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Home My WebLink AboutStaff Analysis and MapsNOTICE Thlaeuid, 1needs to de acAedaled%, a paduc heading aot1--tl m Ylresaet -h In the City of Mlaml Code. The eppli. lle dl—a n-making —y eall revs -the Information at the pubic dea+ing to A—, a recommerdadon"a final d..idom. PZ-21-10180 z, 07/30/21 kti�3,rt�{�.7C ^. City of Miami a Pi 1.+-aallll 'R J�- Planning Department ANALYSIS FOR REZONE Staff Analysis Report PZ-21-10180 No. Location 600 NW 42 Avenue, 4251, 4253, and 4255 NW 6 Street, and 601 NW 43 Avenue Folio Number 0141050310140, 0141050310130, 0141050310120, 0141050310110,and 0141050310080 Miami 21 Transect 174-L" General Urban Transect Zone -Limited MCNP Designation Low Density Restricted Commercial Commission District District 1, Alex Diaz de la Portilla Department of Human Antonio Maceo Park Service Neighborhood Service Center Planner Megan Echols, Planner II (mechols@miamigov.com) Property Owner Le Jeune Palms, LLC (305)789-7413 Project Representative James Williams James.williams&hklaw.com (305)789-7413 A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Le June Palms, LLC (the "Applicant") requests an amendment to the Miami 21 Zoning Atlas of five (5) parcels from `74-L" General Urban Transect Zone — Limited to `75-L" Urban Center Transect Zone — Limited located at 600 NW 42 Avenue, 4251, 4253, and 4255 NW 6 Street, and 601 NW 43 Avenue, (the "Property") Miami, Florida. Concurrently, the Applicant is requesting a change to the Miami Comprehensive Neighborhood Plan ("MCNP") as companion item PZ-21-10160. The companion application seeks to change the Future Land Use Map from Low Density Restricted Commercial to Medium Density Restricted Commercial. The companion item includes the same properties as this application. The Property is legally described in Exhibit "A" attached to the legislation. The table below summarizes the proposed changes. Page 1 of 11 B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Departme of the Zoning Atlas Amendment of five (5) parcels from 74-L" General Urban Transect L" Urban Center Transect Zone - Limited based upon the facts and findings in this staff C. PROJECT DATA 01, NOTICE This seemmalneeecm be eceeeu fmra oueuc eeanng rrortlanre wAh [,,d, ds stl forte In he City of Mlaml Cotle. Thee.1fi tth tlecialon-m-qW ly will rewewmeinm�mationacn ,ebt,- eaarinq to renaera mentlatlonorafinaltleclson. ePZ-21-10180 lam\ 07/30/21 Folio Address FLUM Designation M21 Zoning Existinq Froposed Existinq Proposed Low Dens. Med. Dens. 1 0141050310080 600 NW 42 AV Rest. Rest. T4-1- T5-1- Commercial Commercial Low Dens. Med. Dens. 2 0141050310110 4251 NW 6 ST Rest. Rest. T4-1- T5-1- Commercial Commercial Low Dens. Med. Dens. 3 0141050310120 4253 NW 6 ST Rest. Rest. T4-1- T5-1- Commercial Commercial Low Dens. Med. Dens. 4 0141050310130 4255 NVV 6 ST Rest. Rest. T4-1- T5-1- Commercial Commercial Low Dens. Med. Dens. 5 0141050310140 601 NW 43 AV Rest. Rest. T4-1- T5-1- Commercial Commercial SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-0 Restricted Commercial Surface Parking South T3-0 Duplex Residential Single/Duplex Residential East T6-8-0 Restricted Commercial Sales and Services West T3-0 Duplex Residential Single/Duplex Residential D. BACKGROUND Proposal The Applicant proposes an amendment to the Miami 21 Zoning Atlas (rezone) from 74-L" to 75-L" of multiple parcels located at 600 NW 42 Avenue, 4251, 4253, and 4255 NW 6 Street, and 601 NW 43 Avenue (the "Property") in the Flagami neighborhood. The Property is composed of four parcels and a portion of one parcel (0141050310080 or 600 NW 42 Avenue). The Property totals 76,343 SF (1.75 acres). The proposed rezone requires a proposed companion Future Land Use Map amendment (PZ-21-10160) from "Low Density Restricted Commercial' to "Medium Density Restricted Commercial." Page 2 of 11 N 1 Image 1: View East of Property from NW 43 Avenue Site Location & Surrounding Uses The Property is composed of the parcels on the north side of NW 6 Street between NW 43 Avenue and NW 42 Avenue (Le Jeune Road). The parcel fronting NW 42 Avenue (0141050310080) is a bifurcated parcel that has T4-L on the west and T6-8-0 on the east (see Figure 1). The T6-8-0 portion of the parcel is not proposed for rezone or Future Land Use Map ("FLU") amendments. There are no structures on the Property. The Property is a portion of an assemblage that has an Interim Parking Permit and currently serves as a temporary parking lot (see Image 1 and Image 2). Page 3 of 11 Image 2: View northwest of site from NW 6 Street; view of parking lot in foreground and duplex houses in background The zoning designation south and west of the Property is T3-0. This area is an established area generally composed of low density duplex housing and some single-family housing, generally built between the 1940s and 1970s. U ROM Page 4 of 11 Image 3: View West of properties adjacent to the Property along NW 43 Avenue The zoning designation north and east of the Property is T6-8-0. The T6-8-0 areas commercial corridors, NW 7 Street and NW 42 Avenue. - 1 ' _ - d �.•.•,.V Ilk rt � 1F _ 1 Figure 3: Aerial of subject site outlined in red E. ANALYSIS NOTICE Thls sun d, neeesm ne.scneeuleeih apaeucnening aoreanm p timelines set IOAn Inmg Glly of Mlaml Code. The app—Fle tlsision-ma ling dmy rAll ewma mro�madoa a, ma, afl. eaaring m receer a recommendanonorannaldeciaon. PZ-21-10180 07/30/21 Miami Comprehensive Neighborhood Plan (MCNP) The existing FLU designation is Low Density Restricted Commercial (see Figure 4). The Property serves as a buffer between the Restricted Commercial designations along the NW 7 Street and NW 42 Avenue corridors and the Duplex Residential designations to the south and west. The proposed zoning amendment would require the FLU designation to be amended to Medium Density Restricted Commercial (see Figure 5). Page 5 of 11 The intent of the existing FLU designation is interpreted by the MCNP below: 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. The intent of the proposed FLU designation is interpreted by the MCNP below: Medium Density Restricted Commercial 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 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 Page 6 of 11 a !:N recreation facilities, major sports and exhibition or entertainment facilities and oth NOTICE activities whose scale and land use impacts are similar in nature to those uses de This category also includes commercial marinas and living quarters on vessels as "'na ,d °a°` b-ine°"� hI ° tl.1n wM dmelinas set �oA r In, Glly of MiamlCole. The ep 1-.,decision-coaling" " reNewme iammado" et me v"due nea°"g m re"de. a recommenda.,.,a Ideciaon. The nonresidential portions of developments within areas designated as "Me PZ-21-10180 Restricted Commercial' allow a maximum floor lot ratio (FLR) of 6.0 times the net Io 07/30/21 subject property. _ Demographics The Property is located in Census Block Group 120860049023. The Median Household Income for this Block Group is $51,643, which is comparable to Miami -Dade County Median Household Income of $51,347. The majority of BGs adjacent to BG 120860049023 have lower MHI between $19,915-$46,750. However, areas to the east and south have higher MHI between $55,197 and $64,900. BG 120860049023 has a vacancy rate of 33.46%, which is higher than Miami -Dade County (13.75%) and City of Miami (15.03%) rates. Vacancy rates within the area appear lower than BG 120860049023, ranging between 3.79-15.61 %. Miami 21 Cock The proposed rezone is located in an existing "74-L" General Urban Transect Zone - Limited. The Property serves as a boundary between the higher intensity "76-8-0" areas to the north and east and the lower intensity residential "73-0" areas to the south and west of the Property. The Applicant has proposed to rezone the property to "75-L" Urban Center Transect Zone -Limited. Similar to "74-L", "75-L" permits a mix of residential and nonresidential uses. The "75-L" zone permits higher density and a greater variety of uses including dormitories, inns and hotels, places of assembly and higher intensity educational facilities by Right or by Exception. For details on changes in Permitted Use see Table 1. The proposed changes would allow heights to increase from 3 permitted stories to 5 permitted stories. The permitted 5 story height in the proposed "75-L" zone would be an inappropriate transition between the existing "73-0" areas across the NW 6 Street and NW 43 Avenue that are limited to two stories in height. Additionally, introducing higher heights and intensity "75-L" could create encroachment of higher zoning into the established "73" zone. For details on development standards see Table 2. Page 7 of 11 TL 1b TL .I W e;FFi:" I.*" f mrrk pEMn-Y {ITNFTS PER U REJ RES�TLkL SukCaf �eIIAY Iil itYM� .... :+:l4MJFi1T,'RE5C8#=E QKLI?Rw iIMR rgn}FYNLY RF.a KF YULIFI.Wk -PIAW, �+iyn cA3A E OFFiE 'M K A7AtA Ir•L WCOM EEF L &¢NFAST N11 �+YEL 9F19CL 5fFl4E GfSYYENC1iLL AUTCWEUTEEI CQVIE qC AL WAS FILTEAFx1wwr f:. AtLewm T]FTERF ME14 f ESTAB - LLV I. T FU06EER4YE EETAERb#IENT V 1CD.A LE1FA1f7 ffik—i r4 h GENERAL CCNAEW W Vk1§ EREL6M- DMIUIEIII` LE!IAB .... I aEpIEhTAJINV. E,b7A�1.'�JHlIEA1T ��;p�i,MTYFAC3LRV fd(3A[+lEIGUL /AXJ pTY Wa11GL�n1AE FALIATY �GF[LI.LL ACThTFT' [iL%FLF]I [NYLW16E11 ' WiWJ 751.E-M FKUTA FffFL47MOURE 00 UMFES 6,AATRF,ALU lTf a119L� v -.. ;rIL[IC#ITE � , rn:.aGEIUXr�If} F,.ffUENTAFLY w++,rN. VVDLE .103N GCPXL PREYL WE8E1WGKciCbRY S-U-K MA M "lyc 14T.WL INUMLAL 41TT tuitu li GmrWlkl em WM.F1kG91AilP r✓AFFU I'R4(�$71y4i jiME RFLSTT ffBMTFd'L FSTEL CT'rYu:f..'.i:ST�hhJl I:fi. a., k':s' Table 1: Excerpt from Miami 21, Article 4, Table 3 NOTICE ThI, sebmRtal need, m be. scheduled %, a paddn nearing —dan¢ wM timelines set -h In the City & Miami Code. The applirstle dsision-making bmy Wil re.,ewme mro:mama al me pabk h—"e, reader a rmommendatlon orafinal tlecidon. k PZ-21-10180 lam\ 07/30/21 Table 2: Transect Development Standards Total Lot Area: 1.75 acres Existing Zoning Proposed Zoning T4-L T5-L DENSITY 36 du per acre 65 du per acre Total Max Units 63 113 HEIGHT Maximum 3 stories (40 ft. max) 5 stories LOT COVERAGE ��60% maxmax �80% maxmax GREEN OPEN SPACE ��15% Lot Area minLot Area min 10% Lot Area min Page 8 of 11 / NOTICE Thls sue d, neeecm ne.scneeuleemr.,heatnening aoreance. wen timelines seo loran in me citym Mlaml Code. Theapplies Fle tlp.bk -ma lingdmyrAll ewme mro�mado. a, me ,.floe eeaeng m render a recommendation or a enal decivon. k PZ-21-10180 lam\ 07/30/21 11000 Zoning Code The Property was zoned R-2 Two Family Residential and had a SD-12 Special Buffer Overlay under the previous 11000 Zoning Code (see Figure 6). The R-2 zone permitted 18 dwelling units per acre and is comparable to '73-0" in the Miami 21 Zoning Code. The SD-12 Overlay was intended to "create buffer areas between residential and nonresidential districts." Buffer overlays were able to be developed with the underlying use or as a parking lot in combination with adjoining commercial, office, or industrial lots. Figure 6: 11000 Zoning Designation (R-2 with SD-12 Overlay) Page 9 of 11 Rezoninq Criteria / NOTICE Thls sudmetaI I,-,mbe scneeulee for a p,d I—Ing aoreanm—dmellnert sett hIn the Ceyof N aml Code. The apprstle decision -coaling bmy Wil re.,ewmemfo.al me in.- peering t. rer,dara recommendatlon or a flnal tlecieon. Criteria 1 7.1.2.8.f.1.a "The relationship of the proposed amendment to �teobjectives and policies of the Comprehensive Plan, with appop consideration as to whether the proposed change will further the go objectives and policies of the Comprehensive Plan; the Miami 21 Cod and other city regulations." Analysis Policy LU-1.1.3: The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations. Analysis LU-1.1.3: The City's zoning ordinance strives to protect existing neighborhoods and prevent the encroachment of incompatible land use types. Introducing a higher intensity zoning category within this area would introduce higher density and intensity land use encroachment across from an established low intensity neighborhood on both NW 6 Street and NW 43 Avenue. Policy LU-1.6.9: The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. Analysis Policy LU-1.6.9: The proposed change from "74-L" to "75-L" while successional does not create a buffering across the street for the "73" neighborhoods. This proposed change would place higher density, height and more intense uses adjacent to a T3-0 zone and would not create an appropriate transition to the neighborhood. Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code Criteria 1 the requested change in zoning is inconsistent. Criteria 2 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 City of Miami GIS zoning data shows that there have been no for Criteria changes in regard to the Miami 21 Atlas within this area since the 2 passing of Ordinance 13114. The previous 11000 zoning code designated these properties as a SD-12 Overlay (Buffer Overlay District). Parcels within the area that were formerly SD-12 designated are "74-L" under Miami 21. The proposed changes would be overly intense for adjacent areas that have been stable low density residential areas since the 1940s onward. Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Criteria 2 Code, the requested change in zoning is inconsistent. Criteria 3 Section 7.1.2.8.f.2. `A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height. " Analysis Section 7.1.2.8 (a) establishes that changes shall occur in Criteria 3 succession, in which the zoning change may be made only to a lesser PZ-21-10180 \ 07/30/21 /C Page 10 of 11 �9 Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Specia NOTICE AreaPlan. Theenomma neeasm" ,°heen�o�,a P o n e„n9 a°�dan¢ wM Emellnes set t°Ah In the City of The proposed zoning changes are consistent with the successiona Mizm1CotlaTheepplIrstl,-- m'I"9emy� re.,ewme mrnnm°° et me veeu� Hasa", t. re"eea zoning change requirements stated in the table in Section 7.1.2.8 °PZ-2°"°rafinaltleciA°n PZ-21-10180 (a)(3). The proposed zoning change from "74-L" to "75-L" is a o7/so/21 successional change to a higher tansect zone. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the • Criteria 3 request to rezone is consistent with the Miami 21 Code. F. CONCLUSION The Applicant's request to amend the Miami 21 Zoning Atlas from the existing "74-L" zoning to "75-L" for four parcels and a portion of one property located on NW 43 Avenue (the "Property"). The Property is approximately 1.75 acres and has an existing temporary parking lot use. Under the 11000 Zoning code, the Property had a SD-12 Overlay that was historically used for buffering and parking. Other properties within proximity to the subject Property that formerly were zoned with a SD.1 Overlay are currently T4-L under Miami 21. While the request is successional, Staff did not find the request to be consistent with the GOPs of the MCNP nor was the request seen as necessary and consistent with adjacent zoning. Staff recommends Denial of the proposed changes to the Miami 21 Atlas. Jacqueline Ellis Chief of Land Development Staff Analysis Report No. (PZ-21-10180) — Page 1 07/22/21 Page 11 of 11 AERIAL EPLAN ID: PZ-21-10180 REZONE ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST, AND 601 NW 43 AV 0 125 250 500 Feet NOTICE Thin submRtal needs to be schetluled fora pubgo hearing in rcardance whh bmelines set forth In the City of Miami Code. The eppli aHe decision -making body will reeew the htfonnabon at the pu bfic hearing to render a recommendad on or a final decid on. PZ-21-10180 08/02/21 �YYY OF� MIAMI 21 (EXISTING) n EPLAN ID: PZ-21-10180 NOTICE ((Naml besohetloletl fora public hearing REZONEnmwb melinea ae forth in,he Ciyo The applio be d.islon-making body will fonnalion at the pabthearing to mntler a ,mmentlaa on or a final tleoi6 on. PZ-21-10180 ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST, AND 601 NW 43 AV 08/02/21 0 125 250 500 Feet T5-R CI T6-8-O NW 7TH ST w w Q Q 0 0 z T4-L o z z NW 6TH ST M NW 6TH ST z NW 5TH ST f T3-R T3-0 NW 5TH ST NW 4TH TEN �YYY OF� M IAM 121 (PROPOSED) n EPLAN ID: PZ-21-10180 NOTICE ((Naml besohetloletl fora public hearing REZONEnm w b Gmelinea ae forth in,he Ci y o The applio be d.islon-making body will fonnalion at the pabthearing to mntler a ,mmentlaa on or a final tleoi6 on. PZ-21-10180 ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST, AND 601 NW 43 AV 08/02/21 0 125 250 500 Feet T5-R CI T6-8-O NW 7TH ST w w Q Q T5-L ° M N o z z NW 6TH ST c co NW 6TH SFr z NW 5TH ST f T3-R T3-0NW 5TH ST NW 4TH TEN PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. Projec111 PROJECT INFORMATION _1hRR t Name: PZ-21-10180 ZON Project Address: 600 NW 42 Av, 601 NW 43 Av 4251, 4253, and 4255 NW 6 Street Lii Company Name: Le Jeune Palms LLC Primary Contact: James Williams Email: James.williams@hklaw.com Secondary Contact: Email: Lead Staff: Megan Echols NOTICE This sudmMal nestle t be sche&[ed br a pubk hearing d ce wd,h I' et forth in th,Ciry of M Cotl The app k. d tl -s king body.11 Ui fannali Ilh p bkh gl renders n,m dah male PZ-21-10180 / \\ 07/30/21 Principal Division: Land Development Email: mechols@miamigov.com requests an amendment to the Miami 21 Zoning Atlas of five (5) parcels from "74-L" General Urban Transect Zone - Limited to "75-L" Urban Center Transect Zone - Limited located at 600 NW 42 Avenue, 4251, 4253, and 4255 NW 6 Street, and 601 NW 43 Avenue, (the "Property") Miami, Florida. the Applicant is requesting a change to the Miami Comprehensive Neighborhood Plan ("MCNP") as companion item PZ-21-10160. The companion application seeks to change the Future Land Use Map from Low Density Restricted Commercial to Medium Density Restricted Commercial. The companion item includes the same properties as this application. Webs Link(s): BOARD D REQUIREMENTS rM HEPB 0 UDRB City Commission PZAB 0 WDRC 0 AIPP Existing Transect Zone(s): T4-L Existing FLUM(s): Low Density Restricted Commercial Commissioner District(s): 1; Diaz de la Portilla Department of Human Service Neighborhood Service Center(s): Antonio Maceo Park Revision Date: 06/15/2021 Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP