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HomeMy WebLinkAboutPZAB 09-18-13 Supporting DocsPZAB.1 1 File ID: Title: Location: Applicant(s): Purpose: PLANNING, ZONING AND APPEALS BOARD FACT SHEET 13-00961 ct Quasi -Judicial A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 10544, THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN OF THE CITY OF MIAMI, FLORIDA, PURSUANT TO LARGE SCALE AMENDMENT PROCEDURES, SUBJECT TO §163.3184, FLORIDA STATUTES, BY AMENDING THE INTERPRETATION OF THE 2020 FUTURE LAND USE MAP ELEMENT AND THE 2020 FUTURE LAND USE MAP SERIES TO: 1) CHANGE THE NAME OF THE SOUTHEAST OVERTOWN/PARK WEST RESIDENTIAL DENSITY INCREASE AREA OVERLAY TO THE SOUTHEAST OVERTOWN RESIDENTIAL DENSITY INCREASE AREA OVERLAY; 2) MODIFY THE BOUNDARY OF THE SOUTHEAST OVERTOWN RESIDENTIAL DENSITY INCREASE AREA OVERLAY AS DEPICTED IN EXHIBIT "A"; AND 3) ESTABLISH THE PARK WEST RESIDENTIAL DENSITY INCREASE AREA OVERLAY PERMITTING UP TO 500 DWELLING UNITS PER ACRE, AS DEPICTED IN EXHIBIT "A"; WHILE MAINTAINING ALL UNDERLYING FUTURE LAND USE MAP DESIGNATIONS; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Approximately the Southeast Overtown Park West Area Generally Bounded by Biscayne Boulevard on the East, 1-395 on the North, 1-95 on the West and NW 5th Street and NE 6th Street to the South [Commissioner Marc David Sarnoff - District-2-and Commissioner Michelle -Spence-Jones ---District-5] Johnny Martinez, City Manager, on behalf of the City of Miami 3500 Pan American Drive Miami, FL 33133 (305) 250-5400 This will amend policies of the Interpretation of the 2020 Future Land Use Map of the City's Comprehensive Plan to: 1) Change the name of the Southeast Overtown/Park West Residential Density Increase Area to the Southeast Overtown Residential Density Increase Area; 2) Modify the boundary of the Southeast Overtown Residential Density Increase Area; and 3) Establish the Park West Residential Density Increase Area permitting up to 500 dwelling units per acre. Planning and Zoning Department Recommendation: Approval. Analysis: See supporting documentation. Planning, Zoning and Appeals Board: September 18, 2013 ANALYSIS FOR REQUEST TO ESTABLISH A FUTURE LAND USE RESIDENTIAL DENSITY INCREASE AREA Approximately areas between 1-395 to the north and NW 5th Street and NE 6th Street to the south and 1-95 to the west and Biscayne Boulevard to the east File ID 13-00961ct REQUEST This will amend policies of the Interpretation of the 2020 Future Land Use Map and the 2020 Future Land Use Map to 1) change the name of the Southeast Overtown/Park West Residential Density Increase Area to the Southeast Residential Density Increase Area; 2) to modify the boundary of the Southeast Overtown Residential Density Increase Area; and 3) to establish the Park West Residential Density Increase Area. (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-1.6.1 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." High Density Multifamily Residential: Areas designated as "High Density Multifamily Residential" allow residential structures to a maximum density of 150 dwelling units per acre, 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. Higher densities may be allowed as shown for these specially -designated areas: — Little Havana Target Area 200 units per acre Southeast OvertownIP.�- `^ems 300 units per acre Brickell, Omni, Park West, and River Quadrant 500 units per acre Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations. Restricted Commercial: 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 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. General Commercial: Areas designated as "General Commercial" allow all activities included in the `Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to High Density Multifamily Residential are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General 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 "General 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 service for facilities and services included in the City's adopted concurrency management requirements. DISCUSSION The subject area is currently designated as the "Southeast Overtown/Park West" residential density increase area. The proposed amendment seeks to separate this density increase area in two. The "Park West" area will consist of one -hundred and ninety-one (191) parcels comprising approximately 70.6 acres. This area is generally bounded by Biscayne Boulevard on the east, I- 395 on the north, the FEC railroad and Metrorail Right of Way (ROW) on the west, NW 5th Street between the Metrorail ROW and N Miami Avenue and NE 6th Street between N Miami Avenue and Biscayne Boulevard on the south. The underlying future land use designations for this area are "General Commercial" north of NW/NE 11th Street and west of NE 2nd Avenue, and "Restricted Commercial" for the remaining area. The areas to the north of the "Park West" area across 1-395 are located in the "Omni" residential density increase area and have an underlying future land use designation "Restricted Commercial" east of NE 2nd Avenue, "General Commercial" between NE 2nd Avenue and NW Miami Court, and "Light Industrial" west of NW Miami Court. The areas to the south are designated "Central Business District" (CBD). The areas to the east are designated `Public Parks and Recreation". The "Southeast Overtown" area will consists of two -hundred and eighty parcels comprising approximately 70.73 acres. This area is generally bounded by the FEC railroad and Metrorail ROWs on the east, 1-395 on the north, 1-95 on the west, and SW 5th Street on the south. The maximum permitted densities in the "Southeast Overtown". The underlying future land use designations for this-area—are-primarily"Restricted Commercial", along with a few parcels designated "Public Parks and Recreation" and "Major Institutional, Public Facilities, Transportation, and Utilities". The maximum permitted densities in this area are unaffected by the proposed amendment. The subject area is in the DOWNTOWN and Overtown NET Areas. ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: • The MCNP Interpretation of the 2020 Future Land Use Map indicates the "High Density Multifamily Residential" category allows a maximum residential density of 300 dwelling units per acre within the "Southeast Overtown Park West" residential density increase areas. The residential density of the "Restricted Commercial" and "General Commercial" categories allow a residential density equivalent to the "High Density Multifamily Residential" category. The establishment of the "Park West" residential density increase area will increase the permitted maximum density to 500 dwelling units per acre for any parcels designated "Restricted Commercial" and "General Commercial" and "High Density Multifamily Residential" located within its boundaries. There are 70.6 acres of parcels designated "Restricted Commercial" and "General Commercial" within its boundaries. The proposed amendment does not change maximum density permitted within the "Southeast Overtown" area, which remains 300 dwelling units per acre. • MCNP Goal LU-1 states that the City will maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates economic development and the growth of job opportunities in the city; (4) fosters the growth and development of downtown as a regional center of domestic and international commerce, culture and entertainment; (5) promotes the efficient use of land and minimizes land use conflicts while protecting and preserving residential sections within neighborhoods; (6) protects and conserves the city's significant natural and coastal resources; and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations. Establishing the "Park West" residential density increase area will allow for the development of higher density uses that can encourage additional economic development. The area is not located near low scale residential neighborhoods, so land use conflicts will be minimal. • MCNP Land Use Policy LU-1.2.4 states that the City will continue to adhere to its established policies regarding Community Redevelopment- Districts and will continue to implement plans for the Omni and Southeast Overtown/Park West as Community Redevelopment Districts. The entire area is located within the Southeast Overtown/Park West Community Redevelopment District, whose plan calls for high density development in the "Park West" area. The plan calls for a more moderate high density development pattern in "Southeast Overtown" area. • MCNP Land Use Policy LU-1.3.1 states that the City will continue to provide incentives for commercial redevelopment and new construction in designated Neighborhood Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the Brownfield Redevelopment Area, Commercial Business Corridors, and other targeted areas. The area is located in a Brownfield Redevelopment Area and Enterprise Zone. The "Park West" residential density increase area designation further incentivizes redevelopment within the area. • MCNP Land Use Policy LU-1.3.5: states that the City will continue to promote through its land development regulations, the creation of high intensity activity centers which may be characterized by mixed -use and specialty center development. Such activity centers will be in accordance with the Comprehensive Neighborhood Plan and neighborhood design and development standards adopted as a result of amendments to the City's land development regulations and other initiatives. The establishment of the "Park West" residential density increase area promotes the creation of a high intensity mixed -use activity center. • MCNP Policy LU-1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. The "Park West" area is directly served by the Metrorail Orange and Green Lines, Metromover Outer and Inner Loops, the Miami Trolley Brickell Biscayne route, and 11 Metrobus routes and in close proximity to several other routes. It also adjacent to the proposed South Florida East Coast Commuter Rail Corridor and All Aboard Florida line. The area is therefore very well served by public transportation. • MCNP Land Use Policy LU-3.1.3 requires that the City designate the Downtown Miami Master Plan area an Urban Central Business District in order to increase the Development of Regional Impact threshold for development within those portions of downtown Miami that are not already in the DRI area. The "Park West" residential density increase area is located entirely within the "Urban Central Business District". • MCNP Housing Policy HO-1.1.7 states that the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. The subject area is surrounded by areas designated "General Commercial" and "Restricted Commercial", in addition to being surrounded by major expressway and rail infrastructure, so impacts to residential areas will be minimal. The proposal will provide for an appropriate scale of development between the "Omni" residential density increase area to the north which permits up to 500 dwelling units per acre and the "Central Business District (CBD) to the south which permits up to1,000 dwelling units per acre. An appropriate transition will be maintained between the proposed "Park West" area and the "Southeast Overtown" area which would continue to allow a maximum density of 300 dwelling units per acre. • MCNP Policy TR-1.1.1 states that the City hereby adopts designation of the City, excluding Virginia Key, Watson Island and the uninhabited islands of Biscayne Bay that have a land use and zoning classification of Conservation, as an Urban Infill Area pursuant to Miami -Dade County's designation of an Urban Infill Area lying generally east of the Palmetto Expressway and including all of the City of Miami. Within this area, the concentration and intensification of development around centers of activity shall be emphasized with the goals of enhancing the livability of residential neighborhoods and the viability of commercial areas. Priority will be given to infill development on vacant parcels, adaptive reuse of underutilized land and structures, the redevelopment of substandard sites, downtown revitalization and the development of projects that promote public transportation. Maintenance of transportation levels of service within this designated Urban Infill Transportation Concurrency Exception Area shall be in accordance with the adopted Transportation Corridors level of service standards and the City of Miami Person -Trip Methodology as set forth in Policies TR-1.1.2 and TR-1.1.3 of the Transportation Element of the MCNP. (See Land Use Policy LU-1.1.11.) The subject area is located within the Urban Infill Area/Transportation Concurrency Exception Area. The site is served by public transportation and can support higher densities. • The Miami 21 zoning designation currently approved for the proposed "Park West" area parcels is T6-80-0 — "Urban Center — Open" for the parcels along Biscayne Boulevard and T6-60A-0 — "Urban Center — Open" for the parcels to the west. • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvements Element. See attached concurrency analyses. • Goal 11 of the Strategic Regional Policy Plan for South Florida states to encourage and support the implementation of development proposals that conserve the Region's natural resources, rural and agricultural lands, green infrastructure and: utilize existing and planned infrastructure where most appropriate in urban areas; enhance the utilization of regional transportation systems; incorporate mixed -land use developments; recycle existing developed sites; and provide for the preservation of historic sites. This change is consistent with this goal and related policies. Proposal No 13-00961ct Date: 8/22/2013 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION Applicant; City of Miami Address: See EkhmltA Boundary Streets: North: 1-395 East: BISCAYNE BLVD South: NW 5 ST/NE 6 ST West: FEC/Metrorail ROW Proposed Change: From: Southeast Overtown/Park West RDIA To: Park West RDIA Existing Designation, Maximum Land Use Intensity Residential 70.5967 acres @ 300 DU/acre 21,179 DU's Peak Hour Person -Trip Generation, Residential 11,225 Other sq.ft, @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 70.5967 acres @ 500 DU/acre 35,298 DU's Peak Hour Person -Trip Generation, Residential 18,708 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 36,287 Dwelling Units 14,119 Peak Hour Person -Trips See Attached Analysis NET Area Downtown County Wastewater Collection Zone 308 Drainage Subcatchment Basin K1 Solid Waste Collection Route 114 Transportation Corridor Name See Attached Analysis RECREATION AND OPEN SPACE Population Increment, Residents 36,287 Park Within 10 Minute Barrier -Free Walk Yes % Population Outside of Barrier Free Walk After Change N/A Excess Capacity After Change N/A Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 36,287 Transmission Requirement, gpd 5,624,439 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required SANITARY SEWER TRANSMISSION Population Increment, Residents 36,287 Transmission Requirement, gpd 5,116,425 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 36,287 Solid Waste Generation, tons/year 46,447 Excess Capacity Before Change See Note 2. Excess Capacity After Change See Note 2. Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 1) Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g TRAFFIC CIRCULATION Population Increment, Residents 36,287 Peak -Hour Person -Trip Generation See Attached Analysis LOS Before Change See Attached Analysis LOS After Change See Attached Analysis Concurrency Checkoff OK NOTE 1: Permit for sanitary sewer connection must be Issued by Mlaml.Dede Water and Sewer Department Department (WASD). Excess capacity, If any, Is currently not known. NOTE2. High density development In this area will he served by private sector providers, PollcySW4.12: Commercial structures and high density residential areas will continue to be served byeither the my, Solid Waste Department orbyprNale sector providers of solid waste collection services. The City will require levels of service to be compiled with byprHate haulers operating Chin the CiWs boundaries, and will enforce all City regulations regarding the disposal and collection ofsohd waste. CM 1 IN 8/20/2013 ASSUMPTIONS AND COMMENTS Population increment Is assumed to be all new residents, Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1,4 ppv average occupancy for private passenger vehicles, Transportation Corridor capacities and LOS are from Table PT•2 RI ,Trans Transportation P P ( I P Corridors report. Potable water and wastewater transmission capacities are in accordance with Miami -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. FUTURE LAND USE (EXISTING) i ransp Ana odium Density Restricted Dommercial Public les !And Restricted Commercial Medium NW 12TH ST Medium Density Multifamily, Residential Restricted Commercial Major Inst Public Facilities, 'Transp And Commercial Medium Density 1\161tifamily, Deny RU_esuentia� Restricted Commercial Light Industrial • ■ ■ ■ ■ Restricted Commercial [` / itz LC� Southeast uu' NWI7THW • Industrialtar Restricted Commercial Ge a alb=z,- Commercial cOgt EN General Commercial c©9� IF Restricted Commercial Density 500 Units/Acre 1`■■•■■■i■■■■■■■■■■■■■iOr NC u7[4 `lam Overtown/Park Residential Increase 300 Units/Acre Restricted Commercial Major Inst, Facilities, Public Density Restricted Commercial 0165 LESo`J'� ■ Public •Parks and &Recreation ■ ■ ■ ■ Rest▪ tea Commercial ■ ■ ■ insur jimmy Vy]L sVy][ 0 250 500 1,000 Feet 1 1 1 1 1 1 1 1 1 alithaI Omni - 500 Units/Acre Southeast Overtown/Park West - 300 Units/Acre Urban Central Business District FUTURE LAND USE (PROPOSED) Density Restricted Restricted Commercial [` s1 :LC714C Medium Medium Density Multifamily Density RU—esuentia1 Restricted . C.m - i.l Commercial t, Public ties, And NW 836 1' Public Parks and Recreation 95 11111 �MN Light 0- Industrial 1— IOW " 395 Restricted Commercial Southeast Resident ,OT Medium Density r\ Multifamily, Residential Restricted Commercial ?J 4 sT Major Inst, Public Facilities, Transp And Restricted 17TH Overtown. EC nerease *300 Commercial l,J1l [`ll(1[4s= Dens Area ere Restricted Commercial 1 ' !Industrial \6T.' Light\ Industrial Ge a al � MOW. Commercial = I 1Rlesi,dentiaI1 Density nrcreas.e-Area 500,U,n iitsiA' re Restricted Commercial CEO Commercial Park Res 1:I7G HIE 11T1 p� ncrease 500 [`sal 1 _ s Restricted Commercial Dens Area ere NC `I4 E7 [`C-717sT 1 1 1 1 1 1 1 1 1 1 1 l\ \f)/ b' 1 t 1 1 1 1 1 1 1 1 L-,,_, _.i.e.,,E:L) ET iiLi Major Inst, Public Facilities, Transp And 0 Business District N'MIAMWAVE a NC1(2j[z [`C',LE t47ER ca Restricted Commercial s Public Parks and Recreation ■ Restricted Commercial Urban Centre 1 Bus►nes ----- District 1 1 1 1 !WI 11 Major Inst, s\ Public` Facilities, Transp Arid 1l'tt ., qw411.1 .1.7RNOLIL —\ [`L 4 4 57 1 Business District VPEsVy]U5 "4 0 250 500 1,000 Feet 1 1 1 1 1 1 1 1 1 Southeast Overtown - 300 Units/Acre l®®z Park West - 500 Units/Acre 121 Omni - 500 Units/Acre Urban Central Business District AERIAL 'V \I •.]_•.L'TIA ,11! _. t Pi mom',.., ' \ 1-, 7.ime lel/,e m:!•.T )041.,,r, "!II&P'n.l.g,` IP r1 LAA I:AIW 2,111111E11:11b 0 250 500 1,000 Feet EN MI mi. A • NEL—,,LU 7r4i&!.,141111111116,111101Ms/VONEFT5lidti!ST MCA - MZ/ - "RI --)4.0 13To NE 9TH F I Ai. /NE 8TH- T- 4-7 . • I .4 Lrob 11-141_ I • -4 .1 'r 6.411110. , ,:!"16 4-0EL-_•16. 4 NELEil.. Ak4k; Alt a I Vmaii Ma z 4EAV' gm ▪ Southeast Overtown - 300 Units/Acre f oom wood Park West - 500 Units/Acre 3D Aerial Rendering Superintendent of Schools Alberto M. Carvalho September 9, 2013 VIA ELECTRONIC MAIL Mr. Harold Ruck, Principal Planner City of Miami Planning Department 444 Southwest 2nd Avenue, 3rd Floor Miami, FL 33130 hruck©miamigov,com Miami -Dade County School Board Perla Tabares Hantman, Chair Dr. Martin Karp, Vice Chair Dr. Dorothy Bendross-Mindingall Susie V Castillo Carlos L. Curbelo Dr. Lawrence S. Feldman Dr. Wilbert "Tee" Holloway Dr. Marta Perez Raquel A. Regalado RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSES CITY OF MIAMI - PARK WEST RDIA - 13-00961ct LOCATED AT 728 BISCAYNE BLVD PH0113082100800 - FOLIO Nos.: SEE NEXT PAGE LIST OF FOLIO NUMBERS Dear Applicant: Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 32,290 multi -family units, which generate 2,606 students; 1,339 elementary, 645 middle and 622 senior high students: At this time, the middle and senior highschool levels have sufficient capacity available to serve the application; while the elementary school level does not meet concurrency (there is a shortfall of 592 seats). However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to contact me at 305-995-4501. Sincer Ivan M. Rodriguez, R.A Director I IMR:ir L-161 Enclosure cc: Ms, Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File Facilities Planning, Design and Sustainability Ana Rijo-Conde, AICP, Deputy Chief Facilities and Eco-Sustainability Officer 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132 305-995-7285 > 305-995-4760 (FAX) • arijo@dadeschools.net FOLIO Nos.: 0132310690001, 0132310620001,0101040101010, 0101040101010,0101020001060, 0132310620001,0132310620001, 0101040101030, 0132310620001,0132310620001, 0131360760010,0132310700001, 0101040101010, 0101050801060, 0101050801060, 0131370250011, 0131370250011, 0101050701010, 0101010801030, 01313600'91640, 0101040201210, 0101010701060, 0101020201090,0101020201140, 0131360160150, 0101040101010, 0101030901040, 0101020301210, 0101060401010, 0101010701041,0101010701010, 0101040201010,0101010701040, 0101010801100,0101040301020, 0101060401020, 0101020301120, 0101040201170, 0101040301180, 0101040201010, 0101040201120,0101020301040, 0101040201010,0131360590010, 0131360091730, 0101020301050, 0101040301040, 0101040301060, 0101010901060, .0131370310040, 0131360091710,0131370310060, 0101040201210,0101010801060, 0101010801010, 0101060401140, 0101040201160, 0101020301130, 0101060401140, 0101010801040,0101060401010, 0101030801050,0101010701011, 0101040301120, 0101040301050,0101020001050, 0101010801020,0101020201140, 0101010901130,0101020201130, 0101020301220, 0101040301090,0132310680001, 0101020401020, 0101020201030, 0101040301180,0101010701090, 0101010701110, 0101010901121, 0101040301180, 0101060401030,0101020001050, 01.01040301180, 0101020301180, 0101020301080, 0131360160150, 0101020201100, 0101010701070,0101010801050, 0101040301110,0101060401020, 0101060401140, 0101010901120,0101010701020, 0131360160150,0131360091240, 0131370310060,0101020401020, 0101060401080, 0101020401020,0101040201040, 0101010701120, 0101020401020, 0101020301190, 0101040301020, 0101040201110, 0101020301150,0101040301060, 0101010901110,0101030901110,0101030801050,0101040301120, 0101040201030, 0101040301180, 0101040201010, 0101030901050, 0101040201180,0132310620001,0101020201120, 0101040201120, 0101040301150,0101040101010, 0101020301080, 0101040101030, 0101040101030, 0101010701060, 0101010701042, 0101040201130,0101040301080, 0101030901060,0101040201010,0101040201010,0101030901140, 0101020201080, 0101020201020, 0101040201020, 0101030901120, 0101010901090, 0101040201210, 0101040201020, 0101020301120, 0131360160150, 0101010701030, 0131360160150, 0131370310060, 0101030901060, 0101010801160, 0131360160150,0101030801050,0101010701061, 0101030901040,0101040301140, 0101020301160, 0101020001050, 0131360590010, 0101010801140, 0101020301180, 0101030801050,0131360890001, 0131360091230, 0101030901130, 0101040201010, 0101010701120,0101040201090, 0101040201010, 0101020401020, 0101040301080, 0131370310070, 0101010701100, 0101030901110,0101010901110, 0101010701010, 0101020301010, 0131370310060, 0101040201020, 0101040301080,0101.050801040,0101050901020, 0101060401140, 0101050701010, 0101050701010, 0101050801060, 0101020301080, 0131360160310, 0101020401020, 0101050801060, 0101050801070,0132310620001, 0101020301080, 0101010901140, 0101020301080, 0101050701060, 0101030801050, 0101060401020, 0101040301100, 0101020301200, 0101050801120, 0101010701031, 0101010901010, 0101040301020, 0101040201120, 0101020301080,010103090.1010,_ 0101010901100, 0101020301080, 0131360110020 ,0101010901030,0101040201210, 0101010801070, 0101050701040, 0101010701031, 0101010801040, 0101010801160, 0131360091740, 0101010801150, 0101010701060, 0101020001030, 0101040201100, 0131360110010,0101040301130, 0101040201200,0101020401020, 0101020301070,0131370310040, 0101050801030,0101010701030, 0101030801050, 0101040301160, 0101050901020, 0101030801050, 0101020201110, 0101020201120, 0101040201010, 0101020001050, 0101040301080, 0101010901110,0101020201110,0101030801050, 0101010701010, 0101010801100,0101010801010, 0101010701080, 0101020201110, 0101040301070,0101010901052, 0101040301170, 0101010801080, 0101050801100, 0101060401010,0101050801070, 0101030801050, 0101020201020, 0101050902020, 0101050902010, 0101050902010, 0101050902010, 0101050902010, 0101010801130, 0131370310050, 0101040201150, 0101050902040, 0101050801090, 0101050801110, 0101050902070, 0101060401110, 0131360760010, 0101050902060, 0101050902090, 0101060401100, 0131360890001, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310,0101010701120, 0101020301020, 0101010701120, 0101050902010, 0101040301020, 0101050801 MDCPS Application Number: Date Application Received: Type of Application: Miami Dade County Public Schools Miami -Dade County Public. Schools Concurrency Management System Preliminary Concurrency Analysis PH0113082100801 8/21/2013 1:06:57 PM Public Hearing Applicant's Name:City of Miami - Park West RDIA. Address/Location: Park West RDIA Master Folio Number: Additional Folio Number(s): 0132310690001 0132310620001, 0132310620001, 0132310700001, 0131370250011, 0101010701060, 0101030901040, 0101040201010, 0101020301120, 0101020301040, 0101040301040, 0131370310060, 0101040201160, 0101030801050, 0101010801020, 0101040301090, 0101010701090, 0101020001050, 0101020201100, 0101060401140, 0131370310060, 0101010701120, 0101020301150, 0101040301120, 0101040201180, 0101040101010, 0101010701042, 0101040201010, 0101030901120, 0131360160150, 0101010801160, 0101040301140, 0101020301180, 0101040201010, 0101040301080, 0101010701010, 0101050801040, 0101050801060, 0101050801070, 0101050701060, 0101050801120, 0101020301080, 0101010901030, 0101010801040, 0101020001030, 0101020401020, 0101030801050, 0101020201120, 0101020201110, 0101010701080, 0101010801080, 0101020201020, 0101050902010, 0101050801090, 0101050902060, 0131360160310, 0131360160310, 0101010701120, 0101040101010, 0101040101030, 0101040101010, 0101050701010, 0101020201090, 0101020301210, 0101010701040, 0101040201170, 0101040201010, 0101040301060, 0101040201210, 0101020301130, 0101010701011, 0101020201140, 0132310680001, 0101010701110, 0101040301180, 0101010701070, 0101010901120, 0101020401020, 0101020401020, 0101040301060, 0101040201030, 0132310620001, 0101020301080, 0101040201130, 0101030901140, 0101010901090, 0101010701030, 0131360160150, 0101020301160, 0101030801050, 0101010701120, 0131370310070, 0101020301010, 0101050901020, 0101020301080, 0132310620001, 0101030801050, 0101010701031, 0101030901010, 0101040201210, 0101010801160, 0101040201100, 0101020301070, 0101040301160, 0101040201010, 0101030801050, 0101020201110, 0101050801100, 0101050902020, 0101010801130, 0101050801110, 0101050902090, 0131360160310, 0131360160310, 0101020301020, Local Government (LG): LG Application Number: Sub Type: 0101040101010, 0132310620001, 0101050801060, 0101010801030, 0101020201140, 0101060401010, 0101010801100, 0101040301180, 0131360590010, 0101010901060, 0101010801060, 0101060401140, 0101040301120, 0101010901130, 0101020401020, 0101010901121, 0101020301180, 0101010801050, 0101010701020, 0101060401080, 0101020301190, 0101010901110, 0101040301180, 0101020201120, 0101040101030, 0101040301080, 0101020201080, 0101040201210, 0131360160150, 0101030801050, 0101020001050, 0131360890001, 0101040201090, 0101010701100, 0131370310060, 0101060401140, 0131360160310, 0101020301080, 0101060401020, 0101010901010, 0101010901100, 0101010801070, 0131360091740, 0131360110010, 0131370310040, 0101050901020, 0101020001050, 0101010701010, 0101040301070, 0101060401010, 0101050902010, 0131370310050, 0101050902070, 0101060401100, 0131360160310, 0131360160310, 0101010701120, Miami 13-00961ct Land Use 0101020001060,0132310620001, 0132310620001,0131360760010, 0101050801060, 0131370250011, 0131360091640, 0101040201210, 0131360160150, 0101040101010, 0101010701041, 0101010701010, 0101040301020, 0101060401020, 0101040201010, 0101040201120, 0131360091730,0101020301050, 0131370310040,0131360091710, 0101010801010, 0101060401140, 0101010801040, 0101060401010, 0101040301050,0101020001050, 0101020201130,0101020301220, 0101020201030, 0101040301180, 0101040301180,0101060401030, 0101020301080, 0131360160150, 0101040301110,0101060401020, 0131360160150,0131360091240, 0101020401020, 0101040201040, 0101040301020,0101040201110, 0101030901110, 0101030801050, 0101040201-010,0101030901050, 0101040201120,0101040301150, 0101040101030, 0101010701060, 0101030901060,0101040201010, 0101020201020,0101040201020, 0101040201020,0101020301120, 0131370310060,0101030901060, 0101010701061,0101030901040, 0131360590010,0101010801140, 0131360091230,0101030901130, 0101040201010, 0101020401020, 0101030901110, 0101010901110, 0101040201020,0101040301080, 0101050701010, 0101050701010, 0101020401020, 0101050801060, 0101010901140,0101020301080, 0101040301100,0101020301200, 0101040301020, 0101040201120, 0101020301080, 0131360110020, 0101050701040, 0101010701031, 0101010801150,0101010701060, 0101040301130,0101040201200, 0101050801030 0101010701030, 0101030801050, 0101020201110, 0101040301080, 0101010901110, 0101010801100, 0101010801010, 0101010901052, 0101040301170, 0101050801070, 0101030801050 0101050902010, 0101050902010, 0101040201150,0101050902040, 0101060401110,0131360760010, 0131360890001, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0131360160310, 0101050902010, 0101040301020, PROPOSED # OF 32290 UNITS SINGLE-FAMILY DETACHED 0 UNITS: SINGLE-FAMILY ATTACHED 0 UNITS: MULTIFAMILY UNITS: 32290 6361 JOSE DE DIEGO MIDDLE 6361 .JOSE DE DIEGO MIDDLE t RRf NC :S RVICE A 5931 PHILLIS WHEATLEY ELEMENTARY 66 5931 PHILLIS WHEATLEY ELEMENTARY 0 216 7791 BOOKER T WASHINGTON SENIOR At 1441 CENTER (ELEM COMP) 2351 ENEIDA MASSAS HARTNER ELEMENTARY _ 5321 SOUTHSIDE ELEMENTARY KEY BISCAYNE K-8 CENTER (ELEM 1361 [FREDERICK DOUGLASS ELEMENTARY PAUL LAURENCE DUNBAR K-8 2741 COMP) 1361 1441 2351 5321 FREDERICK DOUGLASS ELEMENTARY PAUL LAURENCE DUNBAR K-8 CENTER (ELEM COMP) ENEIDA MASSAS HARTNER ELEMENTARY SOUTHSIDE ELEMENTARY K-8 CENTER (ELEM KEY BISCAYNE 0 776 328 288 1339 1273 645 622 RV EAi , 65 LL 199.. -230 0 0 0 2741 COMP) 0 6011 ALLAPATTAH MIDDLE 501 429 429 YES rcljacent CSA *An Impact reduction of 19.5% Included for charter and magnet schools (Schools of Choice). 1273 66 NO 0 NO 216 NO 0 NO 622 YES 328 NO NO Current CSA Current CSA Five Year Plan Current CSA Current CSA Five Year Plan Current CSA Adjacent CSA Adjacent CSA Adjacent CSA Adjacent CSA Adjacent CSA Adjacent CSA Five Year Plan Adjacent CSA Five Year Plan Adjacent CSA Five Year Plan NO Adjacent CSA Five ,Year Plan - Adjacent CSA Five Year Plan MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent, THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net City of Miami Legislation PZAB Resolution City Hall 3500 Pan American Drive Miami, FL 331.33 www.miamigov.com File Number: 13-00961ct Final Action Date: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN OF THE CITY OF MIAMI, FLORIDA, PURSUANT TO LARGE SCALE AMENDMENT PROCEDURES, SUBJECT TO §163.3184, FLORIDA STATUTES, BY AMENDING THE INTERPRETATION OF THE 2020 FUTURE LAND USE MAP ELEMENT AND THE 2020 FUTURE LAND USE MAP SERIES TO: 1) CHANGE THE NAME OF THE SOUTHEAST OVERTOWN/PARK WEST RESIDENTIAL DENSITY INCREASE AREA OVERLAY TO THE SOUTHEAST OVERTOWN RESIDENTIAL DENSITY INCREASE AREA OVERLAY; 2) MODIFY THE BOUNDARY OF THE SOUTHEAST OVERTOWN RESIDENTIAL DENSITY INCREASE AREA OVERLAY AS DEPICTED IN EXHIBIT "A"; AND 3) ESTABLISH THE PARK WEST RESIDENTIAL DENSITY INCREASE AREA OVERLAY PERMITTING UP TO 500 DWELLING UNITS PER ACRE, AS DEPICTED IN EXHIBIT "A"; WHILE MAINTAINING ALL UNDERLYING FUTURE LAND USE MAP DESIGNATIONS; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately the Southeast Overtown Park West Area Generally Bounded by Biscayne Boulevard on the East, 1-395 on the North, 1-95 on the West and NW 5th Street and NE 6th Street to the South [Commissioner Marc David Sarnoff - District 2_and -Commissioner _ Michelle -Spence -Jones -- District -5] -- APPLICANT(S): Johnny Martinez, City Manager, on behalf of the City of Miami FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommends approval. PURPOSE: This will amend policies of the Interpretation of the 2020 Future Land Use Map of the City's Comprehensive Plan to: 1) Change the name of the Southeast Overtown/Park West Residential Density Increase Area to the Southeast Overtown Residential Density Increase Area; 2) Modify the boundary of the Southeast Overtown Residential Density Increase Area; and 3) Establish the Park West Residential Density Increase Area permitting up to 500 dwelling units per acre. WHEREAS, there is a need for higher density uses without significant scale increases in the Park West area in order to further encourage economic development; and WHEREAS, the City's Comprehensive Plan (MCNP), adopted February 9, 1989, by Ordinance No. 10544, pursuant to Chapter 163, Part II, Florida Statutes ("Fla. Stat."), in Appendix LU-1 identifies this area as within the Urban Central Business District, (UCBD), which shall contain high intensity, high density multi -use development; and City of Miami Page 1 of 3 File Id: 13-00961ct (Version: 1) Printed On: 9/10/2013 File Number: 13-00961ct WHEREAS, the City wishes to encourage high density redevelopment in the Park West area; and WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on *, following an advertised public hearing, adopted Resolution No. PZAB-R-* by a vote of * to * (*-*), item no. *, recommending * of the amendments to the MCNP as set forth; and WHEREAS, on *, 2013, the City Commission held a duly noticed public hearing, at which time it voted to transmit the text amendments for review by state, regional and local agencies as required by law; and WHEREAS, the City Commission after careful consideration of this matter deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to amend the MCNP as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. Section 2. The Interpretation of the 2020 Future Land Use Map and the 2020 Future Land Use Map is hereby amended to 1) change the name of the Southeast Overtown/Park West Residential Density Increase Area to the Southeast Residential Density Increase Area; 2) to modify the boundary of the Southeast Overtown Residential Density Increase Area; and 3) to establish the Park West Residential Density Increase Area; as indicated on the map attached as Exhibit "A" and incorporated into the 2020 Future Land Use Map series herein. Section 3. Ordinance No. 10544, as amended, the MCNP, is hereby revised by amending the text of the Policies of said Ordinance as follows: {1} II* Interpretation of the 2020 Future Land Use Map High Density Multifamily Residential: Areas designated as "High Density Multifamily Residential" allow residential structures to a maximum density of 150 dwelling units per acre, 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. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area 200 units per acre Southeast Overtown/Pay,-�„ t 300 units per acre Brickell, Omni, Park West, and River Quadrant 500 units per acre * 11 Section 4. It is found that this MCNP text change: City of Miami Page 2 of 3 File Id: 13-00961ct (Version: 1) Printed On: 9/10/2013 File Number: 13-00961 ct (a) Is necessary due to changed or changing conditions; and (b) Follows an Expedited State Review Process pursuant to s. 163.3184(3), Florida Statutes; and Section 5. The City Manager is directed to instruct the Director of the Planning and Zoning Department to promptly transmit a copy of this Ordinance after its approval on first reading to: The reviewing agencies pursuant to s. 163.3184, Florida Statute; and any other person or entity requesting a copy. Section 6. The City shall hold its second public hearing for adoption of this Ordinance within 180 days after receipt of agency comments pursuant to s. 163.3184(3)(c)1, Florida Statute. Section 7. Within 10 days after adoption on second reading the City Manager is directed to instruct the Director of the Planning and Zoning Department to promptly transmit a certified copy of this Ordinance to the appropriate agencies pursuant to s. 163.3184 Florida Statutes. Section 8. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 9. This Ordinance shall become effective thirty-one (31) days after second reading and adoption, and the state land planning agency notifies the City that the plan amendment package is complete thereof pursuant and subject to s. 163.3184 Florida Statutes. {1} Footnotes: {1} Words and or figures stricken through shall be deleted. Underscored words and/or figures shall be added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and unchanged material. {2} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective upon override of the veto by the City Commission and when found in compliance pursuant to Chapter 163, Part II, Florida Statutes. City of Miami Page 3 of 3 File Id:13-00961ct (Version: 1) Printed On: 9/10/2013 File Number: 13-00961ct WHEREAS, the City wishes to encourage high density redevelopment in the Park West area; and WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on *, following an advertised public hearing, adopted Resolution No. PZAB-R-* by a vote of * to * (*-*), item no. *, recommending * of the amendments to the MCNP as set forth; and WHEREAS, on *, 2013, the City Commission held a duly noticed public hearing, at which time it voted to transmit the text amendments for review by state, regional and local agencies as required by law; and WHEREAS, the City Commission after careful consideration of this matter deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to amend the MCNP as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. Section 2. The Interpretation of the 2020 Future Land Use Map and the 2020 Future Land Use Map is hereby amended to 1) change the name of the Southeast Overtown/Park West Residential Density Increase Area to the Southeast Residential Density Increase Area; 2) to modify the boundary of the Southeast Overtown Residential Density Increase Area; and 3) to establish the Park West Residential Density Increase Area; as indicated on the map attached as Exhibit "A" and incorporated into the 2020 Future Land Use Map series herein. Section 3. Ordinance No. 10544, as amended, the MCNP, is hereby revised by amending the text of the Policies of said Ordinance as follows: {1} Interpretation of the 2020 Future Land Use Map High Density Multifamily Residential: Areas designated as "High Density Multifamily Residential" allow residential structures to a maximum density of 150 dwelling units per acre, 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. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area 200 units per acre Southeast Overtown/Park West 300 units per acre Brickell, Omni, Park West, and River Quadrant 500 units per acre * 11 Section 4. It is found that this MCNP text change: City of Miami Page 2 of 3 File Id: 13-00961 ct (Version: 1) Printed On: 9/10/2013 1■11 i J 11• 1 _\,j,m k m i n ,•1 z Park West Residenr 9tia/Density Increase_Ar_ea 5000nits Acre V - • .�1 4'r.hA EXHIBIT "A" AA N 1:: tiyair I�_.. J NW 1�7TH ST MN ICI_ N 17TH STNH ia ■a ,., NE 14THST/7hu jul0 III■■ oICl W�Er NE1,5TI1S,T, Southeast Overtown Q —\• Residential Density •A9%m ` I, W ,7TH TER Increase Area - Al �_z = �1 H\ r 1 . ,111i 'sIAcre �r: ,. I. , - 95 ` ,I\.i I 4 11 it 11111• IIIIIIIIIIIIII JIr 7NW 0 250 500 1,000 Feet 1 I I I 1 1 1 1 1 W, u 41_, Lfl ST 8T co O 2 NE 5TH ST E_4J S7 Legend M. Southeast Overtown - 300 Units/Acre toPark West - 500 Units/Acre