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HomeMy WebLinkAboutAnalysis and MapsNOTICE this submMal needs b `xhedi,W bra pubk hearing In.c dlnrewith ti melines set Fortin in the City of Al", Code. The ppi,. de dsision-making body wlll reNewthe inbnnation at the pu bhn hearing to n:ntler e recommenbati Doom fins l Je itl PZ-22-14680 06/22/22 City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-22-14680 Location 1641, 1649, 1651 & 1680 NW 5 St and 1610 NW 6 St Area 4.195 Acres Commission District District 3 — Commissioner Joe Carollo District Commissioner Office Location District Office at 1300 SW 12 Ave Existing FLU Designation Major Institutional, Public Facilities, Transportation, & Utilities and Medium Density Restricted Commercial Proposed FLU Designation Public Parks & Recreation Applicant Art Noriega, on behalf of the City of Miami Planner Ryan Shedd, Planner II Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Art Noriega, on behalf of the City of Miami, ("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 1641, 1649, 1651 & 1680 NW 5 St and 1610 NW 6 St ("the Property") from "Major Institutional, Public Facilities, Transportation, & Utilities" and "Medium Density Restricted Commercial" to "Public Parks & Recreation". The proposed amendment contains approximately 4.195 acres. Small-scale comprehensive plan amendments are those that involve less than 50 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 (PZ-22-14679). The companion application seeks to change the Property's zoning designation from Cl (Civic Institution) and T5-L (Urban Center -Limited) to CS (Civic Space). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. NOTICE lhls submMal needs b " scheduled bra public hesriny tread WIU1t"Una set Forth in the C4M Mlami Cotle. The appliwde tlecision-maXing hotly will rewewtheInbnnetionatthe pu bnchearingn:ntlere recommentlation or a final tlecitlo,. PZ-22-14680 06/22/22 Summary of the Existing and Proposed FLU Designations and Zoning Designations Folio Address Area Future Land Use Existing Proposed Miami 21 Zoning Existing Proposed Major 0141020056850 1610 NW Institutional, 1.550 Public Cl (Civic CS (Civic 6 ST, 1680 Public Facilities, Parks & Space) 0141020055810 NW 5 ST Acres Transportation, & Recreation Institution) Utilities 0141020055920 1641, T5-L 014102005590 1649, and Medium Density 2.645 Public (Urban CS (Civic Restricted Parks & Space) 0141020055911 1651 NW Acres Commercial Recreation Center- 5 ST Limited) The Property is located on NW 5 St and NW 17 Av, across from Marlins Stadium. The aerial image below shows the site, outlined in red, and the immediately surrounding context. Aerial Photo of Subject Site NOTICE this submMal needs b he scheduled bra Public h—ing In —Ida WIU171helhm sd Forth in the C4M MlarniCW,.T, appliwdebsision-makingbodywll revlewthe Inbnnetion at the public hearing" n:nd er e recommendation or a final d-ie., PZ-22-14680 06/22/22 EXISTING FUTURE LAND USE DESIGNATION The Property has an existing FLU designations of Major Institutional, Public Facilities, Transportation, & Utilities. The interpretation from the MCNP is copied below: "Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities, and general commercial activities intended to serve the needs of the public. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High Density Multifamily Residential' or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities allow nonresidential uses such as commercial and office to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 3 7. 0 times the net lot area of the subject property." The property has a second existing FLU designation of Medium Density Restricted Commercial. The interpretation from the MCNP is copied below: 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 (100y), 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 accessory post -secondary educational facilities. NOTICE this submMal needs b " scheduled bra public hesriny tread WIU1t"Una set Forth in the City& Mlami Cotle. The appliwde tlecision-maXing hotly will rewewiheInbnnetionatthe pu bnchearingn:ntlere recommentlation or a final tlecitlo,. PZ-22-14680 06/22/22 Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential areas, pursuant to applicable land 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). PROPOSED FUTURE LAND USE DESIGNATIONS The proposed designation of Public Parks & Recreation is described below: "The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is determined that conducting such commercial photography will not endanger significant environmental features within the area. [Added 3123199 by Ordinance 11782.1" The map below show the existing and proposed future land use designations for the subject Existing Future Land Use Map I Proposed Future Land Use Map NOTICE this submMal needs b he scheduled bra public hearing In—Idanrg WIU171pOhm sd Faith in the City M Miami Cotle. The appliwde tlecision-maXing hotly will rewewtheInbnatthe pu bnchearingn:ntlere recom—dmentlation or a final tlecitlo,. PZ-22-14680 06/22/22 �11111111�:I , ��� �1111111_ - 01111111��s . 1111 Ip! ��1111111: IN1111111� I 1111 �, ��1111111� I�I11A111� �111111111 1 - NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS Planning Department Staff retrieved data from the US Census Bureau's American Community Survey (ACS) to analyze the sociodemographic conditions of the area surrounding the Subject Property. Staff utilized the Census Bureau's 2016-2020 ACS 5-Year Estimates and observed various data points for Census Tract 52.01. The table below shows the various data points for both the Census Tract in which the Subject Property is located and the City of Miami. Summary of Census Data for Subject Census Tract: 12086005201 Topic Population 6,039 461,080 Households 2,317 180,676 Avg Household Size 2.61 2.55 Owner -Occupied Housing 6.0% 26.2% Renter -Occupied Housing 86.8% 60.1 % Vacant Housing Units 7.3% 13.6% Median Household Income $27,645 $44,268 Median Home Value $184,500 $344,300 Median Gross Rent $1,011 $1,242 0-Vehicle Households 25.9% 18.1 % NOTICE this submMal needs b he scheduled bra Public hes,ing In a Ida WIU17"Ohm sd Forth in the City M Mlarni Code.T, appliwdebsision-makingbodywll revlewthe Inbnnetion at the public hearing" n:nd er e reco —detion or a final decitlon. PZ-22-14680 06/22/22 Census Tract 52.01 is just under 150 acres (about 0.23 square miles) and consists of the area bounded by NW 7 St to the north, NW 12 Ave to the east, W Flagler St to the south, and NW 17 Ave to the west. Roughly 32 acres, or 21.1 percent, of Census Tract 52.01 is occupied by LoanDepot Park (FKA Marlins Park) and its parking garages. The density of the tract is roughly 47 people per acre. According to ACS data, Census Tract 52.01 had a population 6,039 people living across 2,317 households for an average household size of 2.61 in 2020. ACS data reveals very different housing characteristics between Tract 52.01 and the City overall: Tract 52.01 has an owner - occupancy rate of only 6 percent whereas the citywide owner -occupancy rate is over 26 percent. Households in Census Tract 52.01 earn $16,623 less than the typical household in the City of Miami. This equates to 62.4 percent of the citywide median household income According to the US Department of Housing and Urban Development, households that spend more than 30 percent of their income on rent are considered rent burdened. While the typical household in the City of Miami are rent burdened, the typical household in Census Tract 52.01 is more severely rent burdened due to the higher share of income going towards rent. For the 6.4 percent of homes occupied by homeowners in Tract 52.01, their home values are only 54 percent of the typical home elsewhere in the City of Miami. This is important to note because most households and families generate wealth through homeownership, so homeowners in Census Tract 52.01 will generate less wealth from selling their homes than the typical homeowner elsewhere in the city. More than a quarter of all households in Census Tract 52.01 have zero personal vehicles and must rely on public transportation. This is nearly 8 percentage points higher than the citywide average. While Metrorail does not extend to this area, these households are served by Metrobus and Miami Trolley. Metrobus' 7, 11, 12, 17, and 208 lines have multiple stops along the roads bounding Census Tract 52.01. The City of Miami Trolley's Little Havana and Stadium routes also serve the area. Despite the availability of public transportation, the sizeable share of the Census Tract's population without any vehicles at home presents a barrier towards accessing employment. Households and families without any vehicles may be limited to employment opportunities in the immediate vicinity or accessible by public transportation. NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS Staff inventoried the future and existing land uses in a quarter -mile area around the Property. The study area is shown in the map below. NOTICE leis submMal needs b " scheduled bra public hearing ina Ida withtimelines set forth in the C4 or Miami Cotle. The appliwde tlecision-maXing hotly will rewewihe Inbn at the pu bnc hearing to n:ntler e recom—dmentlation or a final tlecitlon. PZ-22-14680 06/22/22 EXISTING LAND USE INVENTORY 5T SR836 � r ♦ HVV 9TH ST 1— f� 0 901 nW 7TF1 S1 MajorWLe TTT P1/6� FAC i -Punt a-N Q� i ♦ _ — fIW 3Rd 57 � l ♦ _ _- � a Reitcahoh�� I 1P157 �} ♦ I Z.�`- PIW-15T ? - • - -' 7i I •� 2 ilti I � `I �s l� � _ W FLAGI 1 F[FR � - v rirli llll !1T , —i- r ; 1/4 Mile Study Area • Condominium Residential 0 Subject Property • Mixed -Use Residential • Commercial i Parcels • Industrial Existing Land Use • Institutional Single Family Residential o Parking 0 250 500 too© FN Duplex Residential -, Vacant • Multifamily Residential: 3+ Units The table below summarizes the inventory of Future Land Use designations within the study area. The area is heavily designated for mixed -use, with the majority of FLU designations consisting of Duplex -Residential; Major Institutional, Public Facilities, Transportation and Utilities; Medium Density Restricted Commercial; and Single Family Residential. The uses in the NOTICE lhls submMal needs b " scheduled bra public hearing h --Mt WIU1ll"Una set Forth in the C4 M Miami Cotle. The appliwde tlecision-maXing hotly will rewewtheInbnatthe pu bnchearingn:ntlere recom-dmentlation or a final tlecitlo,. PZ-22-14680 06/22/22 area are diversified while developed with a large number of low -density residential properties. See below for more information. Comparison of FLU Designations in Study Area & Citywide Future Land Use Study Area Acres % City of Miami Acres % Duplex - Residential 47.94 25.8% 3,993.70 17.7% Major PUBFAC 44.69 24.1% 2,105.96 9.3% Med. D. Restricted Com. 36.18 19.5% 900.76 4.0% Single Family Residential 32.11 17.3% 6,176.28 27.4% Restricted Commercial 20.97 11.3% 3,795.98 16.8% Med. D. MF Residential 3.11 1.7% 1,440.74 6.4% Public Parks & Recreation 0.69 0.4% 1,323.37 5.9% General Commercial 0.00 0.0% 967.02 4.3% Light Industrial 0.00 0.0% 511.86 2.3% Industrial 0.00 0.0% 449.46 2.0% Conservation 0.00 0.0% 330.14 1.5% Central Business District 0.00 0.0% 199.22 0.9% High D. MF Residential 0.00 0.0% 168.89 0.7% Low D. Restricted Com. 0.00 0.0% 147.80 0.7% Low D. MF Res. 0.00 0.0% 54.94 0.2% Total 185.69 100.0% 22,566.12 100.0% Below is a table detailing the inventory of existing land uses within the study area. The most abundant land use is Single Family Residential followed with Duplex Residential, reflecting the low density character of the neighborhood. Existing Land Uses within'/4 Mile of the Subject Property Existing Land Use Folios % Single Family Residential 226 33.6% Duplex Residential 161 23.9% MF Residential: 3+ Units 131 19.5% Condominium Residential 52 7.7% Vacant 48 7.1 % Commercial 30 4.5% Parking 10 1.5% Institutional 8 1.2% Industrial 4 0.6% Mixed -Use Residential 3 0.4% Total 673 100.0% NOTICE this submMal needs b " scheduled bra public hesriny tread WIU1t"Una set Forth in the City& Mlami Cotle. The appliwde tlecision-maXing hotly will rewewihe Inbnnetion at the pu bnc hearing to n:ntler e recommentlation or a final tlecitlon. PZ-22-14680 06/22/22 SITE PHOTOS Site photos obtained from Google Streetview: Image: Looking at the property from the intersection of NW 5 St and NW 17 Av. Concurrency Analysis 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, residential density would be eliminated under the proposed FLU designation. Because no residential density would be generated, the only concurrency testing required is for Transportation. Schools Schools concurrency is not required because the request reduces density from 9 du/ac to zero. NOTICE lhls submMal needs. b= scheduled far a public nearing in accordance wih timelines set Faith in th, city o Miami Code.7he applica de decision -making body will reNewthelnfonn _ at fhe pu bbc hearing to renders recommendation or a final deciaon. PZ-22-14680 06/22/22 Recreation and Open Space The MCNP requires a 10-minute,'/2-mile barrier -free walk to a park entrance for 72 percent of the City's population to meet public Levels of Service (LOS). As the request will expand available park space, this application will help the City improve its performance of this LOS. Potable Water Potable Water concurrency testing is not required because the request reduces density from 9 du/ac to zero. Sanitary Sewer Transmission Sanitary Sewer Transmission concurrency testing is not required because the request reduces density from 9 du/ac to zero. Solid Waste Collection Solid Waste Collection concurrency testing is not required because the request reduces density from 9 du/ac to zero. Transportation The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. The application was analyzed for the impact the request would have on trip generation for traffic. The proposed FLR and density have the potential to result in a decrease of approximately 9,200 daily trips and 800 P.M. peak hour trips. 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 See the section above titled "Concurrenc Analysis". Finding 1 Staff finds the request consistent with Policy LU-1.6.4 NOTICE this submMal needs b he scheduled bra Public h—ing In —Ida WMt mono sd Forth in the C4M Mlami Code.T, appliwdebsision-makingbodywll revlewthe Inbnnetion at the public hearing to n:nd er e recommendation or a final d-ie., PZ-22-14680 06/22/22 Criteria 2 Policy PR-2.1.1: "The City has a no -net -loss policy for public park land and will adopt procedures to this effect for park land in the City Zoning Ordinances, as described in the 2007 Parks and Public Spaces Master Plan. These will allow only recreation and cultural facilities to be built on park land, will limit building footprint on any such land, will require that conversion of park land for any other purposes be subject to public procedures, and replace the converted park land with land similar in park, recreation or conservation value in terms of usefulness and location." Analysis 2 This request is a companion to PZ-20-6114 and PZ-20-6123, the Miami Freedom Park Special Area Plan and its own companion Comprehensive Plan Amendment. Those applications propose converting approximately 23 acres of park land to other uses. This application, along with others, would satisfy the no -net -loss requirement, as detailed in Policy PR-2.1.1. Finding 2 Staff finds the request consistent with Policy PR-2.1.1 RECOMMENDATION Based on the above background information, the Planning Department recommends approval of the request to amend the designation on the FLUM from "Major Institutional, Public Facilities, Transportation, & Utilities" and "Medium Density Restricted Commercial" to "Public Parks & Recreation" for the property located at 1641, 1649. 1651 & 1680 NW 5 Street and 1610 NW 6 St, Miami, FL. Digitally signed byTrone, ue TrioS ne, Sue Date:2022.06.22 09:26:04-04'00' Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM Sue Trone, AICP Chief, Community Planning FROM: Collin Worth Transportation Analyst DATE: FILE: SUBJECT: June 13, 20 PZ-22-14680 NOTICE rnia aOrniltal neeas m —Ihe&Wd tn, a pabn hearing In accordancewkh t ,I,, setforth in the City& Miami CWe.7he appl-de decon-making bwy will rehear the Information at the public hearing tg rendcr a recommendation or a final deciaon. PZ-22-14680 06/22/22 Transportation Concurrency Analysis REFERENCES: PZAB File ID 22-14680 ENCLOSURES: Based on existing and proposed FLR and density for the applications for the project located at 1641 NW 5t" Street, 1649 NW 5t" Street, 1651 NW 5t" Street, 1680 NW 5t" Street, and 1610 NW 6t" Street, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in a decrease of approximately 9,200 daily trips and 800 P.M. peak hour trips. Based on this preliminary analysis, additional information is needed to help determine the impact of this application. At the time of redevelopment, a traffic study may be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. DAILY TRIP GENERATION COMPARISON EXISTING DAILY TRIP GENERATION �tisz nFt! .. NOTICE ThIs submittal needs b be sch.&W d br a public heming In aceortlana wM1h tlmellnes set forth In the city m em Mli Cotle. The appll�d, decisbn 1,1ng bWynill renewthe information at the public hearing to re,d,, a recommendation or a final decivon. PZ-22-14680 A\ 06/22/22 A4 ITE TRIP GENERATION CHARACTERISTICS• . ® �41 O o mm�®m•m•mmm• • ••• om•m•m• • ••• ommm• • ••• om■msma ITE Land Use Code Rate or Equation Total: mmm• • • om•m•m• • • ommm• • • om■msma b 1 u Y=b.Z9-(x)-34b9.1Jb PROPOSED DAILY TRIP GENERATION .ITE TRIP GENERATION CHARACTERISTICS•. ITE Land Use Code Rate or Equation Total: mm� • • • o��� • • • omm� • • • o��� 411 Y=U.b4-(X)+bb.4b IN i OUT I TOTAL NET NEW TRIPS 1 4,588 -4,588 -9,176 K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\June 2022\TRIP GEN 11_Redevelopment.xlsx: PRINT -DAILY 6/13/2022,4:25 PM �tisz ne t PM PEAK HOUR TRIP GENERATION COMPARISON MI NOTICE ThIs submittal neetls b be ech.&W d br a pubic heming In aceortlana wM1h hmellnr, set forth In the city m em Mli Cotle. The appll�d, becisbn-mahing bWynill renewihe information at the public hearing to rentler a recommentlation or a final tlecivon. PZ-22-14680 j EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION I'k� 06/22/22 /L .ITE TRIP GENERATION CHARACTERISTICS"Ri: • • •V1 E}jV C•4 ITE Land Use Code Rate or Equation Total: ®� • ••• olIIPX*E®� • ••• o�®� • ••• o�® 610 LN(Y) = 0.64*LN(X)+2.27 PROPOSED WEEKDAY PM PEAK HOUR TRIP GENERATION GENERATIONITE TRIP ® •. ITE Land Use Code Rate or Equation Total: mmm • • • omm® • • • o®m® • • • o®m® 411 Y=0.06*(X)+22.6 IN OUT I TOTAL NET NEW TRIPS -286 -545 -831 K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\June 2022\TRIP GEN 11_Redevelopment.xlsx: PRINT -PM PEAK HOUR 6/13/2022,4:25 PM FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-14680 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1680 NW 5 ST, 1610 NW 6 ST, 1641 NW5ST, 1649 NW 5 ST, and 1651 NW5ST 0 125 250 500 Feet s��M1�zs NOTICE This soban"d needs to be scheduled fora public hearing in ¢ordance wM timelines ad forth In the City of Miami Cole. The applica Fie dxlslon-making body YAll ratl_the Information at the public hearing to render a re mmendati on or a final dads on. PZ-22-14680 06/22/22 A4 FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-14680 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1680 NW 5 ST, 1610 NW 6 ST, 1641 NW5ST, 1649 NW 5 ST, and 1651 NW5ST 0 125 250 500 Feet NOTICE Thin submktal needs to be scheduled fora pubtio hearing in ccardanoe wM timelines ad faith In the City of Miami Code. The eppli ah he decision -making body vdll reeew the Intonation at the pu btic hearing to render a recommendati on or a final decid on. PZ-22-14680 06/22/22 Single Family - Residential I I Q Co``UN MED� z z z Restricted NW-7TH ST Commercial U 2 H r` d Z NW 6TH:ST Q Public Parks and Recreation Major�nst, Public NW 5TH ST 2 Facilities, Transp. And Duplex:- i Residential Public Parks and Recreation z NW 4TH ST Medium Density Restricted' Commercial MOROCCO NNW 3RD ST a U _ = N Public Parksl F, and Recreation ` I� AERIAL EPLAN ID: PZ-22-14680 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1680 NW 5 ST, 1610 NW 6 ST, 1641 NW5ST, 1649 NW 5 ST, and 1651 NW5ST 125 250 500 Feet NOTICE Thin submktat needs to be sched.iad fora pubec hearing in ccardanoe wah timelines at forth In the City of Miami Code. The eppllra tie decision -making body will retl_the information at the pu bec hearing to render a recommended on or a final decid on. PZ-22-14680 06/22/22