HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR
CHANGE OF ZONING
APPLICANT: Westdale Wynwood LP FILE ID: 2696
PROJECT ADDRESS: Approximately 3043, NW 3 Ave, 3040 NW 2 Ave., 224, 234, 244, 252,
262, 268, 276, 284 NW 31 St; 221, 229, 237, 243, 251, 267, 269, 275, 285, 291 NW 30 St.
(Multiple Addresses) also known as Block 17 of the Wynwood Park Subdivision
COMMISSION DISTRICT: 5 (Keon Hardemon)
NET OFFICE: Wynwood / Edgewater
STR: 25-53-41
ZIP: 33127
PLANNER: Efren Nunez, Planner II
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the
applicant requests a change of zoning for the northern portion of Block 17 for the lots
zoned T3-O "Sub -Urban Open" to T4-L "General Urban -Limited" and the southern portion
of Block 17encompassing the lots zoned T4-L "General Urban -Limited" to T5-L "Urban
Center - Limited". See Exhibit 2 entitled "Block 17".
The subject properties are part of the Wynwood Park Subdivision and are located within
the Wynwood Edgewater Net Area. The block is zoned T3-O, T4-L and T5-O and has an
approximate block area of approximately 4.86 continuous acres of which only
approximately four acres is the subject of the rezoning. Block 17 is bounded by NW 31
Street to the north, NW 2 Avenue to the east, NW 30 Street to the south, and NW 3 Avenue
to the west. The complete legal description is on file with the Hearing Boards Section.
B. BACKGROUND & HISTORY:
On February 7, 1917, the City Council pursuant to Resolution No. 1098 approved the
Wynwood Park Subdivision, establishing Block 17, which is the subject of this rezoning
request.
The residential portion of Block 17 per the Miami -Dade County Property Appraisers'
website indicates 50 reported residential dwelling units. The block consists of an array of
building typologies including multifamily apartment buildings, duplexes and single-family
structures. The vast majority of the existing residential structures on the block were
constructed in the Mission, Mediterranean and Florida Vernacular Architectural styles, and
were constructed between 1926 and 1938. The eastern commercial portion of the block
comprises a single -story and a two-story commercial buildings fronting NW 2 Avenue
which serves as the north south commercial and civic corridor for the immediate
File ID: 2696
Page 1 of 6
neighborhood. The neighborhood is served by numerous specialty retail shops such as
but not limited to (Bodegas) that cater to the Hispanic Community. See Exhibit 3 entitled
"Building Typologies".
Over time the Wynwood Park Subdivision became a predominate working class, Puerto
Rican neighborhood comprised of workers from the textile industry and other
manufacturing jobs from the adjacent industrial area.
At the center of the neighborhood, on the adjacent abutting block to the north fronting NW
2 Avenue is the San Juan Bautista Catholic Mission, named after the patron saint of San
Juan, Puerto Rico. The Mission serves as a small outreach facility for the Catholic parish
of Corpus Christi, which was bisected by the construction of the interstate 1-95 in the
1960s. This physical barrier further separated the community's economically
disenfranchised residents. The Mission building affords parishioners the opportunity to
once again walk to church and other social events without having to commute to the main
parish complex. The Mission functions primarily as a place of worship and it also allows
for community interaction by hosting a variety of activities. Furthermore, the Mission
serves as a resource facility for the economically disenfranchised Latin American
residents of the area, by providing medical, legal, financial, and immigration counseling.
San Juan Bautista Mission
Courtyard Elevation
Interior Art Ceiling
On July 20, 2017, the applicant submitted a request for a change of zoning for the
northern portion of Block 17 lots 1-9 zoned T3-O "Sub -Urban Open" to T4-L "General
Urban -Limited" and the southern portion of the block encompassing lots 10-18 zoned T4-
L "General Urban -Limited" to T5-L "Urban Center — Limited."
Subsequently, planning staff met on multiple occasions with the applicant to discuss staff's
concerns and reservations as to the request as outlined in subsection B, C, and E of this
report.
On October 16, 2017, the applicant voluntarily proffered a declaration of restrictive
covenant for staff's consideration attached hereto as Exhibit 4 entitled "Declaration of
Restrictive Covenants" against the subject property with the following summarized
restrictions:
a. The Subject Property shall be treated as a unified development site, to be
developed in one or more phases consistent with concept plan for multi -family
residential development with a mix of unit sizes, on -site parking and community
amenities, and limited commercial uses along the ground floor of NW 30 Street,
and subject to a recorded Unity of Title or Covenant in Lieu of Unity of Title,
pursuant to Article 7 of the Miami 21 Code. Any material changes to the
concept plan must be reviewed and approved by Exception by the Planning,
Zoning and Appeals Board.
File ID: 2696
Page 2 of 6
b. Development on the north parcels shall not exceed a maximum Height of Three
(3) Stories and 40 feet and will incorporate architectural elements consistent
with existing structures in the neighborhood, including but not limited to
Spanish Mission and Mediterranean Revival.
c. Owner shall, in future development of the Subject Property, reserve a minimum
of ten (10) multi -family residential dwelling units, at a mix of unit sizes, as
Workforce Housing, as defined in Article 1.2 Definitions of Miami 21 Code.
The portion of the covenant restricting the height for the north parcels fronting NW 31 St.
is irrelevant, as the maximum height permitted by the T4-L Zone is already limited to three -
stories and 40 feet.
The current zoning designation of T3-O and T4-L for the subject site has a maximum
combined development capacity of approximately 108 dwelling units. Under the proposed
rezoning designation of T4-L and T5-L the maximum combined development capacity
allowed would be approximately 202 dwelling units of which the applicant is proffering 10
multi -family residential dwelling units or 4.95-percent of the dwelling units as Workforce
Housing.
C. COMPREHENSIVE PLAN:
The requested zoning designation for the northern portion of block 17 for the lots zoned
T3-0 "Sub -Urban Open" to T4-L "General Urban -Limited" and the southern portion of the
block encompassing the lots zoned T4-L "General Urban -Limited" to T5-L "Urban Center
— Limited" is inconsistent with the Miami Comprehensive Neighborhood Plan (MCNP)
designation of Duplex Residential. Furthermore, the 3rd District Court of Appeal has ruled
that zoning applications inconsistent with the Comprehensive Plan should not be approved
by a zoning board and the recommendation shall be for denial or deferral.
However, the applicant has submitted an application to amend the land use designation
from "Duplex Residential" to "Medium Density Restricted Commercial", as a companion
item under File No. 2696. The rezoning is contingent on the Planning, Zoning and Appeals
Board making the appropriate finding to grant the land use amendment as requested.
D. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T3-0 (Sub -Urban -Open)
Wynwood Park Subdivision
*T4-L (Urban General -Limited)
Wynwood Park Subdivision
Surrounding Properties
NORTH: T3-0 (Sub -Urban -Open)
Wynwood Park Subdivision
FUTURE LAND USE DESIGNATION
Duplex Residential
Maximum of 18 D.U. per acre
Low Density Restricted Commercial
Maximum of 36 D.U. per acre
Duplex Residential
Maximum of 18 D.U. per acre
File ID: 2696
Page 3 of 6
SOUTH: *CI (Civic Institutional)
Eneida M. Hartner Elementary
EAST: *CI (Civic institutional)
Young Men's Preparatory Academy
WEST: T4-L (Urban General -Limited)
Wynwood Elderly Residential Complex
Duplex Residential
Maximum of 150 D.U. per acre
Duplex Residential
Maximum of 150 Q.U. per acre
Low Density Restricted Commercial
Maximum of 36 D.U. per acre
*"Civic Institutional" Excerpt of Article 5 Section 5,7,2,4(a) Any properly located within a CI Zone may be developed according to the
regulations of the most restrictive Abutting Transect Zone with all Frontage considered a minimum.
E. ANALYSIS:
The following is a review of the request pursuant to the rezoning criteria in Article 7, Section
7.1.2.8 (a)(3) & (f)(2) of Miami 21. The Background sections A - D of this report are hereby
incorporated into the analysis and its corresponding criteria by reference:
Criteria: For rezonings: 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 the Miami
21 Code to preserve Neighborhoods and to provide transitions in intensity and
building heights.
Analysis: The subject site is a legally platted Block 17 located within the Wynwood Park
Subdivision that was established in 1917 and subsequently developed between
1926 and 1938. Little has changed since the development of the block as the vast
majority of the structures remain intact. See Exhibit 3 entitled "Building
Typologies". Staff notes that there are continued stresses on the remaining
residential portions of the original plat due in part to the ongoing development of
Midtown and the Wynwood Neighborhood Revitalization District ("NRD"), which
are in close proximity to the site.
Staff finds the proposed rezoning request is inconsistent with the goals of the
Miami 21 Code, preserving neighborhoods and providing transitions in intensity,
as the request will alter the character of the neighborhood and is found not to be
compatible with the surrounding zoning districts as it will result in an increase in
density and intensity into a long and clearly established residential neighborhood.
Staff notes that the site is comprised of three zoning designations, zoned T3-O,
T4-L and T5-O and has an approximate block area of approximately 4.86
continues acres of which only four acres are the subject of the rezoning.
T4-R
Max 36 dulac
Existing Zoning
N
File ID: 2696
Page 4 of 6
N
Proposed Zoning
Furthermore, staff finds the rezoning request is inconsistent with the goals and
objectives of the Miami Comprehensive Neighborhood Plan pursuant to the
following and as described in more detail in the FLUM Amendment Analysis with
File No.2695:
Goal LU-1: states, the City maintain land use patterns that (1) protect and enhance
the quality of life in the City's neighborhoods.
Goal LU-2: Preserve and protect the heritage of the City of Miami through
identification, rehabilitation, adaptive reuse, restoration and public awareness of
Miami's historic, architecture and archaeological resources.
Objective LU-1.5: Land development regulations will protect the city's unique
natural and coastal resources, its neighborhoods and its historic and cultural
heritage.
Objective HO-1.2: Conserve the present stock of extremely low-, very low-, and
moderate income housing within the City and reduce the number of substandard
units through rehabilitation, reduce the number of unsafe structures through
demolition or rehabilitation, and insure the preservation of historically significant
housing through identification and designation.
Policy HO-1.2.2: The City will continue, and when necessary expand extremely
low-, very low-, low-, and moderate -income housing programs with the intent of
preventing a net loss of extremely low-, very low-, low, and moderate income
housing (in accordance with the current standards and regulations of HUD and the
State of Florida) units within the City.
Finding: Staff finds that the request is inconsistent with the above goals and objectives and
inconsistent with the intent of the Miami 21 Code as referenced above.
F. NEIGHBORHOOD SERVICES:
Code Compliance
Building
Historic Preservation
Environmental Resources
No Comment
No Comment
With Reservation See Exhibit 5
No Comment
File ID: 2696
Page 5of6
DERM Required
NET No Comment
G. CONCLUSION:
The Department of Planning recommends denial of the applicant's request for a change
of zoning. The proposed change of zoning is an intrusion of a higher density and intensity
into the established neighborhood. The applicant has proffered a covenant limiting the
development of the north parcels to a maximum height of three -stories with an overall
height of 40 feet, incorporating architectural elements consistent with existing structures
in the immediate neighborhood such as, but not limited to, Spanish Mission and
Mediterranean Revival. The covenant will also reserve a minimum of ten (10) multifamily
residential dwelling units as Workforce Housing for a period of thirty (30) years extended
automatically for successive periods of ten (10) years in an effort to address the
deficiencies with the comprehensive plan resulting from this application.
While staff appreciates the proffering the Declaration of Restrictive Covenants with
proposed restrictions and workforce housing, the Covenant cannot be taken into
consideration under the rezone criteria found in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of
the Miami 21 Code.
Staff finds the rezoning request, even with the proposed Declaration of Restrictive
Covenants, is inconsistent with the goals of the Miami 21 Code as the request is not
compatible with the surrounding zoning districts nor provides an appropriate zoning
transition.
H. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the
aforementioned findings, the Planning Department recommends denial of the proposed
rezoning as presented for the northern portion of Block 17 for the lots zoned T3-O "Sub -
Urban Open" to T4-L "General Urban -Limited" and the southern portion of the Block 17
encompassing the lots zoned T4-L "General Urban -Limited" to T5-L "Urban Center -
Jacqu-lin- I'is
Chief of nd Development
10/25/17 Efren Nunez
Exhibits:
Exhibit 1 — Legal Description
Exhibit 2 — Block 17
Exhibit 3 — Building Typologies
Exhibit 4 — Declaration of Restrictive Covenants
Exhibit 5 — Memorandum from Office of Historic Preservation
File ID: 2696
Page 6of6
EXHIBIT 1
"Legal Description and Survey"
File ID No. 2696
NW 31ST STREET
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MATCH LINE "A"
ZONING AREA TABULATION:
SURVEY NOTES:
LEGAL DESCRIPTION:
CERTIFICATION:
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EXHIBIT 2
"Block 17"
File ID No. 2696
Block 17 of the Wynwood Park Subdivision
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Lot 9 Address: 284 NW 31 ST (B) Built: 1935 Architectural Style: Ranch
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Lot: 7 Address: 268 NW 31 ST Built: 1935 Architectural Style: Mission
Lot: 6 Address: 268 NW 31 ST Built: 1935 Architectural Style: Mission
Lot 5 Address: 262 NW 31 ST Built: 1938 Architectural Style: Ranch
Current
Building Typologies
Block 17 (Lots Fronting NW 31 ST)
Historic
Lot 4 Address: 252 NW 31 ST Built: 1950 Architectural Style: Ranch
Lot3 Address: 244 NW 31 ST Built: 1926 Architectural Style: Craftsman
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Lot:10 Address: 291 NW 30 ST Last Built: 1950 Architectural Style:
Lot:l 1 Address: 2S5 NW 30 ST Built: Demolish Vacant Lot Architectural Style:
Lot 12 Address: 275 NW 30 ST Built: 1935 Architectural Style: Mission
Building Typologies
Block 17 (Lots Fronting NW 30 ST)
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Lot:13 Address: 269 NW 30 ST Last Built: 1926 Architectural Style: Mission
Lot:14 Address: 267 NW 30 ST Built: 19_ Architectural Style:
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Historic Current
Lot:16 Address: 243 NW 30 ST Last Built: 1937 Architectural Style: Mission
Lot:17 Address: 237 NW 30 ST Built: 1936 Architectural Style:
Lot 18 Address: 229 NW 30 ST Original Structure demolished Built: 2005 Architectural Style:
EXHIBIT 4
"Declaration of Restrictive Covenants"
File ID No. 2696
DRAFT
This instrument prepared by
and when recorded returned to:
, Esq.
Akerman LLP
Three Brickell City Centre
98 Southeast Seventh Street
Miami, FL 33131
(Space Above For Recorder's Use Only)
DECLARATION OF RESTRICTIVE COVENANTS
THIS DECLARATION OF RESTRICTIVE COVENANTS (this "Declaration") is made this
day of , 201, by WESTDALE WYNWOOD LP, a Texas limited partnership
(hereinafter, the "Owner"), in favor of the City of Miami, Florida, a municipality located within the State
of Florida (the "City").
WITNESSETH:
WHEREAS, the Owner holds fee simple title to that certain real property located at 224-284 NW
31 Street, 3043 NW 3 Avenue, and the western portion of 3040 NW 2 Avenue in Miami, Florida, as more
particularly described in Exhibit "A" (the "North Parcels"), and that certain real property located at 221-
291 NW 30 Street, Miami, Florida, as more particularly described in Exhibit "A" (the "South Parcels",
collectively with the North Parcels referred to as the "Subject Property");
WHEREAS, on July 20, 2017, the Owner filed applications with the City's Planning and Zoning
Department related to the future land use and zoning classifications of the Property to effectuate efficient
and appropriate use, density, and future redevelopment of the Subject Property as a multi -family
residential development, including an application to amend the City's Zoning Atlas for the North Parcels
from T3-O to T4-L, and to amend the City's Zoning Atlas for the South Parcels from T4-L to T5-L (the
"Application"); and
WHEREAS, the Application is consistent with the City's Comprehensive Neighborhood Plan
and facilitates additional multi -family residential development with a mix of unit types and sizes, and
improvement in the quality of housing stock in the surrounding neighborhood; and
WHEREAS, the City's Planning Department prepared a staff report recommending approval of
the Application; and
WHEREAS, on , 201, the Planning, Zoning and Appeals Board recommended
approval of the Application ( - ), pursuant to Resolution PZAB-R- ; and
WHEREAS, on , 201_, the City Commission on first reading of the ordinance,
reviewed the Application, and voted affirmatively to approve the Application; and
WHEREAS, on , 201_, on second reading, the City Commission approved the
Application for amendment to the City's Zoning Atlas, as being Consistent with the criteria contained in
Article 7.1.2.8 of the City of Miami Zoning Code ("Miami 21 Code"), pursuant to Ordinance No. ,
attached hereto and made a part hereof as Exhibit "B"; and
42894953;6
43113820;1
WHEREAS, the Owner desires to ensure that any future use and/or development of the Subject
Property is compatible with both the current and future conditions of the surrounding neighborhood.
NOW THEREFORE, the Owner, in order to assure the City that the representations made to the City
will be abided by the Owner, its successors or assigns, freely, voluntarily and without duress makes the
following covenants covering and running with the Subject Property:
1. Recitals. The foregoing recitals are true and correct and incorporated herein by reference.
2. Covenants Against the Subject Property. The Owner hereby declares the following restrictions
against the Subject Property:
a. The Subject Property shall be treated as a unified development site, to be
developed in one or more phases consistent with concept plan for multi -family residential
development with a mix of unit sizes, on -site parking and community amenities, and limited
commercial uses along the ground floor of NW 30'h Street, and subject to a recorded Unity of
Title or Covenant in Lieu of Unity of Title, pursuant to Article 7 of the Miami 21 Code. Any
material changes to the concept plan must be reviewed and approved by Exception by the
Planning Zoning and Appeals Board.
b. Development on the North Parcels shall not exceed a maximum Height of Three
(3) Stories and 40 feet and will incorporate architectural elements consistent with existing
structures in the neighborhood, including but not limited to Spanish Mission and Mediterranean
Revival.
c. Owner shall, in future development of the Subject Property, reserve a minimum
of ten (10) multi -family residential dwelling units, at a mix of unit sizes, as Workforce Housing,
as defined in Article 1.2 Definitions of Miami 21 Code.
In the event the City of Miami Zoning Atlas or Miami 21 Code is amended to allow the North
Parcels or South Parcels or any properties abutting the North Parcels or South Parcels, respectively, to
exceed the current maximum Height or maximum permitted Density, by right or through a special permit
or use of a public benefits program or other bonus Height mechanism made available through the Miami
21 Code, the purpose of this Declaration shall no longer exist and the City shall, upon Owner's written
request, agree to the release of this Declaration consistent with the procedures set forth in Section 6
herein.
3. Effective Date. This Declaration shall constitute a covenant running with the title to the Subject
Property and be binding upon Owner, its successors, heirs, and assigns upon recordation in the Public
Records of Miami -Dade County, Florida. These restrictions shall be for the benefit of, and a limitation
upon, all present and future owners of the Subject Property and for the public welfare.
4. Term of Covenant. This Declaration on the part of the Owner shall remain in full force and
effect and shall be binding upon the Owner of the Subject Property, its successors in interest and assigns
for an initial period of thirty (30) years from the date this instrument is recorded in the public records and
shall be automatically extended for successive periods of ten (10) years, unless modified, amended or
released prior to the expiration thereof.
5. Inspection and Enforcement. It is understood and agreed that any official inspector of the City
of Miami may have the right at any time during normal working hours to enter upon the Subject Property
2
42894953;6
43113820,1
for the purpose of investigating the use of the Subject Property, and for determining whether the
conditions of this Declaration and the requirements of the City's building and zoning regulations are being
complied with. An action to enforce the terms and conditions of this Declaration may be brought by the
City and may be by action at law or in equity against any party or person violating or attempting to violate
any covenants of this Declaration or provisions of the building and zoning regulations, either to restrain
violations or to recover damages. This enforcement provision shall be in addition to any other remedies
available under the law.
6. Amendment and Modification. This instrument may be modified, amended or released as to
any portion of the Subject Property by a written instrument executed by the owner(s) of the fee -simple
title to the Subject Property to be effected by such amendment, modification, or release and the City with
the approval by the City Commission at a public hearing, which public hearing shall be applied for by,
and be at the expense of the Owner.
7. Severability. Invalidation of any one of these covenants by judgment of Court shall not affect
any of the other provisions of this Declaration, which shall remain in full force and effect.
8. Recording. This Declaration shall be filed of record among the Public Records of Miami -Dade
County, Florida, at the cost of the Owner. The Owner shall submit a recorded copy to the Zoning
Administrator at 444 SW 2nd Avenue, 4th Floor, Miami, Fl., 33130-1910 within thirty (30) days of
recordation.
[ Signature Page Follows ]
3
42894953;6
43113820;1
DRAFT
IN WITNESS WHEREOF, the Owner has set his hand and seal effective of the date first above
written.
WITNESSES:
Print Name:
Print Name:
STATE OF
COUNTY OF
WESTDALE WYNWOOD LP, a Texas limited
partnership
By:
Name:
Title:
The foregoing instrument was executed, acknowledged and delivered before me this day of
, 2017, by , as of Westdale Wynwood LP,
a Texas limited partnership on behalf of the company. He/She is personally known to me or has produced
as identification.
(Official Seal)
Name:
Notary Public, State of Texas
My Commission Number:
My Commission Expires:
APPROVED AS TO LEGAL FORM APPROVED
AND CORRECTNESS:
OFFICE OF THE CITY ATTORNEY ZONING ADMINISTRATOR
By: By:
Printed: Printed:
42894953;6
43113820;1
DRAFT
Exhibit "A"
Legal Description
North Parcels
Lot 3, Block 19, of NORTHERN BOULEVARD TRACT, according to the Plat thereof, as recorded in
PIat Book 2, Page 29 of the Public Records of Miami -Dade County, Florida.
TOGETHER WITH
Lots 1 through 9, inclusive, Block 17, of WYNWOOD PARK, according to the Plat thereof, as recorded
in Plat Book 5, Page 23 of the Public Records of Miami -Dade County, Florida.
South Parcels
Lot 4, Block 19, of NORTHERN BOULEVARD TRACT, according to the Plat thereof, as recorded in
Plat Book 2, Page 29 of the Public Records of Miami -Dade County, Florida.
TOGETHER WITH
Lots 10 through 18, inclusive, Block 17, of WYNWOOD PARK, according to the Plat thereof, as
recorded in Plat Book 5, Page 23 of the Public Records of Miami -Dade County, Florida.
42894953;6
431.13820;1
Exhibit "B"
Ordinance No.
[See Attached]
42894953;6
43113820;1
Exhibit "C"
Concept Plans
[See Attached]
42894953;6
43113820;1
EXHIBIT 5
"Memorandum from Office of Historic Preservation"
File ID No. 2696
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO:
Efren Nunez & Ryan Shedd
Planner II Planner II
FROM: Warren Adams
Preservation Officer
if T1
DATE: 10/25/17
FILE: 2696 & 2695
SUBJECT: Westdale Wynwood Rezoning
REFERENCES:
ENCLOSURES:
Please be advised that Preservation Staff has concerns regarding the requested change of zoning and
proposed redevelopment of the subject lots as this will lead to the loss of a number of potentially
significant residential structures, many of which were built between 1926 and 1938. Further, Staff is
concerned that the proposed new multi -family development, if approved, will be incompatible with
the remaining residential structures to the north in terms of architectural style, scale, massing, and
height. The loss of significant structures and the encroachment of incompatible development may
adversely affect the character of the neighborhood.
Should the Planning, Zoning and Appeals Board "PZAB" make a favorable recommendation to grant
the change of zoning, Staff would like the covenant to include the following:
• The Office of Historic Preservation in consultation with the Historic and Environmental
Preservation Board shall review and make a recommendation to the PZAB on all new
construction to ensure the design is architecturally compatible with the surrounding structures
as part of the Exception process as identified in Section 2(a) of the Declaration of Restrictive
Covenants as voluntarily proffered by the applicant.
C:.Iaqueline Ellis
Chief of Land Development
AERIAL
FILE ID: 2696
REZONE
NW12ND'AVE
ADDRESSES: 221-291 NW 30 ST, 224-284 NW 31 ST,
3043 NW 3 AV & 3040 NW 2 AV
0 137.5 275
550 Feet
1
MIAMI 21 (EXISTING)
FILE ID: 2696
REZONE
N
0 125 250
NW 32ND ST
T3-O
T5-
NW 3RD AVE
500 Feet
O
T3-O
ADDRESSES: 221-291 NW 30 ST, 224-284 NW 31 ST,
3043 NW 3 AV & 3040 NW 2 AV
MIAMI 21 (PROPOSED)
FILE ID: 2696
REZONE
NW 3RD AVE
T4-L
NW 32ND ST
'3-O
NW 31 ST ST
T
NW 30TH ST
i
0 125 250
0
�w
M >
T5
NW 29TH ST
T6-8-0
n
500 Feet
CS
I I
T5-0
ADDRESSES: 221-291 NW 30 ST, 224-284 NW 31 ST
3043 NW 3 AV & 3040 NW 2 AV