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Home My WebLink AboutAnalysis and Maps�`(ti (DpayJ 1f k111y ISRI ED /I* III 11 t`0.R;lp City of Miami Planning Departimek ANALYSIS FOR REZONE r x NOTICE Thls submRtal needs to be scheduld for a p0h4 hearing ."ante wllh tirnellnes se forth In the city of MI—i Cotle. The appli.de decision -making body xtlll reWewthe Infonnatlon at the public hearing to—dn ,e recommendatlon or afinal tlecison. PZ-20-7751 03/01 /21 Staff Analysis Report No. PZ-20-7751 Location 1020 NW 711 Ave Folio Number 0131350270010 Miami 21 Transect T5-0 Urban Center Zone MCNP Designation Restricted Commercial Commission District 5; Jeffrey Watson NET District Overtown Planner Kathryn Angleton, AICP, Planner II Property Owner Highland Park 1020, LLC m ralia stearnsweaver.com Project Representative Maria Gralia mgralia@stearnsweaver.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Highland Park 1020, LLC (the "Applicant") is requesting to amend the zoning designation of one parcel from "75-0" Urban Center Zone" to T6-8-0 "Urban Core Zone" located at 1020 NW 7 Avenue (the "Property"), Miami, Florida. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the Amendment to Miami 21 Atlas based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-0 Restricted Commercial — 150 du/ac Railroads — Terminals South T5-R Med. Density Multifamily Residential — 65 du/ac Commercial; Single -Family Residential; T5-0 Restricted Commercial — 150 du/ac Two -Family Duplexes East T5-R Med. Density Multifamily Residential — 65 du/ac Townhouses West T6-8-0 Restricted Commercial — 150 du/ac Vacant Commercial; Med. Density Multifamily Residential — 65 du/ac Single -Family Residential Staff Analysis Report No. PZ-20-7751— Page 1 01 /14/2021 `off ov r�nx NOTICE V�Uo ds t. be scheduled W, a public hearing with dme1—set forth in the City of e appli. de tlecd--ma king body will nat the pblic hearing m renderThe A licantseeks to rezone the Pro ert located at 1020 NW 7 Avenue°� ar°finzldenvpp p Y Z-20-7751 from "T5-O" Urban Center Zone" to T6-8-O "Urban Core Zone" as stated io3/01/21Intent dated September 4, 2020. Prior to submitting their application, the Appliapplication meeting with Planning Department staff on July 15, 2020. The Property c consists of affordable housing built in 1996 under a covenant (Extended Low -Income Housing Agreement) running with the land in perpetuity. The existing structure has 35 dwelling units for rent to "Low- and Very Low -Income Tenants." The Applicant disclosed during a meeting that the property owner intends to purchase the Right -of -Way (ROW) abutting the Property to the north along NW 11 Street to build additional housing units. This ROW is an oddly shaped grassy field that is currently fenced. Miami -Dade County owns this ROW and informed the property owner the ROW needs to be re -platted prior to any sale of the land. The ROW was not re -platted after NW 11 Street was re -aligned for Metrorail. Miami 21 Zoning Transects always extend to the centerline of the ROW. Since the ROW was not re -platted to align with the new centerline, the ROW is split zoned T6-8-0 to the north and T5-0 to the south. Miami -Dade County advised the property owner the ROW had to have one singular Zoning Transect prior to re -platting. The Applicant's desire to increase density on the site and to increase the size of the site by purchasing the County ROW have led the Applicant to request a change in Zoning Transect for the Property. The Property is currently zoned T5-0 with an allotted density of 65 du/acre. The Applicant has proposed to change the zoning from T5-0 to T6-8-0, which would increase their allotted density from 65 du/acre to 150 du/acre. Figures 1 and 2 below compare the existing and proposed zoning transects for the Property and abutting blocks. aLID III CZENa/611111[/■1UIIa1I]I14I14071111 r-igure z: rroposea iviiami ci mooning Staff Analysis Report No. PZ-20-7751— Page 2 01/14/2021 Site Location & Surrounding Uses `off ov r�nx NOTICE Thleaubmktalnedtl be ftde leg Nn a p0- hearing cconbance with timelines set forth in the city of Mlami Cotle. The applirede de ldi ma king bMyW11 reWew the i ntnrmatlon n the public hearing to rend,ra recommendation or a final decision. PZ-20-7751 The Property is located along NW 7 Avenue between NW 10 Street and NW 11 03/01/21 directly across the street from the Culmer Metrorail Station on NW 11 Street. Figure below show the location of the Property and the existing land uses within the immediate vicinity of the Property. The Property is walking distance from Booker T. Washington Senior High School, Henry Reeves Park, and the Health District. The blocks surrounding the Property have existing land uses of industrial, institutional, commercial, townhouses, single-family residential, multifamily high density residential, and vacant. The institutional parcels consist of Booker T. Washington and County -owned affordable housing. The industrial parcels mostly consist of Metrorail ROW and parking facilities under the Metrorail with some light industrial uses that are not related to Metrorail north and south of the Property. The area just north of the Property bounded roughly by SR-836, Seybold Canal, SR-441, and Metrorail was studied by the Planning Department and recommended rezoning all T6-8-L Zoning Transects to T6-8-0 Zoning Transects. City Commission adopted the recommended zoning changes in 2020 under Ordinance 13924. While the Property was just outside of this study and rezoning effort, it is consistent with the Planning Department's recommendation to unify the zoning of the area surrounding Culmer Station to T6-8-0, where appropriate. Figure 3: Site Location Figure 4: Existing Land Uses G, Hearth District ta- Rim. 41V•14TI ^.T zr - •lt; F._I t.. is F,I .. :gam:, y ' .41. 1.i I:, ro`�T> xyY Rooker T - Washington Sensor High School rJ r lllll IIIII Calmer Previous Zoning (11000 Code) Under the previous zoning code (11000 Zoning Code), the Property was zoned R-3, or Multifamily Medium Density Residential. The R-3 zone allotted a density of 65 dwelling units per acre, which is consistent with the current T5-0 Zoning Transect. Figure 5 below shows Staff Analysis Report No. PZ-20-7751— Page 3 01/14/2021 NOTICE ng the previous zoning of the Property and its surrounding parcels. While the pr "' m "°withtr°`"`tlef.bhiphbCity b eancedi m I,h°uedk, In the City of M ,n, Cm The appli. Fla tl°ci°lon-making bogyxtlll the Property is similar to the current zoning under Miami 21, there was a ch °"°"" �. m°,dk.n°pubnnh°° ..n. "°°`° tlati t or b1i,h nigt. between 11000 and Miami 21 for the parcels to the west. The south parcel PZ-20-7751 immediately west of the Property were also zoned R-3 under 11000, but were g 03/01/21 8-0 designation when Miami 21 was adopted. This increased the density allowe • parcels from 65 du/ac under 11000 to 150 du/ac under Miami 21. One of the goals of Miami 21 was to unify parcels that were "split -zoned," meaning parcels that had more than one zoning designation. The most western parcel (816 NW 11 St) of the block west of the Property was split between C-1 and R-3 under 11000. This parcel is a condominium that was built in 2008 before Miami 21 was adopted. The C-1 zoning designation (Restricted Commercial) allowed a density of 150 du/ac and is comparable with Miami 21's T6-8-0 Zoning Transect. The south portion of the parcel located at 816 NW 11 St was zoned R-3. The adoption of Miami 21 unified not only the parcel, but the entire block to T6-8-0, as seen above in Figure 1. Fi ure 5: Previous Zoning (11000 Zoning Code) G i fi J Planning Department staff conducted a site visit to observe the conditions of the areas surrounding the Property. Staff observed new development north of the Property past NW 11 Street. The properties on the east side of NW 7 Avenue across from the Property are townhouses built in 1977 that are properly maintained; however, they provide a stark contrast from the newer development just down the street and even from the existing structures on the Property itself. On the west side of NW 7 Avenue just south of NW 10 Street, there are some older one story commercial structures. One of the structures has been recently renovated and the others are vacant and deteriorated. Further east along NW 10 Street, the townhouses continue on the north side and Miami -Dade County public housing is seen on the south side. The public housing units are well maintained. Moving west along NW 101h Street to the Subject Property, Staff Analysis Report No. PZ-20-7751— Page 4 01/14/2021 the surrounding properties consist of a mix of single-family and duplex hou nearby are either recently renovated or under current renovations. Northwest along NW 11 Street, there is a vacant parcel that appears to be utilized for I and a multifamily building. The images below show the observations from the Looking at the Property from the southeast corner of the NW 7 Ave & NW 10 St intersection. Looking at the Property from the southeast corner of the NW 7 Ct & NW 10 St intersection. A single family dwelling unit can be seen on the left across the street from the Property. Looking southeast from the northwest corner of NW 7 Ct and NW 10 St. Duplexes can be seen on the south side of ion ov r�nx NOTICE Thi: su bn,MA needs In be scheduled for a public hearing accordce anwith t—tines se[ toNh in the City o ode MI-1 C. The sppli.de decision -making body will reNewiheinformation ai the public hearing to r do ra rxo —datlon or a final decison. PZ-20-7751 03/01 /21 Looking at the Property from the northeast corner of the NW 7 Ave & NW 11 St intersection. Looking northwest from the southeast corner of the NW 7 Ave & NW 11 St intersection. Culmer Station and multifamily residential can be seen across the street from the Property. Looking at the Property from the northwest corner of NW 7 Ct & NW 11 St. The Property is seen on the right side of the image south of the fenced in ROW owned by the Staff Analysis Report No. PZ-20-7751— Page 5 01/14/2021 NW 10 St and the Property is across the street on the left side of the image. Looking southwest from NW 7 Ave & NW 10 St. A mix of renovated and deteriorated one-story commercial properties is located across NW 10 St from the Subject Property. Demographics (census data) Looking west along NW 1111, St from NW 7 Ct. Across NW 7 Ct from the Property is a lumberyard, single family, and multifamily housing. Culmer Station is north across NW 11 St on the right side of the image. Planning Department staff utilized the US Census Bureau's American Community Survey (ACS) 5-Year Estimates to gather data on the study area and the City of Miami. The study area refers to the Census Block Group in which the Property is located, which is Block Group (BG) 120860030013. The table below shows the observed data points for both the study area and the City. Data Point Population BG 120860030013 995 City of Miami 488,082 Households 437 171,036 Avg HH Size 2.28 2.85 Renter -Occupied 46.1% 59.4% Owner -Occupied 42.2% 25.2% Vacant 11.7% 15.4% Med HH Income* $51,830 $59,100 Med Home Value $369,300 $292,900 Med Gross Rent $1,513 $1,120 *City va I ueis AM Comparing the study area to the City, it is clear that real estate is more expensive in the study area than it is citywide. The median home value and median gross rent are both higher than the same figures for the City. Median gross rent refers to the median amount households spend on rent plus utilities monthly. Rent is nearly $400 more expensive per month in the study area than it is the rest of the City. The median value for homes is $76,400 more in the study area than the City. Additionally, median household income is $7,270 less than the Area Median Income (AMI). Staff Analysis Report No. PZ-20-7751— Page 6 01 /14/2021 sn ov 1 ^na NOTICE The higher median home value of the study area is likely the result of waterfr "'`'°b� ""Pe°`�° "h`°°�tlbrap°°"`Ty'" naccnaa M,, p l-U, es uat mnhmme ci or Miaml Cotle. Theappllratletle bk,n-making n,ndwill reNewthe Informalon at the public hearing to rentler e homes on the Seybold Canal and north side of Miami River where marke reommentladongrafina[de A . between $500,000 and $974,000. What is interesting is that despite the to PZ-20-7751 income and higher housing values, owner -occupied housing is more prevalent 03/01/21 area than the rest of the City. In fact, the rate of owner -occupancy in the study a a • percentage points higher than the City. While the study area does have a high concentration of single-family residences, the townhouses directly across the Property on the east side of NW 7 Avenue likely also contribute to the higher owner -occupancy rate despite lower income. These townhouses were built in 1977 when real estate was more affordable nationwide. Figure 6: Aerial of subject site Staff Analysis Report No. PZ-20-7751— Page 7 01 /14/2021 �sn ov NOTICE OICE ebmkandbo-d�abPM'erl ne9a2cE. ANALYSIS tct�uwm�secrahn thbMm mi niie Co. The appli.de d1laomkngy xll rMeWlaewihe atT the pbk heang to rede, Comprehensive Neighborhood Plan (MCNP) remndaofinal tle—Miami PZ-20-7751 03/01 /21 The Future Land Use (FLU) designation for the Property is Restricted Commercia , • defined in the MCNP as follows: Restricted Commercial: Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; 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: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general 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 "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be 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. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. The FLU designation of the properties north, south, and west is also Restricted Commercial. Some west and south parcels have a FLU designation of Medium Density Multifamily Residential, which is the same designation for all parcels across NW 7 Avenue. The maximum density allowed under Restricted Commercial is 150 du/acre, which is the density allotted with Staff Analysis Report No. PZ-20-7751— Page 8 01 /14/2021 the proposed zoning transect, T6-8-0. The proposed zoning transect of T6-8-il with the MCNP's Future Land Use Map of Restricted Commercial, therefore th not require a corresponding Future Land Use Map amendment. Figure 7: Future Land Use Map Vaili `off ov r � NOTICE T}: ,ubmittaL—d,to be sch,d,led Wra public hearing cord— w U—Linessetfmih in the Cityof M'ami Ccde. The appli.d, tlecision-making be y will rewewtheintannd ,,' the public hearingm renders recomme dk.norafinald--n. PZ-20-7751 03/01 /21 Staff Analysis Report No. PZ-20-7751— Page 9 01/14/2021 In I L R1kW CE?{T[FI 45 85 t�s ilPiUJV C(:'�. , iw" t54' opoff."K71ae7.W . MDOWTAL rjlFl[ZEFWX''T✓ AEA N[E E Kk+Iff7 �1i7E61LE 71 R R H R R AhetiAmy �Nrr SY4[S FAA;r� N. a R a R R MULTI FAM®Li'MOUSIFuG. j R F. l R & R R R R 9 tl} p H R p I' R GGIRNRTIF9Y HOME OFFIcf I, n WORK R R R R WIM VA I R E R 9E6 �& E19FI(Fhei E R. RW{ R R E R R 11EJTEL R R p. OFFICE R OFFICE u„TaR�IRTaocot�IErt�r'uESrnu ' w s Wr R f: R MYWAM ENTESTpB"IMIENF W 0TTERTNh4WNTESTA8 AOLXt FCCO 5ERWJEELSTABUSHMENT R R W R R nLidalLx BEr�wne,E sEs{rICE sins E € F [ CVFLRAL Cow [Rm-%L R R W R hi.ME MATEEDCOWAERCMEW4 W iV W C]W04 MR RETAK N W .. PLACEOFA550ABLY i. C R RECnfr�.Carywu EST0BL6e WVff k F'M1{4«-ENT AIM CNK w W w CN—U41TVF'r{RITV w .. R KfS.ATyLaBd/iL fgti�ll'�y E R A E R 9 REU")5fAc .m' F R u E R R VLfadhN. KiriFhCCMF*.E�: CIW4C'SUFFC M CbW&1 WITS' ar Y FAclut+ W IliFw4Tm C-UWAP,'OUTILETIES Yi hhJ@A' FAC.ILIT- ti�AHRN vv.._ E� W "W E w 1, ijlwc P.CRKU E W W E W LBCRJE M;S•,R7N ...Mun�.+l srcoi.ERES E W w E .. CADUM E 4W W W W COLLEGE i VRRVECAT W 'W W w E]LUVINTAWSCK*OL E W %V E W W EERANING [biTER R R R R AtiE7OLL.E,; 4K- SC4DU E W W E Wr ,v RRE-5EI4= E R. R E R R 'Y RESEAACHFI.MM R 4 R 8 SMMLMAIMa4ro t VOCA.rKXVL W1 W W 6UT&FE1LhTM INCUMkHAi ESTRL A ANUFACnA IW. Mc PWX ES4.'.'G _.. MAFAK RERAiEU IUGl1Sf5t{n4 ESTHL F�SdERY4E'i AFA `�FIVICES ' S4i1RACfr LSikl9afidn6.FACERV NOTICE Miami 21 Code Thiasubmklalneetls ob scAetlu tl orapub"eTya,ln9 °banu wHnomenn�sel r°nb in me ci of Mlaml C°tle. The epplirzde tleclsl°n-making b°tly xnll The Property located at 1020 NW 7 Ave �NeWe1nPoRn°°°°a"ne�b°`heabn9<°re"tle,® a°mmentlatl°n or a final tlecis°n. located in a T5-0 Transect. The Applican PZ-20-7751 Property be rezoned to a T6-8-0 Transec 03/01/21 is an excerpt from Article 4, Table 3 Building • Uses. This is a table of the uses allowed by Right , Warrant (W), and Exception (E) for both T5-0 and T6- 8-0. Uses with blank squares indicate those uses are prohibited for that Transect. There are only two differences in uses allowed between T5-0 and T6-8-0. Under the Commercial category, Amusement Rides are prohibited in T5-0 and allowed by Exception in T6-8-0. Under the Civic category of uses, Regional Activity Complexes are prohibited in T5- 0 but allowed by Exception in T6-8-0. The other difference between the two Transects detailed in this table is the density. T5-0 has a maximum density of 65 du/acre whereas T6-8-0 has a maximum density of 150 du/acre. The table on the next page highlights the differences between the two Transects for density, uses, and building disposition. The height, setbacks, and FLR are greater in T6-8-0 than they are in T5-0. Staff Analysis Report No. PZ-20-7751— Page 10 01/14/2021 Overall, the footprint of buildings allowed in T6-8-0 is larger than wH the T5-0 Transect Zone. Buildings in T6-8-0 are allowed three addi- base height and four more stories with Public Benefits (except when a ion ov NOTICE This submRtal neetls io —hetluleg ter, p0h, hearing ccortlance with timelines set tohh in the City of MI-1 Cetle. The eppli.de decision -making belly will —ew the Infartnatlon al the p bfie hearing to rentler e recamrnend—or efinal de— n. PZ-20-7751 03/01/21 T5-O T6-8- . Density65 du/ac 150 du/ac Uses Allowed Amusement Ride Prohibited Exception Re ional Activity Complex Prohibited Exception Building Disposition Lot Area (SF) 5,000 — 40,000 5,000 — 40,000 1,200 — 40,000 (w/ rear vehicular access Lot Width 50' min 50' min 16' min (w/ rear vehicular access Lot Coverage 80% max 80% max for V thru 8th Stories Above 8th Story: 15,000 SF max Floorplate for Residential & Lodging 30,000 SF max Floorplate for Commercial & Office FLR N/A 5 / 25% additional Public Benefit Principal Front Setback 10' min 10' min 20' min above 8th Story Secondary Front Setback 10' min 10' min 20' min above 8' Story Side Setback 0' min 0' min 30' min above 8th Story Rear Setback 0' min 0' 30' min above 8th Story Abutting Side or Rear T5 Setback N/A 0' min 1 It thru 5th Story 10' min 6th thru 8th Story 30' min above 81h Story Abutting Side or Rear T4 Setback 6' min 6' min 1 Itthru 5th Story 26' min above 5th Story Abutting Side or Rear T3 Setback 10% of lot depth min 15t 10% of lot depth min 1 It and and 2nd Stories 2n1 Stories 26' min above 2nd Story 26' min 3rd thru 5th Stories 46' min above 5th Story Minimum Height 2 Stories 2 Stories Maximum Height 5 Stories 8 Stories Maximum Benefit Height 1 Story abutting D1 4 Stories Abutting all Transects except T3 Staff Analysis Report No. PZ-20-7751— Page 11 01 /14/2021 sn ov 1 ^fin ea9� NOTICE The Property is currently zoned T5-0 and has a FLU designation of Restrict Th",b,telneedst beecbeblld for a publlc hearing n ®ccorJanpew tirnell setf.hhinthecityo which allows more than twice the density T5-0 provides. The Property is loca Miami C. The appU.dz tlec bn-making body Wil reHew NeInionnahpn ar the public hearing to rend e resr mrnend.., er a fins l gecisen. Oriented Development (TOD) area as it is immediately across the street fro PZ-20-7751 Metrorail Station. A desire of Miami 21 is to create cohesive zoning Transects of hi 03/01/21 around TODs. • The proposed zoning to the T6-8 Transect would increase density within a TOD and create a more cohesive T6-8 Transect on the Miami 21 Atlas. The existing FLU Designation of Restricted Commercial allows more density than the proposed T6-8 Transect, therefore no FLUM Amendment is required to accommodate the proposed zoning change to the T6-8 Transect. Taking into consideration the differences in density, uses allowed, building configuration, and proximity to TOD, the proposed zoning Transect is consistent with Miami 21. Figure 8 below shows the existing zoning Transect and the proposed zoning Transect for the Property. Figure 8: Existing and Proposed Miami 21 Transect Zone Existina Miami 21 Zoni ci Rezoning Proposed Miami 21 Zoning 1111111i= Ill Il VMS 11111 IIIII Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code In accordance with Article 7, Section 7.1.2.8.a, a change may be made to a transect zone in a manner which maintains the goals of Miami 21. 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: Staff Analysis Report No. PZ-20-7751— Page 12 01 /14/2021 .'J `off ov 1 fngiq NOTICE Criteria 1 Section 7.1.2.8.f.1.(a) "Relationship of the proposed amen "' —n�e &" i`"`°°�°�" °City " tlancedd m I ft I,tdkh in City of Miami Zo . The eppli. 1e de I Io -making bMy W1I n Ww l I111Ma vn 4 th, public hearing t, rend,r e goals, objectives, an policies o the Comprehensive an, a rccp —ndkJ., p,. finz[ tlecis consideration as to whether the proposed change will furt PZ-20-7751 objectives, and policies of the Comprehensive Plan; Miami 21 Co 03/01/21 city regulations. " Analysis 1 MCNP Policy TR-2.1.3: "The City will encourage increased density of development within walking distance of transit corridors and Metrorail stations (as referenced in Policy LU-1.1.10 and HO-1.1.9)." - The proposed zoning change would increase the density from 65 du/ac to 150 du/ac. The Property is located directly across the street from the Culmer Metrorail station. MCNP Goal LU-3: "Encourage urban redevelopment in identified Urban Infill Areas and Urban Redevelopment Areas." - Policy LU-1.1.11 defines the Urban Infill Area to be the entire City of Miami less Virginia Key, Watson Island, uninhabited islands of Biscayne Bay and land use and zoning classifications of Conservation. The Property is therefore located in the Urban Infill Area. Granting the change in zoning from T5-0 to T6-8-0 may encourage redevelopment of the Property. MCNP Police CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area, which is defined as the areas below the elevation of category 1 storm surge line, as established by Sea, Lake, and Overland Surges from Hurricanes (SLOSH) computerized storm surge model as depicted by CHHA map in Appendix CM-1. (See map following Appendix CM- 1.)" The Property is not located in the CHHA. Rezoning the Property from T5-0 to T6-8-0 would more than double the current density allowed, thus creating more dwelling units outside of the CHHA. Finding 1 The request is consistent with the goals, objectives, and policies of the Comprehensive Plan. Criteria 2 Section 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 The Property's proximity to Culmer Metrorail Station and size make it a prime candidate for redevelopment. The Property is approximately 1.18 acres and only has 35 residential units today. Rezoning the Property from T5-0 to T6-8- 0 would allow the Applicant to redevelop the Property to include more housing units than what currently exists and is allowed. The City of Miami is also facing a shortage of affordable housing. The Property has an active covenant running with the land for Extended Low -Income Housing, which makes it an excellent candidate for rezoning from T5-0 to T6-8-0 to encourage the redevelopment of affordable housing with the potential for more units. Finding 2 The request is consistent with Article 7, Section 7.1.2.8.f.a.(b). Staff Analysis Report No. PZ-20-7751— Page 13 01 /14/2021 �, "* -I 1 f na4 NOTICE Criteria 3 Section 7.1.2.81.2. `A change may only be made to the next in12alneads bbm,dneauflnh1 °°°"`rya"°° aanr�wimumelin�s[ldf.,inmeci r or by Special Area Plan, and in a manner which maintaILMi_ tlthe app[l U, decision -making body willZone mo-dA hapb°`"�a"" n. datiaaCn 0, a finaltleci9on.this Miami 21 to preserve Neighborhoods and to provide transiPZ-20-7751 and Building Height." 03/01/21 Analysis 3 The Property is currently zoned T5-0 and the requests is to rezone it to-14" O, which is the next intensity Transect Zone. The properties abutting to the north and west are also zoned T6-8-0, meaning this would be a continuation/extension of an existing T6-8-0 Transect Zone. Finding 3 The request is consistent with the principals of Successional Zoning. F. CONCLUSION The Applicant's request to rezone the Property located at 1020 NW 7 Avenue from T5-0 to T6-8-0 has several merits. The proximity of the Property to the Culmer Metrorail Station, Health District, and Henry Reeves park make it an ideal candidate for a rezone to a higher density Transect, such as T6-8-0. The Property is in a TOD Area with Metrorail, Metrobus, and Broward County Transit 95 Express Bus service directly across the street at NW 11 Street. The Applicant's intentions to increase the number of residential dwelling units on site supports the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan by encouraging increased density near Metrorail stations and decreasing dependence on automobiles. With a Regional Activity Center (Health District) in walking distance, this request would also support the MCNP's goal of encouraging the design of mixed -use neighborhoods that provide residential, office, retail and community facilities in walking distance. In addition to supporting the goals, objectives, and policies of the MCNP, the request is also consistent with the criteria for rezoning under Miami 21. Considering all the findings of this report, Planning Department staff recommends Approval of the amendment to Miami 21 Atlas under Article 7, Section 7.1.2.8. GG� EIIIS, Digitally signed by Ellis, Ja ueline EIIi Jacquelin Jacqueline Chief of Land Development Date:2021.03.01 e 10:19:03-05'00' Staff Analysis Report No. PZ-20-7751— Page 14 01 /14/2021 AERIAL ePLAN ID: PZ-20-7751 REZONE Vm T N 0 125 250 500 Feet • NOTICE Thlasubmktalne d— be schetluleg for a public hearing scold— wilh timelines set fohh in the city o Mlami Cotle. The appli.de de lsion-making bMyWil �eWewihe information at the public hearing to —dl, a recommendation or afinal g-1m. \��, PZ-20-7751 / ' 02/03/21 ■ ADD RESSES: 1020 NW 7 AV \'7�Y RD T3-R MIAMI 21 (EXISTING) E P LAN ID: PZ-20-7751 REZONE UNNAMED R-- T6-8-O. NW 11TH ST NW=10TH Sl —NW 9TH Sl N 0 125 250 500 Feet ion' ov NOTICE Thlasubmktalne d— be schetluleg for a public hearing ccorbance wilh timelines set forth in the city o Ml—iCotle. The epplmde de lsion-making bMyxtlll reWewihe Information at the public hearing to rentler e recommendation or afinal gecison. PZ-20-7751 02/03/21 _4 D1 ADDRESS: 1020 NW 7 AV \'7�Y RD T3-R MIAMI 21 (PROPOSED) E P LAN ID: PZ-20-7751 REZONE UNNAMED R-- T6-8-O. NW 11TH ST NW=10TH S1 ° —NW 9TH Sl N 0 125 250 500 Feet ion' ov NOTICE Thlasubmktalne d— be schetluleg for a public hearing ccorbance wilh timelines set forth in the city o Ml—iCotle. The epplmde de lsion-making bMyxtlll reWewihe Information at the public hearing to rentler e recommendation or afinal gecison. PZ-20-7751 02/03/21 _4 D1 ADDRESS: 1020 NW 7 AV OF PLANNING DEPARTMENT * INCO 9RAiE9 18 ,9 99 Project act Sheeti `111�� This document is used to provide a summary for Planning Department related pro Project Name: PZ-20-7751 Project Address: 1020 NW Company Name: Highland Park 1020, LLC Primary Contact: Maria Gralia Email: mgralia@stearnsweaver.com Secondary Contact: Email: L0 NOTICE Thibn,MA tl t be htlldf pb4 h ig d U , I et fn"h- th Cty f rM' ntl CTh ppI tl tl --king hotly W1I yew ,nfnnn ,at the p,bLn hearng n, renders nxo—nd—, or a final d,,,,,n. PZ-20-7751 / 02/03/21 / Lead Staff: Kathryn Angleton, AICP Principal Division: Community Planning Email: kangleton@miamigov.com PROJECT 1 The Applicant seeks to change the zoning of the Property located at 1020 NW 7 Av from T5-0 - "Urban Center Zone" to T6-8-0 - "Urban Core Zone" under Article 7, Section 7.1.2.8 of Miami 21 Zoning Code (Ordinance 13114). Rezoning the Property from T5-0 to T6-8-0 will increase the allowed density from 65 dwelling units per acre to 150 dwelling units per acre. The Property currently has 35 affordable housing units and a covenant running with the land in perpetuity. The Applicant desires to redevelop the Property to add more residential units. The Property is abutting Culmer Metrorail Station and is in a TOD Area. The Property's Future Land Use Designation is Restricted Commercial, which allows a density of 150 dwelling units per acre. No amendments to the FLUM are required for this rezoning application. Webs Link(s): U WDRC 0 City Commission n AIPP Transect Zone(s): T5-0 Commissioner District(s): 5 NET Area(s): Overtown Department Director: Cesar Garcia -Pons Revision Date: 12/15/2020