HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
This submittal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applicable decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-22-15020
06/09/23
City of Miami
Planning Departmer
ANALYSIS FOR
REZONE
Staff Analysis Report No.
PZ-22-15020
Location
1635 North Miami Avenue
Folio Number
0131360930020
Miami 21 Transect
"T6-24A-O" Urban Core Transect Zone - Open
MCNP Designation
General Commercial
Commission District
5 — Christine King
Department of Human
Service Neighborhood
Service Center
Downtown-Brickell
Planner
Zhaokai (Kyle) Liu, Planner II
Property Owner
1601 N Miami Property LLC
Project Representative
Carlos R. Lago, Esq.
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, 1601 N
Miami Property LLC (the "Applicant") requests to rezone the Property located at 1635 North
Miami Avenue, Miami, Florida, from "T6-24A-O" Urban Core Transect Zone - Open to "T6-
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-O" Urban Core
Transect Zone - Open to "T6-24B-O" Urban Core Transect Zone - Open based upon the facts
and findings in this staff report.
PZ-22-15020 1635 N Miami Ave— Page 1
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
C. PROJECT DATA
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
J, PZ-22-15020
06/09/23 <VI Eity CO'
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
T6-24A-O
Restricted Commercial
500 du/ac (Omni)
Residential
South
T6-24A-O
General Commercial
500 du/ac (Omni)
Vacant
East
T6-24B-O
General Commercial
500 du/ac (Omni)
Commercial
West
D2
Industrial
65 du/ac
Industrial
D. BACKGROUND
The Property is one (1) parcel (Track "B") located along North Miami Avenue. According to
the survey prepared by Royal Point Land Surveyors, INC., the size of the proposed Property
(1635 N Miami Ave, Folio #: 0131360930020) is approximately 38,307 Square Feet (0.879
acres), see Figure 1. The Applicant proposes changing the existing zoning designation from
"T6-24A-O" Urban Core Transect Zone - Open to "T6-24B-O" Urban Core Transect Zone -
Open; see Figures 2 & 3. The Future Land Use Map remains as "General Commercial."
The Property is in "T6-24A-O" Urban Core Transect Zone - Open abutting "T6-24A-O" Urban
Core Transect Zone - Open on the north and south, "T6-24B-O" Urban Core Transect Zone
- Open toward the east side, and connecting "D2" Industrial Transect Zone on the west side.
The Property is currently used as a fitness center. The Applicant seeks to improve the
Property with a pedestrian oriented mixed -used development which includes commercial and
residential uses. The proposed rezone from "T6-24A-O" Urban Core Transect Zone - Open
abutting "T6-24A-O" Urban Core Transect Zone — Open will allow the site to increase the floor
lot ratio (FLR) from 7 to 16.
PZ-22-15020 1635 N Miami Ave— Page 2
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
AERIAL
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMIAV
0
50
100
200 Feet
Figure 1 Aerial Mai:
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -making body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
J, PZ-22-15020 44,
06/09/23 <C
PZ-22-15020 1635 N Miami Ave— Page 3
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
50
100
200 Feet
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
50 100 200 Feet
I
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NOTICE GI
This submittal needs to be scheduled fora public hearing
In accordance 0010 matinee set forth in the City of
Miami Code. The appliesdecision-malting body will
review the information at the pubge hearing to render a
recommendation or a final decision.
J, PZ-22-15020 44,
06/09/23 <C
NW
NE'ITMST
NE 11TH ST
IYTH ST--
NW In, ST
T6
24A-0
T6.24B-O
T6-2413-0
1
T6.24A-O
z
T6-24B-O
ST
ST
NW1 TRH
NE ieTHST
1 TH
NE IBTH ST
D,
D1
I
CT
Figure 2 Existing Zoning
DEMOGRAPHIC`
Figure 3 Purposed Zoning
The Property is in 2020 US Census Track 12086002702, which is also referred to as Census
Track 2020. According to the Policy Map 5-Year Estimate (2017-2021), 4,537 people live
across 1,684 households for an average household size of 1.96 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 $12,864 more
than the citywide median household income. Approximately 5.58% of all housing units are
owner occupied. This is less than the percentage of owner occupied housing units citywide,
which is 30.02%. Additionally, Census Track 2020 has similar vacancy rate in the City of
Miami. Below is a table highlighting the critical socioeconomic and demographic
characteristics of both Census Track 2020 and the City of Miami.
PZ-22-15020 1635 N Miami Ave— Page 4
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
4
0 PUBS/
411
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information at the public hearing to render s
recommendation or a final decision.
PZ-22-15020
06/09/23
44,
ReVI EW CO '
Topic
Census Tract: 12086002702
City of Miami
Population
4,537
442,241
Total Households
1,684
181,597
Average Household Size
1.96
2.38
Families in Poverty
4.45%
5.11%
Home Ownership Rate
5.58%
30.02%
Rental Occupancy Rate
94.22%
69.98%
Vacant Rate
13.24%
13.97%
Median Household Income
$64,489
$51,625
Median Gross Rent
$1,986
$1,361
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
The application does not require a corresponding Future and Use Map (FLUM) amendment.
Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is
designated "General Commercial," which allows a maximum Density of 150 dwelling units per
acre (150 DU/AC). The Property is located within the OMNI CRA, which is allowed to have a
maximum density of 500 units per acre.
The intent of General Commercial includes retailing of second hand items, automotive repair
services, new and used vehicle sales, parking lots and garages, heavy equipment sales and
service, building material sales and storage, wholesaling, warehousing, distribution and
transport related services, light manufacturing and assembly and other activities whose scale
of operation and land use impacts are similar to those uses described above.
Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested
change of zoning from "T6-24A-O" Urban Core Transect Zone - Open to "T6-24B-O" Urban
Core Transect Zone - Open is consistent with the Property's existing Future Land Use (FLU);
therefore a corresponding Future Land Use Map (FLUM) amendment is not required, (see
Figure 4). The existing FLUM is consistent with the existing zoning and proposed zoning.
PZ-22-15020 1635 N Miami Ave— Page 5
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
This submittal needs to be scheduled for a public hearing
in accordance with bmellnes set forth in the City of
Miami Code.The applica de decision -making body will
review the information at the pubc hearing to render a
recommendation or a final decision.
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
0
50 100
200 Feet
NW 17TH•ST NE 17TH ST
Figure 4 Existing FLUM
PZ-22-15020
06/09/23
PZ-22-15020 1635 N Miami Ave— Page 6
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
4
0 PUBS/
411
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
PZ-22-15020
06/09/23
44,
ReVI EW CO '
Miami 21 Code
The Property is zoned "T6-24A-O" Urban Core Transect Zone - Open. Supported
development in this zoning designation is primarily intended for some Residential Uses by
Right, with restricted Lodging, Civic, Civic Support, and Educational Uses through the Warrant
and Exception process. The Applicant proposes to rezone the Property to "T6-24B-O" Urban
Core Transect Zone - Open. Under "T6-24B-O" Urban Core Transect Zone - Open, all the
uses do not change. The current "T6-24B-O" Urban Core Transect Zone — Open permits a
maximum FLR of 7 and 30% additional Public Benefit. The proposed "T6-24B-O" Urban Core
Transect Zone — Open will allow a maximum FLR of 16 and 40 % additional public benefit.
Per Article 1, Section 1.2, the definition of FLR (Floor Lot Ratio) is the multiplier applied to the
Lot Area that determines the maximum Floor Area allowed above grade in a given Transect
Zone.
Per 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
(Industrial) in exchange for the developer's contribution to specified programs that provide
benefits to the public.
TABLE 3 BUILDING FUNCTION: USES
T6
R
URBAN CORE
DENSITY (UNIT PER ACRE)
RESIDENTIAL
150*
150*
150*
SINGLE FAMILY RESIDENCE R
COMMUNITY RESIDENCE R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
MULTI FAMILY HOUSING
R
R
R
R R
PZ-22-15020 1635 N Miami Ave— Page 7
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
T6
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
MARINE RELATED COMMERCIAL ESTAB.
W
W
OPEN AIR RETAIL
W
W
PLACE OF ASSEMBLY
E
R
R
RECREATIONAL ESTABLISHMENT
R
R
AMUSEMENT RIDE
E
CIVIC
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the Information al the pubic hearing to render s
recommendation or a final decision.
J, PZ-22-15020
06/09/23 <VI Eity CO'
PZ-22-15020 1635 N Miami Ave— Page 8
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
T6
COMMUNITY FACILITY
W
W
RECREATIONAL FACILITY
E
R
R
RELIGIOUS FACILITY
E
R
R
REGIONAL ACTIVITY COMPLEX
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
MIDDLE / HIGH SCHOOL
E
W
W
PRE-SCHOOL
E
R
R
RESEARCH FACILITY
R
R
SPECIAL TRAINING / VOCATIONAL
W
W
INDUSTRIAL
AUTO -RELATED INDUSTRIAL ESTBL.
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -making body will
renew the Information al the pubic hearing to render s
recommendation or a final decision.
J, PZ-22-15020
06/09/23 <VI Eity CO'
PZ-22-15020 1635 N Miami Ave— Page 9
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
T6
MANUFACTURING AND PROCESSING
MARINE RELATED INDUSTRIAL ESTBL.
PRODUCTS AND SERVICES
STORAGE/ DISTRIBUTION FACILITY
F. NEIGHBORHOOD SERVICES
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NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information at the public hearing to render s
recommendation or a final decision.
J, PZ-22-15020
06/09/23 <C
VIw CO'*ON'
Figure 5 shows the street view on N Miami Ave Street from North to South.
Figure 6 shows the street view on N Miami Ave Street from South to North.
Figure 7 shows the street view on NE 16 St from West to East.
Figure 8 shows the parking lot behind the Property.
Figure 5 Street View North to South
Figure 6 Street View South to North
PZ-22-15020 1635 N Miami Ave— Page 10
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
Figure 7 Street View NE 16 ST
G. FINDINGS
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NOTICE GI
This submittal needs to be schedu lee fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
J, PZ-22-15020
06/09/23 <C
VIw CO'*ON'
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 must show
that is considered and 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.
Criteria 1
7.1.2.8 (f)(1)(a) "The relationship of the proposed amendment of 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 of Criteria 1
The request to rezone from "T6-24A-O" Urban Core Transect Zone - Open to
"T6-24B-O" Urban Core Transect Zone - Open is consistent with the Property's
existing Future Land Use designation. Per Miami Comprehensive Neighborhood
Plan, Appendix LU-1, the Property is located within the Urban Center Business
District (UCBD). Properties designated as "General Commercial" in the Urban
Central Business District and Buena Vista Yards Intensity Preservation Area
allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject
Property. The current "T6-24A-O" Urban Core Transect Zone — Open only
permits a maximum FLR of 7 at the Property. The Proposed rezone to "T6-24B-
PZ-22-15020 1635 N Miami Ave— Page 11
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
4
0 PU8 ,
411
Finding 1
Criteria 2
NOTICE
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In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
PZ-22-15020
06/09/23
44,
RSV! Ew C00
0" Urban Core Transect Zone — Open would permit a maximum FLR of 16,
which is more compatible with the Comprehensive Plan.
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 proposed rezone will increase floor area which permit larger units as well as
more functional balconies and amenities for the residents of the proposed
development. More importantly, the proximity to Downtown Miami enhances the
need for maximum lot coverage to further promote commercial and residential
development in the OMNI CRA, as well as an activation of the pedestrian realm.
Finding 2
Criteria 3
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
Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur
successionally, in 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 Special Area Plan." The Property is
in "T6-24A-0" Urban Core Transect Zone — Open. The Applicant has proposed to
PZ-22-15020 1635 N Miami Ave— Page 12
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
Finding 3
This submittal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applicable decision -making body will
rodew the information at the public hearing to render a
recommendation or a final decla on.
PZ-22-15020
06/09/23
change the zoning to "T6-24B-O" Urban Core Transect Zone - Open. The
Property is surrounded by properties currently zoned "T6-24B-O" Urban Core
Transect Zone - Open, "T6-24A-O" Urban Core Transect Zone - Open, and "D2"
Industrial Transect Zone. While changing "T6-24A-O" Urban Core Transect Zone
- Open to "T6-24B-O" Urban Core Transect Zone — Open promotes growth along
transit node along N Miami Ave. It also enhances the revitalization and stimulates
economic growth within the OMNI CRA (Community Redevelopment Agency)
area. Thus, meets the OMNI CRA's four (4) core principles; vision, opportunity,
activation, and connection.
In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the
requested change in zoning is consistent.
H. CONCLUSION
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 "T6-24A-O" Urban Core Transect Zone - Open to "T6-
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 the
requested change of zoning from "T6-24A-O" Urban Core Transect Zone - Open to "T6-24B-
0" Urban Core Transect Zone - Open.
/—DocuSigned by:
`-7F35EEF0C6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
/—DocuSigned by:
4A7SCACSAF7F446
PZ-22-15020 1635 N Miami Ave— Page 13
06/08/2023
DocuSign Envelope ID: 45EA1 F2D-03CA-4DE 1-AD 1 A-C49510A0302B
Sevanne Steiner, CNU-A
Assistant Director
,--DocuSigned by:
A.abLai (1tC) Lw
D7001-66FF0424A0...
Zhaokai Liu
Planner II
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NOTICE GI
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body ...AIL
renew the Information at the public hearing to render s
recommendation or a final decision.
J, PZ-22-15020
06/09/23 <VI Eity CO'
PZ-22-15020 1635 N Miami Ave— Page 14
06/08/2023
AERIAL
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
0
50
100
200 Feet
This submittal needs to be schedu led for a public hearing
In accordance wiHr timeline set forth in the City of
Miami Code. The applicxde decision -making bedywill
review the Information at the public hearing to render a
recommendation or a final decia on.
PZ-22-15020
06/09/23
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
0
50
Light
Industrial
100
200 Feet
This submittal needs to be schedu led for a public hearing
In accordance wiHr timeline set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-22-15020
06/09/23
MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
0 50 100 200 Feet
ThIs submittal needs to be scheduled for a public hearing
In accordance wiHr hmellnee set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-22-15020
06/09/23
NW 17TH ST
D1
NE-17TH•ST
NE 16TH ST
NEB MIAMI: CT
T6=24B=0
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-22-15020
REZONING
ADDRESSES: 1635 N MIAMI AV
0 50 100 200 Feet
This submittal needs to be scheduled for a public hearing
In accordance wiHr hmellnee set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-22-15020
06/09/23
NW 17TH ST
NE-17TH•ST
T6-24A-O
r6-24 1-0
NW_16TH'ST NE 16TH ST
D1
NEB MIAMI: CT
T6=24B=0