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Home My WebLink AboutAnalysis & MapsCity of Miami Planning and Zoning Department ANALYSIS FOR Miami Jewish Health Systems Special Area Plan (SAP) PZAB File ID No. 2770 Applicant(s): Miami Jewish Health Systems, Inc. (the "Applicant"), Location: Approximately 5060, 5200, and 5246 NE 2 Avenue; 5201, and 5265 N Miami Avenue; 95, 145, and 155 NE 50 Terrace; 71, and 75 NE 51 Street; 36, and 44 NE 52 Terrace, 10, 20, 32, 42, and 58 NE 53 Street; and 11, 17, 25, 35, 43, 57, and 61 NE 52 Terrace. Commission District District 5 — Commissioner Keon Hardemon Net District Office: Little Haiti NET A. GENERAL INFORMATION: REQUEST: Pursuant to Articles 3 and 7 of Ordinance 13114, as amended, the Zoning Ordinance of the City of Miami, the "Applicant" is requesting approval for the Miami Jewish Health Systems Special Area Plan (SAP), which includes a site -wide rezoning through the SAP process and the creation of a master plan for the site with accompanying regulations. The overall SAP area is proposed to be 20.28 acres, and 20.98 acres after a requested street closure (File ID 2586). B. BACKGROUND AND PROPOSAL The Miami Jewish Home for the Aged was incorporated in 1940, and later renamed Miami Jewish Health Systems. The existing facility provides a range of services including; skilled nursing and medical care for seniors, rehabilitation services, senior independent living, assisted living apartments, and hospice care among others. These services are provided on an enclosed campus. The proposed Special Area Plan is anticipated to commence in four phases in 2018, 2021, 2026, and 2036. The SAP is intended to facilitate the expansion of existing services, and allow for further development of the hospital campus. Broadly, the SAP entitles the applicant to the following; • An overall masterplan for an enclosed medical campus, including consolidating parking. • A rezoning from CI and T4-R to newly created CI-T5-O and CI-T6-8-O, yielding a predictable scale to the site and legalizing several buildings that are existing legal nonconformities. • Modifications to the allowable Use chart, providing the applicant a holistic approval of a masterplan for all buildings and Uses planned on the site, rather than individual approvals. • Modifications to underlying Transect regulations including but not limited to; parking, loading, building form and disposition, building configuration, building function, and architectural standards. • Establishing procedures for SAP permitting. Below is a basic approximate comparison of existing entitlements and requested entitlements; Table # 1: Approximate Entitlements Existing Conditions Proposed SAP Difference CI may be developed to T3, T4, and/or T5 standards New SAP split zoned areas with CI- T5-O and CI-T6-8-O Increases in FLR, Height, and Lot Coverage. Height: 5-12 floors Height: 5 to 10 Floors (Maximum Floors 12 with bonus) No difference Maximum Density: Approximately 755 dwelling units as site abuts T4 Transect Zone Total Density: Approximately 1,898 Max. Density: Approximately 953 (T5-O Zone) Max. Density: Approximately 945 (T6-8-O Zone) Increase of approximately 1,143 DU Developed as T3 (predominantly abutting) Lot Coverage: 441,698 1st fl Lot Coverage: 274,167 2nd fl Developed as T4 (predominantly abutting) Lot Coverage: 548,333 s/f Cl/T5-0 Lot Coverage: 511,196 s/f Cl/T6-8-O Lot Coverage: 219,748 s/f Lot Coverage increase of approximately 182,611 s/f from T4 Acres: 20.28 Acres: 20.98 (street closure added) Increase of approximately 0.7 acres C. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN AND ZONING DESIGNATION: The Future Land Use Map (FLUM) designation for the Miami Jewish Health Systems SAP property is a combination of Low Density Multifamily Residential and Major Institutional, Public Facilities, Transportation and Utilities. The SAP application has a companion FLUM amendment (File ID 1149). Twelve parcels in the northwest corner of the site currently have the Future Land Use Map designation of Low Density Multifamily Residential, and these twelve parcels are proposed to change to Major Institutional, Public Facilities, Transportation and Utilities. The remainder of the SAP site already has a FLUM designation of Major Institutional, Public Facilities, Transportation and Utilities, and is not being changed through the companion application. Miami Jewish Health Systems Special Area Plan (SAP) Page_2of-12 Illustration # 2: Current FLUM Designation Restricted Commercial Low Density Multifamily Residential NW 53RD ST Duplex - Residential NW 52ND ST NE 53RD ST Low Density Restricted Commercial NW 51 ST ST— Single Family - Residential NW 50TH ST I cnW za NE 52ND TER NE 52ND ST NE51STST NE 50TH - TER - Illustration # 3: Proposed FLUM Designation t Restricted �w Commerci .> al a z Low Density Multifamily Residential NW 53RD ST Duplex - Residential ____ __ _.—.-� _ NW 52ND ST 1 NE 53RD ST 111111111 Cr),W za NE 52ND TER Low Density Restricted Commercial —NW51STST Single Family - Residential NW 50TH ST -NE51STST - NE 50TH TER z m r J�Q E i I z � MajorLnst, Public Facilities, TraraAn'd MEMO Miami Jewish Health Systems Special Area Plan (SAP) Page 3 of 12 The current Transect Zone classification for the Miami Jewish Health Systems SAP is a mixture of T4-R (General Urban Transect Zone — Restricted) and CI (Civic Institutional). The requested rezoning will create two new zoning classifications; CI-T5-0 and CI-T6-8-O, further explained in the project's Regulating Plan. These new zoning designations blend the height, intensity, and density of T5 and T6-8 with the permitted Uses of Cl. The mechanism by which these Uses are permitted is outlined in the Use chart below in Table # 6. Illustration # 4: Current Zoning Classification NW 54TH ST NE 51ST ST- --NW5ISTST ---- 4- T3-L NW 50TH ST----- 1 El fW iZ NE 54THIST ,,, T5 OJ T3-L OD f . CL 5 Li Little Haiti i French C eole Design Standards NE51STST NE 50TH TER TA J w 0 z N= W z NE 51ST ST The proposed Zoning outlined in Illustration # 5 shows that the highest density and intensity zoning designation, CI-T6-8-O is concentrated on the east side of the SAP area, predominately abutting the T5 transect zone. The CI-T6-8-O Transect Zone has a maximum height of 8 stories and a bonus to 12 stories, yielding an expected transition in height and intensity to the north and to the east. The CI-T5-0 Transect Zone comprises the remainder of the SAP area, predominately abutting the T4 Transect Zone, but also abutting a large amount the T3 Transect Zone. The CI-T5-0 Transect Miami Jewish Health Systems Special Area Plan (SAP) Page 4 of 12 Zone has a maximum height of 5 stories, and where it abuts T4, an expected transition in height and intensity occurs. Where the CI-T5-0 abuts T3, the SAP calls for landscaped buffering. This landscape buffering contributes to the required dedication of Civic Space through the SAP process, and the largest dedicated space is located at the corner of NE 50 Terrace and NE Miami Place. This is intended to soften the intersection between the proposed CI-T5-0 and the abutting T3, and provide a small park to the neighborhood abutting the SAP to the southwest. Illustration # 5: Proposed Zoning Classification NW 54TH ST w NE 53RD ST (,)w MiarriiVJewish l Ze ltH'eatth System / j/ J'SAP 0.41 MJHSJSA —NW 52ND STl � NW 51ST-STr- NW 50TH NE 52ND TERM NE 52ND_S z NE51STS.-.--��T-- li g E5ISTST NE 50TH TER-111 ST 1 . Littl I Haiti French Creole Design Standards NE 54TH ST z N W z III The Miami Jewish Health Systems SAP is proposing a new "Use" chart to compliment the proposed CI-T5-0 and CI-T6-8-0 Zoning designations. As seen below, the new zoning designations permit a set of Uses that blend the Uses permitted in T5 and T6 with those permitted in Cl. The Uses requested through the SAP process result from the intended operation of the SAP, which will continue to function as an enclosed medical campus with a planned research institute, hotel, and memory care facility. The Uses provided in CI -HD are also provided for comparison purposes, as they represent the Uses currently permitted in Miami 21 for an existing hospital district. Miami Jewish Health Systems Special Area Plan (SAP) Page 5 of 12 Table # 6: Use Comparison DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE • WORK WORK - LIVE LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT I` ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTABJ OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT CMC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY MEMORY CARE HOSPITAL INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE 1 UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE 1 HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING! VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL PRODUCTS AND SERVICES T5 URBAN CENTER R L 0 T6 URBAN CORE R L 0 ' I 150' 150' I 150' R R R R R R R R R R R 1 R R R R R R R W R A W w W --1 W W_ R w R R E R W R R w w W R R rt c CIVIC CS CI CI -HD MJHSSAP (PROPOSED NIA AZ" ` 150' 65 150 R R R R R R R R R R R R T I a i ---- - ---. - R J �— R R --' R R E R R R_a E _ E E 1 E R R R R , E E E R R j E R R R E W E R t-- R R R R R R R R w E R W E R W I E R W - — - ---- - -- E R W i E R R E R w E R R R 1 E R E R E R Miami Jewish Health Systems Special Area Plan (SAP) Page 6 of 12 D. ANALYSIS In determining the appropriateness of the proposed Special Area Plan ("SAP"), the Planning Department referred this proposal for additional input and recommendation to: • City of Miami Office of Zoning • City of Miami Office of Capital Improvements and Transportation • City of Miami Department of Environmental Resources • City of Miami City Attorney's Office • City of Miami Public Works Department • City of Miami Building Department • City of Miami Parks Department • City of Miami Police Department • City of Miami Fire Department • Miami Parking Authority • Miami -Dade County Water & Sewer Department • Miami -Dade County Regulatory and Economic Resources Department • Miami -Dade County Public Works • Florida Power and Light • Florida Department of Transportation District 6 • Little Haiti NET Office This referral was made through the Coordinated Review Committee (CRC) requirement pursuant to Article 7, Section 7.1.1.3 of Miami 21. The CRC meeting was held on Wednesday, May 24th. Recommendations from the above Departments have been considered in the recommendations of this report. Upon approval, the Miami Jewish Health Systems Special Area Plan (SAP) as amended, will comply with the density, intensity and height allowed by the proposed zoning designation. The Regulating Plan governs the internal distribution of the development proposed that includes public and civic spaces and allowing for the master planning of the Miami Jewish Health Systems Campus. The approved Regulating Plan and Concept Book, supported by the proffered Development Agreement, will provide clear and comprehensive parameters for future development on the site. Miami 21 Article 3, Section 3.9 addresses Special Area Plans, and Section 3.9.1 outlines specific criteria for approval: Criteria A: "The single or multiple owner(s) of Abutting properties in excess of nine (9) acres may apply for a rezoning to a Special Area Plan." The applicant is proposing a Special Area Plan in excess of 20 acres, exceeding the threshold established in Criteria A. Criteria B: "A Special Area Plan shall be approved by the process of rezoning with or without Transect changes." Miami Jewish Health Systems Special Area Plan (SAP) Page 7 of 12 The applicant is moving forward with a rezoning that does have transect changes. Most of the site is currently Zoned Cl. Twelve parcels in the northwest corner of the site are currently zoned T4-R. The SAP is proposing two hybrid zoning designations; CI-T5-0 and CI-T6-8-O. These zoning designations combine the Uses of CI with the height of T5 and T6-8 respectively. In the SAP proposal; all the property within the subject site that is currently zoned T4-R will be rezoned to CI-T5-O, and the property within the subject site that is currently zoned CI will be rezoned to CI-T5-0 and CI-T6-8-O. Criteria C: "A Special Area Plan shall assign Thoroughfares, Transect Zones and Civic Space Types, with appropriate transitions to Abutting areas. Guidelines for Thoroughfares and Public Frontages may be adjusted to the particular circumstances of the Special Area Plan." The thoroughfares surrounding the SAP site have been enhanced with plantings and street furnishings, creating several linear parks immediately abutting the bounding streets of the SAP. The SAP only has two points of vehicular entry, one off NE 53rd Street and one off NE 2nd Avenue. Both points of entry will be guarded, and will not generally be publicly accessible. The proposed Zoning outlined in Illustration # 5 shows that the highest density and intensity zoning designation, CI-T6-8-O is concentrated on the east side of the SAP area, predominately abutting the T5 transect zone. The CI-T6-8-O Transect Zone has a maximum height of 8 stories and a bonus to 12 stories, yielding an expected transition in height and intensity to the north and to the east. The CI-T5-0 Transect Zone comprises the remainder of the SAP area, predominately abutting the T4 Transect Zone, but also abutting a large amount the T3 Transect Zone. The CI-T5-0 Transect Zone has a maximum height of 5 stories, and where it abuts T4, an expected transition in height and intensity occurs. Where CI-T5-0 abuts T3, the SAP calls for landscaped buffering. This landscape buffering represents the required dedication of Civic Space through the SAP process, and the largest dedicated space is located at the corner of NE 50 Terrace and NE Miami Place. This is intended to soften the interaction between the proposed CI-T5-0 and the abutting T3, and provide a small park to the neighborhood abutting the SAP to the southwest. The SAP also provides five distinct civic spaces, three pedestrian passages, one park, and one plaza. These Civic Spaces are further described in Criteria E below. Criteria D: "A Special Area Plan shall include a map of the Thoroughfares and Transect Zones, and the standards that deviate from the requirements of Article 5." The applicant has submitted a concept book through the SAP submittal process that maps thoroughfares and transect zones, and the concept book and regulating plan both highlight the SAP's deviations from Miami 21 Standards. Miami Jewish Health Systems Special Area Plan (SAP) Page 8 of 12 Criteria E: "A Special Area Plan shall assign at least five percent (5%) of its aggregated Lot Area to a Civic Space Type. Civic Building sites are to be located within or adjacent to Civic Space Types or at the axial termination of significant Thoroughfares. The developer shall be responsible for constructing the public improvements within the Special Area Plan, including but not limited to the Civic Space Types and Thoroughfares." The total SAP area is 913,680 square feet, which results in 45,684 square feet of required Civic Space to be provided. The SAP proposes five distinct Civic Spaces to be phased in over the four phases of the project. Civic Space A (Phase I - 2018) is a 10,822 square foot pedestrian passage, located at the intersection of NE 52nd Street and NE Miami Place. Civic Space B (Phase I - 2018) is an 18,761 square foot park, located at the intersection of NE 50th Terrace and NE Miami Place. Civic Space C (Phase II - 2021) is an 8,858 square foot pedestrian passage, located along NE 50th Terrace. Civic Space D (Phase III - 2026) is a 10,321 square foot plaza, located along NE 2nd Avenue. Civic Space E (Phase IV - 2036) is a 14,515 square foot pedestrian passage, located along NE 53rd Street. In total, the SAP is proposing 63,277 square feet of Civic Space to be phased in proportionally with development. The amount of Civic Space ultimately provided exceeds the five percent required by Miami 21. Criteria F: "Development within the Special Area Plan shall be pursuant to a recorded development agreement that will establish the allocation of Thoroughfares and Civic Space Types and Building Area among the Building sites, and the creation and retention of the public benefits." The development agreement shall be provided at City Commission. Criteria G: "Unless a Building is specifically approved as part of the Special Area Plan, any Building shall be reviewed by the Planning Director, after referral to and recommendation from the CRC for conformance to the Plan, prior to issuance of the Building Permit." Much of the Special Area Plan is conceptual, although sufficient detail has been provided for Phase l's Empathicare Village to warrant approval. Approval of this portion of the SAP is supported by thorough vetting by Urban Development Review Board (UDRB) and a recommendation of approval with conditions from February 27, 2017. Miami Jewish Health Systems Special Area Plan (SAP) Page 9 of 12 Miami 21 Article 7, Section 7.1.2.8(f) addresses rezoning Special Area Plans: Criteria 1: "(a) The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations. (b) The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." (a) The proposed amendment is consistent with the underlying Future Land Use Map designation of Major Institutional, Public Facilities, Transportation and Utilities. The Uses and Densities proposed are provided for in this FLUM designation. Further analysis of a FLUM change for a portion of the SAP is provided through companion item 1149. (b) In the short-term, Miami Jewish Health Systems plans to develop a new memory care unit with a three -level parking garage. This is in response to increasing demand for their facilities. Rather than pursue an individual Exception approval for this phase, the applicant decided to pursue a Special Area Plan for this first phase, and three additional future phases. This will allow them the opportunity to masterplan the long-term development of the site through this process, anticipating the future demand of their patients. Criteria 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 Neighborhood and to provide transitions in intensity and Building Height. The proposed Zoning outlined in Illustration # 5 shows that the highest density and intensity zoning designation, CI-T6-8-O is concentrated on the east side of the SAP area, predominately abutting the T5 transect zone. CI-T6-8-O has a maximum height of 8 stories and a bonus to 12 stories, yielding an expected transition in height and intensity to the north and to the east. The CI-T5-0 comprises the remainder of the SAP area, predominately abutting the T4 Transect Zone, but also abutting a large amount the T3 Transect Zone. CI-T5-0 has a maximum height of 5 stories, and where it abuts T4, an expected transition in height and intensity occurs. Where the CI-T5-0 abuts T3, the SAP calls for landscaped buffering. This landscape buffering represents the required dedication of Civic Space through the SAP process, and the largest dedicated space is located at the corner of NE 50 Terrace and NE Miami Place. This is intended to soften the interaction between the proposed CI-T5-0 and the abutting T3, and provide a small park to the neighborhood abutting the SAP to the southwest. Criteria 3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9" See Criteria A-G above. Miami Jewish Health Systems Special Area Plan (SAP) Page 10 of 12 E. CONCLUSION The Applicant's submitted materials and analysis provided as part of this Special Area Plan application are consistent with the intent of Miami 21, the Comprehensive Plan, and all other relevant city regulations. F. RECOMMENDATION Pursuant to Article 3 and Article 7 of Miami 21 (Ordinance 13114), as amended, and the aforementioned findings, the Department of Planning and Zoning recommends Approval with conditions of the Miami Jewish Health Systems Special Area Plan. G. CONDITIONS Based on analysis and findings, the Planning and Zoning Department recommends approval of the Miami Jewish Health Systems Special Area Plan with the following conditions: 1. The applicant shall meet all applicable building codes, land development regulations, ordinances and other laws and pay all applicable fees due prior to the issuance of any building permit. 2. The development shall be substantially in accordance with the Regulating Plan and Concept Book entitled "Miami Jewish Health Systems SAP" as prepared by Greenberg Traurig and c. c. hodgson Architects respectively, consisting of 46 pages and 139 pages respectively dated stamped received by Hearing Boards; July 14, 2017. 3. Comply with the Affirmative Action Plan submitted to the City as part of the Application for Development Approval, with the understanding that the Applicant must use its best efforts to follow the provisions of the City's Minority/Women Business Affairs and Procurement Program as a guide, as applicable. 4. Record the following in the Public Records of Dade County, Florida, prior to the issuance of any building permit: 4.1. Declaration of Restrictive Covenant providing that the ownership, operation and maintenance of all common areas, civic spaces, and facilities will be maintained by the property owner in perpetuity; and 4.2. Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title if, applicable, subject to the review and approval of the City Attorney's Office. 5. Provide the Planning Department with a temporary construction plan that addresses construction phasing and includes the following elements: 5.1. Temporary construction parking plan, with, an enforcement policy; 5.2. Construction noise management plan with an enforcement policy; and 5.3. Maintenance plan for the temporary construction site; said plan shall be subject to the review and approval by the Planning Department prior to the issuance of any building permits and shall be enforced during construction activity. All construction activity shall Miami Jewish Health Systems Special Area Plan (SAP) Page 11 of 12 remain in full compliance with the provisions of the submitted construction plan; failure to comply may lead to a suspension or revocation of this SAP. 6. Prior to the issuance of any building permit, the applicant shall provide the Planning and Zoning Department for review and approval: a) Environmental Impact Statement and final reports for the lots included in the SAP site. b) Updated Sufficiency Letter from the City of Miami, Office of Transportation. c) Final determination of Public School Concurrency and Capacity Reservation. d) Proof of compliance with conditions established by the following department or agencies, specifically: ■ City and County Public Works Departments ■ Miami -Dade County Water and Sewer ■ Miami -Dade County Traffic Engineering Division 7. The applicant will increase their provided bike parking to a level commensurate with their stated local hiring initiatives. 8. The applicant shall comply with the recommendations pursuant to the UDRB Resolution dated February 27, 2017. 8.1. "Prior to permitting of Phase I, the applicant will provide a landscape plan prepared by a certified landscape architect to be submitted to UDRB for approval. 8.2. "The applicant will consider a habitable ground floor liner of the parking garage fronting NE 53rd Street." 9. The Miami Jewish Health Systems Special Area Plan (SAP) includes a Development Review Process which address the build out of the individual Buildings as identified in the Regulation Plan. All development within the SAP shall be submitted for the review and approval by the Director of Planning and Zoning prior to the issuance of any building permit consistent with the requirements of Article 3, Section 3.9.1(g) of the Miami 21 Code and the SAP. 10. Within 90 days of the effective date of this Ordinance, record a certified copy of the Development Agreement specifying that the Development Agreement runs with the land and is binding on the Applicant, its successors, and assigns, jointly or severally. Jacquel a Ills Chief of . nd Development J. Eisenberg Miami Jewish Health Systems Special Area Plan (SAP) Page 12 of 12 MIAMI 21 (EXISTING) FILE ID: 2770 SPECIAL AREA PLAN —NW 54TH ST NE 54TH T3-O NW 52ND ST 2 2 z NE 52ND=TER NW51STST T T3-L NW 50TH ST NE 52ND ST NE51STST T3 CS NW 49TH ST N 0 250 500 L- NEr5OTH-TER NE 50TH ST 1,000 Feet .\ _ hI NE 55TH STD L Little Haiti FFrencli Creole Design Standards w 0 z CN w z NE 51ST ST NE 51ST ST UNNAMED T4-R, T4-L ADDRESSES: 5200, 5060, 5246 NE 2 AV; 5201, 5265 N MIAMI AV; 155, 145, 95 NE 50 TER; 71, 75 NE 51 ST; 11, 17, 25, 35, 36, 43, 44, 57, 61 NE 52 TER 10, 20, 32, 42, 58 NE 53 ST NW 54TH ST NE 52ND TER ,�T30 NW 52ND ST MIAMI 21 (PROPOSED) FILE ID: 2770 SPECIAL AREA PLAN NE 52ND'ST NE 51ST ST NW51STST T4-L NW 50TH ST NW 49TH ST N 0 250 500 NE 55TH ST 1,000 Feet -NEE 55TH Little Haiti French Creole Design Standards NE 54TH ST CI T6-8-O; MJHS'SAP) NE 51ST TER. NE 51ST ST UNNAMED ADDRESSES: 5200, 5060, 5246 NE 2 AV; 5201, 5265 N MIAMI AV; 155, 145, 95 NE 50 TER; 71, 75 NE 51 ST; 11, 17, 25, 35, 36, 43, 44, 57, 61 NE 52 TER 10, 20, 32, 42, 58 NE 53 ST 0 175 350 1 i I AERIAL FILE ID: 2770 SPECIAL AREA PLAN 700 Feet ADDRESSES: 5200, 5060, 5246 NE 2 AV; 5201, 5265 N MIAMI AV; 155, 145, 95 NE 50 TER; 71, 75 NE 51 ST; 11, 17, 25, 35, 36, 43, 44, 57, 61 NE 52 TER 10, 20, 32, 42, 58 NE 53 ST