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HomeMy WebLinkAboutAppeal LetterAPPEAL LETTER FOR MORNINGSIDE PARK RESOLUTION HEPB-R-18-001 2' F L -2 PH 3=OS January 30, 2018 As per Miami City Code Section 23, this is a Written Notice of Appeal of the Historic and Environmental Preservation Board's (HEPB) approval on January 2, 2018, and the Resolution of that approval rendered on January 18, 2018, of a Final Evaluation of Local Designation as an Historic Resource, of Morningside Park, Located at Approximately 5212 Northeast 7 Avenue, Miami, Florida, with the Folio Number 0132190230010. This Designation was Item No. 004 on the HEPB agenda, file ID number/resolution number is HEPB-R-18-001, and is attached hereto. The intent of this appeal is not necessarily to seek a reversal of the decision to Designate Morningside Park, but rather to postpone any decision regarding, or the City's further processing of the Designation, until the following is completed and judged in the context of that Designation: o The City of Miami's Department of Parks & Recreation (hereinafter "Parks Department") study of potential new improvement ideas, currently underway by the Parks Department's consultant, AECOM, is completed and the results of that study and concept design is shared with the Community at Large for evaluation and possible incorporation into a redesign plan for Morningside Park, that will merge new concepts with existing important and cherished assets. o That the City engage in a public outreach process to inform the Community at Large of the intention to Designate the park, with the goal of ensuring that the community understands both the burdens and benefits of designation and can participate at a greater level in the parks future. o That an evaluation of the structural integrity of the park structures considered for designation, especially the pool, is completed by the City and its engineers, and that report be provided for consideration of the potential designation of the park structures. o The City has not achieved consensus approval, or even majority approval, of the constituent residents regarding a proposed designation, has failed to establish clear and convincing architectural or historical evidence regarding the reasons behind or specifics of the proposed designation, and has not allowed the community, and other experts, to properly examine (or cross examine) the rationales/recommendations contained in Dr. Paul George's historic report. o As evidenced by the recent results of the election for the Morningside Civic Association Board held on January 28th, 2018, the momentum and vote for Historic Designation of the Morningside Park was not only premature but was a move that was not supported by the majority of MCA members. The newly -elected MCA board, and the majority position on the board, is now made up of new and existing members who are unified in their stated dissatisfaction with the designation process as it has transpired and intend to represent the greater constituency of the neighborhood in seeking a different result for Morningside Park. We would like to commend the City's Historic Preservation Staff for their thorough evaluation and consideration of the merits of possible designation of Morningside Park. We would also like to commend the HEP Board. While we contend that the decision to approve designation was premature, our quarrel is not with the HEP Board or historical designation of Morningside Park; rather our dispute arises from the process by which Morningside park was designated historic. The reasons and grounds for this appeal are as follows: 1. At the Hearing, the HEP Board heard from City Staff, members of the public both for designation, and members of the public against designation/for postponement. The balance between those two public groups was even based upon the number of speakers. At a Staff level, Kevin Kurwin, the Park Department Director, spoke and responded to questions from the Board. When asked the specific question about whether the designation should be postponed, to paraphrase his response, he felt that Designation would be better served if the planning study his Department is currently conducting, could be completed, and evaluated alongside of Designation. Further, Warren Adams, the Historic Preservation Officer for the City of Miami, conveyed on behalf of Francisco Garcia, the City's Planning and Zoning Director who was not present at the hearing, but echoed similar commentary regarding a recommendation to postpone designation. Further, one must recognize that the Park is a City owned asset. No organization other than the Parks Department is entitled to make changes in the park, and therefore there was no need to rush designation, and therefore no harm in postponing the designation as suggested by Staff and requested by half of the public speakers in attendance. 2. The public outreach on the process of Designating Morningside Park was woefully inadequate, and therefore the Designation is premature. There were no public outreach meetings, no obvious postings, email, or social media communication on the item, other than the two or three HEPB meetings that occurred on this subject. This is a 42-acre park, the City of Miami's largest, and that the potential designation of such significant City asset would be approved as quickly and inaudibly as it was, raises a concern about adequate public knowledge and participation. By direct contrast, the Park Department's outreach on the redesign of Morningside Park, is a model for actively pursuing public participation. Numerous public meetings have been held and more will occur as that process continues. The planning process has also appeared on the CRB's agenda on at least two occasions as a discussion item. Notice was provided by the City through its various community outlet channels including the Net Office posting on social meeting sites such as the "Nextdoor" app, that reaches most of the communities in the Upper East side. 3. The HEP Staff report on Designation had made very specific recommendations on what elements of the park should be designated, and which should not. Generally, items to be designated, and that "will be subject to review by the Preservation Office", included significant features of the landscape plan including the curvilinear circulation system, the tidal lake, the canal, the palmetum, canopy or specimen trees, the sea wall, or any new construction. The Staff recommendation then goes on to state that a number of other items/features would not be subject to review by the Preservation office, including the structures, the playground equipment or recreational elements, or any flood prevention work. The primary reason given to exclude these items was due to information provided by the Parks Department of the risk due to flooding of the sites and buildings, and the potential loss of these items due to flooding. In making its recommendation for approving the Designation, the HEP Board decided to add these "non -reviewable by the Preservation Office" items to the Designation, contrary to the recommendation of Staff, and did so with dubious architectural justification and in the face of ongoing questions as to the structural viability of the structures it chose to designate. Further, there is an error in the Order where the HEP Board may also have Designated the Community Building, which dates to the 1990's and does not qualify for Historical Designation by age, or likely architectural merit. While the board is within its purview to amend and alter its approval motion, that so many items of significance were at the last moment added to the Designation, and without outreach, raises the question as to whether the Community at Large should have had, and were not afforded an opportunity to speak in regard to this much wider Designation overlay. This additional notification could easily have been accomplished, had the Board decided to postpone Designation to allow further outreach and feedback on these items. 4. There is a fundamental question as to whether the structures now included in this Designation order are truly worthy examples of a style or the era and merit historic designation and protection at all. These largely 1950's buildings, many of which were updated or altered over the years, are mainly utilitarian {at best) in function and design. The notable architectural elements are for example, roof overhangs, or glass block windows, and by comparison to the truly unique Mimo and other 50's era styles of architecture found along Biscayne Blvd and other areas of the City, these park buildings simply do not stand up to fundamental architectural scrutiny. Sadly, the only 50's era Park building which did have a strong architectural prominence or might have been worthy of designation was the cabana structure around the pool, which has long since been demolished. What remains of the pool is simply an unremarkable structural shell that even with significant public investment, would soon be rendered unusable by sea level rise and in any event, is out of touch with the types of uses that City residents prefer to use and enjoy in today's parks. More specifically on the pool building itself, the City's engineers have determined that that are structural deficiencies so significant that the pool has been closed for the past two years. The true question is whether a repair is possible, what it will cost, and what is the life expectancy of the repair? If the City is to spend hundreds of thousands of dollars or more on an aging, concrete structure, adjacent to the corrosive salt air of Biscayne Bay, how long until other portions of the structure require similar remediation? Compounding the structural integrity question is that the pool and associated utility buildings are built well below today's floor criteria. If the pool had to be demolished, it cannot be rebuilt in this location. Before these structures are designated, the City must determine if it can save, and afford to maintain structures like the pool, and in full time operation so they can be enjoyed for their intended purpose. 5. Upper Eastside neighbors, those who live beyond these boundaries, and visitors to Miami, are all very fortunate to have such a large park to use and enjoy. Built in the early 1950's, this was a time where several new and unique architectural designs and styles emerged to meet and address the new lifestyle and consumer demands of the era. The layout implemented by P. Raymond Plumer was a unified design that tied 40 acres of land together under a cohesive and unified concept. In the 60+ years since it has opened, Morningside Park, while maintaining a resemblance to the original Plumer design, is not the same Park that opened in 1953. Subjected to significant canopy loss due to hurricanes and other tropical events, the demolition of the pool cabanas which were the most significant architectural structure, the disappearance and stagnation of the tidal pool behind a wall of mangroves, alterations to the layout of pathways, and numerous other changes, whether man-made or natural, have rendered Morningside Park today a much lesser park than what was originally opened in 1953. The Designation of the park would protect only the remnants of a once grand design, weathered, altered, and neglected through a lack of maintenance. Parks and the use of parks evolve, and the opportunity to take a good look at what the next 60+ years of Morningside Park can be, should not be squandered. As a good example of this evolution, Section IV of the Staff report entitled "Landscape Design" outlines a concept that was considered in the original Plummer design, and states "the long sweeping driveway leading to the parking areas which was designed for the rise in popularity of the automobile at this time". The popularity of the automobile in 1950s America is an anachronism that has no place being honored in an urban waterfront park in the City of Miami in the year 2018. In a City that affords mediocre access to park space for its residents (see http://parkscore.tpl.org/), we propose that the last thing Miamians want after navigating miles of car -clogged roadways is further interaction with their automobiles. Many Upper Eastside residents, including those in Morningside, favor closure or redesign of the Ioop road, an act which has the potential to fully activate the waterfront of Morningside Park, and provide unimpeded access for all park visitors to enjoy the aquamarine waters of Biscayne Bay. This consideration would also look at ways to maintain available parking, but better locate it within the parks boundaries. This concept is reflected in nearly all modem parks design guidelines which call for increased green space, more space for pedestrians, cyclists, and children, and little to no interaction between park visitors and automobiles to encourage park visitors to get out of their cars and interact with nature. Quite simply, 21 st Century parks are for people, not cars. Yet the HEPB designation appears to favor a use and purpose of the loop road which actively detracts from the park's value, at best, and preserves a conspicuously unsafe and unnecessary aspect of the park, at worst. Worse, this homage to 1950s American car culture handicaps our Parks Department's ability to maximize the full potential of Morningside Park 6. The most important consideration in this appeal has already been identified by the City: namely, that the Parks Department has been charged with determining and designing a way to harden Morningside Park from Sea Level Rise. When they implement this plan, there are likely to be significant construction impacts in Morningside Park. As part of that process, the City has offered to have its consultant look at opportunities to improve or make alterations to the park. One proposal which considers the reality of sea level rise, is to design waterfront areas of the park that will still and better provide open and green space for waterfront use, but also allow it to double as a reservoir when Biscayne Bay spills over, such as during King Tide. Indeed, many American cities at risk to sea level rise, such as New York, are turning to the Dutch, who have devised many such parks which not only account for sea level rise but allow park space to double as buffer zones for inland development. We should not hinder the Parks Department from embracing such novel and outside -the -box thinking by preserving structures of questionable historic impact, which no longer fit the time or place where they are currently situated. Before we add layers of bureaucracy to the task of improving a 40-acre park, we should allow more time for the Parks Department's planning process to be completed, take the best of what is there, and what can be, and merge that into a park that the City will be proud of, and will take into account the needs and desires of the next two generations of Miamians who will reverie Morningside Park in the same way (or more than) it is loved today. Accordingly, we respectfully appeal the decision HEPB-R-18-001, of the HEP Board and request that the City Commission order the HEP Board to suspend or postpone the Final Evaluation of Local Designation, to 1) allow the Parks and Recreation Department the necessary time to complete its planning and design process, including outreach to and gathering feedback from the Community at large, 2) order HEP Staff and Parks Department Staff to work together to develop a plan to be presented to the HEP Board that protects and preserves only those elements of the Park that are worthy of historic designation, and outlines new amenities and planning ideas that are worthy of incorporation into the Park, 3) order that the HEP Board consider more specific designation of only those worthy aspects and elements of the Park, rather than a complete Historic Designation that overlays the entire park, regardless of merit. T r following abutting property owner is requesting this appeal: Jam- Rosenberg 645 N 55 Terr. Mia i. L 33137 The following are aggrieved parties, all of whom spoke on the record at the HEPB Hearing on January 2, 2018. Eli Steirs 509 NE 57 St. Miami, FL 33137 Marc Billings 5960 N Bayshore Dr. Miami, FL 33I37 Pedro Da Silva 570NE53St. Miami, FL 33137 Mike Evans 621 NE 55 St. Miami, FL 33137 David Holtzman 590 NE 59th St Miami, FL 33137 Ignacio Villenueva 620 NE 50 Terr Miami, FL 33137 Michael Puchades 5932 NE 6 Av Miami, FL 33137 John Raiffe 499 NE 55 Terr Miami, FL 33137 HEPB 4. HEPB RESOLUTION 3394 A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD, PURSUANT TO SEC. 23-4 OF THE CITY CODE OF ORDINANCES, APPROVING THE FINAL EVALUATION OF LOCAL DESIGNATION AS AN HISTORIC RESOURCE FOR A PROPERTY LOCATED AT APPROXIMATELY 5215 NORTHEAST 7 AVENUE, MIAMI, FLORIDA, WITH THE FOLIO NUMBER 0132190230010 ALSO KNOWN AS "MORN]NGSIDE PARK"; ATTACHING AND INCORPORATING HEREIN THE FINAL EVALUATION OF LOCAL DESIGNATION REPORT AS EXHIBIT "K; FURTHER, INCORPORATING THE FINDINGS IN THE ANALYSIS ATTACHED AND INCORPORATED HEREIN AS EXHIBIT "B". LOCATION: Approximately 5215 NE 7. Ave [Commissioner Ken Russell - District 2] APPLICANT(S): The Miami Historic and Environmental Preservation Board PURPOSE: This will allow for the final designation of a property as a local historic resource. FIND1NG(S): PRESERVATION OFFICE: Recommended approval. 3394 - Exhibit A Final Evaluation for Designation Report 3394 - Exhibit B Analysis 3394 - Submittal - Petition to Preserve Morningside Park 2 3394 - Submittal - Petition to Preserve Morningside Park 3394 - Submittal - Tree Plaque As amended: I) The paragraph on the Final Evaluation for Designation report, found on page 14, subsection 6, having the language as to why the buildings should not be designated, would be deleted. 2) The paragraph on the Final Evaluation for Designation report, found on page 15, subsection 7, .second paragraph, that makes reference to evaluating the consequences of flooding and sea level rise, and the Parks department not being required to make its sea level or flooding changes subject to review by the HEPB, would be deleted. The result being that any, future planning with regards to the site, the building and the roadways will all come back to the HEPB. 3) The definition of "Buildings to be Designated" would he buildings dating from the 1950's, including the swimming pool. RESULT: ADOPTED WITH MODIFICATIONS [6 TO 1] MOVER: Lynn Lewis, Vice Chair (Dist. 1) SECONDER: Todd Tragash, Board Member (Dist. 4) AYES: Hopper, Lewis, Cawley, Freedman, Trachtenberg, Tragash NAYS: Campbell ABSENT: Gonzalez, Mattingly, Ryan ENACTMENT NUMBER: HEPB-R-18-001 APPEALS Historic Preservation, Planning and Zoning ; 2+?4P:FL., -L. PH '3:03 PLANNING AND ZONING DEPARTMENT, HEARING BOARDS DIVISION 444 SW 2'd Avenue, r Floor • Miami, Florida 33130 • Telephone 305-416-2030 If an appeal period ends on a weekend or a holiday, the appeal period end date will be the close of business the following business day. • If any appeal is late, or missing full payment, or missing property owner labels, or missing any other necessary documents, the appeal cannot be accepted. • Certified list of adjacent property owner labels are to be prepared by the appellant and submitted at the time of the appeal submission. • Only withdrawal letters shall be accepted outside of an appeal period. • Rescheduling fees indicated in Section 62-23 (d) shall apply. • Emailed appeals are not accepted; appeals to be submitted at the Hearing Boards Division, M-F (except holidays), 8 am to 5 pm. • Appeals must be written in English. ❑ WAIVER/❑ WARRANT PERMITAPPEAL(lndicate one): Sec 62-23(c) ❑ Yes ❑ No Is it within the 15-day appeal period, from date of website posting or PZAB hearing? If No, cannot be accepted. If Yes: Note: Decisions by the PZAB related to an appeal of a waiver cannot be appealed to the City Commission. Article 7, Diagram 14, Page 5 of Miami 21 ❑ Yes ❑No ❑NIA ❑ Yes ❑ No ❑ N/A ❑ Yes ❑No ❑N/A ❑ Yes No ❑N/A ❑ Yes ❑No ❑N/A Proof of Lobbyist Registration Appeal letter indicating Waiver / Warrant number Certified list of abuting property owners All other pertinent documents, such as Disclosure to Support or Withhold Objection, Power of Attorney or organization's board resolution Hearing Boards invoice paid receipt ❑ ZONING ADM. INT. / PLANNING DIR. DETERMINATION/ CERTIFICATE OF USE APPEAL (Indicate one): Sec 62-23(a) ❑ Yes ❑ No Is it within the 15-day appeal period, from date of website posting or PZAB hearing? If No, cannot be accepted. If Yes: ❑ Yes ❑ No ❑ NIA ❑ Yes ❑No ❑N/A ❑ Yes ❑ No ❑ N/A ❑ Yes ❑ No ❑ N/A Proof of Lobbyist Registration Appeal letter Other pertinent documents/copies, such as Disclosure to Support or Withhold Objection, Power of Attorney or organization's board resolution Hearing Boards invoice paid receipt ❑ EXCEPTION/❑ VARIANCE APPEAL TO CITY COMMISSION (Indicate one): Sec 62-23(b) ❑ Yes ❑ No Is it within the 15-day appeal period, from date of PZAB hearing? If No, cannot be accepted. If Yes: ❑ Yes ❑No ❑N/A ❑ Yes No ❑N/A ❑ Yes ❑No ❑N/A ❑ Yes ❑No ❑N/A ❑ Yes ❑No LIN/A Q COA 1)1Yes Proof of Lobbyist Registration Appeal letter indicating PZAB Resolution no. Certified list of adjacent owners (labels) within 500 feet All other pertinent documents, such as Disclosure to Support or Withhold Objection, Power of Attorney or organization's board resolution Hearing Boards invoice paid receipt lNAL DESIGNATION TO CITY COMMISSION (Indicate one): Sec 23-6.2(e), Sec 23-4(3)(a-e) o Is it within the 15-day appeal period, from date of HEPB hearing? If No, cannot be accepted. If Yes: ❑ Yes ❑ No 0-N/A Yes ❑ No ❑ N/A ►=Yes ❑No ❑NIA ❑ Yes ❑ No jai N/A Li Yes ❑No ❑N/A Proof of Lobbyist Registration Appeal letter indicating HEPB Resolution no., copying Preservation Officer Certified list of adjacent owners (labels) within 500 feet All other pertinent documents, such as a Disclosure to Support or Withhold Objection, Power of Attorney or organization's board resolution Hearing Boards invoice paid receipt Rev. 08-14-2017 1/30/2018 Click to Print This Pane City of Miami Zoning Application x6 C Miami 21 Zoning(Current): Description: Space Zone Enactment: 13114 Areas of Specific Designation: Section: Description: Enactment: None Special Area Planning: Section: Description: Enactment: None Established Setbacks: Section: Description: Area: Sub: None Former 11000(Not Valid): Zone: Description: Enactment: PR Parks and Recreation Former Overlay Districts: Section: None Description: Enactment: LU Code: 510 FLU Code: 14 J Ltutti Existing Land Use Description: Local Parks and Playgrounds (Other than Schools). Includes public tennis courts and pools Description: PARKS AND RECREATIONAL OPEN SPACE (INCLUDING PRESERVES AND CONSERVATION Future Land Use Description: Recreation Description: Public Parks and Recreation District Information: City Commissioner District: City Commissioner: NET ID: NET Name: NET Phone: Code Enforcement District: Code Enforcement Admin: Code Enforcement Phone: 2 Ken Russell 9 UPPER EASTSIDE (305) 960-5118 1 CHANTAL JUSTE (305) 329-4820 Flood Zone: Scenic Transp.: Historic Sites: Arch. Zones: Env. Preserv: Historic District: No Flood Zone: VE Arch. Conserv: No Elevation: 9 Description: COASTAL HIGH HAZARD AREAS City of Miami Planning and Zoning January 30, 2018 1:9,028 0 412.5 825 1,650 ft I 0 125 250 500 m Oty of Miami, Informal on Technology Department, GIS Team 02017 O 2018 Mcrosoft Doiporalon © 2018 Digita1G9obe OCNES (2018) Distribution Airbus DS CEtti of Oliami BUILDING DEPARTMENT Transaction Statement Financial Transaction ID: 475482 Transaction Date: Feb 2 2018 2:49PM Permit Number: Mr. Holtzmann (786)554-5564 FEE SUMMARY Fee Category Fee Code Fee Description Quantity Unit Type Amount HEARING BOARDS - APPLICATION/APPEAL MS-239 APPEAL - HISTORIC DESIGNATION/CERTIFICATE OF APPROPIATENESS 0.0000 N/A $525.00 HEARING BOARDS - PUBLIC HEARING MS-225 PUBLIC HEARING - MEETING MAIL NOTICE - NEIGHBORS 144.0000 NGH X HRGS $648.00 HEARING BOARDS - PUBLIC HEARING MS-226 PUBLIC HEARING - LU POLICY 1.5.4 31.0000 NGH X HRGS $139.50 HEARING BOARDS - PUBLIC HEARING MS-241 PUBLIC HEARING - MEETING MAIL NOTICE - APPLICANT/APPEALLANT 2.0000 HEARINGS $9.00 Total: $1,321.50 Rev. Jul/02/2012 Generated on Feb/02/2018 2:48 PM Department of Finance Online Payments Receipt Your Reference Number: 2018033001-176 02/02/2018 2:56:11 PM Web_user TRANSACTIONS If you have a Transaction ID please click here 2018033001-176-1 TRANS ID: 475482 BUSINESS NAME: COM Fee Payment $1,321.50 FEE NAME: APPEAL - HISTORIC DESIGNATION/CERTIFICATE OF APPROPIATENESS Fee Payment $648.0 FEE NAME: PUBLIC HEARING - MEETING MAIL NOTICE - NEIGHBORS $525.06 Fee Payment $ 139.5 FEE NAME: PUBLIC HEARING - LU POLICY 1.5.4 Fee Payment $9.0 FEE NAME: PUBLIC HEARING - MEETING MAIL NOTICE - APPLICANT/APPEALLANT TOTAL AMOUNT: $1,321.50 PAYMENT American Express Credit Sale $1,321.50 APPEALS Date ;94\4, 3o (2 018 CITY OF MIAMI HEARING BOARDS P 0 BOX 330708 MIAMI, FL 33233-0708 Re: Property Owner's List Within 500 Feet of: sdZIhied 1-/9-V Street Address(es) Total number of labels without repetition: iyY 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. Name or Company Name L/S A) ss7-6zZ Address[ W r FL, 33r3� � - Ci67 r Telephone J45f5e.Ul!er9 ey,c,J CamE mal Rev. 61-2018 8 FCP DEVELOPERS LLC 776 NE 73 ST MIAMI, FL 33138 CHRISTOPHER DUPUYTRS CFD IRREVOCABLE TRUST 5524 NW 7 AVE MIAMI, FL 33137 DAVID BENNETT & DONALD W KEMP 560 NE 55 ST MIAMI, FL 33137-3006 MATTHEW A HEGE &W MELISSA J HEGE 611 NE 55 ST MIAMI, FL 33137-3007 ALINA DE LA PAZ 650 NE 55 ST MIAMI, FL 33137-3008 NORTH BAYSHORE PARTNERS LLC 1000 LINCOLN RD 210 MIAMI BEACH, FL 33139 GABRIEL SENDINA 610 NE 55 TER MIAMI, FL 33137 JOAO P LEMOS &W MEGHAN FAAS VICTOR MANUEL HERNANDEZ JR MARISA PIA 630 NE 55 TER CAPUA MIAMI, FL 33137 5500 NE 7 AVE MIAMI, FL 33137 SUPERNOVA BAYSHORE INVEST LLC 1825 CORAL WAY MAIL STOP 5983 MIAMI, FL 33145 ALAN C BRODY &W SHERNA 5555 N BAYSHORE DR MIAMI, FL 33137-2327 DANIEL C MIKESELL &W KATHRYN Q KAREL REMUDO ROMINA P REMUDO MIKESELL 649 NE 56 STREET 5600 N BAYSHORE DR MIAMI, FL 33137 MIAMI, FL 33137-2330 JORGE BALAGUER LILIANA CASTRO 611 NE 56 ST MIAMI, FL 33137 VOLKER TEGTMEYER &W EVA 634 NE 56 ST MIAMI, FL 33137-2318 JOHN M CRESPO &W ESTHER 5560 N BAYSHORE DR MIAMI, FL 33137-2328 SPENCER BARTRAM LIGIA LABRADA 598 NE 56 ST MIAMI, FL 33137 IGNACIO MEDRANO 660 NE 56 ST MIAMI, FL 33137-2318 CARMEN G BENARD JTRS CARMEN R BENARD JTRS 681 NE 55 TERRACE MIAMI, FL 33137 JONEL NEWMAN 615 NE 55 TERR MIAMI, FL 33137-2315 MARIELLA BARCENA 651 NE 53 ST MIAMI, FL 33137-3046 ANDREA KARY GREENBERG 640 NE 53 ST MIAMI, FL 33137 MARC RUDELOFF 651 NE 52 TER MIAMI, FL 33137 MICHAEL COURTNEY 640 NE 52 TERR MIAMI, FL 33137 REZA SHABANI MARIE MELISSA SHABANI 675 NE 52 ST MIAMI, FL 33137 ALBERTO BARRETO 640 NE 52 ST MIAMI, FL 33137-3035 EDWARD R BLUMBERGE 100 N BISCAYNE BLVD STE 2802 MIAMI, FL 33131-2011 MICHAEL D ANDREA 677 NE 56 ST MIAMI, FL 33137-2317 ARTHUR J ROSENBERG 601 NE 56 ST MIAMI, FL 33137-2317 JUAN ZAMORA BELINDA V GUILIANO ETALS JTRS 654 NE 56 ST MIAMI, FL 33137-2318 THOMAS R WENTLING & KEV1N A THOMAS 5550 N BAYSHORE DR MIAMI, FL 33137-2328 LANCE D QUERY LUZ D QUERY 625 NE 55 TER MIAMI, FL 33137 THELMA S STEFFAN 645 NE 53 ST MIAMI, FL 33137-3046 GERRY H PAREDES 620 NE 53 ST MIAMI, FL 33137 EUGENIO MARIANO CALASSO JTRS JOYSETTE RIVERA JTRS 661 NE 52 TER MIAMI, FL 33137 RICHARD PADIN &W LUCY 630 NE 52 TERR MIAMI, FL 33137-3041 WALTER KERR JR LE REM MARY PINEDA 685 NE 52 AVE MIAMI, FL 33137 CHRISTOPHER T BLAKELY GERALDINE BLAKELY 630 NE 52 ST MIAMI, FL 33137 PAUL FONTECILLA 671 NE 51 ST MIAMI, FL 33137 BHULABHAI PATEL PADMABEN PATEL 690 NE 51 ST MIAMI, FL 33137-3029 JUAN A MENDOZA ANA LUISA ATENCIO VALLEN1LLA 635 NE 50 TER MIAMI, FL 33137 IBISET SALINAS 671 NE 53 ST MIAMI, FL 33137-3046 JOSE A ADAMS &W FRANCES 780 LAKE RD MIAMI, FL 33137-3331 BLUE CAPITAL MANAGEMENT INC 2000 PONCE DE LEON BVLD STE 617 CORAL GABLES, FL 33134 THOMAS HOERSMAN HEIDI MARIE HEINAU 761 BUTTONWOOD LN MIAMI, FL 33137 DENNIS YOUNG &W JANINE 675 BUTTONWOOD LN MIAMI BCH, FL 33137-3359 MORTEN AAGAARD STEPHANIE SAYFIE AAGAARD 730 BUTTONWOOD LANE MIAMI, FL 33137 RHONA A CHARTOUNI TRS ADM E CHARTOUNI TRS 800 LAKE RD MIAMI, FL 33137 MARIE INFANTE & OSCAR ANDINO 650 NE 51 ST MIAMI, FL 33137-3029 ROSA SUGRANES 675 NE 50 TER MIAMI, FL 33137 BERANGERE PERRIN 660 NE 50 TER MIAMI, FL 33177 690 NE 50 LLC 10 SOUTH LA SALLE STREET 31 FLOOR CHICAGO, IL 60603 ROBERT G MOSELEY FRANCES E MOSELEY 730 LAKE RD MIAMI, FL 33137 SEBASTIAN SALVAT &W SANDRA CHARTOUNI 670 LAKE R❑ MIAMI, FL 33137 BAY POINT HOUSE #721 LLC 3250 NE 1ST AVE APT305 MIAMI, FL 33137 MAURO MOSCUCCI ADRIANA MOSCUCCI 710 BUTTONWOOD LN MIAMI, FL 33137 SPEYSIDE INVESTMENTS CORP 2100 SALZEDO STREET #300 CORAL GABLES, FL 33134 GUY MICHAEL EVANS 621 NE 55 ST MIAMI, FL 33137 DAVID BLOOM & DAMIAN MCNAMARA 630 NE 55 ST MIAMI, FL 33137-3008 CHRISTOPHER CULBERT KARA CULBERT 560 NE 55 TERR MIAMI, FL 33137-2619 MIGUEL PEREZ & BRIAN NOVY JTRS 600 NE 55 ST MIAMI, FL 33137-3008 STUART SHELDON JODI L GALLANT 644 NE 57 STREET MIAMI, FL 33137 WILLIAM A GIL CAMILA A WILCHES 633 NE 56 ST 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