The URL can be used to link to this page

Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONING NOTICE This submittal needs m schetlulee mr a public heming Inemorea1 wkhtirnellneesetforthinthe City& Miami CWtl .The applies Pie decision -making bWy will reWewthe lnlormation at the public hearing t. render e recommendation or a final eecidon. PZ-20-5998 �\ 11/18/20 Aj Staff Analysis Report No. PZ-20-5998 Location 60 NW 73 ST; 70 NW 73 ST; 7301 NW Miami PL; 7320 NW Miami CT; 7324 NW Miami CT; 7328 NW Miami CT; 7338 NW Miami CT; 7395 NW Miami PL; 7400 NW Miami CT; 7401 NW Miami PL; 7406 NW Miami CT; 7421 NW Miami PL Folio Number 0131120820010; 0131120830010; 0131120420010; 0131120680250;0131120680240;0131120680220; 0131120680210;0131120450030;0131120680200; 0131120450020;0131120680190;0131120450010 Miami 21 Transects 75-R" Urban Center Zone - Restricted and "D1" Work Place District Zone MCNP Designation Medium Density Multifamily Residential; General Commercial Commission District District 5 Commissioner Keon Hardemon NET District Little Haiti NET Area Planner Darren Murphy, Planner I (dmurphy@miamigov.com Property Owner LBRW, LLC c/o Akerman LLP Project Representative Matthew Vander Werff A REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance No. 13114 ("Miami 21 Code"), as amended, the property owners and applicant LBRW, LLC (the "Applicant"), requests to change the zoning designation from "D1" — Work Place District to 76-8-0" — Urban Core -Open of the parcels, located at 60 NW 73 ST; 70 NW 73 ST; 7301 NW Miami PL; 7320 NW Miami CT; 7324 NW Miami CT; 7328 NW Miami CT; 7338 NW Miami CT; 7395 NW Miami PL; 7400 NW Miami CT; 7401 NW Miami PL; 7406 NW Miami C and from T5-R" — Urban Center -Restricted to 76-8-0" — Urban Core -Open for the parcel located at 7421 NW Miami PI. from "(collectively the "Property"). Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 1 of 23 Map 1 - Existing Zoning ■ Ellin r MEN E I AooRES ES 7301, 73B5. 7401, N 6 7421 NW MIAMI FL, 7324, 7324, 7328, 7338, 7400, S 7406 NW MIA74i CT; S609 70NW73ST 0 125 250 sua .:I =--.CT I—I.-IB 0 1 t I t I I I 1 I h Map 2- Proposed Im 10'r11■1-I NOTICE This submittal needsm be sch.&W d mra pubkc h—ing In eccorbanm whh bmellnes set forth in the City M Miami Cotle. The applicad' decision -making bWy Wil reWewiheI nm'mam at the pubkc hearing t. render. recommentlatlon gr a final decivon. PZ-20-5998 11/18/20 fl7 aM_QlFfiFA 79R1 73067411 R 7421 N'JJMIA MI PI, 7370:7316, 7326. 7338 7400. & 74p6 NW MIAM I QT, 86oa 70 NW 736E 125 25b =3: FsivSUBJECT i'ROPEF2TIES -ram- 1 r R Above: Maps 1 and 2 Depict existing and proposed zoning with the Property outlined in red B RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8. of the Miami 21 Code, the Planning Department recommends "Denial" of the request to rezone the properties located at 60 NW 73 ST; 70 NW 73 ST; 7301 NW Miami PL; 7320 NW Miami CT; 7324 NW Miami CT; 7328 NW Miami CT; 7338 NW Miami CT; 7395 NW Miami PL; 7400 NW Miami CT; 7401 NW Miami PL; 7406 NW Miami CT; from "D1" — Work Place District Zone to 76-8-0" — Urban Core Zone -Open and 7421 NW Miami PI. from 75-R" — Urban Center -Restricted to 76-8-0" — Urban Core -Open based upon the findings in this staff analysis. C. PROPERTY INFORMATION The Property is located within the Little Haiti NET District and is bounded by NW 75 St to the north, NW Miami Ct. to the east, the Florida East Coast (FEC) Railway to the south, and NW Miami PI. to west. The Property is approximately 153,904 sq. ft. (3.535 or 3.54 acres). To understand the nature of the Property, staff referenced the Miami -Dade County Property Appraiser's data, taken on August 2, 2020, that included 30 individual addresses. Further analysis of the data of the Property Appraiser's data based on the Department of Revenue/Classified Land Use Category (CLUC) field shows the aggregated addresses Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 2 of 23 . N Vr NOTICE associated to a specific land use type overlaid on Miami 21's existing zoning tran Thissubm�°'n°e°°mbee`he°°�tlro,°°°b°`ty& In aa°rtlancs wkhtlmellnee setf°rih In the Cl M refer to Table 1 and Map 3 on the next page. MI°ml CWtl . The appli®Lie tlecmi°n-making b°tly will wewh""bma�°na..he°°°°`"`°"n9t°rentle,° rtz°mmentl°tl°n °r a final tlecla°n. PZ-20-5998 The list below are various background facts for the Property regarding ownership, z 11/18/20 and any proffered covenants: • Per the Miami -Dade County Property Appraiser's website, the Property is owned by six different Property owners (50 NW 73 ST LLC, 7320 NWMCT LLC, 7401 NWM PLACE LLC, 7406 NW MIAMI COURT LLC, 7421 NW MIAMI PLACE LLC, and LITTLE RIVER ASSEMBLAGE LLC). • The Property consists of 12 parcels, with 11 parcels that are zoned "D1" and one parcel that is zoned 75-R Urban Center Zone". • The average year of built/construction for all the existing buildings is 1949. • All the buildings are either one to two stories in height • No covenant has been proffered by the Applicant with this change of zoning request. Table 1: Property includes 30 addresses classified by the CLUC CLUC DESCRIPTION COUNT PERCENTAGE 66 LIGHT MFG & FOOD PROCESSING 1 3% 81 VACANT LAND 3 10% 32 LIGHT MFG & FOOD PROCESSING 5 17% 37 WAREHOUSE OR STORAGE 7 23% 3 MULTIFAMILY- 3 UNITS PLUS 14 47% 30 100% The largest Classified Land Use Category ("CLUC") category is "Multifamily — 3 Units Plus" consisting of 14 of the 30 addresses (47 percent). These are single -story, multiplex residential. The second-largest category is "Warehouse or Storage" with seven of the 30 addresses (23 percent). The third -largest is "Light Manufacturing and Food Processing" with five of 30 addresses (17 percent). Map 3 shows a spatial distribution and correlation of the addresses, their associated CLUC codes, and the underlying Miami 21 Transect Zones, please see below. Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 3 of 23 Map 3- Existing Zone and CLUC-classified addresses v, W-V 757H ST- 1 CL 3 z 01 a a1 NYJ •72N D ST- N 0 125 250 500 Feet T5-R NOTICE This submittals d,b be sch.&W dbra pubic h—ing In accortlana whh timelines set forth in the City M Miami Cotle. The appUmd, tlecision-rna Xing bWy Wil reWewiheinbrm - at the public hearing to n:ntlere nxomme dtl ., or afinal tleci— PZ-20-5998 11/18/20 I --NE175TM ST+ w I NE-73RD ST CLuc 0 ResidentlaJ - Single Family Warehouse or Storage ID tight Mfg & Food Processing 0 Vacant land 4D Extra Features other than parking Subject Property Boundary Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 4 of 23 Below is an aerial overview of the Property (outlined in yellow) along with four G view pictures (Source: Google, March 2020) 1-4 to provide an overall context of building typologies and uses for the Applicant's Property. NOTICE This submittal—d,b be sch.&W dbra public h—ing rcortlana wkh tlrnellnss set forth in the City M Mlaml Cwtl .The appli®Lie dmmi- making bWy will reWewthe Infarmatlon at the public hearing to —dtl , e mentlatlon or a final tledaon. PZ-20-5998 11/18/20 Map 4: Aerial overview of the Applicant's Property a Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 5 of 23 Picture 1: Intersection of NW 75th St and NW Miami PI (T5-R - multiplex residential units) Picture 3: Southeast corner of the Property (warehouses) D. NEIGHBORHOOD CONTEXT Picture 2: Intersection of NW 75th St (single -story residential house and v NOTICE Thls submktal needsm be sch.&o d mra pubk heering In ersortlana wkh tlmelines set forth in the City M Mlami CWtl .The appll®Lie decision -making bWy will reWewthe inm'matlon at the pubkc hearing t. mode, e recommendatlon gr a final d.dm.n. PZ-20-5998 11/18/20 Picture 4: Intersection of NW 73rd St and NW Miami PI Based on the FEC Railway acting as the southern boundary for the Property, the first three neighborhood blocks traveling northward consist of a mixture of predominately businesses involved in storage (warehouses or storage units) and light manufacturing, with a small portion consisting of multifamily residential housing and vacant properties. However, moving further north, this pattern of development transitions to residential neighborhoods and is anchored by a civic/religious institution/school: Cathedral of St. Mary Catholic Church and St. Mary's Cathedral School. The existing pattern of development follows both the City of Miami's Miami Neighborhood Comprehensive Plan (MCNP) future land use (FLU) designations and the accompanying Miami 21 zoning transect designations. Please refer to Map 4 on the previous page and Table 2 (below), which summarizes the zoning topologies adjacent the Property. Table 2: Adjacent Zoning Topologies relative to the Property Miami 21 MCNP / Density Existing Use North "T5-R" Urban Center - Medium Density Multifamily Multifamily Residential Restricted Residential: 65 du per acre Industrial uses (warehouses or South "D1"Work Place District Light Industrial: 36 du/acre storage, light manufacturing, and food processing) "D1" Work Place District • Light Industrial: 36 du/acre Multifamily Residential; East 75-R" Urban Center - • Medium Density Industrial uses Restricted Multifamily Residential: 65 (warehouses or du/acre storage, light Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 6 of 23 Miami 21 "D1" Work Place District 75-R" Urban Center - West Restricted MCNP / Dens Light Industrial: 36 du/acre Medium Density Multifamily Residential: 65 d u/acre Neighborhood Study Area - 0.25-mile radius `tom P NOTICE OTICE Existing awhg CP itnye& ma nlel manuactmmnaePnPlnzleecaPn f oe.ThPPU-icsion-mking boy Nwthe pbP heing tP -de, oroce Z-20-5998 Pfood A Multifamily R 11/18/20 Industrial uses (warehouses or storage, light manufacturing, and food orocessina) Staff created a 0.25-mile radial study area (the "Neighborhood Study Area"), to understand the differing zoning topologies that comprise the general area outside of the boundaries of the Property, (see Figure 4). This distance was based the established "0.25-mile distance metric" promulgated and implemented for the City's adopted Transit Corridors (Ordinance 13565) linked to affordable/workforce housing, according to Miami 21, Article 3, Section 3.15.2 and Section 3.16.1. Technically per Miami 21, Article 7, Sec. 7.1.2.8.d.2.g, an application for a rezoning must include, among many deliverable, an analysis of the properties within a one-half mile radius of the subject property regarding the existing condition of the radius properties and the current zoning and Future Land Use designations of the radius properties. Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 7 of 23 Property overlaid on Miami 21's Existing Zoning Transects within a Neighborhood Study Area - 0. NW TE R NE -79TI i-0 LNE_TBT t r � w � a d Ijj � r w w I2 � i-- NE 76T H SI zu� � NE - I' ST7 M J 'j_M FT__ rrF— THST ID1 D2 2� i� A 72ND:TER Subject J Properties NW72N D ST G NW 71STST+T� N W E S 0 0.075 0.15 0.3 Miles N E -71 ST ST NE 69T H ST .. a� NOTICE This submMal neetls b be scheaolee br a public hesr1ng aortlana whh tlrnslln, set forth in the City M Miami Cwtl .The appli®Lie decision-rna Xing bWy will reWewthein ab d the public hearing to render. recommenW ,or a final tledaon. PZ-20-5998 11/18/20 S Subject_Properties 7-1 Neighborhood StudyArea - 0.26 mile radius T3 SUB -URBAN T5 URBAN CENTER T6-8 URBAN CORE D1 WORKPLACE D2 INDUSTRIAL Cl CIVIC INSTITUTIONAL Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 8 of 23 Zoning Topologies NOTICE This submittals d, b be scheaolee br a public hearing In accortlana whh tlmallnes set forth in the City M Miami CWtl .The appli®Lie decision-rna Xing bWy will reWewtheinlormatlon at the public hearing to—dn ,e recommentlatlon or a final tleciaon. PZ-20-599s In terms of the Miami 21 zoning topology dynamics, staff identified 649 properties within the Neighborhood Study Area, and approximately 92% of parcels are zoned 4 11/18/20 �� T5-R, with "R", meaning restricted uses that are primarily residential) or D1 (Industrial) i Delving further into the data, the two predominate zoning Transects are "D1" and "75-R", consisting of approximately 65-percent of the total zoning designations, please see Table 2 below. This is also evident at both the micro (the Property). Table 3: Miami 21 Zoning Topologies of the 649 parcels within the Neighborhood Study Area - 0.25-mile radius M21 TRANSECT ZONE PROPERTIES (PARCELS) COUNT PERCENT Cl 5 0.8% FEC - RIGHT-OF-WAY 5 0.8% T6-8-0 17 2.6% D2 23 3.5% T5-0 44 6.8% D1 127 19.6% T3-0 133 20.5% T5-R 295 45.5% 649 100.0% Previous Zoning 11000 Code and Future Land Use Staff researched for any changes in the underlying zoning designations for the Property. Based on the staff's findings, the zoning designations of the Property have remained the same since 1990. Starting with the former Zoning Code 11000 that was adopted March 8, 1990 and moving forward with the current zoning code, which was updated through Ordinance 13114 (known as Miami 21 Zoning Code) on October 22, 2009, the underlying zonings designations for the Property within the Neighborhood Study Area, have not changed over approximately 30 years, please see Maps 6 and 7: Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 9 of 23 Map 6: City of Miami's former 11000 Zoning Code In terms of comparing the intensity and density between the City of Miami's former 11000 Zoning and the current Miami 21 Zoning Code, they generally align with each other. Specifically, for, the residential density component, R-3, Multifamily Medium -Density Residential, and T5, Urban Center Core, they have the same density of 65 dwelling units/acre. Whereas in terms of the intensity of uses aspect, C-2, Liberal Commercial, and D1, Work Place District generally allow commercial activities which serve the needs of other businesses, require extensive loading facilities, and often benefit from proximity to industrial areas, please the Table 5 below which shows the comparisons between the previous and current Zoning Code: Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 10 of 23 NOTICE Table 4: Comparing Miami's former and current zoning codes for the Property This sobm al needsb be Ih.&o d b, a public"sari h azcorbal whhbmellnes setforth inth, City& Miami Cotle. The appli®Lie dmisi making bWy Wil reWew thei ntorma at the pubkc hearing to render. Former 11000 Zoning Code Density Description Miami 21 Zoning Code Density recommend— or a final d.dn., PZ-20-5998 11/18/20 a R-3, 65 This residential T5, Urban 65 du/acre This transect Multifamily du/acre category allows Center Core zone consists of Medium- single-family, the highest Density duplex and Density and Residential multifamily greatest variety structures up to of Uses, and including including Civic low-rise Buildings of apartment regional structures importance. A network of small blocks has Thoroughfares with wide Sidewalks, with steady tree planting and Buildings set close to the Frontage with frequent doors and windows. C-2, Liberal 65 The liberal D1, Work Place 36 du/acre This category Commercial du/acre commercial District Zone consists of the category allows least regulated commercial Building and activities that accommodates serve the needs commercial and of other industrial Uses businesses, of a scale and require with a extensive Streetscape that loading facilities, facilitate and often benefit vehicular from proximity to access. industrial areas. The district is also intended to allow a mix of office with retail uses. Hotels, motels, rescue missions, and Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 11 of 23 residential facilities of a density equal to R-3 (65 DU/acre) or higher are the only residential uses allowed in this district. NOTICE T 1. sehminal needs m he&e dm,a p�bk heahng In accortlana wkh tlmellnea set forth in the Cif/ M M., CWe. The appg®Lie decision -making bWY will reWewihe inlormatlon at the pubc hearing to render e recornme dtl ., o,a final d-iaon. PZ-20-5998 11/18/20 Homestead Exemption Status for Homeowners within the Neighborhood Study Area - 0.25-mile radius For homeownership within this Neighborhood Study Area radius, staff reviewed the Miami -Dade County, Property Appraiser's data's. Specifically, Florida law allows homeowners to claim up to a $50,000 Homestead Exemption on their "primary residence". To receive the homestead deduction, the homeowner must demonstrate proof of residence by March 1 of the year they wish to qualify. City staff analyzed the 649 properties within the Neighborhood Study Area and noted that only 18 percent of the homeowners qualified for the first $25,000 Homestead Exemption tax credit, whereas 82-percent did not qualify, please see chart below: Chart 1: Homestead Exemption Status for the 649 properties (Homeowners) within the Neighborhood Study Area - 0.25-mile radius* ■ Homeowners (531 of 649), do not qualify: $0 Homeowners (118 of 649), qualify: $25,000 Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 12 of 23 E. ANALYSIS NOTICE Th1. submittals d,b be Ih.&o d br a public heariny In accortlana whh tlmelln1 set forth in the City M Miami Cotle. The appll®Lie dmmion-rnahing bWywill reWewthelnlormatlon at the public hearing t.n do ,e recomme dtl ., or a final d.dm.n. PZ-20-5998 Miami Comprehensive Neighborhood Plan (MCNP1 11/18/20 The Applicant has a companion Future Land Use (FLU) application and seeks to cha City's MNCP's Future Land Use Map (FLUM) for these twelve properties, please see Tab Table 5: FLU designations - Existing and Proposed FOLIO Address Existing FLU Proposed FLU 0131120420010 7301 NW Miami PL Light Industrial General Commercial 0131120450010 7421 NW Miami PL Medium Density Multifamily Residential General Commercial 0131120450020 7401 NW Miami PL Light Industrial General Commercial 0131120450030 7395 NW Miami PL Light Industrial General Commercial 0131120680190 7406 NW Miami CT Light Industrial General Commercial 0131120680200 7400 NW Miami CT Light Industrial General Commercial 0131120680210 7338 NW Miami CT Light Industrial General Commercial 0131120680220 7328 NW Miami CT Light Industrial General Commercial 0131120680240 7324 NW Miami CT Light Industrial General Commercial 0131120680250 7320 NW Miami CT Light Industrial General Commercial 0131120820010 60 NW 73 ST Light Industrial General Commercial 0131120830010 70 NW 73 ST Light Industrial General Commercial The Applicant proposes to change all the existing Future Land Use (FLU) designations to "General Commercial". In general terms, this FLU -designation allows for activities like the Restricted Commercial designation, such as residential, lodging, and commercial services, but with the addition of more intense uses such as entertainment establishments. However, with the spatial context of this Neighborhood Study Area - 0.25-mile radius, these FLU -designated General Commercial areas are only found along the NW 71 St and NW 79 commercial east - west corridors, please see Map 8, please see below: Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 13 of 23 Mal Cor �i n■m■ City Boundary Neighborhood Study Area - 0.2b mile radius Subject_ Properties Duplex - Residential N Medium Density Muitifamily Residential - Medium Density Restricted Commercial W E - Restricted Commercial _ General Commercial _ Major Inst, Public Facilities, Transportation and Utilities 5 Light Industrial 0 075 015 0.3 Miles Industrial I I I I I Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 14 of 23 Concurrency Analysis The Planning Department tested the Levels of Service (LOS) as required for this please see below: NOTICE This submittals d,b be sch.&W dbra pubic h—ing In —nbanm whh tlmellnss set forth in the City M Mlami CWtl .The appli®Lie decision -making bWy will reWew the nbnna - at the public hearing to n,nde, e recommendation or a final deciaon. PZ-20-5998 11/18/20 • Schools: LOS — sufficient capacity '444 • Recreation and Open Space: LOS — partial capacity • Potable Water: LOS — a final review by the City's Department of Resilience and Public Works will be required at the time of approval of final plat, site plan or functional equivalent. • Sanitary Sewer Transmission: LOS — sufficient capacity • Solid Waste Collection: LOS — sufficient capacity * Transportation: LOS — at the time of redevelopment, a traffic study will be required by the City's Office of Capital Improvement. Miami 21 Code The requested change will introduce more intense uses and height on the Property. According to Article 4, Table 3, the uses permitted on the Property are based on the following allowed "Allowed by right" or Special Permit designations, as shown in Table 7: • "R" - Allowed by right • "W" - Allowed by Warrant: Administrative Process - CRC (Coordinated Review Committee) • "E" - Allowed by Exception: Public Hearing - granted by PZAB (Planning, Zoning & Appeals Board) • Boxes with no designation signify the use is prohibited. Table 6: Miami 21, Article 4 Table 3 Building Function - Uses RESIDENTIAL T5-R T5-0 T6-0 D1 Single Family Residence R R R Community Residence R R R Ancillary Unit Two Family Residence R R R Multi -Family Housing R R R Dormitory R R Home Office R R R Live - Work R R Work - Live R LODGING T5-R T5-0 T6-0 D1 Bed & Breakfast E R R R Inn R R R Hotel R R Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 15 of 23 OFFICE T5-R T5-0 T6-0 Office R R (`11Y Op'� NOTICE n"& b be achetlulee br a public hearing —wM tlmellnes set forth in the City M The appli®debecision-rnaXing bony will torm - at the pubtic hearing to mode,ommentlatlon or a final tleclaon. n_�aaR , w� 11/18/20 COMMERCIAL T5-R T5-0 T6-0 �— Auto-Related Commercial Establishment W W R Entertainment Establishment R R R Entertainment Establishment - Adult Food Service Establishment R R R Alcohol Beverage Service Establishment E E E General Commercial R R R Marine Related Commercial Establishment W W R Open Air Retail W W R Place of Assembly R R R Recreational Establishment R R R Amusement Ride E CIVIC T5-R T5-0 T6-0 D1 Community Facility W W R Recreational Facility E R R R Religious Facility E R R R Regional Activity Complex E EDUCATIONAL T5-R T5-0 T6-0 D1 Childcare E W W E College / University W W E Elementary School E W W E Learning Center R R E Middle / High School E W W E Pre -School E R R E Research Facility R R R Special Training / Vocational W W R INDUSTRIAL T5-R T5-0 T6-0 D1 Auto -Related Industrial Establishment R Manufacturing and Processing R Marine Related Industrial Establishment R Products and Services R Storage/ Distribution Facility R As outlined in Article 4, Table 2, the development standards for the Property would change as shown in Table 8 below: Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 16 of 23 Table 8: Miami 21, Article 4, Miami Summary NOTICE This submittal needs b be sch.&W d br a pabkc hearing In azcorbanm whh bmellnes set forth in the City M Miami Cotle. The appli®Lie decision -making bWy Wil reWewihe inlormatlon at the pabkc hearing to render e recommendation or a final deciaon. Current Zoning Current Zoning Proposed 11/1 T5-R D1 T6-8-0 LOT URBAN CENTER WORKPLACE URBAN CORE - OCCUPATION ZONE -OPEN OPEN Current Zoning Current Zoning Proposed Zoning T5-R D1 T6-8-0 • 150 dwelling units Density (Units Per 65 dwellingunits 36 dwelling units per acre Acre) per acre per acre 3.54 x 150 = 531 • 0.338x65=21 • 3.23x36= 116 Coverage 80% max 80% max 80% max 5/25% (20) with additional public FLR N/A N/A benefit Max Height 5 Stories max 8 Stories max 8 Stories max Max Benefit Height 1 Story abutting side 2 Stories abutting side 4 Stories abutting side and rear D1 and rear T5 and rear T5 Street Frontage Width 70% Min 70% min Maximum Lot Area 40,000 s.f. max 40,000 s.f. max 40,000 s.f. max Principal Front 10 ft. min. 10 ft. min.; 20 ft. min. 10 ft. min. above 8th Story Secondary Front 10 ft. min. 0 ft. min.; 30 ft. min. 10 ft. min. above 8th Story Side 0 ft. min. 0 ft. min.; 30 ft. min. 0 ft. min. above 8th Story Rear 0 ft. min. 0 ft. min. 1st through 0 ft. min. 5th Story 10 ft. min. 6th through 8th Story 30 ft. min. above 8th Story PZ-20-5998 s/20 /�[ The Applicant's proposed zoning change from T5-R and D1 to T6-8-0 Transect would allow a structure to be built up to eight stories "by right" with an additional four stories of bonus Height Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 17 of 23 NOTICE by participating in the City's public benefits program. For comparison purposes, t timd,d set forth ikthe CltyM "'°°°°m�a'"e°°`m°`°`"°°°�°br°°°°°`ty& I"aI Zoning designation has the same building Height "by right" of eight stories as T6- CWr ."m P il a"eW"eo m'"n"a"heP°h°e"e°""9te antler° FEVE Ce111TheaD,l tLie tlecbk-rni,gtb dtl ,. tlatlon or a final tledao,. if the developer elects to participate in the City's Public Benefits Program, two mor PZ-20-5998 bonus height can be added, (ten stories in total). Whereas, the T5 designation woul '� 11/18/20 iA. structure to be built up to a maximum of five stories with a maximum benefit heig abutting side and rear D1-designated properties. In terms of allowed uses, the main difference between the T5-R and T6-8-0 transects are residential and commercial uses. The T5-R designation was primarily designed for creating cohesive residential communities with limited, disruptive commercial uses, such as a Bed and Breakfast, Civic, and Civic Support uses through an entitlement process. In comparison to T5-R, the T6-0 transect allows for a variety of uses either by right or entitlement. Regarding the "D1" transect, it matches all the allowed uses for T6-8-0 as listed in Miami 21's Article 4, Table 3, except for residential with the caveat of "Work -Live" housing. However, in terms of allowed industrial uses, this is the converse. The D1 transect is specifically designated for industrial uses, such as storage/distribution facilities and manufacturing/processing operations. Based on the allowed density pursuant to Miami 21, Article 4, Table 4, staff is listed below the existing and proposed residential density for the Property: Transect Zone Acreage ac Dwelling Units DU /ac Base Residential Dens[! T5-R(existing) 0.34 65 DU/ac 0.34 ac x 65 DU/ac = 21 D1(existing) 3.23 36 DU/ac 3.23 x 36 DU/ac = 116 T6-8-0 (proposed) 3.54 150 DU/ac 3.54 x 150 DU/ac = 531 The existing base residential for the Property is 137 DU. The applicant is proposing to increase the density to 531 DU, an increase of 394 dwelling units or viewed as a percentage increase of (531-(21+116)/531) = 288 percent. Minimum Requirements to Request a Change of Zoning: 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 regarding the following criteria: Criteria 1: 7.1.2.8.f.1.a "The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations." Analysis 1.a: Per the Applicant's Letter of Intent (LOI), the request furthers Goal LU-1 of the Miami Comprehensive Neighborhood Plan (MCNP) to "Maintain a land -use pattern that (... ) protects and enhances the quality of life in the City's neighborhoods; (... ) fosters redevelopment and revitalization of blighted or declining areas; (... ); promotes and facilitates economic development and the growth of job opportunities in the city;(...); [and] promotes the efficient use Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 18 of 23 NOTICE of land and minimizes land use conflicts while protecting and preserving residenti hla 1C daloes°`mbee`he°°kfMhi,t,City&ng In acortlancewkh timelines setforih in the Cl M MI°ml Cotle. The appUm Lie decision -making bWy will within neighborhoods (...)". In the "Interpretation of the 2020 Future Land Use M%'l enda,,e pa bkedearingic ntlera tlatl t o afinaltleclaot the MCNP, properties with a General Commercial FLU designation are said to beZ-20-5998 proximity to industrial areas, as the allowed uses generally serve the needs of ot1/18/20 (page 24 of the MCNP that became effective on May 14, 2018). Regarding the a • Property, all 12 parcels are abutting a D1 Transect. Therefore, the applicant's proposed land - use change complies with the general intent of the MNCP's "General Commercial" FLU designation. Concerning Transect Zone designations, the hierarchy provided in the MCNP's Correspondence Table, titled "Correspondence Table- Zoning and Comprehensive Plan", this suggests that FLU - designated "General Commercial" is more suitable to adjacent FLU -designated "Light Industrial" areas versus other FLU -designated and residentially -oriented areas, such as Medium Density Multifamily Residential or Duplex Residential. As stated by the Applicant, the rezone would further Goal LU-1 by establishing a zoning Transect that would allow a redevelopment that is successional and acts a buffer between two conflicting FLU designations: Light Industrial and Medium Density Multifamily Residential. Therefore, the Applicant's request fulfills the needs in providing more inclusive, higher density housing while providing mutually beneficial commercial services to industrially oriented businesses that are within proximity to the Property. Finding 1a1a: This proposed FLU change is compatible with the existing FLU -designated properties abutting the Property. Therefore, the request complies with the rezoning criteria outlined in Section 7.1.2.8.f.1.a of Miami 21. Criteria 1.b: According to Section 7.1.2.8.f.1.b, the PZAB shall consider "the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis 1.b: Per the Applicant's LOI, the following claim is stated: "In evaluating the requested zoning atlas amendments for the [Property], the proposed Applications reflect and are supported by changing conditions in the area, and the proposed zoning to T6-8 improves upon or maintains intended transitions under Miami 21 of one transect zone in intensity compatible with surrounding properties immediately to the north, south, east, and west." This claim is contradicted by the existing, spatial zoning topologies for this Neighborhood Study Area - 0.25-mile radius. Specifically, the only T6-8-0 designated zoning is along NW 79 St commercial corridor, which is approximately three blocks north of the Property and only comprises 2.6% of the Neighborhood Study Area - 0.25-mile radius. Furthermore, to make the argument for successional zoning, there needs to be an established pattern of rezoning/land- use changes (ergo City Commission -approved land use and/or zoning applications) within this Neighborhood Study Area - 0.25-mile radius, which point to a sustained redevelopment trend of higher levels of growth, density, and intensity of uses. Based on the staff's findings, there have Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 19 of 23 `L 71Awl . << N as NOTICE been no City Commission -approved rezonings and/or land -use changes over the "'°°°°m '"e°°`m°`°`"°°°�fbh t° it In°cc°�tlanmwithtim1—sW.th inth°CI M Miami C°tl , appli il, dmi,i°n-making bWywlll for this Neighborhood Study Area - 0.25-mile radius."a"h°p"`°"" °ren'°'° tlatl°n °r a final tleda°n. PZ-20-5998 Findincg1.b: The request is not consistent with the rezoning criteria outlined in Secti 11/1s/20 7.1.2.8.f.1.b as the Applicant does not provide any evidence for the justification for the change. Criteria 2: Miami 21, 7.1.2.8.f.2 states that "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", per Section 7.1.2.8. f.2. Analysis 2: Staff analyzed the Applicant's proposed change from Miami 21's existing T5-R and D1 Transect Zones to the proposed T6-8-0 Transect Zone under the same conditions previously discussed in Criteria 1.b above. In the context of the existing T5-R Transect Zones to the north and west of the Property, the proposed rezoning would increase Density from 65 dwelling units per acre to 150 dwellings units per acre. In terms of building Height, it would go from five stories to eight stories by right with the potential for four additional stories when coupled with the City's Pubic Benefits program. The requested rezone would create a more gradual transition between the Property and the neighboring parcels to north and west. However, since there are no existing T6 zoning topologies within this Neighborhood Study Area - 0.25-mile radius that supports this rezone, the best condition is to follow the existing T5 topology but seeking higher intensity of uses, such as the T5-0, which allows more lodging, commercial, office uses by right versus T5-R. Therefore, the existing T5 topology is more conducive to the transitional development patterns intended by Miami 21, Article 2, Section 2.1.2.8.a.2, as well as the rezoning criteria identified in Section 7.1.2.8.f.2 of Miami 21. In the context of the existing D1 Transect Zones to the east and west of the Property, the proposed rezoning would go from the existing base residential density of 36 dwelling units to 150 dwelling units per acre. In terms of building height, both D1 and T6-8-0 are allowed up to eight stories, by right. Furthermore, per the provisions of Article 4, Table 2; Article 4, Table 3; and the successional zoning table provided in Article 7, Section 7.1.2.8.a.3, the requested change is less intense in terms of uses when compared to the industrial uses allowed for the abutting D1-designated properties. Therefore, any effects from this proposed zoning change from D1 to the T6-8-0 would be deemed beneficial in terms of acting as a buffer, based on the scale and design of a proposed redevelopment project, to the residential neighborhoods to the west and north. In context to Miami 21, Article 2 Section 2.1.2.a.1 and Section 2.1.2.b.4, the preservation of both the established T5-R residential neighborhoods along with the many rail/vehicular-dependent logistical businesses within the D1 industrial areas are critical in weighing the merits of this rezoning application. Unfortunately, the argument put forth by the Applicant does not comply with these key requirements. Furthermore, this rezoning application, if successful, has the potential to be a catalyst for more intense, incompatible uses encroaching within these established residential neighborhoods and the shuttering of many businesses, which is inconsistent with the rezoning criteria outlined in Section 7.1.2.8.f.2 of Miami 21. Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 20 of 23 It is of staff's professional opinion that if the applicant were to propose to rezone from T5-R and D1 to T5-0, this would be more appropriate and in -line with the ex transects within this Neighborhood Study Area and the overall general area. To ex point while the T5-R Transect is found to the west and north of the Property, the T5- is a better fit in terms of the equal balance of residential density and allowed uses by through an entitlement process, that mirrors many of uses allowed in T6-8-0. NOTICE This suhm ts[ needs to be s,hedwed br s pubk h-1,g In accordance wi tirnellnes set forth in the City& M_J Code. The appli®Lie deciWon-making body will reWewihe inlormatlon d the pubkc hearing t. render e recorn da., Ur a fins[ dedaon. PZ-20-5998 11/18/20 Per Article 7, Section 7.1.2.8.a.3 of Miami 21, the Applicant's request to change the zoning designation for the single T5-R-zoned parcel to T6-8-0 complies with Miami 21's requirement for a successional zoning change. However, the Applicant's remaining 11 parcels are zoned D1, and the successional change in zoning may be to T6-8, T5, Cl, or D2. The staff has an excerpt of the "Successional Zoning Changes" table below: Table 7: Miami 21 - Successional Zoning Changes — applicable to the adjacent transects to the Property TRANSECT ZONE FLR SUCCESSIONAL ZONE FLR T5 -- T6-8, CI 6 D1 -- T6-8*, T5, Cl, D2 5 (T6-8) * or -- all others * The Planning Department shall make a recommendation as to which Transect Zone will yield the most coherent pattern given the established zoning pattern and context in the immediate vicinity. Per the Applicant's Property survey, five of the 12 parcels are aligned with the right-of-way of NW Miami Place, which has approximately 419.15 linear feet of frontage and complies with Article 7, Section 7.1.2.8. c.1. Therefore, the Property meets the minimum 200-foot requirement for street frontage length on one street and may be considered for rezoning. Per Article 7, Section 7.1.2.8.a, a change may be made to a Transect Zone in a manner that maintains the goals of Miami 21. In a recommendation for such a change, the request is considered and studied concerning the criteria identified in Article 7, Section 7.1.2.8.f. The criteria and the staff's findings are provided below. Finding 2: The key findings are the preservation of the existing residential neighborhoods, the identification of a coherent and variable pattern of T6 redevelopment, and context to the Neighborhood Study Area that can adequately support and provide a transition to increased density, intensity, and building Height. This single, isolated proposed rezoning from T5-R and D1 to T6-8-0 directly conflicts Miami 21's intent at preserving neighborhoods which makes the request inconsistent with the rezoning criteria of Section 7.1.2.8. f.2. F. CONCLUSION From a successional zoning aspect according to Section 7.1.2.8.a.3, the Applicant's proposed change from 75-R" and "D1" to a 76-8-0" Zoning designation adheres to this principle. Specifically, to the west and north of the Property, the proposed rezoning could create a buffer Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 21 of 23 NOTICE between the T5-R-designated residential properties and the D1 industrial uses, Th',"eado,de'"ee°`m°`e`"e°°�f-"'nt City tl,1 ..d,htlmellneeset forth, the Cl ' Mlami Cmtle. The appli®de bec`.n-ma hing botly W` commercial uses allowed in T6-8-0 could play an important, supportive role to th "e.mew°om°"°"a„ ,,fi`"e°"" °rentlera tlatl°no afinaltleda°n. owners involved in logistical operations and warehousing. PZ-20-5998 11/18/20 However, Miami 21 has incorporated a variety of planning principles that provide "checks and balances". These allow for a more cohesive growth pattern that is inten advance the interests of both conservation and redevelopment while responding to the existing conditions of the City, its regional context, its infrastructure, level of service and established neighborhoods. In this context, this proposed zoning change disrupts the longstanding, coherent pattern of established medium density residential neighborhoods and the economically important rail - dependent industrial uses aligned to the active FEC Railway, as stipulated by the rezoning criteria in Article 7, Section 7.1.2.8. f.2. Finally, this proposed rezoning could result in intensive redevelopment into established residential neighborhoods, leading to a variety of possible conflicts centered around health, safety, level of service standards, residential displacement, housing stability, etc. Interestingly when comparing the differing categorized uses "By right" or "Special Permit" for T5- R, T5-L, T5-0, D1, and T6-8-0 in Miami 21's Article 4, Table 3 — Building Functions, they are all mostly the same with a few minor exceptions. Furthermore, the building heights for T6-8-0 and D1 are both eight stories by right. Ultimately, this proposed rezoning application is centered around the increase in residential density from D1 (36 DU/ac) and T5-R (65 DU/ac) dwelling units to T6-8-0 (150 DU/ac). The residential intensity increased by the proposed T6-8-0 is not supported based on the longstanding, medium density residential and industrial development patterns within this Neighborhood Study Area. Staff recommends T5, specifically T5-0 as a better fit for this Property because of the neighborhood context as directed by Article 7, 7.1.2.8, which states that the following: "The Planning Department shall make a recommendation as to which Transect Zone will yield the most coherent pattern given the established zoning pattern and context in the immediate vicinity." While the properties in the area are Zoned T5-R, the proximity of this Property to the D1 Transect makes the better choice of a change of zoning to the 75-0" Urban Center - Open. The T5-R Transect Zone maintains a variety of uses on this block and similar density. The T5-R Urban Center Zone -Restricted limits uses to primarily residential in proximity to the D1 Transect Zone, which is not the best fit in the neighborhood context. 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 change the zoning designation of the parcels, located at 60 NW 73 ST; 70 NW 73 ST; 7301 NW Miami PI; 7320 NW Miami Ct; 7324 NW Miami Ct; 7328 NW Miami Ct; 7338 NW Miami CT; 7395 NW Miami PI; 7400 NW Miami Ct; 7401 NW Miami PI; 7406 NW Miami Ct; from "D1" — Work Place Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 22 of 23 District Zone to '76-8-0" — Urban Core Zone -Open and 7421 NW Miami PI. from Urban Center -Restricted to '76-8-0" — Urban Core -Open. Jacqueline Ellis Chief of Land Development Ellis, Jacqueline Digitally signed by Ellis, Jacqueline Date: 2020.11.18 16:06:25 -05'00' vc nlar NOTICE Thissubmittal needs b be sche Wee br a pubk hearing cco,da with tlmellnes setforthmthe City MiamiCWe. The appli de decon-making bedywill renew ttie inlonnadon at the pubc hearing to mode, a recomme dtla .n or a flnM decieon. PZ-20-5998 11/18/20 Staff Analysis Report No. PZ-20-5998_ 7400 NW Miami Court — Page 23 of 23 AERIAL ePLAN ID: PZ-20-5998 REZONE �wlNNls.VaM-NWjo76THrS- N 0 135 270 540 Feet NOTICE This submittal needs b he schetluled bra public hearing Miamccordance with timallnes set forth in the City o CWe. The appk.d tlecision-making body will renew the inbnn— at the pubdc hearing to —de,a recommentlation or a final decidon. PZ-20-5998 11/13/20 ADDRESSES: 7301, 7395, 7401, & 7421 NW MIAMI PL; 7320, 7324, 7328, 7338, 7400, & 7406 NW MIAMI CT; &60&70NW73ST SUBJECT PROPERTIES M IAM 121 (EXISTING) 1,0 eLAN ID: PZ-20-5998 NOTICE rnie sobmiaal neeas b be inaao,tlan—nb®madI�elltlecl eisieio,tlnbtl-mhr ai nXpi<nhngbe ubC�sidtyy &REZONE w ill at the pubic hearing to n:ntle, e recommentlatlon or a final tleclaon. PZ-20-5998 11/13/20 F w U Q V) Q w z z T5-R i U H V) z NW 74TH ST CI NW 75TH ST IJI D1 NW 72ND ST N 0 125 250 500 Feet Q 75 Q 75 Q 75 z NE,75TH ST .73RD.ST ADDRESSES: 7301, 7395, 7401, & 7421 NW M IAM I PL; 7320, 7324, 7328, 7338, 7400, & 7406 NW MIAMI CT; &60&70NW73ST SUBJECT PROPERTIES M IAM 121 (PROPOSED) , ePLAN ID: PZ-20-5998 NOTICE rnie sobmiaal neeas b be inaaortlan—nb®madI�elltlecl eisieio,tlnbtl-mhr ai nXpi<nhngbe ubCnsidmhey&REZONE awri inllg at the pubk hearing to n:ntler e recommentlatlon or a final tleclaon. PZ-20-5998 11/13/20 F w U Q V Q z Z z NW 75TH ST U H z f= d NW 74TH ST Q CI Z T5-R NW-73RD ST �--i— r 1 NW 72ND ST N 0 125 250 500 Feet T6-8-O NEX75TH ST D1 .73RD.ST ADDRESSES: 7301, 7395, 7401, & 7421 NW M IAM I PL; 7320, 7324, 7328, 7338, 7400, & 7406 NW MIAMI CT; &60&70NW73ST SUBJECT PROPERTIES 1�Y OF w`r9 PLANNING DEPARTMENT * INC RRP RRATER NOTICE ect Fact Sh eet Cf: hnyeM MmICWe.ThePpl®ddbmimio-mXing ahng bsdy will reWewthe inm'matlon at the pubXc hearing to rentler e ` ,R This document is used to provide a summary for Planning Department related ro �emmenWanen oraanal ee iWen p Y g p p 1 PZ-20-5998 PROJECT R, INFORMATION R, R ' R R 11/13/20 Project Name: PZ-20-5998 Lead Staff: Darren Murphy, Planner I Project Address: 7400 NW MIAMI CT Principal Division: Planning Dept. Land Division Email: dmurphy@miamigov.com Company Name: LBRW, LLC c/o Akerman LLP Primary Contact: Matthew Vander Werff Email: mvw@mvw.partners Secondary Contact: Email: * Master Folio Number 0131120680200 (7400 NW MIAMI CT) * NET Name: Little Haiti * City Commissioner; District: Keon Hardemon, 5 * The Property is approximately 153,904 sq. ft. (3.54 acres). * Recommendation: DENIAL :)ROTF.CT DF.SCRiPTiC * Request to rezone the properties located at 60 NW 73 ST; 70 NW 73 ST; 7301 NW Miami PL; 7320 NW Miami CT; 7324 NW Miami CT; 7328 NW Miami CT; 7338 NW Miami CT; 7395 NW Miami PL; 7400 NW Miami CT; 7401 NW Miami PL; 7406 NW Miami CT; from "D1" — Work Place District Zone to "76-8-0" — Urban Core Zone -Open and 7421 NW Miami PI. from "T5-R" — Urban Center -Restricted to "76-8-0" — Urban Core -Open Webs Link(s): 0 HEPB Q WDRC Q PZAB ® City Commission Q UDRB Q AIPP GRAPHIC(S) MIAMI21 (EXISTING) ize (zaSss'.NG) .LAN ID PZ.2o-5998 REZONE TransectZone(s): D1/T5-R Commissioner District(s): 5 NET Office(s): Little Haiti Department Director: Francisco Garcia Revision Date: 1/15/2020