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Home My WebLink AboutStaff Analysis and MapsCity of iami Planning Department Division of Land Development ANALYSIS FOR REZONING Staff Analysis Eplan Id# PZ-19-3970 Location 41 NE 17 TER, 35 NE 17 TER, 27 NE 17 TER, 23 NE 17 TER, 15 NE 17 TER, 1765 N MIAMI AV ,1755 N MIAMI AV, 1749 N MIAMI AV, 31 NE 17 ST, 1748 NE MIAMI CT, 1729 N MIAMI AVE, 64 NE 17 ST, 52 NE 17 ST, 38 NE 17 ST, 42 NE 17 ST, 48 NE 17 ST, 1643 NE MIAMI CT, 1642 NE MIAMI PL, 1632 NE MIAMI PL, 1635 NE MIAMI CT, 45 NE 16 ST, 128 NE 17 ST, 108 NE 17 ST, 1629 NE 1 AV, 1652 NE 2 AV, 1655 NE 1 CT, 1644 NE 2 AV, 1622 NE 2 AV, 1600 NE 2 AV, 1598 NE 1 AV, 1553 NE MIAMI PL, 1545 NE MIAMI PL, 1542 NE 1 AV, 1532 NE 1 AV, 1531 NE MIAMI PL R, 1537 NE MIAMI PL, 1525 NE MIAMI PL, 1516 NE 1 AV, 1512 NE 1 AV, 1515 NE MIAMI PL, 75 NE 15 ST, 1502 NE 1 AV, 1552 NE MIAMI CT, 1540 NE MIAMI CT, 1501 N MIAMI AV, 18 NE 15 ST, 1442 NE MIAMI CT, 1401 N MIAMI AV, 1452 NE MIAMI PL, 50 NE 15 ST, 1445 NE MIAMI CT, 1442 NE MIAMI PL, 1432 NE MIAMI PL, 1433 NE MIAMI CT, 1425 NE MIAMI CT, 1421 NE MIAMI CT, 1424 NE MIAMI PL, 1420 NE MIAMI PL, 1410 NE MIAMI PL, 1415 NE MIAMI CT, 47 NE 14 ST, 65 NE 14 ST, 55 NE 14 ST, 1452 NE 1 AV, 84 NE 15 ST, 1441 NE MIAMI PL, 1442 NE 1 AV, 1422 NE 1 AV, 1433 NE MIAMI PL, 1425 NE MIAMI PL, 73 NE 14 ST, 1400 NE 1 AV, 1624 NE MIAMI PL, 1616 NE MIAMI PL, 1610 NE MIAMI PL, 1602 NE MIAMI PL, 1550 NE MIAMI PL, 1529 NE MIAMI CT, 1536 NE MIAMI CT, 1524 NE MIAMI CT, 1518 NE MIAMI CT, 1512 NE MIAMI CT ,1502 NE MIAMI CT, 1511 N MIAMI AV, 1527 N MIAMI AV, 30 NE 14 ST, 1350 NE MIAMI CT, 1344 NE MIAMI CT, 1334 NE MIAMI CT, 1326 NE MIAMI CT, 1312 NE MIAMI CT, 1304 NE MIAMI CT, 1301 N MIAMI AV, 1317 N MIAMI AV, 1353 N MIAMI AV, 1367 N MIAMI AV, 1368 N MIAMI AV, 14 NW 14 ST, 1350 N MIAMI AV, 1348 N MIAMI AV, 1334 N MIAMI AV, 1330 N MIAMI AV, 1306 N MIAMI AV, 17 NW 13 ST, 1300 N MIAMI AV, 1311 NW MIAMI CT, 33 NW 13 ST, 1331 NW MIAMI CT, 1341 NW MIAMI CT, 1351 NW MIAMI CT, 1361 NW MIAMI CT, 18 NW 14 ST, 1326 NE 1 AV, 1310 NE 1 AV, 1304 NE 1 AV, 1301 NE MIAMI CT, 1315 NE MIAMI CT,1346 NE 1 CT, 124 NE 14 ST, 1330 NE 1 CT, 125 NE 13 ST, 1311 NE 1 AV, 1325 NE 1 AV, 1361 NE 1 AV, 1370 NE 2 AV, 1367 NE 1 CT, 1324 NE 2 AV, 1302 NE 2 AV, 1305 NE 1 CT, 1315 NE 1 CT, 1610 NE 1 CT, 1749 NE MIAMI CT, 140 NE 16 ST, 59 NW 14 ST, 79 NE 17 TER, 1650 NE MIAMI CT, 1635 N MIAMI AV, 21 NE 16 ST, 1600 NE 1 AV Miami 21 Transect "T6-24A-O" Urban Core —Open MCNP Designation Restricted Commercial and General Commercial Commission District Chairman Ken Russell (District 2) NET District Downtown NET Property Owner(s) Multiple Planner Jeremy Calleros Gauger, Deputy Director ePlan ID PZ-19-3970 Page 1 of 6 A. REQUEST The City of Miami requests to rezone 140 addresses (collectively the "Property") as described in Attachment A, from "T6-24a-O" Urban Core -Open Transect Zone to "T6-24b-O" Urban Core -Open Transect Zone. B. RECOMMENDATION Pursuant to Miami 21, Article 7, Section 7.1.2.8.d.1, the Planning Department recommends approval to Change the Zoning of the Property from the "T6-24a-O" Urban Core -Open Transect Zone to the "T6-24b-O" Urban Core -Open Transect Zone based upon the findings in this staff analysis. C. PROPERTY INFORMATION Figure 1- Aerial of Property Figure 2 - Zoning Designation of Property The subject site includes 140 addresses with 787 folios as described in Exhibit A, out of the 140 addresses 138 have single folios. The Property is approximately 35.7 acres. The Existing Parc Lofts and Canvas Condominiums account for 73 and 574 folios, respectively. The Property also contains one parcel with multiple zoning designations at 59 NW 14 Street which includes "D1" District Zone- Work on the western portion of the parcel. The "D-1" Transect Zone will remain and is not part of this rezoning request. The Property is zoned "T6-24a-O" Urban Core — Open. The subject site has a Future Land Use Map (FLUM) designation of General Commercial except for two recently developed properties at 1650 NE Miami CT and 1600 NE 1 AV which are designated Restricted Commercial. The General Commercial FLUM allows for activities similar to the Restricted Commercial designation, like residential, lodging and commercial services, but with the addition of more intense uses such as warehousing and commercial support services. Both General Commercial and Restricted Commercial allow up to 150 units per acre. However, the subject site is in the Omni Residential Density Increase Area (RDIA) which allows 500 units/acre. During visits to the area, staff verified that there is currently a mix of vacant and occupied land. ePlan ID PZ-19-3970 Page 2 of 6 D. NEIGHBORHOOD CONTEXT ABUTTING ZONING AND USES Miami 21 MCNP / Density Existing Use North Cl- Civic Institution Major PUB (0 D.U.) Cemetery South "T6-60-0" Urban Core— Open General Commercial / Park West Residential Density Increase Area (500 D.U.) 1-395 Right of Way, Vacant Land, Commercial, High Density Residential East T6-36-0 Urban Core— Open Restricted Commercial with Omni Residential Density Increase Area (500 D.U.) Vacant Land; Cultural Institutional, High Density Residential West D1 District Zone- Work Place and D2 District Zone - Industrial Industrial and Light Industrial (36 D.U.) Institutional; Industrial; Railroad E. BACKGROUND On November 17, 2014, City Commission passed an ordinance creating a new Transect Zone sub -classification called T6-24b and reclassified the existing Transect Zone of T6-24 as T6-24a. However, a map change did not accompany this change and no properties were designated as T6-24b. This ordinance and new transect of T6-24b was created and calibrated to address housing in the Omni district within the area currently zoned T6-24a served by the School Board Metro -mover station. On December 13, 2018, the City Commission adopted Ordinance 13817 Amending the Public Benefits Program to require mandatory inclusion of affordable or workforce housing in T6-24b transect zones. Specifically, in T6-24b Transect Zones, bonus Height and FLR shall be fully satisfied through the following requirements: i. For rental Residential Development, a minimum of fourteen percent (14%) of the units shall be provided as Workforce Housing or a minimum of seven percent (7%) of the units shall be provided as Affordable Housing. ii. For ownership Residential Development, a minimum of ten percent (10%) of the units shall be provided as Workforce Housing or a minimum of five percent (5%) of the units shall be provided as Affordable Housing. iii. For all other development excluding ground floor Commercial and Office Uses, fourteen percent (14%) of the non-residential FLR shall be provided as a Trust Fund contribution as described in Section 3.14.4.a.(3). In the interim between November of 2014 and December of 2018, several property owners applied for the rezoning of multiple properties zoned T6-24a to T6-24b and voluntarily proffered the provision of on -site Workforce Housing for each parcel via a restrictive covenant. Restrictive covenant provisions and subsequent development formed the basis of the public benefit requirements created for T6-24b bonuses. T6-24b properties only exist in locations where individual applicants have requested map changes. At the November 15, 2018 meeting at which the T6-24b public benefit program was ePlan ID PZ-19-3970 Page 3 of 6 passed at second reading, (Attachment B), City Commission directed the administration to update the Zoning Atlas in the Omni area and make the change from T6-24a to T6-24b for the remaining properties. F. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) As previously indicated, the Future Land Use Map (FLUM) does not need to be amended as part of this zoning amendment. The Property's Restricted Commercial and General Commercial FLUM designations allow for a wide variety of residential, commercial, office and other daily service needs of the public. As set forth in the "Interpretation of the 2020 Future Land Use Map" section of the MCNP, development in this area is subject to "a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents [...]." Consistent with the MCNP, the Property is within a half -mile radius of multiple residential uses with High -Density Multifamily Housing development. Due to the high level of infrastructure available in the area in the form of transit, school capacity, and transportation, this area is a designated residential density increase area with a capacity of 500 units per acre. Criteria for a Change of Zoning Applicability: In accordance with Article 7, Section 7.1.2.8.a, a change may be made to a transect zone in a manner which maintains the goals of Miami 21. In a recommendation for such a change, the request is considered and studied with regard to the criteria identified in Article 7, Section 7.1.2.8.f. The criteria and staff's findings are provided below. Criteria la: Miami 21, Article 7, Section 7.1.2.8.f.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. Criteria la Analysis: Allowing inclusionary zoning and encouraging development via an increase in allowed development intensity with a mixed -use component in an area within walking distance of a fixed transit station and well -served by bus service and other transportation infrastructure serves multiple goals, objectives, and policies of the Miami Neighborhood Comprehensive Plan. Miami Comprehensive Plan Policies Policy LU-1.1.7: "Land development regulations and policies will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit." The change in the Zoning designation of the Property from T6-24a-O to T6-24-b-O will provide an opportunity for economic development with the ability to create jobs ePlan ID PZ-19-3970 Page 4 of 6 complementing the existing mixed -use neighborhood, with the addition of inclusionary housing. Goal LU-4: "Incentivize sustainable, affordable housing solutions while continually improving the quality of life for all who live in the City of Miami." The proposed rezone to T6-24-b-O, allows for redevelopment of the Property to add additional affordable housing units in an area that is well served by a variety of uses. Policy LU-1.2.2: "The City's land development policies will be consistent with affordable housing objectives and policies adopted in the Housing Element of the MCNP." The Rezone request will facilitate the development of additional affordable housing units on Property. Policy LU-1.1.10: The City's land development regulations will encourage high density residential development and redevelopment in close proximity to Metrorail and Metromover stations. (See Transportation Policy TR-1.5.2 and Housing Policy HO-1.1.9.) Policy TR-1.1.5: "The City will encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors and around transit nodes and centers." Criteria la Findings: The proposed rezone to T6-24-b-O will further the goals, objectives and policies of the Comprehensive Plan as well as Miami 21 Code and other city regulations. Criteria 1 b: Miami 21, Article 7, Section 7.1.2.8.f.1(a) "(b) The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Criteria b Analysis: The Property is located within the Omni neighborhood which is also with a the Community Redevelopment Agency boundary. This area is recognized as an area of urban blight. The lands that compose the existing Property are primarily vacant or occupied with Uses or structures that do not operate near the highest and best use of the potential capacity of the land. Intense development in surrounding areas to the south, east, and north validates the rezone which increases in the Omni district's development capacity. Furthermore, when considered in conjunction with the requirement for bonuses to be tied to inclusionary zoning and the provision for on -site workforce or affordable housing Criteria b Findings: The request complies with the rezoning criteria set forth in Section 7.1.2.8.f.2 of Miami 21. 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 Neighborhoods and to provide transitions in intensity and Building Height", per Section 7.1.2.8.f.2. Criteria 2 Analysis: The rezone from T6-24a-O to T6-24-b-O, as requested for the Property is successional. This request is not only transitional but helps promote participation in public benefits to provide Affordable Housing and Attainable Workforce Housing based on Section 3.14 of the Miami 21 Code. ePlan ID PZ-19-3970 Page 5 of 6 7.1.2.8 Amendment to Miami 21 Code (successional Zoning table below) TRANSECT ZONE FLR SUCCESSIONAL ZONE FLR Ti -- T1 -- T2 -- N/A -- T3 -- T4, CI -- T4 -- T5, CI -- T5 -- T6-8, CI 5 T6-8 5 T6-12, CI 8 T6-12 8 T6-24a, CI 7 T6-24a 7 T6-24b, T6-36a, CI 16 T6-24b 16 T6-36a, CI 12 T6-36a 12 T6-60a, CI 11 Criteria 2 Findings: In accordance with Article 7, Section 7.1.2.8.a.3 of Miami 21, the request to change the zoning designation of the Property from T6-24a-O to T6-24b-O complies with the transitional requirements of Miami 21 for rezoning the Property. G. CONCLUSION Based on the findings, the Planning Department recommends approval of this Change of Zoning, as presented. These findings support the position that the rezone from the T6-24-a-O to the T6- 24b-O designation for the Property and this neighborhood will allow development to proceed in an orderly, predictable manner consistent with the goals set forth in the Miami Neighborhood Comprehensive Plan. Furthermore, the T624-b-O Transect Zones encourages developers to participate in public benefits to provide Affordable Housing for the City. Staff recommends approval for the change in zoning from T6-24a to T6-24b for the Property as depicted in Attachment A. cc: s Development Attachment A: Graphic of Property Attachment B: Ordinance 13817 Amending the Public Benefits Program ePlan ID PZ-19-3970 Page 6 of 6 FOLIO ADDRESS LOT SIZE 0131360092100 124 NE 14 ST 5,950 0131360050510 1652 NE 2 AVE 6,300 0131360030150 23 NE 17 TER 6,250 0131360091540 1315 NE MIAMI CT 18,750 0131360050560 1622 NE 2 AVE 12,600 0131360080430 1502 NE MIAMI CT 5,040 0131360050420 108 NE 17 ST 6,300 0131360140020 1367 NE 1 CT 44,793 0131360050900 1542 NE 1 AVE 6,300 0131360050880 1553 NE MIAMI PL 5,775 0131360090100 1344 NE MIAMI CT 5,000 0131360091510 1310 NE 1 AVE 10,000 0131360050910 1532 NE 1 AVE 6,300 0131360051030 1540 NE MIAMI CT 6,300 0131360080040 5,040 0131360080340 1529 NE MIAMI CT 2,766 0131360090300 17 NW 13 ST 4,000 0131360050270 1635 NE MIAMI CT 4,200 0131360090310 1300 N MIAMI AVE 5,000 0131360092090 1346 NE 1 CT 22,120 0131360960001 1600 NE1AVE 0 0131360030130 35 NE 17 TER 6,250 0131360080050 5,040 0131360050301 45 NE 16 ST 20,500 0131360092190 1325 NE 1 AVE 13,000 0131360050990 1502 NE 1 AVE 4,200 0131360090240 14 NW 14 ST 2,880 0131360450020 1302 NE 2 AVE 15,020 0131360090360 33 NW 13 ST 6,480 0131360080420 1512 NE MIAMI CT 5,040 0131360860001 0 0131360090220 1367 N MIAMI AVE 10,680 0131360090160 1301 N MIAMI AVE 10,000 0131360090350 1311 NW MIAMI CT 7,175 0131360050410 128 NE 17 ST 25,062 0131360090410 18 NW 14 ST 10,080 0131360090250 1350 N MIAMI AVE 7,000 0131360050950 1516 NE 1 AVE 9,450 0131360050570 1600 NE 2 AVE 24,150 0131360080070 1602 NE MIAMI PL 5,040 0131360080400 1524 NE MIAMI CT 5,040 0131360050230 48 NE 17 ST 2,679 0131360050920 3,150 0131360050530 1644 NE 2 AVE 25,200 0131360050870 1598 NE 1 AVE 6,300 0131360120030 1361 NE 1 AVE 28,471 0131360050460 1629 NE 1 AVE 17,100 0131360690010 1610 NE 1 CT 22,711 0131360050190 2,650 0131360090390 1351 NW MIAMI CT 7,000 0131360091500 1326 NE 1 AVE 4,800 0131360880010 78,604 0131360050960 4,725 0131360050890 6,300 0131360450010 1324 NE 2 AVE 25,070 0131360050970 1515 NE MIAMI PL 5,250 0131360030190 3,735 0131360450040 1305 NE 1 CT 4,520 0131360050200 52 NE 17 ST 2,915 0131360051040 1501 N MIAMI AVE 9,975 0131360050250 1642 NE MIAMI PL 6,300 0131360050980 7,350 0131360092140 19,500 0131360090370 1331 NW MIAMI CT 7,000 0131360090120 1326 NE MIAMI CT 5,000 0131360080470 1527 N MIAMI AVE 21,000 0131360090380 1341 NW MIAMI CT 7,000 0131360090270 1334 N MIAMI AVE 7,140 0131360051400 73 NE 14 ST 6,300 0131360051390 1433 NE MIAMI PL 6,300 0131360050930 3,150 0131360030180 3,780 0131360080060 1610 NE MIAMI PL 5,040 0131360051330 55 NE 14 ST 2,750 0131360030120 41 NE 17 TER 6,250 0131360090200 1353 N MIAMI AVE 3,500 0131360090110 1334 NE MIAMI CT 5,000 0131360090400 1361 NW MIAMI CT 7,000 0131360050520 1655 NE 1 CT 6,000 0131360051360 1441 NE MIAMI PL 5,250 0131360050260 6,300 0131360030160 6,250 0131360051410 73 NE 14 ST 12,600 0131360050210 38 NE 17 ST 2,555 0131360051020 1552 NE MIAMI CT 6,300 0131360090230 1368 N MIAMI AVE 5,728 0131360051340 0 0131360050240 1643 NE MIAMI CT 4,200 0131360080260 1550 NE MIAMI PL 37,252 0131360051380 1422 NE 1 AVE 18,900 0131360450050 1315 NE 1 CT 5,000 0131360080390 5,040 0131360090170 1317 N MIAMI AVE 18,000 0131360090260 1348 N MIAMI AVE 7,000 0131360090150 1304 NE MIAMI CT 7,340 0131360080450 1511 N MIAMI AVE 4,750 0131360091520 1304 NE 1 AVE 6,250 0131360140010 1370 NE 2 AVE 4,225 0131360051350 0 0131360091530 6,250 0131360090070 30 NE 14 ST 7,180 0131360030170 1765 N MIAMI AVE 3,735 0131360051370 1442 NE 1 AVE 6,300 0131360080410 1518 NE MIAMI CT 5,040 0131360050220 42 NE 17 ST 2,431 0131360051420 1400 NE 1 AVE 4,415 0131360090290 1306 N MIAMI AVE 5,000 0131360030140 27 NE 17 TER 6,250 0131360051080 1442 NE MIAMI CT 6,300 0131360050940 6,300 0131360090280 1330 N MIAMI AVE 13,860 0131360090130 1312 NE MIAMI CT 7,660 0131360092180 1311 NE 1 AVE 6,500 0131360090080 1350 NE MIAMI CT 5,000 0131360092160 125 NE 13 ST 13,000 0131360910010 320,082 0131360930010 1657 N MIAMI AVE 24,951 0131360930030 5,113 0131360930020 1635 N MIAMI AVE 38,310 0131360051050 18 NE 15 ST 6,300 0131360051160 1401 N MIAMI AVE 7,186 0131360051190 0 0131360051200 50 NE 15 ST 0 0131360051220 1442 NE MIAMI PL 6,300 0131360051210 1445 NE MIAMI CT 6,300 0131360051230 1432 NE MIAMI PL 6,300 0131360051240 1433 NE MIAMI CT 6,300 0131360900010 59 NW 14 ST 142,937 0131360051250 1425 NE MIAMI CT 3,150 0131360051270 1424 NE MIAMI PL 3,150 0131360051280 1420 NE MIAMI PL 3,150 0131360051260 1421 NE MIAMI CT 3,150 0131360051290 1410 NE MIAMI PL 6,300 0131360051300 1415 NE MIAMI CT 6,300 0131360050150 31 NE 17 ST 13,028 0131360050160 1703 N MIAMI AVE 14,685 0131360050170 1729 N MIAMI AVE 22,092 0131360051320 65 NE 14 ST 2,366 1 0131360051310 47 NE 14 ST 5,116 LEGAL_DESCRIPTION ALICE BALDWIN ET AL SUB PB B-87 & PB 6 43 W45FT OF LOTS 1 & 2 BLK 22 & E1/2 OF ALLEY LYG W & ADJ CLOSEC 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTHS LOT 1 BLK 10 & E1/2 OF ALLEY LYG W & ADJ LOT S SEITTERS ADD PB 2-60 LOT 12 LOT SIZE 50.000 X 125 COC 24203-3859 02 2006 6(2) 36 53 41 ALICE BALDWIN ET ALS SUB PB B-87 & PB 6-43 LOTS 6 TO 8 INC BLK 14 LOT SIZE 150.000 X 125 OR 19394 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOTS 7 & 8 & ALLEY BLK 10 LOT SIZE IRREGULAR OR 19356-0 T W PALMERS RESUB PB 4-60 LOT 5 BLK F & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SIZE 5040 S 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 2 BLK 9 & W1/2 OF ALLEY LYG E & ADJ CLOSED BALDWIN ET AL PB 1-119 LOTS 1 THRU 8 LESS E65FT OF N65FT BLK 25 & 13.8FT STRIP LYG S & ADJ LOT SIZE 4479I. ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 4 BLK 13 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER OR ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 2 LESS NSFT FOR ST BLK 13 & W1/2 OF ALLEY LYG E & Al ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 3 BLK 2 LOT SIZE 50.000 X 100 COC 25406-1872 02 2007 6 36 53 41 ALICE BALDWIN ET ALS SUB PB B-87 & PB 6-43 LOTS 2 & 3 LESS E10FT FOR R/W BLK 14 LOT SIZE 80.000 ) 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 5 BLK 13 & E1/2 OF ALLEY LYG W & ADJ CLOSEI 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 4 BLK 15 & E1/2 OF ALLEY LYG W & ADJ CLOSEI T W PALMERS RESUB PB 4-60 LOT 1 BLK B & E1/2 OF ALLEY LYG W & AD CLOSED PER ORD 13942 LOT SIZE 48.000 T W PALMERS RESUB PB 4-60 S26.34FT OF LOT 9 BLK E & W1/2 OF ALLEY LYG E & ADJ CLOSED PER ORD 14-0345 L ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 W35FT OF LOTS 7 & 8 BLK 3 & E1/2 OF ALLEY LYG W & ADJ CLOSED ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 N4OFT OF LOT 6 BLK 7 & W1/2 OF ALLEY LYG E ADJ CLOSED F 36 53 41 ALICE BALDWIN ET AL SUB PB B-87 & E100FT OF LOT 8 PB 6-43 BLK 3 LOT SIZE 50.000 X 100 OR 18841-0: A BALDWIN ET AL SUB PB B-87 & PB 6-43 LOTS 1 & 2 LESS W45FT LESS NSFT & ALL OF LOTS 3 & 4 BLK 22 & E1/2 C CANVAS CONDO LOT SIZE 49532 SQ FT FAU 01 3136 005 0350/0360/0370 0380/0390 & 008-0010/0020/0030 ROI SEITTERS ADD PB 2-60 LOT 10 LOT SIZE 50.000 X 125 OR 19468-3685 0101 6 (2) T W PALMERS RESUB PB 4-60 LOT 2 BLK B & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SIZE 48.000 36 53 31 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 S2OFT OF LOT 6 & LOTS 7 & 10 & 11 BLK 7 & W1/2 1 ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOTS 7 & 8 BLK 23 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER RES# 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH 545FT OF LOT 12 LESS SSFT BLK 13 & E1/2 OF ALLEI 36 53 41 ALICE BLADWIN ET AL SUB PB B-87 & PB 6-43 W35FT OF LOT 1 BLK 3 & E1/2 OF ALLEY LYG W & ADJ CLO' 36 53 41 31 53 42 RICKMERS ADD PB 1-200 S5FT LOT 2 & ALL LOTS 3-4-5 BLK 1 LOT SIZE IRREGULAR OR 18571-38; ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 E4OFT OF LOTS 9 & 10 & E39FT BLK 3 & W1/2 OF ALLEY LYG E & ADJ T W PALMERS RESUB PB 4-60 LOT 4 BLK F & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SIZE 5040 S PARC LOFTS CONDO PARC LOFTS PB 163-033 TR A AS DESC IN DEC OR 23968-2628 LOT SIZE 50268 SQ FT FAU 01 36 53 41 PB 6-43 ALICE BALDWIN ET AL SUB PB B-87 & LOT 16 & N35FT OF LOT 15 BLK 2 LOT SIZE 10680 SQUARE ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOTS 9 & 10 BLK 2 LOT SIZE 100.000 X 100 OR 23483-3822/23878-2 ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 N25FT OF W95FT OF LOT 10 & W96FT OF LOT 11 BLK 3 LOT SIZE 71; 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOTS 1 4 5 & 8 BLK 9 LESS EXT AREA OF CURVE IN N 36 53 41 PB 6-43 ALICE BALDWIN ET AL SUB PB B-87 & LOT 16 BLK 3 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER C 36 53 41 ALICE BLADWIN ET AL SUB PB B-87 & PB 6-43 LOT 2 BLK 3 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER OF ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 8 & N3OFT OF LOT 9 BLK 13 & E1/2 OF ALLEY LYG W & A 36 53 41 PB A-491/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOTS 9-10-11-12 & ALLEY LYG BTWN LESS 5 FT OF L( T W PALMERS RESUB PB 4-60 LOT 4 BLK B & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SIZE 48.000 T W PALMERS RESUB PB 4-60 LOT 2 BLK F & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SIZE 5040 S ROBBINS-GRAHAM & CHILLINGSWORTH E31 2/3FT OF N8OFT OF LOTS 2 & 3 LESS ST BLK 7 PB A-491/2 & W1/2 OF ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 S3OFT OF LOT 6 BLK 13 & W1/2 OF ALLEY LYG E & ADJ CLOSE ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOTS 3 THRU 6 & ALLEY LYG IN BETW BLK 10 LOT SIZE 25200 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 1 BLK 13 & W E1/2 OF ALLEY LYG W & ADJ CLOSED PER i WARD & HAVLINS R/S OF BLK 22 OF BALDWIN & OXAR SUB PB 4-185 LOTS 1 THRU 9 & LOT 5 BLK 22 OF ALICE BAL ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOTS 3-6-7 LESS W10FT FOR R/W BLK 9 & W1/2 OF ALLEY LY 36 53 41 .52 M/L PB 93-90 LINDSEY HOPKINS EDUCATIONALCENTER NORTH PARKING LOT TRACT A LOT SIZE 2271 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 E1/2 OF LOT 1 LESS ST BLK 7 LOT SIZE 2650 SQ FT M/L 74R-11 ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 14 BLK 3 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER ORD 1349, ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 1 LESS N5FT & E10FT FOR R/W BLK 14 LOT SIZE 40.000 X 120 Of SCHOOL BOARD PARKING PB 165-38 T-22275 TR A LOT SIZE 78604 SQ FT FAU 01 3136 005 0750 0790 0800 0860 E 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH 530FT OF LOT 9 & N15FT OF LOT 12 BLK 13 & E1/2 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 3 BLK 13 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER OR 36 53 41 31 53 42 RICKMERS ADD PB 1-200 LOTS 1 8 9 & 10 & N45FT LOT 2 BLK 1 LOT SIZE IRREGULAR OR 21982 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 N50FT OF LOT 10 BLK 13 & W1/2 OF 13492 LOT SIZE 5250 SC 36 53 41 SEITTERS ADD PB 2-60 LOT 16 LOT SIZE 41.500 X 90 OR 15929-4075 0593 5 COC 24044-4091 12 2005 4 RICKMERS ADD PB 1-200 LOT 6 BLK 1 LOT SIZE 45.200 X 100 OR 18571-3825 0499 2 (3) ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 W1/2 LOT 1 LESS ST BLK 7 & E1/2 OF ALLEY LYG W & ADJ CL( 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 11 LESS SSFT & W10FT FOR ST BLK 15 & LOTS E 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 4 BLK 7 & E1/2 OF ALLEY LYG W & ADJ CLOSED ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 510FT OF LOT 10 & LOT 11 BLK 13 & W1/2 OF ALLEY LYG E & ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOTS 1 THRU 3 BLK 23 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER R ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 12 BLK 3 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER ORD 1349, ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 5 BLK 2 LOT SIZE 50.000 X 100 OR 18850-1907 1199 3 COC 231: 36 53 41 T W PALMERS RESUB PB 4-60 LOTS 10 THRU 17 BLK F & W1/2 OF ALLEY LYG E & ADJ CLOSED PER ORD 1: ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 13 BLK 3 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER ORD 1349, ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 4 & N1FT LOT 5 BLK 3 & E1/2 OF ALLEY LYG W & ADJ CLOSED PE ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 7 BLK 18 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER OR ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 6 BLK 18 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER OR 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH N30FT OF LOT 6 BLK 13 & W1/2 OF ALLEY LYG E & / SEITTERS ADD PB 2-60 LOT 15 LOT SIZE 42.000 X 90 OR 15929-4075 0593 5 COC 24044-4091 12 2005 4 T W PALMERS RESUB PB 4-60 LOT 3 BLK B & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SIZE 48.000 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 W50FT LOT 12 BLK 17 & E1/2 OF ALLEY LYG W & ADJ CLOSE[ SEITTERS ADD PB 2-60 LOT 9 LOT SIZE 50.000 X 125 OR 19468-3685 0101 6 (2) ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 N20FT OF LOT 14 & ALL OF LOT 15 LESS N35FT BLK 2 LOT SIZE 35.00 ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 4 BLK 2 LOT SIZE 50.000 X 100 COC 23324-4770 04 2005 1 36 53 41 PB 6-43 ALICE BALDWIN ET AL SUB PB B-87 & LOT 15 BLK 3 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER C 36 53 41 PB A-49 U/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 2 BLK 10 LOT SIZE 60.000 X 100 OR 19007-318 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 S50FT OF LOT 3 BLK 18 & W1/2 OF ALLEY LYG E & ADJ CLOSE ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 5 BLK 7 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD SEITTERS ADD PB 2-60 LOT 13 LOT SIZE 50.000 X 125 COC 24203-3859 02 2006 6 (2) ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 10 & 11 BLK 18 & W1/2 OF ALLEY LYG E & ADJ CLOSED F 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH W35FT OF N80FT OF LOTS 2 & 3 LESS ST BLK 7 LOT ROBBINS-GRAHAM & CHILLINGSWORTH PB A 49 1/2 LOT 1 BLK 15 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORI ALICE BALDWIN ET AL SUB PB B-87 E100FT OF LOT 1 LESS ST BLK 3 LOT SIZE 5728 SQ FT OR 18871-4284 0599 6 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 1 LESS ST BLK 18 & E1/2 OF ALLEY LYG W & ADJ CLOSED 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH S40FT OF LOT 3 BLK 7 & W1/2 OF ALLEY LYG E & AC T W PALMERS RESUB PB 4-60 LOT 1 LESS NSFT OF E1/2 OF LOT & LOTS 2 & 3 & N34.5FT LOT 4 & N23.66FT LOT 9 E 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOTS 5 8 & 9 BLK 18 & E1/2 OF ALLEY LYG W & ADJ RICKMERS ADD PB 1-200 LOT 7 BLK 1 LOT SIZE 50.000 X 100 OR 18571-3825 0499 2 (3) 36 53 41 T W PALMERS RESUB PB 4-60 LOT 1 BLK F & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SI; 36 53 41 PB B-87 & ALICE BALDWIN ET AL SUB PB 6-43 LOTS 11 THRU 13 & 530FT LOT 14 BLK 2 LOT SIZE 180.000 ) ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 3 BLK 3 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 ALICE BALDWIN ET AL SUB PB B-87 & LOT 7 LESS E70FT OF PB 6-43 N38FT & LOT 8 BLK 2 LOT SIZE IRREGULAR OR T W PALMERS RESUB PB 4-60 LOTS 8 & 9 LESS W10FT BLK F & W1/2 OF ALLEY LYG E & ADJ CLOSED PER ORD 1349 ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 4 BLK 14 LOT SIZE 50.000 X 125 OR 18664-4952 0199 5 (4) COC BALDWIN ET AL PB 1-119 E65FT OF N65FT OF LOTS 1 & 4 BLK 25 LOT SIZE 65.000 X 65 OR 13466-3711 0787 3 36 53 41 PB 1-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 2 & N10FT OF LOT 3 BLK 18 & W 1/2 OF ALLEY ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 5 BLK 14 LOT SIZE 50.000 X 125 OR 18664-4952 0199 5 (4) COC 36 53 41 PB B-87 & ALICE BALDWIN ET AL SUBPB 6-43 LOT 1 BLK 2 LOT SIZE 71.800 X 100 OR 19801-0039 0701 2 SEITTERS ADD PB 2-60 LOT 14 - LESS W10FT LOT SIZE 41.500 X 90 OR 15929-4075 0593 5 COC 24044-4091 12 200 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 4 BLK 18 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER OR 36 53 41 T W PALMERS RESUB PB 4-60 LOT 3 BLK F & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORD 13492 LOT SI; ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 W33 1/3FT OF E65FT OF N80FT OF LOTS 2 & 3 LESS ST BLK 7 ROBBINS-GRAHAM & CHILLINGSWORTH PB 1-491/2 LOT 12 LESS BEG SE COR OF LOT 12 TH W100FT NSFT E65FT F' ALICE BALDWIN ET AL SUB PB B-87 PB 6-43 E 100 OF LOT 7 BLK 3 LOT SIZE 50.000 X 100 OR 20409-4188 0502 1 36 53 41 SEITTERS ADD PB 2-60 LOT 11 LOT SIZE 50.000 X 125 COC 23990-2134 11 2005 6 ROBBINS GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 4 BLK 16 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER ORI 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 7 BLK 13 & W1/2 OF ALLEY LYG E & ADJ CLOSEI ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 5 LESS N1FT & LOT 6 BLK 3 & E1/2 OF ALLEY LYG W & ADJ CLOS ALICE BALDWIN ETAL SUB PB B-87 & LOT 6 & E70FT OF N38FT PB 6-43 OF LOT 7 BLK 2 LOT SIZE IRREGULAR OR 19 36 53 41 PB 6-43 ALICE BALDWIN ET AL SUB PB B-87 & LOT 6 BLK 23 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER R ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOT 2 BLK 2 LOT SIZE 50.000 X 100 OR 19801-0039 0701 2 (2) ALICE BALDWIN ET AL SUB PB B-87 & PB 6-43 LOTS 4 & 5 BLK 23 & 10FT ALLEY LYG IN BETWN & ADJ CLOSED PER I FLORENCE PLAT PB 168-036 T-22281 TR A LOT SIZE 320082 SQ FT M/L FAU 01 3136 003 0050 THRU 0110 & 01 31. JERSY PB 170-024 T-23175 TR A LOT SIZE 24951 SQ FT M/L FAU 01-3136-008-0080 0110 0130 & 0140 0141 0170 JERSY PB 170-024 T-23175 TR C LOT SIZE 5113 SQ FT M/L FAU 01-3136-008-0080 0110 0130 & 0140 0141 0170 01 JERSY PB 170-024 T-23175 TR B LOT SIZE 38310 SQ FT M/L FAU 01-3136-008-0080 0110 0130 & 0140 0141 0170 C ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 1 BLK 16 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER OR ROBBINS-GRAHAM & CHILLINGSWORTH E 36.62FT S 00 DEG W 10FT 5 89 DEG W 104.91FT TO POB FOR R/W LOT ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 1 BLK 17 & E 1/2 OF ALLEY LYG W & ADJ CLOSED PER OF 36 53 41 PB A-49 U/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 2 LESS ST BLK 17 & W1/2 OF ALLEY LYG E & AD ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 4 BLK 17 & E 1/2 OF ALLEY LYG W & ADJ CLOSED PER OF ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 3 BLK 17 & W1/2 OF ALLEY LYG E & ADJ CLOSED PER OR ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 5 BLK 17 & E 1/2 OF ALLEY LYG W & ADJ CLOSED PER OF 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 6 BLK 17 & W1/2 OF ALLEY LYG E & ADJ CLOSEI ICE PALACE PB 167-025 T-22358 TR A LOT SIZE 142937 SQ FT M/L FAU 01-3125-048-1590 THRU 1620 ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 N1/2 LOT 7 BLK 17 & W1/2 OF ALLEY LYG E & ADJ CLOSED PE ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 N1/2 OF LOT 8 BLK 17 & E 1/2 OF ALLEY LYG W & ADJ CLOSE ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 S1/2 OF LOT 8 BLK 17 & E 1/2 OF ALLEY LYG W & ADJ CLOSE[ ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 S1/2 LOT 7 BLK 17 & W1/2 OF ALLEY LYG E & ADJ CLOSED PE ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 9 BLK 17 & E1/2 OF ALLEY LYG W & ADJ CLOSED PER OR ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 LOT 10 BLK 17 & W 1/2 OF ALLEY LYG E & ADJ CLOSED PER C ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 E1/2 OF 5133.5FT LESS ST BLK 5 & E1/2 OF ALLEY LYG W & A ROBBINS-GRAHAM & CHILLINGSWORTH PB A491/2 E110FT OF N133.5FT OF 5267FT BLK 5 & ALLEY CLOSED PER 0 ROBBINS-GRAHAM & CHILLINGSWORTH CURVE IN NW COR FOR R/W LOT SIZE 22092 SQ FT M/L OR 18664-4948 C ROBBINS-GRAHAM & CHILLINGSWORTH PB A-49 1/2 E50FT OF LOT 12 BLK 17 & LESS PORT AS DESC IN OR 30456 36 53 41 PB A-49 1/2 ROBBINS-GRAHAM & CHILLINGSWORTH LOT 11 BLK 17 & W 1/2 OF ALLEY LYG E & ADJ CLOS DOR_CODE DOR_DESC 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 303 MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS 4236 HEAVY INDUSTRIAL : HEAVY IND OR LUMBER YARD 2865 PARKING LOT/MOBILE HOME PARK : PARKING LOT 1081 VACANT LAND - COMMERCIAL : VACANT LAND 2865 PARKING LOT/MOBILE HOME PARK : PARKING LOT 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1111 STORE : RETAIL OUTLET 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 0 REFERENCE FOLIO 2865 PARKING LOT/MOBILE HOME PARK : PARKING LOT 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4132 LIGHT MANUFACTURING : LIGHT MFG & FOOD PROCESSING 4132 LIGHT MANUFACTURING : LIGHT MFG & FOOD PROCESSING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 2111 RESTAURANT OR CAFETERIA : RETAIL OUTLET 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 0 REFERENCE FOLIO 1229 MIXED USE-STORE/RESIDENTIAL : MIXED USE - COMMERCIAL 1111 STORE : RETAIL OUTLET 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1111 STORE : RETAIL OUTLET 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1111 STORE : RETAIL OUTLET 1081 VACANT LAND - COMMERCIAL : VACANT LAND 2512 REPAIR SHOP/NON AUTOMOTIVE : REPAIRS - NON AUTOMOTIVE 2865 PARKING LOT/MOBILE HOME PARK : PARKING LOT 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1111 STORE : RETAIL OUTLET 1913 PROFESSIONAL SERVICE BLDG : OFFICE BUILDING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 8080 VACANT GOVERNMENTAL : VACANT LAND - GOVERNMENTAL 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 8080 VACANT GOVERNMENTAL : VACANT LAND - GOVERNMENTAL 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 2865 PARKING LOT/MOBILE HOME PARK : PARKING LOT 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 2865 PARKING LOT/MOBILE HOME PARK : PARKING LOT 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 8080 VACANT GOVERNMENTAL : VACANT LAND - GOVERNMENTAL 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4132 LIGHT MANUFACTURING : LIGHT MFG & FOOD PROCESSING 1209 MIXED USE-STORE/RESIDENTIAL : MIXED USE - RESIDENTIAL 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 8047 VACANT GOVERNMENTAL : DADE COUNTY 2611 SERVICE STATION : RETAIL OUTLET 0 REFERENCE FOLIO 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1111 STORE : RETAIL OUTLET 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1111 STORE : RETAIL OUTLET 8047 VACANT GOVERNMENTAL : DADE COUNTY 0 REFERENCE FOLIO 1081 VACANT LAND - COMMERCIAL : VACANT LAND 3315 NIGHTCLUB LOUNGE OR BAR : ENTERTAINMENT 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1209 MIXED USE-STORE/RESIDENTIAL : MIXED USE - RESIDENTIAL 1081 VACANT LAND - COMMERCIAL : VACANT LAND 303 MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS 1081 VACANT LAND - COMMERCIAL : VACANT LAND 2914 WHOLESALE OUTLET : WHOLESALE OUTLET 303 MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1066 VACANT LAND - COMMERCIAL : EXTRA FEA OTHER THAN PARKING 303 MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS 8080 VACANT GOVERNMENTAL : VACANT LAND - GOVERNMENTAL 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 8647 COUNTY : DADE COUNTY 1913 PROFESSIONAL SERVICE BLDG : OFFICE BUILDING 0 REFERENCE FOLIO 0 REFERENCE FOLIO 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4132 LIGHT MANUFACTURING : LIGHT MFG & FOOD PROCESSING 1081 VACANT LAND - COMMERCIAL : VACANT LAND 303 MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 4837 WAREHOUSE TERMINAL OR STG : WAREHOUSE OR STORAGE 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1081 VACANT LAND - COMMERCIAL : VACANT LAND 1 13817 AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDIN... Page 1 of 6 SOF- Miami FL * s. IIIOIIIIBATII *,f04 1 °# Ordinance l o_ 13 817 ADO pTED Dec 13 2018 2: 00 PM AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, MORE SPECIFICALLY BY AMENDING ARTICLE 3, SECTION 3.14, TITLED "PUBLIC BENEFITS PROGRAM," TO REQUIRE THE MANDATORY INCLUSION OF AFFORDABLE OR WORKFORCE HOUSING IN T6-24B TRANSECT ZONES, TO CLARIFY THAT PROPERTIES IN T6-24B TRANSECT ZONES MUST ONLY PROVIDE AFFORDABLE OR WORKFORCE HOUSING TO ACHIEVE BONUS HEIGHT AND FLOOR LOT RATIO ("FLR"), AND TO MODIFY THE PUBLIC BENEFIT AVAILABLE FOR THE PROVISION OF AFFORDABLE OR WORKFORCE HOUSING; AND BY AMENDING ARTICLE 7, SECTION 7.1.2.8, TITLED "AMENDMENT TO MIAMI 21 CODE," TO ADD T6-36A AS AN ADDITIONAL SUCCESSIONAL TRANSECT ZONE FOR T6-24A; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Information Department: Category: Links Commissioners and Sponsors: Mayor - PZ Planning and Zoning Commissioner, District Two Ken Russell Link PZAB-R-18-034 : A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, MORE SPECIFICALLY BY AMENDING ARTICLE 3, SECTION 3.14, ENTITLED "PUBLIC BENEFITS PROGRAM", TO REQUIRE THE MANDATORY INCLUSION OF AFFORDABLE OR WORKFORCE HOUSING IN THE T6-24B TRANSECT ZONE, TO CLARIFY THAT PROPERTIES ZONED T6-24B MUST ONLY PROVIDE AFFORDABLE/WORKFORCE HOUSING TO ACHIEVE BONUS HEIGHT AND FLOOR LOT RATIO ("FLR"), AND TO MODIFY THE PUBLIC BENEFIT AVAILABLE FOR THE PROVISION OF AFFORDABLE/WORKFORCE HOUSING; AND BY AMENDING ARTICLE 7, SECTION 7.1.2.8, ENTITLED "AMENDMENT TO MIAMI 21 CODE", TO ADD T6-36A AS AN ADDITIONAL SUCCESSIONAL TRANSECT ZONE FOR T6-24A; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Attachments Agenda Summary and Legislation 4669 - PZAB (3363) Resolution Body/Legislation WHEREAS, on October 22, 2009, the City Commission adopted Ordinance No. 13114 as the Zoning Ordinance of the City of Miami, Florida ("Miami 21 Code"); and http://miamifl.igm2.com/Citizens/Detail_LegiFile.aspx?ID=4669&Print=Yes 8/7/2019 13817 AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDIN... Page 2 of 6 WHEREAS, the Miami 21 Code was adopted with a Transect Zone called T6-24; and WHEREAS, an Ordinance was introduced on or about November 17, 2014 creating a new Transect Zone sub -classification called T6-24b and reclassifying the existing Transect Zone of T6-24 as T6-24a; and WHEREAS, the City of Miami's ("City") Planning Department proposed that T6-24b have a by - right Floor Lot Ratio ("FLR") of twelve (12) and a public benefit bonus of forty percent (40%); and WHEREAS, at the Planning, Zoning, and Appeals Board ("PZAB") meeting on December 17, 2014, the PZAB unanimously recommended approval of the Ordinance with the new sub- classification; and WHEREAS, the City Commission adopted the Ordinance on March 12, 2015 with amendments; and WHEREAS, the amendment by the City Commission was to increase the T6-24b Transect Zone sub -classification FLR from twelve (12) to sixteen (16) with the intention of providing the City with more Workforce Housing; and WHEREAS, when the T6-24b Transect Zone sub -classification was adopted, no property was zoned T6-24b and the City was to initiate a rezoning process predicated upon a recalibration of the public benefits available to the Transect Zone sub -classification; and WHEREAS, in the interim, several property owners applied for the rezoning of multiple properties zoned T6-24a to T6-24b and have voluntarily proffered the provision of on -site Workforce Housing for each parcel via a restrictive covenant; and WHEREAS, these developments serve as examples of a predictable development typology in the T6-24b Transect Zone sub -classification with percentages of on -site Workforce Housing that were acceptable to the City; and WHEREAS, the Planning Department has calibrated the public benefits based on the analysis of the development patterns that are observed from projects built and/or permitted in the T6-24b Transect Zone sub -classification by introducing a mandatory inclusionary zoning policy; and WHEREAS, inclusionary zoning is a national best practice in affordable and workforce housing creation, requiring new construction to provide some percentage of its units as affordable to households earning incomes in the workforce or affordable range; and WHEREAS, this process has necessitated a modification of the affordable and workforce housing public benefits in the Miami 21 Code as a whole; and WHEREAS, providing an additional successional zoning transect from T6-24a to T6-36a, which has a lower FLR, would provide property owners of properties zoned T6-24a another option other than T6-24b, which mandates inclusionary zoning; and WHEREAS, the Planning Director recommends approval of the modifications to the Miami 21 Code as stated herein; and WHEREAS, the PZAB at its meeting on July 18, 2018, following an advertised public hearing, adopted Resolution No. PZAB-R-18-034 by a vote of nine to zero (9 - 0), Item No. PZAB.3, recommending approval of the modifications to the Miami 21 Code; and http://miamifl.igm2.com/Citizens/Detail_LegiFile.aspx?ID=4669&Print=Yes 8/7/2019 13817 AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDIN... Page 3 of 6 WHEREAS, the City Commission has conducted a public hearing on the modifications and considered the relationship of the modifications to the goals, objective, and policies of the Miami Comprehensive Neighborhood Plan ("MCNP"), the Miami 21 Code, and other City regulations; and WHEREAS, consideration has been given to the need and justification for the modifications, including changed or changing conditions that make the passage of the modifications necessary; and WHEREAS, the City Commission finds it advisable and in the best interest of the City and its residents to approve the modifications to the Miami 21 Code; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble of this Ordinance are hereby adopted by reference thereto and incorporated herein as if fully set forth in this Section. Section 2. The Miami 21 Code is hereby amended by amending Article 3, Section 3.14 in the following particulars:[1] "ARTICLE 3. GENERAL TO ZONES 3.14 PUBLIC BENEFITS PROGRAM * 3.14.1 The bonus Height and FLR shall be permitted if the proposed Development contributes toward the specified public benefits, above that which is otherwise required by this Code, in the amount and in the manner as set forth herein. The bonus shall not be available to properties in a T6 Zone if the property abuts a T3 Zone or in a T6- 8 Zone if the property abuts a CS Zone. 4-412. An additional Story in a T5 zone that Abuts a D1 zone, for an equivalent square footage of Affordable/ Workforce Housing as described in Section 3.14.4. This shall not be applicable to properties Abutting T3 zones. 4213. In T6 zones, additional Height and FLR for LEED certified Silver, Gold or Platinum Buildings as described in Section 3.14.4. 4214. An additional Story in any zone for development of a Brownfield as described in Section 3.14.4. 4415. In T6 zones additional Height and FLR for development that donates a Civic Space Type or Civil Support Use area to the City of Miami as described in Section 3.14.4. 16. In T6-24b zones, bonus Height and FLR shall be fully satisfied through the following requirements: http://miamifl.igm2.corn/Citizens/Detail_LegiFile.aspx?ID=4669&Print=Yes 8/7/2019 13817 AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDIN... Page 4 of 6 i. For rental Residential Development, a minimum of fourteen percent (14%) of the units shall be provided as Workforce Housing or a minimum of seven percent (7%) of the units shall be provided as Affordable Housing. ii. For ownership Residential Development, a minimum of ten percent (10%) of the units shall be provided as Workforce Housing or a minimum of five percent (5%) of the units shall be provided as Affordable Housing. iii. For all other development excluding ground floor Commercial and Office Uses, fourteen percent (14%) of the non-residential FLR shall be provided as a Trust Fund contribution as described in Section 3.14.4.a.(3). * * 3.14.4 For the purposes of the public benefits program, the following criteria shall apply: a. Affordable/Workforce Housing. The development project in a T6 zone may provide any of the following or combination thereof: 1. Affordable/wWorkforce housing on site of the development. For each square foot of aAffordable/wWorkforce housing priced at or below eighty percent (80%) area median income (including pertaining shared space such as parking and circulation) provided on site, the development shall be allowed twe three (23) square feet of additional area up to the bonus Height and FLR as described in Section 3.14.1. For each square foot of Affordable/Workforce housing priced above eighty percent (80%) area median income (including pertaining shared space such as parking and circulation) provided on -site, the development shall be allowed an equivalent amount of development Floor Area up to the bonus Height and FLR as described in Section 3.14.1. * * Section 2. The Miami 21 Code is further amended by amending Article 7, Section 7.1.2.8 in the following particulars:1 "ARTICLE 7. PROCEDURES AND NONCONFORMITIES * 7.1.2.8 Amendment to Miami 21 Code * TRANSECT ZONE FLR SUCCESSIONAL ZONE FLR T1 -- T1 -- T2 -- N/A -- T3 -- T4, CI -- T4 -- T5, CI -- T5 -- T6-8, CI 5 T6-8 5 T6-12, CI 8 T6-12 8 T6-24a, CI 7 T6-24a 7 T6-24b, T6-36a, CI 16 T6-24b 16 T6-36a, CI 12 T6-36a 12 T6-60a, CI 11 http://miamifl.igm2.com/Citizens/Detail LegiFile.aspx?ID=4669&Print=Yes 8/7/2019 13817 AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDIN... Page 5 of 6 Section 4. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance should not be affected. Section 5. 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, 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 6. This Ordinance shall become effective thirty (30) days after final reading and adoption thereof.[2] [ 1 ] Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and unchanged material. [2] This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten (10) 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. Meeting History Sep 13, 2018 9:00 AM Video City Commission RESULT: NO ACTION TAKEN Nov 15, 2018 2:00 PM Video City Commission Regular Meeting Planning and Zoning Note for the Record: For directive referencing PZ.10, please see Item NA.1. RESULT: MOVER: SECONDER: AYES: ABSENT: PASSED ON FIRST READING [UNANIMOUS] Ken Russell, Vice Chair, District Two Keon Hardemon, Chair, District Five Keon Hardemon, Ken Russell, Wifredo (Willy) Gort, Manolo Reyes Joe Carollo Dec 13, 2018 2:00 PM Video City Commission Planning and Zoning RESULT: ADOPTED [UNANIMOUS] MOVER: Ken Russell, Vice Chair, District Two SECONDER: Keon Hardemon, Chair, District Five AYES: Keon Hardemon, Ken Russell, Wifredo (Willy) Gort, Joe Carollo, Manolo Reyes Transcript Sep 13, 2018 9:00 AM Next: 11/15/2018 2:00 PM Next: 12/13/2018 2:00 PM City Commission Regular Meeting Show prey 60 sec 2:59 PM The voluntarily do it. We are supposed to be cooperative and supportive. Any representation that this is a game to get slept, we want ask you to write it into the ordinance. You want me to run a covenant with the land? Read the letter that the director roads. Read the letter the secretary wrote. At the end of the day, they rely on the representation of your zoning official. http://miamifl.igm2.com/Citizens/Detail_LegiFile.aspx?ID=4669&Print=Yes 8/7/2019 13817 AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDIN... Page 6 of 6 3:00 PM In the newspaper after they 3:00 PM Signed their agreement. I tell you what, your planning and zoning board. He was what they cared about. This is unfair. Does not feel right. That is why they voted the weather did. Listed here not influenced. Last but not least, I say one last thing. I4was okay for the miami herald to sale the herald building to the malaysians for a full- blown casino. Show next 60 sec http://miamifl.igm2.com/Citizens/Detail_LegiFile.aspx?ID=4669&Print=Yes 8/7/2019 0 NW 18TH ST NW'17THST NW 16TH ST NWEI5TH ST NW14THST AERIAL E P LAN I D :19-3970 Zoning Change 111111111 1111'i 11111E NE 17TH TER —110 1141111111111111111111111111111111111111111111 li _NE;17TH ST NEZ15THTST NE 14TH ST i 1111111111111111.111111/111111� NE 13TH TER NW 13TH ST 1111111111111111111111111 1l#A111111111. NE‘13TH'STa1111 N 250 500 ConpleAon of staff review indicates permit application rick .. un requlrenen. under Miami gland/or the City of Miami Code, only. TN permit application. reed to be scheduled Mr a pudic tearing In accordance wlfc tmellnes set fonts In me aye( Miami Code. The applicable decolon-making body will review ... .. / 'Mere Ion6RRwIdecIslon. NE 17TH ST 5THLTER NE 15TH ST ADDRESSES: 21,45,140 NE 16 ST/ 31,38,42,48,52,64,108,128 NE 17 ST/ 15,23,27,35,41,79 NE 17 TER/ 18,50,75,84 NE 15 ST/30,47,55,65,73,124 NE 14 ST/ 125 NE 13 ST/ 1302,1324,1370,1600, 1622,1644,1652 NE 2AV/ 1304,1310 1311,1325,1326,1361,1400,1422,1442,1452,1502,1512, 1516,1532,1542,1598,1600,1629 NE 1 AV/ 1305,1315,1330,1346,1367,1610,1655 NE 1 CT/ 1410,1420,1424,1425,1432,1433,1441,1442,1452,1515,1525,1531,1537,1545,1550,1553,1602, 1610,1616,1624,1632,1642 NE MIAMIPL//1301,1304,1312,1315,1326,1334,1344,1350, 1,000 Feet 1415,1421,1425,1433,1442,1445,1502,1512,1518,1524,1529,1536,1540,1552,1635, 1643,1650,1748,1749 NE MIAMICT/1300,1301,1306,1317,1330,1334,1348,1350,1353, 1367,1368,1401,1501,1511,1527,1635,1729,1749,1755,1765 NE MIAMI CT/ 1311,1331,1341,1351,1361 NW MIAMI CT/ 17 & 33 NW 13 ST/ 14,18,59 NW 14 ST 0 NW18TH STD2 —NW-17-TH ST— NW 16TH ST NW-17TH STc NW 16TH ST MIAMI 21 (EXISTING) EPLAN ID:19-3970 Zoning Change NE-17TH TER; I I T-2A-O Iwil T6-24A=O Z 1 r J =_ NW-15THISTami 1 D1 an NW 14TH ST NW-13TH ST 396- ■T6-6OA-O T6-24B-O T6-24A-O w z NE-17TH ST— ■ ■ +T6-24B-O i w IN IP Re w ■ �, Q 0 NM<_ z 2 . r*rsiwwr, w I II— _T6 24 i l f - T6-24A-O T6-24B-O NE 16TH ST ■ ME 1111 ME MEM ■ T6-24 j l 1 NE 17TH TER —NE-17TH ST NE-16TH•ST-- z NE-15TH TER N w z NE•15TH ST—I T6-36B1O cn T6-24A-O T6-24B-O, -NE-13TH-TER— 250 N 500 1,000 Feet 1 1 1 1 1 NE-15TH ST 1=16 ADDRESSES 21,45, 40 NE 16 ST/ 31,38,42,48,52,64,108,128 NE 17 ST/ 15,23,27,35,41,79 NE 17 TER/ 18,50,75,84 NE 15 ST/30,47,55,65,73,124 NE 14 ST/ 125 NE 13 ST/ 1302,1324,1370,1600, 1622,1644,1652 NE 2 AV/ 1304,1310,1311,1325,1326,1361,1400,1422,1442,1452,1502,1512, 1516,1532,1542,1598,1600,1629 NE 1 AV/1305,1315,1330,1346,1367,1610,1655 NE 1 CT/ 1410,1420,1424,1425,1432,1433,1441,1442,1452,1515,1525,1531,1537,1545,1550,1553,1602, 1610,1616,1624,1632,1642 NE MIAMIPL//1301,1304,1312,1315,1326,1334,1344,1350, 1415,1421,1425,1433,1442,1445,1502,1512,1518,1524,1529,1536,1540,1552,1635, 1643,1650,1748,1749 NE MIAMICT/1300,1301,1306,1317,1330,1334,1348,1350,1353, 1367,1368,1401,1501,1511,1527,1635,1729,1749,1755,1765 NE MIAMI CT/ 1311,1331,1341,1351,1361 NW MIAMI CT/ 17 & 33 NW 13 ST/ 14,18,59 NW 14 ST 0 NW18TH ST D2 -NW-17-TH ST- NW 16TH ST 396- ■T6-60A-O J NW-15THIST NW 14TH STr z� NW-13TH ST N 250 500 MIAMI 21 (PROPOSED) EPLAN ID:19-3970 Zoning Change NE-17TH_TER is NE-17TH ST T6-24B-O 2 w z _T6 -24 1 - 1r AIM - MI ME ■ ME NE-15TH ST z) NE 14TH ST- 11 NE-13TH-TER NE03TH ST 1 NE 17TH TER —NE-17TH ST NE-16TH,ST- w 1111117 zNE15THTER N 6-36B=O i NE-15TH ST NE-14TH ST— !Mk ADDRESSES 21,45, 40 NE 16 ST/ 31,38,42,48,52,64,108,128 NE 17 ST/ 15,23,27,35,41,79 NE 17 TER/ 18,50,75,84 NE 15 ST/30,47,55,65,73,124 NE 14 ST/ 125 NE 13 ST/ 1302,1324,1370,1600, 1622,1644,1652 NE 2 AV/ 1304,1310,1311,1325,1326,1361,1400,1422,1442,1452,1502,1512, 1516,1532,1542,1598,1600,1629 NE 1 AV/1305,1315,1330,1346,1367,1610,1655 NE 1 CT/ 1410,1420,1424,1425,1432,1433,1441,1442,1452,1515,1525,1531,1537,1545,1550,1553,1602, 1610,1616,1624,1632,1642 NE MIAMIPL//1301,1304,1312,1315,1326,1334,1344,1350, 1,000 Feet 1415,1421,1425,1433,1442,1445,1502,1512,1518,1524,1529,1536,1540,1552,1635, 1643,1650,1748,1749 NE MIAMICT/1300,1301,1306,1317,1330,1334,1348,1350,1353, 1367,1368,1401,1501,1511,1527,1635,1729,1749,1755,1765 NE MIAMI CT/ 1311,1331,1341,1351,1361 NW MIAMI CT/ 17 & 33 NW 13 ST/ 14,18,59 NW 14 ST