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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 NOTICE ThIs submittal needs b be scheduled ton a public h—ing In ecconbance whh timelines set forth in the City M M., Code. The appllcade beci-n-making body will reWew the inbnnabon at the public hearing t. n,nde, a recommendation or a final d.dm.n. PZ-20-9175 / w 04/14/23 /f City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-9175 Addresses 1657 NW 17th Avenue, 1667 NW 17th Avenue, 1601 NW 17th Avenue, 1649 NW 16th Terrace, 1644 NW 16th Terrace, 1650 NW 16th Terrace, 1700 NW 15th Street Folio Numbers 01-3135-004-0180, 01-3135-004-0170, 01-3135-004-0160, 01- 3135-004-0150, 01-3135-004-0040, 01-3135-004-0050, 01- 3135-004-0060 Miami 21 Transect '76-8-0", Urban Core Transect Zone — Open and 76-8-R" Urban Core Transect Zone — Restricted MCNP Designation High -Density Multifamily Residential Commission District 1,(City Commissioner: Alex Portilla Planner Maxwell Utter, Planner II; Email: mutter@miamigov.com Property Owner Brotherhood of Electrical Workers etc. Project Representative William Rile w.rile rile irm.or Recommendation Denial A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, the property owner "2814 16 SW 37 LLC" (the "Applicant") is requesting to change the Miami 21 Code's Zoning Atlas from "76-8-11" Urban Core Transect Zone — Restricted and "T6-8-0" Urban Core Transect Zone — Open to "T6-12-0" Urban Core Transect Zone — Open generally located at 1657 NW 17th Avenue 1667 NW 17th Avenue, 1601 NW 17th Avenue, 1649 NW 16th Terrace, 1644 NW 16th Terrace, 1650 NW 16th Terrace, 1700 NW 15th Street (collectively the "Subject Property") Miami, Florida. Concurrently, the Applicant is requesting a change to the Miami Comprehensive Neighborhood Plan's (MCNP) Future Land Use designation, as a companion item (ePlan File ID# PZ-20- 7997). The companion application seeks to change the Property's FLU designation from High Density Multifamily Residential to Restricted Commercial, see Table 1. Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 1 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 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 decieon. PZ-20-9175 / �Av 04/14/23 /I Address Folio Area Existing Proposed Existing Proposed FLUM FLUM Zoning Zoning Designation Designation 1601 NW 01-3135- 11,489 sq. ft. Restricted Restricted T6-8-0 T6-12-0 17th Ave 004-0180 (0.263 ac) Commercial Commercial 1667 NW 01-3135- 11,277 sq. ft. Restricted Restricted T6-8-0 T6-12-0 17th Ave 004-0170 (0.258 ac) Commercial Commercial 1650 NW 01-3135- 6,250 sq. ft. Restricted Restricted T6-8-R T6-12-0 17th Ave 004-0160 (0.143 ac) Commercial Commercial 1644 NW 01-3135- 6,250 sq. ft. High -Density- Restricted T6-8-R T6-12-0 16th Ter 004-0150 (0.143 ac) Multifamily Commercial Residential 1657 NW 01-3135- 17,845 sq. ft. High- Restricted T6-8-0 T6-12-0 17th Ave 004-0040 (0.409 ac) Density- Commercial Multifamily Residential 1649 NW 01-3135- 12,720 sq. ft. High- Restricted T6-8-R T6-12-0 16th Ter 004-0050 (0.292 ac) Density- Commercial Multifamily Residential 1700 NW 01-3135- 13,799 sq. ft. High- Restricted T6-8-R T6-12-0 15th St 004-0060 (0.316) ac Density- Commercial Multifamily Residential 79,630 sq. ft. (1.828 ac) 77 Table 1: Properties — Property information, Land Use and Zoning (Existing and Proposed) RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8.d.1 of Ordinance 13114 ("Miami 21 "), as amended, the Planning Department recommends "Denial" of the requested change to Miami 21 Code's Zoning Atlas from 76-8-R" Urban Core Transect Zone - Restricted and '76-8-0" Urban Core Transect Zone - Open to'76-12-0" Urban Core Transect Zone — Open and further recommends Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 2 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I that the 76-8-R" Urban Core Transect Zone - Restricted parcels be rezoned to 76-8-0" Urban Core Transect Zone - Open. B. PROJECT DATA Adjacent Properties and their associated Land Use designation(s), Transect Zone(s), and Existing Use(s) Miami 21 MCNP / Density Existing Use(s) North T6-8-R and T6-8-0 Restricted Sales and Services, Commercial and High- Vacant Density Multifamily Residential / 150 du per acre South T6-8-R and T6-8-0 Restricted Residential, Multi - Commercial and High- Family Housing Density Multifamily Residential / 150 du per acre East T6-8-R Low Density Residential, Multi - Restricted Family Housing Commercial / 36 du per acre West T6-8-0 and T3-0 Duplex — Residential / Residential, Multi- 18 du per acre Family Housing Table 2: Surrounding Uses C. BACKGROUND Previous Land Use / Zoning Adoptions The land has been zoned as 76-8-R" Urban Core Transect Zone - Restricted and 76-8-0" Urban Core Transect Zone - Open since the adoption of the Miami 21 code. Formerly, the land was zoned as "C-1" and "R-4". The current land use designations for the site are "Restricted Commercial' and "Multifamily High -Density Commercial", The parcels are currently being used as, Governmental/Public Administration (Other than Military or Penal), Parking - Public and Private Garages and Lots and Other Industrial Intensive, non -noxious. The land has been owned by the Brotherhood of Electrical Workers since 1948. They have operated their union hall, convention hall, offices and electrician academy on the site since buying the property. Site Location The Subject Property directly fronts NW 17 Avenue and 16th Terrace. The northern 17th Ave fronting property (1657 NW 17th Ave) is at the northeast intersection of NW 17th Ave and NW Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 3 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 411y!are� NOTICE mie eobmidal needs m —Ih.&dmra 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I 16th Ter. The central property (1667 NW 17th Ave) is at the southeastern intersection. The southernmost property (1601 NW 17th Ave) is at the northeast corner of the intersection of NW 17th Ave and NW 16th St as shown on Figure 1. The properties that front 16th Terrace are not on the corner. The Subject Property consists of seven (7) parcels with an approximate area of 79,630 sq. ft. (0.931 acre) The aerial image below shows the site, outlined in blue, and the immediately surrounding context. s ra Figure 1: Aerial of subject site (red outline) Proposal Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.) — Successional Zoning, the Applicant is requesting to change the Subject Property's MCNP, Future Land Use Map ("FLUM") designation from High -Density Multi -Family Residential to Restricted Commercial and the Miami 21 Code's Zoning Atlas Transect Zone from 76-8-0" Urban Transect Zone — Open and 76-8- R" Urban Transect Zone - Restricted to '76-12-0" Urban Core Transect Zone - Open. Based on Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 4 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 411y!are� NOTICE mie eobmidal needs m —Ih.&dmra 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I the Applicant's plan drawing — V-1, Survey, the Subject Property is approximately 79,630 sq. ft. (1.828 acre) and has 428.62 feet of linear frontage on NW 17 Avenue. Therefore, the Applicant's Rezoning Application meets the necessary minimum criteria under Miami21 Code, Article 7, Section 7.1.2.8.c, as the Subject Property involves more than 200 linear feet of frontage and more than 40,000 square feet of land area. Sociodemographic The Applicant's Properties are located within the 2021 United States Census Tract "12086003006" (the "Census Tract"). Staff reviewed the following socioeconomic indicators/variables (Population, Households, Average Household Size, Families in Poverty, Owner -Occupied Housing, Renter -Occupied Housing, Vacant Housing, Median Family Income, and Median Gross Rent) to understand the differences between this Census Tract and the City of Miami. The one sociodemographic indicator that is noteworthy deals with Housing: Owner - Occupied Housing is 5.66% (116 units) versus Renter -Occupied Housing is 84.38% (1,729 units), with a ratio of Renters to Owners being approximately 14.9 (1,729/116). Topic — United States 2020 Census Census Tract 30.04 City of Miami Population 5,030 442,241 Households 2,049 180,676 Average Household Size 2.5 2.5 Families in Poverty 37.85% 17.14% Owner -Occupied Housing 5.66% 30.37% Renter -Occupied Housing 84.38% 69.63% Vacant Housing 9.95% 13.62% Median Family Income $29,829 $48,003 Median Gross Rent $1,118 $1,242 Table 3: 2021 United States Census: Census Tract 12086003004 D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The Applicant is requesting to change the Subject Property's existing, underlying MCNP's, FLU designation of "High -Density Multi -Family Residential" to "Restricted Commercial". This FLU designation allows commercial uses to a maximum density equivalent to "High -Density Multifamily Residential" (150 du per acre) subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it incompatible with the surrounding residential uses. This category also allows general office use and commercial activities that generally serve the daily retailing and service needs of Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 5 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 411y!are� NOTICE mie eob,nMa[ needs m --headed mr a pbk heeling In accond—wM1h hmellnee set forth in the City & Miami CWe. The appliwh, bec—n-rnaXing bWy will rewewthe inbrmation at the pubc hearing to n,nde, e recommendation nr a final eecivon. PZ-20-9175 / �Av 04/14/23 /I the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways. As stated in the MCNP: High Density Multifamily Residential: Areas designated as "High Density Multifamily Residential" allow residential structures to a maximum density of 150 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (100%), subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area Southeast Overtown 200 units per acre 300 units per acre Miami River 400 units per acre Brickell, Omni, Park West and River Quadrand500 units per acre *Indicates maximum residential density may be increased by up to one hundred percent (100%) subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted, community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law, community - based residential facilities (15+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations. Restricted Commercial: Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 6 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 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 decieon. PZ-20-9175 / �Av 04/14/23 /I residents; 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 "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property, such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. Miami 21 Code The Applicant is requesting to change the Subject Property's existing, underlying Miami 21 Code's Transect Zone from '76-8-0" Urban Core Transect Zone - Open and 76-8-R" Urban Core Transect Zone - Restricted (see Figure 2) to '76-12-0" Urban Core Transect Zone - Open, see Figures 2 and 3. This Transect Zone consists of the highest density (150 du per acre) and greatest variety of Uses per Miami 21 Code, Article 4, Table 3, refer to Table 4: Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 7 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 411y!are� NOTICE mie eobmidal needs m --headed mr a pbk heeling In accond—wM1h hmelln, 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I V� r E.--: Figure 2: Miami 21 Transect Zone (Existing) Figure 3: Miami 21 Transect Zone (Existing) BUILDING FUNCTION: USES T6-R T6-8-0 T6-12-0 RESIDENTIAL SINGLE FAMILY RESIDENCE R R R COMMUNITY RESIDENCE R R R ANCILLARY UNIT TWO FAMILY RESIDENCE R R R MULTI FAMILY HOUSING R R R DORMITORY R R HOME OFFICE R R R LIVE - WORK R R WORK - LIVE LODGING BED & BREAKFAST E R R INN E R R HOTEL R R OFFICE OFFICE R R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W W ENTERTAINMENT ESTABLISHMENT R R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT W R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL W R R Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 8 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I BUILDING FUNCTION: USES T6-R T6-8-0 T6-12-0 MARINE RELATED COMMERCIAL ESTAB. W W OPEN AIR RETAIL W W PLACE OF ASSEMBLY E R R RECREATIONAL ESTABLISHMENT R R AMUSEMENT RIDE E E CIVIC COMMUNITY FACILITY W W RECREATIONAL FACILITY E R R RELIGIOUS FACILITY E R R REGIONAL ACTIVITY COMPLEX E E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES W W W MAJOR FACILITY MARINA E W W PUBLIC PARKING E W W RESCUE MISSION TRANSIT FACILITIES E W W EDUCATIONAL CHILDCARE W W W COLLEGE / UNIVERSITY W W ELEMENTARY SCHOOL E W W LEARNING CENTER R R R MIDDLE / HIGH SCHOOL W W W PRE-SCHOOL R R R RESEARCH FACILITY R R R SPECIALTRAINING / VOCATIONAL W W W Table 4: Excerpt of Article 4, Table 3 of Miami 21, a comparison of Uses between the 76-8-R" and 76-8-0 and T6- 12-0 E. FINDINGS Criteria 1: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(1.)(a.): "The relationship of the proposed amendment to the goals, objectives, and policies of the [MCNP], with appropriate consideration as to whether the proposed change will further the goals, objectives, and policies of the [MCNP]; the Miami 21 Code; and other city regulations." Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 9 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I Analysis 1: The current Future Land Use designation for a portion of the properties does not support'76-12-0" Urban Core Transect Zone — Open. The applicant has applied for a Future Land Use map amendment that is not supported by staff. As noted in the letter of intent, the Property Owner intends to expand the current facility without changing the facility's characteristics. This does not align with the following MCNP's Land Use Element, Policy HO- 1.1.8: "Through the land development regulations, the City will protect existing viable neighborhoods in those areas suitable for housing and, where appropriate, enhance them in a manner compatible with their existing character". This would allow commercial uses to encroach into a residential area. In terms of housing options for the City's residents, the Applicant's requested rezoning of its Properties will neither promote or inhibit residential development, while being within area transit corridor centered around NW 161" Street. However, the applicant is not incorporating a residential component. Therefore, this does not align with the following MCNP's Transportation Element, Policy TR-1.1.5: "Within Neighborhoods, a range of housing types and price levels should accommodate diverse ages and incomes" and Miami 21 Code's Article 2, Section 2.1.2(b.)(2.): "Rebuilding the City's commercial Corridors to function as Mixed -Use, transit - oriented, walkable centers for adjacent Residential Neighborhoods" as development of this facility would not be expected to affect prices of residential developments, nor would the expansion of facilities in line with their original use support or act to the detriment of the development of the neighborhood. Finding 1: Does Not Comply Criteria 2: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(1.)(b.): "The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis 2: As noted under the subheading "Previous Land Use / Zoning Adoptions", there have been no rezones since the adoption of the Miami 21 code, and no information was available on previous rezones before the code was adopted. Miami 21 Code, Article 7, Section 7.1.2.8(a.). Therefore, there is no indication that there is a need for a change in the area. Furthermore, the recently built "No 17 Residences Allapattah" Residential, Multifamily Project built during the pandemic, located directly south of the Applicant's Properties at 3650 Bird Road consist of two (2) buildings with 13 Stories, 192 units, and approximately 575,414 square feet of new construction this could be considered as an indicator of future changing conditions towards high -density redevelopment in Tine with the City of Miami's goals to expand housing. The uses specified in the Letter of Intent are generally educational (special training/vocational). Therefore, the existing zoning districts 76-8-R" Urban Core Transect Zone — Restricted and 76-8-0" Urban Core Transect Zone — Open provides the regulations for redevelopment. The uses allotted under 76-8-0" Urban Core Transect Zone — Open and '76-12-0" Urban Core Transect Zone — Open are the same (see Table 4), there is not a strong case to be made that increasing Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 10 of 10 4/13/2023 DocuSign Envelope ID: 20E82EO1-C24247BF-9B16-B06832EC1F62 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 eecivon. PZ-20-9175 / �Av 04/14/23 /I the allowed stories on the property from eight (8) to 12 would provide substantial benefit to the applicant or the community. Findings 2: Does Not Comply Criteria 3: Pursuant to Miami 21 Code, Article 7, 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 3: The Applicant's property are currently zoned 76-8-0" Urban Core Transect Zone — Open or 76-8-R" Urban Core Transect Zone — Restricted designated property (1657 NW 171n Avenue). Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.), the Applicant's requested change is following the "Successional Zoning" pattern that allows the existing, underlying Transect Zone to go from 76-8-0" Urban Core Transect Zone — Open or 76-8-R" Urban Core Transect Zone — Restricted to '76-12-0" — Urban Core Transect - Open. As there is no T6-12-0 land within 500 feet of the property, a 12 story structure would be out of the scale for the neighborhood, and would have the potential to disturb the residents of 73-0" Suburban Transect Zone - Open properties roughly 200 feet away. Finding 3: Does Not Comply F. CONCLUSION The Applicant's requested rezoning for their Subject Property from the current 76-8-0" Urban Core Transect Zone — Open or 76-8-R" Urban Core Transect Zone — Restricted to '76-12-0" — Urban Core Transect Zone — Open was reviewed based on a "balanced approach" of weighing the merits of this application being compliant with Miami 21 Code's Successional Zoning Changes, the MCNP's Goals, Objectives, and Policies, the Applicant's property needs, and the current development trends of the neighborhood. Based on the criteria stated above, the expansion of uses on the property, while not detrimental to residential development, are also not favorable to residential development. The recent construction of the Multi -Family Units has ultimately created a precedent towards higher residential density as a means to keep housing affordable for its residence. Therefore, the Planning Department recommends "Denial" of the property addresses (1657 NW 17th Avenue, 1667 NW 17th Avenue, 1601 NW 17th Avenue, 1649 NW 16th Terrace, 1644 NW 16th Terrace, 1650 NW 16th Terrace, and 1700 NW 15th Street) from 76-8-0" Urban Core Transect Zone — Open or 76-8-R" Urban Core Transect Zone — Restricted to '76-12-0" Urban Core Transect Zone — Open. Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 11 of 10 4/13/2023 DocuSign Envelope ID: 20E82E01-C24247BF-9B16-B06832EC1F62 NOTICE This su bmMal—&b. sche&W d br a public hearing in cco,dance with bmelln, set forth in the city o Miami CW, The applicade decision -Waking body will rewew the intonnalion at the public hearing to mode, a recommendation o, a flnM deciaon. PZ-20-9175 / �Av 04/14/23 /f —DocuSigned by: (AiS6 AULIL Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: Sevanne Steiner CNU-A, Assistant Director/ Interim Chief Land Development —DocuSigned by: MaxwellJ'Utter, Planner II Land Development Attachments: Attachment 1 — Exhibit A — Legal Description Staff Analysis Report No. PZ-22-9175: 1649 NW 16 TER -RE -Zoning Application — Page 12 of 10 4/13/2023 AERIAL EPLAN ID: PZ-20-9175 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 1644, 1649, & 1650 NW 16 TER; 1700 NW 15 STRD NOTICE ThissubmRtalneedsto besched.Wd fora pubec hearing ccartlance with bmelines ad forth in the City of Miami Code. The applicab be decision -making body will renew Me infom,ation at the pu buc hearing to render a nsommendati on or a final d-id on. PZ-20-9175 04/14/23 0 125 250 500 Feet I " M IAM 121 ATLAS (EXISTING) �oR EPLAN ID: PZ-20-9175 NOTICE mis submitlal—d bbe hale ed bra pobLc hearing REZONE a�ordan ewhnhmalmeaaet . h ik, hg Wy Miami Code. Theapplicade tlecil,h1na king --will renew tl'ie information at the, ut hearing' renders recommentlalion or afinal deciaon. ADDRESS(ES): 1644, 1649, & 1650 NW 16 TER; 1700 NW 15 STR❑ PZ-20-9175 04/14/23 0 125 250 500 Feet T4=L 1W 18TH ST c Q 2 H In T T sT'y � STD 4 HW 17TH ST .I T6-6-0 P1W 16TH TEFL z' T3-0' T6--R HW 16TH S T6-12-0 CI HW 15TH ST MIAMI 21 ATLAS (PROPOSED) 4P(NOTICE EPLAN ID: PZ-20-9175 OTICE ds to de acheda�d bra p0k nex,ing e--1 hik,.gb yn!appliwde REZONE ppludt dsbk-makingburywill alonalthe1 fillhearing1. rentlera mendation or a final tlecision.ADDRESS(ES): 1644,1649, & 1650 NW 16 TER; 1700 NW 15 STRD Z-20-9175 04/14/23 0 125 250 500 Feet T4-L NW 18TH ST > Q x N V147 T � s�,y Z 0T� NW 17TH ST O T6-8-0 *\ NW 16TH TER Q x F T3-0 T6-8-R Z NW 16TH ST T6-12-0 z Z CI NW 15TH ST