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HomeMy WebLinkAboutAmended Staff Analysis - dated 10-7-2021City of Miami Planning Department Historic Preservation Office ANALYSIS FOR SPECIAL CERTIFICATE OF APPROPRIATENESS APPLICANT: Melissa Tapanes Llahues FILE ID: PZ-20-7931 PROJECT ADDRESS: 7101 NE 10 AV and 1000 NE 72 ST ZIP: 33138 NET OFFICE: Upper Eastside COMMISSION DISTRICT: District 5 (Jeffrey Watson) STATUS: Non -Contributing HEARING DATE: 6/1/2021 TDRs/TDDs: Not eligible. A. GENERAL INFORMATION: REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances, as amended, the Applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit the redevelopment of two vacant lots, with the following: subdivision into five (5) lots, reconstruction of the Prescott Mansion with new rear addition, included as part of the new construction of five (5) single-family residential properties, and site improvements, located approximately at 7101 NE 10 AV and 1000 NE 72 ST on parcels zoned "T3-L" — Sub -Urban Transect Zone. The subject properties are two vacant lots in the Bayside Historic District, Washington Place Subdivision, and Upper Eastside Net Area. The site is located approximately on the east side of NE 10TH Avenue and south side of NE 72ND Street (Complete legal description is on file with Hearing Boards). Folio: 0132070321030 and 0132070320630 Lot Size(s): Approximately 28,525 sq. ft. and 33,464 sq. ft. Total Lot Size: Approximately 61,989 sq. ft. B. BACKGROUND: On November 19, 1991, the Historic and Environmental Preservation Board ("HEPB"), pursuant to HEPB Resolution number HEPB-91-39, designated the Bayside Historic District after finding that it has significance in the historical and architectural heritage of the city of Miami; possess integrity of design, setting, materials, workmanship, feeling, and association; and meets criteria 1,3, and 4 of Section 23.1-4(A) of Miami City Code (Ordinance 10875). I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 1 of 18 On May 18, 2004, the HEPB, pursuant to HEPB Resolution number HEPB-2004-42 approved new parking guidelines to apply to the Bayside Historic District. The HEPB reviewed the subject property and design proposal for demolition and new construction on five (5) different HEP hearing board meetings: March 16, 2004; May 18, 2004; November 29, 2004; January 4, 2005; and February 1, 2005; each Fact Sheet attached hereto as Attachment `A'. On February 1, 2005, the HEPB, pursuant to HEPB Resolution number HEPB-2005-09, approved with conditions a Special Certificate of Appropriateness for the demolition of the existing house, the reconstruction of the house in a location south of its present location, the construction of a new addition connected to the reconstructed house by an underground garage structure, the removal/relocation of tree, and related site improvements. Within this Resolution, attached hereto as Attachment `B', the HEP Board granted the demolition of the deteriorated Prescott Mansion with the condition that it would be rebuilt. At the time, the approved proposal was to rebuild the Prescott Mansion and build a modern wing at the north side of the property; the project was never under taken and the lot remained vacant. On October 5, 2005, the HEPB, pursuant to HEPB Resolution number HEPB-2005-76, recommended denial to the Plat and Street Committee of an application for a Certificate of Appropriateness for the subdivision of a parcel into six lots at 955 NE 72 ST. The HEP Board found that the work was inconsistent with the historic and architectural character of the historic district. HEPB Resolution and Fact Sheet attached hereto as Attachment `C'. On March 3, 2015, the HEPB, pursuant to HEPB Resolution number HEPB-R-15-016 approved with conditions a Special Certificate of Appropriateness for new construction of a single-family home and landscaping. The Resolution included five (5) conditions. HEPB Resolution and Staff Report & Recommendation attached hereto as Attachment `D'. Parcel 7101 NE 10 AV and 1000 NE 72 ST remain vacant. On June 1, 2021, the HEPB heard a previous version of the current proposed project to request the redevelopment of two vacant lots, with the following: subdivision into six (6) lots, reconstruction of the Prescott Mansion with new rear addition, new construction of five (5) single-family residential properties, and site improvements. The applicant was encouraged by the HEPB and the Bayside Historic District Community to revise their plans and return to the Board with changes to their design. On September 1, 2021 the HEPB, denied the Special Certificate of Appropriateness for the redevelopment of two vacant lots, with the subdivision into five (5) lots, including the reconstruction of the Prescott Mansion with a new rear addition and the construction of four (4) additional single- family residential properties. C. COMPREHENSIVE PLAN: The subject properties are vacant lots on which the Historic Prescott Mansion was once located. Pursuant to Goal LU-2, 2.3 and 2.4 of the Miami Neighborhood Comprehensive Plan, the City will preserve and protect the heritage of the City of Miami through the identification, evaluation I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 2 of 18 rehabilitation, adaptive reuse, restoration and public awareness of Miami's historic and archeological resources. The Applicant's request to permit the redevelopment of the two vacant lots, with the following: subdivision into five (5) lots, including the reconstruction of the Prescott Mansion with new rear addition, new construction of four (4) additional single-family residential properties, and site improvements, is partially in accordance with the Comprehensive Plan, Chapter 23 of the City of Miami Code of Ordinances, the Secretary of Interior Standards, and the Preservation Office Historic Design Guidelines, and Miami 21 Code. I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 3 of 18 D. PHOTOS: Site F NE 10TH AVE 4 NE71sTST- NE 72" ST 4 North Vacant Lot f 1000 NE 72 ST1 South Vacant Lot 17101 NE10AV1 Biscayne Bay Source: City of Miami Zoning WebGIS Street Views View facing North-East View facing South -East View facing West Source: Google Street View (March 2019) I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 4 of 18 Archived Photographs Historic Prescott Mansion, Front Elevation. Source: City of Miami Archives Previously Approved Design Reconstruction and Addition to the Prescott Mansion. Designed by Choeff Levy Fischman Architecture + Design Source: City of Miami SCOA application / HEPB-R-15-016. Proposed Design I. Castellano/A. Espinosa 10/07/2021 Reconstruction of Prescott Mansion. New Construction and Site Improvements. View facing South -East. New Construction and Site Improvements. View from Biscayne Bay. 7101 NE 10 AV. File No. PZ-20-7931 Page 5 of 18 E. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Properties T3-L — Sub -Urban Transect Zone (Bayside Historic District) Surrounding Properties NORTH: T3-L — Sub -Urban Transect Zone (Bayside Historic District) SOUTH: CS — Civic Space Transect Zone (Bayside Historic District) EAST: Biscayne Bay WEST: T3-L — Sub -Urban Transect Zone F. ANALYSIS: FUTURE LAND USE DESIGNATION Single Family - Residential Maximum of 9 D.U. per acre Single Family - Residential Maximum of 9 D.U. per acre Single Family — Residential N/A. N/A. N/A. Single Family — Residential (Bayside Historic District) Maximum of 9 D.U. per acre The following is a review of the request pursuant to Section 23-6.2(b)(4) and Section 23-6.2(h) of the City Code of Ordinances, the Preservation Office Historic Design Guidelines, the Secretary of the Interior's Standards, and Miami 21 Code. Analysis: The historic two-story mansion, referred to as "The Prescott Mansion" was located within the existing two vacant lots. The masonry structure was designed in the Mediterranean Revival Style of architecture with a tailored landscape. The home was built for Samuel J. Prescott in the early 20th century. By the time of the Bayside Historic District designation in 1991, the Prescott Mansion was the district's most significant estate. The property fell into disrepair and after a series of hurricanes it was severely compromised and had to be demolished. Prior to demolition, the mansion was carefully documented by architect Richard Heisenbottle. The intent and condition of the Prescott Mansion's reconstruction is to replicate the building's ornamentation as close as possible to the original, retaining its original size, shape, and scale. All exterior features, including and not limited to windows, doors, chimney, roof, etc. are to match the original. I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 6 of 18 The applicant is requesting a Special Certificate of Appropriateness (SCOA) to permit the redevelopment of two vacant lots, with the following: subdivision into five (5) lots, including the reconstruction of the Prescott Mansion with new rear addition, new construction of four (4) other single-family residential properties, and site improvements. The Applicant's Letter of Intent, from June 1, 2021, justifies subdividing the two vacant lots for economic feasibility to successfully reconstruct the Prescott Mansion. The proposed redevelopment supports the original Mediterranean Revival architectural style while introducing a group of new structures in a tropical deconstructivism style. The proposed residential structures are fragmented for the purpose of various floor levels, maximum bay views, and incorporation of various landscape features. The overall design proposal is meant to comply with floodplain regulations "to ensure the longevity of the structure and proactively address sea level rise." The most recent Letter of Intent purports that new design modifications draw inspiration from architectural characteristics of the Bayside Historic District as well as the Prescott Mansion. Subdivision The proposed design subdivides the two (2) vacant lots into five (5) unequal, irregular parcels, and includes a new common driveway without an entrance gate. The proposed lot areas are not consistent with the Bayside Historic District's lot area average. A parcel study including properties in the district within a 500-foot radius from the subject parcels indicate the average lot area is 7,600 sq. ft. Map and table are illustrated below. The largest proposed lot area is 13,316 sq. ft. and the smallest proposed lot area is 10,069 sq. ft. This new redevelopment will appear as a small inclusive community within the established Bayside Historic District. Most buildings in the district are not intrusive and respect the earlier structures in scale, setback, and materials. The district is limited to access; however, the absence of fencing in the properties' front yard, average lot area, and consistent frontages are defining traits in the neighborhood. A Preliminary Zoning Review with Environmental Resource comments (PZ-20- HEP28) has been submitted concurrently to this SCOA application but has yet to be completed. The applicant is to satisfy all Zoning and Environmental Resource comments. Height, Intensity, and Density are purview to the Zoning Department. HEPB review of this redevelopment proposal does not guarantee and does not provide approval of the proposed replatting design or process. A tentative plat is required for an adequate Preliminary Zoning Review to proceed. In past iterations of this application the now single NW lot was divided into two (2). Consolidation of the lot was encouraged by HEP staff and is part of this application. Historic Preservation staff also recommended that no vehicular or pedestrian gate(s) be placed to enter the proposed common driveway. The applicant subsequently removed the shared driveway gates. I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 7 of 18 7 0 98 7 6_ 5 432 1 13 12 11.7. 18171615 Biscayne Bay North Vacant Lot - 500 FTRadius South Vacant Lot - :500 FT Radius 11- Parcel Study (Map & Table) Properties within 500 FT Radius of subject parcels and within the Bayside Historic District Source: City of Miami Zoning WebGlS Reconstruction of the Prescott Mansion Parcel Study Address Lal Area s.,1t. 1 1039 NE 72 ST 2 1031 NE725T 3 1025NE72ST 4 1011 NE72ST 5 1001 NE72ST 6 999NE72ST 7 965NE72ST 8 945NE725T 9 937NE72ST 10 921NE72ST 11 990NE72ST 12 940 NE 72 ST 13 920NE72ST 14 910NE72ST 15 955NE71ST 16 945NE71ST 17 935NE71ST 18 921 NE 71 ST 19 901 NE 71 ST 20 940NE71ST 21 924NE71ST 22 920 NE 71 ST 20,470 7,500 7,500 7,500 7,500 15,000 7,500 7,500 7,500 15,000 20,000 22, 500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 6.712 5,950 6,250 Average: 7,600 Previous City of Miami Historic Preservation Officer's direct communication with the Division of Historical Resources (Division Director, State Historic Preservation Officer and the Survey and Registration Supervisor, Bureau of Historic Preservation, Division of Historical Resources of the Florida Department of State) clarified reconstructed properties are not eligible for listing in the National Register or being considered contributing to a historic district according to the National Register regulations (36 CFR 60.4), and the National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Therefore, the reconstruction of the Prescott Mansion is not eligible for HEPB waivers. The Applicant shall apply to the Planning Zoning and Appeals Board for any required waivers. The Secretary of the Interior's Standards for the Treatment of Historic Properties defines Reconstruction as a treatment "when no other property with the same associated value has survived; and when sufficient historical documentation exists to ensure an accurate reproduction." Documentation completed by Richard Heisenbottle provides for the capabilities of an accurate reconstruction. The mansion shall be elevated to meet flood requirements, new spaces below shall be used as storage. The design also includes a new West entrance stair with an elevated porch, and new stairs on the North and South elevation. The proposed reconstruction also introduces a new rear addition, which includes: a covered parking area, water equipment vault, grill area, multiple open decks, living room, master suite, and pitched roofs. The juxtaposition of the Prescott Mansion reconstruction in the front of the parcel and the new addition in the rear distinguishes two different architectural styles. The design does not support a linear alignment with architectural features and does not resemble in form to the Prescott Mansion. However, the change in architectural style and placement directs the central focus I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 8 of 18 primarily on the Prescott Mansion. New additions are to be distinct yet must still stay in character with the historic district. Relocating the Prescott Mansion to the prominent South-West corner of the vacant lot, North to the Baywood Park, increases its visibility and strong prominence to the district. Other features within the Prescott Mansion lot ("Prescott" Lot 1) includes a paved driveway, pool, ground floor deck, 8'-0" concrete wall, 6'-0" metal fence, and relocates its original West entrance gate and wall. The reconstruction of the Prescott Mansion is appropriate and follows the Secretary of the Interior's Standards and the City of Miami Historic Design Guidelines. The Applicant shall provide the following for Historic Preservation staff to review and approve: window and door schedules, color manufacture's brochure or color photograph of proposed windows, doors, roofing, railings, pavers, etc., and color photograph(s) of proposed exterior paint samples. New Construction Of the five (5) proposed new lots, four (4) are entirely new single-family residential properties, while one (1) is the reconstructed Prescott mansion with a new addition. The new construction is on lots 2-5. Each new property has two -stories, raised above the floodplain, with a maximum height of 28'-7." The introduction of various structures with taller heights and differing orientations within an established historic district is not appropriate in terms of sustaining a historic district. The City of Miami Historic Design Guidelines promotes and supports consistency and sustainability in terms of building scale, masing, form, orientation, proportion, architectural elements, details, and materials for new construction. The proposed new construction has been modified to include architectural elements, details, and materials from the existing historic district. In considering new construction projects within a historic district it is important to make sure that the historic structures remain the central focus of the district; therefore, avoiding the use of incompatible building scale, massing, form, orientation, and proportion not commonly found within the neighboring structures. There are four (4) narrow bay properties proposed to face Biscayne Bay. This includes the Prescott Mansion Reconstruction. One (1) smaller property is proposed in the North-West corner. Each structure has been elevated on concrete block walls and columns to meet floodplain regulations. The four (4) bay properties contain a driveway, entrance walkway, covered garage, various interior spaces, outdoor decks, pool and a dock. The single (1) corner property is irregular, with a driveway, covered garage, deck, elevated pool, multiple storage spaces, and various interior spaces. All properties contain floor to ceiling glass windows varying in widths. Pending review by Zoning, and determination of frontage lengths, a change in the location of the side gates and fences may be necessary to comply with the City of I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 9 of 18 Miami Historic Design Guidelines Section 4.2: Fences, Walls, Gates, and Hedges. Within the Bayside Historic District, wherein fencing and gates are not permitted on the front of the property or in the sides in front of the fagade, unless setback from the fagade one (1) foot. Also, fencing on sides parallel to fagade shall be 6'-0" in height. Fronts shall be defined in all lots. All fencing, walls, gates, and hedges are to follow City of Miami Historic Design Guidelines Section 4.2. Corner lot properties are considered to have two (2) fronts. The proposed new constructions vary in frontage lengths and are not clearly defined. The Applicant shall indicate each frontage length for consistency in the Bayside Historic District. The new constructions partially comply with the City of Miami Historic Design Guidelines. Historic Preservation staff recommends the design of 4 new properties to complement the existing reconstruction of the Prescott Mansion, but most importantly complement the context of the historic district in terms of architectural scale and form. The new development negatively impacts the adjacent contributing properties due to the proposed height, building frontage orientation and lengths„ and fencing location. The new properties overshadow historic properties individually, but also as a grouping of houses sharing a new common driveway. The Applicant shall provide the following for Historic Preservation staff to review and approve: window and door schedules, color manufacture's brochure or color photograph of proposed windows, doors, roofing, railings, pavers, etc., and color photograph(s) of proposed exterior paint samples. Site Improvements Proposed site improvements include landscape, hardscape, streetscapes, mechanical equipment, pools, decks and patio. All significant improvements and future modifications visible from the right-of-way, including structures located on a body of water will require HEPB review and approval. The Applicant has provided a series of ground floor plans and landscape plans for review. The use of local and native plants is recommended. All parking shall meet the Bayside Historic District Parking Guidelines and the City of Miami Design Guidelines Section: 4.1 Driveways and Walkways. A variety of hard and soft landscaping appears on each proposed lot. The design incorporates horizontal paver strips and pool decks throughout the ground floor. Four (4) identical docks are placed adjacent to a new seawall. As previously stated, the reconstruction, new construction, and site improvements are Non -Contributing features to the Bayside Historic District, therefore the work is not eligible for HEPB waivers. However, the relocation of the original West entrance gate and wall may apply for a HEPB waiver if required by the Zoning Department and/or Public Works. Additional comments may apply. The Applicant may submit a Special Certificate of Appropriateness application for HEP Board review and approval. I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 10 of 18 Chapter 23 — Historic Preservation (h) Guidelines for issuing certificates of appropriateness. (1) Alteration of existing structures, new construction. Generally, for applications relating to alterations or new construction as required in subsection (a) the proposed work shall not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring structures and surroundings, including but not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door openings in building facades; nor shall the proposed work adversely affect the special character or special historic, architectural or aesthetic interest or value of the overall historic site, historic district, or multiple property designation. The Secretary of the Interior's Standards for the Treatment of Historic Properties Guidelines Reconstruction Building Exterior Recommended: Reconstructing a non -surviving building to depict the documented historic appearance. Although the use of the original building materials (such as masonry, wood, and architectural metals) is preferable, substitute materials may be used as long as they recreate the historical appearance. (232) Building Interior Recommended: Recreating the historic floor plan and interior spaces, including the size, configuration, proportion, and relationship of rooms and corridors; the relationship of features to spaces; and the spaces themselves. (234) The proposed redevelopment is partially compatible with the Bayside Historic District in terms of residential occupancy and sub -urban landscape development. However, it is primarily not compatible in terms of the following: • Form — The reconstruction of the Prescott Mansion is appropriate in form. However, the new rear addition, included as part of the five (5) new single-family residential properties, introduce a new architectural scale, massing, and orientation into the Bayside Historic District. The forms are irregular and maximize each lot and views into Biscayne Bay. • Spacing — Each floor plan and each floor level for the new construction introduces an irregular layout. It is currently undetermined if "T3-L" — Sub -Urban Transect Zone requirements are met within the proposed development. Narrow frontages are not in keeping with the district's spacious street view character. Frontage lengths shall be consistent with the Bayside Historic District. • Height — The elevated two -stories structures, with an overall maximum height of 28'- 7" (+45'-6" NVGD), appear to be relatively high next to its neighboring one/two-story residential properties due to its overall design intent to meet the required base floodplain elevation. • Yards — The aerial view of Bayside Historic District supports a developed green area of single-family residences. The proposed design intensifies the two (2) existing vacant lots with a mixture of built, permeable and natural surfaces. I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 11 of 18 • Materials — The use of architectural engineered materials for the reconstruction of the Prescott Mansion are appropriate and enhance the neighboring contributing properties. Materials for the new rear addition and new residential properties include concrete, stucco exterior surfaces in white and gray colors, Florida Keystone, and silver aluminum window frames. Additional exterior materials to be defined include deck pavers, front doors, and balcony railings. • Color — The proposed colors from the architectural materials and exterior finishes appear to be consistent with neighboring properties in the historic district. • Rhythm and pattern of window and door openings — Fixed and operable windows are proposed within the structures. Applicant is to provide a window and door schedule for Historic Preservation staff to further review. All new construction properties contain a floor to ceiling glass windows varying in widths. No rhythm or pattern is apparent. However, the floor to ceiling glass windows varying in widths provide natural lighting throughout the development. The overall design of the proposed redevelopment partially follows the Historic Design Guidelines and partially overshadows contributing properties in the Bayside Historic District. The project appears to be in a design development phase as it has yet to complete an appropriate Preliminary Zoning Review. Any changes and/or modification in the design and/or visibility from the right-of-way will require additional HEPB review(s) and approval(s). Findings: Partially Consistent. G. NEIGHBORHOOD SERVICES: Building Required Zoning Required NET Required Environmental Resources Required Public Works Required T-Platt Required Code Compliance Required H. CONCLUSION: The application has partially demonstrated compliance with Chapter 23 entitled "Historic Preservation" of the City of Miami Code of Ordinances and the Secretary of the Interior's Standards. Staff finds the request partially complies with all applicable criteria and finds that the request for a Special Certificate of Appropriateness to permit the redevelopment of two vacant lots, with the following: subdivision into five (5) lots, including reconstruction of the Prescott Mansion with new rear addition, new construction of four (4) single-family residential properties, and site improvements does I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 12 of 18 partially and adversely affect the historic, architectural, or aesthetic character of the site subjects and its historic district to the following conditions as stipulated in subsection "I" entitled "Recommendation" as listed below. I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 13 of 18 I. RECOMMENDATION: Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances as amended and the Secretary of Interior Standards, the Preservation Office recommends approval with conditions of the Special Certificate of Appropriateness. 1. The site shall be developed in accordance with the plans as prepared by CFZ Design, submitted as part of the application PZ-20-7931 and incorporating any HEPB comments. The plans are deemed as being incorporated by reference herein. 2. The Applicant shall complete a Preliminary Zoning Review (PZ-20-HEP28), submit a tentative plat, and shall satisfy all Zoning and Environmental Resource comments. 3. The Applicant shall provide the following for Historic Preservation staff to review and approve: window and door schedules, color manufacture's brochure or color photograph of proposed windows, doors, roofing, railings, pavers, etc., and color photograph(s) of proposed exterior paint samples. 4. All glass shall be clear and/or Low-E. 5. Fronts shall be defined in all lots. All fencing, walls, gates, and hedges are to follow City of Miami Historic Design Guidelines Section 4.2. 6. The Applicant shall indicate each frontage length and increase each frontage length for consistency in the Bayside Historic District. 7. The Applicant may submit a Special Certificate of Appropriateness application for HEP Board review and approval requesting a HEPB waiver for the relocation of the original West entrance gate and wall. 8. The new rear addition and new single-family residential properties will not be inhabited until the completion of the Prescott Mansion. 9. The Resolution shall be included in the master permit set. 10. The Applicant shall comply with all applicable requirements of the Miami 21 Code and Chapter 17, Chapter 23 of the City of Miami Code of Ordinances. 11. The Applicant shall comply with the requirements of all applicable department/agencies as part of the City of Miami building permit submittal process. Jeremy Calleros Gauger Interim Historic Preservation Officer I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 14 of 18 Attachment 'A' I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 15 of 18 Attachment 'B' I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 16 of 18 Attachment 'C' I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 17 of 18 Attachment `D' I. Castellano/A. Espinosa 7101 NE 10 AV. File No. PZ-20-7931 10/07/2021 Page 18 of 18