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HomeMy WebLinkAboutSubmittal-Edward Martos-PowerPoint PresentationSubmitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Overview 1.Successional Zoning 2.Bad Precedent 3.No Error 4.No damages j - &\D(.6\c\-6\ - &IRA Ma vos - Q(1400.1A Submitted into the public record for items) PZ.13• on 06/27/2019 , City Clerk Babylon Towers: Site of Proposed Rezoning From T6-8-R to T6-48-0 AERIAL PHOTO OF THE SUBJECT NEIGHBORHOOD TODAY, PER GOOGLE EARTH Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Successional Zoning The proposed rezoning for the Babylon property is not successional as required by Miami 21. MIAMI 21 AS ADOPTED - JANUARY 2018 7.1.2.8 Amendment to Miami 21 Code Miami 21 Allows Up - Zoning at one level at a time (for example, T6-8 to T6-12) Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk ARTICLE 7. PROCEDURES AND NONCONFORMITIES a. Successional Zoning. The City's growth and evolution over time will inevitably require changes to the boundaries of certain Transect Zones. These changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. All changes shall maintain the goals of this Code to preserve Neighborhoods and to provide transitions in Intensity, Density, Building Height and Scale. 3. For all successional zoning changes of Tess than nine (9) acres, refer to the table below. TRANSECT ZONE T1 T2 T3 T4 T5 FLR SUCCESSIONAL ZONE T1 N/A T4, CI T5, CI T6-8. CI FLR T6-8 5 T6-12: CI 8 T6-12 8 1 T6-24a CI 7 T6-24b 16 T6-36a, CI 12 T6-36a 12 T6-60a, CI 11 . :. ..I. T6-60a 11 T6-60b, CI 18 T6-48b 18 T6-60b, CI 18 T6-36b 22 T6-60b, CI 18 T6-60b 18 N/A, CI -- T6-80 24 N/A, CI -- Developer Seeks to Up -zone the Property by FIVE Levels (T6-8 to T6-48). Miami 21 was created to stop exactly these kinds of changes. Submitted into the public record for item(s) pZ, 13 on 06/27/2019 , City Clerk Extending a Boundary is Not an Exemption from Successional Zoning But from Size Requirements MIAMI 21 ARTICLE 7. PROCEDURES AND NONCONFORMITIES AS ADOPTED - JANUARY 2018 c. Applications for rezoning (Miami 21 Atlas amendment). 1. Except where the proposal for the rezoning of property involves an extension of an existing Transect boundary, no rezoning of land shall be considered which involves Tess than forty thousand (40,000) square feet of land area or two hundred (200) feet of street Frontage on one (1) street. Applications for rezoning may be made by: (a) The City Commission; (b) The Planning, Zoning and Appeals Board; (c) Any other department, board or agency of the City; (d) Any person or entity other than those listed in (a) through (c), above, provided that only the owner(s) or their agent(s) may apply for the rezoning of property. Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Bad Precedent Allowing non -successional zoning will justify similar rezoning applications citywide Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk If you can get around Successional Zoning by Extending a Zone, Then... City of Miami Search Select Print Measure Every T3 Owner Abutting Coral Way should apply for T6 If you can get around Successional Zoning by Extending a Zone, Then... ... .•. sys....... tea.-. ,«m.•y.r�.+•• .-.t..a i1 Developers it Should houldTarget 11 Little Havana Near Miami Senior High Little Havana Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk Search Select Print Mea3tiire ..•,..-t..L • ..... _ w r. T4-R 1.3 Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk If you can get around Successional Zoning by Extending a Zone, Then... City/ of Miami Portal ILAr§ I Search Select Print Extend 13 Zoning Into Coral Gate (NCD-1) Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk If you can get around Successional Zoning by Extending a Zone, Then... City of Miami Themes v "Y > ,NW ND.?1T f aS - T641-O SOO2NflST %'d n l L P SW Rya. 15 T 1 VAL 2N11. 5 r 111 RW 2Nf3 TER t -1 1.Q. i {Ds: In 5wy3Rd_'4 r Portal !Links I DISClah,orr Search Select Print Measul+ Took tiyp 1STr SWINE) ST` r. Do the Same Along Flagler Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk If get ou can around Successional y Zoning by Extending a Zone, Then... Qciy of Miami Themes ��iunzsiaxa� :. Search Select Print I�7r•muia kWh Flagami tSW !TM IER And All Along Calle Ocho in Flagami If you can get around Successional Zoning by Extending a Zone, Then... City of M?ami Themes • Blue Lagoorr- Nw OTM AT And in Blue Lagoon Search Select Print Rar-,srlf$: NW STH lT Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk If get ou can around Successional y Zoning b Extending a Zone, Then... And in Allapattah Along NW 36 Street If you can get around Successional Zoning by Extending a Zone, Then... T -0 - µIT sFrrH51 tar NE'e77,TI1 ST _F `Vx of 7i; rr, µZw i! 7'illi NE. 'HF ....And Palm Grove... and the Upper East Side... Portal I links 12194i1 ,r Search Select Print Measure Tools PLMEPEO BY • esri Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk If you can get around Successional Zoning by Extending a Zone, Then... Along Martin Luther King Jr. Boulevard Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk If you can get around Successional Zoning by Extending a Zone, Then... Themes • 10 -0 134 NAY "F77ri!i1 NEL57TH RT Portial l !inks I Dr5sIsirrw Search Select Print Measure ....Little Haiti, and on and on... NE S9RO, ST Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk No Error Existing zoning is consistent with prior zoning and the goal of preserving the existing neighborhoods Miami 33eratb Miami's landmark Babylon Apartments, first Arquitectonica building, faces demolition By Andres Viglucci aviglucci@miamiherald.com MARCH 05, 2016 02:00 AM, UPDATED MARCH 05, 2016 08:00 AM Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk But there's a problem with that assertion. Both the city planning director at the time of the drafting, as well as the chief Miami 21 consultant — by chance, one of the founding Arquitectonica members who worked on the Babylon — emphatically say there was no error. In fact, the consultant — architect and planner Elizabeth Plater-Zyberk — said the Miami 21 zoning designation for the property, which sits at the northeastern edge of the semicircular Brickell Bay Drive, was "very carefully considered" to match the zoning capacity allowed by the old code they were replacing. iami Kerala Miami's landmark Babylon Apartments, first Arquitectonica building, faces demolition (Continued) Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Inc pidiill lti say Lucy weie uciit etaLeiy laying L ',WWI Lile naketi Day MOCK :i + msmi +, uetibiL which is less than that in the surrounding blocks of supertall Brickell towers, to avoid giving property owners a gift of extra development capacity over and above what they could build under the old code. "It was not a mistake," said the former planning director, Ana Gelabert-Sanchez, adding that she specifically recalls the discussion over that block because it was among the first in the city to be mapped under Miami zi. "It was not a scrivener's error. We went through a lot of work to really calibrate capacity." Submitted into the public record for item(s) PZ.13 . on 06/27/2019 , City Clerk ZONING FOR THE SUBJECT NEIGHBORHOOD UNDER ORDINANCE 9500 CIRCA JULY 1987 Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk 0, "Office" (Allows residential if designed per R-4 standards, i.e., consistent with zoning along Brickell Bay Drive) ZONING FOR THE SUBJECT NEIGHBORHOOD UNDER ORDINANCE 11000 CIRCA OCT. 1994 Before Ordinance 11202 Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk 0, "Office" (Allows residential if designed per R-4 standards, i.e., consistent with zoning along Brickell Bay Drive) ZONING FOR THE SUBJECT NEIGHBORHOOD UNDER ORDINANCE 11000 CIRCA 1997 After Ordinance 11202, Before Ordinance 11668 Submitted into the public record for items) PZ.13 . on 06/27/2019 , City Clerk 0, "Office" (Allows residential if designed per R-4 standards, i.e., consistent with zoning along Brickell Bay Drive) ZONING FOR THE SUBJECT NEIGHBORHOOD UNDER ORDINANCE 11000 CIRCA 1999 After Ordinance 11668 Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk 1 ¶Mop first public draft of the Mant 2a Mao, the @byOuon°o Raft ki ca mdstent with the Ea do sOong Beig 0[10 Bay neW. NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED -BY -THE CITY OF MIAMI. Pair, 21 Revision Date: 11.27.06 NOVEMBER 27 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk On ¶tJ second public draft of the Mri aod AtOsop the Babeares EcAng gonenent'ohh the Eotono aOoe 1311c Dew ©ilveo NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI. Revision Date: 02.20.07 FEBRUARY 20 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ.13 on 06/27/2019 , City Clerk On cis third public draft d RAlanl 22. Mak Cm Babydufo EmilOng ilo c coon en2 INlln ¶th afdino aD©o o r lice 000 [3sy Dr ws° • NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI. Revision Date: 03.16.07 MARCH 16 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk On .2I110 fourth public draft o� � Q NBIND11 Massa, ¶JJQ oaawoont aonono rio ccmsrMen2 mth apnring a0ono o poc_000 Day BMW° NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI, Revision Date: 04.04.07 APRIL 4 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk D%Rhlo fifth pubijc draft of the Nfigagut0- Ad %) the 13@bylloceo Roniino tis scmcfabten2 with the z®ro @Con o Nig k e 00 13a y op V e 0 NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI. ivi1AR1i2I row 4.- Revision Date: June, 2007 JUNE 2007 DRAFT OF THE MIAMI 21 ZONING ATLAS ¶Ioz sixth public draft of the VvvNSINS aidesD the BevOon's Roming tis c roslistent with the ©ui abns 113dc NE10 ay OPIV80 NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI, G1 MOM ut II: •1Iiiii• "'IIII> liiiii Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk iL ■ 44 le ::1i'I Lextrt'a ilt Air ',40- 41.014. 111 orgt.21 aki,r1, Revision Date: March 04, 2008 MARCH 2008 DRAFT OF THE MIAMI 21 ZONING ATLAS 0n Vito seventh public draft o� .2}© MarN 2.21 aria the o abyOufs go rdn c roslistent With the aofoao sOung ark NO0 0 aw ©rhgeo Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk I t ��ii-. ■III.9rrr. o rWI* 'I`mew,. •iimiwirz �U� i�u•'ors 15th Road DISCLAIMER: THIS IS A DRAFT MAP OF THE ZONING TRANSLATION FOR DISCUSSION AND COMMUNITY FEEDBACK, NOTE THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI. Revision Date: September 09, 2008 SW 0 R i Flagler 8th StreE SEPTEMBER 9, 2008 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Ors iRJoo eighth public draft o� RIBINO22Q:WimpithQ E3abwilcpnyo aming No c @nolloRen2 Nero E©mAno abng 13Ncia1111 oow new° DISCLAIMER: THIS IS A DRAFT MAP OF THE ZONING TRANSLATION FOR DISCUSSION AND COMMUNITY FEEDBACK, NOTE THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MINA f Revision Date: September 30, 2008 SEPTEMBER 30, 2008 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk thOs ninth public draft of the Maid 22 Mak the E3abeufo Earang 621 c umsOstent weth the Eardn aD©croo Dec Daiw QpOMQo DISCLAIMER: THIS IS A DRAFT MAP OF THE ZONING TRANSLATION FOR DISCUSSION AND COMMUNITY FEEDBACK. NOTE: THIS MAP WAS DEVELOPED BASED ON INFORMATION PROVIDED BY THE CITY OF MIAMI. Revision Date: November 5, 2008 NOVEMBER 5, 2008 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk thb tenth public draft o� the MEd 2T. atg azD the Babw0aFes Rmang 6s c mobtent we h the amIn agono mDD Bay neW20 15th Road FINAL DRAFT ATLAS TO BE SUBMITTED TO THE CITY COMMISSION NOTE THIS MAP WAS DEVELOPED RABED ON INFORMATION PROVIDED BY THE CITY OF MIAMI. Flagler S SE8thS Eva111 1121 ,„,,, ma, Posted: January 30, 2009 ,;,,,Iv Op,y i • R ♦I 11 11 0R,v, JANUARY 30, 2009 DRAFT OF THE MIAMI 21 ZONING ATLAS Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Themes « . • . • _ . a ;. Way (Zone . . . . . . LI .4 S l"J 1 4 T 4-I s T - _+ _ . I' I T© ag0the oebVI© DoRCAR remains consistent' fin ne Eadins durDs BeckeN Bew Dew& T3 -R "it Submitted into the public record for item(s) PZ. 13 . on 06027/2019 , City Clerk Why Did Staff Think There Was an Error When They Reviewed This in 2016? T. Eilicouce This triangle is NOT part of the Babylon Property Figure 2. Zoning Map Excerpt - T6-8-R Because in 2016, someone incorrectly sketched the Babylon Property like this. Submitted iinto the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk No Damages Today's zoning has actually increased the Babylon Property's development potential and value. Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk OFFICE (ORD. 11 00)1 T6-8 T6-48 (MIAMi 21) (MIAMI 21) GROSS LoT AREA 19,486 sf (0.44 ac) n/a n/a NET LOT AREA 15,986 sf (0.36 ac) 15,986 sf (0.36 ac) 15,986 sf (0.36 ac) FLOOR AREA RATIO (FAR) 1.72 n/a n/a FLOOR LoT RATIO (FLR) n/a 5 11 33,516 sf 2 79,930 sf 175,846 sf BASE POTENTIAL AREA n/a 1.25 5.5 BONUS FAR BONUS FLOOR AREA n/a 19,983 sf 87,923 sf MAXIMUM POTENTIAL ARE • 33,516 sf 1 99,913 sf 263,769 sf 500 units / ac 500 units / ac PERMITTED DENSITY (UNDER COMP PLAN) 500 units / ac MAX UNITS 183 183 183 LOT COVERAGE MULTIPLIER 40% 80% 80% LOT COVERAGE 7,794 sf 12,789 sf 12,789 sf MAX HEIGHT (IF RESID.) 120 ft. 8 stories 48 stories MAX HEIGHT (IF COMM.) unlimited 8 stories 48 stories MAX HEIGHT ALLOWED W/ BONUS n/a 12 stones 60 stories 1 Section 401 defaults to R-4. 2 Ordinance 11000 and Miami 21 differ in that Ord. 11000 excluded certain areas such as parking, circulation, and mechanical, when calculating maximum FAR while Miami 21 does not. Such areas can account for 40% to 60% of a project total floor area. Accordingly, we have conservatively adjusted the potential floor area under Ordinance 11000 by 60%. Don't Take My Word For It, Look To City Staff 's Own Analysis It's Part of their Staff Report 11 000 Zoning Ordinance (adopted in March 1990) Density 150 du/acre Floor Area Ratio (FAR) Gross Land Lot Area2 Before Miami 21, Zoning Allowed 40,729.6 square feet Submitted into the public record for item(s) PZ. 13 on 06/27/2019 , City Clerk 0 (Office) (covenant remaining in effect) 55 dwelling units FAR = 1.72. Gross Lot Area = 23,680 1.72 X 23,680 = 40,729.6 sq. Ft. In the 11000 Zoning Ordinance: Floor area. nonresidential. Nonresidential floor area is the sum of areas for nonresidential use on all floors of buildings, measured from the outside faces of the exterior walls, including interior and exterior halls, lobbies, enclosed porches and balconies used for nonresidential uses. Not countable as nonresidential floor area are: (a)Parking and loading areas within buildings; (b)Open terraces, patios, atriums or balconies; (c)Stalrways, elevator shafts, mechanical moms; ar (d)Floor areas specifically excluded from floor area limitations by special provisions of these regulatiions. Residential floor area includes the sum of all areas for residential use on all floors of buildings, measured from the outside Faces of the exterior walls or windows, including interior and exterior halls, lobbies, etc. Not countable as residential floor area are: Open terraces. pantos. atria. or balconies: carports. garages. breezeways, or tool sheds; special purpose areas like recreation rooms or social halls; staff space for therapy or examination in group care housing; basement space not used for living accommodations; stairs, elevator shafts, or mechanical rooms; or any commercial or nonresidential space. Submitted into the public record for item(s) PZ. 13 on 06/272019 City Clerk Don't Take My Word For It, Look To City Staff 's Own Analysis It's Part of their Staff Report MIAMI 21 Zoning Ordinance (adopted in 2010) Zoning T6-8-R (covenant remaininci in effect) **CURRENT ZONING DESIGNATION** Density 500 du/ac3 183 dwelling units Floor Lot Ratio (FLR 5) Lot Areal of 5 x 15,977 sq. Ft. =79,885 sq. Ft. FLR is the Multiplier applied to the Lot Area that determine Max Floor Area above grade Miami 21 defines Floor Area as : The floor area 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 interior Atria and open-air spaces such as exterior corridors, Porches, balconies and roof areas. Also means Building or Development Capacity. kfter Miami 21, Allows �9,885 square feet Public Benefit FLR 25% 79,885 sq. ft x .25 = 19,971.25 sq. Ft. Max floor area w/Public Benefits 79, 885 sq. Ft +19,971.25 sq. Ft = 99,856.25 sq. Ft. Babylon's Owner Abandoned Office Uses Ten Years Before Miami 21 was Enacted r 18463 iu 3O J5 THIS 1 r1:;'rR11r•1 rt. r PREPARED i v: LO 1IS D. ZARE'1'SK•1 , RITTER, RITTER AUI) ZARETSFY 1 NE 150 It SS i'ar-•1 , :;,i i i •• j (11) r-1i.zmi , T`1t"I, i'1i I t.' It!•:r'I,r\HATIli1I ()Ii 1,`CiJ1KA-111110ft F::1'I'Aiii, 1 :=1I 1 11( ; Submitted into the public record for item(s) PZ. 13 . on 06177/2011_, City Clerk 9'9RCJ6074 7 1999 FEB 03 15:26 [SA :i.l 1-01Y...../(-)W}mil\; ;./,- A --' 't 1.riL(1r•i I !11 Ut•1 In 1999, the building was converted into a residential condominium. F4,\!il'i,tlrl 1Fr'I'I•:NI'I1\'I'II.'HA ,, Ill1' ., .1 •tl'•et•lt il�lt, )I('t r'iii•llt r'1' l•.11 lr'•tl t hi"i)r'Voir:l+r.1 , " 1 i t .'; ?:11ct'•':''.11•)f glatll.ee:: and r1S-1titts, 1tt+}lIr'i' ref 1r'r' si,rl11,JA t it 1.- It) ttlo r-I.r1 I }t1 ol,rar ► •, 114zSt-t i t+.'l i 11 l.:;lli } i f "r+. " ::}tt,.,t 1 , ;il t t 'Anti 11149071 i1 pat 1 114.--'t'e'IJ1 11"1 :11 :•It ,"hill t r':; t liar ^,i iI })t ( 11t31'1 y 1.`+ SIJ}►1Il L t I r-•,I t r+ r•r•►11r1(+flli 111 IIUUI r'Mir•t St11 It, 11111 t r't 1 11j1 IPt111il Of I }in St At lit t•'S t+1 t 11r-' tit -1t r' tit }''lr'tt Ittr'!, lir't c'11I.If I r'1 !:rail.-- i111t'!: 1 rtifl+t t r•tl I ti .1`: t 11+:'. "Cr milt ll1li11iIltil ►1t't , .. I lis.a r l()Vj!:1ru111: •.1 till it'11 ell F. lip! r4iv 1 Ill r,1 licit ,ll ' •l I", I "f ''I r'[1r't. .!!: I': ill l 1‘r •:.•1 f r)t . dt F BABYLON TOWERS, A CONDOMINIUM rt. 18463 PP. 3052 ,.' LIvfta: o , n: NUMY Roar I 1 I UNIT 2A I, 1rrm i61 IrAg 1t ate_ 1� '1; 3AC'I�..E E�.10' 1 �L.e°�rl mar ; • d t,. 7 i' 57 I•G n 7,1 0J ' [I 1670' PH' 'r BEDRM,o11 MAVEN 1465' n xNil SEDROOIt a 1 5��f7,T5 '� u CRet't lc :.Coss, 1• rr.r 1 1 lee.. to 5-•5 • COON /)(J r 04.0LIOPPO7 Won 11C LEGEND: 1, S=4 -• UMIlEU CANNON EI.ENEN I' Condominium Unit boundary line C,amnon El�,nrnl - — — boundary Ilea Wit,. I:ITC1+EP, CL . C1OS£s t3 13Atit S1OR_ .• StORACE AI C r, AIR COMMONER NOTES: Each Condominium Unil consists of spate bounded by the Condominium Unit boundary linos as shown and by the finished surlacee of the Soot and ceiling, The 1999 Floor Plans Show Residential Units t MOM I" ij • ra 1 4l�Li Ys 1 UNtr 2A I. il 7i.5ti jI 14.00'rm. IT 1 yI 4_,2:.-4 ril, I 4 6 I !) 48 MASICR y J BEDROOM a rI 7 4 ID 4 - CCM ul tY1 n1 IV E est Y � 0 U 1 c Submitted into the public record for item(s) PZ. 13 . on 06/27/2019 , City Clerk Conclusion • City Commission should deny the requested rezoning. — It violates successional zoning — If approved it will create a catastrophic precedent — No evidence of a scrivener's error — Babylon's owner has suffered no injury or damage. • Staff recommends denial