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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-23-17507 Location 625 Northeast 64 Terrace, 645 Northeast 64 Terrace, 675 Northeast 64 Terrace, 685 Northeast 64 Terrace, 650 Northeast 64 Terrace, 640 Northeast 64 Terrace, 630 Northeast 64 Terrace, 626 Northeast 64 Terrace, 610 Northeast 64 Terrace, 629 Northeast 64 Street, 635 Northeast 64 Street, 645 Northeast 64 Street, 655 Northeast 64 Street, 669 Northeast 64 Street, and 685 Northeast 64 Street Folio Number(s) 01-3218-002-0020, 01-3218-002-0030 01-3218-002-0040, 01-3218-002-0050 01-3218-002-0060, 01-3218-002-0070 01-3218-006-0050, 01-3218-006-0020 01-3218-006-0051, 01-3218-006-0060 01-3218-002-0100, 01-3218-000-0100 01-3218-002-0110, 01-3218-002-0081, and 01-3218-002-0080 Miami 21 Transect "T5-R" Urban Center Transect Zone — Restricted and "T6-8-O" Urban Core Transect Zone - Open MCNP Designation Medium Density Multi -Family Residential and Restricted Commercial Commission District District 5 - Commissioner Christine King Commissioner District Office Upper Eastside Planner Vickie Toranzo, Chief of Land Development (vtoranzo@miamigov.com) Property Owner Mimo Bay Apartments II, LLC (Jesse. Kehoe@acremgt.com) Project Representative Melissa Tapanes Llahues, Esquire (mtapanes@brzoninglaw.com) A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, Melissa Tapanes Llahues, Esquire, on behalf of Mimo Bay Apartments II, LLC, (the "Applicant") requests a change in zoning classification from "T5-R" Urban Center Transect Zone — Restricted Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 1 of 13 8/29/2024 to "T6-8-L" Urban Core Transect Zone — Limited for the properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 635, 645, 655, 669, and 685 Northeast 64 Street, from "T5-R" Urban Center Transect Zone — Restricted and "T6-8-O" Urban Core Transect Zone - Open to "T6-8-L" Urban Core Transect Zone — Limited and "T6-8-O" Urban Core Transect Zone - Open for the property located at 610 Northeast 64 Terrace, and from "T5-R" Urban Center Transect Zone — Restricted and "T6-8-O" Urban Core Transect Zone -Open to "T6-8-L" Urban Core Transect Zone — Limited for the property generally located at 629 Northeast 64 Street, Miami, Florida, (collectively, the "Property"). T3-L T5-O T5- T6-6-O III T6-8-0 CS UNNAMED T6i-O T5-R T4RF--7' J � r-- Figure 1: Existing Zoning Classification T3-L hE 66T 6T T5.O T5-L ,, I NE GaT T4R T6-8-O CS TB IB-0 TB 6-O T6-S L T6-8- I I T6-8-L TB-8-0 T6-B-L III II UNNAMED nL RID T Figure 2: Proposed Zoning Classification B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Denial of the requested change in zoning classification based on the facts and findings in this staff report. Alternatively, staff recommends changing the zoning classification of the parcels from "T5-R" Urban Center Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open as more appropriate for the proposed Rezoning, based upon the facts and findings in this staff analysis. Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 2 of 13 8/29/2024 C. BACKGROUND Site Location The Property is approximately 112,368 square feet or 2.579 acres and is bounded by Legion Park to the north, Northeast 7 Avenue to the east, Northeast 64 Street to the south, and parcels within the Miami Modern / Biscayne Boulevard Historic District ("MiMo") to the west. Figure 3: Aerial Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 3 of 13 8/29/2024 SURROUNDING USES Miami 21 MCNP / Density Existing Use North "CS," Civic Space Zone Public Parks and Recreation N/A Municipal Operated Parks South "T5-R" Urban Center Zone — Restricted Density MediumTransect Multifamily Residential 65 du/ac Low -Density Multi- Family Residential and High -Density Multi- Family Residential East "T5-R" Urban Center Transect Zone — Restricted Medium Density Multifamily Residential, 65 du per acre Residential, Multi- Family Housing West "T6-8-O" Urban Core Transect Zone - Open Restricted Commercial 150 du/ac General Commercial and Vacant MiMo Historic District Situated along Biscayne Boulevard and in the Upper Eastside, the MiMo Historic District is bounded by Northeast 77 Street to the north, Northeast 50 Terrace to the south, Palm Grove Historic District to the west, and Bayside and Morningside Districts to the east. Designated on June 6, 2006, the commercial corridor's period of significance is from 1923 through 1967. Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 4 of 13 8/29/2024 Proposal The Applicant is requesting a change in zoning classification and FLU designation as listed below: Address Sq. Ft. Existing FLUM Proposed FLUM Existing Zoning Proposed Zoning 629 Northeast 64 Street 4,732 Restricted Commercial / Medium Density Multi- Family Residential Restricted Commercial T5-R and T6-8-0 T6-8-L 635 Northeast 64 Street 10,500 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 645 Northeast 64 Street 5,988 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 655 Northeast 64 Street 6,336 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 669 Northeast 64 Street 5,000 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 685 Northeast 64 Street 5,000 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 610 Northeast 64 Terrace 5,067 Medium Density Multi- Family Residential Restricted Commercial T5-R and T6-8-0 T6-8-L and T6- 8-0 625 Northeast 64 Terrace 4,732 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 626 Northeast 64 Terrace 5,068 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 630 Northeast 64 Terrace 5,488 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 640 Northeast 64 Terrace 4,900 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 5 of 13 8/29/2024 Address Sq. Ft. Existing FLUM Proposed FLUM Existing Zoning Proposed Zoning 645 Northeast 64 Terrace 18,712 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 650 Northeast 64 Terrace 15,920 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 675 Northeast 64 Terrace 4,975 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L 685 Northeast 64 Terrace 9,950 Medium Density Multi- Family Residential Restricted Commercial T5-R T6-8-L Table 1: Summary of Concurrent Requests Proffered Covenant The Applicant has voluntarily proffered a Declaration of Restrictive Covenants with the following restrictions: 1.) Density Restriction 2.) Mixed -Income Housing 3.) Design Limitations 4.) Public Benefits a. Legion Park Contribution b. Public Parking c. Infrastructure Improvements 5.) Live Local Act 6.) Tree Preservation The referenced development project has not been reviewed by the Planning, Zoning, and Appeals Board or Historic and Environmental Preservation Board. Demographic Data The Property is located within Census Tract 12086001302 (the "Census Tract"). According to the American Community Survey (ACS), 5-year estimates for 2018-2022. Summary of Census Data for Census Tract: 120860013021 Demographic Variable Census Tract City of Miami Population 6,042 186,137 Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 6 of 13 8/29/2024 Demographic Variable Census Tract City of Miami Households 3,326 214,820 Median Household Income $72,127 $54,858 Percent of People in Poverty 4.02% 19.99% Homeownership Rate 53.75% 30.12% Rental Occupancy Rate 46.25% 69.88% Median Rent $1,680 $1,494 'Table 2: Data was retrieved from the U.S. Census Bureau, American Community Survey 5-Year Estimates (2018- 2022) D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application requires a corresponding Future and Use Map (FLUM) amendment. Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Medium Density Multifamily Residential". This designation allows a maximum Density of 65 dwelling units per acre (65 DU/AC) and allows to serve the retail and personal service needs of the building or building complex, small-scale limited commercial uses as accessory uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T5-R" Urban Center Transect Zone — Restricted to "T6-8-L" Urban Core Transect Zone - Limited is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "Medium Density Multifamily Residential" to "Restricted Commercial" is being processed concurrently under ePlan File ID No. PZ-23-17506. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 7 of 13 8/29/2024 Nk 66TH N.T NE BE a ST naTH Public per.. anc R.reaton UNNANITin Mnnffnir,o-, Reaice:dia Figure 4: Existing Future Land Use Si SI 91 a n i3n ly �c_icYrtiall P,bIlc Pe'ka and Hearearinn ILJ JNNAMED eade,! ni Multi'arrE, Residen_al �r— o6T Figure 5: Proposed Future Land Use Miami 21 Code The properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 635, 645, 655, 669, and 685 Northeast 64 Street have a zoning classification of "T5- R," Urban Center Transect Zone, and the properties located at 610 Northeast 64 Terrace and 629 Northeast 64 Street are bifurcated with the zoning classification of "T5-R" Urban Center Transect Zone — Restricted and "T6-8-O" Urban Core Transect Zone -Open. Permitted Uses in the "T5-R" is primarily Residential by Right, with restricted Lodging, Civic, Civic Support, and Educational Uses through entitlement process. Uses within the "T6-8-O" Urban Core Transect Zone -Open are similar to those within the "T6-8-L" Urban Center Transect Zone — Limited. Below is an excerpt from Article 4, Table 3 of the Miami 21 Code that highlights the differences between the current and proposed zoning classifications. BUILDING FUNCTION USES T5- R T6- L RESIDENTIAL DORMITORY R LIVE - WORK R WORK - LIVE BUILDING FUNCTION USES T6- 0 T6- L COMMERCIAL AMUSEMENT RIDE E CIVIC Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 8 of 13 8/29/2024 LODGING BED & BREAKFAST E R INN R HOTEL R OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R ENTERTAINMENT ESTAB. -ADULT FOOD SERVICE ESTABLISHMENT R ALCOHOL BEVERAGE SERVICE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL ESTAB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY R RECREATIONAL ESTABLISHMENT R CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY E R RELIGIOUS FACILITY E R CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W MARINA E W PUBLIC PARKING E W TRANSIT FACILITIES E W EDUCATIONAL CHILDCARE E W COLLEGE / UNIVERSITY W ELEMENTARY SCHOOL E W LEARNING CENTER R MIDDLE / HIGH SCHOOL E W PRE-SCHOOL E R REGIONAL ACTIVITY COMPLEX Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 9 of 13 8/29/2024 RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL W Table 3: Building Function Uses Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 10 of 13 8/29/2024 Article 5 Development Standards, Illustrations 5.5 and 5.6 T5 T6-8 Building Disposition Lot Area 5,000 s.f. min; 40,0000 s.f. max 5,000 s.f. min; 40,0000 s.f. max Lot Coverage 80% - 90% max.*, except where greater lot coverage is approved by Exception from City Commission within TOD area 80% - 90% max *** (1-8 stories) Floor Lot Ratio (FLR) N/A 5 / 25% Frontage at front setback 70% min. 70% min. Density 65 du/ac max. 150 du/ac max Setbacks Principal Front 10 feet min 10 feet min., 20 feet above 8th story Secondary Front 10 feet min. 10 feet min., 20 feet above 8th story Side 0 feet min. 0 feet min., 30 feet above 8th story Rear 0 feet min. 0 feet min., 30 feet above 8th story Building Height Min. Height 1 Story (15 ft min.) 1 Story (15 ft min.) Max. Height by Right 5 stories 8 stories Max. Benefit Height 3 Stories Abutting D1, except when Abutting T3 3 Stories within a TOD*** 3 Stories for lots assembled and platted prior to Miami 21 that are more than 200,000 sq ft.*** 3 Stories within an Opportunity Zone and a Transit Corridor or TOD 4 stories abutting all transect zones except T3 * As modified through the Flexible Lot Coverage Program ***Shall be process of Exception in circumstances specified in Section 3.14.1.1 Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 11 of 13 8/29/2024 Neighborhood Context photos Planning Staff visited the Property on Friday, July 19, 2024, to evaluate existing conditions. Figure 4: Northeast view Figure 6: Southwest view Figure 5: Southeast view Figure 7: Northwest view Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 12 of 13 8/29/2024 Criteria for Rezoning Article 7, Section 7.1.2.8.a of the Miami 21 Code states that zoning changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone within the same Transect Zone to a greater or lesser intensity. All changes shall maintain the goals of this Code to preserve Neighborhoods and to provide transitions in Intensity, Density, Building Height, and Scale. Criteria 1 Pursuant to Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code: "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 1 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." Article 2, Section 2.1.3.2: "Appropriate building Densities and land uses should occur within walking distance of transit stops." Located within a Quarter -Mile Radius of a Transit Corridor, the change in zoning classification for the property from "T5-R" Urban Center Transect Zone — Restricted to "T6-8-L" Urban Core Transect Zone — Limited would increase allowable dwelling units per acre from 65 to 150 and would allow Lodging, Commercial, Civic, Civic Support, and Educational Uses by Right or through the entitlement process and thus support city regulations that encourage growth along transit corridors. Finding 1 Staff finds the request consistent with Article 7, Section 7.1.2.8.f.1(a) of the Miami 21 Code. Criteria 2 Pursuant to Article 7, Section 7.1.2.8.f.1.b of the Miami 21 Code: "the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis 2 On June 27, 2019, pursuant to City Commission Ordinance 13849, the Miami City Commission approved a Special Area Plan consisting of approximately 17.75 acres (773,190 square feet) located within IA mile radius of the Property. The change in zoning classification resulted in increased Density and introduced a variety of Uses whether permitted by Right or through the entitlement process. On March 14, 2024, pursuant to City Commission Ordinance 14263, the Miami City Commission approved an amendment to Ordinance No. 10544 to incorporate necessary amendments reflecting changes in state requirements and updating the element(s) based on changes in local conditions since the last update in year 2015. The amendment included the adoption of the 2035/2045 Future Land Use Map LU- 14 which identifies the location of the proposed Future Fixed -Rail Station — Northeast Corridor. Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 13 of 13 8/29/2024 Map LU-14: Transit Sheds and Transit Oriented Developments Northeast I THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACK UP 2035f2O45 Future Land Use Map ORIGINAL CAN as SEEN AT END OF THIS DOCUMENT. —=, METRORAIL a METROMOVER --- METROMOVER H METRORAIL SMART PLAN CORRIDOR F BRIGHRINElIHI-R/UL STATION — BEACH BIKEIRED SHED — NORTHEAST BUS ROUTES — TRI-RAIL O ONE -MILE TRANSIT SHED FIXED-RAILTRANSIT STATION 0 HALF -MILE TRANSIT SHED FUTURE FIXED -RAIL STATION - BEACH CORRIDOR - QUARTER -MILE PEDESTRIAN SHED FUTURE FIXED -RAIL STATION - NORTHEAST CORRIDOR I nI`I[MdP �arlmrcr This map 0 0.25 0.5 1 Miles � OE MJq �ORI July3 Rae 'Nam"'.rut{O`er a 6or mleea,ee only and rs. �b I� used as a `at if N iS › S �-> /'91\\TH NVV 69THr-;^.' • gT Si NE 69Th m x NW62NI]ST x w min:Err". I E. , ls NB:' 9i • ST .& ti `\ mmi it Figure 8: Future Fixed -Rail Station — Northeast Corridor The referenced changing conditions justify the requested change in zoning classification as it will continue to support the goals and objectives of Miami 21 by encouraging high -density Mixed -Use development within walking distance of transit stops and its close proximity to the proposed Future Fixed -Rail Station — Northeast Corridor. Finding 2 Staff finds the request consistent with Article 7, Section 7.1.2.8.f.1.b of the Miami 21 Code. Criteria 3 Pursuant to 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." Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 14 of 13 8/29/2024 Analysis 3 Pursuant to Article 7, Section 7.1.2.8.a.3, the request to change the zoning classification from "T5-R" Urban Center Transect Zone — Restricted to "T6-8-L" Urban Core Transect Zone — Limited for the properties generally located at 625, 645, 675, 685, 650, 640, 630, and 626 Northeast 64 Terrace, and 635, 645, 655, 669, and 685 Northeast 64 Street and from "T5-R" Urban Center Transect Zone — Restricted to "T6-8-L" Urban Core Transect Zone — Limited and "T6-8-O" Urban for the properties located at 610 Northeast 64 Terrace and 629 Northeast 64 Street is successional as it is a change to the next intensity Transect Zone. The requested change in zoning classification would result in greater intensity and Building Height. The resulting change in Uses permitted by Right or through the entitlement process is appropriate for the context of the commercial corridor. However, the proposed change in development capacity is inconsistent with the abutting historic district and surrounding "T5-R" Urban Center Transect Zone — Restricted. Alternatively, staff recommends that changing the zoning classification of the parcels from "T5-R" Urban Center Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open as more appropriate. Finding 3 Staff finds the request consistent and inconsistent with Section 7.1.2.8.f.2 of the Miami 21 Code. F. CONCLUSION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the findings above, and the Applicant's submittal, the Planning Department recommends Denial of the proposed change in zoning classification from "T5-R" Urban Center Transect Zone — Restricted to "T6-8- L" Urban Core Transect Zone — Limited for the properties generally located at 625, 645, 675, 685, 650, 640, 630, And 626 Northeast 64 Terrace, and 635, 645, 655, 669, and 685 Northeast 64 Street, from "T5-R" Urban Center Transect Zone — Restricted and "T6-8-O" Urban Core Transect Zone - Open to "T6-8-L" Urban Core Transect Zone — Limited and "T6-8-O" Urban Core Transect Zone - Open for the property located at 610 Northeast 64 Terrace, and from "T5- R" Urban Center Transect Zone — Restricted and "T6-8-O" Urban Core Transect Zone -Open to "T6-8-L" Urban Core Transect Zone — Limited for the property generally located at 629 Northeast 64 Street. Alternatively, staff recommends that changing the zoning classification of the parcels from "T5-R" Urban Center Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open as more appropriate for the proposed Rezoning, based upon the facts and findings in this staff analysis. Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 15 of 13 8/29/2024 DocuSigned by: Jut w 77.LIWA.SA,Sr.E.8A David Snow Interim Planning Director DocuSigned by: S. t ln,uu S' t-it, ,r Sevanne Steiner, CNU-A Assistant Planning Director ,—DocuSigned by: —3D882281 C28F4A8... Vickie Toranzo Chief of Land Development Staff Analysis Report. ePlan PZ PZ-23-17507: 645 Northeast 64 Street, et al. — Page 16 of 13 8/29/2024 AERIAL EPLAN ID: PZ-23-17507 REZONE ADDRESSES: 625 NE 64 TER, 645 NE 64 TER, 675 NE 64 TER, 685 NE 64 TER, 650 NE 64 TER, 640 NE 64 TER, 630 NE 64 TER, 626 NE 64 TER, 610 NE 64 TER, 629 NE 64 ST, 635 NE 64 ST, 645 NE 64 ST, 655 NE 64 ST, 669 NE 64 ST, and 685 NE 64 ST 0 135 270 540 Feet MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-17507 REZONE ADDRESSES: 645 NE 64 TER, 629 NE 64 ST, 635 NE 64 ST, 645 NE 64 ST, 655 NE 64 ST, 669 NE 64 ST, 685 NE 64 ST, 685 NE 64 TER, 675 NE 64 TER, 640 NE 64 TER, 650 NE 64 TER, ,625 NE 64 TER, 610 NE 64 TER, 626 NE 64 TER & 630 NE 64 TER 0 140 280 560 Feet J NE 66TH T T5-O M T5-L NE 65T N 1 f1. T4-R NE 63RD ST T3-L CS UNNAMED MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-23-17507 REZONE ADDRESSES: 645 NE 64 TER, 629 NE 64 ST, 635 NE 64 ST, 645 NE 64 ST, 655 NE 64 ST, 669 NE 64 ST, 685 NE 64 ST, 685 NE 64 TER, 675 NE 64 TER, 640 NE 64 TER, 650 NE 64 TER, ,625 NE 64 TER, 610 NE 64 TER, 626 NE 64 TER & 630 NE 64 TER 0 140 280 560 Feet J NE 66TH T T5—O M T5—L NE 65T N 1 i f1. T4—R NE 63RD ST BISCAYNE BLVD T6-18—O I T3—L CS UNNAMED 7- T6-8—O 1 NE641H IEH T[TT mrr 11 T6-8-0 T6-8IL T6-8 1 NE 6 IHSI T6-8—L T6-8—L T6—I —L Q 2 1- W Z T5, R—i 11 NE 63RD ST 1-1 L N