HomeMy WebLinkAboutAnalysis and MapsThls submittal needs to be scheduled tar a public hearing
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PZ-22-14681
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City of Miami
Planning Departmeh
ANALYSIS FOR
REZONE
Staff Analysis Report No.
PZ-22-14681
Location
2735 NW 10 Ave and 2615 NW 8 Ave
Folio Number
01-3136-000-0020
Miami 21 Transect
CI - Civic Institution
MCNP Designation
Major Institutional, Public Facilities, Transportation, & Utilities
Commission District
1 -Alex Diaz de la Portilla
District Commissioner
Office
Allapattah #2 (Formerly Allapattah NET)
Planner
Ryan Shedd, Planner II
Property Owner
City of Miami
anoriega@miamigov.com
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Arthur
Noriega V, City Manager on behalf of the City of Miami (the "Applicant")requests to rezone
the property located at 2735 NW 10 Ave and 2615 NW 8 Ave, Miami, FL (the "Property")from
"Cl" Civic Institution to "CS" Civic Space Zone. Concurrently, there is a companion
application (PZ-22-14682) to amend the Future Land Use Map (FLUM) of the Miami
Comprehensive Neighborhood Plan (MCNP) from "Major Institutional, Public Facilities,
Transportation, & Utilities" to "Public Parks and Recreation".
Page 1 of 16
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T4-L
Existing Miami 21 Transect Zone
B. RECOMMENDATION
T4-O
:resin sI
T4-L
4
i
ill T
Proposed Miami 21 Transect Zone
in Green
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Approval of the request to rezone the Property from "CI" Civic Institution to
"CS" Civic Space Zone based upon the facts and findings in this staff report.
C. PROJECT DATP
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
T4-L
Low Dens. Rest. Comm.
36 du/ac
Residential
South
T5-R
Med. Dens. MF Resi. - 65
du/ac
Residential
East
CI
MIPFTU - 36 du/ac
Military
West
T4-L
Low Dens. Rest. Comm.
36 du/ac
Residential
Page 2 of 16
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PZ-22-14681
D. BACKGROUND
06/21/22
The Property is located in the Allapattah neighborhood just west of 1-95 and the NW 7 Ave
corridor. Just north of the Property is NW 29 St which runs east and west and crosses
underneath 1-95, connecting Allapattah with neighborhoods on the other side of the intestate,
such as Wynwood and Edgewater. The Property is comprised of two parcels totaling 115,968
square feet (2.66 acres). The Property is zoned "CI"Civic Institution. The parcel at 2615 NW
8 Ave has 35,114 square feet and the parcel at 2735 NW 10 Ave has 80,824 square feet.
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Subject Property outlined in red
Page 3 of 16
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Proposal
The request is in conjunction with the proposed Miami Freedom Park Special Area Plan
("SAP")and its companion Comprehensive Plan Amendment ("CPA").The SAP and CPA both
propose to convert approximately 23 acres of park land to other uses through rezoning and
amendments to the Future Land Use Map.
To comply with the Miami Comprehensive Neighborhood Plan's policy for no -net -loss for
public park land, the City has brought forward a total of five rezones and their companion
Comprehensive Plan Amendments to convert those property to land designated for parks.
Each of the five rezones would designate the properties as "CS" — Civic Space and the
Comprehensive Plan Amendments would designate the properties as "Public Parks &
Recreation" on the Future Land Use Map. Including this application, there are a total of 10
applications, as filed in ePlan: PZ-22-14671, PZ-22-14674, PZ-22-14675, PZ-22-14676, PZ-
22-14677, PZ-22-14678, PZ-22-14679, PZ-22-14680, PZ-22-14681, and PZ-22-14682.
Site Location & Surrounding Use
The Property is located in the northeastern residential portion of the Allapattah neighborhood,
though it is near the NW 7 Ave corridor which has a mixture of commercial and light industrial
uses. Immediately to the east is an armory owned by the Florida Department of Military Affairs,
for the Florida National Guard.Too the north, west, and south are all primarily residential uses.
Page 4 of 16
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Existing Land Uses surrounding the Property
Demographics
Planning Department Staff retrieved data from the US Census Bureau's American Community
Survey (ACS) to analyze the sociodemographic conditions of the area surrounding the Subject
Property. Staff utilized the Census Bureau's 2016-2020 ACS 5-Year Estimates and observed
various data points for Census Tract 29. The table below shows the various data points for both
the Census Tract in which the Subject Property is located and the City of Miami.
Summary of Census Data for Subject Census Tract: 12086002900
Topic
Census Tract 29
City of Miami
Population
6,450
461,080
Households
1,775
180,676
Avg Household Size
3.63
2.55
Owner -Occupied Housing
17.1%
26.2%
Renter -Occupied Housing
80.8%
60.1%
Vacant Housing Units
2.1%
13.6%
Page 5 of 16
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Median Household Income
$36,585
$44,268
Median Home Value
$263,200
$344,300
Median Gross Rent
$1,091
$1,242
0-Vehicle Households
21.8%
18.1%
Census Tract 29 is approximately 352.83 acres (0.55 square miles) and consists of the area
bounded by NW 28 St to the north, 1-95 from NW 28 St to NW 21 Ter and NW 7 Ave from NW
21 Ter to NW 20 St to the east, NW 20 St to the south, and NW 17 Ave to the west. Spreading
the population evenly across Census Tract 29's geography would yield a density of 18.28
people per acre. It is important to note that a large portion of the geography consists of industrial
land uses. In fact, roughly 121 acres — or 34 percent — of the land in Tract 29 is zoned D2
Industrial District, which prohibits residential uses. In addition to industrial uses, roughly 34
acres — or 9.5 percent — of Tract 29 is zoned CI Civic Institution Zone, which also prohibits
residential uses. Adjusting for these uses and zones, Tract 29's true population density is closer
to 32.52 people per acre. An interesting observation to note is one of the parcels zoned CI,
2200 NW 7 Ave, has 238 living units according to Miami -Dade County Property Appraiser
records. This property, however, is a mental health facility operated by the State of Florida for
the local prison population. These living units are considered group quarters by the US Census
Bureau. Group quarters are counted separately from housing units and their occupants are not
included in population counts. None of the 6,450 people living in Tract 29 reside within these
238 units.
There are over 6,400 people living across 1,775 households with an average household size of
3.63, which is considerably larger than the City of Miami's average household size. In fact, this
is more than one additional person per household than the citywide average household size.
The higher average household size is consistent with the higher population density of 32.52
people per acre.
Both Census Tract 29 and the City of Miami's housing units are majority renter -occupied.
However, the share of renter -occupied housing units in Tract 29 is 20.7 percentage points
higher than the citywide share. The starkest difference between Tract 29 and the City of Miami
seen in the table above is in vacancy rates. Only 2.1 percent of all housing units in Census
Tract 29 are vacant versus the 13.6 percent vacancy rate citywide. Below is a map showing the
current zoning of Census Tract 29, which is outlined in red with the Subject Property outlined in
teal. The majority of land zoned to allow residential uses in Tract 29 is zoned T3-L Sub -Urban
Transect Zone — Limited or T3-O Sub -Urban Transect Zone — Open. These two transects are
not conducive to increasing housing stock. The T3 Sub -Urban Transect's underlying Future
Land Use Designation is Single Family Residential. Over the last 10 years, only three residential
uses have been built and only one of the three was built on land that had been vacant since the
Page 6 of 16
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1990s. The other two replaced existing single-family homes or duplexes with two new duplexes.
It is important to note that Census Tract 29 includes the Miami Produce Special Area Plan
(SAP), which was adopted in April 2019. This SAP was adopted with a phased development
project that will add 1,200 housing units to Census Tract 29, however, as of June 2022, no
permits have been issued to develop any of these residential units. Without redevelopment of
the T4, T5, and T6 areas (including Miami Produce SAP), the vacancy rate of Tract 29 should
continue to remain significantly lower than the citywide vacancy rate.
The median household income of Census Tract 29 is $36,585, which is $7,683 less than the
City's median household income. Looking back at the table at the beginning of this section,
you'll recall that the average household size is one person larger than the citywide average
household size. This means that households in Tract 29 are at a greater disadvantage than the
typical Miami household. Not only is the median household income only 82 percent of the
citywide median household income, but households are larger meaning the typical Tract 29
household's income is consumed more rapidly. These households will have less disposable
income than the typical household elsewhere in the City of Miami.
Going back to the table at the beginning of this section, you can see the median gross rent of
Census Tract 29 is $151 less than the citywide median gross rent. While the median gross rent
is nominally lower than citywide, its true cost is higher for Census Tract 29 households. A
monthly rent of $1,091 equates to an annual cost of $13,092, which is 35.8 percent of Tract 29's
Page 7 of 16
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median household income. On the other hand, the citywide median gross rent of $1,242
equates to an annual cost of $14,904, which is 33.7 percent of the citywide median household
income. The US Department of Housing and Urban Development considers households
spending more than 30 percent of income on rent as being rent burdened. Both Census Tract
29 and the City of Miami's typical households are rent burdened, however, the typical household
in Tract 29 is slightly more burdened. This is consistent with the previous assertion that
households in Tract 29 have less disposable income.
For the 17.1 percent of housing units that are owner -occupied, these households have the
opportunity to generate wealth through asset appreciation. These households can capitalize and
realize gains in appreciation if and when they sell their homes. Homeownership is one of the
most popular ways to accumulate wealth in the United States. The median home value of
Census Tract 29 is $263,200, which is $81,100 — or 23.5 percent — less than the citywide
median home value. While homeowners residing in Tract 29 will still generate wealth through
home sales, they will generate less than homeowners elsewhere in the city. It is important to
note that over the last year, home values and rents have increased dramatically across the City.
The reported median gross rent and median home values for both the City and Census Tract 29
are data points retrieved from the 2016-2020 ACS 5-Yr Estimates. The American Community
Surveys' 5-Yr Estimates utilize sample surveying across a five-year period, so these figures are
a longitudinal median from a period before home prices and rents dramatically increased.
The share of households without any personal vehicles is only marginally higher in Census
Tract 29 than it is citywide. Nearly 22 percent of all households in Tract 29 do not have vehicles
and must rely on public transportation and active transportation (walking, biking, etc.).
Fortunately, Census Tract 29 is served by two separate Transit Oriented Development (TOD)
Areas. Roughly 63.8 percent — or 225 acres — of Tract 29 is within a TOD. The Santa Clara
Metrorail stop is located within Tract 29 at the intersection of NW 12 Ave and NW 21 St. The
Allapattah Metrorail station is located north of Tract 29 at NW 12 Ave and NW 35 St, however,
the Allapattah TOD Area does extend south into Tract 29. In addition to service by two Metrorail
stations, the area is also served by Miami-Dade's Metrobus and the City of Miami's Trolley.
Miami Trolley's Allapattah, Health District, Stadium, and Overtown Routes run along NW 20 St
providing service to households and businesses located on the southern portion of Tract 29.
Metrobus has four routes — 17, 21, 32, and 77 — that run along NW 20 St, NW 7 Ave, and NW
17 Ave to serve the area. Despite the fact over 1 /5th of Tract 29's households have no vehicles,
ample public transportation options serve the area to connect residents to employment centers,
educational facilities, health care, and other vital destinations. Despite the public transportation
options and proximity to the Health District, the low median household income implies a
potential gap between educational attainment and job training of the residents of Tract 29 and
the jobs in or near Tract 29 exists.
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Overall, the economic characteristics of Census Tract 29's population and households are
subpar in comparison to the averages and medians of typical households in the City of Miami.
Households are larger, earn less money, spend a greater share of income on housing, and are
more reliant on public transportation than a typical Miami household.
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is
designated "Major Institutional, Public Facilities, Transportation, and Utilities", which allows a
maximum Density of 150 DU/AC, ancillary to those uses intended within this FLU designation
and in consideration of surrounding FLU designations. The surrounding FLU designations and
Miami 21 transects allow a range of densities, from a low of 36 dwelling units per acre (Low
Density Restricted Commercial) to a high of 150 dwelling units per acre (Restricted
Commercial).
Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested
change of zoning from "CI"to "CS"is inconsistent with the Property's existing Future Land
Use (FLU); as such, a companion FLUM Amendment from "Major Institutional, Public
Facilities, Transportation, and Utilities" to "Public Parks and Recreation" is being processed
concurrently under ePlan File ID No. PZ-22-14682. The existing FLU is consistent with the
existing zoning, and the proposed FLU is consistent with the proposed zoning.
Miami 21 Code
The Property is zoned "CI"Civic Institution. Supported development in this zoning designation
is primarily intended for Civic and Civic Support Uses by Exception, with restricted
Commercial Uses through the Exception process. The Applicant proposes to rezone the
Property to "CS"Civic Space Transect Zone. Under "CS", many of the Civic Support Uses
that are currently allowed under `CI"by Exception would be prohibited, while other would be
allowed by Right, such as Marina, or by Warrant, such as Civic uses. Below are excerpts from
Article 4, Table 3 of the Miami 21 Code highlight the allowed Uses and development standards
that would change as a result of the proposed rezoning.
Page 9 of 16
Table: Article 4, Table 3 Building Function: Uses
DENSITY (UNITS PER ACRE)
AZ**
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTIFAMILY HOUSING
DORMITORY
E
HOME OFFICE
LIVE - WORK
WORK - LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
MOTEL
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTAB.
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTAB.
E
ALCOHOL BEVERAGE ESTAB.
GENERAL COMMERCIAL
E
MARINE RELATED COMMERCIAL
ESTAB.
OPEN AIR RETAIL
E
PLACE OF ASSEMBLY
E
RECREATIONAL ESTAB.
E
CS
N/A
W
W
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AMUSEMENT RIDE
I I I
CIVIC
COMMUNITY FACILITY
E
RECREATIONAL FACILITY
E
RELIGIOUS FACILITY
E
REGIONAL ACTIVITY COMPLEX
E
CIVIC SUPPORT
COMMUNITY SUPPORT FACILITY
E
INFRASTRUCTURE AND UTILITIES
E
MAJOR FACILITY
E
MARINA
E
PUBLIC PARKING
E
RESCUE MISSION
E
TRANSIT FACILITIES
E
EDUCATIONAL
CHILDCARE
E
COLLEGE/UINVERSITY
E
ELEMENTARY SCHOOL
E
LEARNING CENTER
E
MIDDLE/HIGH SCHOOL
E
PRE-SCHOOL
E
RESEARCH FACILITY
E
SPECIAL TRAINING/VOCATIONAL
E
INDUSTRIAL
AUTO -RELATED INDUSTRIAL ESTAB.
MANUFACTURING AND PROCESSING
MARINE RELATED INUSTRIAL ESTAB.
PRODUCTS AND SERVICES
STORAGE/DISTRIBUTION FACILITY
w
w
w
w
In addition to differences in Uses, there are different standards for development between the
two transects. Article 5 of Miami 21 specifies the permissible standards for each Transect
Page 11 of 16
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Zone with relation to Building Disposition, Building Configuration, Building Function and
Density, Parking Standards, Architectural Standards, Landscape Standards, and Ambient
Standards.
Generally, all Transect Zones have very specific allowances for each standard. For example,
Illustration 5.3 in Article 5 of Miami 21 specifies that Lot Coverage is restricted to 50% for the
first floor and 30% for the second floor in T3-R Transect Zones. The Civic Space Transect
Zone, is the only Transect Zone in Article 5 that does not have an Illustration with specific
allowances for development standards. The main specifications in Article 5, Section 5.7 of
Miami 21 is that Civic Space zones should have a minimum of fifty percent of its perimeter
fronting a Thoroughfare and Buildings cannot have a Floor Area that exceeds 25 percent of
the Lot Area. There are no Floor Area restrictions for the current zoning, which is T3-R.
Neighborhood Context Photos
Image: Looking at the northwestern corner of the Property at the intersection of NW 28 St and NW
10 Ave
Page 12 of 16
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Image: Looking into the into the eastern side of the Property at 2615 NW 8 Ave
Image: Looking into the northern boundary of the Property. It appears to be used for the
storage of trash receptacles.
Criteria for Rezoning
In accordance with Article 7, Section 7.1.2.3(a), a change may be made to a Transect Zone in a
manner which maintains the goals of Miami 21. In the recommendation, staff must show that it
considered and studied the request with regard to the three criteria identified in Miami 21 Article
7, Section 7.1.2.8(f). The criteria and staff's findings are provided below.
Page 13 of 16
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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 of The request to rezone from "CI"to "CS"is inconsistent with the Property's existing
Criteria 1 Future Land Use designation; therefore, the Applicant is concurrently processing a
companion FLUM Amendment from "Major Institutional, Public Facilities,
Transportation, and Utilities" to "Public Parks & Recreation" under ePlan File ID No.
PZ-22-14682.
Objective PR-1.1 of the MCNP states, "The City shall work to achieve a medium -
term objective of providing a park within a ten minute walk of every resident. "This
portion of Allapattah currently has a dearth of park space, while hosting a consistent
population of residents. Expanded park capacity will assist with the provision of this
service. Reserving space for public park land where there is none currently will
better enable the City to provide ample park space for more residents in order to
meet the minimum level of service for park space.
Furthermore, subject to the no -net -loss requirement for public park land in Parks,
Recreation, and Open Space Policy PR-2.1.1, this request would assist in ensuring
the City complies with this policy as it converts approximately 23 acres of public park
land through the Miami Freedom Park SAP to uses other than public park.
Finding 1 Pursuant to Article 7, Section 7.1.28 (f)(1)(a) of Miami 21 Code, the request to
rezone is consistent with the goals, objectives, and policies of the Comprehensive
Plan, Miami 21 Code.
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. "
Analysis of
Criteria 2
The City has requested this change to account for the conversion of park land at the
Miami Freedom Park SAP, which necessitates preserving other space for public
park land elsewhere. This request will ensure compliance with this policy while
accommodating future development. Additionally, the creation and preservation of
open spaces for passive and active recreation ensure every neighborhood, growing
or not, has access to outdoor spaces.
Finding 2 In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the
requested change in zoning is consistent.
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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 of Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur
Criteria 3 successionally, in which the zoning change may be made only to a lesser Transect
Zone; within the same Transect Zone to a greater or lesser intensity; or to the next
higher Transect Zone, or through Special Area Plan." The Property is currently
zoned "CI" Civic Institution. The Applicant has proposed to change the zoning to
"CS" Civic Space Zone. "CS"does not allow for any density or Residential Uses,
whereas "CI"allows density up to 36 DU/AC and allows some Residential Uses by
Right. "CS" is a lesser Transect Zone than "CI".
Finding 3 In accordance with Article 7, Section 7.1.2.8(f)(2) of Miami 21 Code, the requested
change in zoning is consistent.
F. CONCLUSION
Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, and the
goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the
request to rezone the Property from "CI"to "CS"is justified. There is a need for more parks
and open spaces in the area, and the requested rezone would satisfy the no -net -loss
requirement of Policy PR-2.1.1 as it relates to the Miami Freedom Park Special Area Plan and
its companion Comprehensive Plan Amendment.
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and
the aforementioned findings, the Planning Department recommends approval of the
requested change of zoning from "Cl" Civic Institution to "CS" Civic Space.
Page 15 of 16
0
a-
Q.
Jacqueline Ellis
Chief of Land Development
NOTICE
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RfviEw c0•
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MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-14681
REZONE
ADDRESSES: 2735 NW 10 AV and 2615 NW 10 AV
0 125 250 500 Feet
T4-O
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I I LI
NW 29TH ST
T4-L
NW-28TH ST
T4-R
D1
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-22-14681
REZONE
ADDRESSES: 2735 NW 10 AV and 2615 NW 10 AV
0 125 250
500 Feet
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AERIAL
EPLAN ID: PZ-22-14681
REZONE
ADDRESSES: 2735 NW 10 AV and 2615 NW 10 AV
0 125 250
500 Feet
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Miami Code. The applicable decision -making body MI
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PZ-22-14681
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