2. INTERIOR FEATURES FLU 2 215 55 ,FT 1 3 2 CS 0 21 2. 5- r INTERIOR FLOOR -rrind 8 Jo* HEATING 8 TAN NAP COMO. CLASS A A ROOF MATRMAL. 3 a 4. 5 5 FEATURES FLOOR MATERIAL. 1 5 LHornIllt • i ILV, 1 4 'r if Rt A t i Pr, BUILDING COMPUTATIONS ..jojl7 illo. IT. AT_ Como Fr. ram Corr M comr.., AmOssorr / Gs,. it hj -9tar615,--0 97, • 188 f Ire 07 Ar ROOMS RON. MOO TYPE a 1 e*_ a 0 5 0 8 r-r A MAWS Online $1005- ILITOISM 0101100801 MTN AVIV a 2.51 2 k %_# 7 1 PikhriOlt TOTALS MMIPPIESPIT zury•acas aryliMmor silt= MAAR HAMM BAIAIONT TOMO Aot *,17. moan aminialli .r.24 pnwurnto WALLA ININNA110, A000' 01117510A1152 tiormsroirr AO. Oreucentes °Woos so. or MatentleraCTIME• �Asj TT'S OP MOAN (0.1!) 31.(1, ro . 13 Itp UM" 11117* ryttif5012.1.18 ezzzurtz 3 z REMARICSt • cji cP UN LAND FEATURE®., • • Y 7 _ '. gun,. i.111fO �UItJDINO TOTAL VAtufl. VAWt _ • CNAN6[ ' rTALufi . YAWS dfANO[ WAT®tlat - YALUt - 1rROf(T. 'eft? AMOUNT 1038 1 , ELECTRIC - } e.1 :b: i f •.q ` f999... ! .Si sk y.. ,r *':.; _ TELEPHONE. , 1. + i, 'n ~z •_r 19A0� „ 4if .* 4• w • Si' • ,. •, ' .►Aver %MTV "c'IEt�`r4�yy lam. irF �f s ,,,1843 - :a- , >r ' ' 'IMP'I� MEI . =-9-k 1 i+'}2 r i - 1.9..t42 it .i . 3�bt IIIIMI71A! • . ,- il. ' r�k y i 1Y43 l { ' ft. .'�l„I } >#:t a .f:}1t ri,i. '- 7 - • x x 4{ x, ITIMIErii4 IMILMINVIIIMel 'e;° Y'fr..f:1,i 1�'•"s`; ,,•�1 `�.II u•%. _rj1•,=Iyst.,� L `�: VvY .rr1^ P...a Oriel• 'N?M1p' 1.{i, e i `i �/ri: it le :i"� ��'{+atRff.:. '• '•Y r Min del r 1 ` jtxs L's j1. `t�• �a ,pa-. t� ?�.M'i„q� f`{ i 3. , p F',4,4, r .: o�.o- yf 1}7 ` f1�e.1 M t•4k,�t'� ik �1 rtQ f L1 • IMat vrt . r7 I x s ,i ...$ yt x 1 itn 4:1! w, . . 2c +�' kny r tt P�T !fs ,-'54 hri.l 'ul.. It f967 ..-: v L^.• tl f i a t. 1 la p�i, 14ke�j iL t �. gg y t l 2 t •i} 'i S �l t v'. ` i�:V. ' K , (� k. A S Ct . tt c/•I, T:r�',k-' xcx.':'"` �1:,.;, 4 .i ..y� !3 S }_.: ._ .. f.bOB ,'.r • .. 'a;'�r.V ^��. _q. :4 eon t, ,.r.: lii .f. aty ',:, . E III idi t ,'• -. � � IIIIIIIIIIIIIIIIIIIIIIIIIIIIEillMIIIIIIIIMI �� TwAH.ro,sr sir.' `STs:`f1SaIIIIIM : ®� _t', } fc 21A. ` 'F'±- �' ®�- i t xr al W'fy • • F�4 yy..y�5r���a •i }C,Rfi'•iNF i�%i:K.a�7� fl tY'.-.. i -- i' .. - " l...YiMYRbNC.#68014-V, ': ..'' to ,fi4,i 'ry) .; ��tY IIIIIIIINIIIIIIIMI ' �� "6 r Not ��a�.L�S q� asq�h�g' rye �ffiE� . ; l,,;rL y - nt - .r T S �"y � ' ${ ' r, s , .. _,.a u: � ®, . i.. ". '5 � '&-V �'� rip '� ,..s_"y ., n t . x.;e } Fr L�+ r*C'` ,r. i . ' y,• c' 1 ''{18 L� IN IIINSMIIIIMIM .n s r Asw,•W �prL 't'' +'js ,t r. rqy -•5 .fir k a: 'k..- j �)�' k j ''f'�r• r s, rc s �� gg��{��,rH•;.it f'�"o,r Z"di F r yn 3 i A +..' r .y�F-• r u.i �`"1 i' � P.j • fe ,:.1K-WM Mil cc��JJ{{L �../ k§15'%F.'. S, i43 , y aFFy.� D� p! Zr, s ti...} ]�'i s,4 S'iy 1� .% •Yt'rT !f 1v- �... � ,f'3l FS�h� �`st7Gx'� 5•.. t�y� _ , � y . + 1r?{ � mtalkS ` 1. r i pis r r i a g 'r , "f , iti �,!, Y^� Tv �!1 � '{ * {` �tji� � 4riAIIIIMM. �� =��I T^.FS.°� .Ya �I ;5 Ir tl } �„ yr� 1T /� �5' i�.4 .,- � i� il rF S .7 LJ� { 6 i . '� Y rF A . r3'� 'E rrt %7r + 's c �7" svkaax w �.thv �: 9 DESCRIPTION . • 7 V.i e 's .. 4 '''. i, '''' REAL PROPERTY RECORD ,.....d-- AMREaS 13161-01.471AMAVI t'fi i 0+1 f-S,111 VI tilYi.'S-: nattY' CITY OF MIAMI, FLORIDA CITY ASSESSOR AR ._..... T.PE MAP P SECTION TOWNSHIP SAII0E .4 -,` .14.P, 91- .V. _ — v---':• ' 1,TIBBOB PLA.T OF GOT. LOT 1 DB D40! ,.., LOT 13 LYING S OF CO la) a pAar tr!!!... ; ',:,..., 11-14 INcr. & ST OF ROBERTS SiBrIga0- KIND OF .STRUCTURE USE CONSTRUCTION comb. TYPE GAWilwalcite_ s31T•24tAgef • - ,L)A4,14A1 A-•,, si6114.16i.k • ramw-heicv-ka.c-- F JRAIAOIC A cderr_Prti_th_r; C 7 ResiipPrigc g F imirover A A MY OFCO. BLI• & SILT OF1111T...1.17 13 OF PeritOISS NTT TO CO 110,. 5-67..13490 ......, . .•*0,„--e- _____._____-. ____. , _ . FOUNDATION 4?IDETERIOR WALLS AND FINISH ROOF TYPE ROOF" IlAllittAll. , I rri rig .1:-901 6 Viiiii,l'illiii:.112L-A-Viiiiiiiiiitga n 1 i ir liggr 5 §illi73.1,_ • • --Adz • _a A . E ! E 5/BgBiirlartir41:1 e , 1ff . 4 ; ,- 3Z515,?..1 1 f -.1' i g 2 I 1, g • 0.P.. DIAGRAM or STRUCTURES . s kr- 7: f/..:E.s .:,;;,.:4r- `. .-,.. 7 €t V li vi- t CA,P,A.S Be . . 7 kNI f- F-04, .9; A-1-44i • • • . . (I/ ....... ..... .. . • . it . , .... — • - . .. . ' . -... . " . • • ii:/ . ' 1.7;1:1Ki • • V-:-',_,..„.3?.!Ah'4,141. ii.. ' J ,•.?1,2i2 .._,• ,• .aa . . S. ,•,, . =. . . „ • .1., . '' • •10 •• SYM)ICEe ' ig ... dE, ..- ,--- ., ,.0"---- A .4r-v 10--- ••• "0-A, 'ir- )4.- :I.-- .... EXTERIOR FEATURES INTERIOR FEATURES; EXTERIOR TRIM • WINOOVIS DOORS PORCHES EASEMENT FLOOR Trri"clen mormium WALLS 1 01:,:.1.v.1,..5,.! xik 1 • 11-i&i'l g a z 2 52.. IkE1,-805asaal..;tag g ziiratl- a 5 .5. . st;. F4°,54411;1 gazataii=1: J a •885 I. ar.aa.i.a t. x 1,2 i 'PI Z 12 i ga ia III ; 4- e ,•- , . if r r A- P ....- /5-- IF A INTERIOR FEATURES -7.111.1<q• FINISH TRIM ATTIC PLUMBING PLUMBING FIXTURES WIMOil HEATING LP:0MM ROOM, b WOKS MOW 0en a 1 . : i .... is a r .011110 ROOM B . I . t • P. 1 ! KOCH= 62 ° I i illoirAigig.1.22gtE- a i CI MATH AUTO 3 . • 4,- I V' _ V' siSakiv‘ r 2 Y il 2.• 2r 4, I. y Tbroma 3 A Erl' BUILDING COMPUTATIONS s71, IZQUIPPIANT -------...a.: a scab so. py. 1*. cuasa Pt. HATE east 14 cob AMOUNT stufttinOmp g 4: 2 42 x / 8 2. Ze 6r, e 0) MMOWLER gIsRIM ' 104Aa NEATER /.WIPpfk. -4,x 2Th F mta i6W.37 ,,c. t,-, ..4,41, -4, j.-41. VP?. 20 r845 HIM COMDIMMUNIO ' .4a-OR ' 44-. s f .00,41 1-.N.ro , 47z Are SWIM MUM= 7..., 7 .. .- '`, .. ,g 17 V • 4 Ep -1-4- 4/ 91 INSULATED WM" /WWII* ^ / f2S0 ikftd Mit I* !JO (tic C+1 - , . GIMP AMY eiewierrovr 0 iBilialuVA 25gE .c/x.R — 1111 'e . S ap 1 lib 8 i , 4. z o 3,. a . _ • • NO. or IltaboCcoliTubs ta. A- ?Alft7oltir, 4495091,7 , = , , No. ar ntscritic mamma :tit t 11-6-itaito V-7-5 La,: ,1,......:....t ..,=,-, .,.. • , 0 . TIPS OF WfiNnif /- 0 , rt-i • 71... .7....4 r :.,•,7. , v. i„ ,,.. • i ,,;, , ' WROUGHT HUM i 1 r . 4 '. . .1Al..10 Fmumuce. - /*311, . 40' - /1/4* ill; ..r,-;.;:-,' r .•,. Jf ....s47 _f--.._, its.,- ...... causimas LAND FEATURES LAND COMPUTATIONS LAND VALUE BUILDING VALUE TOTAL VALUE CHANGE TAXABLE Rums CILIUMV WATER i YEAR TR5ULAN .CORNET IMUIGUTAR TRIANGLE Y[ RCM I RCM GAY ISONr Oer111 n. F. A. I. r. 96 C. ,. F. I. L. UNIT AMOUNT 1938 - ELECTRIC M " 1939 - ITLEnr9N[ T. .. ? 1940 • VANED RiAQT :%r•" - a Si .. j..'_ I.1941 • IMPROVEDarr. - ! 2 y 1942 UNIMr1OVE l Jar. a ` - - - -, •.. 1943 _ rAVm ALUM i � i ,� ` 1944 . ,s1. yy P it . •:.atr .. . - 1945 CURSING { y 1. { r 1946 •RIDEWAL11 _ 4f�,F •45p�i -' 1547 WHITS MAT _".. i tF � 1' tie ' . _ • . .: 1948 sraracrYORlMO.. Rr - sw: ~L- r 1949 _ SEAMA1a : RAN. NEWER '. i ., `A-:Z 'v.. "i' . SOso:. _ r SlOSN NEWER .. % , I.. Int4•_ . .S • t00l TOroORwrHV } '.- r 94 .• 2r;S� ttro2 LANDYCA.nm & iYw W'' _ _ .. toab'�' WELL c 1954 { LAWN EIMINE1'A L % ..q, 1 �' PP""11St d t•1 '',.1. ,'• '>'. - _ 1 ,. _.. ` 1 •. - ... } r M K;;lt :;0-256 •_ J .1{ Mr''' JM ` ta7 s s'6frZ y .7;.,. , S.a1Sa7,t•, ?i• ` ONSO FOR •..._ - f •%�.. �._.._.--.. y.--•--•-•- J066 -., ! 7 - t •, . R.y_. 81.111NARC 1940 , AMOUNT .. AMOUNT _ AMOUNT. ... • .^ -" s 1660'_r I 7 :.'r' li.. R-2 AMOCiwr' ANOUNT� AMOUNT :ANoUNE -' 1960 '•; '.• •' ' GROSS 1AD VALUE SAND �• T'-. . '1901 . .q•�..5 ai. w r� r�, I 9.1 . MMANCING 1 1062 t 113-2 •DETRACTING % - - 1 • tees ••. >1.'4y. NET LAND VALUE - .. _: 1964 1-1- SUILDINGR - .. 1. _ -1965 - 1-2, +TEN AMOUNT 1966, +A .. - .. , . •" - 1967 racosARiOull .a . - xt :- Ln. ; •%%' la6a ., .� .. _ .:�'! ... a-, ,• • . , NtlIOOLN - !;.i'i 4:•siy�,}'i mi.'.tytS66 r CHURCN_' CHURCHES_ y aT! .. ., .. • r,r %• :` •i2£.fS70 s - .. _•• MIME '„ iii -GROOM NLDG. VALUE It1 f( rsj•::.• .(a1S7t ' `Y - • TRANITORTATIoN ENHANCING 11 1 • Y' ,'9r - ''072[ . .DIS% TRE►i0 '''' V it onNAernla TL 7 r.. Ic •1577 ',it - .i Her 'sum. 'VALUE ^ 3q} . r . J +' 1914 d 1 ' ' -_. - .TOTAL VAI•M . . ' .. _ 4$:x��.- 7 �,t97E�'ip,n4L•r r. 'a I' a • , MAR, r 4NCONC�NINCEIi:ANEDWDATA ^_ i![NLDIN6PDM�. ���t^.^�.f-ems r • ,'..y . •' .i. [ h ..Y4•��•� t: r n •}�. �. r - - VOA • • r MG was +i5 �,,���,�rr ANGYNrlI'F r i .t i7 Y` (1 rt w 1 '� LL7 i 'L t • 1 � .. . TMR •ANNUAL NROYE '• "' yyi.115110 10.\..Y1 t1''1 L s!.•K?'7 .,t V �L 'Z%•1 '�'�1' �/a 1 C.., �q �, tF r 1 �X••; y •�'' 1 FAIR ANNUM: NET • ' . }4• tbrtk++•a+. t. •, t- L .r i d 3yt� F i 4'}\S 't i 1. �Wv ) 'f xI ° " t c lj Wy I t} I� .s}v.' d{rrnua ® Vi1LY/[ . ti 1 a u 3 i t y' --y7 a',�, � yj g.�a{ K'ji* xiI,Ai ,�$ '� ?p j tMut. iutarrNNATR - F L K.'1 1 �dt ag3r [falJrtrx{' .1 : i'�i.i� iiv '1 Srt'A tsp. ` 7...c.� side} y. �1 RARE antawlie 5 .Y ..L.'--et" i 1 " �3y, T�T,:i iiit : ht S �1,q� . I ur � 1. -.f} �'i` ' rW �%. �1''t.. *'� l.•�°I' 1- 7 i6' * - . • i ' '.� - hn: .t t J r '• ty7 Rr"'i i' r Y ' • 14 E rc r`• ly .h a n �.F�'s bi{i ;+s. v' +y1 uarRlFcriNo tom. owN[Rv ENnwArtir. M 51 h`" _ r ar77ra 3.$xe ,yi-,r a ae'•. rj' j ^ a } i �z � j r^y't r+k{1+• r n PAIN MM11NT vww[' . � C a ::Y 1 F7 - ../ ` .. - t L , a-r � ➢qIl ti ,1, 'v di. %p3 ., t, rt S' '-' t 'T'i'"hd K t'if r ky Y;sgrrtd �^ x} P; MORTGALW .. .•1' C 1 •1;14. fi FL1 t �T' _ _ r TIRE INIURAN4 ..Y( ) J ��'a,'y�..� 1 . 7; Jti 44!'' . .A Y:'• •: lti7• REAL PROPERTY RECORD -0ftvac-. .57a Af*M.0.0/4f-.417C-1-1 WM' BECTION TOWNSHIP RANGE CITY OF MIAMI, FLORIDA CITY ASSESSOR AMON MAT GF GOV. LOT 1 DB D =PG LOT 13 WING 11. 07 CO RD .4 PART AB* 10113,- 11.-14 INCL. &Or 4-.CiF ROBERTS SUB MUNN '01 RILI•OF 00411;44141,1* OF Itilf 1 or tor 15 ozsgatos-wz.V aogre. 54174049041 KIND OF STRUCTURE crJ C.r 0 0icrsk.K.,.. tscoom,-.4143 c(balrAa 6 USE REslitirAte. r dC9WWWW-PWAN iMrerSSWile kY EXTERIOR FEATURES suii-ou4a COMPUTATIONS Sq. Pr. '11T. Custerr. RATS COffr 21, 4- A-00470 " 6,00,9 ' 15' r:• LAND FEATURES LAND COMPUTATIONS , 'IBGULAR. . CORNER I SAREGSLAR I TRIAHaLE Imola MOM.■ D.n A. I. P. �� . 'DM/sae �_- Q �__�M M4 1.111111.11M11.11111 I M��� ®�®� 1940 PAVED RRUQT F1 IIIMISIMIIIMMENNESEINEMENNIMEME MEIN_IIIMEI UNRIPROVED U[.■�A'X�+4C8tiMMXMEM - R•1•NM MA I ® �_� ' ," .iD4s simmumem ysRrstwAur - '� ,Y',i� 1•1.• + i.. VAMMINEIREINIMMOIMMIIMI ■ ri L f ,� .ate MIN NIMINMNIMINININMININNINNINI 11 MININIMMINC=INIONNIIININIMMIIN=INNINNI 151 minumommmimmummo INNIMMINN 'R=73:: ' ANOUIR S9d0'. NIMIIIIIIMINIII MINE ■ II.1111IIIIIIIIIII■IIIIIIIIIII■M I®NINIEI NECEEMENNE —NNIE MIME MINN ■ ®®ININIIIIIIIIII■ININ-- 1GU4 ®M.111111.11.1M MEI ■ EIIIIIIIIII■���-�. �� �� EMI ���� NMI MN I�����■ >v■Il�ls�i �■I■■■smommumosinum■r■■N■s■■MI■ ommimim■■■1®■N■®■ ME=II■■■■■■■■■INwIM■MIN a rigal O1NA.NtxNG %r�®® INEMENNINIENNIENNININININ 3 IIIIIII ININIIIIII■®NM NECIZINIININIMIENINMINNINNEMMI �■ [IIIIIIII�®I�® -. NMIPMII UU,Louta VALE TAEADLE VALE RRAION 4. r.- CHANGE r^L�� TRAYYroRTATN.N ■ MAREA-r-- IICOUE--1 1UtI1i•A11GO1Nf 'DAM NM- NINNINSIMI , ___ ■pE 4 ■ I�12111111111111111 am= awn Er4 ■ ®6i1■■#U■ 'SIT*" WHOSEM a a. IMMINNINN NNE NEN NM MN MI IIIIIIIIIIIIIIIII —NEININI MINNENNEEN �ME : OWN%l •R Efn4NATt Twig N.4RNR VALUC MORTOA CZ YEAH �fy LAND VALUE a 44. 241, R"a { L M DESCRIPTION PROPERTY RECORD -.o- O e ADONIS! a I/ 1 ,.. • . 14. • REAL . CARDS _ CITY OF MIAMI, FLORIDA CITY ASSESSOR ITAN NAP �a/ �f Ma KIND OF STRUCTURE USE CONSTRUCTION N coD. _fi CLAB TYPE x + e, + raj • Cm - TTr - / Qo re • +E .. ` , . AC .• ' °` EXTERIOR FEATURES -, •.•- •,4«-na i , .' - � � X `• '' FOUNDATION EXTERIOR WALLS AND Y FINISH ° a ► POOP J < MATERIAL l DIAGRAM OF STRUCTURES S K FT C' ES • ..•.SEE 7 of 8 •y. D es g .. Z u & 1 ff >� 8 ;, x 8 1 8 3 3 i 'a E x rg 6 D° 3 c= >c >< p 1 ■ Y a � 3 • 2 a 0 i 7 F ° � a `?1 1 i • s ► __ ,i o � = 1� i � 1 3 3 ■ ° z i ■ r ,.. x 'z a S u: Y z: kV i � i ►:1 s z C y z : • < a o : • J °� !pia D 'PP Erb .. -■■!tom■■-EME11■!a!■ ■■■■ri■.. EXTERIOR FEATURES INTERIOR FEATURES . y / • ELTFRIOR TRIM StiLDOWs DOOR PORCHES BASEMENT' •.• •FLOOR MATERIAL WALL/ • ( 16•1L • )(ITCH• • _ . . ". • . . • . . g QQa OEMs i ■ 7 3z L "'s a ti p= L a [4PJ ill < 3! i g_ I 1 H 9ac a • r ■ _ �e S i f = i E I5g • i; 8 i p� Y ;$a l 3 i '1 t. t V t1 • i 7 ■ ' ►;; < MIN NENstra MEAN . • . . • • O��M■� 1d■■111 MMOMMINIM k .. INTERIOR FEATURES IPCQ i -•-. FINISN - ■ 01b.A.J.f 3 e WM on.11. 11: jr-I%1• .inn. HEATING Lta:MK■ ROOMS PI •- •••a LysticiASOM F y E .t g IERill 1 ,. , , za ■_ ,a.. • z z z z o ■ 'r • r u ■ z : r o •.4 N. - i fb UMW! mom im1u ®n■■■m mmommum� = E;I■■!MMw■III■■EWIME■FIN■■r3■■■■■111 ■■ • ►::1■■!■s1111111111■r-r■■■■■_■-_■_ ,, . . • - . . . Syr• ' 4� kA. zVa f€iF. , _�- i ] % y -- .qi �" ulY• • e t �•■L �". • _ p Yif . 0 noD IANa•T 'RAIN S •' r n yy Tr w � •+ - - Z ^;" a •�`" �.` .. . U- � 1�� � • 7rr i AtR tYFND1T1oNIRi - � V� � ��ii� `,'�, k i !t[s 6„LgF• � l'.#J� "•NL.LYE ° ilV�■IR®Jj'.i./ 1 • �' ¢✓', " ASP i " vim ' = E t 5, • EwQ� . O . O �®��t ✓f7 r � f. ••• l :,wRl -,, ,v e...f } , . t t (r, i y 1 _ . . ■ ■ /• eb -L IF - ___ ___ • .:-.• , ''.'�- y .r.��*l t ii E E'.'!t Z - ��� •J zrk�-,R, •. ftZ'� -�� i�.. apt o s d,� '� OV 9 Q� . i...'R' A r 'raoC• r C �3 3 �2.0 11� 1a l3 00 et/ 3 WPM or NImma m • O c 6 C : ■-' •Y -IV, SJ•- f ''' �c``5.•:.. 7 1�Z * S. KNj 4 o 111111111111is Y0o0 /a.e, 200,51 %acuaHr fligiliNINTEERINETINIEWEEMENISIMIIMIE.HT® REMARKS, c:■y i:a .-3', .:"?■� r // £x 17•s 20 S3Ivo ^ . ..•, ii. - S4MINIMMUSIMEUMMIll ■uu.T..N wnrrn NAINIEW ao•. a. LAND FEATURES LAND COMPUTATIONS TunNREASONVALUE LAND BUILDING VALUE TOTAL VALUE Has 1AEASLE fA L1R REASON CHANGE WATER J• l� RoanAlI CORNER INRaULAR TWANO{2 NRRU[R GAS FWONT DQfN. - D. Pa A. I. 1'. 1r C. 1. P. E. L. war AMOUNT - 1a36 } ELECTRIC lY - 1939 - TELEPHONE IP' • 1940 PAYED STREET #"• , .. .. ' - , _ 1941 IMPROVED ST. . pr ?' .y 1942 UNIMPROVED ST. ' _ - 1943 _. . PAYED ALLEY 1944 .. 1946 - - CURSING EF x ¢ f j{ ,Vf .. .. 1946 - .. SIDEWALE P� �.�hi{ .. 1947 WHITS WAY F.��tj�,Yg-C•Veri•', ,�4� 7 14 'i mei)ji�'f.+°.T '{¢ �y.�IgR ��•t •� 1946 .s1RIETLNOTUNb � .I.., r i;f x..+,..J -. p=t'�,f dT Cy J74';•_ }. • _ 1949.' -.y-SEAWALLS _ C 4 5LC5 if �"` ?' : X�'4'� � �y.a% t -. 19IlO SAN: 0Swz., u << ' � tl � 7 t 3• •^I>• c � . 1951 MORN sawn.�� S t.y.€ t A i Fit . 1969 ,. TOPOI7 �...� GMM 4i y Xd h iR ) �s( fi0 Y�t ' t^�1 h jy '�/�/i}.14% s, 19K3 ,1%1NDS1.AnNa Q I1�t T r�?i•t'P yr r� Y � ♦ r � t, . 1 ' •c xxrL 7t ,. 1954 WIOl ... '}{r ut.-rf ., J J 1 r'• Y}$1 y, i �l;l '_Z F�Sp- _ 1956' ' 1AWW SPRINELIDI ,r 1 7 . '1 Lk•),,,-c f r,4^j £41z. t 1956 • J(se - �•1 :T 4,� ,' 1 �,-i{ s t�{9,S ,j ':`i.',iTry 1057 . •, ',; -..�.,.., 19a6 ,. 785®702 R-r•_. '' UUMMAILY 1940E AMOUNT AMOUIR .AW10UNT ' ' AMOUNT ' AMOUNT: AMOUNT . • AMOU1R 1999 1960 (' *R.3 'GROSS.LAND VALUE 1901 .. 8.1 ENHANCING - 1962 12-2 JDSTRACTING . "N. - 1963 8.3 NET LAND VAWE 1964 1.1 _ 'BUILDINGS • 1 fiCla 1.2 ITEM AMOUNT - 1966 A ,. 1967 N12122LLANE0U$ B - .. - 1908 Sa40015 . 1 'c -. .: • 9969 - ' CHURCHES A 1970 SHOPS Aii GSOss mum. VALUE 1971 .. - . TRANSPORTATION1..l ENHANCING - `L - 1972 OIET. TREND V DETRACTING �. . 1973 NET SLOG. VALUE 11974 VALUEi TOTAL VALUE . . - . 1 75 •.. MMWM EE —INE—MISCE<.1%1 M DATA •. y. BUILDING PE11Mlt7 -, _ �^ � 7L 1 C "`� T. it yY y4�= y g +r�. ,.. 7r ., {$ .f j'-1 I YEAR ' - No overt RING PAIR ANNUAL GROSS ` - PAIR ANNUAL MET I °..�3'"* }4'qy«� #. A ., �7 _ #Yk%R'i 6� k` _ J GMTALIfm VA{A11� :. : r y a {'�iY I ' Q. 'dy "' kk,, I:7 e-... *.x. .' C•7�1^vI1 {i,Clrn itkk I;ys,,ayw. wi't. 1 J rI {rvry iNy "` •� yL • ( �q,�a S"`YSi •YN'G:�tY re y. �7 �,t} L Y s� •, Ul .InkL " 'li . `tS' �Y §,�i�" ``fi is s :, n' ,S .- #' ,wI far.1'yyid:ry .4. 1-' 4 ..lt tl k 'L [e' y,4 � :.1'F +11 y. �`. m. - � � • 1 1-c,i" t �1' n i, .}•i "F n•.: w..-f tj 7Yp '�y .. •�J 11 t�.i. iF �' . ys' �.... '!r +; ; '-r: 6' .. .•,. II, a .r aF,= d`•'} q. 'ec t "! SATs. LCGInNATE . s • SALE OTH[RRTAR 4 DITRACRNa iNR. amours gTINATR - PAIII NARELT VA61R maNiTcmcc TIRE 1N1YRANd1 *ROVFLIT- OF {1'V���. F fi'��111 �•tyi tt ;s IXIBC S -or co BD •Ln "mitt,YC sf Y 0 r 11-34 INCL. le ST OF 20BEIZIO 3l /PLY 1YF -CO.HD. & S'LT O 1'LY N ,ra ON PL&?fir GOV. IOT `i D D 3 .4zt _�yy��EEyy.���yy����+W ce QO 6'saLa.L' ,I.- 4;a4 INCL. & ST .OF NOBBilTS' SUB ,OF:co . & SILT. ° ilt'.Y ' 'r ? .DaT.'•'2O'. OD', a ... DESCRIPTION REAL PROPERTY RECORD .1 - 9a amiss�•5. 7S MAIN f�wV, - -CITY OF MIAMI, FLORIDA TAX ASSESSOR CARDS Tkme. IN A '19$'IT"OO7'/ tOT 1 1:411) 114253 ,• l •1 a - KIND OF STRUCTURE USE CONSTRUCTION Cava. ` CLAIM u ,. Lr .17,, hr,era `t,,e, 'tugr& cc Lei- L1 S -OF) CO. -RD a PART OF'i.OT 11-44:+INCL.A-'ST'OF 'ROBERT'S SUB LYING' MT GF"CO. ,RD a S'LT'OF- PLY L. OF La 131OF 1 UNROES ET / CO-•RD 5-57-0490 B C. .EXTERIOR FEATURES 'FOUNDATION ' -:EXTERIORS WALLS' AND FINISH ROOF' TTFC ROOF /MATERIAL . I B o I I= .. a Y i g x- b $ `a c Is I{• W i 3 ,�e ' i c 03 •$ EDAlp E BATTEN pJIATNISO 3 z % i fi si i; 'o f - - a d P G 3 3 d g a 1 3 i g i De aAr .8 sne rrraes -• - ' , .. • -' , i�. -'. -^ - - 1 _ - . '^ ^+K'=f-f: �. . ,t . .. .. �.... .��^iA^n: ^� • r` :; "„ ' . ,.. ^• , a i_ . • ... - " ' `- ` W t k f • _ .. z . • (, I - _ f- t lie 1 •- - ++'4r „..: f F / ✓, I EXTERIOR FEATURES INTERIOr—R DOORS BASEMENT �--FEATURES �Lf,OR-1-rra�L3QII WALLS _ 9. EXTERIOR gg 3 _ TRIM j wi awA 44- ! s a i Q a PORCH z §yy .a. 3 a. » J Ri MATERIAL Qpp s s a e a10 r g $ ii A ., / I / .B c L INTERIOR FEATURES FINISH TRIM ATTIC PLU USING PLUMBING FIRTURER HEATING LIaiTIRS ROOMS A ■ C Icams.' CLOSET EaONET Eru ruONs 3 B �o a all R 11 t 4 i$ `2 r 0 . > !2... yg` G emnaas z a ill Isis a 3 pC r d sr s, ti a d d MATO Or ✓ r 6 4 G .a ✓ AUTO - ' C TDTAL. BUILDING COMPUTATIONS AroMlT EQUIFME/MT A D C NL • lull so.PT. , , •NT• CWICFT. RATE COST ICON FED. /.I f/f ILETATORS 33foo rI) 4.+}t> t 785 Joe 1 4'18ar sea on an sr mit y e4.n t f {*'' .:? iie ?joy/ IOIAR NEMO Y } . q`•j 3 t - ,. LAUNDRY TNATs yJ y Ji s7' 4=^'r', • ' NRG4WTIOIING. :Is .•.; ,v•. .r. 4 %4n k irk • s�f , � p ` i t .. A MauSRRTeRt R :S d_ i.rY,2ji .1 A X•� r a.5 .. . - . , IAOUATW/KIs Al. r MIARAf1eb ID0► s$ s''''�,•• .Vi .: f 7� _ r-,a; ' I.. 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',^'" s.'.- ,• 1 , .-•••••=1, imismilimm =mom= mimiiimmiimiew INNIIIIIMMIIIIIMIIMININIIIII=EI NINNOINIIIMMMINNIM NM MINI NIEMEN MEM MIIMMINIMMIIIIMMINIMIIMMININN MEM MO= MIME MEIN= IIIMEME I=MIM IEE MI EI=MEE111 III MEM EME MIE111 • =MINIM IIMMINNE ME CE=MINI MINUS= =NM MIENS MEM EMI MMO= MIN EM EI=MIIIMIIMIIIIIIMMEMINIIIIIIIIMIIIIIIIIMIIM NXIIIIIIIMMININIMI MOE ME ME 112:11MMEIIIMMIIIIMM • MEI MEI MOE= IMMMIIMI IMO INIIINIMME IC=Mli a MINN= MIN MIM EMINNIMIIMIN 111:111.EIMINEMINIE IIIIMIUMIN EN= INNINIM ME=MENIE MIIIIMIONIENIMIIIMME 11=31111•1.11110 MEI MENEM MEM MEMTIIIIMII IMMIEMINININIEN MEI MEM= MEN mom emormzummommonmesommommeet • C=2E111=1E1E1E1E1 IMM NMI 1:11=1=111111 WM MENEM' EMM .1 MI= MIMMEMEEI 11=NEE IIIMMEEI MEI EMIEI EINEM NIII1 W.M1r4 •-rw'EMMI EN CI MASI IIIMMIIMIIILIM EMMEN= IMIIII=1M MT1111111 EMI 11111=1111111=1111 rElikS SIM 11773111111111111=111MIIMMEIMMENEIMME= . .WIRITIME MIMI= brEara ._, =OM 1959 MENEEMEMEIMMEIMMEE1111 !TRIM.. IEEE MEM= LM.71 PME 1111=EI MEEME11111111EIMI MOM MM.= 1111TEMIIIIIIRINIIIMININIMMtie ,..4 M. _ _ , 1 1960 11111=111=11111111111111111 • :,;12XMOAMAR'. 1961 111111011.1111.11111111.11=1.111W .. RI . III .. -N : MEA Z. ,.:Z4 MEM MIME WM IIIMEMMEME1=11 i `%tri 22101MININI 19e3 =MM 1=MINEMIN .0Tea II 'v . - • - MC EME11111111EME EMI EMI IMIIMMI EMMEN= 111=211 r , . ;: ._, ., 1/1111111111111111111111M121111111111=11111M1 1 MEE =ECM= . -' . - ' REM= MOM - 1966 1.1.1111111.111111MEMIIIIMMIEME .111111111111111 MINIMMIEMMOIMIll MIMI 111•11111111•111111111111111111111111 • IM - 1968 MIIIIMEMEMEM1111111111111111 M=1=1 11=111111111111111103111111E MEEIMIIIIMMME M=21111 EMEME111111111 lino =MEM! MEI 111110=11111 • EMIEIMEIM 1911 11110111111.1111111.1111111111.1111111 • ISM M.1111.111.11 MT= 1=E111 IMIIEEEIIEICIIIZMMIIIMEIIEIIIIEMIIEEEIEEE 111111 IIIIIIIME 1 iNiMMMUMNni 111093111.....MEMOMMINIMMININ=.1 915 IIMIIIIIIIIIIME MEI IMO 111111111== SIEWRSEWER LOX14171CDKLER TOTAL 17.4.7 MM. CaPR/Et OWE CUL All TRIA1404 EMINME21. El ell LAND COMPUTATION MIME 111 NI=EMEIN NMIA. 4 r- EntIMEINIE111 MEM= MIN EIMIE11111111111=11111=1 11111111=11 EIMEMMEMEM LARD FF_ATIMES WATER PArco mixt 7X31/15, IRA R-I SAMAR'S' O1101111-1.10 YALU! ENHANCIN DETR/L-11416 LANWVAL;Ift 1-1 MACELLMMEoLO MIXCI 11711 CMOS ML130. VALUE TOTAL ',ALM-- M MENMEEMEMEMEN111 • Via &I•RL1L Cia•021 MIMEEMEMEMIIIMEM2 MINEMEMEIIIMI 111111 II =II 11111111111 CianTALIZE4 VALUE MEE MEIONIIII •II 11111.11.111 .1.1.1111NE 11J1-0' Learn4kTg 111.1. EINEM 1i EEME=EMEE1 immirmze 1-4i-:•N- :- - MN 7s, 110.11Laitia 'Milt • DAT. 0§Eg 1 azysgemminvat-nduk EN21NaglEIE-MR-lavy, UMI-eui ,M727-1,-/THR7. ThACT NEWNEZEAF,Akaktwag r !!MIEWEEEKIRMetZlitilffil-MAMTI ffrafi ME KM MEE ,; MI% ME MEM • MIN= 111) p-#), • '''Ningomminimma .1,- • ,1 MIMES N AINI-71T 1 cosareurnom. imiminMih: 111:111.0=11110111 )1 maw 10=MB !.‘Y- fE77•7,77; rg..4..fgx 1111111=1=MMINE1111111111 111.111111•1111111111111 giriWr1.144. 1 , e x4 a 4-4 MMMIEMMI • 1;A 1.14 4- • -Vii'.#1`.r . . DESCRIPTION Ants= zs 13.4 HW5 REAL PROPERTY RECORD CITY OF MIAMI. FLORIDA k IURROE'S FLAT COUPT LOT 1 DO -D,410KIND OF STRUCTURE.1255 ri F g„,,„ LO'T 13 MSG S OF CO, RD I niarOF LOT • ..1*. 11-14 MEL & ST OF ROBERT'S SUB UDE x E'LT OF CO. RD & S'LY OF ELT -La OF UT' 13 OF RUNROES Err TO -CO RD 5-.137•41490 Dr R J-ron‘r ALP USE E t3 Ell' 1c. CI At 14 TAX ASSESSOR CONSTR UCTION EXTERIOR FEATURES C TAR AAP COND. CARDS r DIAGRAM OF STRUCTURES ........... . • . • 5 1 tie ,17,1M11 • 64 ...• ; • j. • - • 5•• • • Ss. -FOUNDATION ECTIDUCW WALLS AND PINION ROOF 'me ROOF MATERIAL 8 8 5 ID 8 a 8 a E. E a 3 11 7e 10 5 8 minsiggsz; v EXTERIOR FEATURES INTERIOR FEATURES 3 EITTERIOR TRIM VEISTOOTAS 0001MI POACHES BASEMENT TYPE FLOOR MATW*AI.-1 WALLS z 8 4 V 11 a • 4 8 8 a 8 a 4 a 8 4. 1. g. 3 t3 5 1 8 rt" le • INTERIOR FEATURES 1. TRIM 8 5 ATTIC 8 5 9 5 ff 0 8 PLUMBING a PLUMBING FIXTURES 8 dz •g a 8 Lig 5 MATING- r, LiORTING V. ROOMS uvula won 01100 ROOS aroma BEDROOMS MTN AUTO- 4:' 4 • `..7' 117 / 3 3 BUILDING COMPUTATIONS 5- OFFeC ES TOTALS EQUIPIIINT AB Mats 0.11,, tin atostir,a ' - "s. ;":„'; -• • -;,4„f..,k•-• T.., 4. ' p•-• • ,28e.6 ft/ (1) tifitketENMS i441-tr CUBIC FT RATE „:1=fr,74-4123E111Mibltal3=11111 ".1:;11.• , Rtm %CON ••1 0,1*.c 64: 4 r „ • • ELEVATORS SPRINRLER STORM SOIUMINIATEll L AIRIORT TRAYS • CORRITIONHER S TORM SIIIITIERS ROULATEDWALLS VOULATIO ROO! curtest fox oMmutauf. NEL or guar= omen NI. RI ILICOW TOWNS TWIN, WRNS IRONNT Mai el Cr O UILT.INICASPIRTS t ,; FA 4AIRRIALMEI.'i'. f.� LAND FEATURES WATER • !MIME MEM ELECTRIC REGULAR FRONT' PAVEDALLET WHITE WAT STREE7UIMTNG SEAWALLS sAN.1t•ER ST0101 AEA • • ■ • MME=NIM • O LAWN IV RDm:ER DEPTH LAND COMPUTATIONS IIIRluRAA MIIMMIMMINIMIENIIMINIEENIIMEEI �u Y MMEMIIMMEMMI•1•• — '"" P' —IMMIIMMI' 1966 ——EEINIEIIIMENIIMMEEM EIIMEEMMIENIMMIENIEN __mii■■■•=ilmi•■■•ME■1•IMIIMMEMOMI 'F. R.2 AAIOUir AAk]11iT ES fz a ■E=amamonum®—m—mo■IMMEIMMIM • =MN IIMIMMIMMI1--IMIIMIIMINIII El'ITED 1 .. ARdMT EMI NNE el■MZEII INIME- ®® Ems _ �11� T, .. ®IT.��NF: 1I .. --�-- ..ccei ®MM®' mom I= xELEC!TT EIMMMINIIII��� =1... MillEIM• TOTAL VALUE . :. 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NMIIIMEIIMMINWM 11111•111111•11•11•1111111111114M =11.9.691V.111EIWIMNIMENWIl= =I 1958 .11111MMII MEM 1111111•1111111111111111111 MUM 1111MINMINI MIMI MOM MI 1980 11111.1111111.11EMENIMMI IMM°,,,veo Auer II - - 1111.1111111•1011111111111. 1991. MIIIIII1111111111 MEM= MEMEIME • IMO 11111111111•11M111•1111111111111111111111 sEATAILS SA11.5E11[11 ATOMISM!' 1.11111•11111111MINI NIMIIIMEIMINM NMI NM 111111111111111•1111111111 1965 111111111111M1111 MI IIMINIIIIIIIIIIIMIMMINNIMMIIIIIIM MUM = M1111111111111111111 MIIIIIIMMIIIIMINIIIIMMENIEN IEEE IIMNIIIIIII • 1111MMININENINIE=111111111111.1 M11011111111MMIIIIIIIMMIIIIIII 1•1111=1111111•1111111MEMMEMINEIMINIENIIIIIIIM • . MINIM IN 1.1 11111111111•1 INIIM11111111111111 WM IIIIMMIMIII•MMIIMIIIIIIMMINI M1111111111111111MEIMMMINIIIIIIIMIM IMMIIIIIIIIIIMI MINI 1101•111•11111•1 '1910 11=.111M11.11.11.111 111.=.111. MM.= MEM MIIIM=MIIIMUMM=.11.11.1.1111.1 .1101111111•1=11 Eirril MN NIM MIN INEIMallIMMES AIWIr AAIXIIT akcofr Aiiouta *-1 • "3"1".'3"I'M INN EMI= IIIMMIIIIMIIMI MOM MIN IN===111M I. -"--Q" i =NM INIIIIMINIII=MININIIMMINI11111.1111111MI N ILSZEMOMIIIIMMIIIIIIMIIIIIIIIM 1 censtunt-nbn MIMI 1111111111111111111•111 IMIZIiME==11 1•1111111•11=IMEMMINI = 4."4"T"' 111111111 ....1 NMI MMINIMIIIMIN= EMMEN .--u.=MIIIIIIIIIIIMINIIIMIIIIMINI MIMI NOM IMM NM I- 3 . l'a' "DUKr =1111Miliff1111111 4 En -MUM rkLLI 1.1111111111 MOM MNIIIMMIN . ICE MENEM MIME 1=111111MEMININI IIIMMIIIII I= MINIM 11111111111•11110111 VE=11111NNMMIEIMMIIIIIIIIIIM1111111 MIIMIIIIMIll M 111111111111111•111111111•1 1•1111111•11 MO= 115=MINIMIN 111=11=1111M 111111111111=111=11•1111 1111•1•1111115=11.11111111•1•111MIIN =NM IMIMIIIIIMM RIPS . "*ntwa' wtut MEM= 11.1. 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MO Mi,:a4t MEM • MI en= MIN MRS - r T. .,. ,A KIM EITM -M.KM .,r'siPla Ha IMIKE111111111111111MIMMINIMMES -44 :X EMHZ440 rrrial?..ACI ,,_... 1.1=11Mili - (..t.v.=,-iwu MO UM EEM ffi40 EMU ffsgSg ES174 ,'4 NIMINIIIIM Wit=i1INIERESIE NIENICATZEWASiiTrg, MEM MI IMINIMMUSIII IfinellegilM3F- 1111M11111111111111.=1111111101•1111111M 1101111111121111121 ir,t4 EIMIIIMIIII IMIIMIIIIIIIIIIIIMINE11111111 L2- - • 4,-4. • - 4 4:7 .1t4 --7151.4 i7 4 °;1 v.bul, RIES. • GENERAL PROJECT INFORMATION lUw1x Z) 4r161,053 rEu:(1*) 63E-9593 REGULATING AUTHORITIES DEPEEmen, FMKE MO MUM. None. 1,5-160.693, APPLICABLE CODES 844dEu KW ru c PRDI CUE d mm S PEm1 PYt U. SNM nu nor. m-v W Cat (ME) EEtEE ® SITE PLAN 1so/Hwm3 PEE PEEVE.Etu EYE OEM Nor. C cY6 - DECEsx NE:-S} Yei UP. W., EWE - MEANIE (1ec-E) sten- - JEOA'.r1E VEE-3) MT FLEW, 9,n04 CAE - HD GAS (EX-rc) tcNAUM 20 (EN - Err Er u,RR LEGAL DESCRIPTION 1E59 O�ticI IITP P fiw+i336h PieA�1AlC �wre Parr + 1 fwcln„ as AH I.x, r6i+.,rar 9 39 OCCUPANCY CLASSIFICATION EMU NONAL OCCUPANCY E iC .. rrn3EZ ,E> EZE.w,i9EVE Darr, BE n9 EM.vm PEWS M WI ESE.E. CONSTRUCTION TYPE DOSIING XONESEIREIM EEE 0EC (AS 0; E ,10: BAEIN CHANNEL J 0 0 1 In C_)z Cr) 0 UlF- Q > <0 J z C' W Cr Cr LJ L' O 0 cn O U U Lfl z Q Q U E Ir I-. Yat SHEET TIRE PROJECT INFORMATION, PEWIPEMENTS AND WEEK,. REYSIONS SCALE: NIA DAZE. JUTE 13 .2011 PROJECT No. MAY. BY 11-1265 CHECKED 8'r S IE_ No. A1.0 PROJECT LOCATION (0 LOCATION MAP SW. so5 0 MASTER PLAN P El UNDER IS p358859 I1, 'TREE RELOCATION I 2. TENNIS COURT DEMOLMON t 3. RECREATION FIELD ILLUMINATION PANEL RELOCATION 4. LIGHT BOLLARD DEMOLMON PHASE II FOR REFERENCE PURPOSES ONLY 111. UFT STATION DEMOLITION 02. TENNIS COURT RETANING WALL DEMOLITION 3. PAVEMENT DEMOLITION U 4. POOL STRUCTURE DEMOLMON 5. GUARD RARING PAFMAL DEMOLITION 6. FIRE ALARM INTERFACING 07. TRANSFORMER TO BE REMOVED 08.46300018(170 BE REPLACED 9. PARTIAL PERIMETER WALUFENCE DEMOLITION 10. CAR GATE TO BE RELOCATED PROJECT LIMITS ARE.. 7 6 5 4 3 2 I 1 __L_ 1 LANDSCAPE RELOCATION AREA SEE SHEET L-01A DOEMOLDEIDA 1 MIRD PEDNE Mtr .01.3. WE DC EC.ADOR .2 5144+13 EIVAE,72,Ta 0.6.5 MOTOTES NERE MED OEM.. OR 5116060 MOTS VAT 5 IMO. Di MOE. BC KW.. CR 02.12 5 W.ED IS A MAT Of me EIT.1.0 MUM ROWE . 0 OR EMT TO OS 00. LEVEN N ED ME COME MEER CR AS ORETO AO IRE EKES ADARDEMATAVE ADM. 03...2 BE EEC BY ME 1 DE 0.0.2AR comvoct MU WPM A ME OEM= Mi DEW IPAT SOMME. PVIDADM 0.2.0 . SHALL PE MICES.E. OR 10.4 5117.12..60. OR ADO. 01 DOME AS .2 E MECO ASA Mar fE DEN. OR MM. POPOR.O.. MS COMO 0.1011 5 DO ACT M PIESEEDE MODE MEOW ACE MESS MIME 00 6 WOAD ROMS ...(1215 OR P.O. ..10. SINS EC ME. 112 0.10 7 .44 04.1.1 Of DE OM ARO DM/ DINO 0.46 PREAND ttO EMMEN THE .6.40. RIME PROVEN . IDE .162. 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DERM Letter of Interpretation MIAMI-DADE COUNTY Department of Regulatory and Economic Resources Environmental Resources Management 701 NW 1st Court, 4th Floor Miami, Florida 33136-3912 T 305-372-6764 F 305-372-6543 Carlos A. Gimenez, Mayor miamidade.gov January 17, 2017 Ms. Amy E. Huber 46 S.W. 1st Street, 3rd Floor Miami, Florida 33130 THIS LETTER IS NOT DERM APPROVAL OF THE PROPOSED PROJECT Re: DERM Letter of Interpretation REVISED Amendment to the Ransom Everglades School Upper Campus Special Area Plan 3575 Main Highway and 3551 Main Highway Miami, Florida 33133 Folio(s): 01-4121-011-0020, 01-4121-045-0180, 01-4121-049-0720, 01-4121-049-0711, 01-4121-049- 0710, 01-4121-049-0690, 01-4121-049-0680 and 01-4121-000-0130. Dear Ms. Huber: The Division of Environmental Resources Management (DERM) of the Department of Regulatory and Economic Resources has reviewed your request received December 20, 2016. According to your letter, you are proposing an Amendment to the Ransom Everglades School Upper Campus Special Area Plan to incorporate the parcel with folio 01-4121-000-0130 to the existing Ransom Everglades School. Based upon the information that you provided, staff has reviewed your request and made the following findings: Potable Water Service The existing and proposed subject properties are currently connected to public water. Therefore, any development on existing and proposed subject properties are require to connect to the public water supply system in accordance with Miami -Dade County Code (Code) requirements. Water services are provided by Miami -Dade Water and Sewer Department. Wastewater Disposal The existing subject property is currently connected to public sanitary sewers. Any development on the subject property is required to connect to the public sanitary sewer system in accordance with Code requirements. Sanitary sewer service is currently provided by Miami -Dade Water and Sewer Department. Pursuant to the USEPA/FDEP Consent Decree (Case: NO. 1:12-cv-24400-FAM, effective December 6, 2013), DERM is required to evaluate and approve sanitary sewer capacity for new development or development that will increase wastewater flow into the sanitary sewer system on a case -by -case basis. Based on the information provide, the proposed development will result in a net increase in the amount of wastewater flow contributing to the sewer system at this location. Currently, the corresponding downstream sanitary pump station 99-01221 is operating under incomplete status (IN). DERM cannot certify sewer capacity for projects that are an increase in sanitary sewer flow discharging to this pump station until the Property Manager provides Estimated Time Readings (ET Readings) to DERM Wastewater Permitting Section. Please contact the DERM Wastewater Permitting Section at (305) 372-6486. DERM Letter of Interpretation Ransom Everglades Upper School THIS LETTER IS NOT DEMI APPROVAL OF THE PROPOSED PROJECT Downstream sanitary pump station 30-0011, 30-0001 and the Central District Wastewater Treatment Plant are operating in compliance. These operating requirements are set forth in the USEPA/FDEP Consent Decree between the Environmental Protection Agency and Miami Dade County. This determination does not constitute sanitary sewer capacity certification for this project. Final determination and reservation of capacity will be issued in conjunction with DERM's review of the required building permits for this development./The applicant is advised that a unity of title might be required to allow connection of the proposed development to the existing pump station. Please contact Miami Dade Water and Sewer Department (MDWASD) for further details. Stormwater Management A Surface Water Management General Review from the DERM Water Control Section may be required. Please contact the Water Control Section at (305) 372-6681 for permitting procedures and requirements. Coastal and Wetland Resources The Ransom Everglades School - Upper Campus Special Area Plan which was submitted as part of the subject application includes site plans depicting a number of vessels stored in the boat basin at the La Brisa property. Pursuant to records of Miami -Dade County, the shoreline along the La Brisa property historically provided for mooring of privately owned vessels associated with a single family residence. Please be advised that mooring of vessels on the La Brisa property for purposes other than single family residential use is not authorized at this time. An evaluation by DERM for the use of the La Brisa property for mooring of vessels associated with the school will require submittal of the proposed use and operations through either a Class I permit application or a request for a Biological Assessment. Please be advised that tidal waters, high quality halophytic wetlands (coastal wetlands) and mangrove trees have been documented on the La Brisa property. A search of DERM records revealed that mangroves existing on -site are defined as a Coastal Band Community (CBC) and that all mangrove trees present on -site are considered mitigation mangroves as a result of a previous violation at the La Brisa property. Zone G7 identified on sheets B4.13.1 and B4.13.2 as a Mangrove Preservation Zone is incomplete and should be expanded to include mangroves which exist along the seawall on the north side of the site's boat basin. Please be advised that prior authorization via a Class I permit is required for any work in, on, over or upon tidal waters, coastal wetlands or to cut, trim or alter mangrove trees, their roots or branches. Please be further advised that dredging or filling of wetlands supporting halophytic vegetation (coastal wetlands) is prohibited unless a project is consistent with at least one of six specific criteria, pursuant to Section 24-48.3(2) of the Code. All work and uses on the La Brisa property shall comply with all conditions and requirements of Miami -Dade County Board of County Commissioners Resolution Number R-05-13, with Class I permit number 2011-CLI-PER-00074 and with Restrictive Covenant Running with the Land in Favor of Miami -Dade County signed on September 4, 2012 (Attachment E of said Class I permit). In addition, please be advised that Section 24-48 of the Code prohibits construction or placement of non -water -dependent fixed or floating structures in, on, over or upon tidal waters of Miami -Dade County. No adverse environmental impacts to tidal waters, coastal wetlands or mangrove trees, their roots or branches shall result from any of the work or activities associated with the development of the subject parcel or implementation of the proposed landscaping, including but not limited to increased turbidity DERM Letter of Interpretation Ransom Everglades Upper School THIS LETTER IS NOT DERM APPROVAL OF THE PROPOSED PROJECT or other adverse environmental impacts to the quality of tidal waters, any alteration of the hydrological functions of wetland or mangrove areas, filling, dredging, scouring or any other alteration of wetland soils, or cutting, trimming or altering mangrove trees, roots or branches. Please be advised that staging of spoils, materials or equipment within wetland or mangrove areas, even temporarily, is strictly prohibited. Also, be advised that transit through wetlands or mangrove areas, whether pedestrian or vehicular, is prohibited at all times. The South Florida Water Management District typically requires a wetlands setback distance of no less than 15 feet and 25 feet on the average; staff recommends that you maintain strict compliance with these setbacks at all times. The applicant is advised to contact the Coastal and Wetlands Resources Section at (305) 372-6575 for further information. Operating Permits Pursuant to Section 24-15.3 of the Code, food service establishments are required to install Fat Oil and Grease Control Devices and provide a sampling point. The applicant is advised that Miami -Dade County Environmental Plan Review approval is required and shall include a Fat Oil and Grease Control Device. The applicant shall provide construction details of the required grease trap/interceptor and sampling point. For further information regarding the Fat Oil and Grease Control Program please contact the DERM Pollution Regulation Division at (305) 372-6600. Tree Preservation The site is within the boundaries of the City of Miami. Therefore, the applicant should contact the City of Miami at (305) 416-1400 for any information relating to tree preservation requirements. Pursuant to the minimum requirements of Section 24-49.9 of the Code, should there be exotic pest plant and nuisance species as listed in Section 24-49.9 of the Code present on the subject property, they shall be removed prior to development or redevelopment and developed property shall be maintained to prevent the growth or accumulation of prohibited species. Air Quality Preservation RER Environmental Plan Review approval is required prior to any demolition or renovation for the proposed development. An asbestos survey from a Florida -licensed asbestos consultant shall be submitted for review and approval. If said survey shows friable asbestos materials in amounts larger than prescribed by federal law (260 linear feet of pipe insulation/thermal system insulation [TSI] or 160 square feet of surfacing material), then those materials must be removed/abated by a Florida -licensed asbestos abatement contractor. A notice of asbestos renovation or demolition form must be filed with the Air Quality Management Division for both the abatement (renovation) work and the demolition activity at least 10 working days prior to starting the field operations. Plan Review/Certificate of Use Review This property is located within the City of Miami therefore the final building permit will be issued by the city. Building permit/construction plans and the certificate of use for the development shall be submitted to RER Environmental Plan Review for review and approval prior to final approval by the city. Please contact the RER Environmental Plan Review office located at 11805 SW 26th Street at (786)315-2800 for submittal requirements. Please note this letter of interpretation is a determination of the applicability of Chapter 24 of the Code. THIS LETTER IS NOT DERM APPROVAL OF THE PROPOSED PROJECT. This letter does not constitute an initial development order, site plan review, review of a zoning action, building permit, certificate of use or equivalent municipal occupational license. All other pertinent state, DERM Letter of Interpretation Ransom Everglades Upper School THIS LETTER IS NOT DERM APPROVAL OF THE PROPOSED PROJECT county and municipal departments should be contacted for their requirements on what type of development is allowed on this site. If you require additional information or have any questions about the information provided, please contact me at your convenience at (305) 372-6764. Sincerely, Christine Velazquez Code Coordination aearing Ransom Everglades School Upper Campus Special Area Plan G7. Covenant in Lieu of Unity of Title Please return this instrument after recording to: Office of the City Attorney City of Miami 444 SW 2" Avenue, Suite 945 Miami, Florida 33130 Reserved for Recording DECLARATION OF RESTRICTIVE COVENANT IN LIEU OF UNITY OF TITLE KNOW ALL MEN BY THESE PRESENT that the undersigned, Ransom Everglades School, Inc. (hereinafter, the "Owner") hereby makes, declares and imposes on the land herein described, this Declaration of Restrictive Covenant in Lieu of Unity of Title (the "Declaration"), and the covenants running with the title to the land contained herein, which shall be binding on the Owner, all heirs, grantees, successors and assigns, personal representatives, mortgagees, lessees, and against all persons claiming by, through or under it. WHEREAS, Ransom Everglades School, Inc. is the owner of those certain properties located at 3551, 3552, 3575, and 3695 Main Hwy, and 3171, 3173, 3175, and 3183 Royal Road in the City of Miami, Florida, (together, the "Property"), more particularly described on Exhibit "A," attached hereto and incorporated herein; and NOW THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner hereby agrees as follows: 1. The Owner of the Property hereby agrees and declares that (i) for the purpose of this Declaration the Property shall be considered as one plot and parcel of land, and (ii) so long as this instrument shall remain in effect, any and all conveyances or transfers of all or any portion of the Property by the Owner, its grantees, successors and assigns, shall be subject to the terms and restrictions of this Declaration as if any such grantee, successor, or assign, were a party hereto or a signatory hereof. 2. The provisions of this instrument shall become effective upon their recordation in the Public Records of Miami -Dade County, Florida, and shall continue in effect for a period of thirty (30) years after the date of such recordation, after which time they shall be extended automatically for successive periods of ten (10) years each, unless released in writing by the following: (i) then owners of the Property (or if any portion of the Property has been submitted to the condominium form of ownership, then by the association established to operate the condominium in lieu of all of the owners thereof) AND (ii) the Zoning Administrator, and Directors of the Departments of Public Works, Planning and Zoning and Building of the City of Miami, subject to the approval of Page 1 of 9 the City Attorney as to legal form, or their respective designees or successors, upon the demonstration and affirmative finding that the same is no longer necessary to preserve and protect the Property for the purposes herein intended. 3. The provisions of this instrument may be amended, modified or released by a written instrument executed by the following: (i) then owners of the Property (or if any portion of the Property has been submitted to the condominium form of ownership, then by the association established to operate the condominium in lieu of all of the owners thereof and the joinder of any mortgagees(s) if there are any mortgages on the Property) and provided same is also approved by the Zoning Administrator and the Directors of the Departments of Public Works, Planning and Zoning, and Building of the City of Miami, and in a form approved by the City Attorney. 4. Enforcement shall be by action against the parties to this Declaration or persons violating or attempting to violate any covenants in this Declaration or the then Owners at the time the violation is committed. The prevailing party to any action or suit pertaining to or arising out of this Declaration shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as the Court may adjudge to be reasonable for the services of his/her attorney. This enforcement provision shall be in addition to any other remedies available at law, in equity or both. The violations may also be enforced by City Code, Chapter 2, Article X, entitled Code Enforcement. 5. Invalidation of any of these covenants by judgment of court shall not affect any of the other provisions, which shall remain in full force and effect. 6. All rights, remedies and privileges granted herein shall be deemed to be cumulative and the exercise of any one or more shall neither be deemed to constitute an election or remedies, nor shall it preclude the party exercising the same from exercising such other additional rights, remedies or privileges as may be available to it. 7. In the event of multiple ownership subsequent to the approval of the covenant in lieu of unity of title, each of the subsequent owners shall be bound by the terms, provisions and conditions of this covenant. Further, except for sales to condominium owners, the owner agrees that it will not convey portions of the subject property to such other parties unless and until the owners and such parties shall have executed and mutually delivered, in recordable form an instrument to be known as an "easement and operating agreement" which shall contain, if applicable: (i) Easements in the common area of each parcel for ingress to and egress from the other parcels; (ii) Easements in the common area of each parcel for the passage and parking of vehicles; (iii) Easements in the common area of each parcel for the passage and accommodation of pedestrians; (iv) Easements for access roads across the common area of each Page 2 of 9 parcel to public and private roadways; (v) Easements for the installation, use, operation, maintenance, repair, replacement, relocation and removal of utility facilities in appropriate areas in each such parcel; (vi) Easements on each such parcel for construction of buildings and improvements in favor of each such other parcel; (vii) Easements upon each such parcel in favor of each adjoining parcel for the installation, use, maintenance, repair, replacement and removal of common construction improvements such as footing, supports and foundations; (viii) Easements on each parcel for attachment of buildings; (ix) Easements on each parcel for building overhangs and other overhangs and projections encroaching upon such parcel from adjoining parcel such as, by way of example, marquees, canopies, lights, lighting devices, awnings, wing walls and the like; (x) Appropriate reservation of rights to grant easements to utility companies; (xi) Appropriate reservation of rights to road rights -of -way and curb cuts; (xii) Easements in favor of each such parcel for pedestrian and vehicular traffic over dedicated private ring roads and access roads; and (xiii) Appropriate agreements between the owners of the several parcels as to the obligation to maintain and repair all private roadways, parking facilities, common areas and common facilities and the like; and (xiv) The "Easement and Operating Agreement" shall be recorded by the Applicant/ Owner and a copy furnished to the Directors of the Department of Public Works, Planning, Zoning, and Building of the City of Miami, or their respective designees or successors. Waivers, modifications and amendments to the Easement and Operating Agreement shall require such written City of Miami approvals in a legal form approved by the City Attorney. 8. This Declaration shall be recorded in the Public Records of Miami -Dade County at the Owner's expense within ten (10) days of its acceptance by the City of Miami. The City of Miami Page 3 of 9 shall be promptly furnished with a recorded copy of this Declaration within thirty (30) days of recording. [Signature Page to Follow] Page 4 of 9 Signed, witnessed, executed and acknowledged this day of ,2017. Witnesses Print Name: Print Name: STATE OF FLORIDA ) SS COUNTY OF MIAMI-DADE) By: Name: Rodolfo Prio Touzet Title: Chair, Ransom Everglades School, Inc. The foregoing instrument was acknowledged before me this day of , 2017, by , as of . Personally Known or Produced Identification Type of Identification Produced Print or Stamp Name: Notary Public, State of Commission No.: N/A My Commission Expires: Page 5 of 9 Signed, witnessed, executed and acknowledged this day of ,2017. Witnesses Print Name: Print Name: STATE OF FLORIDA ) SS COUNTY OF MIAMI-DADE) By: Name: Rodolfo Prio Touzet Title: Chair, Ransom Everglades School, Inc. The foregoing instrument was acknowledged before me this day of , 2017, by , as of . Personally Known or Produced Identification Type of Identification Produced Print or Stamp Name: Notary Public, State of Commission No.: N/A My Commission Expires: Page 6 of 9 APPROVED AS TO FORM AND APPROVED: CORRECTNESS: VICTORIA MENDEZ DEVIN CEJAS City Attorney Zoning Administrator APPROVED: APPROVED: FRANCISCO J. GARCIA JOSE S. CAMERO Director of Planning Director of Building Department Departments APPROVED: JUVENAL SANTANA Director of Public Works Page 7 of 9 EXHIBIT A LEGAL DESCRIPTION Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TO S/L NE 1/4 SW 1/4 E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 9,556 SQFT 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN PORNW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY3OFT FOR R/W LOT SIZE 9.79 AC M/L 01-4121-045 -0180 402,267.6 SQFT 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR R/WBLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 20,325.3 SQFT 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 01-4121-049- 0711 9,100 SQFT 5 3173 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY3OFT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,387.3 SQFT 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11,540.3 SQFT 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 8,820.3 SQFT 8 3551 MAIN HWY 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 01-4121-000- 0130 302,527 SQFT Page 8 of 9 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Page 9 of 9 Ransom Everglades School Upper Campus Special Area Plan G8. Miami -Dade County Plat Committee Approval From: Rodriguez, Leandro (RER) To: Osborne, Gerard (DTPW) Cc: Amv Huber; Rachel Streitfeld Subject: Ransom Everglades Properties 3551 & 3575 Main Hwy Date: Monday, January 30, 2017 1:08:15 PM To all, Please be advised that the subject properties are grandfathered and comply with the subdivision code of Miami -Dade County by warranty deeds recorded in Book 3143 at Page 290 (3551 Main Hwy) and Book 3837 at Page 106 (3575 Main Hwy); therefore a Plat is not required. If you have any questions please feel free to contact me Best regards, Leo Rodriguez Miami -Dade County Department of Regulatory and Economic Resources Development Services Division -Platting and Traffic Review Section 111 NW 1st Street, 11th Floor, Miami, Florida 33128 305-375-2109 miamidade.gov "Delivering Excellence Every Day" Ransom Everglades School Upper Campus Special Area Plan G9. Existing Light Level Readings Notes - Date of readings: March 14, 2017 - Time of Readings: 8pm - 9:30pm (Sunset @ 7:29pm) - Equipment: Konica Minolta T-10 Light Meter- 55136111 / 35126047 Trimble GPS for location recording. - Data: fc = Foot candles @ 5' above existing ground. - North Property Line o Readings were collected at RE property line. o No levels where over .1fc - East Property Line does not have adjacent residential use (Biscayne Bay) - West Property Line does not have adjacent residential use (Main Highway) 0.04fc �l n LEGEND #4 - V'. 0 07fc YAL ROAD - ,I, #3 - V'.10.05fc LA BRISA PARCEL AREAS OF CAMPUS LIMITS FOR LIGHT LEVEL READINGS # X-V : x.x fc READING LOCATION AND VERTICAL FOOT CANDLE LEVEL D_LI I rFIRE RITA #2 -VI 0.07fc J L #1 -IV'. 0.005fc \, BOAT SLIP POOL MANGROVE 11 y FOOTBALL FIELD MA—RINRXREA �[ ; U NORTH LIGHT LEVEL MAP MEM ■MMMB • LLI 44E- • ■ EBE .0337 16-00124 LT-1 ,3 3v,7 �' 1J Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: Property Address: Legal Description: Amount Payable On: 01-4121-011-0020 3552 MAIN HWY ROBERTS SUB PB A-21 BEG SE COR NE1/4 SW1/4 NW TO E B/L HWY SW TO S/L NE1/4 SW1/4 E TO POB LOT SIZE 10000 SQUARE FEET 09/27/2016 to 10/28/2016 0.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-011-0020 Property Address: 3552 MAIN HWY Legal Description: ROBERTS SUB PB A-21 BEG SE COR NE1/4 SW1/4 NW TO E B/L HWY SW TO S/L NE1/4 SW1/4 E TO POB LOT SIZE 10000 SQUARE FEET Lien No. (Case Number) Property Search Findings - Pending Liens Description If you have any questions, please call (305) 416-1570. Please retain this page for your records. Address Page 3 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-011-0020 Property Address: 3552 MAIN HWY Legal Description: ROBERTS SUB PB A-21 BEG SE COR NE1/4 SW1/4 NW TO E B/L HWY SW TO S/L NE1/4 SW1/4 E TO POB LOT SIZE 10000 SQUARE FEET Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Amount Due Sub -Total 0.00 If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 4 of 5 Violations Detail Report Folio Number: 01-4121-011-0020 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-045-0180 Property Address: 3575 MAIN HWY Legal Description: MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY30FT FOR R/W LOT SIZE 9.79 AC M/L Amount Payable On: 09/27/2016 to 10/28/2016 4.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-045-0180 Property Address: 3575 MAIN HWY Legal Description: MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY3OFT FOR R/W LOT SIZE 9.79 AC M/L Lien No. (Case Number) Property Search Findings - Pending Liens Description Address If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 3 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-045-0180 Property Address: 3575 MAIN HWY Legal Description: MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY3OFT FOR R/W LOT SIZE 9.79 AC MIL Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Amount Due 790197 N197267-39988- Burglar Alarm Permit Renewal 4.00 Sub -Total 4.00 If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 4 of 5 Violations Detail Report Folio Number: 01-4121-045-0180 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-049-0680 Property Address: 3183 ROYAL RD Legal Description: THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 Amount Payable On: 09/27/2016 to 10/28/2016 0.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0680 Property Address: 3183 ROYAL RD Legal Description: THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 Lien No. (Case Number) Property Search Findings - Pending Liens Description Address If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 3 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0680 Property Address: 3183 ROYAL RD Legal Description: THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Amount Due Sub -Total 0.00 If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 4 of 5 Violations Detail Report Folio Number: 01-4121-049-0680 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-049-0690 Property Address: 3175 ROYAL RD Legal Description: 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR Amount Payable On: 09/27/2016 to 10/28/2016 0.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0690 Property Address: 3175 ROYAL RD Legal Description: 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR Lien No. (Case Number) Property Search Findings - Pending Liens Description Address If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 3 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0690 Property Address: 3175 ROYAL RD Legal Description: 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Amount Due Sub -Total 0.00 If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 4 of 5 Violations Detail Report Folio Number: 01-4121-049-0690 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-049-0710 Property Address: 3173 ROYAL RD Legal Description: 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 OR 17640-2496 0597 1 Amount Payable On: 09/27/2016 to 10/28/2016 30.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0710 Property Address: 3173 ROYAL RD Legal Description: 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 OR 17640-2496 0597 1 Lien No. (Case Number) Property Search Findings - Pending Liens Description If you have any questions, please call (305) 416-1570. Please retain this page for your records. Address Page 3 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0710 Property Address: 3173 ROYAL RD Legal Description: 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY3OFT BLK 7 LOT SIZE 70.000 X 91 OR 17640-2496 0597 1 Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Amount Due 791407 N196529-39998- Burglar Alarm Permit Renewal 30.00 Sub -Total 30.00 If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 4 of 5 Violations Detail Report Folio Number: 01-4121-049-0710 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-049-0711 Property Address: 3171 ROYAL RD Legal Description: THE ROYAL GDNS PB 20-3 LOT 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 Amount Payable On: 09/27/2016 to 10/28/2016 30.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0711 Property Address: 3171 ROYAL RD Legal Description: THE ROYAL GDNS PB 20-3 LOT 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 Lien No. (Case Number) Property Search Findings - Pending Liens Description Address If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 3 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 Folio Number: Property Address: Legal Description: City of Miami 09/28/2016 01-4121-049-0711 3171 ROYAL RD THE ROYAL GDNS PB 20-3 LOT 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Amount Due 787795 N197537-40014- Burglar Alarm Permit Renewal 30.00 Sub -Total If you have any questions, please call (305) 416-1570. Please retain this page for your records. 30.00 Page 4 of 5 Violations Detail Report Folio Number: 01-4121-049-0711 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 5 Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 City of Miami Property Search Notice 09/28/2016 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 09/28/2016. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-049-0720 Property Address: 3695 MAIN HWY Legal Description: THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5FT FOR R/W BLK 7 LOT SIZE IRREGULAR Amount Payable On: 09/27/2016 to 10/28/2016 0.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Jose M. Fernandez Finance Director To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 2 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 09/28/2016 Folio Number: 01-4121-049-0720 Property Address: 3695 MAIN HWY Legal Description: THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5FT FOR R/W BLK 7 LOT SIZE IRREGULAR Lien No. (Case Number) Property Search Findings - Pending Liens Description Address If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 3 of 5 City of Miami Rachel Streitfeld 46 SW 1st Street Third Floor Miami FL 33130 Folio Number: 01-4121-049-0720 Property Address: 3695 MAIN HWY Legal Description: 09/28/2016 THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5FT FOR R/W BLK 7 LOT SIZE IRREGULAR Invoice Reference No. Property Search Findings - Open Invoices Lien No. Description Sub -Total If you have any questions, please call (305) 416-1570. Please retain this page for your records. Amount Due 0.00 Page 4 of 5 Violations Detail Report Folio Number: 01-4121-049-0720 NO OPEN VIOLATIONS FOUND. Page 5 of 5 Dear Constituent: Welcome to the City of Miami! This package is intended to provide you with all open Code Enforcement violations and liens attached to the subject property, or properties, as of the current date and time the following report was created. Closed violations and future violations are not included. A violation may become a lien when the property owner does not timely remedy the violation. This report may include two types of liens: Certified liens and non -certified liens. Certified liens have a set amount to be paid. Conversely, most non -certified liens continue to accrue interest or a per diem fine; therefore, those liens must be satisfied with the City as quickly as possible. All outstanding violations and liens must be satisfactorily resolved before the City can issue a Certificate of Use (CU); however, the City inspects all properties prior to the issuance of a CU and those inspections may yield additional items, which must be addressed by the owner at the property prior to issuance of a CU. This search does not include encumbrances, other liens, restrictions or the like, recorded in the Public Records of Miami -Dade County, Florida. Please contact Miami -Dade County for the aforementioned items. Code Violation/Lien Inquiry Letter Page 1 of 7 Rachel Streitfeld 46 SW 1st Street 3rd Floor Miami FL 33130 City of Miami Property Search Notice 06/19/2017 Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the City of Miami, Florida, for any liens and other fees outstanding against the following described property as of: 06/19/2017. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest calculations, the amount shown is subject to change as reflected below. Folio Number: 01-4121-000-0130 Property Address: 3551 MAIN HWY Legal Description: 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO.024396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Amount Payable On: 06/18/2017 to 07/19/2017 0.00 This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens recorded in the public records of Miami -Dade County. Erica T. Paschal Finance Director Page 2 of 7 To ensure proper credit of your payment, include a copy of all pages of the property search fmdings along with your payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 211d Avenue, 6th Floor, Room 636-1, Miami, FL 33130. If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 3of7 City of Miami Rachel Streitfeld 46 SW 1st Street 3rd Floor Miami FL 33130 06/19/2017 Folio Number: 01-4121-000-0130 Property Address: 3551 MAIN HWY Legal Description: 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO.024396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Property Search Findings - Pending Liens Lien No. (Case Number) Description Address If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 4 of 7 City of Miami Rachel Streitfeld 46 SW 1st Street 3rd Floor Miami FL 33130 06/19/2017 Folio Number: 01-4121-000-0130 Property Address: 3551 MAIN HWY Legal Description: 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO.024396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4 Property Search Findings - Open Invoices Invoice Reference No. Lien No. Description Sub -Total Amount Due 0.00 Page 5of7 If you have any questions, please call (305) 416-1570. Please retain this page for your records. Page 6 of 7 Violations Detail Report Folio Number: 01-4121-000-0130 NO OPEN VIOLATIONS FOUND. Page 7 of 7 Exhibit "A" Ransom Everglades School, Inc. Upper Campus Address Legal Description Folio Numbers Lot Size 1 3552 MAIN HWY Roberts Sub PB A-21 BEG SE COR NE 1/4 SW 1/4 NW TO E B/L HWY SW TO S/L NE 1/4 SW 1/4 E TO POB LOT SIZE 10000 SQUARE FEET 01-4121-011- 0020 9,556 SQFT 2 3575 MAIN HWY MUNROES PLAT DB D-253 LOT 13 LESS TRIAN POR NW OF CO RD LYG SE OF MAIN HWY ANS SUB LAND LYG SE TO BLKHD/L SUB LAND CONTG & LESS NWLY30FT FOR R/W LOT SIZE 9.79 AC M/L 01-4121-045- 0180 402,267.6 SQFT 3 3695 MAIN HWY THE ROYAL GARDENS PB 20-3 LOTS 12 & 13 LESS SWLY 5 FT FOR R/WBLK 7 LOT SIZE IRREGULAR 01-4121-049- 0720 20,325.3 SQFT 4 3171 ROYAL ROAD THE ROYAL GDNS PB 20-3 LOTS 11 BLK 7 LOT SIZE 100.000 X 91 OR 19251-4268 04 2000 1 01-4121-049- 0711 9,100 SQFT 5 3173 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 10 LESS SELY30FT BLK 7 LOT SIZE 70.000 X 91 01-4121-049- 0710 6,387.3 SQFT 6 3175 ROYAL RD 21 54 41 THE ROYAL GDNS PB 20-3 LOT 9 & SELY 30FT OF LOT 10 BLK 7 LOT SIZE IRREGULAR 01-4121-049- 0690 11,540.3 SQFT 7 3183 ROYAL RD THE ROYAL GARDENS PB 20-3 LOT 8 BLK 7 LOT SIZE 100 X 91 OR 18155-4074 0598 6 01-4121-049- 0680 8,820.3 SQFT 8 3551 MAIN HWY 21 54 41 BEG SE COR OF NE1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO INTER WITH SELY/1 OF MAIN HWY & POB NELY ALG SELY/L OF INGRAHAM HWY TO ITS INTER WITH ELY/L OF 01-4121-000- 0130 302,527 SQFT LOT 1 OF ROBERTS SUB PB A-21 S ALG ELY BDRY LINES OF LOTS 1 & 14 TO SE COR OF LOT 14 OF ROBERTS SUB PB A-21 W TO SWLY BDRY/L OF LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D AT PAGE 253 NWLY ALG SWLY/L OF LOT 12 TO ITS INTER WITH E/L OF NEW1/4 OF SW1/4 N ALG E/L OF NE1/4 OF SW1/4 TO THE POB & PART LOT 12 OF MUNROES PL OF GOV LOT 1 AS PER DB-D PAGE 253 LYG SELY OF CITY RD & SUBMERGED LAND LYG SELY & CONTIGUOUS 0.76 AC TIIF DEED NO. 24396 LOT SIZE IRREGULAR OR 17836-3490-3495 0997 1 COC 25440-0820 02 2007 4