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HomeMy WebLinkAboutAnalysis and MapsPLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. Project Name: PZ-22-- Project Address: 1970 1960 NW 27 Avenue Company Name: Rollins, Inc. Primary Contact: Ines Marrero Priegues Email: ines.marrero@hklaw.com Secondary Contact: Alessandria San Roman Email: alessandria.sanroman@hklaw.com Pursuant to Article 7, Section 7.1.2.8.d.1 of Ordinance 13114 ("Miami 21 "), as amended, the Planning Department recommends "Approval" of the requested change to Miami 21 Code's Zoning Atlas from "D1" Work Place District Zone to "76-12-0" Urban Core Transect Zone — Open for the Properties. NOTICE This submittal needs b be echedumd br a public nearing in ccrdance wkn nn,eI,, �e<ronh in th, city o M., CWe. The applicade bec-n-Waking body will renew d,e inlonna0on a, the public hearing t, mnd,, a --dad., cr a flnM decidon. PZ-22-11949 11/07/22 Lead Staff: Darren Murphy, Planner II Principal Division: Land Development Email: dmurphy@miamigov.com The two (2) property addresses 1960 & 1970 NW 27 Avenue (the "Properties") are located in the Allapattah neighborhood west of NW 27 Avenue and north of the Miami River at the edge of the City of Miami boundary. The Properties consists of two (2) parcels with an approximate area of 9,0169.2 square feet (about 2.07 acres). 0 HEPB 0 UDRB ❑ City Commission ✓0 PZAB 0 WDRC 0 AIPP Existing Transect Zone(s): D1, Work Place District Zone Existing FLUM(s): Light Industrial Commissioner District(s): 1 City Commissioner: Alex Diaz de la Portilla Department of Human Service Neighborhood Service Center(s): Allapattah Revision Date: 08/03/2022 Department Director: Lakisha Hull AICP, LEEP AP BD+C DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE Thls s,bmmaI needs to be s,h,d Wd ° , a pubic hearing in arl-m —t—l"® ai�—h in Abe city of Mlami Cm 1. app.... -W., b.,W y PZ-22-11949 \\ 11 /07/22 -, - City of Miami *_ ie°°° °Aar '° ° Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-11949 Location 1960 NW 27 Avenue; 1970 NW 27 Avenue Folio Number 0131330070030; 0131330070020 Miami 21 Transect "D1" Work Place District Zone MCNP Designation Light Industrial Commission District 1 - Alex Diaz de la Portilla Department of Human Service Neighborhood Service Center Allapattah Planner Darren Murphy, Planner II; Email: dmurphy@miamigov.com Property Owner Rollins, Inc. Email: ines.marrero@hklaw.com Project Representative Ines Marrero Priegues Email: ines.marrero@hklaw.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, Rollins, Inc (the "Applicant"), to change the Miami 21 Code's Zoning Atlas from "D1" Work Place District Zone to "T6-12-0" Urban Core Transect Zone (collectively the "Properties") generally located at 1960 NW 27 Avenue and 1970 NW 27 Avenue Miami, Florida. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8.d.1 of Ordinance 13114 ("Miami 21 "), as amended, the Planning Department recommends "Approval" of the requested change to Miami 21 Code's Zoning Atlas from "D1" Work Place District Zone to "T6-12-0" Urban Core Transect Zone — Open for the Properties. Alternatively, staff recommends the rezoning of the Properties to 'IT6-8-0" Urban Core Transect — Open as the more appropriate Transect Zone, based upon the facts and findings in this staff analysis. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 1 of 18 11 /4/2022 Page 1 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE This submmal neetls b be senea,lea for a pub4c M1earing In a¢oMenre wMtlmeli— dh In -city of Miami Cotle.The eppacade tlaleion-ma Xing bony vWll reWew Te Inbrtnatbn at tM1e pubic M1eering to rentler a mcotitaon oa final Oeco— PZ22-11949 11/07/22 C. PROJECT DATA The Properties abutting neighbors and their associated Uses are summarized in Table 1. SURROUNDING USES Miami 21 MCNP / Density Existing Use(s) North D1 Light Industrial / 36 du/acre Vacant Governmental & Vacant Private South T6-8-0 General Commercial / 150 River / Vacant du/acre T3-0; T6-8-0 Duplex — Residential / 18 Residential - Single East du/acre; General Family Residence; Commercial / 150 du/acre Multifamily; Commercial - General Commercial D1 Light Industrial / 36 du/acre Vacant Governmental - West Miami -Dade County Public Works Table 1: The Applicant's abutting neighbors and associated Uses D. BACKGROUND Site Location & Surrounding Use! - The Properties are located in the Allapattah neighborhood west of NW 27 Avenue and north of the Miami River at the edge of the City of Miami boundary. The Properties consist of two (2) parcels with an approximate area of 9,0169.2 square feet (about 2.07 acres). The aerial image below shows the site, outlined in red, and the immediately surrounding context, see Figure 1: Aerial of Properties. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue -Page 2 of 18 11 /4/2022 Page 2 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sH—HIn-City of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 Figure 1: Aerial of the Properties (yellow boundary), the red dotted line is the City of Miami's Municipal Boundary that is coincident to the Miami -Dade County boundary, and the Miami River is south of the Property Neighborhood Context-Sociodemographic The Subject Property is located within Census Tract 12086003005. Based on the estimated median income of a family, between 2016-2020, the median household income for this Census tract ($26,150) versus the City of Miami ($48,003) and Miami -Dade County ($52,556). Based on the estimated percentage of all families that live in poverty, between 2016-2020, the Census Tract is 16.83% versus the City of Miami being 17.14%. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue -Page 3 of 18 11 /4/2022 Page 3 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE Thls s,bmmal nnd, b be schedtkd fora P.- hearing In a¢oMenoe wM timelin®sH torn in the city 1 Mlami Cotle.Theeppllcade -king bWy 01 reWew TeInbrtnatbn at ine pa hearing torendera ` recpmmen.N at afinalge[E— PZ-22-11949 A\� 11 /07/22 Based on the estimated median income of a family, between 2016-2020, most households (63.02%) in the subject Census Tract rented their homes versus the City of Miami (69.63%). The Median Gross Rent for this Census Tract is $1,103 versus the City of Miami's $1,242. This information is summarized in Table 2 below. Topic Census Tract 30.05 City of Miami Population 1,673 442,241 Households 21,716 180,676 Avg Household Size 2.31 2.50 Families in Poverty 16.83% 17.14% Owner -Occupied Housing 22.22% 30.37% Renter -Occupied Housing 63.02% 69.63% Vacant Housing 6.8% 13.62% Median Household Income $30,274 $44,268 Median Gross Rent $1,103 $1,242 Table 2: Summary of Census Data for Census Tract: 12086003005 Resolutions N-2003-0694 - a Multifamily development based on Ordinance 11000 (Previous City of Miami Zoning Code) - 1960-1970 NW 27 Av In 2003, the Miami Zoning Board Approved Resolution 2003-0694, a Special Exception (the "Special Exception") for a Multifamily development at a high density equal to R-4 (150 dwelling units per acre) under Ordinance 11000 (the "Previous Zoning Code"). This Special Exception was granted per plans on file with a specified "time limitation" of twelve (12) months in which a building permit must be obtained, subject to the following condition by the City's former Planning and Zoning Department. Resolutions 2004-0922 - a Multifamily development based on Ordinance 11000 (Previous City of Miami Zoning Code) - 1960-1970 NW 27 Av With a better grasp of the environmental remediation risks, the contract purchasers, Aguaclara LTD, filed a new Special Exception application with the City to approve a redesigned multifamily residential development under the Previous Zoning Code, C-2 — Liberal Commercial. On September 13, 2004, the Miami Zoning Board Approved Resolution 2004-0922, a Special Exception to permit a multifamily development at a R-4 Multifamily High -Density Residential (150 du/acre) and a parking variance to reduce the 363 required off street parking spaces by 83 spaces. The Zoning Board approved the Special Exception and the Variance. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue —Page 4 of 18 11 /4/2022 Page 4 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sH—HIn-City of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 Miami City Commission approved Resolution 04-0413 designating Aguaclara Brownfield Area 1960-1970 NW 27 Av On Thursday, June 24, 2004, the Miami City Commission unanimously approved Resolution 04- 0413 designating the Aguaclara Cove Multifamily Development, based on the approved Special Exception, within the City of Miami, Florida "Brownfield Area" in accordance with section 376.77 - 376.84, Florida Statutes. The Aguaclara Cove Multifamily Development proposed a multifamily development at a R-4 high density (150 du/acre) and a parking variance to reduce the 363 required off street parking spaces by 83 spaces. The designation was applied for by Aguaclara, Ltd. ("Aguaclara"), the current contract purchaser. Accordingly, Aguaclara is the Person Responsible for Brownfield Site Rehabilitation and negotiated terms and conditions of the legally binding Brownfield Site Rehabilitation Agreement with Miami -Dade County's Miami -Dade County Department of Environmental Resources Management (DERM). Special Exception Entitlement - Aguaclara Cove Multifamily Development — Not issued by the City Based on the Applicant's project file — "Letter to Zoning - Rollins, Inc. Additional Information", the Aguaclara Cove Multifamily Development project was cancelled due financial constraints and liability concerns associated with the environmental remediation of the Properties, and its linked Special Exception entitlement was not issued by the City. The Miami River Commission The Applicant presented their two (2) applications (Future Land Use Element - Comprehensive Plan Amendment application and Rezone - Zoning Atlas amendment) to the Miami River Commission's (MRC), as a public meeting forum, on October 3, 2022. The MRC adopted a unanimous resolution recommending the vacant site be developed while maintaining its existing land use (Light Industrial) and zoning (D1, Work Place District Zone), which allows a mixture of uses including maritime uses and work live housing while acknowledging the needed cleanup of the contaminated brownfield site. Proposal The Applicant requests to amend the Miami 21 Code and its associated Zoning Atlas from "D1" Work Place District Zone to "T6-12-0" Urban Core Transect Zone — Open, please see Figures 2 & 3. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue —Page 5 of 18 11 /4/2022 Page 5 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 Figure 2: Existing Miami 21 Code Zoning, the Properties are outlined in the weighted black, the purple color = " D1 " Transect Zone Overlay Transit Corridor Quarter -Radius Overlay Figure 3: Proposed Miami 21 Code Zoning, the Properties are outlined in the weighted black, the medium pink color = ' T6-12-0" Transect Zone NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sHt hIn - city of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 The Properties are located within the City of Miami's designated Transit Corridor Quarter - Radius Overlay (the "Transit Corridor Overlay"). Based on Miami 21 Code, Section 1, Section 1.2 -Transit Corridor, it is defined as "A designation established by the City involving an area not exceeding a one - quarter (114) mile radius from a non -limited access thoroughfare that included designated transit stop locations and is served by one or more mass transit route(s) with designated transit vehicle(s) operating at an average of ten (10) minute or less headway Monday thru Friday between the hours of 7am thru 7pm. Multiple transit routes or types of transit vehicles may be added cumulatively under this definition for the purpose of parking reductions. " Based on a hypothetical redevelopment scenario, the Properties could be redeveloped for a Residential Use, such as Multi -Family Housing, where the future residents will be provided an option to use an existing multimodal transportation system, that being the Miami -Dade County's Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue -Page 6 of 18 11 /4/2022 Page 6 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pubic M1ea11n9 In a¢oM —ti melin®sHt hIn - city of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1earing to rentler a ` mcpmmentitdpn ora final decpon. PZ-22-11949 A\� 11 /07/22 Transit bus system. Thus, negating the need, under some circumstances, for an automobile as a live -work necessity. E. ANALYSIS Miami Comprehensive Neighborhood Plan Future Land Use (FLU) Designation The applicant has submitted companion FLUM amendment PZ-22-11948) — Open and a change in the Miami Comprehensive Neighborhood Plan's (MCNP) Future Land Use Map from "Industrial" to "Restricted Commercial" (the companion Comprehensive Plan Amendment is PZ-22-11948) for the properties The Property's FLU designation is "Light Industrial (LI)". The parcels Abutting the Property to the east have a FLU designation of "Duplex Residential" and "General Commercial", please see Figure 4. The Property is Abutted by "General Commercial" parcels to the south and "Light Industrial" parcels to the west, the Property's adjacent properties to the north are outside of the City of Miami's municipal boundary and are outside the scope of this review. Listed below are MNCP's definitions for the existing and proposed FLU designations: Based on the Applicant's document, Letter of Intent, PZD-1 (the "LOI"), they will be providing a voluntary proffer of a Declaration of Restrictive Covenant with a commitment to a Riverwalk and notice to potential residents of the Miami Working River conditions. As a point of clarification regarding the requirement of a covenant, per the City of Miami's Miami Comprehensive Neighborhood Plan (MCNP), Ports, Aviation and Related Facilities, Policy PA-3.1.9: "The City shall require from new residential development located along the Miami River a recorded covenant acknowledging and accepting the presence of the existing Working Waterfront 24-hour operations as permitted. " Therefore, based on a proposed redevelopment of the Properties for a future Residential Use such as Multi -Family Housing, the property owner/developer will be required to provide a "Recorded Covenant" to the City Attorneys Office acknowledging and accepting the presence of the existing Working Waterfront 24-hour operations as permitted along with complying with Miami 21 Code's Article 3, Section 3.11(b.) - Waterfront Walkways Design Standards. Therefore, the Applicant's proposed covenant is a moot point since it is already required. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue —Page 7 of 18 11 /4/2022 Page 7 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sH—HIn-City of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 Figure 4: Future Land Use Map (existing) — the weighted black outline (the Properties), purple (Light Industrial), red (General Commercial), yellow (Duplex Residential), and green (Public Parks and Recreation) Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue —Page 8 of 18 11 /4/2022 Page 8 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sH—HIn-City of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 Miami 21 Code The Property's Miami 21 Zoning Transect is "D1" Work Place District Zone, please see Figure 5. The Property's adjacent properties to the east have Miami 21 Zoning Transects of "T3-0" Sub - Urban Transect Zone — Open and "T6-8-0" Urban Core Transect Zone — Open. To the south, the Miami 21 Zoning Transect is "T6-8-0" Urban Core Transect Zone — Open, and to the west, the Miami 21 Zoning Transect is "D1" Work Place District Zone. The Property's adjacent properties to the north are outside of the City of Miami's municipal boundary and are outside the scope of this review. CS �RiG T3-01 . . T6,.8-0 Ri d R°RTH • Sew N�T T T• R�N� H .R tip• . � ' Z 1 . .,� O: �,� �gTHST • z , U. NNAMED - • �: �Y, ' Figure 5: Miami 21 Code's Transects Map (existing) = the weighted black outline (the Properties), light purple (D1), dark purple (D2), pink (T6-8-0), yellow (T3-0), and green (CS) Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue -Page 9 of 18 11 /4/2022 Page 9 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sH—HIn-City of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 Miami 21 Code, Article 4, Table 3 - Building Function: Uses — Transect Zones — "D1" vs. "T6-0" The list below is a comparison of Uses between Miami 21 Code's Existing ("DV) and Proposed Transect ("T6-0") Zones: USES D1 (Existing) T6-0 (Proposed) RESIDENTIAL Single Family Residence R Community Residence R Ancillary Unit Two Family Residence R Multi -Family Housing R Dormitory R Home Office R Live - Work R Work - Live R LODGING Bed & Breakfast R R Inn R R Hotel R­ R OFFICE Office R R COMMERCIAL Auto -Related Commercial Establishment R W Entertainment Establishment R R Entertainment Establishment -Adult Food Service Establishment R R Alcohol Beverage Service Establishment E E General Commercial R R Marine Related Commercial Establishment R W Open Air Retail R W Place of Assembly R R Recreational Establishment R R Amusement Ride E CIVIC Community Facility R W Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue —Page 10 of 18 11 /4/2022 Page 10 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, b be a,h,d Wd 1 , a pab4c M1ea11n9 In a¢oM —ti melin®sHt hIn - city of Miami Code. The appdca He baW.,- 1,1,n bA I., reWew Te Inbrtnalbn at iM1e pubic M1eering to rentler a ` reeommenmdon ora ��a�eecpon. PZ-22-11949 A� 11 /07/22 USES D1 (Existing) T6-0 (Proposed) Recreational Facility R R Religious Facility R R Regional Activity Complex E CIVIC SUPPORT Community Support Facility R W Infrastructure and Utilities W W Major Facility E Marina R W Public Parking R W Rescue Mission E Transit Facilities R W EDUCATIONAL Childcare E W College / University E W Elementary School E W Learning Center I E R Middle / High School E W Pre -School E R Research Facility R R Special Training /Vocational R W INDUSTRIAL Auto -Related Industrial Establishment R Manufacturing and Processing R Marine Related Industrial Establishment R Products and Services R Storage/ Distribution Facility R Table 3: Comparison of Uses between " D1 " - Existing and " T6-0" - Proposed Based on Table 1, the main differences of Uses between "D1" — Existing and "T6-0" — Proposed are "Residential" and "Industrial". However, when referencing the Applicant's LOI, they are exclusively seeking to redevelop the Properties for the Residential, Multi -Family Housing Use under the proposed "T6-12-0" Transect Zone, which allows a maximum density of 150 du/acre. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 11 of 18 11 /4/2022 Page 11 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE Th1, s,bmmaI needs to be s,h,d Wd 1 , a pubic hearing in arl-m —t—l"® ai�—h in Abe city of Mlami Cm Lapp.... tlacW.,--ki,,, b.,W y PZ-22-11949 \\ 11 /07/22 -, Miami 21 Code, Article 5, Specific to Zones —Transect Zones - "D1" vs. "T6-12-0" Pursuant to Miami 21 Code, Article 5, Section 5.1, staff has provided a table that has side -by - side comparisons of the following Transect Zones: D1 T6-8-0 T6-12-0 (Existing) Recommended Proposed Building Height Min. Height None 2 Stories 2 stories Max. Height By 8 stories 8 Stories 12 stories Right Max. Benefit Height 2 Stories Abutting all 4 Stories Abutting all 8 Stories Abutting all Transects Zones Transects Zones Transects Zones except T3 except T3 except T3 Building Disposition Floor Lot Ratio (FLR) N/A 5 / 25% additional 8 / 30% additional Public Benefit public benefit Lot Coverage 80% max. 80% max. 80% (1-8 stories) Above the 8t" story: Above 8t" story: 15,000 sf. max. 15,000 sf. max. Floorplate for Floorplate for Residential & Lodging Residential & Lodging 30,000 sf. max. 30,000 sf. max. Floorplate for Office & Floorplate for Office & Commercial Commercial Frontage at front None 10 ft. min.; 20 ft. min. 70% min. setback above 8th Story Density 36 du/ac 150 du/ac max.* 150 du/ac Building Setbacks Principal Front 10 ft. min. 10 ft. min.; 20 ft. min. 10 ft. min.; 20 ft. min. above 8th Story above 8th Story Secondary Front 10 ft. min. 10 ft. min.; 20 ft. min. 10 ft. min.; 20 ft. min. above 8th Story above 8th Story Side 0 ft. min. 0 ft. min.; 30 ft. min. 0 ft. min.; 30 ft. min. above 8th Story above 8th Story Rear 0 ft. min. 0 ft. min.; 30 ft. min. 0 ft. min.; 30 ft. min. above 8th Story above 8th Story Table 4: Table 4: comparison of Building Height, Building Disposition, and Building Setbacks between " D1 ", " T6-8-0 and "T6-12-0" Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 12 of 18 11 /4/2022 Page 12 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE This s,bmmaI needs to be s,h,d Wd 1 , a Pubic hearing in arlom—t—l"®.i�i hin Abe city of Mlami Cm The apPdcatle bacici.,- king bAyW y PZ-22-11949 \\ 11 /07/22 -, Based on Table 2, there are discernable differences in the Development Standards between the two tansect zones, especially regarding Building Height. Please note that the Applicant's Properties are abutting a "T3" Transect Zone to the east, please see Figure 2, which affects the minimum setbacks at specified stories. To reiterate what was stated in the Applicant's PZD-1, Letter of Intent (LOI), this Property was designated by the Miami City Commission as a Brownfield -Designated Site along with the subsequent Legal Agreement between the Property Owner and MDC. In consideration of this information, staff focused on specific Miami 21 Code's goals that address the implications of redeveloping this Property/Brownfield Site. F. FINDINGS (REZONING) Criteria 1 7.1.2.8(f.)(1.)(a) "The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations. " Analysis 1 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. The proposed zoning change from "D1" to "T6-12-0" is consistent with Goal LU-1. Consistent with part 5 of Goal 1, the change to a "T6" Transect Zone would promote the efficient use of land; specifically, by better utilizing lands in a Transit Corridor. Policy LU-1.3.7, "The City will continue to use the City's Enterprise Zone, Empowerment Zone, Commercial Business Corridors, and Brownfield Redevelopment Area strategies to stimulate economic revitalization, and encourage employment opportunities. " Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 13 of 18 11 /4/2022 Page 13 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE ThI, s,bmmal need, to b ,h,r led1,a P.-dearing In arLOM—timeline,,ell hin lbe ciTy©t Mlami Cm Theappti .decisi.,- king bWy wlll As stated earlier in this report, the Applicant's Properties have been designated as a Brownfield Area by the Miami City Commission along with a subsequent legally binding Brownfield Site Rehabilitation Agreement between both parties: The Property Owner and MDC. Furthermore, the location of the Applicant's Properties is strategically located relative to a Commercial Business Corridor, that being NW 20 St. Finally, the intention of this MNCP policy is to promote the redevelopment of the Applicant's Properties to spur economic redevelopment, creation of jobs, and to redress long standing environmental contamination issues. Therefore, this rezoning is found to be consistent. Furthermore, the location of the Applicant's Properties is strategically located relative to a Commercial Business Corridor, that being NW 20 St. Finally, the intention of this MNCP policy is to promote the redevelopment of the Applicant's Properties to spur economic redevelopment, creation of jobs, and to redress long standing environmental contamination issues. Therefore, this rezoning is found to be consistent. 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 found to be consistent. 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 for Pursuant to Sec. 7.1.2.8(c.)(2.), Applications for rezoning.... shall require, Criteria 2 at a minimum, the following information: (g), an analysis of the properties within a "one-half mile radius" of the subject property regarding the existing condition of the radius properties and the current zoning and Future Land Use designations of the radius properties." Staff was not able to find any geospatial documentation and/or adopted Future Land Use/ Zoning ordinances from the Applicant that supports their request to rezone the Properties from "D1" to "T6-12-0". Therefore, staff decided to perform a GIS analysis of the Miami 21 Transect Zones that are within a one-half mile radius to understand the existing transect topologies: Miami 21 Transect Zones within a one-half mile radius of the subject ro ert : Miami 21 Code Transect Count Percentage D2 1 3.2% T4-0 1 3.2% Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 14 of 18 11 /4/2022 PZ-22-11949 11 /07/22 Page 14 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE This s,bmmaI needs to be s,h,d Wd 1 , a Pubic hearing in arlom—t—l"®.i�i hin Abe city of Mlami Cm The apPdcatle bacici.,- king bAyW CS 12 16.5% T3-L 2 6.5% T4-L 12 16.5% T5-L 12 16.5% D3 13 19.7% T4-R 13 19.7% T5-R 13 19.7% T6-8-0 13 19.7% T3-0 14 112.9% D1 5 16.1% 31 100% Based on staffs findings, there is no factual evidence supporting the Applicant's justification for the proposed change to a "T6-12-0" Transect Zone based on the lack of any adopted Future Land Use and/or Rezoning ordinances within this one-half mile study area since the adoption of the Miami 21 Code on October 22, 2009. To the contrary, staff identified Enactment No. "131515" with an adoption date of April 23, 2015, that rezoned the Applicant's adjacent properties to east that are approximately located between Northwest 20 St and NW 21 St and NW 13 Av and NW 19 Av; and the fronting north side of NW 20 St between NW 19 Av and NW 27 Av; and the fronting south side of NW 20 St from NW 27 Av to the Seybold Canal. This resulted in a zoning classification change from "D1" to "T6-8-0", please see Figure 6. Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 15 of 18 11 /4/2022 PZ-22-11949 11 /07/22 -, Page 15 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE This s,bmmaI needs to be s,h,d Wd r , a Pubic hearing in arlom—t—l".ii�I hin Ibe city of Mlami Cm The apPlicatle bacici.,- king bAyW y PZ-22-11949 \\ 11 /07/22 -, hW KND S`. D2. ILA HW 21 ST:ER I ` `_ -42 M11M1'295i_ER - I d2 - -^ D1 a �r 1. �4.--AMMTsr T6-8-4 T6-8- T"-0 ry o rMTH T=RCS T4-L i Hw I9TH-Eft mot T3IT4-RI T4,=1. T4-R W1ICTH3T }0 I - CS I - Mr c:rnsT tb9� T6-R Nri tarn ST '. 999 a T3-0 Hw irrH ST � I vn •TrH T ��I NW IGTH.TER T5� i 1 j T' y T6-S-O� I - CS T6-8-R 5-R. j 1 76 8-0 -, T5t a yer F 'a 0 - 3 CI-._..Nw15tMs � L Hn ;,TeST E CI-HD T3-0rAY 15TH 5il, ._D9- - - ! 1 T4.-0 Hw1arHsr LJ4-LJ k Di_ TS-L � T3-R" � w�.�rusT T54_ T6-L - CS �y� tstNs 1 W? 12TI s T6-12-R Cs TB-24-0 'I C5 T5-0�- D3 T5 Lx I r �. T3-v' -.. CI yi_o Hih'eiTH Sr TS-R--T3-0-R b F'£T4-R I-1 T5-L ! ^. T3-L Td-R L _ D3 T3-0 _ - 7i.R TA. I 0 s00 1.200 2.400 Feet Address: NW 20 ST BETWEEN 13 & 27 AV i i I I I i Figure 6: Enactment No. 131515 - the bold, black outline is the boundary of the adopted rezoning from "DI " to " T6-8-0 ", the "yellow" star is the approximate location of the Applicant's Properties. Finally, staff was able to summarize the existing number of Enactment identifiers that are within a one-half mile radius of the subject property, please see below: Table 5: Enactment (all adopted Rezoning's) List, analysis performed on 1012412022 Enactment Count Percentage 13114 27 87.1% 13515 1 3.2% 13725 1 13.2% 13890 12 1 6.5% 31 1 100.0% Based on staffs findings, there is no factual evidence supporting the Applicant's justification for the proposed change to a "T6-12-0" Transect Zone based on the lack of any adopted Future Land Use and/or Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 16 of 18 11 /4/2022 Page 16 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE Thls s,bmmaI needs to be s,h,d Wd 1 , a Pubic hearing in arlom—t—l"®.i�i hin Abe city of Mlami Cm The apPdcatle bacici.,- king bAyW y PZ-22-11949 \\ 11 /07/22 -, Rezoning ordinances within this one-half mile study area since the adoption of the Miami 21 Code on October 22, 2009. Finding Staff supports the logical continuation of the existing "T6-8-0" zoning Criteria 2 topology westward to the Applicant's Property. However, based on staffs findings, there is no justification for the proposed change, including changed or changing conditions that make the passage of the proposed change (Rezone) necessary to go from "D1" to "T6-12-0". Therefore, this rezoning is found be consistent, however the better Transect for this request based on context would be star alteration recommend a for "T6- 8-0,,. 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 succession, in Criteria 3 which the zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. The proposed zoning changes are not consistent with the successional Zoning change requirements stated in the table in Section 7.1.2.8 (a)(3). The proposed zoning change from "D1" to "T6-12-0" is not allowed. However, it is noted, with the asterisk, that 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. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the request Criteria 3 to rezone is not to be consistent with the Miami 21 Code. G. CONCLUSION The requested rezoning from "D1" to "T6-12-0" Transect Zones will change the density, intensity, and height of the Applicant's Properties. Furthermore, based on staffs findings regarding Miami 21 Code's Successional Zoning requirements, the existing properties that are within a one-half mile radius of the Applicant's Property have no "T6-12-0" Transect zoning designations. Furthermore, as stated in the staffs findings, the rezoning per Enactment Number " 13515" provides support for a "logical extension" of the "T6-8-0" zoning topology to the east of the Applicants Properties, please refer to Figure 6. Finally, with the Brownfield Site Rehabilitation Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 17 of 18 11 /4/2022 Page 17 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 NOTICE Thi, s,bmmal need, b b ,h,d Wd for a P.-hearing in arloman�—timem,® set lone in the city ©t Miami pp­.decisi.,- king body will Agreement, the Property Owner is legally bound to comply with the requirements to rehabilitate the Properties to allow for possible future development at a scale that is conducive to the Properties' eastern abutting neighbors with their respective transect topologies: the low Density "T3-0" Residential neighborhood and the Commercial Corridor "T6-8-0") that runs along NW 20 St. Based on the Applicant's LOI, they make the case that based on the prior City's determination, under the Previous Zoning Code, the multifamily development on the Properties at the "R-4" Multifamily High -Density Residential of 150 dwelling units is appropriate. Furthermore, the Applicants requested residential density, height, and floor lot ratio of the Miami 21 Code's T6-12 Transect will permit the current development to be economically viable while offsetting the financial obligatory cost of environmental remediation under the Brownfield Site Rehabilitation Agreement with DERM. Staff carefully balanced the goals and policies of the MCNP and Miami 21 Code along with the valuable input from the public advocacy and watchdog group - "MRC", while taking into consideration the City's prior determinations under the Previous Zoning Code for this Applicant's Properties and the active, legally binding Brownfield Site Rehabilitation Agreement between the Applicant and DERM. As a result, staff has determined that the Applicant's request is found to be consistent with key MCNP and Miami 21 Code goals and policies. Therefore, the staff recommends "Approval". Alternatively, staff recommends the rezoning of the Applicant's Properties from "D1" Work Place District Zone to ' f6-8-O - Urban Core Zone" as a more appropriate rezoning alternative, based upon the facts and findings in this staff analysis. CDocuSigned by: (,ai—islt ai. K, �1=zGGEF-0CfiC349F Lakisha Hull, AICP, LEED AP BD+C Planning Director Sevanne Steiner, Assistant Director Murphy Digitally signed by Murphy, Darren Darren Date: 2022.11.04 17:04:52-04'00' Darren Murphy Planner II Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 18 of 18 11 /4/2022 PZ-22-11949 11 /07/22 Page 18 of 19 DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44 WAkN,- Sevanne Steiner Assistant Director NOTICE Thisenbmma �dbrapnbbetleadn9 In ercmtlanre wM timelines s. forth in the 01,1 Miami Cptle. The applies Lte dsislpn-mabing by y vAll reWewMe lnioanation at the P-, hearing to render s recpmmendadpn pr a anal oecivpn. PZ-22-11949 11 /07/22 Page 19 of 19 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-11949 NOTICE This aub d.neetls tube Lin. tetl,or i pubechearing REZONE n.�ortl.Theanoo hGmebneealsion-hikina body Miami Cptle. The ep0�ica tie tleclsion-making batly will rewewthe information at the public hearing to rentler a recommentlag on or a fin.[ d-im on. ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV PZ-22-11949 11 /07/22 0 125 250 500 Feet w Q H rn >N Z D2 O NW-21ST-ST 2= J �LpRTyR/� FAO R NW-20TH'ST w = Q • D1 m N • w�Zso z cS , ti T3-0 • . . . . , T6=8-0 R ti • .,,tip �� . N I . � ' UNNAMED• ��y. . . . . . . . . N� � MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-11949 NOTICE This aub d.neetls tube Lin. tetl,or i pubechearing n.�ortl.Theanoo hGmebneealsion-hikina REZONE Miami Cptle. The ep0�ica tie tleclsion-making batly will body rewewthe information at the public hearing to rentler a recommentlag on or a fin.[ d-im on. ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV PZ-22-11949 11 /07/22 0 125 250 500 Feet w Q H rn >N Z D2 O NW-21ST-ST 2= J �LpRTyR/� FAO R NW-20TH'ST D1 N T6-12-0 w = Q • R' C.0 N CS tiR�� T3-0 • . . . T6=8-0 R ti . . . . . . . . . . • .,,tip ti�p . N • I . • UNNAMED AERIAL EPLAN ID: PZ-22-11949 REZONE ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV �YYY OF NOTICE Thls sabmatrt needs to be scheduled fora public hearing in rcordanoo with timelines ad forth in the City of Miami Code. The applira he decislon-making body will retl_the Infonnalion at the pu bec hearing to render a recommendati on or a final deoid on. PZ-22-11949 11/07/22 0 125 250 500 Feet I "