HomeMy WebLinkAboutAnalysis and Mapsyy n{
w City of Miami
Planning Department
ANALYSIS FOR
Staff Analysis Report
No.
PZ-19-5933
Location
180 NE 50 Street
Folio Number
0131240150490
Miami 21 Transect
74-R" General Urban Zone- Restricted
MCNP Designation
Medium Density Multifamily Residential
Commission District
District 5 (Keon Hardemon)
NET District
Little Haiti Neighborhood Enhancement Team (NET) Area
Planner
Sergio Garrido, Planner II
Property Owner
4920 Operating, LLC
Project Representative
Iris Escarra, Esq. / escarrai(>law.com
A. REQUEST
prw
NOTICE
Thd sub rd needsfo bescheduled bra M1earing
in ar�o.aanr, win umennm an mrtn In th me ciN m
Mfeml Cole. The appbrztle d�lslon-making body will
L -
L
e lnbnnallon at 1M1e pubic M1ea.ing to rentle. a
PZ 20®59331y�
10/02/20
Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 (the "Miami 21 Code"), as amended, 4920 Operating,
LLC (the "Applicant') requests a change of zoning for a parcel 6,900 Square Feet (0.16 acres) located at 180 NE
50 Street (the "Property") from T4-R "General Urban Zone- Restricted" to T4-L "General Urban Zone -Limited".
Below, outlined in black in Illustration 1, is the Property proposed to be rezoned.
Illustration 1: Change of zoning requested
Existing Zoning Classification Proposed Zoning Classification
lei
B. RECOMMENDATION
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, the
Planning Department recommends Denial of the request to rezone from T4-R "General Urban Zone- Restricted"
to T4-L "General Urban Zone -Limited" for the property located at 180 NE 50 Street, Miami, based upon the facts
and findings in this staff analysis.
C. BACKGROUND
The Property is located within the Little Haiti Neighborhood Enhancement Team (NET) area of the City of Miami.
Page 1 of 10
The Property is an interior parcel fronting NE 50 Street; it is located within city block boun
the north, by NE 2 Avenue to the east, by NE 49 Street to the south, and by NE 1 Avenue
Illustration 2: Aerial view of Subject Property outlined in red
NOTICE
This ea-m l needs.be, ac- led a pa-M1earing
—rtlumannm ad— In ma cry m
Mleml Cole. Theappdrz He reWewtlie inbn at tiledp blkM1-emingto
--d r.-39 PZe20-593hreotlnytlwerilal
10/02/20
As it is shown in Illustration 1 above, the city block described has three zoning classification which, running
east to west, are displayed as follows: T4-1- for the parcels fronting NE 2 Avenue, then three parcels designated
T4-R, buffering and protecting the rest of the block to the west, which is designated with T3-1_ Transect Zone.
City records show that the Property's approximately 6,874 square feet (.157 ± acres) in size and is vacant.
SOCIODEMOGRAPHIC ANALYSIS
The Property is located in Census Block Group 120860022011 ("Census Block"). Table 1 indicates that 3,068
people live within 761 households in the Census Block. The average household size (population divided by number
of households) is 4.03 in the Census Block, which is almost one and a half times the average household size of the
City of Miami at 2.79 persons. Over 65-percent of all households in the Census Block are families with children,
explaining the larger average household size. This is consistent with the median age of the Census Block being
six years younger than the rest of the City.
The Census Block has both larger households and a much higher median income than the rest of the City. Table
1 indicates the median household income in the Study Area is over $50,000 whereas the City of Miami's median
household income is under $37,000. Despite having higher income, the Census Block's wealth lacks that of the
rest of the City. Over 77-percent of all households in the Census Block are renter -occupied; these households do
not have the equity or monetary assets associated with homeownership to assist in building wealth and savings.
Moreover, rent is nearly $500 higher per month in the Census Block than the rest of the City. Conversely,
homeowners in the Census Block have property values approximately $60,000 less than the rest of the City. Take
away, 22-percent of the Census Block builds wealth through their homes; however, they are not building as much
wealth as homeowners elsewhere in the City.
Unemployment is 3.7 percentage points higher in the Census Block than the entire City of Miami. Due to larger
household sizes, more expensive rent, and lower home values, the socioeconomic data paints a picture of a
somewhat economically burdened population. While income is higher, households and rents are higher, meaning
these households are spending more money on shelter and caring for dependents than other parts of the City; the
higher income may not be enough for these households.
Page 2 of 10
Table 1. Summary of Census Block Group and City of Miami
City of
Topic Block Group 120860022011 Miami
Population 3,068 451,214
Median Age
34.0
40.2
Households
761
161,605
Households w/ Children
500
77,624
Housing Units
896
202,289
Median Household Income
$50,224
$36,638
Renter -Occupied Households
77.2%
59.4%
Housing Vacancy Rate
15.1 %
15.4%
Medium Home Value
$236,300
$292,900
Median Gross Rent
$1,670
$1,120
Unemployment Rate
11.3%
7.0%
D. COMPREHENSIVE PLAN
n Is,,
NOTICE
This au b-1 needs b Ce acM1etlu led for p,- h.-g
�oraan�wnnameung:etlortn'�nwe crym
nbrmThe appllrade axlslon-making baay rWll
�eWewl tl�e Iadon aY Yne pubYc M1earing to rentler a
mendedon or aRnal decides.
�aPZ-20-5933
10/02/20
Per the Correspondence Table -Zoning and Comprehensive Plan of the adopted Future Land Use Map (FLUM)
of the Miami Comprehensive Neighborhood Plan (MCNP), the requested change of zoning from T4-R to T4-
L does not correspond with the property's existing future land use (FLU) of Medium Density Multifamily
Residential. As a result, the Applicant has submitted a companion FLUM Amendment to amend the property's
FLU from "Medium Density - Multifamily Residential" to "Medium Density - Restricted Commercial" under File
ID No. PZ-19-5935.
Illustration No. 3. Future Land Use (FLU): existing and proposed designation
Existing:
Med. Dens. -Multifamily Residential
it
L'ti FA
smglr
Fapn. Ra# _
kMd
MF =
Proposed:
Med. Dens. Restricted Commercial
Table No. 2: Existing Neighborhood Characteristics_
Zoning Future Land Use Designation
Subject Property: T4-R "General Urban Transect Medium Density - Multifamily
Zone — Restricted" (Max. 36 D.U. / acre) Residential (Max. 65 D.U. / acre)
North: T4-R "General Urban Transect Zone — Medium Density - Multifamily
Restricted" (Max. 36 D.U. / acre) Residential (Max. 65 D.U. / acre)
East: T4-L "General Urban Transect Zone — Restricted Commercial (Max. 150
Limited" (Max. 36 D.U. / acre) D.U. / acre)
Page 3 of 10
South: T4-R "General Urban Transect Zone — Medium Density - Multifamily
Restricted" (Max. 36 D.U. / acre) Residential (Max. 65 D.U. / acreif
West: T4-R "General Urban Transect Zone — Medium Density - Multifamily
Restricted" (Max. 36 D.U. / acre) Residential (Max. 65 D.U. / acre
E. ANALYSIS
n
NOTICE
This eubmMal needs to � scM1eduled br a pubYc M1earing
In areortlanre wAb timeline sH fortM1 In the Clty M
Mlemi C¢le. The appliratle d�lsion-making bvly will
renew Me'rnfo�mation at the pubic M1eming fo mntler a
�nPZe20-593319On
10/02/20 /1
Impact of the rezoning request
The impact of the rezoning request is the introduction of new Uses in a Residential district. The Uses introduced as
well as the process to implement them are depicted in the following excerpt of Article 4, Table 3 of Miami 21 Code:
Excerpt of Article 4, Table 3 of M}lami 21
Code
I]EN31TY (UNITS PER ACRE) 3Fa 3rr
RESIDENTIAL
DORMITORY E
HOME OFFICE R R
LIVE - WORK R
Lm
I3ED 13 BREAKFAST W I R
o RCE
OFFICE R
COMMERCIAL
FWD SERVICE ESTABLISHMENT R
ALCOHOL BEVERAGE SERVICE ESTAB. E
GENERAL COMMERCIAL R
�'MC
GOMMUNI l Y FACILI G'Y W
C1VIi. SUPPORT
COMMUNITY SUPPORT FACILITY
MMINIA E VWI
PUBLIC PARKING W
TRANSIT FACILITIES W
EDUCATIONAL
CIj1LQr,6SE
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE 1 HIGH SCHOOL
IFIRE-SCHOOL
IRESEARCH rAC11.ITY
This zoning change from T4-R to T4-L would allow the Property to operate Offices; Food Service
Establishments; General Commercial Uses; and Research Facilities by Right, where they were previously
Prohibited. Additionally, this change would allow Bed & Breakfasts by Right where they previously required a
Warrant. It is important to highlight these Uses due to the Residential nature of the Property's immediate
surroundings. Rezoning this Property to T4-L would automatically allow the aforementioned Uses by Right
where they previously were Prohibited, meaning there would be no public hearing or community outreach to
ensure neighbors could voice support or opposition of these Uses.
Page 4 of 10
Neighborhood Context photos:
This photo was taken looking south on NE 50th St.
The Property can be seen with the chain link fence
and green covering with the trash cans in front of it.
The neighboring parcel west of the Property is seen
on the right with wood and chain link fence.
is a one-story building with a residential use. The
white building abutting to the west (or on the left) is a
multifamily residential with 23 units. This image was
taken from Google Street View in March 2020. The
height of the fence in front of the one-story structure
blocked view of the properties during the site visit.
This photo is taken looking south from NE 50th St. The
parcel abutting the Property to the west seen on the
right with the wood and chain link fence is a
residential use.
i nis image was taken as a screengrab Trom voogie
Street View. This image shows the abutting property
on the north side of NE 501h St from April 2013. The
same two buildings seen in 2020 existed in 2013. The
multifamily residential property on the left has added
an awning and fence since 2013. The one-story
building on the right has added a taller, more private
fence and updated the paint color. Additionally, a tree
has been removed from the public ROW in front of the
one-story building.
Page 5 of 10
This photo was taken standing on NE 501h St in front
of the Property looking west. The narrow right-of-way
and on -street parking makes it difficult to see rest of
the street is fronted with residential uses.
This photo was taken as a screengrab from Google
Street View. This photo is from May 2011 on NE 5011
St looking west. The Property can be seen on the left
(south side of NE 501h St). The residential uses
remain mostly unchanged from 2011 to 2020. The
most noticeable change from 2011 to 2020 is the
increase in residential on -street parking.
corner of the intersection of NE 2nd Ave and NE 501h
St looking north. The Subject Property is further west
(left) out of frame of the image. Looking north, you
can see commercial uses fronting NE 2" d Ave. The
pink building on the northwest corner of the
intersection is a multifamily building with five dwelling
units. The blue awnings on the pink building indicate
these are the medical offices of Dr. Joel Henriquez
Poliard, so while the existing land use of the building
is multifamily low -density residential, it may actually
have a mixed -use.
photo above. This image was taken as a screengrab
from Google Street View in June 2009; no images
from 2011 were available. The same doctor's office is
listed on the blue awning of the pink building. Major
improvements to the corridor can be seen: sidewalks
were widened; streets were repaved; crossings were
made ADA-compliant; and bike lanes were added in
2016. The pink building north of the corner building
with the blue awnings was updated with paint and
new windows.
Page 6 of 10
Criteria for Rezoning
NOTICE
This eubmMal needs b be I -. led br a public M1earing
re°rtlanre wAb timellna set 1°kh In th, City of
In accordance with Article 7, Section 7.1.2.8.a, which states that zoning chang �„W °med�` th,pngt.m, "
L�eirrformati°n at IM1e pubic M1ea,kl t° rentler e
successionally, in which the zoning change may be made only to a lesser Transect on
�Pz�2o-s93s 9�
Transect Zone to a greater or lesser intensity. All changes shall maintain the goals of this 10/02/20
Neighborhoods and to provide transitions in Intensity, Density, Building Height and Scale.
recommendation for such a change, the request is considered and studied with regard to the it'
identified in Article 7, Section 7.1.2.8.f.
Criteria 1: Miami 21, Article 7, Section 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-11.3: "The City's coning ordinance provides for protection of all areas of'the city from: (]) the
encroachment of incompatible land uses,- ... 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"
Analysis for Criteria 1: The Property, as well as the surrounding properties along NE 2 Avenue were adjusted
with the adoption of Miami 21 Code in 2010 reducing the density allowed from R-3 providing for 65 DU per
acre and C-1 providing for 150 DU per acre to T4, under Miami 21, which allows up to 36 DU per acre, and
the condition of the area hasn't changed since 2010.
Illustration No. 4. Zoning classification under Zoning
Ordinance 11000
To allow the requested rezoning, the Future Land Use (FLU) designation of the Property must be amended
and changed from "Medium Density - Multifamily Residential" (MD -MR) to "Medium Density - Restricted
Commercial" (MD -RC) as it is requested in the companion item PZ-19-5935; however, there is no other MD -
RC FLU designation in the vicinity, as it is shown in the Illustration below.
Page 7 of 10
NOTICE
Ttiia edbMdeI need. to b ac 1e d fir a p, hoc nearing
da wim tm 11—ad mrth'1n the cry&
_1 Code. The appllrade dxlslon-making Golly will
reakwtheinNnn— etthe pubic M1ea gtorenders
r�ommendad on or a Rnal tlecid on.
PZ-20-5933
10/02/20
Illustration No. 5. Future Land Use (FLU): existing and proposed designation, Site outlined in red
Existing:
Med. Dens. -Multifamily Residential
00 ',DTH ST
Single
Pam. Res Itll
Mod VMF Ftg
.41! a?T I, '�T
Proposed:
Med. Dens. Restricted Commercial
r .,T
P UE
Single �
Fam. Res PA-411 1p slrlcted �
med D.
MF Fees.
f-!la3et
Introducing a new FLU designation in the area is not consistent with Policy LU-1.1.3, which states that the
City's zoning ordinance provides for protection of all areas of the city from the encroachment of incompatible land
uses. Changing the FLU and zoning would result in an encroachment of commercial uses into the residential
neighborhood. As discussed earlier in this report, the zoning change would introduce a handful of non-residential Uses
by Right where they were previously Prohibited.
Finding Criteria 1: Inconsistent with Policy LU-1.1.3 of the Miami Comprehensive Neighborhood Plan
(MCNP).
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 for Criteria 2: In reviewing the submittal, staff could not find evidence of changes in the area that
justify the proposed rezone. The boundaries of the zoning districts assigned to the properties fronting NE 2
Avenue and the properties to the west buffering the Residential T3-L district to the west have remained the
same since Ordinance 11000.
In analyzing Criteria 2 it is worth reiterating that the Property, as well as the surrounding properties along NE 2
Avenue were adjusted with the adoption of Miami 21 Code in 2010 reducing the density allowed from 65 and
150 DU per acre to 36 DU per acre, and the condition of the area hasn't changed since 2010.
Page 8 of 10
Planning Department staff conducted a site visit in September 2020. The site visit
detailed in the companion item PZ-20-5935. Staff took photos of the Property and im NOTICE
parcels. These photos were compared to historical images of the Property and surroundir��
. a°"�wr arrei"a.�1°rtn'"me erym
511aN Cmae. TPe aPNuatle tlec151en.mshmg G¢IY MII
Street View's archives ranging from 2009 to 2014. Some trees skewed property view eN`
2014 imagery was used in those instances. The comparison of site visit images revealed t PZ-20-5933
NE 50t" St have mostly remained the same. Some fences have been added, trees remove 10/02/20
on residential structures was observed. The most noticeable difference was the on -street par •
did not appear to exist in 2009 and 2011, but was observed in 2013. Overall, the residential neighas
observed little changes from 2009 to 2020.
While the residential neighborhood observed little changes, the NE 2nd Ave corridor did. Capital improvements
were done to NE 2nd Ave in 2016. The corridor was repaved to include the following upgrades: ADA-compliant
crossings, wider sidewalks, lamps, and bike lanes. In addition to these capital improvements, Archbishop
Curley -Notre Dame High School (AKA Curley) closed after 60 years of operation in 2017 due to declining
enrollment. Curley was a private Catholic school with an annual tuition of $10,000 according to the Archdiocese
of Miami. When the school closed, students and staff were moved to Monsignor Edward Pace High School
in Miami Gardens, FL. The former Curley campus was purchased in 2018 and another private school plans
to open on the site.
Finding Criteria 2: In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the requested
change in zoning is inconsistent.
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 Criteria 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.
The requested change of zoning for the Property constitutes a successional rezone to the next higher Transect
Zone, as depicted in the referenced table for successional zoning changes of Miami 21 Code, Sec. 7.1.2.8 (a)
(3). In this case from 74-R" General Urban Zone- Restricted to 74-L" General Urban Zone -Limited.
The Property is part of the belt of properties designated T4-R that provides buffering and transition to the
western properties designated T3-L from the potential impact of the intensity of the NE 2 Avenue corridor and
from the T4-L Transect Zone assigned to the eastern properties of the subject city block
Finding Criteria 3: Pursuant to Article 7, Section 7.1.2.812 of Miami 21 Code, the request to rezone qualify
to be accepted and analyzed, however has deemed inconsistent with the intent of Miami 21 Code to provide
transition in intensity to the existing neighborhoods.
F. CONCLUSION
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings and
the Applicant's submittal, the Planning Department recommends denial of the proposed rezoning from T4-R
"General Urban Zone- Restricted" to T4-L "General Urban Zone -Limited" for the property located at 180 NE
50 Street, Miami.
Jacqueline Ellis
Chief of Land Development
— Page 1
? , ezz__�
Staff Analysis Report No. PZ-19-5933
(180 NE 50 Street)
Page 9 of 10
Jacqueline Ellis
Chief of Land Development
NOTICE
Ttiiaed —mead. b be a-1e d fir a pu hoc nearing
a .,d—wim t-11—ad mrth'1n the cry&
—1 Code. The appllradle dxlslon-ma k,, body will
reakwttie inNnn--the pubic M1—ingtorenders
r�ommendad on or a Rnal tlecid on.
PZ-20-5933
10/02/20
Page 10 of 10
N ADDRESSES: 180 NE 50 ST
0 125 250 500 Feet
N
ADDRESS: 180 NE 50 ST
0 125 250 500 Feet
N
ADDRESS: 180 NE 50 ST
0 125 250 500 Feet
Y O
PLANNING DEPARTMENT
♦{nRSP
F � NOTICE
INC9RR 9R9TER * P roject Fa ct S h eet
� 19 96
Q' rn:aye m I a mb� ned I�e� ap�bu�nea�ing
a a anem a el A klg c y
Mlaml Cotl Th ppllraH tl I aking hotly will
Q R L
a�This document is used to provide a summary for Planning Department related projre ommeneation orafinal eecl on
PZ-20-5933
PROJECT
r, , r , r . 1 r. r 04/13/21
i
Project Name: PZ-20-5933 Lead Staff: Sergio Garrido
Project Address: 180 NE 50 Street Principal Division: Land Development
Email: sgarrido@miamigov.com
Company Name: 4920 Operating, LLC
Pursuant to Article 7, Section 7.1.2.8, of Ordinance
Primary Contact: Iris Escarra, Esq. 13114 (the "Miami 21 Code"), as amended, 4920
Operating, LLC(the "Applicant") requests a change of
Email: escarrai@gtlaw.com zoning for the property located at 180 NE 50 Street (the
"Property") from T4-R "General Urban Zone- Restricted"
Secondary Contact: to T4-L "General Urban Zone -Limited".
Email:
The Planning Department recommends denial to
the change of zoning requested. Webs Link(s):
Existing Zoning Classification
LI
0 HEPB
Q✓ PZAB
0 UDRB
Proposed Zoning Classification
❑ WDRC
❑✓ City Commission
0 AIPP
Transect Zone(s): T4-R
Commissioner District(s): D-5
NET Office(s): Little Haiti NET
Department Director: Francisco Garcia
Revision Date: 1/15/2020