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Home My WebLink AboutR-93-0215J+93--�9(b) 1J12�93 RESOLUTION NO . `} 3 — 215 A RESOLUTION AFFIRMING THE DECISION OF THE ZONING BOARD AND DENYING THE VARIANCE FROM ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 4, SECTION 401r SCHEDULE OF DISTRICT REGULATIONS, C-1 RESTRICTED COMMERCIAL, PERMITTED PRINCIPAL USES, TO ALLOW 6% OR 4,214 SQUARE FEET OF GREEN SPACE (10% OR 6,958.2 SQUARE FEET MINIMUM REQUIRED) FOR THE CONSTRUCTION OF A FAST FOOD RESTAURANT (BURGER KING) FOR THE PROPERTY LOCATED AT 1101 SOUTHWEST 22ND STREET, MIAMI, FLORIDA, ALSO DESCRIBED AS LOTS 1, 2, 3, 4, AND 5, BLOCK 62, EAST SHENANDOAH SUBDIVISION, AS RECORDED IN PLAT BOOK 14 AT PAGE 55 OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA; ZONED C-1 RESTRICTED COMMERCIAL. WHEREAS, the Miami Zoning Board at its meeting of January 4, 1993, Item No. 2, duly adopted Resolution No. ZB-2-93 by a seven to zero (7-0) vote, denying the variance as hereinafter set forth; and WHEREAS, the applicant has taken an appeal to the- City Commission from the denial of the variance; and WHEREAS, the City Commission after careful consideration of this matter finds that no peculiar circumstances exist which impair the owner's right to the some reasonable use of the property, and finds no other basis upon which to grant a variance; off CON�ISSIOIE MEETING OE MAR 7 5 a�aoa to 93- 215 e, r NOWt. THRRRFORPIt BB IT RESOLVED $TH Y THE COMMISSION .OF R. CITY OF MIAMI, FLORIDAs S®ction 1. The recitals and findings contained in.+th e _ Preamble -to this Resolution are hereby adopted by reference thereto and incorporated herein as if fully set forth in this F Section. a �r - Section 2. The decision of the Miami Zoning Board in _ this matter is affirmed and the request for a variance from ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, Article 4, Section 401, Schedule of District u - Regulations, C-1 Restricted Commercial, Permitted Principal Uses, to allow 6% or 41214 square feet of green space (10% or 6,958.2 _ square feet minimum required) for the construction of a fast food = restaurant. (Burger King) for the property located at 1101 �F Southwest 22nd Street, Miami, Florida, also described as Lots 1, 2, 3, .4, and 5, Block 62, East Shenandoah Subdivision, as recorded in Plat Book 14 at Page 55 of the Public Records of.Dade ,ry County, Florida; zoned C-1 Restricted Commercial, is hereby denied. Section 3. This Resolution shall become effective immediately upon its adoption. { Ji -2- 9 3 - . 215 a— S E Mai 1993 � , IER L. AR�ym - t - r ? iG sr i t_ 4 4 .t t e" 4 j fa 7� 93- 215, k I- P't ZONING FACT SHEET LOCATION/LEGAL 1101 SW 22 1treet Lots I , , 4, 8 S. Block 62, EAST SHENANDOAH SUBDIVISION (14.55) PRDC APPLICANT/OWNER Jose Valle Mario Flores, Burger King Coro., Gull House !4 Ltd Partnership = Agent 7$ Valencia Avenue 17771 Old Critlff-600d, 4S Real Coral Gablos, Florida Mi�sei, Florida 3315 378.3130, ZONING C•1 Restricted Comorciat' 2 REQUEST Variance from Ordinance Md. 110001' as ascended, the Zoning Ordinance of the City 0i4 Miami, Article 4, Section 401, Schedule of District Regulations, C•1 Restricted Comercial, Pervitted Principal Uses, to &I low ft or 4,214 s4. ft.'ol green space '(104 or 8,958.2 sq. ft. sinisus required) for. the cohstructio'Of a fiast food restaurant (Burger King). RECOi WROATIONs: PLANNING, BLDG 8 ZONING Approval with conditions. PUBLIC VORKS See attached. PLAT AND STAW N/A WE COUNTY TRANSPORTATION No Covent. ENFORCEMENT HISTORY, IF ANY C.E.B. Case No: N/A Last Hearing bate: N/A Found: N/A.,, Violation(:) Cited: N/A Affidavit'04 Non-Compilance issued on: N/A Lien Recorded on: N/A Total Fines To Date: N/A Consents: N/A HISTORY ANALYSIS The triangular shape of this small parcel coupled with the greenspace requirement belrg ;T based 00 gross lot AM, and the location of the subject property at the intersection of - three wide :treats, does present a hardship to the applicant in providing the required green spm for the proposed fast food restaurant. Reasonable use of the subject property cannot be achieved without the reduction of required greenspace. The Planning, Building and Zoning Department recosasnds approval with the follaering conditions: 1) additional landscape materials (i.e. trees and shrubs) should be placed on the green space which is going to be provided; 2) the submitted plans should be amended to reflect the correct parking raquirasent information; and 3) the menu board for the southern drive thru we should be relocated a few feet to the north wst so es to avoid confusion alorq the win vehicular line leading up to the windows. >a 93.. 215 << x AP1IL+CATI01! N1 ER 93• 9S January 4, liil93 y i Page 1 02/11/93:", @es,i+J � i" i'y �� ,� �� 3 w „,F C,;.7 -- ANALYSIS OR PROPOSED VAAIA#CE APPLICATION HUMP 93- 95 Yes sib e/a X Special Conditions end circuastances exist which are peculiar to the land, structure, or buiidinc involved and which are not applicable to other lands, structures, or buildings in the sane zoning district. ` X The special Conditions and circuoatances are to indirect result from the actions of the petitioner. X Literal interpretation of the provisions of, Zoning Ordinance 110W deprives the applicant of rights commly enjoyed by other properties in the saw coning district under the t*M of this zoning ordinance and works ummesssrv, and undue ` hardship on the petitioner. X granting the variance requested conveys the Sam treatment to the individual omer as -to the owner of- other lands,' buildings, or strdctures in the Sams zoning district. X The variance, if granted, is the aini&A variance that sakes possible the reasonable use of theland, building, or structure.: X The grant of this variance is in harnea W with the general ... intent and purpose of this zoning., ordinance and is not injurious to the neighborhood, or otherwise datrio ntal to the public welfare. JWW7 t, M HOW 2 ►ap a/ 93— 215 a Mr, Arsenio Milian offered Resolution and moved iti adoption. the following RESOLUTION ZB 2-93 AFTER CONSIDERING THE FACTORS SET FORTH IN SECTION 1903.1 OF ORDINANCE 11000, THE ZONING BOARD DENIED THE VARIANCE FROM ORDINANCE NO. 11000, AS AMENDEDs THE ZONING ORDImcc OF THE CITY OF MIAMI, ARTICLE 4, SECTION 401, SCHEDULE OF DISTRICT' REGULATIONS, C-1 RESTRICTED COMMERCIAL, PERMITTED PRINCIPAL USES, TO ALL0W 64 OR 4,214 SQUIRE FEET OF GREEN SPACE (104 OR 6,938.2 SQUARE FELT MINIMUM REQUIRED) FOR THE CONSTRUCTION OF A FAST FOOD RESTAURANT (BURGER (KING) . FOR THE PROPERTY LOCATED AT 1101 SW 22 STREET ALSO DESCRIBED AS LOTS 1, 2, 3, 4, AND S, BLOCK 62, EAST SHENANDOAH SUBDIVISION (14-55) PUBLIC RECORDS OF DADS COUNTY (PRDC). Upon being seconded by Mr. George Barket the motion was passed and adopted by the following vote: AYES: Ms. Basila and Morales Moran-RibeauA, Sanda, Milian, Barket and. Foic NAYESs None. ,t� ,•'te l�illj � '� w 1.9 ' TE M 7, ,t ,e i�•'�e ! 11 RS "I sit , �f • i v o , t Y 1• �3 C2: S.W. ST 6 6 . - a D M f 23 ST. M � �• 9 3 - 215 �isionst of IN in ardiraan� weutd die itbt let ion ,�►� ifi� Pr lr Injoyed by other would wWU tee right$ d the 2ora�+9 +�tdlMae tt ....� the . � ttue flit" duttict 'ymw titiolw in ih0 hat�ips 1ho pt right off' "Y e amount of land which was d�pdi+ested r'N u* ju p ,ys o tie tu: itin landscaping. stacking of puking , ` Cord Way'IS a . "nac toward fuifiroets densely landscaped with to sutvounding rood a »e MR cow" o: sa�+s fLly t1ea l+ s y OWWSL cc �, �Mr Mt�M iR�det of ti�.i rA 04VI l ut�r+ !a oar sea . so an low to as t� «Uq WPI�� ,� slate � tt o � tit" of tee � !f W CAR! !a Allii!%r! losesed to -ow City "see " flow&"• am"" � rd,,o Bleb! !m1 liel�M �► to r +fit tl4lj • � �; � ! , ��ibt del !ram - -_ .. .. ter �• &! tee•! out I In Am L"Gl ipilAess Ap mw rul one" p1po ► and UffivlAnttyoaltlyhrow"im tty or 8lr�Ps imo tp or prive"Ill Willa. In 1• liew httprs _,:7— QA�Dt Orer1olt1M d P�� WC d 0! � ad IUadt4� P ly ,1 0.) 040OX O'2 "�,6Sr SNP svba�viS�owr J �., D,sl�� Gov y RY p�eernewt+ d i wrolove 2. *AWt 81 diielmnu='e ef�et CL oR 112� efsb.�r fiMe att 11lM.�male" e�. RIO, a inen4iai wit ct ae °� Msf�i� so ego CLtt id�ss vt nab n�dLs au a, smut �s nas eto�a d lame of my tog �'nx 1,11 I. cap"is. ar Mll liwW d aed�+ vscon meA .min VUL po"ti, ,17 Fevoi+&M, DVEMMWM QE UK= 10. 4 me ► M. 1. a naRm umit a 0 f sr: IItVb'M S ff AC= SL 1. DC. �crno= ) sk m! CE OMB 1 ,m VaUL, puaoddM ad Ing o=" d AmUs The I. Iw—' a Tarim M-vw l"= Goommi ratm CC Qnll Ham tidtad No. 4. a Flacih � R1 a um amwn at ~at am � w"md t� ter. F�+doee. I1+ves'il�x6 aF '� 10. I. It1C. M own go dw d ' / I Mt COMMitMN CXPIRZS' %W. L H+t DO"= TXN4 %OTAtt RILIC' !w..•• ►.tee .��..� . ~ 93- 21a x,x STATE OF FLORIDA COUNTY OF DARE I, MICHAEL H. MARVIN, Assistant Secretary of BURGER RING CORPORATION, do by these presents hereby make, constitute and appoint Mario Flores of the County of Dade and the State of Florida, true and lawful Attorney in Fact for me and in its name, Place, stead, to represent Burger King Corporation in all construction related and permitting transactions. Grantinq and givinq unto said Attorney in Fact, full authority and power to do and perform any and all acts necessary or incident to the performance and execution of the powers hereinabove expressly granted, with power to do and perform all acts authorized hereby, as fully to all intents and purposes as the Grantor might or could do if personally present, with full power of substitution. IN WITNESS WHEREOF, the undersigned has executed these presents on this 15th day of December* 1992, in the City of Miami, State of Florida. WITNESS: BURGER KING CORPORATION: BY:OIL.. Assistant Secretary STATE OF -PLOP%A COUNTY 006ibE The foregoing instrument was acknowledged before sae this 15th day of December 1992, by MICHAEL s. MARviN, as Assistant Secretary of BURGER KING CORPORATION, a Florida corporation, and is personally known to me and severally acknowledged to and before me that he executed such instrument as such Assistant Secretary of said corporation and that' the seal affixed to the foregoing. instrument -is the corporate seal of said corporation, and that it was affixed to said instrument by due and regular corporate authority,- and that said instrument is the free act and deed of said corporation. ( SEAL) M M:djc 12/15/92 POA Notary Puklic �Maiji uLP Name; I��.,Y.O...M�...� My•Comissioa Expiress WTA" M KIC SM OF FUM M W MISSION IV. AM I JN3 MW T11R41 WffA4L INS. Va. 93- 215° < } 7 s , - DEPTMEN Off` Tit Submitted into the public r r record in connoct on with Mr.':<Mario Flores, Construction Manager' at [[yya Burger King ..,: City Clerk: w� P..0 = Box 520783, GMF Miami', Florida 33152 bear Mr. Flores:.; i� SUBJECT:. Section 87054, State Road 972, S.W. 3 Avenue -Proposed Burger King @ Five Points Corner The Department has'reviewed the traffic study submitted on February 19, 1993, for -the subject site and has the following comments. In November, 1990, the Department accepted a professional engineering report as an authority by which trip generation for drive -through only restaurants could be'established.• Trip generation characteristics appear to be related to the number of -.drive -through lanes and the site as a whole instead of the size of the building. Your particular study conducted in February 1993 supports findings consistent with the above -mentioned report. Three site plans were presented to the Department as possible alternatives. The site plan whose connection is closest to S.W. 32 Street Road could be permitted as it maximizes the site's storage area and does not cause conflicts between the parking area and vehicles entering and exiting the site. It is recommended that the order board for the inner drive -through aisle be moved closer to the restaurant so that vehicles placing orders do not block both queuing areas. The enclosed dri�reiway connection application ' is to be filled out in quadruplicate, with the original signature of the property owner or his authorized representative on each. The enclosed Supplemental Form and Checklist .is to be filled out in its entirety. Four site plans, all signed and sealed by a Professional Engineer, a copy. of the warranty deed for the site, and a cashier's check or money order for the application fee must also be submitted. The plans are to show removal of all existing drop curb along the frontage of S.W. 3 Avenue and replacement with, sidewalk and curb and gutter. Driveway details are to be consistent with Standard Index 515 (copy enclosed). A performance bond is also needed for those connections serving properties with expected daily traffic over 1000 vehicles per day. While the bond itself is needed just prior to permit issuance, a signed and sealed engineer's estimate for work within the Department's right-of-way is required at the time of application. 93- 215 ;fh i � f i t lbc: i�Leria Flores ? March 1 1993 - a ra page -t o is de veioptneat 4 the State Highway System and proposing fi DaitLage site abuts Because Your grades it is subject to the. Departaaent' s of existing g be addressed ddrainage k�1 "change Permit questions related to drainage may A copy AnY', .., Rule. Carter, Draitlag a Engineer, at 470-5372. ;y 'R application is enclosed for your use. further questions, please contact this office. ` ` If you have any Sincerely, Ingr d H. Leuchtenmueller District Permit Engineer R. Garcia, D. Burke, M. Hidalgo, A. Pardo," - cc I antana, G. Pego, R. S ti S. Ventura, file a'�O" ` 1040 x TABLE OF; CONTENTS.'. INTRODUCTION ` Study, Scope EXISTING CONDITIONS Roadway Geometry Signal Timing and Phasing Traffic Volumes SITE TRAFFIC CHARACTERISTICS Trip Generation Trip Distribution i ANALYSIS Capacity Analysis Queue Analysis CONCLUSIONS APPENDIX - Liat of Fis<ureai 1. 'Intersections Configurations _ Z , Ekisting Conditions Site'TrafFic �4ssimant _ . 4. Total Traffic r' a 3f fS R { , i1 rt a da .. tV Submitted into the publie record in connectionutZi . itejoct -1 Peon al , gtty,. Hirai - ' City Cierk — 9321 f, INI TRObUC7` ON The Burger King Corporation proposed: to develop a 1,038 square foot fast food f ff?, M restaurant cornprised solely of drive through service. The site is located in the south east i quadrant of the intersection of Coral Way, S.W. 3rd Avenue and S.W. 12nd Avenue; this intersection is otherwise known as Five Points Corner. The site is bounded by S.W. 32nd Street on the east, S.W. 22nd Street on the south, S.W. 3rd Avenue (Coral Way) to the north. The site was previously occupied by a service station which has been closed and abandoned for several years. Barton-Aschman Associates, Inc., was retained by the Real Estate Division of the Burger King Corporation to conduct a traffic impact analysis for the proposed development. 1 The study was requested by the Florida Department of Transportation, to support the application'for a driveway permit on S.W. 3rd Avenue. The site, as laid out for the restaurant, has two driveways: one on S.W. 3rd Avenue and the second an S.W. 22nd Street. The site plan for which this study has been completed, proposes an exit only driveway on S.W. 22nd Avenue and a right -in right -out driveway on S.W. 3rd Avenue. Study Scot The study scope was limited to the proposed project's impact on adjacent roadways and intersections. Submitted into the public record in connection with The analysis undertaken for the study included: Pa a 1 2 on item ..j" Matty circa 2 City Clerk 93- 215 •( o bate Collection. P.M peak hour counts were conducted between 4,.00 p.m. and 6:00 _ p.m. at the intersections of S.W. 3rd Avenue at S.W. 32nd Street, S.W. 32nd Street- . at S.W. 22nd Street, and Five Points Corner, on February 9 and 101993. In addition , 24-hour machinecounts were conducted on February Sth east of S.W. 32 Toad on 1 f S.W. 3rd Avenue and east of S.W. 13 Avenue on S.W. 3rd Avenue. {= o Tlip Genngratignn and Distribution. Trip generation for the proposed development was based on the institute of Transportation Engineer's Trip!Ueneratiorl report, fifth edition and from data collected from a nearby fast-food restaurant. The trip distribution was based on the Dade County MUATS model for TAZ 727. 0 ®nalysis. The signalized and unsignalized intersections and site driveways were analyzed using the methodology of the 1285 Highwuy Cam- CAI. In addition, a queue analysis was completed for the both proposed driveway on S.W. 3rd Avenue, to determine its depth requirement. Submitted into.the public record in connection with item PZ - on 6 �' 3 , EXISTING CONDITIONS Matte Hirai . Cit Clexk A survey of the ex , ►sting conditions of the roadway crass -section, m rsection i z geometries, and traffic volumes was conducted on February 9th and 14th. The results of this i survey are summarized below. Roadway_ Geometry Coral Way (S.W. 22nd Street) is a four lane divided, east -west arterial from S.W. 3 93- 21: !" 4 'X'raf'lcd� Mum - Based on the Field data, it was determined that the P.M. peak hour occurs between. - 4:00 P.M. and 5:00 P.M. The actual count data is contained in the appendix of this reparta }3+ The results of the P.M. peak. hour capacity analysis showed that the Five: Points, �- Corner is operating at LOS F. The unsignalized intersections of S.W. 22nd Street and S.W. 3= S = 32nd Road are operating at LOS A and LOS D rei ore 2 summarizes the _ ento the obit • h� _ public existing PM Peak Hour volumes. ?eL.ord in connection with _ item , " ! on SITE TRAFFIC CHARACTERISTICS lVlattp .cLi = Citg Clerk The proposed development program envisions a fast food restaurant with a total building area of 1,058 square feet. This facility will operate solely as a drive -through`. restaurant with two service windows. T7do Generation The ITE Trip Generation report does not offer trip rate information for this y particular land use. Barton-Aschman conducted a survey at the drive through of a"fast food restaurant (Burger Icing) located just west of the site on Coral Way to determine- the number of trips it generated. This survey is included in the appendix.. i • The cardinal directions of approach for the site were obtained from the Metropolitan Dade County Public Works Department • Traffic Review Division. Based an the Miami - Urbanized Area Traffic Study (MUATS) Model, the percent of the site traffic to and from a the eight cardinal directions are as follows: NNE ENE ESE SSE SSW WSW WNW NNW - 27927 1Z86 0.08 0.41 4.91 1&26 14.91 21.29 The eight MUATS percentages were combined to develop four percentages for - assignment of trips to and from the east and west (S.W. 3rd Avenue), the west (S.W. 22nd Street), and the south (S.W. 12th Avenue). Figure 3 shows. these percentages and the PM -, peak, hour site trips assignment. The percent distribution of trips to the driveways is contained in the appendix of this report. Submitted into the public record in connection with item • t on 3 , ANALYSIS Mattg Hirai = The capacity and queue analysis conducted for the site was base6!Wt1Q of the existing traffic to the site's traffic. The volumes, used in this analysis are, summarized in Figure 4. CaRgdjv Analysis Signalized and unsignalized capacity analyses were conducted for the two site driveways and the intersections of Coral Way at S.W. 32nd Road, S.W. 32nd Road at S.W. - 22nd Street and the. Five Points Corner. The Five Points Corner intersection was analyzed 6 93- .215 �t the intersection therefote the following configuration was used in the analysis: 'North Approach = Southbound S.W. 12th Avenue East Approach Westbound S.W. 3rd Avenue South Approach = Eastbound S.W. 3rd Avenue West Approach _ Eastbound Coral Way The results of these analyses are provided below and the worksheets are contained in the appendix of this report. - Submitted into the public l record in connection., with - Coral• Way at S.W. 32nd Road LOS D item - 12 on i SXW 32nd Road at S.W. 22nd Street LOS A �Mattp Hirai , Five: Points Comer Intersection LOS F City Clerk Northern Coral Way Site Driveway LOS D Southern S.W. 22nd Street Site Driveway LOS A The capacity analysis for the site drivev`'ays indicate that they will operate with little ;t or no effect to the adjacent roadway system. A minor delay is experienced in the north a)dt driveway on S.W. 3rd Avenue, but the exiting volume is low enough so as not to warrant a concern for the operation on S.W. 3rd Avenue. Traffic exiting the site will be able to use gaps in traffic created by the Iow through volumes on S.W. 3rd Avenue and the split phasing at Five -Points Corner. 93-- 215. rr 1 iNJllCi�k i ` 131� �Li�i +- t - j ` It@in.�Oli QUEUE ANALYSIS. — Matte Hirai - Queue analyses were calculated for the internal queue on OysielegI for the _ proposed S.W. 3rd Avenue site driveway. Service Queue— - The data collected from the existing restaurant was used in determing the service time for each vehicle and the number of vehicles using the drive through during a peak hour. These values were in turn used in the calculation for determining the internal queue. The calculations which are based on the queuing theory models for a multi -channel queue. The - formulae for these calculations were obtained from ITE's publication Tran.%Vgrtation and - - L=JDevelo2ment.198& (p.227). The queue storage required during the P.M. peak hour for the drive through was calculated to be two vehicle lengths. The mean wait time in queue was calculated to be 2.08 minutes, this is the time required to process each car through the system. Since only two vehicle lengths (40 feet) are required there is sufficient on -site storage so that the site will not experience problems with overflow of vehicles onto S.W. 3rd Avenue. These calculations are included in the appendix of this report. - Exit Queue _ The northern site driveway which exits onto S.W. 3rd Avenue was analyzed to determine if any delays occur exiting onto. S.W. 3rd Avenue during the P.M. peak hour. , Since the proposed depth of the driveway is 50 feet (from the edge of pavement to the drive through windows), the purpose of the analysis was to determine how many vehicles s 93- 215 F y would be queued at this driveway at any opt' time.' If a queue of moire than two, cars develops at this driveway for an extended period of time a delay will occur in the eiltire _ al - system. #_ Calculations for this analysis were based on queuing theory models for single channel `= queues. Calculations were preformed for the probability of n units in the system and the trt - average. wait time. The formulae for these calculations were obtained from the ITE '3's Transportation and Traffic Engineering , 1976. (p.304). _ The results of this analysis was that there is a four percent chance that two cars will be in queue at the same time during the P.M. peak hour. The chance of there being more than two cars queue at any one time is significantly less than four percent. Thus, since the probability is that there will never be more than two cars in queue, the 50 foot storage - length is sufficient. = In order to verify this analysis, the average waiting time for a car in queue was - calculated and the result of this analysis indicates that the average waiting time for exiting y vehicles would be approximately five seconds this is sufficient time for the vehicles to exit _ onto S.W. 3rd Avenue. Since the service rate of each window is Z08 minutes, there will not be a significant delay for vehicles within the site. These calculations are included the appendix of this report. Submitted into the public record in connection with e item P2 • on CONCLUSIONS _ Matty Hirai _ City Clerk There are a number of site plans under conWeration. This analysis is based on the plan which would provide the least amount of stmas space. g a 93, 215 �s a The site, as proposed, does not significantly impact the adjacent roadway system. The proposed driveway on S.W. 3rd Avenue will operate well within the hounds of accepted standards, and will not cause further degradation on the quality of traffic flow along the facility, Upon review of the four alternative site plans which were submitted for Barton• }f Aschmans' teview, it was determined that the best possible layout for the site is the plan in which is a single curb --cut opening on the middle of the site, providing right -in right -out movement onto S.W. 3rd Avenue and a single curb -cut opening on the western portion of the site providing exit only onto S.W. 22nd Street. Ills site plan will not cause any delays to the Five Points Corner intersection. Subrnitted into the public record in connection arfth h 11 { { - f Q ` { Y 1 xt 4 iy„i i� j4 tea k' W9 go"" 105 - Jr :. V59 —a. r4: m &W. kr A"Als - Submitte& into the, public', f record M' conunectaon it@tYl P2 " %. � a