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Home My WebLink AboutPZAB 11-5-14 Supporting DocumentsPZAB.7 PLANNING, ZONING AND APPEALS BOARD FACT SHEET File ID: Title: Location: Applicant(s): Purpose: Finding(s): Planning & Zoning: Planning, Zoning and Appeals Board: 14-01065zc Quasi -Judicial 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 THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING CLASSIFICATION FROM D1 "DISTRICT ZONES - WORK PLACE" TO T6-8-0 "URBAN CORE TRANSECT ZONE - OPEN" FOR THE PROPERTIES APPROXIMATELY LOCATED BETWEEN NORTHWEST 20TH STREET AND NORTHWEST 21ST STREET AND NORTHWEST 13TH AVENUE AND NORTHWEST 19TH AVENUE; AND FOR THE PROPERTIES FRONTING THE NORTH SIDE OF NORTHWEST 20TH STREET BETWEEN NORTHWEST 19TH AVENUE AND NORTHWEST 27TH AVENUE; AND FOR THE PROPERTIES FRONTING THE SOUTH SIDE OF NORTHWEST 20TH STREET FROM NORTHWEST 27TH AVENUE TO THE SEYBOLD CANAL, MIAMI FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Approximately located between NW 20th Street and NW 21st Street and NW 13th Avenue and Northwest 19th Avenue; and the north side of NW 20th Street between NW 19th Avenue and NW 27th Avenue; and the south side of NW 20th Street from NW 27th Avenue to the Seybold Canal, excluding Gerry Curtis Park [Commissioner Wifredo (Willy) Gort - District 1] Daniel J. Alfonso, City Manager, on behalf of the City of Miami. 3500 Pan American Drive Miami, FL 33133 (305) 250-5400 This will allow a zoning classification change from "D1" to "T6-8-O". Recommended approval. November 5, 2014. City of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING FILE ID: 14-01065zc APPLICANT: Daniel J. Alfonso, City Manager on behalf of the City of Miami PROJECT ADDRESS: Approximately NW 20th Street from NW 13th Avenue to NW 27th Avenue excluding Gerry Curtis Park NET OFFICE: Allapattah NET Area HEARING DATE: 11/05/14 COMMISSION DISTRICT: District 1 ITEM: PZAB.7 A. GENERAL INFORMATION: REQUEST: Pursuant to Article 7, Section 7.1.2.8 (b)(2&3) of Ordinance 13114, as amended, the applicant is requesting a change of zoning from D-1 (District Zone — Work Place) to T6-8-0 (Urban Core Transect Zone Open) for multiple parcels located between NW 20th Street and NW 21st Street between NW 19th Avenue to NW 13th Avenue and for properties fronting the North side of NW 20th Street from NW 19th Avenue to NW 27th Avenue along with properties fronting the South side of NW 20th Street from NW 27th Street to the Seybold canal excluding Gerry Curtis Park. The subject properties are located within the Allapattah NET area. The total area proposed to be rezoned is approximately 62.7 acres. (See Exhibit A) B. BACKGROUND: The subject site consists of multiple parcels of which the vast majority, front NW 20th Street from NW 13th Avenue to NW 27th Avenue. Previously, under Zoning Ordinance 11000, the parcels fronting the south side of NW 20th Street between NW 27th Avenue to the Seybold Canal, were zoned C-2 (Liberal Commercial). Under C-2 a residential density of a minimum 65 to a maximum of 150 dwelling units (D.U.) per acre were permitted, along with an array of uses such as but not limited to wholesale, warehouse, office, hotel, retail uses and residential facilities. The parcels fronting the north side of NW 20th Street from NW 13th Avenue to NW 27th Avenue were previously zoned Industrial. Under the "I" zoning designation the following uses, such as but not limited to automotive, paint body shops, wholesale, breweries and distilleries were allowed, over time the corridor was developed with said uses with wholesale and retail use being the prominent use along 14-01065zc Page 1 of 4 the corridor. Subsequently with the adoption of Miami 21, the residential density was reduced from a minimum of 65 to a maximum of 150 D.U. per acre to 36 D.U. per acre. In studying the patterns and uses on the aforementioned area, the Planning and Zoning Department is proposing a rezoning of the subject properties in order to create an appropriate transition between the existing transect zones to the North, South and East. C. COMPREHENSIVE PLAN: The requested zoning designation of T6-8-0 "Urban Core Transect Zone Open" is inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation of Light Industrial. However, the existing character and density of the corridor are currently consistent with "General Commercial" designation under the Comprehensive Plan, specifically because this, future land use designation acknowledges the existing wholesaling activities within the corridor. As such, staff has submitted a companion item under (14-010651u) with this request to amend the land use designation from "Light Industrial" to "General Commercial", D. NEIGHBORHOOD CHARACTERISTICS: ZONING FUTURE LAND USE DESIGNATION Subject Properties D-1; District Zone — Work Place Light Industrial Maximum of 36 D.U. per acre Surrounding Properties NORTH: D-2; District Zone — Industrial Industrial Maximum of 36 D.U. per acre SOUTH: T6-8-0; Urban Core Transect Zone Restricted Commercial Open Maximum of 150 D.U. per acre T6-8-R; Urban Core Transect Zone High Density Multifamily Residential Restrictive Maximum of 150 D.U. per acre T4-L; General Urban Transect Zone Low Density Restricted Commercial Limited Maximum 36 D.U. per acre T4-R; General Urban Transect Zone Low Density Multifamily Residential Restrictive 36 D.U. per acre CS; Civic Space Public Parks and Recreation T3-0; Suburban Transect Zone Open Duplex Residential Maximum of 18 D.U. per acre 14-01065zc Page 2 of 4 EAST: T3-R; Suburban Transect Zone Restrictive WEST: Unincorporated Miami -Dade County E. ANALYSIS: Single -Family Residential Maximum of 9 D.U. per acre Out of the Jurisdiction of City of Miami The following is a review of the request pursuant to a rezoning criteria at Article 7, Section 7,12.8 (b)(2&3) of Miami 21. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria: For rezoning: make recommendations to the City Commission for such amendments to the Miami 21 Code. (2). Every two years, the City may conduct a comprehensive review of the Miami 21 Atlas to evaluate the development direction of the City's neighborhoods and determine if additional amendments are appropriate. (3). Amendments to the text of the Miami 21 Code (including tables and diagrams) may be made only upon application of a city official and may be considered at any time during the year. Analysis: Northwest 20th Street serves as one the principle east, west commercial corridor within the Allaphatta NET Area, connecting to the Alapahatta metro rail station and Jackson Memorial Hospital to the east. Upon adoption of Miami 21, the Northwest 20th Street corridor was rezoned to Work Place District (D-1) from Liberal Commercial (C-2) and Industrial (I), resulting in the reduction of residential density and the creation of legal non- conforming uses. There are existing active commercial uses along the NW 20th Street corridor consistent with the density and intensity of T6-8-0 Transect Zone. The rezone provides a transition in height, density and intensity to the properties to the north and south, as well as consistency on the corridor's character east to west. Staff finds the proposed rezone of NW 20th Street from D-1 to T6-8-0 to be successional and consistent with the goals of the Miami 21 Code as the proposal is compatible with the surrounding zoning districts. Finding: Consistent with the intent of the Miami 21 Code F. CONCLUSION: The Department of Planning and Zoning recommends approval of the request for a change of zoning. The Department finds the request to be compatible with the density and intensity of the adjacent Transect Zones. As such, the proposed request would bring a series of existing commercial uses into conformity with the proposed zoning designation. 14-01065zc Page 3 of 4 Staff finds the zoning request is consistent with the goals of the Miami 21 Code as the request is compatible with the surrounding zoning district and provides an appropriate zoning transition. G. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as;amended an the aforementioned findings, the Planning & Zoning Department recommends approval of the •roposed rezoning as presented. Antonio j'erez Chief of Land Development 10/23/14 E. Nunez 14-01065zc Page 4 of 4 Analysis for ZONING CHANGE File ID: 14-01065zc Yes No N/A. ❑ ® ❑ a) The proposed change conforms with the adopted Miami Comprehensive Neighborhood Plan and does not require a plan amendment. ® ❑ ❑ b) The proposed change is in harmony with the established land use pattern. ® ❑ ❑ c) The proposed change is related to adjacent and nearby districts. ❑ ® ❑ d) The change suggested is not out of scale with the needs of the neighborhood or the city. ® ❑ ❑ e) The proposed change maintains the same or similar population density pattern and thereby does not increase or overtax the load on public facilities such as schools, utilities, streets, etc. ® ❑ ❑ f) Existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. ® ❑ ❑ g) Changed or changing conditions make the passage of the proposed change necessary. ® ❑ ❑ h) The proposed change positively influences living conditions in the neighborhood. ® (i f i) The proposed change has the same or similar impact on traffic and does not affect public safety to a greater extent than the existing classification. Z ❑ ❑ j) The proposed change has the same or similar impact on drainage as the existing classification. ® ❑ ❑ k) The proposed change has the same or similar impact on light and air to adjacent areas as the existing classification. Z ❑ ❑ I) The proposed change has the same or similar impact on property values in the adjacent area as the existing classification. ® ❑ ❑ m) The proposed change will contribute to the improvement or development of adjacent property in accord with existing regulations. Z ❑ ❑ n) The proposed change conveys the same treatment to the individual owner as to owners within the same classification and the immediate area and furthers the protection of the public welfare. Z ❑ ❑ o) There are substantial reasons why the use of the property is unfairly limited under existing zoning. ❑ ❑ ® p) It is difficult to find other adequate sites in the surrounding area for the proposed use in districts already permitting such use. MIME MU T6 NW 30TH:ST T370 NW-29TH:STI 111011111 NW 11TH ST -1417R-7T14-1, 0 600 1,200 I I T5-0 T5-L 2,400 Feet PM 31ST-ST HIM MIAMI 21 (EXISTING) T5-0 111 —NW:33RD ST [11111 ,NW31ST.:S.T.; I j 4-1 [ I NVV-29IFIST-2 Ct) NW28T H:ST1 i.,-,•••••••••••••••••-1 :11 1 NI NW-26TH ST ' T4-L 1 RR1 T4-O J 1;1;1 1 NW.21ST,T,ER ,...1.11_ge.._Na4f.2..__NL_P-i_sajr11,. .I.A.L •E I t w > a i --11 1 02 .NW.21ST TER I §! z,----NW 21ST- ST L14T6 -1014-d3:LurM4j —NW.33RD ST En r'- •rwtm 11 I IA NW32ND ST l_.fl_.flT3 hill T6 -8 -L NW 20TH ST NW 31SIST 30TH•ST IIE 1 I II II MI II ' 1111111111 NW 23RD ST—I EllIFNW 30TH ST t22 NW 29TH ST L. 11 --14‘ti2littH46 mil NW:26TH ST EI-411-1-141 NW 25T.H:ST EL N., unmans I ILI T4 1 CT-6--E uJ r- T6-8-C T6-8-O .'•••• •NW=19 TH _TER c.) 1.- NW_18TH ST _ -.tI17TH•ST1 I S1 1E- \ N VA..,-,TT,.,.-Hi„.I111 7—m1 I ( 7J1 i 4---'4*'!7;cN'.., 16THT,HTESf - 0 T6-8-O CS4T5-L lI'IJ 1T6-8-R N151111. III l I PL, •..i.---; ) _ .._ _ —.NW.15THST D3 --_ 1_ L) I 1 I , I ---- - ----- — I HT How 1717-ATTF-ri NIAI•18T.H.ST MOM 5-0I T5-L T5-L D3 -T3 L xv • 1 CI -HD L-NW.14T.H.ST ir NW:13T HST NW12TH STL D3 T6-8-L Cn'a Address: NW 20 ST BETWEEN 13 & 27 AV NW:32ND'ST- MN 31ST_ST NW-30T,H:ST T3 O� NW-29TH'ST 1 RTill-T3-O T4-1 0 600 1,200 MIAMI 21 (PROPOSED) NW.21S1 T.ER NW:31STST GN � TS-Li _ fj N f.. z ¢ NW 29TH_ST_= 1 �.28TH ST: 1 -,, i>.j11 II ,,,,rif! HST I T3-0N _ice 1 �T4T6-8-O NW 33RD_ST - - - NW,32ND'ST Ii I 3-0 ~J 1 I i 1 1" NW 31ST ST��-�-- NW 30TH ST---. T6-8-L T6-8-O L -- T4-O_ T5-0 NW-26TH _T4-L �I T4-0 NW-21ST ST co .II11111i T6-8-L J IIIIIN; hill D1 ;;. 23RDST —_____-T4-L NW 19TH'ST—" NNW 18T.H ST -Ointilitilli KNW �HIS1111111�I 7 I__--J 4 t 111 I I R I I¢ CS T �{ �� I I T6-8-O . 4.. T5-L i.E,. MN,15TH ST D3 _--_-- D - --T4-O--L -D1 T5-O T5-L 2,400 Feet T5-L . T3-Lh� T6-24-0 _v-'NW.30T.H ST NW 29111TER 1"NW'29T ST:3la! T3-0[ __NW 27THI i T 1, NW:26TH ST- wLNW',5TH'ST HUM MIN .T6-f 1- U NW.17TH ST` L~ z I ! . NW 16TH-TER I ry L_._ fir, NW 15TH ST CI -HD NW14T,H.ST NW-13THST --NW 12TH.STI L�. T6-8-C D3 ==T3-R�,}tiT6-8-L i n� Address: NW 20 ST BETWEEN 13 & 27 AV 0 600 1,200 2,400 Feet Address: NW 20 ST BETWEEN 13 & 27 AV City of Miami Legislation PZAB Resolution City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 14-01065zc 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 THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING CLASSIFICATION FROM D1 "DISTRICT ZONE - WORK PLACE" TO T6-8-0 "URBAN CORE TRANSECT ZONE - OPEN" FOR THE PROPERTIES APPROXIMATELY LOCATED BETWEEN NORTHWEST 20TH STREET AND NORTHWEST 21ST STREET AND NORTHWEST 13TH AVENUE AND NORTHWEST 19TH AVENUE; AND FOR THE PROPERTIES FRONTING THE NORTH SIDE OF NORTHWEST 20TH STREET BETWEEN NORTHWEST 19TH AVENUE AND NORTHWEST 27TH AVENUE; AND FOR THE PROPERTIES FRONTING THE SOUTH SIDE OF NORTHWEST 20TH STREET FROM NORTHWEST 27TH AVENUE TO THE SEYBOLD CANAL, MIAMI FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately located between NW 20th Street and NW 21 st Street and NW 13th Avenue and Northwest 19th Avenue; and the north side of NW 20th Street between NW 19th Avenue and NW 27th Avenue; and the south side of NW 20th Street from NW 27th Avenue to the Seybold Canal, excluding Gerry Curtis Park [Commissioner Wifredo (Willy) Gort - District 1] APPLICANT(S): Daniel J. Alfonso, City Manager, on behalf of the City of Miami FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommended approval. See companion File ID 14-010651u. PURPOSE: This will allow a zoning classification change for the above properties from "D1" to "T6-8-O". WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on November 5, 2014, following an advertised public hearing, adopted Resolution No. PZAB-R-* by a vote of * to * (*-*), item no. PZAB.7, recommending * of the Zoning Change as set forth; and WHEREAS, the Board pursuant to Article 7, section 7.1.2.8(b)(2) & (3) of Ordinance 13114, as amended, * the request for a change of zoning from D1 "District Zone - Work Place" to T6-8-O "Urban Core Transect Zone Open"; and City of Miami Page 1 of 3 File Id: 14-01065zc (Version: 1) Printed On: 10/29/2014 File Number: 14-01065zc WHEREAS, the site consists of multiple parcels of which the vast majority front Northwest 20th Street from Northwest 13th Avenue to Northwest 27th Avenue; and WHEREAS, previously under Zoning Ordinance 11000, the parcels fronting the south side of Northwest 20th Street from Northwest 27th Avenue to the Seybold Canal were zoned C2 "Liberal Commercial"; and WHEREAS, under C2, a residential density of a minimum of 65 to a maximum of 150 dwelling units (D.U.) per acre were permitted, along with an array of uses such as, but not limited to, wholesale, warehouse, office, hotel, retail uses and residential facilities; and WHEREAS, the parcels fronting the north side of Northwest 20th Street from Northwest 13th Avenue to Northwest 27th Avenue were previously zoned I "Industrial"; and under the "I - Industrial" zoning designation uses such as, but not limited to, automotive, paint body shops, wholesale, breweries and distilleries were allowed; and over time the corridor was developed with said uses, with wholesale and retail use being the prominent use along the corridor; and WHEREAS, Northwest 20th Street serves as one of the principle east to west corridors within the Allapatah NET Area, connecting to the Allapatah metro rail station and Jackson Memorial Hospital to the east; upon adoption of the Miami 21 Code, the Northwest 20th Street corridor was rezoned to D1 "District Zone - Work Place" from C2 "Liberal Commercial" and I "Industrial", resulting in the reduction of residential density and the creation of legal non -conforming uses; and WHEREAS, it is found that existing active commercial uses along the Northwest 20th Street corridor is consistent with the density and intensity of T6-8-O; the rezoning provides a transition in height, density and intensity to the properties to the north and south, as well as consistency in the corridor's character from east to west; and WHEREAS, the proposed rezone of Northwest 20th Street from D1 to T6-8-O is found to be successional and consistent with the goals of the Miami 21 Code as the proposal is compatible with the surrounding zoning district subject to an amendment to the Miami Comprehensive Neighborhood Plan (MCNP); a companion item to amend the MCNP has been submitted under file number 14-010651u; and WHEREAS, the proposed rezone will contribute to the improvement of development of properties in the adjacent area in accordance with existing regulations; and WHEREAS, the proposed change conveys the same treatment to the individual owner as to the owners within the same classification and the immediate area and furthers the protection of the public welfare; 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 grant this change of zoning classification 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 City of Miami Page 2 of 3 File Id: 14-01065zc (Version: 1) Printed On: 10/29/2014 File Number: 14-01065zc reference and incorporated as if fully set forth in this Section. Section 2. The Zoning Atlas of Ordinance No, 13114, as amended, is further amended by changing the zoning classification from D1 " District Zone - Work Place" to T6-8-O " Urban Core Transect Zone Open", for multiple parcels approximately located between NW 20th Street and NW 21 st Street and NW 13th Avenue and Northwest 19th Avenue; and for the properties fronting the north side of NW 20th Street between NW 19th Avenue and NW 27th Avenue; and for the properties fronting the south side of NW 20th Street from NW 27th Avenue to the Seybold Canal, excluding Gerry Curtis Park , Miami, Florida, as described in "Exhibit A", attached and incorporated. Section 3. If any section, part of section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 4. It is the intention of the City Commission that the provisions of this Ordinance shall become and be made a part of the Miami 21 Code of the City of Miami, Florida, as amended, which provisions may be renumbered or relettered and that the word "ordinance" may be changed to "section", "article", or other appropriate word to accomplish such intention. Section 5. This Ordinance shall become effective thirty-one (31) days after second reading and adoption thereof, pursuant and subject to §163.3187(3)(c), Florida Statutes.{1} APPROVED AS TO FORM AND CORRECTNESS: VICTORIA MENDEZ CITY ATTORNEY Footnotes: {1} 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 immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Miami Page 3 of 3 File Id: 14-01065zc (Version: 1) Printed On: 10/29/2014 EXHIBIT A NW 20TH STREET 14-01065zc MIAMI 21 (EXISTING) Fit 1 11 1 111111111 111N NW 32ND S 31ST-ST 11111111111 NW 30TH:ST NW29TH:ST 171_11 T41712 -T34:3 Lt_ 0 600 1,200 111111 -1-Ttk 11111111111 11E1111111M 1 In 1111cH El I 'xi i I ILITO NW:31ST:ST T4-L T4-O 117, I I , j_T4T6 -8 -0 inn 11111111I NW 21ST T ER 1 —I-2 3 re NW 20TH ST _I rzi L? z cs, T4.:L Ws.18TH ST• 4 T5-O T5-L- T6-8-0 U_ T5 '4 -1 VH4-Hrt NW 33RD_ST Ell -1 WILITLIIIE U17-' 2ND iiiialST T3-.0 1111 =- 11111 NW 31ST'ST 111 111K1111 I 11M1 I I roman Ei F INW: 30T H SFT 1jrT7TT.,11,1111iir D1NW'29TH ST fthawiiwmllFrr = 7.3ov ST E+1-111-H NW:26TH Si NW 231.WSTE ii _ LI T6-8-L,alffillin kiii.iinialliiiiiin idL 111111.I ___1 - T4. —w ugr:' D1 irnir_rieNw23RD•s-r—ilia jejr_CT6-£ : 1 [ I NW.22ND"ST w il I = !.x Izt = D2 .NW.21S T.ER b 2 i. 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NW31ST;ST— NW 30T H•SL-_---"1-1 T370 NW29TH:ST, imound , L T4- i LLce c 1=E—'7 1 ix ; L1-1 1---6 T6-8-0 ----. jklW.24T.H.ST z T3 OH _1 LMJ _d 1_11 T5-0 • D1 D1 w NVV.21ST.J.ER 41T3 IT4-R EL i T5-RI I..= -rPT6-8-0.1 j.7 t i LT5-R "2 T3-0:J NW 15TH-ST :D3 T5-L 6 - NO GE3 I =1 Fit NW:33RD ST 1111112 NW:31ST:S.T T5-L [ '1111 NW_29TH ST-cc= NW 28TH ST,1 NW,27TH ST T3-011 V1: T 4 T 6 - 8 " - 1r 4 „1N HW4 32 1NS DI SS1 TT I 1f1-_ 1 T a= 3 :0 W1H1. 31 31uR t V I - HMI ii-y7niE NM!I- MNW 30TH•STST 1 6805L 1111 11hill 10 D __J_ . _ _ _ _ d 1 1 5 0 I T6-8-L F116-8-0 T- .11111111 ittui 2 _ NW 20TH ST 1111111 NW-26TH ST T4-L J T4-0 II NN11 mou MO MO MINN WM 1— T4LIL — T4-R UM 1111111 c o c o - i T68-L • . D1 IlE . 2 NW:30TH E ll F N W 2 S I , THTER T4-0 Di29THST - L 1111 11111N111HIljL 111111: 1111 1 r HIM NUM 1111111 NW 23RD ST D2NW21STTER -- 1;9 NW27TH ST NW:26THST -I NW25TH:ST ginning . D 2 74 NW22ND-ST T4. I c T 6 T6-8-0 T6 -8 -C NW:19TH-TER CS LUfltM 1018TH ST112136 nw na M V 1 1 ' I I NW19THST Pi. 11' NW•18T.H:ST 1111111 NWil7THST > 111111 _ 111111HikElifilii3-1 t131 z` 1111114 111111 1 I MINIM wil5THST D3 -9[1 [11 MIN rniu I T5-0T5-L _ C O - 421-.g11.1-1R1,±31 -1T5-R T4IR14" I 0 600 1,200 1 2,400 Feet I T5-0 41A D3 limiz ea 0 -T3-L T5-L 11 n• I T3 T6-8-O NW:19THIE 1— — 1 L NVV.17.T.H:ST- --34W16TH-TER ex NW16TH ST CI -HD NW:1 4T.H.ST_ \to'? T6-24-0 NW:13T H:ST NVV 12T.H ST L D3 T6-8-L rnq Address: NW 20 ST BETWEEN 13 & 27 AV