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Home My WebLink AboutStaff Analysis and MapsDocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 (�I. <NOTICE needs b be scheduled for a public hearing nre wkh timelnesetforth in the CityM The appllcade tlsi-n-making btly will brma - at the public hearing t. rentler a ommends ., or a final d.dm.n. PZ-22-15065 03/29/23 Z' City of Miami * I�LIRPao Rk[f[ Planning Departmen t f� .-R t o ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-15065 Location 1600 NE 2 Avenue Folio Number 0131360050570 Miami 21 Transect T6-0 Urban Core Transect Zone - Open MCNP Designation General Commercial Commission District 5 — Christine Kin Department of Human Service Neighborhood Service Center Downtown-Brickell (Temporary at OMNI CRA Building) Planner Zhaokai (Kyle) Liu, Planner II Property Owner 1600 NE 2ND Avenue LLC Ines.marrero@hklaw.com Project Representative Ines Marrero Priegues, Esq Ines.marrero@hklaw.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Ines Marrero Priegues, Esq. (the "Applicant") requests to rezone the Property located at 1600 NE 2 Avenue, Miami, Florida from "T6-24A-0PI Urban Core Transect Zone - Open to 76-24B-O" Urban Core Transect Zone — Open. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends approval of the request to rezone the Property from "T6-24A-0PI Urban Core Transect Zone — Open to 76-24B-O" Urban Core Transect Zone — Open based upon the facts and findings in this staff report. Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 1 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!arR� NOTICE TM, eu brnittaln d,b be ech.&W d b, a public hearing In accond—wM1h hmellnes set forth in the City & Miami CWe. The appliwde be -n-rnaXing bWy will rewewthe inbrmation at the pubc hearing to n,nde, e nxommentlation nr 8 final eeciaon. PZ-22-15065 / �Av 03/29/23 /I C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-24A-0 General Commercial Industrial 150 du/ac South T6-3613-0 Restricted Commercial Transportation -Utilities 150 du/ac East T6-3613-0 Restricted Commercial Vacant 150 du/ac West T6-24A-0 General Commercial Transportation -Utilities 150 du/ac D. BACKGROUND The Property has four (4) parcels located along NE 2 Avenue, NE 16 Street, and NE 1 Court. The parcel (16001 NE 1 Court, Folio #: 0131360690010) on the west side of 1600 NE 2 Avenue is used as a parking lot. The parcel (210 NE 17 Street, Folio #: 0132310050310) on the east side of 1600 NE 2 Avenue is vacant. The parcel (155 NE 15 Street Folio #: 0131360880020) on the south side of the Property is used as a parking garage. According to the survey prepared by Level Tech Surveyors, LLC., the size of the proposed Property is approximately 24,589.3 Square Feet (0.5645 acres). The Applicant proposes changing the existing zoning designation from "76-24A-O" Urban Core Transect Zone — Open to "76-2413- 0" Urban Core Transect Zone — Open; see Figures 1 & 2. The Future Land Use Map is "General Commercial" which supports the proposed zoning district. EXISTING ZONING Figure 1 Existing Miami 21 Transect Zone PROPOSED ZONING —T4aati- T83AB-0 Figure 2 Proposed Miami 21 Transect Zone Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 2 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!are� NOTICE mie eobmidal needs m --headed mr a pbk heeling In accond—wM1h hmellnee set forth in the City & Miami CWe. The appliwde be -n- naXing bWy will rewewthe inbrmation at the pubc hearing to n,nde, e recommendation nr a final eeciaon. PZ-22-15065 / �Av 03/29/23 /I The Property is in "T6-24A-0" Urban Core Transect Zone — Open abutting 76-36B-O" Urban Core Transect Zone — Open, on the east and south side. The Property is currently developed with two (2) one-story buildings and served as the site for the Miami Cash Register Co., Inc., a local business that sold dash registers and scanning systems for retail and restaurant businesses in South Florida. DEMOGRAPHICS The Property is in 2020 US Census Track 12086002702. According to the Policy Map 5-Year Estimate (2017-2021), 4,537 people live across 1,684 households for an average household size of 1.99 people, which is smaller than the City of Miami's average household size of 2.38 people. The median household income of the area is approximately $64,489, which is $13,224 more than the citywide median household income. Almost (94.42%) all the housing units are rental occupied. This is more than 24% of rental occupied housing units citywide, which is 69.98%. Additionally, Census Track 2020 has less vacancy rate in the City of Miami. Below is a table highlighting the key socioeconomic and demographic characteristics of both Census Track 2020 and the City of Miami Topic Census Tract: 12086002702 City of Miami Population 4,537 442,241 Total Households 1,684 181,597 Average Household Size 1.99 2.38 Families in Poverty 14.66% 16.94% Home Ownership Rate 5.58% 30.02% Rental Occupancy Rate 94.42% 69.98% Vacant Rate 13.24% 13.97% Median Household Income $64,489 $51,625 Median Gross Rent $1,986 $1,361 Table 1 : Census Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 3 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!are� NOTICE mie eobmidal needs m --headed mr a pbk heeling In accordance wM1h hmellnee set forth in the City & Miami CWe. The appliwde dz-n- naXing bWy will rewewthe inbrmadon at the pubdc hearing to render e recommendation nr a final deciaon. PZ-22-15065 / �Av 03/29/23 /I E. ANALYSIS Miami 21 Code The Property is zoned "76-24A-O" Urban Core Transect Zone — Open. Supported development in this zoning designation is primarily intended for Residential, Lodging, and Offices by Right, with restricted Commercial, Civic, Civic Support, and Educational Uses through the Warrant and Exception process. The current and proposed T6 designation provides for the highest density and greatest variety of use within the designated Urban Core Zone. The Property is in the Omni Residential Density Increase Area, which has a density of 500 du/acre. Under the current "76-24A-O" Urban Core Transect Zone — Open, the Floor Lot Ratio (FLR) is 7 / 30% additional Public Benefit. The Floor Lot Ratio (FLR) for the proposed "76-24B-O" Urban Core Transect Zone — Open is 16 / 40% additional Public Benefit. The Floor Lot Ratio (FLR) is the multiplier applied to the Lot Area that determines the maximum Floor Area allowed above grade in a given Transect Zone. Bonus Capacity is the additional Building Capacity awarded for participation in the Public Benefits Program, as defined in Article 3, Section 3.14. The intent of the Public Benefits Program established in this section is to allow bonus Building Height and FLR in T6 Zones and bonus Building Height in D1 Zones in exchange for the developer's contribution to specified programs that provide benefits to the public. The Applicant's purpose to rezone the Property to "76-24A-O" Urban Core Transect Zone — Open is to allow additional floor lot ratios allocated under "76-24B-O" Urban Core Transect Zone — Open. The rezoning of this Property will permit the development of the Property with residential units within walkable distance to nearby Metromover Stations such as School Board Metromover Station and Adrienne Arsht Metromover Station. Per Article 4, table 3, the Uses for both "76-24A-O" Urban Core Transect Zone — Open and "76-24B-O" Urban Core Transect Zone — Open remains the same. Below are the excerpts from Article 4, Table 3 of the Miami 21 Code highlight the allowed uses and development standards that would not change due to the proposed rezoning. Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 4 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!arR� NOTICE mis eobnidal needs m --headed mn a pbk hearing In—nd—wM1h hnelln, set forth in the City & Miami CWe. The appliwde bs—n- naXing bWy will renew the inbrn ,at the pubc hearing to rentlene recommendation nn a final eeciaon. PZ-22-15065 �Av 03/29/23 T6 SINGLE FAMILY RESIDENCE R R R COMMUNITY RESIDENCE ANCILLARY UNIT R R R TWO FAMILY RESIDENCE R R R MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK R R R R R R R R R R WORK - LIVE LODGING BED & BREAKFAST E R R INN E R R HOTEL R R OFFICE OFFICE COMMERCIAL R R AUTO -RELATED COMMERCIAL ESTAB. W W ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTAB. -ADULT FOOD SERVICE ESTABLISHMENT R R W R E R E ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL W R W R W MARINE RELATED COMMERCIAL ESTAB. Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 5 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!arR� NOTICE mis eobnidal needs m --headed mn a pbk hearing In—nd—wM1h hnellnes set forth in the City & Miami CWe. The appliwde dz—n- naXing bWy will renew the inbrn ,at the pubk hearing to rentlene recommendation nn a final d-im., PZ-22-15065 �Av 03/29/23 T6 W W OPEN AIR RETAIL PLACE OF ASSEMBLY E R R RECREATIONAL ESTABLISHMENT R R AMUSEMENT RIDE E CIVIC W W COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT E R R E R R E COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA W W W E E W W W W PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES E W W EDUCATIONAL CHILDCARE W W W COLLEGE / UNIVERSITY E W W W W ELEMENTARY SCHOOL LEARNING CENTER R R MIDDLE / HIGH SCHOOL E W W Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 6 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!arR� NOTICE mis eobnidal needs m he&ied mr a pbk hearing In—nd—wM1h hmelln, set forth in the City & Miami CWe. The appliwde bs—n-naXing bWy will renew the inbrn ,at the pubc hearing to rentlene recommendation nn a final eeciaon. PZ-22-15065 �Av 03/29/23 T6 E R R PRE-SCHOOL RESEARCH FACILITY R R SPECIAL TRAINING / VOCATIONAL W W INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY F. NEIGHBORHOOD SERVICES Figure 3 shows the Property from North to South on NE 2 Avenue. Figure 4 shows the street view on NE 16 Street from east to est. Figure 5 shows the street view on NE 16 Street from west to east Figure 6 shows the street view on NE 1 Court from south to north Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 7 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 411y!are� NOTICE mie eobmidal needs m --headed mr a pbk heeling In accordance wM1h hmellnee set forth in the City & Miami CWe. The appliwd, decision-rnaXing bWy will rewewthe inbrmadon at the pubdc hearing to render e recommendation nr a final deciaon. PZ-22-15065 / �Av 03/29/23 /I Figure 3 Figure 4 Figure S Figure 6 G. FINDINGS In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21, in the recommendation, staff studied the request with regard to the three (3) criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staff's findings are provided below. Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 8 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 Criteria 1 411y!are� NOTICE mie eobmidal needs m he&ied mr a pbk heeling In accond—wM1h hmellnee set forth in the City & Miami CWe. The appliwde be -n- naXing bWy will rewewthe inbrmation at the pubc hearing to n,nde, e recommendation nr a final eeciaon. PZ-22-15065 / �Av 03/29/23 /I 7.1.2.8 (f)(1)(a) "The relationship of of the proposed amendment of the goals, objectives, and polies 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 of Criteria 1 Finding 1 Criteria 2 The Application is consistent and compatible with the underlying Comprehensive Plan designation of General Commercial. Specifically, it promotes Policy LU- 1.1.10, TR-2.1.3, and HO-1.1.9 to encourage high -density residential development and redevelopment in close proximity to Metrorail and Metromover station. Additionally, this request promotes policy LU-1.3.15 in that it encourages a development pattern that enhances existing neighborhoods by developing balanced mixed uses, including areas for employment, shopping, housing, and recreation in close proximity to each other. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. 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 change necessary". Analysis of Criteria 2 The Application requests a rezoning from "76-24A-O" Urban Core Transect Zone — Open to "76-24B-O" Urban Core Transect Zone — Open, a transect that is consistent with the development trend in the immediate vicinity and the surrounding uses. The intent of the rezone is to allow for the additional floor lot ratio allocated under the T6-24B-0" Urban Core Transect Zone — Open. The rezoning of this Property will permit the development of the Property with residential units within walkable distance to nearby Metromover stations such as School Board Metromover Station and Adrienne Arsht Metromover Station. Therefore, the Property is suited to be redesignated to T6-24B-0" Urban Core Transect Zone — Open to its neighboring parcels. Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 9 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 H, Finding 2 Criteria 3 411y!are� NOTICE mie eobmidal needs m --headed mr a pbk heeling In accordance wM1h hmellnee set forth in the City & Miami CWe. The appliwde dz-n- naXing bWy will rewewthe inbrmadon at the pubdc hearing to render e recommendation nr a final deciaon. PZ-22-15065 / �Av 03/29/23 /I Pursuant to Article 7, Section 7.1.2.8 (f)(1)(b) of Miami Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. 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 Neighborhood and to provide transition in intensity and Building Height." Analysis of Criteria 3 Finding 3 The intent of the request to rezone from "76-24A-O" Urban Core Transect Zone — Open to "76-24B-O" Urban Core Transect Zone — Open is to allow for additional floor lot ratio allocated under the "76-24B-O" Urban Core Transect Zone — Open category. The site could be developed with a maximum of 282 units because the Property is in the Omni Residential Density Increase Area. The density for the Property is 500 du/acre. The maximum building height is 24 stories by right and up to 48 stories through the use of the public benefit. In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change is zoning is consistent. Based on the Planning staff's analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the Property from "76-24A-O" Urban Core Transect Zone — Open to "76- 24B-O" Urban Core Transect Zone — Open is justified Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the aforementioned findings, the Planning Department recommends approval of "76-24B-O" Urban Core Transect Zone — Open Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 10 03/22/2023 DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9 NOTICE This su bmMal needs b. sche&W d br a pubic hearing in ccordance with timelines set forth in the city o Miami CW, The applicade decision -making body will rewew the intonnalion at the public hearing to n,nder a recommendation cr a flnM decieon. PZ-22-15065 / �Av 03/29/23 /f DocuSigned by: (,a�islA a� R1,1, 7F35EEFOC6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: �w4mn , sfuwtr Sevanne Steiner, CNU-A Assistant Director DocuSigned by: n�aa cr.Fi na�a�� Zhaokai Liu Planner II Staff Analysis Report No. ePlanPZ No. PZ-22-15065 1600 NE 2 AV— Page 11 03/22/2023 AERIAL LO3/29 �°EPLAN ID: PZ-22-15065OTICEeds m be ach.dWed m, a pobk hea,lnyREZONING w Hi ludtds sef io h in the City n!eappliwde tlecbk-makingburywillation al the pub4c hearing to rentler amentlation or a final tleciaon.ADDRESSES: 1600 NE 2 AV Z-22-15065 03/29/23 0 75 150 300 Feet MIAMI 21 (EXISTING) EPLAN ID: PZ-22-15065 (NOTICEOTICE ds to de acheda�d bra p0k nex,ing REZONING pludtd--1 hinthe Ciyn!appliwde dsbk-makingburywill 1ldalthe1 fillhearing1. rentlera endation or a final tlecivon.ADDRESSES: 1600 NE 2 AV Z-22-15065 03/29/23 0 87.5 175 350 Feet NE-17-TH•ST- T6-24B-O NE 17TH ST T6-24A-O 0 Z N W Z Q U U w NE-16TH-ST-- Z Z �T�6-36-01 NE-16TH ST NE 15TH-TER N M IAM 121 (PROPOSED) EPLAN ID: PZ-22-15065 (NOTICEOTICE ds to de acheda�d bra p0k nex,ing REZONING pludtd--1 hinthe Ciyn!appliwde dsbk-makingburywill 1ldalthe1 fillhearing1. rentlera endation or a final tlecivon.ADDRESSES: 1600 NE 2 AV Z-22-15065 03/29/23 0 87.5 175 350 Feet NE-17-TH•ST- T6-24B-O NE 17TH ST T6-24A-O T6-24B-O Z N W Z Q U U w NE-16TH-ST-- Z Z �T�6-36-01 NE-16TH ST NE 15TH-TER N