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HomeMy WebLinkAboutAnalysis and Maps411111 II City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-20-7953 Location 2000 NW 3 Avenue Folio Number 0131250630020 Miami 21 Transect "T4-L" General Urban Transect Zone -Limited MCNP Designation Medium Density Restricted Commercial Commission District District 5; Jeffrey Watson NET District Overtown Planner Megan Echols, Planner II (mechols@miamigov.com) Applicant Housing Trust Group, LLC Property Owner Miami Dade County- Miami Dade Housing Agency Project Representative Ryan Bailine; bailiner@gtlaw.com Trim remittal needs to he scneeulen for a public nearing In a ore enoe win tlmellnes set forty In the city of Miami Ennio The magmata declaion-making body will reMew the information at the public hearing to render a recommendation or a final eecly on. PZ-20-7953 03/03/21 A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Housing Trust Group, LLC (the "Applicant") is requesting to amend the zoning designation of one parcel from "T4-L" General Urban Zone -Limited to "T5-O" Urban Center Zone -Open located at 2000 NW 3 Avenue, Miami, Florida. B. RECOMMENDATION Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the amendment to the Miami 21 Atlas based upon the facts and findings in this staff report. C. PROJECT DATA Table 1: SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8B-O/ T6-8A- O/ T5-O Gen. Commercial Industrial/ High D. MF/ Vacant South T3-R Med. D. MF Residential Townhouses/ Single Family High D./ Single Family Med. D. East T5-O/ T4-L / T3-O Med. D. Rest. Commercial/ Gen. Commercial Commercial/ High D. MF/ Low D. MF West CS/ T4-L/ T5-OQ Recreation/ Med. D. Rest. Commercial/ Park/ Institutional D. BACKGROUND Site Location & Surrounding Uses Page 1 of 12 AERIAL ePLAN ID PZn20-7953 ,ZONING CHANGE ADDRESS: MOD NW 3AV Figure 1: Aerial of subject site Trim remittal needs to he scne:Men for a public nearing In aord alone MIT tlmelines set forty In Me city of Miami Ennio The magmata deciaion-making body will reMew the information at the public nearing to render a recommendation or a final decly on. PZ-20-7953 03/03/21 The Applicant (Housing Trust Group, LLC) has proposed an amendment to the Miami 21 Atlas for a Single Miami Dade County parcel located at 2000 NW 3 Avenue ("the Property") in the Overtown NET District. The Property is 10.3 +/- acres (452,717 451,692 square feet) and has existed as the Rainbow Village and Gwen Cherry 23C Public Housing Communities since the 1970s. According to the letter of ntent (LOI), the Property is located in the Southeast Overtown Park West (SEOPW) Community Redevelopment Plan. The Property is located south of NW 22 Street, which is the border between the Wynwood/Edgewater NET District and the Overtown NET District, this is also the boundary for Mana Wynwood Special Area Plan and the Wynwood Neighborhood Revitalization District (NRD-1). Page 2 of 12 NOTICE ThIs submittal needs to be schetluled bra public nearIng In rcordanoe wirh fimellnes set forth In the city of Mlami Code. The applieatle decision -making body. re.ewthe'Information at the public hearing to render a recomnencladon or a final decision. PZ-20-7953 03/03/21 Image 1: Southside of Site with existing Rainbow Village The property is uniquely located in a portion of the Overtown neighborhood where there are a variety of zoning designations, land uses, and housing types. Much of the properties within the vicinity of the Property are individually owned. Directly south of the Property are two medium density low-rise condominium properties, The Villas of Saint Agnes and Town Park Condominiums, and directly southeast of the Property is a subdivision of single family homes. Nearly internal to the property boundaries is a City of Miami owned park. West of the Property is Paul Laurence Dunbar Elementary School. East of the property are multiple privately owned high density multifamily apartment buildings. +�tlil]Ji lJ iI Illtl 1J�� Image 2: South of site across NW 20 Street Villas of St Agnes Condominiums Proposal The Applicant has proposed changing the existing zoning designation from "T4-L" to "T5-O". According to the Applicant's letter of intent (LOI) and survey, the Property has more than 200 feet of street frontage along NW 22 Street, NW 20 Street, NW 4 Court, and NW 3 Avenue and has more than 40,000 square feet of land area, meaning the Property meets the threshold criteria for rezoning consideration. Page 3 of 12 1lu1IAMI 21 (EXISTING) EPL.A I IP_ PZ,20.71453 REZONE MIAM121 (PROPOSED) EPLAN ID. PL2D-7953 REZONE f6�'14-0WIIJ fj�( r r �l ):115141,4, NOTICE Thisnernittel needs.. ached,. for p buc dearng e rood Mth In b Cry oICgd Tfi pp1 d else:: Mf rtd kf9bcdnef r newN f e aftbep beef-ngforenda er recomm tladono final dIpon. PZ-20-7953 \ 03/03/21 Demographics (census data) The Property is located in Census block group 120860031003. According to the American Community Survey (ACS), 5-year estimates (2015-2019), this block group has a total of 404 households in a total of 501 household units. The housing vacancy rate for Block Group 120860031003 is 19.36%, which is higher in comparison to the City of Miami vacancy rate of 15.03% and the Miami -Dade County rate of 13.75%. The median household income for the block group was $15,417 compared to Miami Dade County median income $51,417 and the City of Miami median income of $39,049. All of the surrounding block groups had lower median household incomes ranging between $18,500 and $41,506. For Census Block Group 120860031003, 8.54% of the population was unemployed, higher than the national unemployment rate of 5.33% for that year range. Table 2. Summary of Census Data for Subject Block Group: 120860031003 Topic Data Total Households 835$15 Vacancy Rate 19.36% Median Household Income ,4617 Unemployment Rate 8.54% Age Median 30 E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) This application does have nor require a corresponding Future Land Use Map amendment. The proposed rezone corresponds with the existing Future Land Use Map designation of Medium Density Restricted Commercial. The MCNP description of the designation is below: Medium Density Restricted Commercial: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial Page 4 of 12 activities that generally serve the daily retailing and service needs of the public, typicall by personal auto, and often located along arterial or collector roadways, which inc personal and professional services, real estate, banking and other financial services, r cafes, general entertainment facilities, private clubs and recreation facilities, major s entertainment facilities and other commercial activities whose scale and land use impac to those uses described above. This category also includes commercial marinas and livin as permissible. Ills submittal needs to Stec scheduled fora pubic hearing in accordance wMh tlmerines set Iorfh In the Gity of Miami Code. The appiiratle decision -making bodywill review Dm information at the public hearing to render a recommend:1t on or a final decly on. The nonresidential portions of developments within areas designated as "Medium De Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject prope PZ-20-7953 03/03/21 Y. Page 5 of 12 The existing FLUM designation corresponds with the existing and proposed zoning des Density Restricted Commercial is a mixed use land use category that allows sa Medium Density Multifamily Residential. It also allows commercial, office, service, s worship. As previously mentioned, the existing Land Use designation corresponds wit zoning designation, which can be seen in the excerpt of the Future Land Use -Zoning Cor below. T:: I MEDIUM TENSITY MAMMA LY RESIDENTIAL MEDIUM DENSITY RESTRICTED COMMERCIAL This aubmdtat needs to be scheduled bra public hearing In accordance volt b mellnts set forth In the Thy of Miami Code. The appiicatle decision -making body will review the Information at the public hearing to render a recommendation or a final dads on. PZ-20-7953 03/03/21 .5 di Itac* Table 3: Excerpt of FLU Correspondence Table Adjacent Future Land Use Future Land Use Legend General Commercial Med. Density Restricted Commercial Recreation Med, Density MF Residential Industrial Subject Property Figure 2: Future Land Use Map The existing Future Land Use designations for the Property and the areas in proximity to the Property are generally at higher intensities than the corresponding zoning designations. Page 6 of 12 Miami 21 Code ThIc submittal needs to be scheduled for a pubic tle rIng In accordance Winn tlmellnes set forth In the City of Miami Coble. The applicable decision -making hotly will reMewihe information at the public hearing to render a recommend.fi on or a final decision. PZ-20-7953 03/03/21 Figure 3: Zoning around the Property The Property is located in an area with a variety of zoning designations; directly adjacent to the property is CS, T4-L, T3-R, T3-O, T5-O and T6-8B-O zoning designations. The proposed zoning designation, T5-O, is adjacent to the Property to the north and east. Within the neighborhood there have been recent changes to the Miami 21 atlas, in the form of the Wynwood NRD-1 and the Mana Wynwood Special Area Plan. The parcel is over 10 acres in size, so changing the zoning designation could impact the area significantly. Changing the zoning of the parcel to the proposed T5-O would increase development intensity, however there are few differences in allowable uses between the existing T4-L and proposed T5-O zoning designations. Further detailed in the excerpt of the table of uses from Miami 21. T5 zoning designation permits five -story development, where as the existing T4 zoning designation permits three story maximum development in height. The comparisons of T4 and T5 zoning designations is further explained in Table 5: Transect Development Standards. Page 7 of 12 Table 4: Excerpt Article 4, table 3 (Miami 21) TI T! 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ALK! raA{{I(1li put WIFKM TNA1IrF AAr:A IPIIN I tIMATId14AL 171LI�iXdl Ci:Attra.' dPA44kie1r ELGPIFP 1 Yid;Nt1IIL 14+W1II11cl {;Fkirr�Ik CeiXt.AI:N FAL111TY IPICJAL. rILUHFiCI''al_1cAhco...1 'COMM MIIL AI,IYO.RF.I APFp1 IPPOMI HIkL FIT@L WAMJFAd:TU14N4 JIMLI Pilt .NNM4 imacrt Mh.A.I£6MIIVS►RIN r3rdl 11RaSJGT! ?lbBF'Reas ;ktlYl#,Apta CINtNiittetrei f NGW.I rY ThIssubmittal needs to Ix scheduled for a pull. hatirIng In aordana with tlmellnes set forth In the City of Miami Code. The applicatle decision -making body rAll reMewtl'e information of the public hearing to render a recommendat on or a final decly on. Table 5: Transect Development Standards Total Lot Area:10.3 acres Existing Zoning Proposed Zoning Area: 0.7 acres T4-L T5-O DENSITY 36 du per acre 65 du per acre Total Max Units 370.8 669.5 PZ-20-7953 03/03/21 Page 8 of 12 HEIGHT' Maximum 3 stories (40 ft. max) 5 stories (40 ft. max iffisobr NI aml cal reMew DI LOT COVERAGE ,, 60% max 80% max A41,0 GREEN OPEN SPACE 15% Lot Area min 10% Lot Area min SETBACKS Principal 10 ft min 10 ft min Secondary 10 ft min 10 ft min Side 0 ft min or 5 ft min abutting a setback 0 ft min* Rear 20 ft min 0 ft min* NOTICE rat needs to be scheduled fora public tlesring rdanne with tlmellnes set forth in the city of e. The applicatle deeision-making hotly will information at the public hearing to render a recommendation or a final eeclt on. PZ-20-7953 03/03/21 Zoning History: 11,000 Zoning Code During the11000 Zoning Code, the Property was zoned "R-3 Multifamily Medium -Density Residential," which is most similar in density to the T5 designation in the Miami 21 Zoning Code. The intent of the R-3 zoning designation was to allow single-family, duplex and multifamily structures, including low-rise apartment structures with a maximum density of sixty-five (65) dwelling units per acre (the same density as T5). Also allowed within R-3 was supporting services, schools, community based residential facilities, and convenience establishments. Figure 4: 11000 Zoning Atlas Map R-3 had a higher height allowance of 50 feet, while the proposed T5 zoning has a height maximum of 40 feet. Since the area was already developed with medium density affordable housing and for the greater comfort of the community while the entire City was being rezoned during Miami 21, staff chose to rezone the area to T4 which has a lower density than R-3 (11000) and the proposed T5-O (Miami 21). Zoning History: NRD-1 Additionally, this parcel and others below the NW 22 Street boundary of the Wynwood NRD-1 were considered to be a portion of the Wynwood NRD-1. If this parcel had been a portion of the NRD-1, it would have likely been rezoned to the T5 zoning designation. Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code 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. The recommendations of the Planning, Zoning and Appeals Board shall show that the board has considered and studied the application in regard to the following criteria: Criteria 1 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." Analysis Goal LU-1: Maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates Page 9 of 12 economic development and the growth of job opportunities in the cit fosters the growth and development of downtown as a regional cen domestic and international commerce, culture and entertainmen promotes the efficient use of land and minimizes land use conflicts protecting and preserving residential sections within neighborhoods; protects and conserves the city's significant natural and coastal resourc and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations. The proposed zoning change from T4-L TO t5-O is consistent with Goal LU-1. The changes in zoning will provide for further redevelopment and revitalization of a portion of the Overtown neighborhood, that is in close proximity to areas that is quickly redeveloping in the City of Miami. The existing structures on the Property are in decline and rezoning the Property would allow for newer high quality housing to be constructed. Additionally, the future redevelopment and rezoning should result in a more efficient use of publicly owned land located in the city core, that would continue to serve as much needed affordable housing. Objective LU-1.2: Promote, facilitate, and catalyze the redevelopment and revitalization of blighted, declining or threatened residential, commercial and industrial areas through a variety of public, private, and public private redevelopment initiatives and revitalization programs including, where appropriate, historic designations. The Property as it exists today is in decline, and the proposed rezone is consistent with Objective LU-1.2 as the proposed changes would catalyze redevelopment in the project area. Policy PR-1.1.4: The City of Miami's Level of Service for Parks, Recreation and Open Space is to provide a municipally -owned park within a ten-minute barrier free walk to park entrances by 72% of the city's population as measured by GIS pedestrian network analysis. A ten-minute walk will be defined as a one-half mile, barrier free distance on a safe pedestrian route. Barrier free means a continuous walk on a sidewalk or designated pedestrian route that may include crossing streets but does not encounter barriers such as walls or highway embankments that impede passage. Safe pedestrian routes include those that may include crossing of streets with speed limits of up to 40 mph. The Property is a site over 10 acres, and unlike many other areas within the City of Miami, almost internal to the Property's boundaries is City owned park land. The proposed changes are consistent with Policy PR-1.1.4 because changing to a higher transect zone would allow for greater access within the "ten-minute barrier -free walk" zone to the park by increasing the development potential and density immediately adjacent to a City park. ThIs submittal needs to be scbebuled for a pubic heering In sorb ewe wilb tlmellnes set forth In the city of MIamI Cede. The applicable decision -making hotly will reMewlfie information of the public hearing to render a recommendafi on or a final decision. Finding Criteria 1 In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the requested change in zoning is consistent. Criteria 2 Analysis for Criteria 2 7.1.2.8.f.1.b. "The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." The changes in the area can be deemed necessary due to the many changes that have recently occurred to the north within the Wynwood NRD-1 and Mana Wynwood Special Area Plan. Due to these ordinances there were changes to the Miami 21 Atlas. Additionally, the Property was slated to be a portion of the NRD-1, which would have resulted in a zoning change to the proposed T5 zoning PZ-20-7953 03/03/21 Page 10 of 12 Finding Criteria 2 designation. The Property was also formerly designated at a zoning category that had a higher density during the 11,000 Zoning cod than the existing T4 zone. Changing the Property to the proposed T zoning designation would return the parcel to a similar development potential that it previously had before the implementation of Miami 21. Furthermore, according to the LOI from the applicant the Property rezoning would be to greater facilitate new high -quality affordable housing on a County owned parcel. Plan. In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the requested change in zoning is consistent. Criteria 3 Section 7.1.2.8.f.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." Analysis Section 7.1.2.8 (a) establishes that changes shall occur in Criteria 3 succession, 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. The proposed zoning changes are consistent with the successional zoning change requirements stated in the table in Section 7.1.2.8 (a) (3). The proposed zoning change from T4-L to T5-O is a change to a next higher Transect Zone. The area of the Property has an extremely varied zoning pattern, with T3 areas to the south and T5 and T6 is directly adjacent to the north and east of the Property. The proposed T5 zoning designation would be consistent with existing patterns and changes within the neighborhood and the goals of Miami 21. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the Criteria 3 request to rezone is consistent with the Miami 21 Code. ThIs aubmlttM needs to be scheduled for a pubic heering In sorb ens wilt tlmellnes set forth In the city of Miami Cede. The applicable decision -making hotly will reMewlfie information of the public hearing to render a resommendau on or a final eeclt on. PZ-20-7953 03/03/21 Page 11 of 12 F. CONCLUSION The proposed rezone of the property at 2000 NW 3 Avenue from the T4-L to T5-O Transec appropriate use of publicly owned land; a successional change to the zoning of the property would be consistent with the goals and principles of Miami 21 and the MCNP which encourag development in the existing urban fabric. The proposed amendment to the Miami 21 Atlas is con requirements for rezone for Miami 21. Thus, staff recommends approval of the proposed amendmen application PZ-20-7953. Attachments: Attachment 1 — Site Survey Jacqueline Ellis Chief of Land Development This submlttM needs to be scheduled for a pubic blearing In acre ewe wilt timelines set forth lh the city of Miami Coble. The applicable decision -making hotly will reMewihe information at the public hearing to render a recommend/Mon are final decision. PZ-20-7953 03/03/21 Staff Analysis Report No. (PZ-20-7953) — Page 1 01/14/2021 Page 12 of 12 Attachment 1- Survey (PZ-20-7953) NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca decision -making body will review the information at the pubc hearing to render a recommended on or a final decla on. PZ-20-7953 01/15/21 R25.00' CA-89'59'50' A-39.27' MATCH LINE SHEET 3 NW 20TH STREET John F Pulice Digitally signed by John F Pulice Date: 2020.08.18 11:46:37 -04'00' GRAPHIC SCALE This submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the Cityof Miami Code. The applicable decision -making body xdt renew the information at the public hearing to renders recommendat on or a final decision. PZ-20-7953 01/15/21 NW 20TH TERRACE R-25.00' CA-90104'08• A.39.30' SHEET 2 OF 3 LEGEND RAINBOW VILLAGE BOUNDARY AND TOPOGRAPHIC SURVEY PULICE LAND SURVEYORS, INC. 5381 NOB HILL ROAD SUNRISE, FLORIDA 33351 ORS AERIAL ePLAN ID: PZ-20-7953 ZONING CHANGE NW22ND ST ror This submittal needs b be scheduled for a puboc hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bcdywill review the information at the pubs hearing to render a recommendation or a final decision. PZ-20-7953 01/15/21 ADDRESS: 2000 NW 3 AV 0 125 250 500 Feet 053N3 MIAMI 21 (EXISTING) EPLAN ID: PZ-20-7953 REZONE NW 20TH ST N NW 22ND ST 0 w 2 z T3-R .. NW 22ND NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will rodew the Information at the pubc hearing to render a recommended on or a final decla on. PZ-20-7953 01/15/21 w 0 ° NW 21 ST ST M z NW 20TH TER T3-O ADDRESS: 2000 NW 3 AV 0 125 250 500 Feet D2 T5=O' NW 21ST-TER CI w 1- M IAM 121 (PROPOSED) EPLAN ID: PZ-20-7953 REZONE T6-8B-O Mana Wynwood T6-8A-O S'pecialA er aiPlan /07 NW 22ND ST NW 22ND TER Th¢submittal needs to be scheduled bra publk bearing in accordance with timelines. forth in the city of \eak eItif mendl =trc-maNingbrdywill euXne decl ionea retttlera PZ-20-7953 01/15/21 IC 1- 0 2 1- NW 20TH ST w °—NW21STST co z NW 20TH TER z z T31 R 1 i_T3 -O_ ADDRESS: 2000 NW 3 AV 0 125 250 500 Feet PLANNING DEPARTMENT G �p PURI./C Project Fact Sheet °' NOTICE This document is used to provide a summary for Planning Department related proj PROJECT INFORMATION Project Name: PZ-20-7953 ZC Project Address: 2000 NW 3 Avenue APPLICANT INFORMATION Company Name: Housing Trust Group, LLC Primary Contact: Ryan Bailine Email: bailiner@gtlaw.com Secondary Contact: Email: -FLU Medium Density Restricted Commercial -The site is bound by NW 20 St, NW 3 Av, NW 22 St, NW 5 Av, and NW 4 Ct -Proposed T5 zoning would increase height and intensity of development -Amendments to the Future Land Use Map are unnecessary for this rezone 1 R: : U This submittal needs b be scheduled for a puboc hearing In accord ancz with timelines set forth in the City of Miami Ccde.The applicaGe decision -making bodywill review the information at the pubc hearing to render e recommendation or a final decision. PZ-20-7953 01/15/21 Lead Staff: Megan Echols, Planner II • Principal Division: Land Development Email: mechols@miamigov.com PROJECT DESCRIPTION Proposed Rezoning of a single 10.3 acre parcel from T4-L to T5-0. The subject property has existing multi -family publicly owned affordable housing. Staff has recommend approval of the rezone. Webs Link(s): BOARD REQUIREMENTS n HEPB fl PZAB n UDRB n WDRC n City Commission n AIPP GRAPHIC(S) AERIAL ePLAN ID: PZ-20-7953 ZONING CHANGE Transect Zone(s): T5-O Commissioner District(s): 5 NET Office(s): Overtown Department Director: Cesar Garcias-Pon Revision Date: 1/15/2020