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Home My WebLink AboutAnalysis and Maps�.�sxcwy t City of Miami Planning Department Division of Land Development n`�%1L^ilSC�4 - ANALYSIS FOR REZONING GAS] n1 NOTICE This submittal needs to.. sIheduled br a pubLc hearing ......mow umer,- torah in to Cites or Miani CWe.The appki de tlxision-makirp renew Ne intoimaGo-n at the b4c M1earing to bWywill render a p recnrnmentladon or a final deei9m. PZ-19-2851 08/28/19 File ID PZ-19-2851 Applicant City of Miami, represented by Department of Real Estate and Asset Management (DREAM) Location 444 and 460 Southwest 2 Avenue, Miami, FL 33130 Folio 0141370380020,0141370380010 Transect "Cl" Civic Institution Zone FLUM Designation Major Institutional, Public Facilities, Transportation, and Utilities Commission District 5 — Keon Hardemon NET District Downtown-Brickell Neighborhood Enhancement Team (NET) Planner Elia Sorice, Planner II A. GENERAL INFORMATION REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Miami 21, as amended, the City of Miami Department of Real Estate and Asset Management (DREAM) (the "Applicant") is requesting a change of zoning of the parcels located at 444 and 460 Southwest 2 Avenue (collectively the "Property") from "Cl" Civic Institution Zone to "76-3613-0" Urban Core — Open. Concurrently, the Applicant seeks an amendment to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from "Major Institutional, Public Facilities, Transportation, and Utilities" to "Restricted Commercial." This companion application has ePlan ID No. PZ-19-4165. Existing Miami 21 Transect Zone Proposed Miami 21 Transect Zone f t 0 a � SW 4TH ST �t SW 5TH ST- I a DEMOGRAPHICS: p f0 • �` � A l 9 NOTICE This submRtal neetls b be schetluletl for a pubic hearing cnrtlance with timelines set forth In the City of - MiamL eap tleclslon-ma �dw Lhd k gt. pubic hearing to rentlera ren ew the mono .tth datthe recornmentlation ora final tleciaon. PZ-19-2851 4t • 08/28/19 s t ..y` ". 7, "^ SW 3RD ST Subject Property Outlined in Yellow 40I AM The Property is part of the US Census Block 120860036011. According to the American Community Survey (ACS), 5-year estimates (2013-2017), the median household income for the block group is $12,103, which is slightly more than one-third of the median household income for Miami ($33,999) and about one-fourth of the median household income for Miami -Dade County ($46,338). ePlan File ID PZ-19-2851 Page 4 of 13 `�Y1Y f3F'pL'{� NOTICE This submhtal neatls b i schetlu letl fora pu blc hearing cortlanre w'rch timelines sef forth In the City of The Census Block Group in which the Property is located has a total of 999 househ "„ `teeTheo°°liablebe<i=i,nh,, kgt.b dam, Uie inbrmatian at the pubic hearing fo rentlera recommentlation or a final tleciaon. of 1,055 housing units. The percentage of families living in poverty in this Block Group PZ-19-2851 which is lower than both the City (18.6%) and County (15.5%). 08/28/19 The same ACS 5-year estimate data showed that most households (99.1 %) in the sub - Group rented their homes, as do most households in the Block Groups located to the west o Property. The median rent for a unit in the Block Group is $381. Surrounding Block Groups typically had a median gross rent between $1,010 and $1,962. This information is summarized in the table below. Table 2: Collected Census Data Topic Data' Number of Households 999 Number of Housing Units 1,055 Median Household Income $12,103(City of Miami: $33,999 Percent of Families under the Poverty Line 45.2% Percent of Households that rent 99.1 % Median Rent $381 43.9% Rental cost burdened Unemployment Rate 20.8% 1. Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community Survey was compiled for this report. D. ANALYSIS The Rezoning, as proposed, has been analyzed for conformance with the Miami Comprehensive Neighborhood Plan, the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN: Per the Correspondence Table - Zoning and Comprehensive Plan of the adopted Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP), the requested change of zoning from Cl to T6-36B-0 does not conform with Property's current future land use (FLU) of Major Institutional, Public Facilities, Transportation and Utilities. As a result, the Applicant has submitted a FLUM Amendment which would change the Property's FLU to Restricted Commercial (File ID No. PZ-19-2882). The Restricted Commercial land use designation is intended for a broad mix of residential, office, and general commercial uses that serve the daily retailing and service needs of the public. Maximum residential Density permitted in Restricted Commercial is equivalent to the "High Density Multifamily Residential" FLU designation. The MCNP establishes Residential Density Increase Areas (RDIA) within the High Density Multifamily Residential FLU, which allow areas of higher density than typically permitted in the underlying land use designation. The River Quadrant RDIA is an overlay that increases the maximum density for this area of the city to 500 dwelling units per acre. The Property is also located within the Urban Central Business District (UCBD) overlay which envisioned for high intensity, high density multi -use development with a maximum FLR of 37.0. Based on these ePaan File ID PZ-19-2851 Page 5 of 13 observations, this Property is located within an are intense within the City. J/,.a:� \ Existing FLUM MIAMI 21 CODE: Proposed FLUM The Property is zoned "Cl" Civic Institutional Transect Zone, as described above. Supported development under this designation predominately encompasses Civic, Civil, Educational, and limited Commercial uses through the Exception Process. The only Residential use permitted in the Cl Transect Zone is a Dormitory. Excerpts from Article 4, Table 3, Article 5, Illustrations 5.6, and Article 5, Section 5.7.2 of the Miami 21 Code highlight the allowed Uses and development standards that would change as a result of the proposed rezoning. As exhibited below, development on the Property, whether under the Cl or T6- 3613-0 Transect Zone, would be subject to similar development regulations; however, the T6-3613-0 Transect Zone allows a much broader mix of uses By Right and through the Warrant and Exception processes. Most notably is the addition of residential uses which are allowed By Right to a maximum Density of 500 du/ac. ePlan File ID PZ-19-2851 Page 6 of 13 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 PRESCHOOL RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY TB C URBAN CORE CIVIC R L 0 CS mom CI CI -HD =win `�Y1Y f3F'pL'{� �`gSaT NOTICE This submhtal neetls b i sche&u d fora pubc hearing timelinessefforth In the Citydf Miam�cortlancew Cobe. The applicable tlxision-making bcdy will renew Uie inbrmatidn at the pubic hearing fo rentlera racornmentlation dr a Id -son. PZ-19-2851 08/28/19 iC ePlan File ID PZ-19-2851 Page 7 of 13 NOTICE This submRtaI... d, b i sch,d,ld for a p,bbc hearing in cnre with timelines sef forth m the. ❑t, at MiamLCc The applicable tic�i --making b.y will renew tfreintonnation at the pub1c hearing t. re dtl , recornmenbation or a final beci5on. PZ-19-2851 Table 3: Article 5 Development Standards, Sec. 5.7.2 & Illustration 5. CI' T6-3613-0 Building Disposition Floor Lot Ratio FLR) 222 / 40% 222 / 40% Lot Coverage 80% 1-8 stories) 80% 1-8 stories Frontage at front setback 70% min. 70% min. Density 500 DU/AC3 500 DU/AC3 Max. residential units 1,575 units4 1,575 units4 Setbacks Principal Front p 10 feet min., 20 feet above 811 story 10 feet min., 20 feet above 811 story Seconds Front Secondary 10 feet min., 20 feet above 8th story 10 feet min., 20 feet above 8th story Side 0 feet min., 30 feet above $th story 0 feet min., 30 feet above 8th story Rear 0 feet min., 30 feet above 8th story 0 feet min., 30 feet above 8th story Building Height Min. Height 2 stories5 2 stories Max. Height 36 stories5 36 stories Max. Benefit Height 24 stories abutting all transect zones except T3 24 stories abutting all transect zones except T3 08/28/19 1. Pursuant to Article 5, Section 5.7.2.4 (a) of Miami 21, development in a Cl Zone shall follow the regulations of the most restrictive Abutting Transect Zone. The Property abuts parcels zoned Cl and T6-36B-0. 2. Maximum FLR of 37 for properties located in the UCBD. 3. Property is located in a Residential Density Increase Area (RDIA) which permits a maximum density of 500 du/ac. 4. Residential uses in the Cl Transect Zone are restricted to Dormitory uses only by process of Exception. 5. Pursuant to Article 5, Section 5.7.2.4 (b)(4) of Miami 21, Development in a Cl Zone entirely abutting T6-8 or higher, may conform to the maximum Height of any higher Abutting Transect Zone. CRITERIA FOR REZONING: In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21. In the recommendation, staff must show that it considered and studied the request with regard to the three criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staffs findings are provided below. Criteria 1 7.1.2.8 (1)(1)(a) "The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to ePaan File ID PZ-19-2851 Page 8 of 13 r? 4L irA. NOTICE This submtaln d,bi sch.&u d fora pubic hearing c..d, withtimelinessefforth Inthe.CItVof whether the proposed change will further the goals, objectives Mi Cc The applicable dc� ,.,-making bey will w�wMei.ro�ad tth,pubkh.-gt.re de ,�n—d.gono,efinalde isnn the Comprehensive Plan; the Miami 21 Code; and other city regulati PZ-19-2851 / 08/28/19 iC Analysis of Policy LU-1.1.7: "Land development regulations and policies will allo Criteria 1 development and redevelopment of well -designed mixed -use neighborhoods provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. " Analysis LU-1.1.7: The change in FLU designation of the subject parcels from "Major Institutional, Public Facilities, Transportation and Utilities" to "Restricted Commercial", will allow for the development of a mixed -use neighborhood with a full range of residential, office, live/work spaces, and neighborhood retail in a walkable urban setting. The proposed amendment has the potential to provide an opportunity for economic development with the potential to create jobs. 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. " 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 LU-1.1.3 and LU-1.6.9: The proposed FLUM Amendment is located in the Miami River Residential Density Increase Area (RDIA) and the Urban Central Business District (UCBD) overlay. Development in this area is subject to a maximum residential Density of 500 du/ac and a Floor Lot Ratio (FLR) of 37 pursuant to both the Major Institutional, Public Facilities, Transportation and Utilities and Restricted Commercial FLU designations. The proposed Amendment to Restricted Commercial would not result in an increase in Density or development capacity, rather, a broader mix of residential, commercial, and office uses that are more appropriate given the adjacent context. Policy LU-1.1.10 and Policy HO-1.1.9: "The City's land development regulations will encourage high -density residential development and redevelopment in close proximity to Metrorail and Metromover stations." Analysis LU-1.1.10 and Policy HO-1.1.9: Due to its proximity to several Miami -Dade Metrorail and Metromover Stations, the SW 2 Avenue Transit Corridor, and on -street bicycle infrastructure, the proposed FLUM Amendment has the potential to create multimodal connections that would encourage residents to walk, bike, and take public ePaan File ID PZ-19-2851 Page 9 of 13 NOTICE This subZ I neatls b ix schetluleb for a pubic hearing MiamLcn.d—with timelines sef forth In the OtV of Cc The applicable tic�ision-making bey will transportation. The proposed FLUM Amendment is located in t _e Mei�ro�ati t the pubs heeling fo -der =nnr mentlabnnorafinalbe�isnn Residential Density Increase Area (RDIA) which allows a maximum d PZ-19-2851 du/ac in this area of the City. While the Major Institutional, Pu 08/28/19 Transportation and Utilities FLU allows Residential uses with a maxim equivalent to "High Density Multifamily Residential", these uses are ancillary primary uses envisioned by this land use designation. The proposed Amendment to Restricted Commercial would allow for a broader mix of high -density residential development that capitalizes on the Property's proximity to transportation and supports transit -oriented development goals. Finding 1 Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan. Criteria 2 7.1.2.8 (0(1)(b) "The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis of The Property has been subject to many changes as the size and needs of the City Criteria 2 have evolved over time. The Property was designated for industrial use as early as the 1920's which was characteristic of much of the property fronting the Miami River. When the Property was developed in 1994, it was zoned SD-15 River Quadrant Mixed -Use District pursuant to the previous City of Miami Zoning Ordinance 11000. This zoning designation, as well as other "SD" Special Districts in the immediate area, was envisioned for "high -intensity mixed -use development of office, hotel, residential, retail, service, cultural and entertainment uses" due to its adjacency to the Central Business District, the Miami River, and potential accessibility to transit. With the adoption of Miami 21 in 2010, the Property was subsequently zoned Cl due to its use as a government building. The immediate context, with the exception of the FPL public utility substation to the east, was zoned T6-36B-0. The consistent change of the Property's zoning indicates the rapid transformation of the Miami River - from industrial to commercial use. This is further demonstrated by the development of the large mixed -use projects located in close proximity to the Property, such as the Miami River Special Area Plan, Riverside Wharf, Brickell City Centre Special Area Plan Amendment III, and One River Point. This persistent change is the genesis of the request to rezone the Property T6-36B-0 and would align future development with the existing and changing conditions found in the immediate area. As discussed above, the Applicant requests a change in zoning from CI to T6-36B-0 to effectuate the will of Miami voters and fulfill legal obligations of the Offering Memorandum. The requested change would also establish a uniform zoning for this area of the City. The Property is located in a city -designated Transit Oriented Development (TOD) area which, due to its proximity to the Third Street and Riverwalk Metromover Stations and the Government Center Metrorail Station, has been identified for as an ePlan File ID PZ-19-2851 Page 10 of 13 irA. NOTICE This submRtal neatls b ix schetluletl for a pubic hearing c°ream with timelines sef forth in the. ❑y & 11 area of targeted growth. Furthermore, the Property is also locat ^^„ w`r�e ea°°hcabetl i=i°°-makg t. ,dw, theinfonna atth, pub1'chearingf° re dtl recornmentlation or a final tleci9on. Central Business District (UCBD), which highlights the urban core PZ-19-2851 Miami. The Property's urban environment and convenient access to t 08/28/19 the appropriate environment to house high -density and multi -use develo allowed in the T6-36B-0 Transect. Finding 2 In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the requested change in zoning is consistent. Criteria 3 Section 7.1.2.8 (f)(2) `A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height. " Analysis of Section 7.1.2.8 (a) establishes that changes shall occur in succession, in which the Criteria 3 zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. In the instance of Cl zoned properties, Section 7.1.2.8 (a)(1) states that "successional rezoning is determined by identifying the lowest Intensity Abutting Transect Zone, and rezoning to that Zone's next higher Intensity Zone." The criteria for rezoning properties designated Cl Transect Zone is intended to ensure that changes to the Zoning Atlas match the predominant development pattern in surrounding area, as well as protect existing development from incompatible Density, intensity, and Height. As discussed, the Property abuts a vacant T6-3613-0 property to the north, the Cl Transect Zone to the east, and the elevated 1-95 Highway to the west. The properties to the south are designated D3 and T6-36B-0 with the Miami River SAP overlay; however, they are physically separated from the Property by the Miami River ("River"). As a natural barrier, the River has historically served as a divider throughout the City, often establishing the boundary between neighborhoods, Commission Districts, and NET areas. Paired with 1-95, the River creates a buffer between the Brickell neighborhood and the Miami River area. As such, the lowest intensity abutting Transect Zone has been deemed T6-36-B-0. The change from Cl to T6-3613-0 would unify the area under a common Transect Zone to allow development intensity that is more compatible with the existing context and the Miami 21 principle of transitional zoning. Finding 3 Pursuant to Article 7, Section 7.1.2.8.f.2 of Miami 21 Code, the request to rezone is consistent with the Miami 21 Code. ePaan File ID PZ-19-2851 Page 11 of 13 E. CONCLUSION: NOTICE This submtal neatls b i sch.&u d fora pubic hearing c..d, ith timelines sef forth in the.❑y& MiamLw Cc The applicable tic�ision-making bey will renew tfreintonna atth, pu Ill hearing t. re dtl recornmentlation or a final tlecison. PZ-19-2851 Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, an 08/28/19 objectives of Miami 21 and the MCNP, the request to rezone the property at 444 an Avenue from Cl to T6-36B-0 is supportable. The requested change would allow a maximum ' intensity, and Height that is compatible with the existing context and the Miami 21 principal of transitional zoning. The introduction of new Residential, Commercial, and Office Uses, augments the existing and proposed mixed -use areas adjacent to the Property. Approval of the requested change would capitalize on the Property's location along the Miami River and within walking distance to Downtown Miami and multiple public transportation options, which supports transit -oriented goals of Miami 21 and the Miami Neighborhood Comprehensive Neighborhood Plan. Jacquelio Ellis Chief of -Land Development Attachment A: Legal Description ePlan File ID PZ-19-2851 Page 12 of 13 Attachment A: LEGAL DESCRIPTION: NOTICE This subn,tal neetlsb ix sch.&u d fora pubc hearing nrCc with timelines sef forth in the. citv at MiamLcd— The applicable d—ion-makingb.y will renew tfreintonna at the pub1c hearing to rentlera recornmentlation or a final tlecison. PZ-19-2851 / 08/28/19 iC TRACTS 1 AND 2, RIVERSIDE PLAZA, ACCORDING TO THE PLAT THEREOF, AS R IN PLAT BOOK 139, PAGE 43, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS PARCEL 120, PROJECT 87100-2611, AS DEEDED TO THE STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION PER OFFICIAL RECORDS BOOK 18293, PAGE 1049, AS RECORDED IN THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. SAID LANDS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID TRACT 2; THENCE ALONG THE NORTH LINE OF SAID TRACT 2 SOUTH 8742'53" WEST, A DISTANCE OF 7.60 FEET TO THE POINT OF BEGINNING; THENCE THE NEXT FIVE (5) COURSES FOLLOW THE WEST LINE OF STATE OF FLORIDA DEPARTMENT OF TRANSPORTATION PARCEL 120, AS RECORDED IN OFFICIAL RECORDS BOOK 18293, PAGE 1 049, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA: 1) SOUTH 00.25'14" EAST, 33.79 FEET, 2) SOUTH 89'31'43" WEST, 21.24 FEET, 3) SOUTH DD'28' 18" EAST, 74.68 FEET, 4) SOUTH 02' 14'29" EAST, 253. 76 FEET, 5) SOUTH 52'33'38" WEST, 63.86 FEET; THENCE THE NEXT SEVEN (7) COURSES FOLLOW THE WESTERLY LINES OF SAID TRACTS 1 AND 2: 1) NORTH 45'38'08" WEST, 189.20 FEET, 2) NORTH 65'00'18" WEST, 12.21 FEET, 3) NORTH 45.38'06" WEST, 67.60 FEET, 4) NORTH 47'54'35" WEST, 87.29 FEET, 5) NORTH 38'51'30" WEST, 126.84 FEET, 6) NORTH 37'04'12" WEST, 61.50 FEET, 7) NORTH 24'34'53" EAST, 159.98 FEET TO THE NORTHWEST CORNER OF SAID TRACT 2; THENCE THE NEXT SIX (6) COURSES FOLLOW THE NORTHERLY LINES OF SAID TRACT 2: 1) NORTH 8743'20" EAST, 212.85 FEET, 2) SOUTH 02'16'40" EAST, 62.86 FEET, 3) SOUTH 42'05'52" EAST, 51.24 FEET, 4) SOUTH 52-11-56" EAST, 62.50 FEET. 5) SOUTH 83'22'20" EAST. 49.68 FEET. 6) NORTH 87'42'53" EAST, 22.40 FEET TO THE POINT OF BEGINNING. SAID LANDS LYING AND BEING IN THE CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA, CONTAINING 137125 SQUARE FEET (3.15 ACRES), MORE OR LESS. ePlan File ID PZ-19-2851 Page 13 of 13 AERIAL ePLAN ID: 19-2851 REZONE Zoe i i em rn� � SW 4TH,ST tc r, s SW 5TH ST s . N 0 125 250 500 Feet r Ao i `11Y f1R'C NOTICE mis s�nminai neeasm s�nea�i�.emfa thb bearing inafco�aan�wim`marines l mnh X, cirim Mlami CWe. The zppliwde tleclsion-maXing bWywill renewiheinm'mation at the pubk hearing t. n:d a —me da .,o, � fl,M eedaon. PZ-19-2851 08/28/19 ADDRESSES: 444 & 460 SW 2 AV SUBJECT PROPERTIES MIAMI 21 (EXISTING) ePLAN ID: PZ-18-2851 REZONE s� °A�y T6-36B-O D3 L�,p off, SW:3RD_ST T6-36B-O CS �y W C.l --SW 4TH,ST Q z >N D3 W a SW 5TH ST >M CS > � D3 T6-36B-O T6 36B-O N 0 125 250 500 Feet ADDRESSES: 444 & 460 SW 2 AV SUBJECT PROPERTIES MIAMI 21 (PROPOSED) ePLAN ID: PZ-19-2851 REZONE s� o��y T6-36B-O D3 �% I F SW: 3 RD: ST T6-36B-O CS y — Q Cl �SW 4TH ST o`O >N D3 W Q SW 5TH ST _ co D3 CS T6-36B-O T6-36B-O N 0 125 250 500 Feet ADDRESSES: 444 & 460 SW 2 AV SUBJECT PROPERTIES