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2014-016-327 - Application for Related Group18605 NW 27 Avenue   Miami Gardens, FL 33056    City of Miami Gardens Agenda Cover Memo Council Meeting Date: October 08, 2014 Item Type: (Enter X in box) Resolution Ordinance Other X Fiscal Impact: (Enter X in box) Yes No Ordinance Reading: (Enter X in box) 1st Reading 2nd Reading X x Public Hearing: (Enter X in box) Yes No Yes No X Funding Source: (Enter Fund & Dept) Advertising Requirement: Yes No X Contract/P.O. Required: Yes No RFP/RFQ/Bid #: (Enter #) X Strategic Plan Related: Yes No Strategic Plan Priority Area: Enhance Organizational Bus. & Economic Dev Public Safety Quality of Education Qual. of Life & City Image Communication Strategic Plan Obj./Strategy: N/A X Sponsor Name: Cameron Benson, City Manager Department: Development Services and Code Compliance   Short Title:  AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA APPROVING THE APPLICATION SUBMITTED BY THE RELATED GROUP, INC., FOR THE REZONING OF THE PROPERTY LOCATED AT 4601 N.W. 183RD STREET MORE PARTICULARLY DESCRIBED ON EXHIBIT “A”, A COPY OF WHICH IS ATTACHED HERETO, FROM NC, NEIGHBORHOOD COMMERCIAL TO R-25, MULTIPLE FAMILY RESIDENTIAL; PROVIDING FOR ADOPTION OF REPRESENTATIONS; REPEALING ALL ORDINANCES IN CONFLICT; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR INCLUSION IN CODE; PROVIDING AN EFFECTIVE DATE. Staff Summary:    ITEM N-1) ORDINANCE SECOND READING/PUBLIC HEARING Application of Related Group Inc. Garden Vista (f.k.a. Carol City Gardens– Rezoning to R-25 PZ-2014-000265     Background On April 11, 2010 the City adopted the Land Development Regulations (LDRs) to regulate and govern the land development and zoning of the City. Prior to that adoption, the City relied on the Miami-Dade County Zoning Code and adopted the Miami-Dade County Zoning Map. In adopting the Official Zoning Map of the City, properties that were already designated as commercial where designated accordingly commercial under the City’s new zoning classifications. Properties within residential areas already zoned commercial were designated to NC, Neighborhood Commercial, and commercial properties along our major roadways were designated as PCD, Planned Corridor Development. Current Situation The current zoning of the subject properties is NC, Neighborhood Commercial which is consistent with the historical designation of commercial on the Miami-Dade County’s Official Zoning Map. Garden Vista (fka Carol City Gardens), is a 151 unit apartment community. The applicant, Related Group is requesting a rezoning from NC, Neighborhood Commercial to R-25, Multiple Family Residential, in order to bring the property into compliance with the City of Miami Gardens Land Development Regulations. Rezoning to R-25 will allow the applicant to substantially rehabilitate the property. Analysis The proposed rezoning of the property to R-25, Multiple Family Residential is consistent with the policies and objectives of the City’s Comprehensive Development Master Plan (CDMP), and satisfies Section 34-49(f) of the City’s Land Development Regulations (LDRs) which establishes the criteria for granting of amendments or adoption of changes to the text of the LDRs, or change of the actual official zoning map designation of a parcel or parcels. Proposed Action:  Recommend adoption of the Ordinance. Attachments: Exhibit “A” – Legal Description Exhibit “B” – Staff Recommendation PZ‐2014‐000265  Related Group  Rezoning from NC to R‐25  STAFF RECOMMENDATION   PZ‐2014‐000265    APPLICATION INFORMATION    Applicant:  Related Group  Property Location: 4601 NW 183rd Street  Property Size:  9.48 acres  Future Land Use: Neighborhood  Existing Zoning:  NC, Neighborhood Commercial   Requested Action(s):    1. Rezone to R‐25, Multiple Family Residential                    RECOMMENDATION:    Staff recommends granting the rezoning from NC, Neighborhood Commercial to R‐25, Multiple  Family Residential on the property located at 4601 NW 183rd Street.    REVIEW AND ANALYSIS:    Neighborhood Land Use Characteristics  Property Future Land Use  Designation Zoning Classification Existing Use  Subject Site  Neighborhood NC, Neighborhood Commercial Multiple Family  Residential   North  Neighborhood R‐15, Multiple Family Residential Multiple Family  Residential  South  Neighborhood NC, Neighborhood Commercial Retail  East  Neighborhood  R‐15, Multiple Family Residential Multiple Family  Residential  West  Unincorporated   Dade‐County  Unincorporated Dade‐County Retail              PZ‐2014‐000265  Related Group  Rezoning from NC to R‐25  Project Summary/Background     The applicant is requesting a rezoning of the 9.48 acre parcel which is zoned NC,  Neighborhood Commercial to R‐25, Multiple Family Residential in order to bring the  property into compliance with the City’s Land Development Regulations to allow  rehabilitation of the property.   The property is currently developed as a 151 apartment unit complex.   The property historically was designated for low intensity commercial use and the  designation of NC, Neighborhood Commercial was adopted on the City’s Official Zoning  Map with the adoption of the City’s Land Development Regulations (LDRs).    Consistency with City of Miami Gardens Comprehensive Development Master Plan  The primary objective of the Neighborhood designation as outlined in Objective 1.2 of the  Comprehensive Development Master Plan (CDMP) is as follows:      “The Neighborhood land use designation applies to areas intended for low and medium  density residential development with supporting commercial and office uses. The  designation of Neighborhood is specifically intended to protect single family homes from  encroachment or intrusion from incompatible land uses.”  The property has been historically designated for commercial use under Miami‐Dade Zoning  Map but the multifamily apartment complex has existed since the 1960’s. No records of  previous neighborhood commercial, office uses or commercial uses have been located.   The Future Land Use Element of the City’s CDMP promotes development and redevelopment  that provide for complete neighborhoods with healthy and vibrant commercial areas.  The  neighborhood is developed with other multiple family uses which are consistent with the  requested rezoning to R‐25, Multiple Family Residential.  Conclusion: The rezoning is consistent with the policies of the City’s Comprehensive  Development Master Plan.  Zoning Review and Analysis  The City Council may grant the rezoning of the properties subject to meeting the criteria set  forth in Section 34‐49(f) of the City’s Land Development Regulations:  “(f) Criteria for granting of amendments or adoption of changes to the text of the LDRs, or  change of the actual official zoning map designation of a parcel or parcels. The detriments or  benefits of amendments or adoption of changes to the text of the LDRs, or change of the actual  official zoning map designation of a parcel or parcels shall not be denied consideration on the  grounds that they are indirect, intangible or not readily quantifiable. In evaluating the  application, among other factors related to the general welfare, the following shall be  considered:     (1) The development permitted by the application, if granted, conforms to the city's  comprehensive development master plan; is consistent with applicable area or  PZ‐2014‐000265  Related Group  Rezoning from NC to R‐25  neighborhood studies or plans, and would serve a public benefit warranting the granting  of the application at the time it is considered;   (2) The development permitted by the application, if granted, will have a favorable or  unfavorable impact on the environmental and natural resources of the city, including  consideration of the means and estimated cost necessary to minimize the adverse  impacts; the extent to which alternatives to alleviate adverse impacts may have a  substantial impact on the natural and human environment; and whether any irreversible  or irretrievable commitment of natural resources will occur;   (3) The development permitted by the application, if granted, will have a favorable or  unfavorable impact on the economy of the city;   (4) The development permitted by the application, if granted, will efficiently use or unduly  burden water, sewer, solid waste disposal, recreation, education or other necessary  public facilities which have been constructed or planned and budgeted for construction;   (5) The development permitted by the application, if granted, will efficiently use or unduly  burden or affect public transportation facilities, including mass transit, roads, streets and  highways which have been constructed or planned and budgeted for construction, and if  the development is or will be accessible by public or private roads, streets or highways.”    Findings of the request pursuant to the rezoning criteria set forth above are as follows:  1. The rezoning is consistent the City’s CDMP.   2. The rezoning will not affect natural resources in the City; the property will  maintain the existing use as multiple family residential.  3. The rezoning will bring the property into compliance and allow renovation of  the apartment complex.  4. The rezoning will not unduly impact water, sewer, drainage, education or  recreation facilities.    5. The rezoning will not impact public transportation facilities, streets or  highways and will be accessible by public roads.    Conclusion: The rezoning of the property meets the criteria in the granting of the rezoning  to R‐25, Multiple Family Residential.    Anticipated  Facilities Impact    The rezoning to R‐25, Multiple Family Residential will not unduly impact water, sewer, drainage,  education, transportation facilities, roads or recreation facilities.  Established multiple family  residential use (151 units) will be maintained.    Public Notification/Comments  In accordance with the Land Development Regulations, notifications of the applicant’s request  were mailed to property owners within a half mile (1/2) radius of the subject site to provide  them an opportunity to comment on the application. Also, the applicant held an outreach  meeting on July 9th, 2014. No written comments were received from property owners within  that radius at the date of this report.  PZ‐2014‐000265  Related Group  Rezoning from NC to R‐25      Attachments:   Legal Description  Letter of Intent   Estimated Scope of Work    Hearing Map‐Zoning  Hearing Map‐Aerial   Mailed Notice Radius Map  Survey    Ex h i b i t “A ” Le g a l De s c r i p t i o n A po r t i o n of Tr a c t s 11 3 , 11 4 an d 115 of MIA M I GA R D E N S , ac c o r d i n g to th e Pl a t th e r e o f re c o r d e d in Pl a t Bo o k 2, pa g e 96 , of th e Pu b l i c Re c o r d s Mi a m i - D a d e Co u n t y , Fl o r i d a , be i n g in Se c t i o n 5, To w n s h i p 52 So u t h , Ra n g e 41 Ea s t , Mi a m i - D a d e Co u n t y , Fl o r i d a , be i n g mo r e pa r t i c u l a r l y de s c r i b e d as fo l l o w s : Co m m e n c e at th e So u t h w e s t co r n e r of sa i d Se c t i o n 5 an d ru n No r t h 88 de g r e e s 12 mi n u t e s 20 se c o n d s Ea s t al o n g th e So u t h li n e of th e So u t h w e s t 1/ 4 of sa i d Se c t i o n 5 fo r 85 5 . 0 0 fe e t ; th e n c e No r t h 1 de g r e e 45 mi n u t e s 00 se c o n d s We s t al o n g a li n e 85 5 . 0 0 fe e t Ea s t of an d pa r a l l e l wi t h th e We s t li n e of th e So u t h w e s t 1/ 4 of sa i d Se c t i o n 5 fo r 50 . 0 0 fe e t to th e Po i n t of Be g i n n i n g of th e pa r c e l of la n d he r e i n a f t e r de s c r i b e d ; th e n c e co n t i n u e No r t h 1 de g r e e 45 mi n u t e s 00 se c o n d s We s t al o n g th e la s t de s c r i b e d co u r s e fo r 53 1 . 2 2 fe e t ; th e n c e So u t h 88 de g r e e s 12 mi n u t e s 20 se c o n d s We s t al o n g a li n e 58 1 . 2 2 fe e t No r t h of , an d pa r a l l e l wi t h th e af o r e m e n t i o n e d So u t h li n e of th e So u t h w e s t 1/ 4 of Se c t i o n 5 fo r 79 1 . 3 5 fe e t to a po i n t on th e ne x t de s c r i b e d cu r v e , sa i d po i n t be a r i n g So u t h 89 de g r e e s 48 mi n u t e s 33 se c o n d s Ea s t fr o m th e ra d i u s po i n t of sa i d cu r v e ; th e n c e So u t h e r l y al o n g a ci r c u l a r cu r v e to th e ri g h t , a ra d i u s of 1,9 5 9 . 8 6 fe e t an d a ce n t r a l an g l e of 3 de g r e e s 17 mi n u t e s 13 se c o n d s fo r an ar c di s t a n c e of 11 2 . 4 3 fe e t to a Po i n t of Ta n g e n c y ; th e n c e So u t h 3 de g r e e s 28 mi n u t e s 40 se c o n d s We s t fo r 10 0 fe e t to a Po i n t of Cu r v a t u r e ; th e n c e So u t h e r t y al o n g a ci r c u l a r cu r v e to th e le f t ha v i n g a ra d i u s of 1, 6 5 9 . 8 6 fe e t an d a ce n t r a l an g l e of 5 de g r e e s 13 mi n u t e s 40 se c o n d s fo r an ar c di s t a n c e of 16 9 . 7 0 fe e t ; sa i d la s t me n t i o n e d th r e e co u r s e s be i n g co i n c i d e n t wi t h th e ea s t e r l y Ri g h t - o f - W a y li n e of N. W . 47 t h Av e n u e as sh o w n on th a t ce r t a i n St a t e of Fl o r i d a , St a t e Ro a d De p a r t m e n t Ri g h t - o f - W a y Ma p re c o r d e d in Pl a t Bo o k 79 , at Pa g e 71 of th e Pu b l i c Re c o r d s of Mi a m i - D a d e Co u n t y , Fl o r i d a ; th e n c e No r t h 88 de g r e e s 12 mi n u t e s 20 se c o n d s Ea s t al o n g a li n e 20 0 . 0 0 fe e t No r t h of an d pa r a l l e l wi t h , th e af o r e m e n t i o n e d So u t h li n e of th e So u t h w e s t 1/ 4 of Se c t i o n 5 fo r 14 5 . 0 0 fe e t ; th e n c e So u t h 1 de g r e e 45 mi n u t e s 00 se c o n d s Ea s t al o n g a li n e 18 5 . 0 0 fe e t Ea s t of an d pa r a l l e l wi t h th e We s t li n e of th e So u t h w e s t 1/ 4 of sa i d Se c t i o n 5 fo r 15 0 . 0 0 fe e t ; th e n c e No r t h 88 de g r e e s 12 mi n u t e s 20 se c o n d s Ea s t al o n g a li n e 50 . 0 0 fe e t No r t h of an d pa r a l l e l wi t h th e sa i d So u t h li n e of th e So u t h w e s t 1/ 4 of Se c t i o n 5 fo r 67 0 . 0 0 fe e t to th e Po i n t of Be g i n n i n g , sa i d la s t me n t i o n e d co u r s e be i n g co i n c i d e n t wi t h th e No r t h e r l y Ri g h t - o f - W a y li n e of N. W . i8 3 r d St r e e t (M i a m i Ga r d e n s Dr i v e ) ly i n g an d be i n g in Mi a m i - D a d e Co u n t y , Fl o r i d a . #3 3 0 4 2 1 9 vi 34 7 5 8 - 0 0 2 2 A- i MIA 18 3 6 6 0 0 7 0 v 7 R E L A T E D ME M O R A N D U M Da t e : Ma y 8, 20 1 4 Fr o m : Ma t t h e w Fi n k l e To : Ci t y of Mi a m i Ga r d e n s Su b j e c t : Ga r d e n Vi s t a (f k a Ca r o l Ci t y Ga r d e n s ) Zo n i n g Ch a n g e Re q u e s t To Wh o m It Ma y Co n c e r n : Th e ov e r a l l go a l of th i s ap p l i c a t i o n is to br i n g Ga r d e n Vi s t a (f k a Ca r o l Ci t y Ga r d e n s ) , a 15 1 un i t ap a r t m e n t co m m u n i t y , in t o co n f o r m i t y wi t h th e cu r r e n t zo n i n g to fa c i l i t a t e th e si g n i f i c a n t re h a b i l i t a t i o n of th e si t e . Th i s go a l is ac c o m p l i s h e d by re c e i v i n g a 1) zo n i n g ch a n g e fr o m Ne i g h b o r h o o d Co m m e r c i a l to Re s i d e n t i a l - 2 5 an d 2) an ad m i n i s t r a t i v e va r i a n c e on th e nu m b e r of re q u i r e d of f - s t r e e t pa r k i n g sp a c e s . To g e t h e r , th e zo n i n g ch a n g e an d wa i v e r wi l l al l o w Re l a t e d Af f o r d a b l e to re c a p i t a l i z e an d su b s t a n t i a l l y re h a b i l i t a t e th e Pr o p e r t y . Ma t t h e w Fi n k l e Pr e s i d e n t , Re l a t e d Af f o r d a b l e Garden Vista Miami Gardens, FL SCOPE OF WORK I. Major Capital Items: 1. Replace all existing windows with new impact resistant windows 2. Upgrade security monitoring system throughout the site to include additional cameras; functions include the ability to access video monitoring remotely. 3. Replace 9 (of the 12) roofs that have not been replaced recently II. Common Area Upgrades: Exterior 1. Landscape –supplement the existing landscaping with new planting throughout the site. Punch up entrance area and give the site a more welcoming feel. Make any repairs required to existing irrigation system. 2. New site signage at entrance and throughout property. 3. Parking Lot – Repave the existing parking lot. Work with architect on improving the feel as you enter the site 4. Install new concrete aprons at all garbage corrals. Install new surrounds using a trex or similar material. 5. Concrete Sidewalks – Remove & Reinstall all sidewalks that are sunk/heaved as well as trip hazards and spalled concrete. 6. Repair and replace existing perimeter fencing as required to secure the site. 7. Replace both the front and rear building door assembly throughout the property. Include new access control at the front doors as well as a new intercom system. 8. Upgrade existing exterior lighting to new energy efficient light fixtures. Supplement/add lighting as needed to ensure that the site is properly lit at night. 9. Examine existing underground sewer. Make repairs as required to blocked/broken piping. 10. Make minor repairs to the existing façade. Work with architect and design team on final color scheme. Interior 11. Relocate the existing management office to the maintenance shop area. Work with architect on consolidated layout and residential finishes. Convert the existing office back into a 1 BR unit. 12. Upgrade existing finishes in laundry room, including lighting, flooring and paint. 13. Test existing fire alarm system and make repairs as required. Garden Vista Miami Gardens, FL 14. Install new generator to power leasing office and shop area. III. Apartment Upgrades: 1. Replace existing kitchen cabinets with new sold wood cabinets. 2. Install new Plam countertop, with new sink and faucet. 3. Replace all refrigerators and ranges throughout the site with new energy star appliances 4. Throughout all bathrooms install new tubs with 3-piece surround, shower valve and shower head. 5. Replace existing toilets with new water smart low flow toilets. 6. Install new vanity, solid surface top and medicine cabinet. 7. Paint all bathrooms and kitchens, as well as other areas disturbed during construction. 8. Floors – new tile floors throughout all units, including the kitchens and the bathrooms. 9. Replace existing Bi-fold/sliding closet doors throughout all units. 10. Apartment Lighting Upgrade – Replace existing lighting with new energy star fluorescent fixture in all Kitchens, Bathrooms and Hallways 11. Install GFI outlets in ALL Kitchens and bathrooms. 12. Replace all existing A/C units and air handlers. Include new disconnect switch, new line sets and programmable thermostat. 13. Replace all water heaters. 14. Replace entry doors and hardware as needed. Repair Frames – 150 apartment doors LE J EU NE R D NW 47TH AVE NW 42 N D AV E NW 191ST S T NW 1 83RD ST NW 173 RD DR NW 187 T H S T NW 44TH CT NW 39 T H CT NW 39 T H AV E NW 42 N D PL N W 1 92 ND S T NW 181ST TER MU SICK R D NW 42ND CT NW 177 T H S T NW 179 T H S T N W 1 7 2 N D D R NW 4 1 S T A V E NW 175TH STN W 4 7TH C T NW 46TH AVE N W 4 3 R D R D N W178TH D R NW 3 8T H C T NW 181 ST ST NW 178 T H S T NW 49 T H AV E N W 1 85 TH S T NW 1 74TH ST NW 19 3RD ST NW 48 T H C T NW 1 86TH ST NW 47TH P L N W 4 3RD C T NW 19 1ST TE R NW 178TH TER NW 185TH TER N W 1 7 4 T H D R NW 176 T H S TNW 49 T H CT N W 1 80 TH S T NW 17 2ND T ER NW 44 T H AV E NW 48TH PL NW 43 R D AV ENW 48 T H AV E NW 190TH ST NW 1 73RD T ER NW 173RD ST NW 1 79TH TER NW 1 88TH ST NW 1 80TH TER NW 189 TH TE R NW 182 N D S T NW 184TH TER N W 181STLN NW 45 T H AV E NW 187TH T ER NW 176TH TER NW183R D T E R N W 4 5 T H C T NW 175THTER NW 44TH PL NW 4 8 T H CT N W 4 5TH A V E N W 4 2 N D P L N W 1 9 3 R D S T NW 43RD AVE NW 44TH AVE NW 42ND PL NW 4 6T H AV E NW 47TH C T NW 44TH CT NW 42 N D CT NW 47TH PL NW 192ND ST NW 48TH AVE NW 39 T H AVE NW 48 T H P L NW 178 T H S T NW 191 ST TER NW 1 78TH TER NW 43 R D CT NW 47 T H CT N W 1 86 TH S T N W 3 9TH C T NW 176TH ST N W 1 76 TH TE R N W 1 82N DST NW 43R D C T NW 4 2ND C T NW 4 9T H CT N W 190 TH S T NW 19 0 T H S T NW 179TH TER NW 176TH ST NW 179TH ST NW 17 7TH ST NW 48 T H CT N W 4 9TH AVE NW 48TH AVE NW 4 7T H CT N W 1 78 TH S T NW186 TH S T NW 4 8T H C T NW 4 8T H PL NW 179 T H S T N W 1 75T H S T NW 47 T H P L NW 46 T H AV E N W 185TH ST N W 1 8 0 T H S T Applicant:RELATED GROUP Project Location: 4601 NW 183RD STCity of Miami GardensPlanning & Zoning Division Subject Property Zoning: NC June 20141 inch = 842 feet « R-15 R-1 R-1 NC R-1 R-1 Subject Property HEARING MAP: ZONING R-15 NC N W 4 7 T H AV E N W 185TH ST N W 1 8 3 R D S T N W 1 8 1 S T S T N W 4 4 T H AV ENW 1 8 0 T H S T N W 4 3 RD C T N W 1 8 7 T H S T N W 4 5 TH AV E N W 4 6 T H AV E N W 18 7 T H T E R N W 1 8 2 ND S T N W 1 8 6 T H S T NW 4 4 T H P L NW 4 4T H C T N W 1 8 8 T H S T N W 4 4 T H C T N W 4 3RD CT N W 44 T H CT N W 4 4 T H C T HEARING MAP: AERIAL City of Miami GardensPlanning & Zoning Division Subject Property June 2014 1 inch = 321 feet .Folio #:34-2105-001-0480 34-2105-001-0480 NW47TH AVE NW42ND AVE LE JEUNE RD NW52ND AVE NW191ST ST NW183RD ST NW173RD DR NW170TH ST NW168TH TER NW44TH CT NW187TH ST NW42ND CT NW39TH CT NW47TH CT NW181ST TER NW42ND PL NW46TH AVE NW192ND ST NW177TH ST NW51ST PL NW169TH TER NW49TH AVE MUSICK RD NW195TH ST NW41ST AVE N W 172 N D D R N W 43 R D R D UNNAMED NW178TH DR NW178TH TER NW181ST ST NW178TH ST NW179TH ST NW169TH ST NW175TH ST NW185TH ST NW167TH TER NW171ST ST NW193RD ST NW48TH CT NW47TH PL NW186TH ST NW43RD CT NW191ST TER NW185TH TER NW190TH ST N W 174T H D R NW176TH ST NW188TH ST NW49TH CT NW180TH ST NW44TH AVE NW48TH AVE NW43RD AVE NW48TH PL NW173RD ST NW179TH TER NW180TH TER NW49TH PL NW182ND ST NW50TH CT NW167TH ST NW184TH TER NW194TH ST NW188TH TER NW181ST LN NW51ST AVE NW52ND PL NW45TH AVE NW171ST TER NW187TH TER NW189TH TER NW195TH TER NW176TH TER NW174TH ST NW172ND TER NW39TH PL NW173RD TER NW50TH AVE NW45TH CT NW183RD TER NW175TH TER NW41ST CT NW44TH PL NW194TH LN NW40T H CT NW40TH AVE NW189TH ST NW41ST PL NW182ND DR NW40TH PL NW193RD TER NW192ND TER N W 44T H R D NW182ND LN NW191ST TER NW44TH CT NW193RD ST NW188TH ST NW178TH TER UNNAMED NW40TH CT NW178TH DR N W 39TH C T NW49TH AVE NW189TH TER NW182ND ST NW49TH CT NW50TH CT NW187TH ST NW190TH ST NW48TH AVE UNNAMED NW184TH TER UNNAMED NW190TH ST NW169TH ST NW42ND CT NW41ST CT UNNAMED NW44TH CT NW45TH CT NW168TH TER NW49TH CT UNNAMED UNNAMED UNNAMED NW186TH ST UNNAMED UNNAMED NW46TH AVE NW47TH PL NW179TH TER NW48TH PL NW44TH AVE NW 4 0T H P L NW41ST AVE UNNAMED NW41ST PL NW190TH ST UNNAMED NW40TH AVE NW43RD CT UNNAMED NW43RD CT NW45TH CT NW178TH ST NW49TH AVE NW39TH CT UNNAMED NW181ST TER NW52ND PL NW193RD ST NW188TH ST NW43RD AVE NW169TH TER NW194TH ST NW43RD CT NW182ND ST NW185TH ST NW43RD AVE NW190TH ST NW176TH ST NW177TH ST NW48TH CT NW187TH ST NW179TH ST NW45TH AVE NW172ND TER NW44TH CT NW191ST TER NW171ST TER NW192ND ST MUSICK RD NW49TH AVE NW189TH TER NW193RD TER NW176TH ST NW186TH ST NW170TH ST NW48TH CT NW47TH CT NW42ND CT NW171ST ST NW185TH ST NW43RD AVE NW48TH CT NW179TH ST NW171ST TER NW42ND CT NW51ST PL NW46TH AVE NW51ST AVE NW186TH ST NW39TH CT UNNAMED NW185TH TER NW40TH AVE NW39TH PL NW44TH AVE NW48TH CT NW186TH ST NW44TH AVE NW187TH TERNW188TH ST NW46TH AVE NW47TH CT NW46TH AVE NW176TH TER NW45TH AVE NW41ST AVE NW168TH TER UNNAMED NW49TH CT NW192ND STNW192ND ST NW178TH ST NW175TH ST NW48TH AVE NW179TH ST NW194TH ST NW47TH CT NW42ND PL UNNAMED NW47TH PL NW193RD ST NW48TH PL NW43RD CT UNNAMED NW44TH AVE NW42ND PL NW43RD AVE NW189TH TER Subject Property June 2014 . 1 inch = 833 feet Applicant:Related Group Folio Number:34-2105-001-0480 1/2 Mile Radius City of Miami GardensPlanning and Zoning Division Subject Property MAILED NOTICE RADIUS MAP UNINCORPORATED MIAMI-DADE