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Home My WebLink AboutAnalysis and MapsThis submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-23-16878 Location 175 Northeast 55 Street; 184 Northeast 56 Street Folio Numbers 0131130640010; 0131130640070 Miami 21 Zoning Code ("Miami 21 Code") Transects "T4-R" General Urban Transect Zone — Restricted; "T5-O" Urban Center Transect Zone — Open Miami Comprehensive Neighborhood Plan ("MCNP") Future Land Use Designations ("FLU") Medium Density Multi Family Residential; Restricted Commercial City Commissioner District 5, City Commissioner: Christine King Department of Human Service Neighborhood Service Center Little Haiti Planner Darren Murphy, Planner II; Email: dmurphy@miamigov.com Property Owner 5500 W Little Haiti, LLC Project Representative Steven J. Wernick, Esquire AICP, Wernick & Co, PLLC; Email: sjw@wernickco.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, Steven J. Wernick, Esquire AICP, Wernick & Co, PLLC, on behalf of 5900 W Little Haiti, LLC ("the Applicant"), is requesting an amendment to the Zoning Atlas by changing the Transect Zone from "T4-R" General Urban Transect Zone — Restricted To "T5-O" Urban Center Transect Zone — Open of the properties being located at 175 Northeast 55 Street; 184 Northeast 56 Street ("the Property"). B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of the Miami 21 Code, as amended, the Planning Department recommends Denial for the requested change in zoning from "T4-R" Urban General Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open for the Property generally located at 184 Northeast 56 Street and 175 Northeast 55 Street based upon the facts and findings in this staff report. The Applicant's existing and proposed zoning changes are summarized below, refer to Figure 1 and Table 1. PZ-23-16878: 184 NE 56 ST— Page 1 of 15 3/19/2024 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 Existing Miami 21 Zoning - °`T4-R'', General Urban Transect Zone - Restricted Proposed Miami 21 Zoning - "T5-O", Urban Center Transect Zone - Open I f-7 I 11W 1111-1 mcim _II The I - L Property The r r Property - - ,_, _:.- all _. r ._ " f = 1 lIlr_ = s I �k 11— MN .s $ 1 I 1 is Figure 1: Existing and Proposed Zoning Changes ADDRESS SQ FT EXISTING FLU DESIGNATION PROPOSED FLU DESIGNATION EXISTING ZONING PROPOSED ZONING 184 NE 56 ST 3,501 Medium Density Multi -Family Residential Restricted Commercial "T4-R", Urban General Transect Zone - Restricted ("T4-R") T5-O", Urban Center Transect Zone - Open ("T5-O") 175 NE 55 ST 19,990 Medium Density Multi -Family Residential Restricted Commercial T4-R T5-O Table 1: Rezoning Application consisting of the property addresses, area of each property, and their respective Existing and Proposed Miami 21 Code's Transect Zones PZ-23-16878: 184 NE 56 ST— Page 2 of 15 3/19/2024 This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 C. PROJECT DATA Surrounding Neighborhood The Property's surrounding neighbors to the north, south, and west are comprised of established Residential neighborhoods consisting of Multi -Family Housing, whereas their neighbors to the east are Commercial and Industrial businesses that are fronting the NE 2 Avenue. Listed below is the summarization of the Property's surrounding Neighborhood based on their Miami 21 Code's Transect Zone(s), MCNP FLU Designation(s), and Existing Use(s), refer to Table 2. Miami 21 Code - Transect Zone MCNP - FLU / Density Existing Use North T4-R; T5-O Medium Density Multi- Family,65 du/acre; Residential Commercial, 150 du/acre Commercial, General Commercial; Residential, Multi -Family Residential South T4-R Medium Density Multi- Family,65 du/acre Residential, Multi -Family Residential East T5-O Residential Commercial, 150 du/acre Commercial, General Commercial West T4-R Medium Density Multi- Family,65 du/acre Residential, Multi -Family Residential Table 2: Surrounding Neighborhood RELATED APPROVALS Date Action Pending PZ-23-16879: 184 NE 56 ST-Comprehensive Plan Application (companion item for this rezone application) D. BACKGROUND Site information and location Based the provided survey, the Property is approximately 19,900 square feet or 0.459 acre. The Property, it is bounded by the following Throughfares: to the north: Northeast 56 Street, to the west: Northeast 2 Avenue, to the south: Northeast 55 Street, and to the west: Northeast 1 Court, refer Figure 2. PZ-23-16878: 184 NE 56 ST— Page 3 of 15 3/19/2024 This submittal needs b be scheduled fora pubkc hearing in accordance nth timelines set forth in the City of Miami Code.The applicade decision -making bcdywill renew the information at the pubkc hearing to render a recommendation or a final decision. PZ-23-16878 03/25/24 Figure 2: Aerial view of the Property = red outline Neighborhood Context -Socioeconomic demographics The Property is located within the United States Census Bureau's 2020 Census Tract's 1286002004 (the "Census Tract"). The purpose in presenting socioeconomic data, such as household size and renter -occupied housing, is to provide the Miami City Commissioners with a side -by -side comparison of the Property's Census Tract in comparison to the City of Miami based on the 2020 Census, refer to Table 3. Please note that this is a "snapshot window" of two (2) static populations based on the U.S. 2020 Census's geographic areas: Census Tract and City's municipal boundary. PZ-23-16878: 184 NE 56 ST— Page 4 of 15 3/19/2024 4 PURL/ r F G 0 Q- Q. NOTICE This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 44, RtVIEW Or Q Topic — United States 2020 Census Census Tract 1286002004 City of Miami Population 3,428 443,665 Households 1,073 186,137 Average Household Size 3.19 2.33 People in Poverty 36.41% 19.99% Owner -Occupied Housing 17.15% 30.12% Renter -Occupied Housing 82.85% 69.88% Vacant Housing 9.91% 13.35% Median Family Income $32,067 $59,015 Median Gross Rent $1,153 $1,494 Table 3: Side -by -side comparison sociodemographic variables between Census Tract includes the Property that is part of this rezoning application) and the City of Miami municipal boundary. Source: U.S. Census Bureau E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The Property is located within the MCNP's two (2) FLU designations: Medium Density Multifamily Residential and Restricted Commercial, refer to Figure 3. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T4-R" Urban General Transect Zone — Restricted to "T5-O" Urban Center Transect Zone - Open 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-23-16879. PZ-23-16878: 184 NE 56 ST— Page 5 of 15 3/19/2024 Major Inst Facilities, Transp And NE 57TH ST Dup ex - Resident a -- NE 56TH ST U Medium Density - Multifamily— z ■ 0 NE 55TH TER NE 55TH ST NE-541H Rests cted Commerc al I ow Donsity Restricted Commercial Figure 3 Future Land Use Map NE 58TH ST Medium Density Restric ed L —Co mrcial This submittal needs to be scheduled fora pubic hearing In aaordanre wEh bmatinee set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-1 6878 03/25/24 PZ-23-16878: 184 NE 56 ST— Page 6 of 15 3/19/2024 PURL/ r F NOTICE This submittal needs b be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Code. The applica de decision -making body NOR review the information at the public hearing to render a recommendation or a final decision. PZ-23-16878 03/25/24 44, V RtVIEW COjQ Miami 21 Code The Property is located within the Miami 21 Code's two (2) Transect Zones: T4-R and T5-O, refer to Figure 4. CI , T3-O T4-R NE 55TH ST T4-O T5-O • • • Little Haiti Fr NE 54TH ST 57TH ST TER T5-LL NE 5TH ST Figure 4. Moam • 21 Transect Zone Based on Article 4, Table 1, (Transect Zone Description) of Miami 21 Code, they are described as follows: T4, Transect Zone Description It consists of a Mixed -Use but primarily residential urban fabric with a range of Building types including rowhouses, small apartment Buildings, and bungalow courts. Setbacks are short with an urban Streetscape of wide Sidewalks and trees in planters. Thoroughfares typically define medium sized blocks. T5, Trans Zone Description It consists of higher Density Mixed -Use Building types that accommodate retail and office Uses, rowhouses and apartments. A network of small blocks has Thoroughfares with wide Sidewalks, PZ-23-16878: 184 NE 56 ST— Page 7 of 15 3/19/2024 This submittal needs to be scheduled fora pubic hearing In accordance whh bmellnes set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 steady street tree planting and Buildings set close to the Frontages with frequent doors and windows. Building Function: Uses Based on Article 4, Table 3 of the Miami 21 Code, Planning Staff has provided a side -by -side comparison of the Uses, as allowed By Right or Special Permit (W = Warrant; E = Exception), for the existing zoning "T4-R" General Urban Transect Zone — Restricted versus the proposed zoning "T5-O" Urban Center Transect Zone - Open, refer to Table 4. T4-R (Existing) T5-O (Proposed) RESIDENTIAL ANCILLARY UNIT R DORMITORY R LIVE - WORK R LODGING BED & BREAKFAST W R INN R HOTEL R OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R 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 AMUSEMENT RIDE CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY E R RELIGIOUS FACILITY E R REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT PZ-23-16878: 184 NE 56 ST— Page 8 of 15 3/19/2024 4 PUel. r F G 0 Q- Q. NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. 44, RtVIEW CO�Q PZ-23-1 6878 03/25/24 T4-R (Existing) T5-O (Proposed) COMMUNITY SUPPORT FACILITY W MAJOR FACILITY MARINA E W PUBLIC PARKING W RESCUE MISSION TRANSIT FACILITIES W EDUCATIONAL CHILDCARE E W COLLEGE / UNIVERSITY W ELEMENTARY SCHOOL E W LEARNING CENTER R MIDDLE / HIGH SCHOOL E W PRE-SCHOOL E R RESEARCH FACILITY R SPECIAL TRAINING / VOCATIONAL W Table 4: Building Function Uses: T4-R vs. T5-O Based on Table 4, Planning Staff identified the differing Uses as allowed by right or by permit (Warrant or Exception) for each Transect Zone: Residential Uses • "T4-R" General Urban Transect Zone — Restricted, existing: six (6) of the nine (9) Residential Uses are allowed by right; five (5) of the nine (9) Residential Uses are allowed in both Transect Zones. • "T5-O" Urban Center Transect Zone, proposed: seven (7) of the nine (9) Residential Uses are allowed By Right. Commercial Uses • "T4-R" General Urban Transect Zone - Restricted, existing: All Commercial Uses are prohibited. • "T5-O" Urban Center Transect Zone, proposed: Nine (9) of the eleven (11) Commercial Uses are allowed by permit (Warrant or Exception). The pattern of allowed Civic and Civic Support Uses are similar with the "T5-O" Urban Center Transect Zone - Open allowing for more of these Uses. Finally, Industrial Uses are prohibited in both Transect Zones. PZ-23-16878: 184 NE 56 ST— Page 9 of 15 3/19/2024 This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 Consistency with the Miami 21 Code Planning Staff reviewed this rezoning application to specific general provisions under Article 2 of the Miami 21 Code to determine its consistency with them. Criteria Article 2, Section 2.1.2.a.1 of the Miami 21 Code: "Preserving Neighborhoods...". Analysis: Based on the Applicant's document — PZD-1, Letter of Intent ("LOI"), they intend to rezone a portion of one property (184 Northeast 56 Street) and property address 175 Northeast 55 Street from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone - Open, which has a higher residential density and intensity of Uses. Furthermore, under the previous 11000 Zoning Code, the Property was zoned "R-3 Multifamily Medium -Density Residential." This residential category allows single-family, duplex, and multifamily structures up to and including low-rise apartment structures with a maximum density of sixty-five (65) units per net acre. Allowed within this district, and subject to specific limitations, are supporting services such as places of worship, primary and secondary schools, daycare, community based residential facilities and convenience establishments. As part of the conversion to the current Miami 21 Zoning Atlas, this Property was downzoned in terms of the allowed Residential Density from sixty-five dwelling (65) units per acre to thirty-six (36) dwelling units per acre. However, the City's primary intent for both the former and current zoning codes was to promote an array of Residential Uses and promote the preservation of the Neighborhood's Residential Character. The proposed request would disrupt the longstanding pattern of Residential Uses with the "potential" encroachment of Commercial Uses, which can be approved by either by Right or through the entitlement process, refer to Table 4. Finding: Is not consistent with this criterion. Article 2, Section 2.1.2.b.2 of the Miami 21 Code: "Rebuilding the City's commercial Corridors to function as Mixed -Use, transit -oriented, walkable centers for adjacent Residential Neighborhoods". Analysis: The City's Throughfare — NE 2 Avenue — is a major north -south Commercial Corridor that serves many of the City's communities through commercial activities and businesses. Based on the Applicant's LOI, three (3) of its properties that comprise the 5500 Assemblage have a Principal Frontage along Northeast 2 Avenue. The importance of this physical relationship is the existing Commercial businesses are being served by high pedestrian activity, traffic volume, and the number of traffic lanes. However, the other two (2) properties of the 5500 Assemblage, which are part of this rezoning application, are landlocked and do not have any PZ-23-16878: 184 NE 56 ST— Page 10 of 15 3/19/2024 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 direct access to NE 2 Avenue. Therefore, the Applicant's request to rezone the Property to "T5- 0" Urban Center Transect Zone - Open does not serve the overall purpose of this criterion in terms of focusing Commercial activities along these important Commercial Corridors, while serving the adjacent Residential Neighborhoods. Finding: Is not consistent with this criterion. Article 2, Section 2.1.3.1.d of the Miami 21 Code: "Transportation Corridors should be planned and reserved in coordination with land Use." Analysis: The City of Miami has designated Northeast 2 Avenue as a Transit Corridor. Furthermore, this Property is located within the City's Transit Corridor Quarter -Mile Radius Overlay. The Applicant's proposed rezone aligns with the City's coordinated land use efforts in promoting multimodal transportation and high -density residential development. Finding: Is consistent with this criterion. FINDING 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: PZ-23-16878: 184 NE 56 ST— Page 11 of 15 3/19/2024 4 PURL/ r F G 0 Q- Q. NOTICE This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 44, V RtVIEW CO�Q 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 1 Policy LU-1.1.3: The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations. Based on the Applicant's LOI, the request is to rezone a portion of one (1) property (184 Northeast 56 Street) and property address 175 Northeast 55 Street from "T4- R" General Urban Transect Zone - Restricted to `T5-O" Urban Transect Zone - Open, which has a higher residential density and intensity of Uses. Based on the facts and findings of this Staff Analysis report, there is no supportive evidence that these two (2) properties ever functioned as a Mixed -Use Neighborhood that included both Residential and Commercial Uses. Rather, under the current Miami 21 Code and the previous 11000 Zoning Code, these two (2) properties were always categorized as Residential, allowing for Single -Family, Duplex and Multifamily Structures. Furthermore, if this rezoning application were to be approved, it could "potentially" lead to an encroachment of incompatible Uses, Finding 1 In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the requested change is inconsistent. PZ-23-16878: 184 NE 56 ST— Page 12 of 15 3/19/2024 4 PURL/ r F G 0 Q- Q. NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-16878 03/25/24 44, RtVIEW COY Q 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 2 Pursuant to Article 7, Section 7.1.2.8.c.2(g) of the Miami 21 Code, An analysis of the properties within a one-half mile radius of the Property regarding the existing condition of the radius properties and the current zoning and Future Land Use designations of the radius properties. As part of this rezoning application, Planning Staff performed a geospatial analysis on the properties with a one-half mile radius (the "0.5-mile Study Area") of the Property to identify the current and changed zoning designations. Since the adoption of the Miami 21 Code which was enacted by Ordinance 13114 on October 22, 2009, there have been 10 separate enactment number/zoning changes, refer to Table 5. Enactment Enactment Number The Miami 21 Code was enacted by Ordinance "13114." on October 22, 2009 60 13234 1 13353 1 13443 1 13524 1 13651 1 13708 1 13721 1 13849 1 14019 1 14233 1 70 Table 5: 1/2-mile Study Area, 10 separate Enactment Number changes to Ordinance 13114 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. PZ-23-16878: 184 NE 56 ST— Page 13 of 15 3/19/2024 4 PURL/ r F G 0 Q- Q. NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. 44, RtVIEW COY Q PZ-23-16878 03/25/24 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 3 Section 7.1.2.8 (a) establishes that changes shall occur in 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. Pursuant to Article 7, Section 7.1.2.8c.1, the rezoning of property involves an extension of an existing "T5" Urban Center Transect boundary and is 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-R" General Urban Transect - Restricted to "T5-O" Urban Center Transect Zone are successional changes to a higher transect zone. Finding 3 Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change from T4 to T5. G. CONCLUSION The Applicant's requested rezoning from "T4-R" General Urban Transect - Restricted to "T5-O" Urban Center Transect Zone was reviewed based on a "balanced approach" of the subject Property being within a City of Miami's designated Transit Corridor Quarter -Mile Radius Overlay, 10 adopted rezones since the adoption of the Miami 21 Code indicating changing conditions for this area, and its compliance with Successional Zoning. With all the above - mentioned supportive factors taken into consideration, the Applicant's is requesting to increase the residential density and intensity of mixed -Uses, however both the current Miami 21 Code and the previous 11000 Zoning Code have zoned these two (2) properties as a Residential Use, allowing for a full array housing types, such as Single -Family, Two Family -Housing, and Multi - Family Structures. Finally, the most crucial factor of this zoning application is the "potential" encroachment of incompatible Uses, an uptick in traffic volume, and other unforeseen negative externalities into this established Residential Neighborhood. After careful consideration of the facts and findings, Planning Staff's recommendation of "Denial." PZ-23-16878: 184 NE 56 ST— Page 14 of 15 3/19/2024 DocuSigned by: Ptwa Scow `— 77 D014848CA84B6... David Snow, Planning Director (Interim) ,-DocuSigned by: �3A75CAC5AF7E446... Sevanne Steiner, Assistant Planning Director, CNU ,-DocuSigned by: '-7AEAC3EABD2A40A... Darren Murphy, Planner II, Planning Department ,gyp PU8L . Q. n �7 �f NOTICE 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 bcdy will renew the information at the pubc hearing to render a recommendation or a final decision. J, PZ-23-16878 41, 03/25/24 if% 11:41144.4)4'bl EW CO''14Qv PZ-23-16878: 184 NE 56 ST— Page 15 of 15 3/19/2024 AERIAL EPLAN ID: PZ-23-16878 REZONE ADDRESSES: 175 NE 55 ST & 184 NE 56 ST 0 135 270 540 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision-rna king body will renew the information at the public hearing to render a recommended on or a final dec K on. PZ-23-16878 03/25/24 imumpoi. J RE :U4ST r; Q4 fTY r ctrirEA TIER MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-16878 REZONE ADDRESSES: 175 NE 55 ST & 184 NE 56 ST 0 140 280 560 Feet This submittal needs to be schebu led for a public hearing In accordance wilt timelines set forth in the City of Miami Code. The appllcade decIslon-making body mil review the Information at the public hearing to render a recommendation or a final beciv on. PZ-23-16878 03/25/24 SZ T3-O F- w T4-R NE 1ST CT !Nit bb1H NE 55TH ST • Little • Q 0 z w z Haiti Fr w z T5-O • • • NE 57TH ST NE 2ND CT _ gg,TH TER T5-L� NE 55TH ST NE 54TH ST L. MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-23-16878 REZONE ADDRESSES: 175 NE 55 ST & 184 NE 56 ST 0 140 280 560 Feet This submittal needs to be schebu led for a public hearing In accordance wilt timelines set forth in the City of Miami Code. The appllcade decIslon-making body mil review the Information at the public hearing to render recommendation or a final beciv on. PZ-23-16878 03/25/24 SZ T3-O F- w z T4-R NE 1ST CT Sir T5-O Little NE 55TH ST TT4 w z O T5-0 NE 2ND AV NE 54TH ST • NE 57TH ST 1- 0 z w z _ gq,TH TER T5-L NE 55TH ST