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Home My WebLink AboutStaff Analysis and MapsIklr ,l�-[I City of Miami ri� l 1 Planning Department RTAPP A A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report PZ-21-10160 No. Location 601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6 ST; 4251 NW 6 ST; and 600 NW 42 AV Area 76,343 SF (1.75 ac) Commission District D1 — Commissioner Diaz de la Portilla Department of Human Service Neighborhood Flagami Service Center Existing FLU Low Density Restricted Commercial Designation Proposed FLU Medium Density Restricted Commercial Designation Applicant Le Jeune Palms, LLC James.williams@hklaw.com Applicant James R. Williams Jr., Esq. Representative James.williams@hklaw.com Planner Kathryn Angleton, AICP, Planner II Recommendation Denial nuc9: NOTICE t 1...bmmai needs to C sch,dlkd br a N N, hearing remba wi&tlmslln '& fodh h the City& Miami Cm .The appU.de d-nign-ma king body WiI reMewthe inf, r &,n at the W W, hearing tg render a --ndkdgn or a mai deda �PZ-21-10160 07/30/21 REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Le Jeune Palms, LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property located generally 601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6 STI 4251 NW 6 ST; and 600 NW 42 AV, Miami, FL ("the Property") from "Low Density Restricted Commercial" to "Medium Density Restricted Commercial." The proposed amendment contains approximately 1.75 acres. Small-scale comprehensive plan amendments are those that involve less than 10 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (PZ-21-10180). The companion application seeks to change the Property's zoning designation from T4-L (General Urban Transect Zone — Limited) to T5-L (Urban Center Transect Zone — Limited). The companion item (PZ-21-10180) includes the same properties as this application. The Property is legally described in the attached Exhibit "A". The table below summarizes the request. The table below summarizes the proposed changes. Summary of the Existing and Proposed FLU Designations and Zoning Designations Page 1 of 13 FLUM Designation 1 # Folio Address E,xisGi I't�} [J5['ct , Loan Dens Med. Dens. TT4-L rnls sudmmai needc Mameoaeme�PF 1 014105031014D 601 NVV 43 AV Rest_ Commercial Kest_ Commercial re,newme lnmrmatic — Lpzo-, LowDens_ Med_ Dens. 2 0141050310130 4255NW6ST Kest. Rest_ T4-L T Commercial Commercinl Low Dens_ Med_ Dens. 3 0141D5D31D120 4253NVVGST Rest. Rest- T4 . T5-L Commercial Commercial Low Dens_ Med_ Dens. 4 0141050310110 4 51 NW G S i Rest. Rest T 4•lCommercial Commercial Low Dens_ Med_ Dens. 5 0141050310060 60ONW42AV Rest Rest. I elCommercial Commercial NOTE: Only a portion of the property at 600 NW 42 AV is subject to this application. )TICE ched, lea for a p-, nearmq smenne.s sef form In me cry rn datlon or a Mal tletld21-10160/30/21 The Subject Property is an assemblage of five parcels between NW 6 ST and NW 7 ST fronting both NW 6 ST and NW 43 Ave. The assemblage totals 1.75 acres of land. The Subject Property is located in the Flagami area within Commission District 1. The Property is approximately 0.5 miles northeast of Kinloch Park and 0.2 miles north of Kinloch Park Middle School and Kinloch Park Elementary School. The Property is served by Metrobus Routes 7, 42, and 238 as well as Miami Trolley's Flagami Route. The Subject Property is less than one mile west of Magic City Casino and less than three miles south of Miami International Airport. Aerial Photo of Subject Site Page 2 of 13 A J F7- �Y e"N NOTICE ThIs suemRtal neeec m G<sce—.1 ft r a p --Mg ccoreanre wrtn vmeiines see tune in me eery rn MlemiCu9e. Theapplirstle dsision-—mg e 1y- reeewme mmrmedor, a� me p�eue neen�g m render e ommendauon or a nnai aecldon. �PZ-21-10160 \\ 07/30/21 EXISTING FUTURE LAND USE DESIGNATION All of the parcels included in the Subject Property have an existing FLU designation of Low Density Restricted Commercial. The primary intent of this land use classification is to allow residential development up to 36 dwelling units per acre and commercial activities serving surrounding residential areas. Below is the MCNP's definition of Low Density Restricted Commercial. Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" subject to the same limiting conditions; 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, private clubs and recreation facilities, major sports and exhibition or 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 "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. PROPOSED FUTURE LAND USE DESIGNATION The proposed designation of Medium Density Restricted Commercial allows the following: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions, 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 Page 3 of 13 often located along arterial or collector roadways, which include: general retailing, pe ; professional services, real estate, banking and other financial services, restaurants, NOTICE general entertainment facilities, private clubs and recreation facilities, major sports a Th'�Aa�oeedsm�=fieee�o�,aP�fi�=fieanng tlance wfh limelines set fofifi n ifie City of entertainment facilities and other commercial activities whose scale and land use im e; lti,l I, ieIbl°=t n p1bJ,he,I,gt. d"I nature to those uses described above. This category also includes commercial marin ,�ommentle,;on o, e fine 1 d.d. on. Pz-21-10160 on vessels as permissible. 07/30/21 The nonresidential portions of developments within areas designated as `Medium Density • Commercial' allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject prop The map below show the existing and proposed future land use designations for the subject property. Existing FLUM Existing FLU: Low Dens. Rest. Com. Proposed FLUM Proposed FLU: Med. Dens. Rest. Com. NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Subject Property is located with US Census Tract 49.02, which is approximately 395 acres (or 0.62 square miles) in size. The table below provides demographic and socioeconomic data points from the American Community Survey (ACS) 2019 5-Year data product from the US Census Bureau. Summary of Census Data for Subject Census Tract: 12086004902 Topic,of Population 72 6,935 Miami 454,279 Number of Households 2,275 176,777 Average Household Size 3.02 2.51 Number of Housing Units 2,659 208,046 Median Household Income $36,285 $59,100" Percent of People Under the Poverty Line 34.3% 11.8% Owner -Occupied Housing 31.30/6 25.2% Renter -Occupied Housing 54.2% 59.8% Page 4 of 13 Vacant Housing Median Gross Rent Unemployment Rate 'City figure reflects Miami -Dade County AMI . 1 14.4% g`y 9e. NOTICE $1,373 ThI„nommelneeasm� a eeen�eerapu Ieminy cco�eanre wAM1 timelines set 1.1h In the Clry of A6.01 6.0��0 MlemiCu9e. Theapplirstle tlsision-—mg b 1y W11 Newmemmma o atmep eueneen genre ae e recommendetlon or a final tleclaon. Pz-21-10160 07/30/21 Census Tract 49.02's population of 6,935 people live across 2,275 households with an average household size of 3.02; this is 120 percent of the citywide average household size of 2.51 indicating households in Census Tract 49.02 are noticeably larger than the rest of the City. The Median Household Income of Census Tract 49.02 is $36,285, which is 61 percent of the Area Median Income (AMI), $59,100. However, since the average household size is 3.02 people, Census Tract 49.02's Median Household Income of $36,285 for a household/family of three qualifies for Very Low Income housing under Miami -Dade County's Income Limits. An income between 31 percent and 50 percent qualifies for Very Low Income. Since income and poverty are correlated, it makes sense that there is a higher concentration of people living under the poverty line in Census Tract 49.02 than citywide. According to the 2019 ACS 5-Year Survey, the Median Gross Rent for Census Tract 49.02 is $1,373. Median Gross Rent is monthly rent plus other monthly expenses that may not be included in rent, such as utilities or water. The Median Gross Rent translates to approximately $16,476 annually, which is 45 percent of the Median Household Income. Median Household Income is a pre-tax figure, meaning the percent of income that goes to rent is higher than 45 percent after taxes, which means the Median Household in Census Tract 49.02 is highly rent burdened. The US Department of Housing and Urban Development defines rent (or cost) burden as households that spend at least 30 percent of their income on housing. The tenure of housing in Census Tract 49.02 is similar to the rest of the City in that both geographies have more renters than owners. However, over one-third of all housing units in Census Tract 49.02 are Owner -Occupied, whereas just over one-fourth of all housing units in the entire City of Miami are Owner -Occupied. Nearly 60 percent of all housing units in the City of Miami are Renter -Occupied, whereas that number decreases to 54 percent for Census Tract 49.02. Despite these differences in Owner and Renter-Ouccpied tenure, both geographies have nearly identical housing vacancy rates: 14.4 percent vacancy in Census Tract 49.02 and 15 percent vacancy citywide. NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS Existing Land Uses Within a quarter -mile buffer of the Subject Property, there are approximately 1,380 addresses totaling 183 acres of land. The table below shows the breakdown of existing land uses within the quarter -mile study area both by number of addresses and acreage of the combined addresses. When looking at addresses (properties), Commercial is the most prominent existing land use, accounting for over 36 percent of all properties. Single Family is the second -most common existing land use comprising 21.8 percent of the study area's properties. Only two properties have an existing land use of Mixed Uses — Residential, making this the least common. While Commercial was the largest category by properties, it is the fourth -largest existing land use by land area. When looking at acreage instead of number of properties, Single Family becomes the largest existing land use consisting of 27 percent of the land in the quarter -mile study area. Overall, residential uses are, by far, the most dominant in the study area. In fact, nearly 69 percent of the land in the quarter -mile study area has an existing land use of a residential type: Single Family, Duplex, Multifamily: 10+ Units, Condominium, and Multifamily: 3-9 Units. There are 21 properties spanning 9 acres of Vacant Land, which is about five percent of all the land in the study area. Existing land uses classified as Institutional comprise 14 acres, or just under 8 percent of all land in the study area. The Institutional uses in the study area are the City of Miami's Fire Station 10 and Kinloch Middle and Elementary Schools. Page 5 of 13 Quarter-Mle Study Area Existing Land Use Acres Addresses Single Family 49 27.0% 301 21 8% DupL-x 38 20_8% 238 17.2% Multifamily; 10+ Units 30 16.2%a 28 2.0% Commercial 21 1I-B% 501 36.3% Institutional 14 7.9% 13 0_9% 'vacant Land 9 4.9%a 21 1.5'%a Industrial 7 3.9%0 14 1_D%a Condominium 5 2 7% 229 16 6% Parking Lot 4 2.4°la 12 0.9% Multifamily. 3-9 Units 4 2.2% 21 1.5% Mbed U_ws Residential 0 0.3% 2 0.1% Total 163 1 DD% 1, 36D 1 DD% o- NOTICE rnis suemrttel needs ro ne scneeuMe mr a pueac nesnn9 reoreanrewvivmelmea set rpnn in me clMrn Mleml Cotle. The appllrztie tlsiv'ion-maMing hotly rill reWew Me Information at the pubes M1earing to rentler a mentle4 on O r e fl na l tleG'I tl on. pPZ-21-10160 l\\ 07/30/21 Future Land Use Within the quarter -mile study area, there are eight different Future Land Use designations. The table below displays the breakdown of FLU designations of the land within the study area. It is important to note that while the study area is the same used for the Existing Land Use analysis, the acreage will vary since FLU includes ROW, whereas ELU only covers individual parcels of land/addresses. The table below shows a comparison of the FLU designations of the study area versus citywide. FLU Designation Study Area Acreage % Citywide Acreage % Duplex Residential 36 29 27.4%a 3,994-98 17.7% Single Family Residential 31.38 23.7% 6,177.60 27.4% Restricted Commercial )4 tit} 18 6% 3,790.22 16,60/0, General Commercial 17.41 13.1%a 952.71 4.2%a Medium Density Multifamily Residential 14.38 10.8% 1,440e54 6.4% Major PUBFAC 4 46 3 4% 2,10799 9.3% Low Density Restricted Commercia€ 2.46 1.9%0 146.50 0.6%0 High Density Multifamily Residential 1.58 1.2%o- 168.89 0_7% Medium Density Restricted Commercial 0.00 D_Da/a 900. 4_0% Low Density IV] uWami€y Residential D-OD D_D% 54.96 0.2% Public Parks & Rt_x-rreation 0.00 0.0% 1,320.35 5w9%a Conservation 0.00 0.0%a 330.14 1.5%a Central Business District 0_00 D_D% 199.22 0_9%a lydustriai 0.00 0.0% 459,67 2.0%a Light Industrial D-OD D_D%a 515.6D 2.3% Tr; ,Al 132-64 100_D% 22.560-05 1DD_D°la The FLU designations of the quarter -mile study area are similar to citywide in that both geographies have the same top three FLU designations: Duplex Residential, Single Family Residential, and Restricted Commercial. While these three are the top for both, Duplex Residential is the most common FLU designation in the study area whereas Single Family Residential is the most common FLU designation for the entire City of Miami. While both the study area and the rest of the City have majority residential FLU designations, the study area has a higher concentration of commercial than citywide. General Commercial and Restricted Commercial together account for approximately 42 acres or 31.7 percent of all land in the study area. The same two categories comprise 21 percent of all land in the City of Miami. The map on the next page shows existing land uses as colored dots overlaid on Future Land Uses. The majority of parcels within the quarter -mile study area have existing land uses compatible with their respected Future Land Use designations. The map supports the analysis from the previous two sections that the study area is largely residential in nature, as seen with all the yellow, orange, and brown representing Single Family, Duplex, and Medium Density Multifamily Residential respectively. The map helps contextualize geospatial distribution of land uses and densities. The more intense and dense uses are located along NW 42 Avenue and NW 7 Street as well as north of NW 7 Street. The map reveals that NW 7 Street acts as a natural barrier between more intense and dense uses of the north and lower density residential to the south. Page 6 of 13 F7- C� e"N NOTICE Th11 au br li neeecf be acneIu for a pueuc nearing rcnaanre. wrtn vmeiin1 nee ronn in me city rn FLUM Overlaid by Existing Land Uses V Subject PropeTty ! Mutldarntly 1#r Unif=_ FLU Designations i_aw pens Res-21-10160 Yw' *` sm � l amd Fees 7/30/21 `..: V4 Mile Study Arica • hdixed Uses •hiss 9 Y 'Restricted (:om Existing Land Uses i Commercial Duplex - Re5 - Gerlera4 GOmm . Single Family • Industrial Melt. Dens. OAF Ras Major PIUSFAC Duplex 1rY55h twat i High DEn5 MF fees H Condominium - Res _ Parking Lot h Mudifamlly. 3-9 Units Vacant Land o 126 260 sofa Fef4 a + ww1oTT+sr ��f�, IW:Ln s. j - C3 t3 • r3eereral C.ommpr,19) I t+rera,is - i • R CW11aes�l £ Rest. Cnmmer€iat F ',Elm NW-TMET !F6 Low U. Rest.. Con_ 0 lee .� . • Cluplex - itesidertdai s t 1 4-C 11167 oil sT ' 111aforPllBFkG L a G 0 r'rr� s . ...NW .T0... r . Page 7 of 13 ,. Aar- 1' SITE VISIT NOTICE Planning staff conducted a site visit on July 14 17, 2021. Staff walked around the site during ",°he°a@°f ra pa --Mg tlan[e with limellne"sN -h In the City of observed moderate traffic on NW 42 Avenue heading north and heavy traffic going both eas "'-' `.mea°°°�"e°� °"ma"'"° """ thelriormatlon at the pubYc beaaki tore"tlera --did., °r a Mal °ecl°°n. Street. The properties Abutting the Subject Property are mostly residential. Many cars were PZ-21-10160 units are occupied. The Subject Property is part of a larger assemblage that includes the prop 07/30/21 Subject Property to the north. These properties front NW 7 Street. These properties were also v Subject Property. Very little pedestrian activity was observed despite the proximity to multiple retai • Bank Plaza is located directly across NW 7 Street and Central Shopping Plaza is located approximately . miles east of the Subject Property fronting NW 7 Street. While sidewalks existed along NW 42 Avenue, NW 6 Street, and NW 7 Street, the sidewalks were narrow and lacked adequate tree canopy to provide a comfortable pedestrian experience. northeast at NW 6th St. The Subject Property is on the north side of NW 6 ST and is currently vacant land. Standing south of the Subject Property on the west side of NW 43 Ave looking north. More occupied duplexes are visible abutting the Property to the west. Ocean Bank can be seen in the distance on NW 7 St. The Subject Property is large and consists of several vacant parcels of land enclosed by a chainlink fence with overgrown vines. Traffic was observed on NW 43 Ave and NW 7 St before 1lam on a Wednesday morning. Standing on NW 43 Ave looking south. The Subject Property is seen on the left with a fence covered in vines. Duplexes abut the Property to the right across NW 43 Ave. Cars parked indicate the duplexes are occupided. looking at occupied duplexes abutting to the south. r Standing on NW 7 St in front of the portion of the assemblage not subject to rezone or FLUM amendment. The Applicant owns the land seen on the right that is fenced in. This portion of the assemblage is currently zoned T6-8-0 and has a FLU designation of Restricted Page 8 of 13 Commercial. Heavy traffic can be seen before 11:< a Wednesday morning on NW 7 St. r�NOTICE ThIs su"mRtalneeecm beac"eeulee ftra pu "earl°g Concurrency Analysis°'°an� �4m°°n"' MlemiCu9e. Theapplirstle esisi°n-makinge 1y.11 remewme mmrmee°" a1 me p°eue nea""g m re"aer ° The Planning Department tested levels of service as required for this application. The Levels —menea°1.Ld.°I°°. testing is based on a potential increase in population by 112 residents from 140 people under Pz-21-10160 Restricted Commercial to potentially 252 people under Medium Density Restricted Commercia . ' 07/30/21 Schools 47 On June 17, 2021, Miami -Dade County Public Schools (MDCPS) submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application. Recreation and Open Space The MCNP requires a 10-minute'/2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that with the potential increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 3,866 gallons PCPD by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. Solid Waste Collection The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement the City maintains provides flexibility to address fluctuations in solid waste production. Transportation The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the July 2021 concurrency review for this application, the Office of Capital Improvements (OCI) acknowledged that the difference in PM Peak Hour trips is estimated to be approximately 374. OCI's concurrency review also determined the total increase in daily trips to be 5,432. According to Map TR-8 in Appendix TR-1 of the MCNP, NW 42 Avenue (SR 953) is currently LOS E, and NW 7 Street between NW 42 Avenue and NW 43 Avenue has a Vehicular LOS D. Based on the preliminary analysis, additional information is needed from the applicant to help determine the impact of the proposed FLUM amendment. Additionally, the Subject Property impacts SR 953, which is maintained by the Florida Department of Transportation (FDOT). Due to the impacts on SR 953, coordination with FDOT is required. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department, shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that falls below the adopted minimum standards described in Policy CI-1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis During their Preliminary Concurrency Analysis (Schools Planning Level 1 Review), MDCPS found that the extra population generated from the Page 9 of 13 proposed increase in density from the application would be sufficiently served by the existing elementary, middle, and high schools serving the area. Planning Department staff conducted LOS testing for Recreation and Open Space and found that the Subject Property is within a 10-minute'/2-mile barrier -free walk to a municipal park. The request passes this LOS. OCI conducted Transportation Concurrency analysis and determined the requested FLUM amendment would result in 5,432 additional daily trips and 374 new PM peak trips. OCI also noted the application would impact SR 953 (AKA NW 42 Avenue), which is maintained by FDOT. As a result, coordination with FDOT is required. OCI reported more information was needed to determine the full impact of the FLUM change. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Goal HO-1: Increase the supply of safe, affordable and sanitary housing for extremely low-, very low-, low-, and moderate -income households (in accordance with the current standards and regulations of HUD and the State of Florida) and the elderly by alleviating shortages of extremely low, very low-, low-, and moderate -income housing, rehabilitating older homes, maintaining, and revitalizing residential neighborhoods in order to mee the needs of all income groups." Analysis The Applicant stated in their Letter of Intent that amending the FLU 2 designation from Low Density Restricted Commercial to Medium Density Restricted Commercial "will enable and assist the redevelopment of affordable and quality market -rate housing opportunities for all income groups without displacing existing residents or affecting the existing community." While the Applicant has made this claim, the Applicant has not proffered a covenant to promise or restrict the land to any affordable housing units. In the sociodemographics section of this report, Planning Department staff found the study area (Census Tract 49.02, which consists of the land bounded by NW 47 Avenue to the west, NW 37 Avenue to the east, NW 7 Street to the north, and W Flagler Street to the south) to have a high concentration of people under the poverty line (34.3 percent). The study area's Median Household Income is 61 percent of the County AMI, however, the Average Household Size of the study area is over three people. A family of three with an income of $36,285 qualifies for Very -Low Income Housing under Miami -Dade County's Income Limits for affordable housing. This means a large segment of the study area's population cannot afford market - rate housing, which have no price restrictions. Without a covenant, there is no guarantee the land would be developed as any price point of residential as commercial uses are also permitted under the proposed Medium Density Restricted Commercial. There is no guarantee amending the FLU designation of the Property would facilitate the development of affordable housing. Finding 2 Staff finds the request inconsistent with Goal HO-1finds the request inconsistent with Goal HO-1. Criteria 3 Policy 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 the category 1 storm surge line, as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model as depicted on the CHHA map in Appendix CM-1." F7- �Y e"N NOTICE ThIs sudmRtal needcm be acneeu.1 for pu —Ia g ccoreanre wM timelines set form In the Gly o MlemiCu9e. Theapplirstle dsision-ma wgd 1y.11 reeewmemmrmador, at me pie a ,e gm renders recommeadaeon or a Mal d..I... PZ-21-10160 \\ 07/30/21 Page 10 of 13 Analysis The Subject Property is not located within the CHHA. 3 Finding 3�Staff finds the request consistent with Policy LU-1.6.4finds the request consistent with Policy LU-1.6.4. Criteria 4 Goal LU-1: "Maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates economic development and the growth of job opportunities in the city; (4) fosters the growth and development of downtown as a regional center of domestic and international commerce, culture and entertainment; (5) promotes the efficient use of land and minimizes land use conflicts while protecting and preserving residential sections within neighborhoods; (6) protects and conserves the city's significant natural and coastal resources; and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations." Analysis 4 Finding 4 Currently, the Property has a FLU designation of Low Density Restricted Commercial. This designation allows for a maximum residential density of 36 dwelling units per acre. General office use, clinics, laboratories, libraries, places of worship, and schools are also allowed. Commercial activities serving daily retailing needs of the public including but not limited to general retailing, banking, restaurants, saloons, etc. are also permitted in this designation. The proposed FLU designation of Medium Density Restricted Commercial increases the allowed residential density from 36 dwelling units per acre to 65 dwelling units per acre. The same commercial uses that are allowed in Low Density Restricted Commercial are allowed in Medium Density Restricted Commercial. The only difference between the two designations is the change in density. This change in density applies not only to residential, but also to transitory (lodging) uses as well. For example, under Low Density Restricted Commercial and T4-L, lodging may not exceed 10 units, however, under Medium Density Restricted Commercial and T5-L, lodging may exceed 25 units. While the proposed FLU designation and zoning transect would allow for higher density multifamily development, it would also open the door to large hotels. Since the Subject Property Abuts Duplex Residential to the west and south, there is a potential to introduce uses of higher intensities that incompatible with the existing residential neighborhood surrounding the Property. The current FLU designation of Low Density Restricted Commercial provides a more appropriate transitional buffer between the Restricted Commercial to the north and the Duplex Residential to the west and south. Changing the FLU designation to Medium Density Restricted Commercial is seen as an encroachment of more intense and potentially incompatible land uses into an established residential neighborhood. Staff finds the request inconsistent with Goal LU-1. F7- �Y e"N NOTICE ThIs sunmRtalneeecm G<acneeu.1ftrap--Ia g ccoreanre wrtnvmeiines se�ronn in me clryrn MlemiCu9e. The applir a. me ,.flotth p- tls e -mat. 1yrAll reeewme mmrmeeor, eeariZ �g ommenrer,aer e eation oreflnal tledaw. �PZ-21-10160 \\ 07/30/21 Page 11 of 13 Criteria 5 Goal TR-1: "Maintain an effective and cost efficient circulation network that provides transportation for all persons while reducing both the dependency on automobiles and overall roadway congestion." Analysis 5 The Applicant cited Goal TR-1 as one of the goals, objectives, and policies of the MCNP that support the request to change the FLUM. No explanation was provided as to how the proposed FLUM amendment would support Goal TR-1. The nature of the FLUM amendment does not include the introduction of new transit facilities to aide in the maintenance of an effective and cost efficient circulation network. The increased density that would be permitted under Medium Density Restricted Commercial does, however, allow for more residential units to be developed along a Transit Corridor that is served by multiple Miami -Dade County Metrobus routes, which has the potential to reduce automobile dependency. Overall, Goal TR-1 falls within the jurisdiction of the City of Miami as the provider of transit, therefore, the requested FLUM amendment does not support Goal TR-1 as it does not relate to the maintenance of a circulation network. Finding 5 Staff finds the request inconsistent with Goal TR-1. F7- �Y e"N NOTICE ThIs suemRtal needsm bescneeu.1ftra pu —Ia g ccoreanre wnn vmelines see roes in me Gly rn MlemiCu9e. Theapplirstle dsision-ma wgd 1y.11 reeewmemmrmador, a1 me pie a ,a gm renders recommeadaeon or a Mal d..I... PZ-21-10160 \\ 07/30/21 CONCLUSION Based on Planning staff's analysis of the neighborhood context and the goals, objectives, and policies of the MCNP, the request to amend the FLUM by changing the designation for the property located at 601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6 ST; 4251 NW 6 ST; and 600 NW 42 AV ("the Property") from Low Density Restricted Commercial to Medium Density Restricted Commercial is not justified. The Property is located on the south side of NW 7 Street, which acts as a natural barrier between high density and intensity uses to the north and lower density residential uses to the south. Amending the FLUM of the MCNP for the Property to Medium Density Restricted Commercial would introduce higher densities and higher intensities of certain commercial uses (lodging) further into an established residential neighborhood. This would result in an encroachment of potentially incompatible land uses. RECOMMENDATION Based on the above background information, the Planning Department recommends denial of the request to amend the designation on the FLUM from Low Density Restricted Commercial for to Medium Density Restricted Commercial for the Property located generally at 601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6 ST; 4251 NW 6 ST; and 600 NW 42 AV, Miami, FL. Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses Page 12 of 13 Sue Trone, AICP Chief of Comprehensive Planning <o s9e NOTICE mis suemmal neeec m re scneeu�ea ror a pueoc nearmq ccoveanra wan limelinee see roen in me cry rn M ami Cotle. The applirstle tlsision-making bray will remewme mmrmaeon al me paeue nearing m mnaer a ` .ecammeneanonore Malaeciean. PZ-21-10160 / ��A\000 07/30/21 Page 13 of 13 EXHIBIT A SKETCH & LEGAL DESCRIPTION s . EXHIBIT "A" NOTICE LEGAL DESCRIPTION: miaebn na nestle m be Iheewee mra p�bk heeling h arc°rtlanmw tl melln1 letforth inth, City& Lots 10, 11, 12, 13, and 14, in Block 1, of "GOLF COURSE M wi �°tle.The�°°h�ae° bk- i,gt.°tld— the inlcrmati°n at the pubic hearing t° rentler e PARK", according to the Plat thereof, as recorded in Plat rec°mmenaati°n or � nnei eeua°n. PZ-21-10160 � Book 43, Page 3, of the Public Records of Miami —Dade County, Florida. 07/30/21 Said described parcel of land containing: 60,735 square feet (1.39+/— acres)(NET) 76,343 square feet (1.75+/— acres)(GROSS) PROPERTY ADDRESS: 600 NW 42 AVENUE, MIAMI, FLORIDA 33126 Folio# 01-4105-031-0080 4251 NW 6 STREET, MIAMI, FLORIDA 33126 Folio# 01-4105-031-0110 4253 NW 6 STREET, MIAMI, FLORIDA 33126 Folio# 01-4105-031-0120 4255 NW 6 STREET, MIAMI, FLORIDA 33126 Folio# 01-4105-031-0130 601 NW 43 AVENUE, MIAMI, FLORIDA 33126 Folio## 01-4105-031-0140 N.W. nth. 5 1 KLIz I SCALE: 1" = 100' --,- - - - - - - - - - - - - ---------------T -------r----------------------- ''I 4 Z� �I L----------- ------ N.W. 6th. STREET --------------------------- ------------------------- i 11 Q 0 LJ.. W �Zco W� �WZ II J ❑ �?O Zry �WW V ) J z NOTE: This Sketch is NOT A BOUNDARY SURVEY. SURVEYOR'S CERTIFICATE: I HEREBY CERTIFY THAT: in the professional opinion of the undersigned Professional Surveyor and Mapper in the State of Florida, the following Sketch and Legal Description meets the requirements of the Standards of Practice as set forth by the Florida Board of Professional Surveyors and Mappers in Chapter 5J-17, Florida Administrative Code, pursuant to Section 472.027, Florida Statutes. Copies of this Sketch and Legal Description are not valid without the signature and the original raised seal of a Florida licensed surveyor and mapper. Jacob Digitally signed by �J Jacob Gomis Date:2021.02.18 Gomis MO�"� 2GIUM 13:50:47-OS'00' LJV LB #7282 LAND SURVEYORS, INC. 6175 NW 153rd STREET SUITE 321, MIAMI LAKES, FL. 33014 PHONE: 305-822-6062 1 FAX: 305-827-9669 JACOB GOMIS Professional Surveyor & Mapper State of Florida Reg. No. 6231 Dated 02/18/21 Page 1 of 1 ATTACHMENT 1 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP I PROJECT DETAILS I Project Dox Number: PZ-21-10160 Date: 3-Jun-21 Le June Palms, LLC 600 NW 42 Ave, 4251 NW 6 ST, 4253 NW 6 ST, 4255 NW 6 ST, 601 NW 43 Ave Boundary Streets: North: NW 7 ST East: NW 42 Ave South: NW 6 ST West NW 43 Ave Existing Future Land Use Designation: Low Density Restricted Commercial Residential Density: 1.39 acres @ 36 DU/acre J DUs Assumed Population 14t}' Persons Proposed Future Land Use Designation: Medium Density Restricted Commercial Residential Density 1.39 acres @ 6�i DU/acre DUs Assumed Population with Increase Persons NEIGHBORHOOD INFORMATION NET Area Flagami WASD Sewer Pump Station Basin 0112 Moratorium? Yes Drainage Subcatchment Basin N1 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Future Land Use Goal LU-1 Future Land Use Objective LU-1.1 Future Land Use Policy LU-1.1.1 Capital Improvements Goal CI-1.2 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3, a-g Transportation Objective TR-1.6 Transportation Objective TR-1.5 1�J L11Y'f]F� NOTICE rni...bmmtl[ e. m h.&dmr. p.bk he ,g In arcortlana wM1h hme1—set forth i, the City & M1_1 CWe. Theapphwde decision -ma i,g bWy will rewewiheinbrmation at the p.bdc hearing t. render. recommentlation or a final d-in.n. PZ-21-10160 111116,1- 08/02/21 CONCURRENCY ANALYSIS Increase in Population: RECREATION AND OPEN SPACE MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a 10-minute (1/2-mile) barrier -free walk to a park entrance. Concurrency Test Result: POTABLE WATER Level of Service standard: 92.05 GCPD Transmission potential with FLUM change 23,197 Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: SANITARY SEWER TRANSMISSION Level of Service standard: 141 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change On -site Exfiltration system after change On -site Concurrency Test Result: SOLID WASTE COLLECTION Solid waste generation, 1.28 tons/resident/year 323 Excess capacity before change 800 Excess capacity after change 477 Concurrency Test Result: TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: NOTES Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known ssumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through ie Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the etailed provisions of applicable land development regulations. rtation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements. pU$ 15l 9 , , ►:iv, Ew c°O=j Superintendent of Schools Alberto M. Carvalho June 17, 2021 VIA ELECTRONIC MAIL Mr. James Williams Holland and Knight 701 Brickell Ave. unit 330C Miami, FL 33131 iames.williamsf@hklaw.eom NOTICE .` This su bmiift 1—d— be scheduled fora public hearing ccortlance wAh timelines sel forth in the CiTy of 1` Miami Cetle. Theapplicatle tlecision-making hotly vnll � �ehew�nei�tom�aeon al me p�bu�hea�mgm �enee�a re�ommendaoon o�aenalded�on. Miami -Da PZ-21-10160 DPers r. Ste 08/02/21 Dr. Dorothy Christi Fraga Dr Lobby Navarro Dr. Marta Per,-2 Man Tere Rojas Luisa Santos RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS PZ-20-10160- 601 NW 23 AVENUE LOCATED AT 601 NW 43 AVENUE PH0121060400270- FOLIO NO.: 0141050310140, 0141050310080, 0141050310110, 0141050310120,0141050310130 Dear Applicant: Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 40 residential units, which generates 9 students; 4 elementary, 2 middle and 3 senior high students. At this time, all levels have sufficient capacity available to serve the application. However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent, notwithstanding any additional information that may surface after further departmental research. As such, this analysis does not constitute a Public School Concurrency approval Should you have any questions, please feel free to contact me at 305-995-4501. 4Bests,driguez, R.A. Enclosure L-383 cc: Ms. Nathaly Simon City of Miami School Concurrency Master File Planning, Design & Sustainability Ms. Nathaly Simon, Eco-Sustainability Officer • 1450 N.E. 2"11 Avenue • Suite 525 • Miami, FL 33132 305-995-7285.305-995-4760 (FAX) • nsimon 10, dadeschools.net Concurrency Management System (CMS) (2) Miami-Dade; County Public Schools NOTICE Thissubmitta[n dsto be sehe&u d fora public hearing cco,dan wA timelines sd forth i, the City of Miami Ce The appki da tlecisi making by .11 re+newthe infartnadon at the pu IIc hezrmg . —der a recom d—o.. fina l deci . rz_—L I — I V I ou Miami -Dade County Public Schools 08i02i21 Concurrency Management System Preliminary Concurrency Analysis MDCPS Application Number; PHO121060400270 Local Government (LG): Miami Date Application Received: 6/4/2021 10:10:04 AM LG Application Number: PZ-21-10160 Type of Application: Public Hearing. Sub Type: Land Use Applicant's Name: PZ-20-10160/ 601 NW 43 Ave Address/Location: 601 NW 43 Avenue Miami, Florida 33126 Master Folio Number: 0141050310140 Additional Folio Number(s): 0141050310050, 0141050310110, 0141050310120, Ox4X05O310I30,_ PROPOSED # OF UNITS 40 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 40 CONCURRENCY SERVICE AREA SCHOOLS CSA Net Available Seats Seats Los Source Id Facility Name Capacity Required Taken Met p' 2781 KINLOCH PARK FLEMENTARY 170 4 4 1 YES lCurrent CSA 6331 KINLOCH PARK MIDDLE 608 2 2 1 YES lCurrent CSA 7071 CORAL GABLES SENIOR -138 3 0 1 NO lCurrent CSA 7071 CORAL GABLES SENIOR 0 3 0 NO Current CSA Five Year Plan ADJACENT•• 7721 ISOLJTH MIAMI SENIOR 571 1 3 1 3 1 YES lAdjacent CSA *An Impact reduction of 30.55% included for charter and magnet schools Schools of Choice). MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM Sue Trone, AICP Chief, Community Planning DATE: July 7, 2021 FILE: PZ-21-10160 1�J L11Y'f]F� NOTICE rni..obmidal needs m —hadaied mr a pbk hearing In—ndanre wM1h hmellne. set forth in the Cityy M Mlami CWe. The applies", decision -making body will renew the Information at the public hearing to mndcr a nxomme dtl ., nr a final decide,. PZ-21-10160 / \\ 08/02/21 SUBJECT: Transportation Concurrency Analysis REFERENCES: PZAB File ID 21-10160 FROM: Collin Worth ENCLOSURES: Project Manager, Office of Transportation Management Based on existing and proposed FLR and density for the applications for the project located at 600 NW 42nd Avenue, 4251 NW 6t" Street, 4253 NW 6t" Street, 4255 NW 6t" Street, and 601 NW 43rd Avenue the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in an increase of over 5,432 daily trips and 374 P.M. peak hour trips. Based on this preliminary analysis, additional information is needed to help determine the impact of this application. At the time of redevelopment, a traffic study may be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. Furthermore, as the site impacts SR 953, an FDOT maintained roadway, coordination with FDOT is required. DAILY TRIP GENERATION COMPARISON EXISTING DAILY TRIP GENERATION TRIP GENERATION CHARACTERISTICS o ��®mm.mm■m�m�m� � �• omm.m�m� � �• o�� • o�� ITE Land Use Code Rate or Equation �m�m�m�omm.m�m� o�� omm•m�m� 820 LN(Y) = U.bd-LN(x)+5.5l PROPOSED DAILY TRIP GENERATION .ITE TRIP GENERATION CHARACTERISTICS•. ITE Land Use Code Rate or Equation ozu LN(r) = u.ors-LN(n)+n.ni IN OUT I TOTAL NET NEW TRIPS 1 2,716 2,716 5,432 K\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\July 2021\TRIP GEN 10_Redevelopment.xlsx: PRINT -DAILY 7/7/2021,2:10 PM W a� Q Ev - il �c aqa Dy�S� €`Ev AM PEAK HOUR TRIP GENERATION COMPARISON EXISTING WEEKDAY AM PEAK HOUR TRIP GENERATION . ITE TRIP GENERATION CHARACTERISTICS :• •• ITE Land Use Code RateorEquabon Total: ®®m�mm.o®®mm■ o®®mm■ o®®mm• ozu r=u.oyx)+101.10 PROPOSED WEEKDAY AM PEAK HOUR TRIP GENERATION . ITE TRIP GENERATION CHARACTERISTICS :• •• 820 Y=0.b-(x)+1 S1. /8 IN OUT TOTAL NET NEW TRIPS 1 55 35 90 K:\FTL_TPTO\04225S12S-WO#2S In-house Support\Correspondence\FLUM\July 2021\TRIP GEN 10_RedevelopmentAsx: PRINT -AM PEAK HOUR 717/2021,2:10 PM W a� Q Ev - il �c aqa H €`Ev PM PEAK HOUR TRIP GENERATION COMPARISON EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION . ITE TRIP GENERATION CHARACTERISTICS :• •• ITE Land Use Code RateorEquabon Total: ozu LN(Y) = U. WLN(X)+L.OU PROPOSED WEEKDAY PM PEAK HOUR TRIP GENERATION . ITE TRIP GENERATION CHARACTERISTICS :• •• Stu LN(Y) = U. /4`LN(X)+2.59 IN I OUT I TOTAL NET NEW TRIPS 179 195 374 K:\FTL_TPTO\04225S12S-WO#2S In-house Support\Correspondence\FLUM\July 2021\TRIP GEN 10_RedevelopmentAsx: PRINT -PM PEAK HOUR 717/2021,2:10 PM AERIAL EPLAN ID: PZ-21-10160 NOTICE This au bmRtalneetlafobe in.a i fori pabechearing COMPREHENSIVE PLAN AMENDMENT ._thetlancewbon at aaet i°rthingt City of Miami Code. The appiulb a tleclsion-making body will .i rn' heinformation at the public hearing to render recommentlatl on or a final d-im on. PZ-21-10160 ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST, AND 601 NW 43 AV 07/30/21 125 250 500 Feet FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-21-10160 NOTICE This au bmRtal neetls to be Lin. lei for i pebec hearing COMPREHENSIVE PLAN AMENDMENT inatortlancewbonattiepubli i°rthingt [unof der Miami Code. The appiub a tleclsion-making body will .i rn' heinformation at the public hearing to rentlere recommentlag on or a final d-im on. PZ-21-10160 ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST, AND 601 NW 43 AV 07/30/21 0 125 250 500 Feet Medium Density Multifamily Resid fiat General Commercial NW7aTH ST Restricted Commercial w Q Low Density Restricted 't o w Commercial z NW 5THF � o NW 6TH ST Single Family � of Residential z Cl) v z NW 5TH ST Duplex -' Residential NW 5TH ST NW 4TH TER N 11F I �YYY OF� FUTURE LAND USE MAP PROPOSED EPLAN ID: PZ-21-10160 NOTICE City & ((Naml neetls to be s°hetl°letl fora public hearing COMPREHENSIVE PLAN AMENDMENTnce.don at ioftheanng —cl, The applio He tle°islon-making hotly will The atlon at the publlchearingo odyW.—ntla0 on o, a final de°iv on. PZ-21-10160 ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST, AND 601 NW 43 AV 07/30/21 0 125 250 500 Feet Medium Density Multifamily Residential General Commercial 14Wa,7aTH!ST Restricted Commercial > > Llow, Density Q Restricted Medium. Density z Commercial F- Restrii ed o Co z mmercial z NW 6TH ST cn NW 6TH ST z NW 5TH ST Duplex -' Residential NW 5TH ST Single Family - Residential i M TER NW 4TH N Y of s PLANNING DEPARTMENT �G�� 4l �*tPOProject Fact Sheet INCJ < 0 R 1 This document is used to provide a summary for Planning Department related projects. PROJECT INFORMATION _11iR, Project Name: PZ-21-10160 Project Address: 600 NW 42 AV, 4251, 4253, ' 4255 NW 6 ST, 601 NW 43 AV Company Name: Le Jeune Palms, LLC Primary Contact: James R. Williams, Jr. Esq. Email: james.williams@hklaw.com Secondary Contact: Email: FUTURE LAND USE MAP (PROPOSED) EPUWID: PZ-21-10160 COMPREHENSIVE PLAN AMENDMENT v.0 n N ya NOTICE This submMal meads m hedwed mr a pabk hearing Miamc.nda wd, timelines set forth in the City of CW,. The applies de bxisi ma king body.11 renew M, inlannalion a11he pabk hearing to render a meneadnn or a final d.-loon. PZ-21-10160 / \\ 07/30/21 Lead Staff: Kathryn Angleton, AICP, Planner II Principal Division: Community Planning Email: kangleton@miamigov.com Request for an assemblage of five parcels between NW 6 ST, NW 7 ST fronting NW 6 ST and NW 43 AV for a Future Land Use Map change from Low Density Restricted Commercial to Medium Density Restricted Commercial. Total assemblage is 1.75 gross acres. The sociodemographic analysis shows the area to reflect median incomes to be lower than the Area Median Income with higher average household sizes, thus suggesting housing cost burden. Abutting the assemblage is Duplex Residential designated property with established low -intensity residential land uses. Webs Link(s): 0 HEPB 0 UDRB ✓❑ City Commission ✓0 PZAB 0 WDRC 0 AIPP Existing Transect Zone(s): T4-L Existing FLUM(s): Low Density Restricted Commercial CommissionerDistrict(s): D1-Commissioner Diaz de 14 Department of Human Service Neighborhood Service Center(s): Flagami Revision Date: 06/15/2021 Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP