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HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This su bmmtl[needsb be sch.&o d bra pubic hearing In accortlanne wkh tlmellnee set forth in the City M Miami Code. The applicalde decision -making body will reWewtheinbrmatlon at the public hearing to—dn ,a recommendatlon or a final tleciaon. PZ-22-15126 / 04/27/23 // City of Miami Planning Departmer L ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-15125 Addresses 205 SW 8th Avenue, 219 SW 8th Avenue, 766 SW 2nd Street, and 779 SW 31d Street Folio Numbers 0102020201120, 0102020201100, 0102020201110, 0102020201130 Miami 21 Transect 74-L", General Urban Transect Zone — Limited MCNP Designation Low Density Restricted Commercial Commission District 3,(City Commissioner: Joe Carollo Planner Maxwell Utter, Planner II; Email: mutter@miamigov.com Property Owner Lazo West Brickell Investments Inc. Project Representative Alejandro Uribe; Email: AUribe@wsh-law.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, the property owner "2800 Ponce De Leon Boulevard Suite 1200" (the "Applicant") is requesting to change the Miami 21 Code's Zoning Atlas from "74-L" General Urban Transect Zone - Limited to "75-L" Urban Center Transect Zone - Limited generally located at 219 SW 8th Avenue, 205 SW 8th Avenue, 779 SW 3rd St, and 766 SW 2nd Street (collectively the "Subject Property") Miami, Florida. Concurrently, the Applicant is requesting a change to the Miami Comprehensive Neighborhood Plan's (MCNP) Future Land Use designation, as a companion item (ePlan File ID# PZ-22- 15125). The companion application seeks to change the Property's FLU designation from Low Density Restricted Commercial to Restricted Commercial, see Table 1. Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 1 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B 1�J L11Y'f]F� NOTICE rni..obmidal needs m to sIh.&w d m,. pabk healing In—nd—wM1h hmellnes set todh in the City of Mlaml CWe. The appdwde decision -making body will renew the information at the pabec hearing to rend,, e recommendation or z final decison. PZ-22-15126 / \\ 04/27/23 /f Address Folio Area Existing Proposed Existing Proposed FLUM FLUM Zoning Zoning Designation Designation 219 SW 0102020201120 4,625 sq. ft. Low Density Restricted T4-L T5-L 8th Ave (0.106 ac) Restricted Commercial Commercial 205 SW 0102020201100 5,000 sq. ft. Low Density Restricted T4-L T5-L 8th Ave (0.114 ac) Restricted Commercial Commercial 766 SW 0102020201110 5,000 sq. ft. Low Density Restricted T4-L T5-L 2nd St (0.114 ac) Restricted Commercial Commercial 779 SW 0102020201130 7,500 sq. ft. Low Density Restricted T4-L T5-L 3rd St (0.172 ac) Restricted Commercial Commercial Total: 22,125 sq. ft. (0.509 ac) Table 1: Properties — Property information, Land Use and Zoning (Existing and Proposed) RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8.d.1 of Ordinance 13114 ("Miami 21 "), as amended, the Planning Department recommends "Approval" of the requested change to Miami 21 Code's Zoning Atlas from 74-L" General Urban Transect Zone - Limited to 75-L" Urban Center Transect Zone - Limited for the Subject Property. B. PROJECT UA I'A Based on the surrounding existing Uses, refer to Table 2, the Applicant's northern, eastern and western neighbors are predominantly low -density residential, except for "Brickell Riverview" an abutting condo complex. To the south there is Riverside Park. A small shopping center abuts the property to the southwest. Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 2 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubk hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewtheinm'matlon at the pubkc hearing to r do ,a recommenaadon or a final decison. PZ-22-15126 / 04/27/23 // Miami 21 MCNP / Density Existing Use(s) North T6-8-0 (abutting) Medium Density Multi- Multi -Family, High Family Residential Density (Over 25 DU/Gross Acre). South T5-L Restricted Sales and Services Commercial (LU Code 110) CS Recreation PARKS - CONSERVATION East T4-L Low Density Multi -Family, Low - Restricted Density (Under 25 Commercial / 36 du DU/Gross Acre) (LU per acre Code 30) West T4-L Low Density Multi -Family, Low - Restricted Density (Under 25 Commercial / 36 du DU/Gross Acre) (LU per acre Code 30) Table 2: Surrounding Uses C. BACKGROUND Previous Land Use / Zoning Adoptions Since the adoption of Miami 21, no land use changes have occurred. Site Location The Subject Property directly fronts SW 8th Avenue with the northern properties (219 and 205 SW 8th Avenue) located in the southeast quadrant of the interaction of SW 8th Avenue and SW 2nd Street. (see Figure 1. The Subject Property consists of four (4) parcels with an approximate area of 22,125 sq. ft. (0.509 acre) The aerial image below shows the site, outlined in blue, and the immediately surrounding context. Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 3 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE mis —&mom Ihe&me mn a p�bk hearing In accordancew tlmelln, sH�orth in the City& Miami CWe.7he applicade bec-n--king bWY will reWewihe mtonna0on at the pubs hearing to n,nde, a recommends .,.,a final d-iaon. PZ-22-15126 / 04/27/23 // r-a I.A . - Figure 1: Aerial of subject site (blue outline) Proposal Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.) — Successional Zoning, the Applicant is requesting to change both the existing, underlying Subject Property's MCNP, Future Land Use Map ("FLUM") designation from Medium Density Restricted Commercial to Restricted Commercial and the Miami 21 Code's Zoning Atlas Transect Zone from 74-L" General Urban Transect Zone - Limited to 75-L" Urban Center Transect Zone - Limited. Based on the Applicant's plan drawing — V-1, Survey, the Subject Property is approximately 22,125 sq. ft. (0.509 acres). and has 292.50 feet of linear frontage on SW 81h Avenue. Therefore, the Applicant's Rezoning Application meets the necessary minimum criteria under Miami21 Code, Article 7, Section 7.1.2.8.c, as the Subject Property involves more than 200 linear feet of frontage even though it contains fewer than 40,000 square feet of land area. Covenant — Applied to the Current Rezoning Application The Applicant stated that the entirety of the parcels will be a "fully affordable mixed use development" Sociodemographic The Applicant's Properties are located within the 2020 United States Census Tract "12086003604" (the "Census Tract"). Staff reviewed the following socioeconomic Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 4 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubk hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewtheinm'matlon at the pubkc hearing t. r do ,a recomme da ., or a final d.dm.,. PZ-22-15126 / 04/27/23 // indicators/variables (Population, Households, Average Household Size, Families in Poverty, Owner -Occupied Housing, Renter -Occupied Housing, Vacant Housing, Median Family Income, and Median Gross Rent) to understand the differences between this Census Tract and the City of Miami. The one sociodemographic indicator that is noteworthy deals with Housing: Owner - Occupied Housing is 6.13% (80 units) versus Renter -Occupied Housing is 84.55% (947 units), with a ratio of Renters to Owners being approximately 11.83 (947/80). Topic — United States 2020 Census Census Tract 30.04 City of Miami Population 2,520 442,241 Households 1,027 180,676 Average Household Size 2.5 2.5 Families in Poverty 8.06% 17.14% Owner -Occupied Housing 6.13% 30.37% Renter -Occupied Housing 72.62% 69.63% Vacant Housing 21.24% 13.62% Median Family Income $42,215 $48,003 Median Gross Rent $971 $1,242 Table 3: 2020 United States Census: Census Tract 12086003604 D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The Applicant is requesting to change the Subject Property's existing, underlying MCNP's, FLU designation of Low -Density Restricted Commercial to Restricted Commercial. Areas designated as "Low -Density Restricted Commercial" are described in the MCNP as: Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low 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, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 5 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubic hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewiheinm'matlon at the public hearing to—dn ,a recommenaadon or a final decison. PZ-22-15126 / 04/27/23 // nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. The Applicant is seeking to change the existing, underlying FLU designation to "Restricted Commercial". Restricted Commercial is described in the MCNP as; Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; 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, private clubs and recreation facilities, major sports and exhibition or 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 developments within areas designated as "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property, such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 6 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubic hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewiheinm'matlon at the public hearing to—dn ,a recommenaadon or a final decison. PZ-22-15126 / 04/27/23 // service for facilities and services included in the City's adopted concurrency management requirements. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. Miami 21 Code The Applicant is requesting to change the Subject Property's existing, underlying Miami 21 Code's Transect Zone from 74-L" General Urban Transect Zone - Limited (see Figure 2) to 75- L" Urban Center Transect Zone - Limited, see Figures 2 and 3. 75-L" Urban Center Transect Zone- Limited consists of the highest Density (150 du per acre) and greatest variety of Uses per Miami 21 Code, Article 4, Table 3. Refer to Table 4: Tti-1 ]y iB-12-0 � 0 - � Ei�siT3f� L T6-8-U L T!-L _ i i T- TS-6 T5 L — CS p Figure 2: Miami 21 Transect Zone (Existing) Figure 3: Miami 21 Transect Zone (Existing) BUILDING FUNCTION: USES T4-L T5-L RESIDENTIAL SINGLE FAMILY RESIDENCE R R Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 7 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubkn hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewihe inm'matlon at the pubkc hearing to rentler a recommenaadon or a final decison. PZ-22-15126 / 04/27/23 // BUILDING FUNCTION: USES T4-L T5-L COMMUNITY RESIDENCE R R ANCILLARY UNIT R TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R R DORMITORY E R HOME OFFICE R R LIVE - WORK R R WORK - LIVE LODGING BED & BREAKFAST R R INN R HOTEL R OFFICE OFFICE R R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R MARINE RELATED COMMERCIAL ESTAB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY R RECREATIONAL ESTABLISHMENT R AMUSEMENT RIDE E CIVIC COMMUNITY FACILITY w W RECREATIONAL FACILITY R R RELIGIOUS FACILITY R R REGIONAL ACTIVITY COMPLEX E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES w W MAJOR FACILITY Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 8 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubk hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewiheinm'matlon at the pubkc hearing to r do ,a recommenaadon or a final decison. PZ-22-15126 / 04/27/23 // BUILDING FUNCTION: USES T4-L T5-L MARINA W W PUBLIC PARKING W W RESCUE MISSION TRANSIT FACILITIES W W EDUCATIONAL CHILDCARE W W COLLEGE / UNIVERSITY W ELEMENTARY SCHOOL E W LEARNING CENTER E R MIDDLE / HIGH SCHOOL E W PRE-SCHOOL E R RESEARCH FACILITY R R SPECIAL TRAINING / VOCATIONAL W Table 4: Excerpt of Article 4, Table 3 of Miami 21, a comparison of Uses between the 74-L" and 75-L" E. FINDINGS Criteria 1: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(1.)(a.): "The relationship of the proposed amendment to the goals, objectives, and policies of the [MCNP], with appropriate consideration as to whether the proposed change will further the goals, objectives, and policies of the [MCNP]; the Miami 21 Code; and other city regulations." Analysis 1: As noted under the subheading "Covenant — applied to the current Rezoning application", the Applicant has "voluntarily proffered" a Declaration of Restrictive Covenants that guarantees a "fully affordable mixed -use development". This aligns with the following MCNP's Land Use Element, Policy HO-1.1.1: "Increase the supply of safe, affordable and sanitary housing for extremely low-, very low-, low-, and moderate -income households (in accordance with the current standards and regulations of HUD and the State of Florida) and the elderly by alleviating shortages of extremely low, very low-, low-, and moderate -income housing, rehabilitating older homes, maintaining, and revitalizing residential neighborhoods in order to meet the needs of all income groups.". In terms of multimodal transit options for the City's residents, the Applicant's requested rezoning of its Properties will promote higher -density development near an existing Commercial/Transit corridor (SW 1st Street). This aligns with the following MCNP's Transportation Element, Policy TR-1.1.5: "Within Neighborhoods, a range of housing types and price levels should accommodate diverse ages and incomes" and Miami 21 Code's Article 2, Section 2.1.2(b.)(2.): "Rebuilding the City's commercial Corridors to function as Mixed -Use, transit -oriented, walkable centers for adjacent Residential Neighborhoods". Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 9 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B f `tom P NYC' NOTICE This submittal needs m be scheawed mr a pubk hearing In accortlanne wkh tlmellnee set forth in the City M Miami Cmtle. The appUmd, decision -making bWywlll reWewtheinm'matlon at the pubkc hearing to r do ,a recommenaadon or a final decison. PZ-22-15126 / 04/27/23 // MCNP, Transportation Element, Policy TR-1.1.5: "The City will encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors and around transit nodes and centers." The properties are within the transit corridor per GRIDICS. Amending the FLUM of the MCNP for the Property from "Low Density Restricted Commercial" to "Restricted Commercial" has the potential to encourage further development within the transit corridor along transit lines. Thus, it has the potential of encouraging alternative transportations options to the automobile for future City of Miami residents. Finding 1: Complies Criteria 2: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(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 2: As noted under the subheading "Project Data", the parcels abut a High -Density Multi -Family Residential property to the north and is less than 500 feet from other "High -Density Multi -Family Residential" and Commercial uses. Additionally, the previously mentioned Covenant guaranteeing affordability makes the proposed change necessary because, as development continues in the area, property values will continue to rise. Creating an affordable development in the area will ensure locals can remain competitive when finding places to live. Miami 21 Code, Article 2, Section 2.1.2(b.)(2.): "Rebuilding the City's commercial Corridors to function as Mixed -Use, transit -oriented, walkable centers for adjacent Residential Neighborhoods". All the Applicant's Subject Property is surrounded on four (4) sides by residential uses and the northernmost parcel is less than a 5-minute walk from SW 1st Street, a recognized transit corridor. Findings 2: Complies Criteria 3: Pursuant to Miami 21 Code, Article 7, 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 3: The Applicant's generally abuts 74-L" General Urban Transect Zone - Limited property. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.), the Applicant's requested change is following the "Successional Zoning" pattern that allows the existing, underlying Transect Zone to go from 74" General Urban Transect Zone - Limited to 75" Urban Center Transect Zone - Limited. Finding 3: Complies Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 10 of 13 4/24/2023 DocuSign Envelope ID: C3F3CC2B-A460-4E25-B68A-995B54FD9C7B NOTICE This submittal needs b fr scheduled b, a public heaving in ccc,dance with tlmellnes set forth in the City of Miami CWd .7he applicade decon-making body.11 renew d, intonnalion at the public hearing to mode,a recommendation o, a final deciaon. PZ-22-15126 04/27/23 CONCLUSION The Applicant's requested rezoning for their Subject Property from the current 74-L" General Urban Transect Zone - Limited to 75-L" Urban Center Transect Zone - Limited was reviewed based on a "balanced approach" of weighing the merits of this application being compliant with Miami 21 Code's Successional Zoning Changes, the MCNP's Goals, Objectives, and Policies, and the Applicant's voluntarily proffered Covenant that restricts the use of the parcels to an affordable development. This proposed land use change is consistent with both Miami 21 and the MCNP. Therefore, the Planning Department recommends "Approval" of the Subject Property (205 SW 8th Avenue, 219 SW 8th Avenue, 766 SW 2nd Street, and 779 SW 3rd St) from 74-L" General Urban Transect Zone - Limited to 75-L" Urban Center Transect Zone - Limited, based upon the facts and findings in this staff report and the acceptance of the voluntarily proffered covenant. —DocuSigned by: (Ais" Atn1,(, Lakisha Hull, AICP, LEED AP BD+C Planning Director —DocuSigned by: SWAWA-)- �f6V tr Sevanne Steiner CNU-A, Assistant Director/ Interim Chief Land Development —DocuSigned by: ha. , Wt a Uffv Maxwell Utter, Planner II Land Development Attachments: Attachment 1 — Exhibit A — Legal Description Attachment 2 — Voluntarily Proffered Covenant Staff Analysis Report No. PZ-22-15126: 205 SW 8th Avenue -RE -Zoning Application — Page 11 of 13 4/24/2023 AERIAL EPLAN la: PZ-22-15126 REZONE ADDRESS(ES): 205 & 219 SW 8 AV; 766 SW 2 ST; 779 SW 3 ST 125 250 500 Feet NOTICE ihlssubmkt,l n,edafn be scheduled for a pobLc hearing cord,,,., with tl ,1--forth in the city of Miami Ccde. The applicade dxision--ki,g bodywill renew Ne information at the pubb, hearing t, render a mentlation or a final deciaon rec PZ-22-15126 04/27/23 %AA M IAM 121 ATLAS (E/CISTI NG) EPLAN ID: PZ-22-1 51 Z6 NOTICE �%J L need be11-1 ffor a thbCty army RE oNE cortlancewppk.11nessetio hinlha CityM Cole. The applieade tlecision-ma king hotly null he information at the peZ hearing to rentler a rtzommentlation or a final tleciaon. ADDRESSES: 205 & 219 SW 8 AV; 766 SW 2 ST; 779 SW 3 ST PZ-22-15126 04/27/23 0 125 250 500 Feet _ SW 1ST ST T6-12:0 T6-8-0 SW 2ND ST i T4-L Fes- F�- m r` U�J T4-R i SW 3RD ST CS T5-L CI 5W 4TH ST J z V M IAM 121 ATLAS (PROPOSED) EPLAN ID: PZ-22-1 51 26 NOTICE �%J ,I L bmitlal ne d— be schedWed bra pobLc hearing REf�ol ■E cortlancew3 melln seiohinlgbiy Cotle. Theapplie'b"makinghotly".1 Ne information al the pub4c hearing to rentler a mcomrnentlation or a final tleciaon. ADDRESSES: 205 & 219 SW 8 AV; 766 SW 2 ST; 779 SW 3 ST PZ-22-15126 04/27/23 0 125 250 500 Feet _ SW 1ST ST T6-12:0 T6-8-0 SW 2ND ST i T4-L T5�L T4-R SW 3RD ST CS T5-L CI SW 4TH ST N J z V;