HomeMy WebLinkAboutAnalysis and Mapslhls submMalneeds to be scheduled for a pu Mc hearing
In accordance with timelines set torch in the City of
Miami Cotle.The applicade decision -making body NOR
review the informaton at the public hearing to render e
recommendation or a final decision.
PZ-23-16019
09/12/23
City of Miami
Planning Department
STAFF ANALYSIS FOR
A FUTURE LAND USE MAP AMENDMENT
TO THE COMPREHENSIVE PLAN
Staff Analysis Report No.
PZ-23-16019
Addresses
43 Northeast 53 Street
40 and 50 Northeast 54 Street
Folio
01-3124-010-0150, 01-3124-010-0060
01-312-40100-050
Area
42,750 sq. ft. (0.98 acres)
Commission District
5, (City Commissioner: Christine King)
Commissioner District
Office
Little Haiti
Existing FLU
Designation
"Restricted Commercial", "Low Density Multifamily Residential",
"Low Density Restricted Commercial"
Proposed FLU
Designation
"Restricted Commercial"
Applicant Name
53rd Street Apartments LLP
Applicant Email
agonzalez@gunster.com
Applicant Representative
(Name)
Alfredo Gonzalez
Applicant Representative
Email
agonzalez@gunster.com
Planner
Maxwell Utter, Planner II; mutter@miamigov.com
Recommendation
Approval
A. REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), as
amended, Alfredo Gonzalez on behalf of 53rd Street Apartments LLP, (the "Applicant") is
requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the
MCNP to change the Future Land Use (FLU) designation from Low -Density Multi -Family
Residential to Restricted Commercial for the property located at 43 Northeast 53 Street to
change 4,759 square feet of the parcel located at 50 Northeast 54 Street from Low -Density
Multi -Family Residential to Restricted Commercial and 9,247 square feet of the parcel located at
50 Northeast 54 Street from Low -Density Restricted Commercial to Restricted Commercial. The
project consists of 42,570 square feet (0.98 acres); however, the proposed amendment only
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 1 of 14
9/11/2023
lhls submtnalneeds to be scheduled tar a public hearing
In accordance with timelines set tonh in the City of
Miami Code.The applica de decision -making bcdywill
review the information at the public hearing to render a
recommendation or a final decision.
PZ-23-16019
09/12/23
applies to approximately 0.430 acres. Small scale comprehensive plan
amendments are those that involve less than 50 acres of property and are subject to the Small -
Scale Review Process, as set forth in Section 163.3187, Florida Statutes.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (ePlan ID PZ-22-16020). The companion application seeks to change the
Property's zoning classification of the parcel at 43 Northeast 53 Street from "T4-R" General
Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open; to change the
zoning classification of 50 Northeast 54 Street from "T4-R" General Urban Transect Zone -
Restricted and to change the zoning classification of 50 Northeast 54 Street from "T4-O"
General Urban Transect Zone — Open to T5-O" Urban Center Transect Zone — Open. Refer to
the table below.
Address
Folio
Area
Existing FLUM
Designation
Proposed
FLUM
Designation
Existing
Zoning
Proposed
Zoning
43
01-3124-010-
4,750
Low -Density
Restricted
T4-R
T5-O
Northeast
0150
Multi -Family
Commercial
53 Street
Residential
50
01-3214-010-
4,759
Low -Density
Restricted
T4-R
T5-O
Northeast
0050
Multi -Family
Commercial
54 Street
Residential
50
01-3214-010-
9,247
Low -Density
Restricted
T4-O
T5-O
Northeast
0050
Restricted
Commercial
54 Street
Commercial
18,746
Total
sq. ft.
(0.430 ac)
Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property
B. PROJECT DATA
Adjacent Properties and their associated Land Use designation(s), Transect Zone(s), and
Existing Use(s)
Based on the surrounding existing Uses, please refer to Table 2, to the north is generally
commercial. To the west there is a mix of residential and commercial uses. To the east there are
vacant and commercial uses. To the south, there is a hospital.
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
T5-O
Restricted Commercial
150 du/ac
Commercial
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 2 of 14
9/11/2023
this submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
South
T5-0
Major Institutional, Public
Facilities, transportation and
Utilities
150 du/ac
Hospital
East
T5-0, T4-0
Restricted Commercial
150 du/ac
Low Density Restricted
Commercial
36 du/ac
Commercial
Vacant
West
T5-O, T4-O
Low Density Multifamily
Residential
36 du/ac
Restricted Commercial
150 du/ac
Commercial
Residential
Table 2: Surrounding Uses
Property Information
The Subject Property directly fronts Northeast 54 Street and Northeast 53 Street (see Figure 1).
The Subject Property consists of two (2) parcels with an approximate area of 42,750 sq. ft. (0.98
acres). The aerial image below shows the site, outlined in red, and the immediately surrounding
context.
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 3 of 14
9/11/2023
lhls submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
Figure 1: Aerial Photo of Subject Site (red outline)
C. ANALYSIS
Existing Land Use Designation
The two (2) parcels included in this request have existing, underlying FLU designations of "Low -
Density Multi -Family Residential", and "Low -Density Restricted Commercial". Low -Density Multi -
Family Residential is defined by the MCNP as:
Areas designated as "Low Density Multifamily Residential" allow residential structures to
a maximum density of 36 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.
Supporting services such as community -based residential facilities (14 clients or less,
not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 4 of 14
9/11/2023
this submMal needs to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The appli®de decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decet on.
PZ-23-16019
09/12/23
to applicable state law; day care centers for children and adults may be
permissible in suitable locations.
Permissible uses within low density multifamily residential areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses;
and places of worship, primary and secondary schools, and accessory post -secondary
educational facilities; all of which are subject to the detailed provisions of applicable land
development regulations and the maintenance of required levels of service for such
uses.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are
allowed only in contributing structures within historic sites or historic districts that have
been designated by the Historical and Environmental Preservation Board and are in
suitable locations within low density multifamily residential areas, pursuant to applicable
land development regulations and the maintenance of required levels of service for such
uses. Density and intensity limitations for said uses shall be restricted to those of the
contributing structure(s).
Low -Density Restricted Commercial is defined by the MCNP as
Areas designated as "Duplex Residential" allow residential structures of up to two
dwelling units each to a maximum density of 18 dwelling units per acre, 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.
Areas designated as "Low Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Low Density Multifamily
Residential" subject to the same limiting conditions; transitory residential facilities such
as hotels and motels. This category also allows general office use, clinics and
laboratories, auditoriums, libraries, convention facilities, places of worship, and primary
and secondary schools. Also allowed are commercial activities that generally serve the
daily retailing and service needs of the public, typically requiring easy access by
personal auto, and often located along arterial or collector roadways, which include:
general retailing, personal and professional services, real estate, banking and other
financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment
facilities and other commercial activities whose scale and land use impacts are similar in
nature to those uses described above. This category also includes commercial marinas
and living quarters on vessels as permissible.
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 5 of 14
9/11/2023
this submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
The nonresidential portions of developments within areas designated as
"Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times
the net lot area of the subject property.
Proposed Land Use Designation
The Applicant is seeking to change the existing, underlying FLU designations to "Restricted
Commercial", which is defined by the MCNP as:
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
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 Intensity
Preservation Area 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.
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 6 of 14
9/11/2023
This submtdalneeds to be scheduled fora public hearing
In accordance vein timelines set torth in the City of
Miami Code.The applicable decision -making body will
review the Information at the public hearing to render a
recommendation or a final decet on.
PZ-23-16019
09/12/23
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.
The map below shows the existing and proposed future land use designations for the subject
property, please refer to Figures 2 and 3.
I
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Figure 2: Existing Future Land Use Map
Figure 3: Proposed Future Land Use Map
Neighborhood Context and Sociodemographics
The Applicant's Properties are located within the 2020 United States Census Tract
"12086002201" (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. It should be noted that the income is only 16% higher than in the City of Miami as a
whole but rent is 40% higher, taking up a higher percentage of income. Even so, the percentage
renting their dwelling units is less than the City of Miami as a whole. Income and population data
were recorded from the 2020 Census. Rents were recorded from the 2019 American Community
Survey.
Topic — United States 2020 Census
Census Tract 22.01
City of Miami
Population
3,831
442,241
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 7 of 14
9/11/2023
this submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
Households
1,351
180,676
Average Household Size
2.5
2.5
Families in Poverty
11.20%
17.14%
Owner -Occupied Housing
18.72%
30.37%
Renter -Occupied Housing
61.65%
69.63%
Vacant Housing
19.61%
13.62%
Median Family Income
$56,144
$48,003
Median Gross Rent
$1,742
$1,242
Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents
Neighborhood Context: Geospatial Analysis
Based on Miami 21 Code, Article 7, Section 7.1.2.8(c.)(2.)(g.) in amending the current MCNP's
FLUM, an analysis of the properties within a one-half mile radius (the "Study Area") of the
subject property regarding the existing condition of the radius properties and the current Future
Land Use designations of the radius properties. Please note that the corresponding zoning is
approximately similar in terms of residential density and intensity of Uses.
Study Area - Findings
• Based on Table 3, the top three (3) FLU designations for the Study Area in terms of the
percentage of the total acreage, Duplex Residential is second (22.68%), is first, Restricted
Commercial is second (18.00%) and Medium -Density Multi -Family Residential comes third
(17.44%).
• The Subject Property's proposed FLUM designation is generally compatible with the Restricted
Commercial uses to the north, which is especially the case as one of the parcels is evenly
divided between Restricted Commercial and Low -Density Restricted Commercial.
• The residential properties abutting the Subject property were built in the 1980s, the hospital to
the south was built in 1976, and commercial uses were built between the 1940s and 1980s.
Citywide - Findings
• Based on Table 3, the highest top three (3) FLU designations for the Citywide Area in terms of
the percentage of the total acreage, Single Family Residential comes first (27.36%), Duplex -
Residential is second (17.45%), and Restricted Commercial comes third (17.05%).
• Regarding the difference between the Study Area and Citywide for the FLU designation of
"Duplex Residential" and "Medium Density Restricted Commercial", Duplex Residential is
overrepresented in the study area whereas Medium Density Restricted Commercial is under-
represented. The nature of the Study Area has a generally higher concentration of residential
neighborhoods relative to the Citywide area when adding Single Family Residential and Medium
Density Multi -Family Residential.
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 8 of 14
9/11/2023
this submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
• The Commercially designated FLU designations for the Study Area are slightly
higher than for the City as a whole.
Study Area
Citywide
FLUM Designation
Acreage
% Total
Acreage
% Total
Central Business District
0.00
0.00
199.22
0.88
Conservation
0.00
0.00
330.14
1.46
Duplex - Residential
112.38
22.68
3939.04
17.45
General Commercial
10.53
2.13
991.97
4.40
High -Density Multi -Family Residential
0.00
0.00
223.52
0.99
Industrial
0.00
0.00
449.46
1.99
Light Industrial
5.15
1.04
511.86
2.27
Low Density Multi -Family Residential
10.33
2.09
54.97
0.24
Low Density Restricted Commercial
15.45
3.12
144.44
0.64
Major Inst, Public Facilities, Transp And
61.63
12.44
2082.86
9.23
Medium Density Multi -Family Residential
86.41
17.44
1424.05
6.31
Medium Density Restricted Commercial
15.07
3.04
864.39
3.83
Public Parks and Recreation
8.77
1.77
1330.59
5.90
Restricted Commercial
89.21
18.00
3847.13
17.05
Single Family Residential
80.58
16.26
6174.93
27.36
Total
495.51
100.00
22568.58
100%
Table 3: FLUM comparison analysis between the Study Area vs. Citywide
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application -
Page 9 of 14
9/11/2023
NOTICE
lhls submMal needs to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The appli®de decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decet on.
PZ-23-16019
09/12/23
NW
Major Inst, Public
Facilities, Transp
NW 60TH And
ST
NE 63RD
FST
62ND ST1_ > NE
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Restricted Commercial
NE
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,
Legend
Property
Q Half Mile Radius
Figure 4: Half -Mile (0.5-mile) Study Area radius (black outline), and Subject Property (blue dot)
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 10 of 14
9/11/2023
this submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
PHOTOS
North: Looking north from Northeast 53
Street
West: Looking West from the intersection
of Glen Royal parkway and West Flagler
Street
South: Looking south Northeast 54 Street
towards the property and a funeral home
East: Unavailable.
Concurrency Analysis
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population for this area.
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 11 of 14
9/11/2023
lhls submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to rend El a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
Schools
As of September 8, 2023, the City of Miami has not received concurrency from Miami -Dade
County Public Schools.
Recreation and Open Space
The MCNP requires a 10-minute 1/2-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the
LOS for this proposal and found that with the potential increase in population, it meets LOS
standards.
Potable Water
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 8,192 by residential uses; however, LOS
standards do not take into consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing
of this County service. A Miami -Dade County Water and Sewer Department permit is required.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement
the City maintains provides flexibility to address fluctuations in solid waste production.
ransportation
As of September 8, 2023, the City of Miami has not received concurrency report for traffic.
Based on this preliminary analysis, additional information is needed to help determine the
impact of this application. At the time of redevelopment, a traffic study may be required. The
traffic study should include traffic mitigation if significant impacts to operating levels of service
are identified.
Comprehensive Plan Analysis
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the
Planning Department shall require a level of service (LOS) review and a
finding from the Planning Department that the proposed amendment will not
result in a LOS that falls below the adopted minimum standards described in
Policy CI-1.2.3 and will not conflict with any element of the MCNP.
Based on its evaluation, and other relevant planning considerations, the
Planning Department will forward a recommended action on said amendment
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 12 of 14
9/11/2023
lhls submMalneetls to be scheduled fora public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applIca decision-makIng body will
review the Information at the public hearing to render a
recommendation or a final decitl on.
PZ-23-16019
09/12/23
to the Planning Advisory Board, which will then forward its recommendation to
the City Commission."
Analysis 1
Planning Department staff conducted a concurrency management analysis for
Recreation & Open Space, Sanitary Sewer, and Solid Waste. Staff found the
proposed FLUM amendment to generally pass LOS.
A request for School Concurrency testing has been submitted to the MDCPS
but at the time of this report had not been completed. At the time of site plan
review, a School Concurrency application for vesting will be required.
The City of Miami has not yet received the results of the traffic study. The City of
Miami notes that the proposal would generate additional trips and needs more
information to determine if a traffic study is required.
Finding 1
Staff finds the request consistent with Policy LU-1.6.4.
Criteria 2
LU Policy Objective 1.3- The City will continue to encourage commercial, office
and industrial development within existing commercial, office and industrial
areas; increase the utilization and enhance the physical character and
appearance of existing buildings; encourage the development of well -designed,
mixed -use neighborhoods that provide for a variety of uses within a walkable
area in accordance with neighborhood design and development standards
adopted as a result of the amendments to the City's land development
regulations and other initiatives; and concentrate new commercial and industrial
activity in areas where the capacity of existing public facilities can meet or
exceed the minimum standards for Level of Service (LOS) adopted in the Capital
Improvement Element (CIE).
Analysis 2
Amending the parcel at 43 Northeast 53rd Street from Low -Density Multi -Family
Residential to Restricted Commercial, would allow for a greater variety of uses,
which generally would mirror the uses to the parcels directly to the north and
south. Amending 13,996 square feet of land use at 50 Northeast 54 Street from
Low -Density Multi -Family Residential & Low -Density Restricted Commercial to
Restricted Commercial would also be compatible with the uses in the adjacent
commercial corridor as well as the parcels to the south. The Property's location
in adjacent to a hospital would also reduce the potential for incompatible uses to
encroach on residential areas.
Finding 2
Staff finds the request consistent with LU Policy Objective 1.3
Criteria 3
Policy TR-2.1.3: "The City will encourage increased density of development
within walking distance of transit corridors and Metrorail stations (as referenced
in Policy LU-1.1.10. and HO-1.1.9)."
Analysis 3
The property is two (2) blocks or a 5-minute walk from Northeast 2 Avenue,
which is a transit corridor.
Finding 3
Staff finds the request consistent with Policy TR-2.1.3
Criteria 4
Policy LU-1.1.3: The City's zoning ordinance provides for protection of all areas
of the city from: (1) the encroachment of incompatible land uses; (2) the adverse
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 13 of 14
9/11/2023
NOTICE
This subm'rctalneeds to be scheduled for a pu Mc hearing
in accordance with timelines set forth in the Cry of
Miami Code.The applicable decision -making bedywill
rewew the information at the public hearing to render
recommendation or a final decision.
PZ-23-16019
09/12/23
impacts of future land uses in adjacent areas that disrupt or degrade public
health and safety, or natural or man-made amenities; (3) transportation policies
that divide or fragment established neighborhoods; and (4) degradation of public
open space, environment, and ecology. Strategies to further protect existing
neighborhoods through the development of appropriate transition standards and
buffering requirements will be incorporated into the City's land development
regulations.
Analysis 4
As the property generally abuts restricted commercial land to the north, and a
public facility to the south, there will be no encroachment in residential areas,
there will be no degradation to public health or safety, and public transportation
will be encouraged.
Finding 4
Staff finds the request consistent with Policy LU 1.1.3
D. CONCLUSION
Based on the analysis of the consistency of the project with the MCNP and Miami 21, the
proposed Land Use change from Low -Density Multi -Family Residential to Restricted
Commercial for the property located at 43 Northeast 53 Street and change 13,996 square feet
of the parcel located at 50 Northeast 54 Street from both Low -Density Multi -Family Residential
and Low -Density Restricted Commercial to Restricted Commercial is consistent with many of
the goals of the MCNP adopted by the City of Miami. Therefore, the Planning Department
recommends "Approval" of the proposed land use change at 43 Northeast 53 Street and 50
Northeast 54 Street based upon the facts and findings in this staff report.
,—DocuSigned by:
(,aitis(t
`-7F35EEF0C6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
r—DocuSigned by:
St -wow). SkitA ,vr
`-3A75CAC5AF7E446...
Sevanne Steiner CNU-A,
Assistant Planning Director
,—DocuSigned by:
Btita wcIL (Air
—516A5D057573427...
Maxwell Utter, Planner II
Land Development
Attachments:
Attachment 1 — Exhibit A — Legal Description
Attachment 2 — Concurrency Analyses
Staff Analysis Report No. PZ-23-16010: 50 Northeast 54 Street -RE -Comprehensive Plan Application —
Page 14 of 14
9/11/2023
AERIAL
EPLAN ID: PZ-23-16019
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES) : 40,50 NE 54 ST, 43 NE 53 ST
0 125 250
500 Feet
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Cede. The applicatle decision -making body will
review the information at the public hearing to render a
recommendation or a final decision.
PZ-23-16019
09/12/23
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-23-16019
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 40,50 NE 54 ST, 43 NE 53 ST
0
125
250
500 Feet
T
J
—NW 54TH=S•T
NW 53RD ST
NW 52ND
S.T
N
Low Density
lMultifamily
Residential
Medium-Density
Multifamily
0_ Residential
Restricted
Commercial
N•E=54TH ST
N �2ND ST
Duplex Residential
Single I family
Residential
This submittal needs to be schebu Led bra public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de declalon-making body will
review the Informagon at the public hearing to render a
recommendation or a final deci5lon.
NE 55TH ST
PZ-23-16019
09/12/23
L
Low Density
Restricted
Commercial
NE-53R ST
Majors Public
And
Ml E D
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-23-16019
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 40,50 NE 54 ST, 43 NE 53 ST
0
125
250
500 Feet
NE MIAMI CT
J
Medium -Density
Multifamily
Residential
z 1-
w
z
Restricted
Commercial
N•E=54TH ST
N-52ND -PEN—
Major
PZ-23-16019
09/12/23
L
This submittal needs to be schebu Let bra public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appllcade deoIslon-making body NOR
review the Information at the public hearing to render a
recommendah on or a final tleciv on.
NE 55TH ST
N
111 MED