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Home My WebLink AboutStaff Analysis & Maps=i W City of Miami I11IR 11,1111 *.,j Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-20-7917 Location 19 Northwest 41 Street, 20 Northwest 42 Street, and 4136 North Miami Avenue Folio Number 0131240200860, 0131240201020, and 0131240201040 Miami 21 Transect "T3-L" — Sub -Urban Transect Zone — Limited; 74-L" — General Urban Transect Zone — Limited MCNP Designation J Duplex Residential; Low Density Restricted Commercial Commission District J 5 (Jeffrey Watson) Neighborhood Service Little Haiti Service Center Center Planner Vickie Toranzo, Planner II vtoranzo&miamigov.com Property Owner Courtney Properties, LLC and Perpetual Love 4136 LLC (w. riley@rileyfirm.org) Project Representative William Riley, Esq. (w. ri I ey@ ri I e yfi rm . o rg ) A. REQUEST NOTICE 1Rk.GMIIY IYMsm Ce s.'[ea ietl fora pubic M1ea g n [sabre W!i Cnpm �.� fohb In tie Gty of Mei/C�aJcmv[on puxdcK lion-makingbodyrb +mow , bat rende,rs +.�am.rY.on o• . Ma I,e ua on. PZ-20-7917 l\\ 03/10/21 Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 "), as amended, Courtney Properties, LLC and Perpetual Love 4136 LLC (the "Applicant") requests to change the zoning designations from "73-L" — Sub -Urban Transect Zone — Limited to "74-L" —General Urban Transect Zone — Limited for the properties located approximately at 19 Northwest 41 Street and 20 Northwest 42 Street ("Parcel A") and from "74-L" — General Urban Transect Zone — Limited to the 75-0" Urban Center Transect Zone- Open for the property located approximately at 4136 North Miami Avenue ("Parcel B") (collectively, "the Property"), Miami, Florida. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 "), as amended, the Planning Department recommends Approval of the rezoning from T3-L to T4-L and Denial of the rezoning from T4-L to T5-0 based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP Existing Use Duplex Residential 73-L" Vacant North "74-L" Low Density Restricted Commercial Page 1 of 12 ayr • "T4-L" Single Famil South General Commercial Sales an NOTICE "T5-O" Comr ni,=abo;aa �ew time "�°M o� °�°°City Miami Crde.Theappli 'ticcision-ma king body vLL "T3-O" Low Density Restricted renew McInior Ilatthe ppbU,hearingtorendera Two Family _-o davp o'ab�a�"' East 74-0" Commercial Sales & P03/10/917 ��` "T5-O" General Commercial 03/10/21 Office Bui ` Multi -Family Reside • West "T3-L" Duplex Residential Density "T4-L" General Commercial Two Family Residential Vacant D. BACKGROUND Figure 1: Aerial of subject site Page 2 of 12 AERIAL eKAN ID PZ-20-7917 REZONE I-- `w < I '::NYl A? I AS%WMaml Au Demographics The Property is part of the US Census Block Group 120860022023. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the block group is $42,054, which is above the median household income for Miami ($39,049) and for Miami -Dade County ($51,347). The Census Block Group in which the Property is located has a total of 435 households with a total of 511 housing units. The Block Groups to the east, south and west; however, contain between 359 and 1,569 units. The percentage of families living in poverty in this Block Group is 19.35 percent compared to the City at 19.32 percent and the County at 13.8 percent. The same ACS 5-year estimate data showed that approximately 52.87 percent of households in the subject Block Group rented their homes. The median rent for a unit in the Block Group is $1,194 compared to the surrounding Block Groups which have median rents between $924 and $2,328. Table 1: Collected Census Data — 2010 Census Block Group: 120860022023 Topic Data' Number of Households 435 Number of Housing Units 511 Median Household Income $42,054 Percent of Families under the Poverty Line 19.35 Percent of Households that rent 52.87 Page 3 of 12 Median Rent $1,194 Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and Survey was compiled for this report. E. ANALYSIS NOTICE This submhtal needs to I 1—d— tar a pi,bbC hearing ccordanre wan tmelme, eea torah in the City ar M ami C— The applicable decision -making body v�b renew Ne Iniopnation at the pi,bk hearing to render a recommeneavon nr a anal aeciapn. PZ-20-7917 )\\ 03/10/21 Miami Comprehensive Neighborhood Plan (MCNP) . " On the adopted 2020 Future Land Use Map (the "FLUM") of the Miami Comprehensive Neighborho e "MCNP"), Parcel A has a Duplex Residential Future Land Use ("FLU") designation, and Parcel B has a Low Density Restricted Commercial FLU designation. The current FLU designations are the expected correspondence with the current zoning of T3-L and T4-L. As a result, the requested zoning designation of T4-L and T5-0 precipitates a FLUM amendment. The analysis for this request is associated with companion item PZ-20-8033. Figure 2: Future Land Use Map Existing Designation FUTURE LAND USE ASAP (EXISTING) FILE ID: PZ-20-8033 COMPREHENSIVE PLAN AM EN DMENT 0 25 250 5Z Fr 4 i I & I I 1 i I I Figure 3: Future Land Use Map Proposed Designation Page 4 of 12 FUTURE LANCE USE MAP �PIROPOSED) FILE ID_ PZ-20-8033 COMPREHENSIVE PLAN AMENDMENT 1 r44V Sr Z[l rdl- .51 41:6 ra WE-1 A 12D 25n 9�U4 eH NOTICE Th s,.bmhral needs to Ix 1—dated tar a pi,bbC hearing rcorda wan emernea der torah -n the City ar M ami Cr The applica decision -ma king body.. renew Ne Iniopnation at the pi,bc hearing to render a recommeneavon nr a anal aeciapn. PZ-20-7917 03/10/21 Miami 21 Code The Applicant requests a change in zoning classification of Parcel A from "73-L" Sub -Urban Transect Zone — Limited to "74-L" General Urban Transect Zone — Limited and Parcel B from "74-L" General Urban Transect Zone — Limited to "75-0" Urban Center Transect Zone - Open. Below is an excerpt from Miami 21, Article 4, Table 3 which indicates the zoning designations for each transect zone. The rezoning from T3-L to T4-L permits a substantial amount of additional uses including Residential, Lodging, Office, Commercial, and Civic Support Uses By -Right or through the entitlement process, while the rezoning from T4-L to T5-0 permits additional Lodging and Commercial Uses through the entitlement process. It should be noted that the current Pre -School Use at the property located on at 4136 North Miami Avenue was approved the Planning and Zoning Appeals Board per Resolution No. PZAB-R-19-022, and affirmed by the Miami City Commission per Resolution No. R-19-0433. Table 2: Proposed Change to Building Function -Uses (per Article 4, Table 3) Page 5 of 12 DENSITY (UNIT PER ACRE) RESIDENTIAL TWO FAMILY RESIDENCE 9 36 R MULTI FAMILY HOUSING R DORMITORY E LIVE - WORK R LODGING BED & BREAKFAST R OFFICE OFFICE R COMMERCIAL FOOD SERVICE ESTABLISHMENT R ALCOHOL BEVERAGE SERVICE ESTAB. E GENERAL COMMERCIAL R CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY R RELIGIOUS FACILITY R CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W INFRASTRUCTURE AND UTILITIES W MARINA W PUBLIC PARKING W TRANSIT FACILITIES W EDUCATIONAL CHILDCARE W ELEMENTARY SCHOOL E LEARNING CENTER E MIDDLE / HIGH SCHOOL E PRE-SCHOOL E RESEARCH FACILITY R Table 3: Proposed Change to Building Function -Uses (per Article 4, Table 3) T4 I T5 NOTICE Thls aubmMal neetls to be acM1etluletl for a pubec M1earing In arcoreanre weh tlmellnea aM fotln In the Gry M Mlami Cotle.TheappPtle tlsision-ma g hotly• 11 ew Me In reWfirmatlo—at ubec M1earing ine pto rentler a nacpmmentla9 on or a fins l tlecla on. PZ-20-7917 7ik, 03/10/21 Page 6 of 12 RESIDENTIAL ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK R R E R R R LODGING INN R HOTEL R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R MARINE RELATED COMMERCIAL ESTAB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT EDUCATIONAL COLLEGE / UNIVERSITY R R W W ELEMENTARY SCHOOL LEARNING CENTER R MIDDLE / HIGH SCHOOL W PRE-SCHOOL R SPECIAL TRAINING / VOCATIONAL W Table 4: Proposed Change to Development Rights (per Article 5, Illustration 5.3 and Illustration 5.4) Current Zoning Proposed Zoning NOTICE Thls..bmMal neetls to be scbetl dfora p,b M1earing In arcortlanre wM1h tl mellnea aM—h In the Gty o Mlami Cotle.Theapplirade tlsision-ma ,l hotly•eLL resiewtM1e Infirmatlon at the pb M1earing to rentlera nacpmmentla9 on or a fins I tlecla on. PZ-20-7917 7�\ 03/10/21 T3-L I T4-L SUB -URBAN - LIMITED GENERAL URBAN -LIMITED DENSITY (UNITS PER ACRE) Coverage 9 A 36 50% max. 1 Floor = 7,200 SF 30% max. 2 Floor = 4,320 SF 60% max. = 8,640 SF FLR None (0 per MCNP) None (3 per MCNP) Height 2 Stories max. 3 Stories max. and 40 ft. max Density 2 units allowed 11 units allowed Street Frontage Width N/A 50% min Lot Area 5,000 s.f. min 20,000 s.f. max Building Setback (Rear) 20 ft. min 20 ft. min Table 5: Proposed Change to Development Rights Page 7 of 12 (per Article 5, Illustration 5.4 and Illustration 5.5) Current Zonina Proposed Zon NOTICE Thls aubmMal neetls to be acM1etluletl for a pubec hearing In arcoreanre wen tlmellnea aH fotln In the city M Mlami Cotle.Theapplirzde tlsbk-makinghotly wnLL reWewlM1e Infirmatlpn at the pubYc hearing to rentler a rec menaanonoraanaieeuapn. pPZ-20-7917 03/10/21 T4-L GENERAL URBAN - T5-O LIMITED 36 URBAN CENTEAE 65 DENSITY (UNITS PER ACRE) Coverage 60% max. = 5,594.4 SF 80% = 7,459.2 SF FLR None (3 per MCNP) 5 (7 per MCNP) 2 Stories min. Height 3 Stories max. and 40 ft. max 5 Stories max. Density 7 units allowed 13 units allowed Street Frontage Width 50% min 70% min Maximum Lot Area 20,000 s.f. max 40,000 s.f. max 0 ft. min.; 6 ft. min. abutting T4; and 6 ft. min. 1 st through 2"d story and 26 ft. min. above Building Setback (Rear) 20 ft. min 2nd story abutting a T3 Figure 4: Existing Miami 21 Designation MIAMI 21 (EXISTING) FPLAN ID: PZ-2D-7$17 REZONE AGOF�£6E51�J MW' Ai 57., XJ N4h' -02 $i; -013d H hlmmi kr 11 125 4W 'UU FM Page 8 of 12 Figure 5: Proposed Miami 21 Designation MIAMI 21 (PROPOSED) EPLAN ID: PZ-20-7917 REZONE ADCRESSES 1� WhN 41 St. 24 NW42 St. 41345 N MlamlAW ❑ 1TJ 2W DIM Feet NOTICE N submhtal needsto Ixs du tarap,bb hearing ccoreanrewanemermea eea ronh mcity ar M ami Crde. The applicatfe ticcision-maki,gng hotly .LL renew Ne Intopnation at the pubic hearing to render a p meneavonnra enalaeciaon. PZ-20-7917 03/10/21 : J' Rezoning Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code In accordance with Article 7, Section 7.1.2.8.f.2, change may be made to a Transect Zone in a manner which 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. Criteria 1: Per Section 7.1.2.8.f.1.a, the recommendations of the Planning, Zoning and Appeals Board (PZAB) shall consider "[t]he 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: Policy LU-1.1.3: "The City's zoning ordinance provides for the protection of all areas of the city from (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land use in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; 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". Page 9 of 12 The proposed amendment from T3-L to T4-L would offer the appropriate transition s requirements into the City in terms of increasing the Density from 9 du/acre (F Residential) to 36 du/ac (FLU -designated Low Density Restricted Commercial). Add rezone would serve as a buffer to the property to the east that is zoned T5-0. In this zoning change is compatible with the longstanding, coherent pattern of Single F� Residential within this neighborhood. es. NOTICE finis sebamai ne�z m eesebeae�ec wra p�ruc bearing aordanre wAh llmefineaaetfeMh in Me City of M azni Cotle Theappl'¢ale derision -making brdy �LL regex the infpmnation at tM1e CubYc beanrgro render a recommentlatlon or afinal declaon. PZ-20-7917 03/10/21 The proposed amendment from T4-L to T5-0 would allow for the creation of a new land` would be disruptive in terms of increasing the Density from 36 du/acre (FLU -designated ity Restricted Commercial) to 65 du/ac (FLU -designated General Commercial). In this context, this proposed zoning change is incompatible with the longstanding, coherent pattern of Single Family and Multi -Family Residential within this neighborhood. Finding 1.a: Staff finds the request to rezone from T3-L to T4-L consistent with the rezoning criteria set forth in Section 7.1.2.8.f.1.a of Miami 21. Staff finds the request to rezone from T4-L to T5-0 inconsistent with the rezoning criteria set forth in Section 7.1.2.8.f.1.a of Miami 21. Criteria 1b Article 7, 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 1.b: Under the former City of Miami Zoning Ordinance 11000, the Property was designated "R-2" Two -Family Residential Zoning District, the approximate equivalent of the Miami 21 T3-0 Transect Zone (18 DU/AC). The abutting properties to the north were designated "R-2" Two -Family Residential Zoning District, the approximate equivalent of Miami 21 T3-0 Transect Zone (18 DU/AC). The proprieties to the south were designated "R-1" Single Family Residential Zoning District, the approximate equivalent of Miami 21 T3-R (9 DU/AC) and T3-L (18 DU/AC), and "SD-8" Design Plaza Commercial -Residential District, with unlimited height and a minimum of 150 DU/AC. The properties to the east were designated "R-2" Two -Family Residential Zoning District, the equivalent of the Miami 21 T3-0 Transect Zone (18 DU/AC) and "SD-8" Design Plaza Commercial -Residential District. Finally, the properties to the east and west were designated "R-2" Two -Family Residential Zoning District, the equivalent of the Miami 21 T3-0 Transect Zone (18 DU/AC) and "SD-8" Design Plaza Commercial -Residential District, with unlimited height and a minimum of 150 DU/AC. In accordance with Article 7, Sections 7.1.2.8(c)(2)(g), the Applicant has provided an analysis of development and land use patterns within a half mile of the Property. The Applicant's analysis reveals one recent development constructed approximately in 2018 located on Parcel B. Finding 1.b: The request is inconsistent with the rezoning criteria set forth in Section 7.1.2.8.f.1.b as there is found to be no substantial changing conditions within the neighborhood that justify the proposed rezone. Criteria 2: Article 7, Section 7.1.2.8.f.2. A change may only be made to the next intensity Transect Zone or by Special Area Plan, and in a manner which maintains the goals of this Miami 21 to preserve Neighborhoods and to provide transitions in intensity and Building Height, Analysis 2: Per Article 7, Section 7.1.2.8.a.3 of Miami 21, the Applicant's request to change the zoning designation from T3-L to T4-0 and T4-L to T5-0 complies with Miami 21's requirement for a successional zoning change. For a zoning change from T3-L, the successional Zone may be T4, Cl, and from T4-0, the successional Zone may be T5-CI. Furthermore, per the Code the succession Zone is determined by neighborhood context, or specifically, "...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..." TRANSECT ZONE FLR ISUCCESSIONAL ZONE FLR T3 �T4, CI -- T4 -- �T5, CI -- Page 10 of 12 Table 6: Excerpt from Article 7, Section 7.1.2.8 Table showing: Successional Zone changes NOTICE When comparing the T3-L to T4-L in Miami 21's Article 4, Table 3 — Building Fun TTis submRtal variety of Residential and Commercial Uses, whether By Right or via an entitl h1,tha °m�"'"`he""°` Mlami Ce ie. The �pIKa PIe ae,isj fc h"th b:ty renew Ne Inta"nIIuon tnc nceringto render a rezoning application for Parcel A is centered around the increase in residential densitmm.��°^�°^� at public °CC1B� units per acre and a greater variety of Residential and Commercial Uses. This po PZ-20-7917 application, as proposed, provides an appropriate transition in Intensity, Density, and 03/10/21 Single Family Residential and Duplex Residential neighborhoods to the north and west an Restricted Commercial and General Commercial FLU to the east and south. When comparing the T4-L to T5-0 in Miami 21's Article 4, Table 3 — Building Functions: Uses, provides an increase in Lodging and Commercial Uses via an entitlement. According to the letter of intent, the proposed rezoning application for the Parcel B is centered around the increase in residential density from 36 to 65 dwelling units per acre and a greater variety of Lodging and Commercial Uses. This portion of the rezoning application, as proposed, provides an inappropriate transition in Intensity, Density, and Height between the long established Single Family Residential and Duplex Residential neighborhoods in close proximity. Finding 2: With the Property in close proximity to Single Family Residential and Duplex Residential neighborhoods and Low Density Restricted Commercial and General Commercial uses, the change in Zoning from T3-L to T4-L allows for the appropriate transition in Intensity, Density, and Height that is consist with Miami 21's intent, which makes the request consistent with the rezoning criteria of Section 7.1.2.8.f.2. However, the request for a change in Zoning from T4-L to T5-0 is inconsistent with the rezoning criteria of Section 7.1.2.8.f.2. as a property to the east is zoned T3-0 and therefore not consistent with the increase of Intensity, Density, and Height and would be disruptive to the Buena Vista East Historic District to the east and the long established Single Family Residential and Multi -Family Residential neighborhoods in close proximity. F. NEIGHBORHOOD SERVICES Historic and Environmental Preservation Division, Planning Department Code Compliance Wynwood/Edgewater Service Center The Applicant has stated that they are conducting outreach with the Buena Vista East Historic District and the surrounding neighborhood. G. CONCLUSION Miami 21 has incorporated a variety of planning principles that provide important "checks and balances" such as the criteria required for a change of zoning. These allow a more cohesive growth pattern that is intended to advance the interests of both conservation and redevelopment while responding to the existing conditions of the City, infrastructure, and established neighborhoods. Based on Planning's review of the area the Applicant's request to rezone from 73-L" to 74-L" is supportable and 74-L" to 75-0" is not supportable. Per the criteria in Article 7, Section 7.1.2.8 of the Miami 21 Code and findings outlined above, the Planning Department recommends Approval of the request to change the zoning designation of the parcels located at 19 Northwest 41 Street and 20 Northwest 42 Street from the 73-L" Sub -Urban Transect Zone — Limited to the 74-L" General Urban Transect Zone — Limited and Denial of the request to change the zoning designation of the parcel located at approximately 4136 North Miami Avenue, from the 74-L" General Urban Transect Zone — Limited to the 75-0" Urban Center Transect Zone- Open. Jacqueline Ellis Chief of Land Development Page 11 of 12 Jacqueline Ellis Chief of Land Development NOTICE Thls aubmMal neetls to be acM1etluletl for a pubic M1earing In a�cortlanre p ptlmellnea aMfotltl InM1 Gly of Miami Cotle. The apPtle tlsision-maki,g hotly reWewMe Infirmatlo—at ibe pubic M1earing to rentl— PZ-20-7917 er a nacpmmentla9 on or a fins l tlecla on. 7ik, 03/10/21 Staff Analysis Report No. (PZ-20-791719 NW 41 ST_et al.) — Page 1 1 /19/2021 Page 12 of 12 s K Sim i 44TH ST AERIAL ePLAN ID: PZ-20-7917 REZONE N 0 125 250 500 Feet v,2v ov'eL NOTICE ThK aubmRtal neetic to be schetluled for a pub4c hearing ccortlance with tlmelines se[ forth In the City mr Mlemi Ccde. The appllra He tlecision-making b!y rnll reWewihelnformation at the public hearing to rentlera recommentlation or a final tleclaon. PZ-20-7917 7\\ 03/10/21 fiC w 41 A 40TH ST r~'— m7 Amp. 11 -. ADDRESSES: 19 NW 41 St; 20 NW 42 St; 4136 N Miami Av Agn �'l NE` MIAMI 21 (EXISTING) EPLAN ID: PZ-20-7917 REZONE NW 44TH ST NW 42ND ST w Q z l I I T3—L I I I NW41STST NW 40TH ST T41L T T3-L4-L T3-U I I T3-O NE 44TH S NE 43RD ST NE 42ND ST w Q Q Z L-4=0- NE 41STST! s - 'IN a� NOTICE Thismbmdtal neetictobeschetluletlfora bnearing cortlance wAh tlmelines set forth In ththe CCity of Ml,miC—Theappli.UH decision-makingbmy.11 rexew Nei,f matinnatthe pubLcnezringt,render, reeommendaoon or a Wool tler�don. PZ-20-7917 03/10/21 CI T5-0 I iTfi-1 NE 40TH ST J T6-12-0 ADDRESSES: 19 NW 41 St; 20 NW 42 St; 4136 N Miami Av _L 0 125 250 500 Feet T3-L MIAMI 21 (PROPOSED) EPLAN ID: PZ-20-7917 REZONE NW 44TH ST NW 42ND ST! NW41STST NW 40TH ST T41L T5-0`. T4-L T4-L' T3-0 NE 44TH S NE 43RD ST NE 42ND ST w Q Q Z L-4�0- NE 41STST! a� NOTICE This submdtal needc to be scheduled fora p0k nearing cordance wA tlme[— set forth In the City of Mlami C— The appllra He d—ion-making by All rexew Ne inf ma- at the pu bLc hezringt, renders reco—dk-ora final dee-, PZ-20-7917 03/10/21 CI T5-0 I iTfi-1 NE 40TH ST J T6-12-0 ADDRESSES: 19 NW 41 St; 20 NW 42 St; 4136 N Miami Av _L 0 125 250 500 Feet PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related pr Project Name: PZ-20-7917_ZC_19 NW 41 ST Project Address: 19 NW 41 ST, 20 NW 42 ST, and 4136 N Miami Av Company Name: Courtney Properties, LLC and Pe6 Primary Contact: William Riley, Esq. Email: (w.riley@rileyfirm.org) Secondary Contact: Email: MIAMI 21 (PROPOSED) ULAN 10: PL2D.7917 RUONe 14 i r K w NOTICE Thissubmittal need,t, be scheduled fora public hearing cordance with dmelincs . forth in the Uy of M—i Cotl The applicable decision -making belly.[[ rexew Neinfnnnation atthe public hearingt, render, recomrnendadon hnaldeci , PZ-20-7917 03/10/21 Lead Staff: Vickie Toranzo, Planner II Principal Division: Land Development Email: VToranzo@miamigov.com Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Courtney Properties, LLC and Perpetual Love 4136 LLC (the "Applicant") requests to change the zoning designations from 73-L" - Sub -Urban Transect Zone - Limited to 74-L" -General Urban Transect Zone - Limited for the properties located approximately at 19 Northwest 41 Street and 20 Northwest 42 Street ("Parcel A") and from 74-L" -General Urban Transect Zone - Limited to the 75-0" Urban Center Transect Zone- Open for the property located approximately at 4136 North Miami' O Webs Link(s): Q HEPB Q WDRC 0 PZAB 0 City Commission Q UDRB Q AIPP Transect Zone(s): T3-L and T4-L Commissioner District(s): 5 Department of Human Service Neighborhood Service Center(s): Little Haiti Service Center Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP Revision Date: 02/04/2021