HomeMy WebLinkAboutAnalysis and Maps���rr�ttr Pf
City of Miami
#} IgLglk °IkIEO ?*
Planning Department
p R 1 I,
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
NOTICE
This su bmmtl [ needs b be achedwed bra pubk hex,ing
In.c danmwhhbrnelln1setforth inth, City&
Miarnl Code. TheaPpUm ile dsi,o making body will
reWewthe inbrmatlon at the pabkc hearing t. render a
recommendation or a final d.dm.,.
+� PZ-20-5935 /
\\ 11/05/20 //
ePlan ID
PZ-20-5935
Applicant
4920 Operating, LLC
Location
180 NE 50 ST
Commission District
District 5 — Keon Hardemon
NET District
Little Haiti NET
Area
Approximately 0.158 Acres 6,874 Square Feet
Planner
Kathryn Angleton, AICP, Planner II
Recommendation
Denial
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), 4920
Operating, LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the
Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 180
NE 50 St ("the Property") from "Medium Density Multifamily Residential" to "Medium Density
Restricted Commercial". The proposed amendment contains approximately 0.16 acres. Small-
scale comprehensive plan amendments are those that involve less than 10 acres of property
and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida
Statutes.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (ePlan ID PZ-20-5933). The companion application seeks to change the
Property's zoning designation from T4-R (General Urban Transect Zone - Restricted) to T4-L
(General Urban Transect Zone - Limited). The Property is legally described in the attached
Exhibit "A". The table below summarizes the proposed changes.
Table 1. Summary of the Existing and Proposed FLU Designations and Zoning Designations
FLUM FLUM Miami 21 Miami 21
# Address Folio Existing Proposed Existing Proposed
Medium Medium
180 NE 50 01-3124-015- Density Density
1 T4-R T4-L
ST 0490 Multifamily Restricted
Residential Commercial
The map below shows the Property, in red. The Property is located in the Lemon City/Little Haiti
neighborhood. The Property lies on the south side of NE 50t" St west of NE 2nd Ave. The
Property is surrounded by residential uses to the west and north and vacant parcels to the east
and south. The three vacant parcels immediately abutting the Property to the east along NE 2nd
Ave are also owned by the Subject Property's owner. Below is an image showing the property in
regional context.
Regional Context
Edison
Lemon City/
Little Haiti
Morningside
Buena
Vista
Heights
Historic Baypoint
Buena
Vista East
Old San Juan
NOTICE
This submittal needsm be Iheaolee mra public heming
h azcorbanm whh tlmelln1 set forth in the City M
Mlami CWtl .The aPpUm Lie bsi-, making bWy will
reWewthe inm'matlon at the public hearing to render e
recommends ., or z final d.dm.n.
+� PZ-20-5935 /
\\ 11/05/20 //
The Property consists of one parcel with an approximate area of 6,874 square feet (about 0.16
acres). The aerial image below shows the site, outlined in red, and the immediately surrounding
context.
0 62.5 125 250 Feet `
I� ADDRESS: 180 NE 50 ST
ePlan ID 5935 — Page 2
NOTICE
EXISTING FUTURE LAND USE DESIGNATION "aehm aneatlspUmil, mi,� rapabbWyWil
In accortlana w°h tlmellnl set forth in the City M
Mlaml Cmtle. The applicade tlecbk -m 1,g t d -de,
,.
%Moo
atthepub°chearing, rentlereThe a licant's re uest would chan e the Future Land Use FLU" desi nationen°atlnnorahna�°eclWertPP q g Ott ) g-20-s9as
Multifamily Residential to Medium Density Restricted Commercial. vo5/20
Medium Density Multifamily Residential
The Property included in this request has an existing FLU designation of Medium Density
Multifamily Residential. The general intent of this land use classification is to allow a maximum
of two dwelling units per residential structure, at a density of 65 dwelling units per acre. The
MCNP interprets this designation as follows:
Areas designated as "Medium Density Multifamily Residential" allow
residential structures to a maximum density of 65 dwelling units per
acre, and maximum residential density may be increased by up to one
hundred percent (100%), subject to the detailed provisions of the
applicable land development regulations and the maintenance of
required levels of service for facilities and services included in the
City's adopted concurrency management requirements
Supporting services such as community -based residential facilities (14
clients or less, not including drug, alcohol or correctional rehabilitation
facilities) will be allowed pursuant to applicable state law; community -
based residential facilities (15-50 clients) and day care centers for
children and adults may be permissible in suitable locations.
Permissible uses within medium density multifamily areas also include
commercial activities that are intended to serve the retailing and
personal services needs of the building or building complex, small
scale limited commercial uses as accessory uses, subject to the
detailed provisions of applicable land development regulations and
the maintenance of required levels of service for such uses, places of
worship, primary and secondary schools, and access post -secondary
educational facilities.
Professional offices, tourist and guest homes, museums, and private
clubs or lodges are allowed only in contributing structures within
historic sites or historic districs that have been designated by the
Historical and Environmental PreservationBoard and are in suitable
development regulations and the maintenance of required levels of
service for such uses. Density and intensity limitations for said uses
shall be restricted to those of the contributing structure(s).
ePlan ID 5935 — Page 3
PROPOSED FUTURE LAND USE DESIGNATION
Medium Density Restricted Commercial
The request would amend the FLU designation for each of the properties to Mediu
Restricted Commercial, preserving the allowed density and allowing many new uses.
MCNP interprets this designation as follows:
Areas designated as "Medium Density Restricted Commercial' allow
residential uses (except rescue missions) to a maximum density
equivalent to "Medium Density Multifamily Residential' subject to the
same limiting conditions; transitory residential facilities such as hotels
and motels. This category also allows general office use, clinics and
laboratories, auditoriums, libraries, convention facilities, places of
worship, and primary and secondary schools. Also allowed are
commercial activities that generally serve the daily retailing and service
needs of the public, typically requiring easy access by personal auto,
and often located along arterial or collector roadways, which include:
general retailing, personal and professional services, real estate,
banking and other financial services, restaurants, saloons and cafes,
general entertainment facilities and other commercial activities whose
scale and land use impacts are similar in nature to those uses described
above. This category also includes commercial marinas and living
quarters on vessels as permissible.
The nonresidential portions of developmentswithin areas designated as
"Medium Density Restricted Commercial" allow a maximum floor lot ratio
(FLR) of 6.0 times the net lot area of the subject property.
The image below includes an excerpt of the FLUM with the immediate area
surrounding the subject property.
Existing and Proposed Future Land Use Map for the Subject Property
Existing FLUM
_. NE SOT H Major
PL1B, FAC
Single
Fam. Res Restricted 'o
Med D. Com.,
MF Res, `z
I
N€ 99Try ST pM"'.A
0 62.5 125 250 Feet
Proposed FLUM
_ NE 50T PST�—
Major
PUB, FAC
Single
Fan,. Res Med -D:.. Restricted
Rest Com Com: .
Med D.
MF ResL&
.
Or in rN ,, MWWWW
`i
ADDRESS: ge0 NE 5o ST
1�J L11Y'f]F�
NOTICE
mi. sebn,rtal need¢ m to er,heae�d mr a pbk heeling
ln—rd, w tlmellneesetiMh inthe City&
MlarniCwe.Th appdwdtedecision-makingbWywill
rewewtheinbrm ,,tthepubechearingt,rend—
nxommenda .,nra finzl decison.
PZ-20-5935 /
11/05/20 /f
ePlan ID 5935 — Page 4
NEIGHBORHOOD CONTEXT
NEIGHBORHOOD ASSETS
1�J L11Y'f]F�
NOTICE
rn1.e, m t Iheae�e m,. pabk he ,g
In arcortlana wM1h tlmelln1let forth in the City &
M1_1 CWe. The apphwhl' decision-mahing bwywill
rewewihe inbrmation at the pabc hearing t. re dtl , a
,ecommenda ., o, a final eecivon.
PZ-20-5935
The Study Area, which is a quarter -mile buffer from the Subject Property, has one 1 v05/20
Corridor: NE 2nd Ave. The Study Area has public transportation service via Miami -Da
Metrobus and City of Miami Trolley. The County's Metrobus serves the Study Area with thr
routes all transversing NE 2nd Ave. Metrobus Route 9 connects the Study Area to Edgewater
and Downtown Miami to the south and Miami Shores, North Miami, and Aventura to the north.
Route 9 circulates between Aventura Mall and Government Center. Riders utilizing Route 9 can
make transfers to Metrorail and Metromover at Government Center in Downtown Miami.
Metrobus Route 10 connects the Study Area to Wynwood and Omni to the south and El Portal,
Miami Shores, and North Miami Beach where it terminates at Skylake Mall at NE 1851" St & NE
191" Ave. Route 10 riders can transfer to Metromover at the Arsht Center stop.
The Study Area is also served by Metrobus Route 202, which provides connection to the Miami
Design District to the south and NW 831 St & NW 51" Ave to the north. During weekdays, Route
202 traverses further northeast to the Biscayne Shopping Plaza located at Biscayne Blvd & NE
81 st St.
The City of Miami provides transportation service to the Study Area via Miami Trolley's Little
Haiti route. The Study Area is served specifically by the southbound loop of the Little Haiti route,
which traverses west along NE 541" St from NE 2nd Ave to NW 2nd Ave, then south along NW 2nd
Ave to NW 361" St, then east along NW 361" St to NE 2nd Ave, and north along NE 2nd Ave back
to its starting point at NE 541" St. Riders can transfer at NE 2nd Ave & NE 541" St to the north
loop, which will take them northeast to Biscayne Blvd & NE 62nd St and as far north as NE 841"
St & NE 2nd Ave.
The Study Area is served by the Little Haiti NET (Neighborhood Enhancement Team) office,
which is one mile north along NE 2nd Ave at NE 641" St. A major healthcare facility, Miami
Jewish Health, is located 0.1 miles, or roughly a two minute walk, from the Subject Property.
According to the Florida Agency for Health Care Administration (AHCA), Miami Jewish Health is
a nursing home with 438 beds. AHCA also lists Miami Jewish Health as having a clinical
laboratory and end-tage renal disease center.
There are no parks within a quarter -mile of the Property, however, Pullman Mini Park is nearby
at approximately 0.26 miles. Pullman Mini Park is a fenced in municipal park with a shaded
playground, open green space, picnic benches, and bike racks. This park is approximately six
minutes in walking distance from the Subject Property.
Currently, there are no active schools within the Study Area, however, the old Archbishop
Curley -Notre Dame High School campus is on the east side of NE 2nd Ave. While the site is
currently closed, the site was purchased in 2018 with the intentions of building a new private
school for ages 2-18 years old. It is important to note, though, that as of September 2020, there
has been no date set for the launch of this new private school. The new school may be a Tong
term project.
SOCIODEMOGRAPHIC ANALYSIS
The Subject Property is located in Census Block Group 120860022011, which is referred to as
the Study Area in this section. Table 2 shows 3,068 people live across 761 households in the
Study Area. The average household size (population divided by households) is 4.03 in the Study
Area, which is almost one and a half times the average household size of the City of Miami, which
is 2.79. Over 65% of all households in the Study Area are families with children, which explains
ePlan ID 5935 — Page 5
the larger average household size. This is also consistent with the median age
being six years younger than the rest of the City.
..0 N lyx
NOTICE
This su bmittal needs t be!,tlWl d for a public hearing
cord —
with timelines set forth in the City of
Miami CM,. The appl,uU, decision -making body nnll
renew the information . the public hearing t. render.
--dz., or a flnal decieon.
PZ-20-5935
In addition to having larger households, the Study Area's households have a much hi 11/05/20
income than the City. Table 2 shows the median household income in the Study A
$50,000 whereas the City of Miami's median household income is under $37,000. Despite
higher income, the Study Area's wealth Tacks that of the rest of the City. Over 77% of all
households in the Study Area are renter -occupied, meaning these households do not have the
equity or monetary assets associated with homeownership to assist in building wealth and
savings. Additionally, rent is nearly $500 higher per month in the Study Area than the rest of the
City. On the other hand, homeowners in the Study Area have property values nearly $60,000 Tess
than the rest of the City, so while 22% of the Study Area is building wealth through their homes,
they are not building as much wealth as homeowners elsewhere in the City of Miami.
Unemployment is 3.7 percentage points higher in the Study Area than the entire City. Accounting
for larger household sizes, more expensive rent, and lower home values, the socioeconomic data
paints a picture of a somewhat economically burdened population. While income is higher,
households are larger and rents are higher, meaning these households are spending more money
on shelter and caring for dependents than other parts of the City; the higher income may not be
enough for these households.
Table 2. Summary of Census Data for Subject Block Group & City of Miami
Topic
Population
Block Group 120860022011
3,068
City of Miami
451,214
Median Age
34.0
40.2
Households
761
161,605
Households w/ Children
500
77,624
Housing Units
896
202,289
Median Household Income
$50,224
$36,638
Renter -Occupied Households
77.2%
59.4%
Housing Vacancy Rate
15.1 %
15.4%
Medium Home Value
$236,300
$292,900
Median Gross Rent
$1,670
$1,120
Unemployment Rate
11.3%
7.0%
GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY
The Planning Department inventoried the FLU designations of properties within % mile buffer of
the Property. The table below shows Single Family Residential is the most dominant FLU in the
Study Area accounting for nearly 40%. Major Institutional, Public Facilities, Tranportation &
Utilities is the second largest FLU with 37.3 acres or 28% of all land in the Study Area. The land
with Major Istitutional FLU primarily consists of Miami Jewish Health and the former Achbishop
Curley -Notre Dame High School sites, though there are some medical offices along NE 2nd Ave.
The next largest FLU designation is Medium Density Multifamily Residential with 19.2 acres or
14% of land in the Study Area. Medium Density Restricted Commercial consists of less than
one acre of land and accounts for less than one percent of all land in the Study Area. While not
the largest share of FLU in the Study Area, all of the Low Density Restricted Commercial in the
Study Area accounts for just over 6% of all Low Density Restricted Commercial land in the City
ePlan ID 5935 - Page 6
1�J L11Y'f]F�
NOTICE
of Miami. This translates to a sizeable concentration of the City's Low Density Re mis .Mdalneetl to 1,,d,eeem,ap°,City&ng
ean�wen un,ennes sect°nnmme ci m
M_JCWtl.Th appliwdetlsis n-ma i,g b°tly will
Commercial FLU being in the Study Area. Conversely, Major Institutional, Public °rentle,®
aa°n °nnal eeue°n.
Transportation & Utilities accounts for 28% of all land in the Study Area but only 1. Pz-20-5935
lands with the same FLU designation in the entire City. 1 v05/20
s
Table: Future Land Use Inventory
Future Land Use Designation Acres % Total City Acres % City Total
Single Family Residential
50.90
38.2%
6,177.79
0.8%
Duplex Residential
4.87
3.7%
3,994.85
0.1 %
Medium Density Multifamily Residential
19.16
14.4 %
1,440.54
1.3 %
Low Density Restricted Commercial
8.95
6.7%
146.94
6.1 %
Medium Density Restricted Commercial
0.77
0.6%
900.12
0.1 %
Restricted Commercial
11.47
8.6%
3,786.62
0.3%
Major Inst., Pub. Facilities, Transport. & Utilities
37.26
27.9%
2,108.00
1.8%
Total
133.38
100.0%
*Total acreage and total percentage are not calculated as there are other Future Land Use designations
on the Future Land Use Map that are not contained within the study area
GEOSPATIAL ANALYSIS: EXISTING LAND USE ANALYSIS
Using data from the Miami -Dade County Property Appraiser, City of Miami Planning Department
staff analyzed existing land uses within a quarter -mile of the Property. The Miami -Dade County
Property Appraiser utilizes data from the Department of Revenue ("DOR"). Staff analyzed the
DOR codes and reclassified them into the following, generalized categories: commercial
(includes office), industrial, institutional (includes government -owned land), mixed -use, multi-
family duplex, multi -family residential 3 units, single-family, and vacant land.
It is important to note that properties with existing land uses "Vacant" refer to properties without
structures built on them. Properties with habitable buildings ready for occupancy and have no
tenants are not included in vacant. It is also important to note that properties with buildings
under construction that are not yet ready for occupancy are also reflected as vacant.
The map below visualizes the existing land uses and FLU designations of land in the Study
Area. Most existing land uses are consistent with their Future Land Use designations.The
majority of the existing residential uses are located off the General Commercial NE 2nd Ave
corridor. There are approximately 20 vacant parcels with FLU designations of Single Family,
Medium Density Multifamily, and General Commercial. There are three parcels with an
Institutional existing land use and FLU designations of Single Family and Medium Density
Multifamily. These three parcels on NE 49t" St and NE 48t" St are transitional housing/homeless
shelter. The other institutional parcels along NE 2nd Ave are medical offices.
ePlan ID 5935 — Page 7
Existing Land Use Overlaid on the Future Land Use Map
w
NW 53RD ST
—NW82NDST e NE52NCFST
000 O F z
O U
O 00000 N �;
NE5ISTST-- y Zo
NW5ISTST 0000 O 000:�� NE51STST
O O 0000 OOr
�NE'50TH-TER
O O 000 0 00 0000 O O 00•
NW50THST 000000000000 00000000000
O
NE 50TH ST
00 100 OOOO0000Ca 0 00000
NW%ST ¢-20000 0000 c 00
00
00 0 z000000 00 O
00 ZOO 0 O O O O O 0 NE 49TH ST
O0000
NW48THST0 0 00000 0 00000
O 000006
0 0 0 0 NE48TH ST O Q
O 0 H 0 0 0
V a00 O w
NW 47TH TER O O Q O O:5 0 0 a 0 0 O 0 0 0
I O O O O 2 O 0 F O 0 O
O O z 0 O W O W O O 0
0LLI
0 00 0000z000OZ00 0 �00
—NW—NE 47TH ST
0000 O 000 O O O O OOC
000000 OOOOOOOOOC
NW46THS7'--NE46THST
0 000000 OOC
LLJ e� OOC
H
NW 45TH ST M®NE
'z
N
�w
l
ST
w
K
ch
w
z
ENE 53RD ST
O
U
� O
N
z 9"3,
�R
NE51STST S
•
O O O O O O O O O O O O
NE48TH TER-
0 0 0 O O O O O O O
0 0 0 0 0 0 0 0 0 0 O
---NE48TH ST
O O O O O O O O Os
O OOOOOOOOO„",
O O O O O O O O O
O O O O O O O O O
—NE46TH ST
0 0 0 0 0 0 0
O
0
w
z
Existing Land Use • Industrial O Mixed -Use
• Commercial 9 Institutional O Single Family Residential
O Duplex Residential 0 Low Density Multifamily Residential O Vacant Land
y
NOTICE
This submMal needs b be scheduled br a public nearing
in
unrdan�ewkn h—inin the. cis o
Miami Coae.7he applicade decon-making body will
rewew the inlonnation at the public hearing to render a
recommendation or a flnM deciaon.
PZ-20-5935 /
11/05/20 AA
N
0 250 500 1,000 Feet
i i i --i + ADDRESSES: 180 NE 50 ST
DISCUSSION ABOUT THE NEIGHBORHOOD CONTEXT
Looking at the existing and future land uses creates the image of a neighborhood dominated by
low density residential uses with a mixture of commercial, institutional, and vacant land uses.
ePlan ID 5935 — Page 8
v.0 d,Vr
NOTICE
Only 8.7 percent of all parcels in the Study Area has a future land use with medi "' n"`n it,-in.°lea�"°°,Ciria
aa=...d, bm ,h, ,[,d t n, ,bk or
Miami Ccde.The appl-d, tlecis- making bcdywill
Over 66 percent of the parcels in the Study Area have a FLU designation of singI eNewme�no mati�nailhepabnMd.inglem°ae'a
actiono ,final —neon.
residential. Out of the 389 parcels in the study area, only 64 (16 percent) are locat Pz-20-5935
of the commercial future land use designations (Restricted Commercial, Medium D - 1 v05/20
Restricted Commercial, or Low Density Restricted Commercial). Only 21 of the 389 p ,
percent) have existing land uses classifying them as vacant. Over half - 12 parcels or 57
percent - of the vacant parcels are located within the three types of residential future land use
designations in the study area. The other 43 percent of vacant parcels have a commercial future
land use designation. The small share of vacant parcels, specifically commercial parcels,
suggests the Study Area is relatively stable and fully developed.
Planning Department staff conducted a site visit on September 24, 2020. The Property is one
parcel a part of what appears to be an assemblage of the other vacant parcels abutting the
Property to the east. The Property owner also owns the three vacant parcels abutting to the
east. The Property is fenced along the perimeter of all four vacant parcels under the same
ownership, and is currently being utilized as a private parking lot. Planning Department staff
observed a parking attendant by the entrance of the parking lot, which was located immediately
east at 4940 NE 2nd Ave. The photos below show the site and surrounding parcels and
screengrabs from Google Street View to show how the area has changed from 2011 to 2020.
This photo was taken looking south on NE 501h St. The
Property can be seen with the chainlink fence and
green covering with the trash cans in front of it. The
neighboring parcel west of the Property is seen on the
right with wood and chainlink fence.
This photo is taken looking south from NE 50th St. The
parcel abutting the Property to the west seen on the
right with the wood and chainlink fence is a residential
use.
ePlan ID 5935 — Page 9
This photo looks south from NE 50th St. The Property is
currently utilized as a parking lot and is fenced in with
the three vacant parcels to the east under the same
ownership. The Subject Property of this FLUM
application is only a portion of the entire fenced in
parking lot.
Abutting the Property on the north side of NE 50th St is
a one story building with a residential use. The white
building abutting to the west (or on the left) is a
multifamily residential with 23 units. This image was
taken from Google Street View in March 2020. The
height of the fence in front of the one story structure
blocked view of the properties during the site visit.
This is a screengrab taken from Google Street View.
This image shows the Property in May 2011. The
Subject Property can be seen to the left (or east) of the
cream house. In 2011, the Property was also vacant,
but was not being used as a parking lot.
This image was taken as a screengrab from Google
Street View. This image shows the abutting property on
the north side of NE 50th St from April 2013. The same
two buildings seen in 2020 existed in 2013. The
multifamily residential property on the left has added an
awning and fence since 2013. The one story building on
the right has added a taller, more private fence and
updated the paint color. Additionally, a tree has been
removed from the public ROW in front of the one story
building.
ePlan ID 5935 — Page 10
This photo was taken standing on NE 50th St in front of
the Property looking west. The narrow right-of-way and
on -street parking makes it difficult to see rest of the
street is fronted with residential uses.
This photo was taken standing on the southwest corner
of the intersection of NE 2"d Ave and NE 50th St looking
north. The Subject Property is further west (left) out of
frame of the image. Looking north, you can see
commercial uses fronting NE 2"d Ave. The pink building
on the northwest corner of the intersection is a
multifamily building with five dwelling units. The blue
awnings on the pink building indicate these are the
medical offices of Dr. Joel Henriquez Poliard, so while
the existing land use of the building is multifamily low -
density residential, it may actually have a mixed -use.
This photo was taken as a screengrab from Google
Street View. This photo is from May 2011 on NE 50th St
looking west. The Property can be seen on the left
(south side of NE 50th St). The residential uses remain
mostly unchanged from 2011 to 2020. The most
noticeable change from 2011 to 2020 is the increase in
residential on -street parking.
The same view from the previous photo is seen in the
photo above. This image was taken as a screengrab
from Google Street View in June 2009; no images from
2011 were available. The same doctor's office is listed
on the blue awning of the pink building. Major
improvements to the corridor can be seen: sidewalks
were widened; streets were repaved; crossings were
made ADA-compliant; and bike lanes were added in
2016. The pink building north of the corner building with
the blue awnings was updated with paint and new
windows.
ePlan ID 5935 — Page 11
This photo was taken standing in front of the Property
on NE 50th St looking east at NE 2nd Ave. The Property
is on the south side of NE 50th St (right side of image).
Residential on -street parking lines the street. A school
zone sign is visible and the old site of Archbishop
Curley -Notre Dame High School is seen fronting NE 2nd
Ave directly ahead.
CONCURRENCY ANALYSIS
The same view from the previous photo is seen from
Google Street View. This image was taken May 2011.
The key differences are the lack of on -street residential
parking; the removal of the tree on the north side of NE
50th St; and the Property's lack of parking use.
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population. For this request, there
would be no change in density as both FLU designations have a density of 65 dwelling units per
acre.
Schools
Since the proposed Future Land Use designation has the same density as the existing Future
Land Use designation, schools concurrency testing is not required.
Recreation and Open Space
The MNCP requires a 10-minute, % mile barrier -free walk to a parks and recreation facility to
meet LOS. The Planning Department conducted Geographic Information Systems analysis and
found the Property to be within the required 10-minute walk of municipal parks. The Property
passes LOS standards for recreation and open space.
Potable Water
The MNCP LOS standard for potable water is 92.05 gallons per capita per day (GPCPD).
Consumption is assumed to be approximately 2,577 GPCPD by residential uses. LOS
standards do not take into consideration non-residential uses.
Sanitary Sewer Transmission
The MNCP LOS standard for sanitary sewer is 141 GPCPD. The MNCP does not require
testing of this County service. A Permit for sanitary sewer connection must be issued by the
Miami -Dade Water and Sewer Department. Excess capacity is uknown.
ePlan ID 5935 — Page 12
Solid Waste Collection
1�J L11Y'f]F�
NOTICE
rni.e, m—Ih.&w dm,. p.bk h—,g
h .�o�a.�� wim um,h1...et fl& I th, Citym
Mi"I CWe. The apphwd' decision -making bwywill
rewewiheinbrmation at the p.bdc hearing t. render.
recemme da .n or z final decidon.
PZ-20-5935
The City's LOS standard for solid waste collection is 1.28 tons/resident/year. The P 4�jl 1/05/20
Department conducted analysis assuming the population increases by 28 people (un
new density of the proposed land use). This would yield an excess capacity of 36
tons/resident/year. Before the land use change, the excess capacity was 800 tons/resident/year.
After the change, the excess capacity is assumed to be 764 tons/resident/year. The Property
passes solid waste LOS standards.
Transportatior°
The City of Miami Office of Capital Improvements conducted transportation concurrency
analysis for the Property. This analysis determined the proposed Floor Lot Ratio (FLR) and
density increase as a result of the FLU change would yield an additional 794 daily trips. The
same analysis concluded PM peak hour trips would increase by 48. A traffic impact analysis is
not required for this Property.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the
Planning Department, shall require a level of service (LOS) review and a
finding from the Planning Department that the proposed amendment will not
result in a LOS that falls below the adopted minimum standards described in
Policy CI-1.2.3, and will not be in conflict with any element of the
MCNP. Based on its evaluation, and on other relevant planning considerations,
the Planning Department will forward a recommended action on said
amendment to the Planning Advisory Board, which will then forward its
recommendation to the City Commission."
Analysis 1
Planning Department staff conducted concurrency analysis for Recreation and
Open Space, Sanitary Sewer, and Solid Waste. Staff found the Property to
meet LOS. School concurrency testing was not required as the density
remains the same in the proposed Future Land Use as it is in the existing
Future Land Use. The City of Miami Office of Capital Improvements conducted
concurrency testing for Transportation Concurrency and determined the
change in FLU did not require a traffic impact analysis for LOS.
Finding 1
Staff finds the request consistent with Policy LU-1.6.4.
Criteria 2
Policy LU-1.6.9: "The City's land development regulations will establish
mechanisms to mitigate the potentially adverse impacts of new development
on existing neighborhoods through the development of appropriate transition
standards and buffering requirements."
Analysis 2
The Property currently has a FLU designation of Medium Density Multifamily
Residential. The abutting property to the west and that property immediately
west of it have the same FLU. The third parcel west from the Property has a
ePlan ID 5935 — Page 13
� `11Y flpf \
NOTICE
FLU of Single Family Residential. The parcels abutting the Prope Th'�°a�o�°'"Petl6�°°°`°
tlance wi hmell4
Mlami CWe. The appliesbe
have a FLU designation of Restricted Commercial. While the cha "ewneno maeodo°o
Medium Density Multifamily Residential to Medium Density Restri Pz-2o-:
Commercial maintains the same density transitions, they reduce the 11/05
between Single Family Residential and commercial. Since commercia
broad category encompassing everything from offices to saloons and
entertainment, it cannot be determined if the future activity that would be
allowed under Medium Density Restricted Commercial would be compatible or
not, therefore, the reduction of the current buffer between residential and
commercial activities would not be desirable.
Finding 2
Staff finds the request inconsistent with Policy LU-1.6.9.
Criteria 3
Policy LU-1.1.3: "The City's zoning ordinance provides for protection of all
areas of the city from: (1) the encroachment of incompatible land uses; (2) the
adverse impacts of future land uses in adjacent areas that disrupt or degrade
public health and safety, or natural or man-made amenities;... Strategies to
further protect existing neighborhoods through the development of appropriate
transition standards and buffering requirements will be incorporated into the
City's land development regulations."
Analysis 3
While the existing FLU of the restricted commercial immediately east of the
Subject Property is compatible with the proposed FLU change to Medium
Density Restricted Commercial, the properties immediately north, west, and
south are all Medium Density Multifamily Residential. While the density would
not change, the type of activities that and composition of uses that would be
permissible under this FLU change are not necessarily compatible due to the
diverse range of activities allowed under commercial uses. Furthermore, this
change would extend commercial activities beyond the NE 2nd Ave corridor
and could be considered an encroachment into the residential area.
Finding 3
Staff finds the request inconsistent with Policy LU-1.1.3.
Criteria 4
Policy CM-4.1.2: "Continue to direct population away from the Coastal High
Hazard Area, which is defined as the areas below the elevation of the category
1 storm surge line, as established by a Sea, Lake and Overland Surges from
Hurricanes (SLOSH) computerized storm surge model as depicted on the
CHHA map in Appendix CM-1."
Analysis 4
The subject Property is not located in the Coastal High Hazard Area.
Finding 4
Staff finds the request consistent with Policy CM-4.1.2.
Criteria 5
Policy LU-1.3.15: "The City will continue to encourage a development pattern
that enhances existing neighborhoods by developing a balanced mix of uses
including areas for employment, shopping, housing and recreation in close
proximity to each other."
Analysis 5
The proposed FLU designation of Medium Density Restricted Commercial
would allow office and other commercial uses to occur at the Subject Property
that are prohibited under the existing FLU designation of Medium Density
Multifamily Residential. This change would provide additional capacity for
commercial and office that currently does not exist.
Finding 5
Staff finds the request consistent with Policy LU-1.3.15.
ePlan ID 5935 — Page 14
!&dmfa pbk heeling
e set froth in the City &
making bfmy will
�bc hearing to n,nd e
z final d-in on.
5935 /
(2o /f
11Y f]R'ANI
TICECriteria
6 Policy HO-1.1.7: "The City will continue to control, through restric
m� "°e°°�°ror'°°°°`ty& timelines se<tonn in me city mpliwde
LNE
land development regulations, large scale and/or intensive
tlsision-making bWY willCity's
onallne°°bg`tiea"n°'erentleratlation or a final tlecitlon.and
industrial land development which may negatively impact any-20-5935neighborhood
and will provide appropriate transitions between high-v05/20
low-rise residential developments."
,
Analysis 6 The Subject Property wishes to change its FLU designation from Medium
Density Multifamily Residential to Medium Density Restricted Commercial. This
change would allow commercial uses that are currently prohibited. This change
would allow commercial uses/activities off the commercial corridor of NE 211
Ave west along NE 50t" St, which is a residential neighborhood. This would
result in the encroachment of a broad range of permissible commercial uses
that could have potentially negative impacts on the surrounding residential
neighborhood.
Finding 6 Staff finds the request inconsistent with Policy HO-1.1.7.
Criteria 7 Goal LU-1: "Maintain a land use pattern that (1) protects and enhances the
quality of life in the City's neighborhoods; (2) fosters redevelopment and
revitalization of blighted or declining areas; (3) promotes and facilitates
economic development and the growth of job opportunities in the city; (4)
fosters the growth and development of downtown as a regional center of
domestic and international commerce, culture and entertainment; (5) promotes
the efficient use of land and minimizes land use conflicts while protecting and
preserving residential sections within neighborhoods; (6) protects and
conserves the city's significant natural and coastal resources; and (7) protects
the integrity and quality of the City's existing neighborhoods by insuring public
notice, input and appellant rights regarding changes in existing zoning and
land use regulations."
Analysis 7 (1) Changing the Subject Property's FLU designation from Medium Density
Multifamily Residential to Medium Density Restricted Commercial
would allow commercial and office uses that are currently prohibited.
Depending on the type of commercial use/activity that would occupy
the Property, it could have a negative impact on the quality of life the
immediately surrounding residential neighborhood.
(2) Changing the FLU designation to Medium Density Restricted
Commercial does foster development of currently vacant/underutilized
land. The Applicant has not provided the information necessary to
determine if the area in which the Property is located is blighted or in
decline as defined in Policy LU-1.2.1.
(3) Changing the FLU designation to Medium Density Restricted
Commercial would allow for the development of commercial and/or
office space, which could generate job opportunities depending on the
type of commercial or office tenant.
(4) The Property is not located in downtown.
(5) The Subject Property is located off a commercial corridor and in a
residential neighborhood. The parcels abutting to the north, south, and
west have land use and zoning classifications of residential nature.
Changing the FLU from Medium Density Multifamily Residential to
Medium Densitv Restricted Commercial creates the potential for
ePlan ID 5935 — Page 15
v.0 nTav
NOTICE
introducing conflicting land uses. Changing the FLU does
rnin _.,d,, ffl,t a ,,m efMhint,City "n°
aana win un,enn�:e<tfmn, me ciI m
the residential section of the neighborhood.
Ml"I C We. The appliwde bsi—n- naXing bf tly will
"ewme�no metional,efig`hearingle nde,a
tlation, afinal —ngt.
(6) The Property is not located near natural or coastal resourc
Pz-20-5935
require conservation.
11/05/20
(7) By seeking a FLU change from the City of Miami, the applican
,
insuring public notice, which therefore protects the integrity of
the
existing neighborhood.
Findings 7 1 Staff finds the request inconsistent with Goal LU-1.
Based on Planning staff's analysis of the neighborhood context and the goals and objectives of
the MCNP, the request to amend the FLUM by changing the designation for the property at 180
NE 501" St (`the Property") from Medium Density Multifamily Residential to Medium Density
Restricted Commercial is not justified. The increased flexibility for commercial uses under
Medium Density Restricted Commercial would be an encroachment into the residential
neighborhood west of NE 2nd Ave. Without certainty of the Property's intended future use and
activities, it cannot be determined if the new use would be compatible with the residential
neighborhood. The uncertainty of compatibility compounded by the encroachment into the
residential area does not justify this change in FLU designation.
Based on the above background information, the Planning Department recommends Denial of
the request to amend the designation on the FLUM from Medium Density Multifamily Residential
to Medium Density Restricted Commercial for the property located at 180 NE 501" St, Miami, FL.
Digitally signed by Trone,
ue
Trone,Sue SDate:2020.11.03
15:10:43-05'00'
Sue Trone, AICP
Chief of Comprehensive Planning
Attachments:
Exhibit A — Legal Description
Attachment 1 — Concurrency Report
ePlan ID 5935 — Page 16
EXHIBIT A
PROPERTY ADDRESS:
180 NE 50 STREET, MIAMI, FLORIDA 33137
Folio # 01-3124-015-0490
1�J L11Y'f]F�
NOTICE
rni.e, m t Ih.&w dm,. p.bk h.,,,g
m .�o�a.�� wim um,[ 11let fl& m th, Citym
Mlami CWe. The appU-d' decision -making bwywill
rewewiheinbnnation at the p.bdc hearing t. render.
111da on or, final decmen.
PZ-20-5935 /
�Av 11/03/20 AA
LEGAL DESCRIPTION:
Lot 3, Block 3, of BELLAIRE SUBDIVISION, accordingly to the Plat thereof, as recorded in Plat Book 6, at
Page 24, of the Public Records of Miami -Dade County, Florida.
EXHIBIT "A"
G
SKETCH OF DESCRIPTION: NOTICE
Ana
�PZ-20-5935 tl�
DESCRIPTION (AS —SPECIFIED): 11/03/20
LOT 3, BLOCK 3, OF BELLAIRE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED
BOOK 6, AT PAGE 24, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
--
NE 50TH STREET (ROLES BOULEVARD)
50' PUBLIC RIGHT-OF-Wqy
29' ASPHALT PAVEMENT
PER PLAT BOOK 6, PAGE 24)
S87 52'03"E(C)
50.13'(R)
—
S87`52'03"E(C) 119.81'(C)
109.81'(C) —
- -�
I
xo
�
Cn F-
N S
7-s-
W�
J W J
LOT 1, BLOCK 3z�Ln
BELLAIRE SUBDIVISIONPLAT
BOOK 6, PAGE 24IR
M
v
Z N W
M 0 � n
"�
w
I
1.1
W wo
z
w w
.1 Nc9 wG
CD —
I'0 -- --
119.98'(R)
-- -- —
I = o Q 3l .
6 -r
Q Q
oaa
v
O m c° 0 00
/�
^�
of I
W Q m rcaa�
a
!ni
Ni
m (n Y UI
V
ON
N� ¢•
U m�
M �p r�
W
Ir/^1I"f/J
maam
�a
of m�
Qm00
M
zr-
DO N
p w¢ ¢
_3
r
LOT 2, BLOCK 3
0 Q ��
y <9
w� oo O N
m J W
o_
N
BELLAIRE SUBDIVISION
PLAT BOOK 6, PAGE 24
0 1
N o Q
Co)Q
am
Z
o
1 N ma
0 JF
N
00LLJ
I
r0
J ma
50
as
o I
Z
-- --.--
—120.15'(R)
NI
o
a
--
�
xo
N H
U)J
w
W
M
N85
LOT 27, BLOCK 3
58'4
(
C
BELLAIRE SUBDIVISION
f
Y n
U; a
("
50.28' R
/ I�
PLAT BOOK 6, PAGE 24
I
Nt
o
Omo
I
rl
m
Ln
Y
0
w
LOT 24, BLOCK 3
N \ I
N —O
F JCO I
BELLAIRE SUBDIVISION
PLAT BOOK 6, PAGE 24_120.33'(R)
I
m
—�—
LOT 26, BLOCK 3
BELLAIRE SUBDIVISION
I
PLAT BOOK 6, PAGE 24
I
LEGEND
1
= 30'
GRAPHIC
SCALE
C CALCULATED
R RECORD
DESCRIPTION
0 15'
30' 60'
R w RIGHT-OF-WAY
THIS IS
NOT A SURVEY
SHEET 1 OF 1
BEARINGS SHOWN HEREON ARE BASED ON WESTERLY
I HEREBY CERTIFY THAT THIS SKETCH OF
BOUNDARY LINE OF THE SUBJECT PARCEL, WHICH BEARS
DESCRIPTION, SUBJECT TO THE SURVEYOR'S NOTES
NO2'07'18"W, AN ASSUMED DATUM.
15NI
CONTAINED HEREON, MEETS THE APPLICABLE
"STANDARDS OF PRACTICE AS SET FORTH BY THE
SKETCH OF DESCRIPTION
AFLORIDA
BOARD OF PROFESSIONAL SURVEYORS
AND MAPPERS IN CHAPTER 5J-17, FLORIDA
OF
ADMINISTRATIVE CODE, PURSUANT TO SECTION
LOT 3, BLOCK 3 BELLAIRE SUBDIVISION
472.027, FLORIDA STATUTES.
PLAT BOOK 6, PAGE 24
N unn,,m red ayaam�wamema�
MIAMI—DADE COUNTY, FLORIDA SECTION 24-53-41
AMEFRICAN�
-g
"�"eam"�p, g�
DATE: 02/18/2020
REVISED:
_��'.
BU R �/ E Y N G
„--
aolel Zd a=m'o,pl om
SCALE: 1"=30'
COMMENTS 02/20/20
BcfMl A P P I N G I INC.
oaa�ao, Fi szaDi
°p"'"'"'"' wry. 2D2D.D22D 14.z 27 D5DD
APPROVED BY: —
3191 MAGUIRE BLVD., SUITE 200
JAMES W. BOLEMAN, PSM #6485
JOB NO. 1909784-24941
ORLANDO, FLORIDA 32803
PHONE (407) 426-7979
DRAWN BY: RJG
WWW.ASMCORPORATE.COM
DATE'
Attachment 1— Concurrency Analyses
1�J L11Y'f]F�
NOTICE
rni..ob,,Ma[ needs m —h.&w d mn. pabk heeling
In—nd—wM1h tlmellne. set f,& in the City &
M—, CWe. The appU-de decision -making bWy will
rewew the inbrm ,at the pabec hearing to rend,,
re�ommenaation nnennal eeudon.
kPZ-20-5935 /
" 11/03/20 AA
7/5/2020 MDCPS - Concurrency Management System - Application Details
Concurrency Management System (CMS)
giving our students
the-4d Miami -Dade County Public Schools
Miami -Dade County Public Schools
Concurrency Management System
Preliminary Concurrency Analysis
MDCPS Application Number: PHO120070500254 Local Government (LG)
Date Application Received: 7/5/2020 9:22:49 PM LG Application Number
Type of Application: Public Hearing, Sub Type:
Applicant's Name: 4920 Operating LLC
Address/Location: 180 NE 50 Street Miami, Florida 33137
Master Folio Number: 0131240150490
Additional Folio Number(s):
PROPOSED # OF UNITS 5
SINGLE-FAMILY DETACHED UNITS: 0
SINGLE-FAMILY ATTACHED UNITS: 0
MULTIFAMILY UNITS: 5
NOTICE
This submittals d, to be ech.&u d for a public hearing
Ina rda .M1 timellneesetforth inthe City&
Miami CZ The app['. de decision -making bWywill
reWewtheInfonna w M the public hearing to n do ra
recommendation or a final tlecivon.
PZ-20-5935
)1�\ 11/03/20 fiL
Miami
PZ-20-5933
Zoning,
J
LUNLw<YKKi-_N Y SERVICE AREA SCHOOLS
Facility Name
Net Available
Capacity
Seats
Required
Seats Taken
LOS Met
Source Typ-
ADIACF_NT SFRVTCF AR.FA SCHOOLS
*An Impact reduction of % included for charter and magnet schools (Schools of Choice).
MCPS has NOT conducted a preliminary public school concurrency review of this application.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
https://concurrency.dadeschools.net/MDSCMSWeblprintapplicationdetails.aspx?appNum=PHO120070500254 1/1
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number: PZ-20-5935
Date: 7-J u I-20
icant:
dress:
4920 Operating LLC
180 NE 50th Street, Miami Florida 33137
undary Streets: North: NE 50TH ST East: NE 2ND AVE
South: NE 49TH ST West NE 1ST AVE
ng Future Land Use Designation: Medium Density Multifamily Resid.
ential Density: 0.158 acres @ 65 DU/acre 19DUs
ned Population Persons
Future Land Use Designation: Medium Denity Restricted Commercial
it Density 0.158 acres @ 65 DU/acre DUs
3opulation with Increase Persons
NEIGHBORHOOD INFORMATION
NET Area
Little Haiti
WASD Sewer Pump Station Basin
002-25
Moratorium?
No
Drainage Subcatchment Basin
E3
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
NOTICE
\� PZ e20-5935
1 1/03/20
CONCURRENCY ANALYSIS
Increase in Population: 0
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result:
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result:
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result:
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result:
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 36
Excess capacity before change 800
Excess capacity after change 764
Concurrency Test Result:
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result:
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
imed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
filed provisions of applicable land development regulations.
nsportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
Parks, Recreation, and Open Space Level of S
PZ-20-5935
his. C
LO R�
m 1 Al �
Subject Property
_ City -Owned Park
_ 0.25 Mile Walking Distance
0.25 to 0.5 Mile Walking Distance
Parcel
NE 50TH TER
r�tr75T
NE 48TH ST
U
U)
W
z
NE51STST
KIP ROTW eT
0 100 200 400 Feet
Created by: City of Miami Planning Department
Date created: August 7, 2020
N:\Planning\GIS\Concurrency
NOTICE
This submidal needs to be echeaoled ter s public hearing
in ccordanee whh timelines set forth in the City sf
Miami Code The appli.d. deeisi.%",'1ing body will
rewewtheInbnnation at the public hearing to rend e
recommendation or a final decitlon.
PZ-20-5935
11/03/20
NE 48TH TER
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
Sue Trone, AICP
Chief, Community Planning
FROM: Collin Worth
Transportation Analyst
DATE: August 10,
FILE: PZ-20-5935
v.0 i...N lVx
NOTICE
ThIs au bm"ol needs to be scheduled br a public nearing
In accordance with timelines set fodh i, the City of
Mlami CWe.7he opplieade tlecision-zing body vnll
renew the Inf—Wn at the public hearing to render a
recommendado, or a flnM decide,.
PZ-20-5935 /
�Av 11/03/20 /j
SUBJECT: Transportation Concurrency
Analysis
REFERENCES: PZAB File IDs 20-5935
ENCLOSURES:
Based on existing and proposed FLR and density for these applications for the project
located at 180 NE 50t" Street, the maximum potential impact as it relates to trip
generation was calculated. The proposed FLR and density is expected to result in an
increase of 794 daily trips and an increase of 48 PM peak hour trips.
Based on this preliminary analysis, a traffic impact analysis is not required for this
application.
`11Y flp�
AERIAL
ePLAN ID: PZ-20-5935
NOTICE
This eubmidaln d, b be acneaolee b, a pubGr heating
COMPREHENSIVE PLAN AMENDMENT nr�ortlanawRh ti'tth, a b h""'gI "d"
Mlami CWe. The appU-de decision -making bfmy will
rewewthe inbrmatiran at the pa bec hearing to rentler e
—menaation or�nnal eeueon.
F G PZ-20-5935
11/05/20
w �� L � •
NE51STST � �-
�All
q ` 'UNNAMEDNONE,_s,
4
•,_ . ,NE_50TH=TER
•�da Ll � I ��F-i. IpFk�
LIZ
P
a r rip, q�,..
11
N ADDRESS: 180 NE 50 ST
0 125 250 500 Feet
FUTURE LAND USE MAP (EXISTIN
FILE ID:PZ-20-5935
COMPREHENSIVE PLAN AMENDMENT
U
V)
--TT ZMedium
E 50T ,ST Q
0
z
W
N
Q Single Family z
�---:-Reside ntial
w
z
sity
Multifamily
Residential
Restricted
Commercial
NE 49TH ST
a
i
11
IF
w
II
MediumiDensity
Restricted
NE Commercial
48THST
iu
z
N
0 125 250 500 Feet
1�J L11Y'f]F�
NOTICE
rn1.e, m—Ih.&w dm,. p.bk h.,,,g
h .�o�a.�� whn t1,[11let fl& I th, Citym
Mi"I CWe. The appU-d' decision-mahing bwywill
reWewihe inbnnation at the p.bdc hearing t. render.
recemme da .n orz final d-id.n.
PZ-20-5935
11/05/20
UNNAMED
ijoZst, Public
rFacilities,
iTraanM And
NE 48TH TER
ADDRESSES: 180 NE 50 ST
FUTURE LAND USE MAP (PROPOS
FILE ID:PZ-20-5935
COMPREHENSIVE PLAN AMENDMENT
7-
V) &,' / I
-IT fiNET ,ST Q
0
w Density N
Q Single Familyicted z
�---:-Reside ntial cial
w
z
RestrictedCommercial
49TH
NE 48TH Sr
a
11
IF
w
II
cn
iu
z
Mediu RDensity
estricted
I Commercial
N
0 125 250 500 Feet
1�J L11Y'f]F�
NOTICE
rn1.e, m—Ih.&w dm,. p.bk h.,i,g
m .�o�a.�� whn tim,[ 11let fl& m th, Citym
Mlaml CWe. The appU-d' decision-mahing bwywill
reWewihe inbnnation at the p.bdc hearing t. render.
recommentla ,, or, final decmen.
PZ-20-5935
�Av 11/03/20 14,4
UNNAMED
ijoZst, Public
cilitie
ssrTFrapAnd
NE 48TH TER
ADDRESSES: 180 NE 50 ST