HomeMy WebLinkAboutAnalysis and Maps`l0 OF I j
CITY OF MIAMI
INCOA/B96AiEU PLANNING DEPARTMENT
a COMMUNITY PLANNING DIVISION
Comprehensive Plan Amendment
Statt Anallvsis
- D 4429
.. 3516 NW 7 Ave, LLC
. . 3516 NW 7 Avenue and 725 NW 35 Street
District 1- Commissioner Wifredo Gort
Alla attah NET
Total site is approximately 0.782 acres; Future Land Use Map
change is approximately 0.316 acres
Guillermo De Nacimiento, Planner I
A. REQUEST
The property owner 3516 NW 7 Ave, LLC ("Applicant") is requesting a small scale comprehensive
plan amendment to Ordinance No. 10544, to change the Future Land Use Map (FLUM) of the
Miami Comprehensive Neighborhood Plan ("MCNP"), for the properties at 3516 NW 7 Avenue
and 725 NW 35 Street (collectively, the "Property"), pursuant to Policy LU -1.6.4 of the MCNP in
preparation for a mixed-use development project.
The subject site consists of a total of six platted lots belonging to the Eden Park Subdivision and
consists of a total of 0.782 acres. The two westernmost lots are currently designated "Medium
Density Multifamily Residential". The Applicant seeks to change the designation to "Medium
Density Restricted Commercial". The proposed amendment contains approximately 0.316
acres. Small scale Comprehensive Plan Amendments are those that involve less than 10 acres
of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187,
F. S.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion
item (PZAB File ID# 4430). The companion application seeks to change the Miami 21 Zoning
designation from T4 -R (General Urban Zone —Restricted) to T5 -L (Urban Center Zone— Limited)
and T5 -L (Urban Center Zone— Limited) to T6 -8-L (Urban Core— Limited) for the entire site of
0.782 acres.
B. SITE DETAILS AND NEIGHBORHOOD BACKGROUND
Map 1 on page 2 shows that the Subject Property is located at the northwest corner of the 7
Avenue and NW 35 Street intersection, consisting of six vacant lots (3, 28-32) of the Eden Park
Subdivision (plat book 7, page 29) with an approximate area of 34,080 square feet (0.782 acres).
North of the site is a fast-food restaurant fronting NW 36 Street, with the City of Miami's Fire
Station # 6, and Moore Park/Tennis Center on the northside of NW 36 Street. The properties
immediately to the west are vacant and the properties to the south of NW 35 Street have
commercial (fronting 7 Avenue) and residential uses (fronting NW 35 Street). To the east of NW
File ID 4429 — Page 1
7 Avenue are industrial uses and an additional fast-food restaurant. The Subject Property is
located within the Allapattah NET Area. ---- ------ - - ---- ---
PLATS, SUBDIVISIONS & LOTS
i �--- -1 A J�JSUBJECT PROPERTIES& LOTS
Map 1: Subdivision and Lots of the Subject Property
File ID 4429 — Page 2
Prior to the adoption of Miami 21, under the 11000 Code of Ordinances, the Western Lots were
zoned Multifamily Medium -Residential (R-3) with a Buffer Special District Overlay (SD -12) and
the Eastern Lots were zoned Restricted Commercial (C-1).
On January 20, 2016, Planning and Zoning Board of Appeals ("PZAB") approved a request to
rezone the parcels to the north and west of the Property from T4 and T5, to T5 and T6. This
approval was despite staff's recommendation that the request be denied claiming it would allow
intensive commercial uses to encroach into the established neighborhood to the west. It was
staff's opinion that the then T4 and T5 zones were appropriately preserving the residential
neighborhood, while serving as protective buffers between the industrial and the residential
zones. On March 24, 2016, the City Commission approved the item on first reading, and then
again on second reading on April 28, 2016, where the Director of Planning informed the public
that the Applicant had addressed staff's concerns regarding the neighboring residents by way of
an approved site plan and community outreach. The Planning Director thereby made a favorable
recommendation, and the rezone was approved via Ordinance No. 13607.
Allapattah Planning Study
In February of this year, a planning study of the Allapattah neighborhood was initiated by the
Planning Department staff at the request of the City Commission. Using data from the 2012-2016
American Community Survey (ACS), Tax Roll data from the Miami Dade Property Appraiser's
office, the City of Miami's geographic information services database and existing site conditions,
staff published its report which was titled Allapattah: A Planning Study (the "Study"). The Study's
scope was from NW 39 Street to the parcels fronting NW 21 Street on the southside, and from
NW 6 Court to the parcels fronting NW 12 Avenue on the westside. The Property lies just south
of the northern border of the scope's boundary.
The Study identified the opportunities and risks facing sections of Allapattah. Due to their access
to mass transportation and their proximity to the job centers in the industrial zones nearby.
Furthermore, as a neighbor to Downtown Miami, the Allapattah area is considered relatively
affordable. The Property is vacant, and the neighborhood needs economic activity and
redevelopment. The requested rezone would implement a more compatible zone that allows for
additional heights, densities, and uses for development.
Miami -Dade Transit generously serves the site with four Metrobus Service Routes (277, 36, 77,
and 110) with a stop located on the on 7 Avenue side of the Subject Property, near the intersection
with NW 36 Street. with access to south -bound services, which travel as far south as Government
Center. From the north -bound bus stop across the street, pedestrians may travel as far north as
NW 199 Street. About 250 feet north of the Property, two additional bus stops currently access
the east and west bound services and include a stop at the Allapattah Metro Rail Station within
half a mile of the Subject Property. Therefore, this project qualifies as a Transit Oriented
Development (TOD), pursuant to Transportation Policy TR -1.2.4 of the MCNP. Map 2 (below)
shows the site's access to transit, along with other neighborhood amenities.
File ID 4429 — Page 3
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Map 2: Neighborhood Access to Transit and Amenities
File ID 4429 — Page 4
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Map 3: Aerial of the Neighborhood and Subject Property
File ID 4429 — Page 5
Demographics
The Census Block Group (120860025023), in which the Property is contained, has a total of 421
households in a total of 466 housing units with an approximate population of 1,456 persons.
This data was collected from the 2012-2016 American Community Survey.
The median income for those households between 2012 and 2016 was $24,509. This is 55
percent of the Area Median Income of Miami -Dade County ($52,300). The median household
income for the City of Miami was $31,642 for the same period.
The percentage of people living in poverty, in this Block Group is 36.3 percent, which is
approximately 41.3 percent more than the countywide average of 21.3 percent; surrounding
neighborhoods had similar percentages of families living in poverty.
The estimated percent of households that rent in this Block Group is approximately 61.7 percent.
The median rent for a unit in this Block Group is approximately $903 which is slightly lower than
that of the surrounding Block Groups, which had a median gross rent in the range of $1,081.
The estimated unemployment rate for this Block Group is approximately 5.1 percent.
Subject Block Group: 120860025023
Topic
Data'
Number of Households
421
Number of Housing Units
466 (Approximately 5.18% Vacancy)
Median Household Income
$24,509 (47% of County AMI* and 77% of
the City of Miami's median income)
Percent of families under the Poverty Line
36.33%
Percent of Households that rent
61.70%
Median Rent
$903 (65% Rental cost burdened)
Unemployment Rate
5.1%
*AMI is the Area Median Income, as defined by Miami -Dade County, which is $52,300
1 Data was retrieved from the U.S. Census Bureau and the Bureau of Labor Statistics. Data from the Decennial
Census and the American Community Survey was compiled for this report.
File ID 4429 — Page 6
C. SITE PHOTOS
Below are a few photographs of the streetscape and surrounding neighborhood context:
Photo 1: The property, as seen looking north towards NW 36 Street, sits on the northwest corner of NW
35 Street and NW 7 Avenue.
Photo 2: Looking north at 725 NW 35 Street, the westernmost lot of the property is currently vacant and
partially fronts residential units on NW 35 Street.
File ID 4429 — Page 7
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Photo 3: Looking northeast from NW 35 Street, at the vacant lots of 3516 NW 7 Avenue, on the northwest
corner of NW 35 Street and NW 7 Avenue. This easternmost portion of the property fronts commercial
and industrial uses.
Photo 4: Looking west on NW 35 Street the vacant lots (right side in this photo) which immediately abut
the Subject Property are viewable.
File ID 4429 — Page 8
Photo 5: Looking east on NW 35 Street, the commercial uses (right side in this photo) across the street
from the Subject Property are viewable. Further down, across 7 Avenue industrial uses are viewable.
Photo 6: Looking south along NW 7 Avenue, is a view of the bus stop located directly on the Subject
Property (right side in this photo).
File ID 4429 — Page 9
D. EXISTING AND FUTURE LAND USE
Existing Land Use Inventory
Map 4 on page 11 shows the Existing Land Use (ELU) within a quarter -mile radius of the property.
ELU categories have been grouped with similar uses for clarity. As shown on the map, the Subject
Property is currently "Multi -Family, Low -Density", and "Institutional' or more specifically, "Houses
of Worship and Religious". Table 1 (below) inventories all the existing land use categories within
the quarter -mile study area. "Institutional", "Parks" and "Single -Family, Medium -Density" are the
largest categories within the study area, with a combined 39.4 acres of land dedicated to these
uses.
The southwestern portion of the study area, in which the property is located, has an ELU
predominantly of a residential nature. There is a mix of single-family, duplex and multi -family
development. On the southwest corner of NW 35 Street, at the intersection of NW 8 Avenue and
35 Street, are three properties of single-family, county -owned public housing.
The Subject Property is in the northwest corner of Allapattah, just west of Interstate 95 highway
which acts as a border between Allapattah and Wynwood to the east. As such, there are both
clear distinctions and similarities between the two areas. Like Wynwood, the area east of the
Subject Property, has ELU categories predominately industrial and mixed-use in nature. Distinct
from Wynwood, the area west and southwest of the Subject Property has ELU categories of single
and multi -family residential.
EXISTING LAND USE DESCRIPTION
ACREAGE PER FLUM
CATEGORY
PERCENTAGE
Institutional
14.4
18.3%
Industrial
5.5
7.0%
Commercial
7.6
9.7%
Right -of Way
0.6
0.7%
Multi -Family, High -Density
0.6
0.8%
Multi -Family, Low -Density
8.4
10.7%
Single -Family, High -Density
1.1
1.3%
Single -Family, Medium -Density
10.0
12.7%
Single -Family, Low -Density
0.4
0.5%
Two -Family (Duplexes)
9.3
11.9%
Residential- Government Owned Housing
1.0
1.2%
Parks
15.0
19.1 %
Vacant
4.7
6.0%
TOTAL
78.5
100.0%
Table 1— Existing Land Use categories within the 0.25 -mile radius of the Subject Property
File ID 4429 — Page 10
EXISTING LAND USE 0.25 MILE
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0 375 Tao 1,600 SUBJECT PROPERTIES: 3516 NW7AVE &725 NW35 ST
QSubject Properties Paft
Existing Land Use Description Residential- Go,ernmental -Owned Housing
hstitutional Single Family- High Density
Industrial Single -Family -Low -Density
Commercial. Single -Family- Kkdium Density
Rght-of-Way Two-Family(Duplexes)
® AAtRi-Family, High Density \Acard
Multi -Family, Low -Density
Map 4: Existing Land Use. This map illustrates how each property is currently being used.
File ID 4429 — Page 11
Future Land Use Inventory
Map 5 on Page 13 is an inventory of Future Land Uses within the quarter -mile study area. The
largest Future Land Use designation on Map 5 is Major Institutional, Public Facilities,
Transportation and Utilities. This accounts for 23.1 percent of the eight differing FLUM categories.
The FLU designations that are present within the study area are summarized in Table 1.
Table 1. Summary of FLU Designations within the Quarter -Mile Study Area of the Subject Site
FLUM DESCRIPTION
ACREAGE PER FLUM CATEGORY
PERCENTAGE
Medium Density Multifamily Residential
13.63
15.6%
Industrial
9.54
10.8%
Duplex - Residential
11.30
12.8%
Public Parks and Recreation
15.12
17.2%
General Commercial
2.07
2.4%
Major Inst, Public Facilities, Transp.
20.20
23.1%
Medium Density Restricted Commercial
11.67
13.4%
Restricted Commercial
4.18
4.7%
TOTAL
100.0%
Map 5, also shows that the subject property is predominantly bordered by the FLUM
designations of "Restricted Commercial', "Medium Density Restricted Commercial, Medium
Density Multi -Family Residential' and "Industrial'.
The total perimeter of the subject property is approximately 778 linear -feet and the percentage
of FLUM designation that bordered this subject property is as follows:
• Restricted Commercial = 45 percent
• Industrial = 22 percent
• Medium Density Restricted Commercial = 18 percent
• Medium Density Multifamily Residential = 15 percent
File ID 4429 — Page 12
0.25 - Mile Analwis for FLUM Categories
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Map 5: 0.25 Mile FLUM Analysis
File ID 4429 — Page 13
Description of existing Future Land Use
The Subject Property consist of two parcels, made-up of six platted lots. The two westernmost
lots are currently designated "Medium Density Multifamily Residential". Map 6 on page 16 shows
the existing future land use designation of Medium Density Multifamily Residential which juts in
between a corridor of Medium Density Restricted Commercial and Restricted Commercial
designations at 3516 NW 7 Avenue (easternmost property). This designation allows residential
structures to a maximum density of 65 dwelling units per acre. The "Interpretation of the 2020
Future Land Use Map" of the MCNP describes the category:
"Areas designated as "Medium Density Multifamily Residential" allow residential
structures to a maximum density of 65 dwelling units per acre, and maximum residential
density may be increased by up to one hundred percent (100%), subject to the detailed
provisions of the applicable land development regulations and the maintenance of
required levels of service for facilities and services included in the City's adopted
concurrency management requirements.
Supporting services such as community-based residential facilities (14 clients or less,
not including drug, alcohol or correctional rehabilitation facilities) will be allowed
pursuant to applicable state law; community-based residential facilities (15-50 clients)
and day care centers for children and adults may be permissible in suitable locations.
Permissible uses within medium density multifamily areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary and
secondary schools, and accessory post -secondary educational facilities.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are
allowed only in contributing structures within historic sites or historic districts that have
been designated by the Historical and Environmental Preservation Board and are in
suitable locations within medium density multifamily residential areas, pursuant to
applicable land development regulations and the maintenance of required levels of
service for such uses. Density and intensity limitations for said uses shall be restricted
to those of the contributing structure(s)."
Description of proposed Future Land Use
As shown on Map 7 on page 17, shows the proposed designation of "Medium Density Restricted
Commercial" on the FLUM of the MNCP. The proposed designation allows a residential density
of 65 dwelling units per acre and permits commercial uses that include: general retail, restaurants,
cafes and transitional residential facilities, such as hotels and motels. The "Interpretation of the
2020 Future Land Use Map" of the MCNP describes the category:
"Areas designated as "Medium Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Medium Density
Multifamily Residential" subject to the same limiting conditions; transitory residential
facilities such as hotels and motels. This category also allows general office use, clinics
and laboratories, auditoriums, libraries, convention facilities, places of worship, and
primary and secondary schools. Also allowed are commercial activities that generally
serve the daily retailing and service needs of the public, typically requiring easy access
by personal auto, and often located along arterial or collector roadways, which include:
File ID 4429 — Page 14
general retailing, personal and professional services, real estate, banking and other
financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment
facilities and other commercial activities whose scale and land use impacts are similar
in nature to those uses described above. This category also includes commercial
marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Medium
Density Restricted Commercial' allow a maximum floor lot ratio (FLR) of 6.0 times the
net lot area of the subject property."
File ID 4429 — Page 15
RECREATION
W
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Z
NW 36TH
-- NW 35TH ST—
MEDIUM DENSITY MULTI -FAMILY
RESIDENTIAL ;
MAJOR PUBLIC y�y�
= FACILITIES NW 33RD TER
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0 125 250 500 Feet
Map 6: Existing Future Land Use
File ID 4429 — Page 16
RECREATION
RESTRICTED i
RESTRICTED
COMMERCIAL
MEDIUM DENSITY MULTI -FAMILY
RESIDENTIAL
n
0 125 250 500 Feet
Map 7: Proposed Future Land Use
W
Q
NW
NW 35TH
�Ln
N
3RD TER 2
m
NW 33RD ST
ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST
File ID 4429 — Page 17
E. ANALYSIS
Criteria 1
Policy LU -1.1.7: "Land development regulations and policies will allow for the
development and redevelopment of well-designed mixed-use neighborhoods that
provide for the full range of residential, office, live/work spaces, neighborhood retail,
and community facilities in a walkable area and that are amenable to a variety of
transportation modes, including pedestrianism, bicycles, automobiles, and mass
transit."
Analysis 1
The proposed amendment would allow for redevelopment of the currently vacant
site, into a new mixed-use development. This would allow for further development
of a variety of uses along the NW 7 Avenue transit corridor, which already has
frequent bus and trolley service throughout the day, and constant pedestrian activity
up and down the street.
Staff also recommends that the Metro Bus stop at the site be improved by providing
a shelter with a bench.
Finding 1
Staff finds the proposed amendment consistent with Policies LU -1.1.7.
Criteria 2
Policy LU -1.6.9: "The City's land development regulations will establish
mechanisms to mitigate the potentially adverse impacts of new development on
existing neighborhoods through the development of appropriate transition
standards and buffering requirements."
Analysis 2
The proposed amendment would allow for the proper transitions between disparate
designations. Currently, there are three differently designated properties along NW
35 Street. There are five properties immediately abutting 725 NW 35 Street (to the
west) designated "Medium Density Restricted Commercial", while two lots of the
Subject Property is designated "Medium Density Multifamily Residential". This
creates an incongruent pattern of development along NW 35 Street, which doesn't
allow for the appropriate transition between varying development intensities. By
amending the Future Land Use designations of the subject Property, a uniform and
successional pattern of development would be possible.
Finding 2
Staff finds the request consistent with Policy LU -1.6.9.
Criteria 3
Policy LU -1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the Planning
Department, shall require a level of service (LOS) review and a finding from the
Planning Department that the proposed amendment will not result in a LOS that falls
below the adopted minimum standards described in Policy CI -1.2.3, and will not be
in conflict with any element of the MCNP. Based on its evaluation, and on other
relevant planning considerations, the Planning Department will forward a
recommended action on said amendment to the Planning Advisory Board, which will
then forward its recommendation to the City Commission."
Analysis 3
Staff conducted a Concurrency Management Analysis (CMA) of the proposed
amendment and found that it met all the level -of -service (LOS) standards of the
MCNP except for transportation. As of May 2018, the City of Miami has adopted an
updated Transportation Element and concurrency methods are also updated. With
this new methodology, the Office of Capital Improvements assessed that NW 7
Avenue is operating at an LOS F and NW 36 is operating at an LOS D. A better
assessment of concurrency can be achieved with additional information from the
applicant.
File ID 4429 — Page 18
Finding 3 Staff finds the request consistent with Policy LU -1.6.4 with the exception of
the level of service for transportation. The Planning Department
recommends the Applicant provide the requested information to the Office
of Capital Improvements prior to First Reading at City Commission.
F. RECOMMENDATION
Based on the above background information, the Planning Department recommends approval of
the request to amend the Future Land Use Map of the Miami Comprehensive Neighborhood
Plan by changing the Future Land Use designation from "Medium Density Multifamily
Residential' to "Medium Density Restricted Commercial" for the Property at 3516 NW 7 Avenue
and 725 NW 35 Street.
Su6`Trone, AICP
Chief of Comprehensive Planning
File ID 4429 — Page 19
AERIAL
FILE ID: 4429
N ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST
125 250 500 Feet
EXHIBIT "A"
PARCEL >;
"HE 3, 29, 3"l i AND 32 OF EDEN PARK, ACCORDING TO
T"E"EOF AS RECORDED /N 29, PUBLIC RECORDS OFMAAMI �COUNTY, FtOR/a4.K T, PAGE
'ARCEI 2 -
LOT 26 OF EDEN PARK,, ACCORDING Tp THE PLAT THEREQF
AS RECORDED IN PIAT BOOK 7 PAGE 29, ►�UALlC RECCIRDS
OF MIAAAfl-RADE COUN7Y, FLORIDA,
LES, AND E:CEPT mFREF•RQM.-
THE EAST 7.5 FEET OF LOTS 3, 3IJ 3i AND 32 OF EDFJV
PLAT BOOKPARK, ACCORDING TO THE PIAT THEnEOr• AS RE•CoRDEL] IN
,, PAGE 25; PUBLIC REC
COUNTY, FLORIDA. ORD 5 OF
MIsU67! DAIJE
LYlArG AND BEING IN SECr1ON Zs, TOwNSHlP a3 SOU7N,
RANGE 41 EA5T, CITY OF ML4tif/
FLORIDA. , MrAMI DADS COUNTY,
FUTURE LAND USE MAP (EXISTING)
File ID: 4429
COMPREHENSIVE PLAN AMENDMENT
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RECREATION
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NW 36TH'ST
RESTRICTED COMMERCIAL
MEDIUM DENSITY INDUSTRIAL
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FUTURE LAND USE MAP (PROPOSED)
File ID: 4429
COMPREHENSIVE PLAN AMENDMENT
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RESTRICTED COMMERCIAL
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