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HomeMy WebLinkAboutSubmittals at PZAB Mtg (9.20.2023)ARGUMENT I. Introduction. A)Good evening. My name is Alfredo L. Gonzalez, an attorney with the Gunster Law Firm, with offices at 600 Brickell Avenue, Suite 3500, Miami, Florida 33131. B) It is my pleasure to be here tonight representing 53rd Street Apartments, L.P., a Florida Limited Liability Partnership, the Applicant and Owner of the Property subject of this Application. I. Introduction. Through the Application before you, we are requesting a change to the City future land use plan so that the entire parcel be designated restricted commercial. i ACTIVE:19657728.19 Simultaneously we have filed for a modification of the zoning applicable to the Property to T5-0 to be heard by the Board after you address this Master Plan Amendment request. ALTERNATE [We do not have any specific plan of development at this time and the voluntary covenant filed with our Application is hereby withdrawn. Said covenant was applicable only if the Property was zoned T680 as requested in our Application. Our request to T680 shall not be considered today but rather per staffs direction by complimentary and ancillary process that will come before this board later.] As allowed under a restrictive commercial land use designation a vibrant residential and retail community may be developed on this 2 ACTNr 19657728.19 Property to include attainably priced rentals and homeownership as well as enhanced retail with local shops and restaurants. Our intended land use designation is consistent with the City Master Plan objective LU-1.3 which encourages mixed use neighborhoods with a variety of uses within walkable distance. The City's future land use plan bifurcates the Property into three separate and competing land use designations. The part of the land facing 54th street is presently designated restricted commercial. The part of the Property fronting on 53rd street is designated low density multifamily restricted and low -density restricted commercial. This is the case notwithstanding the fact that the Property fronts along 53rd street the 3 ACTIVE'.19657728. ] 9 massive hospital project encompassing the Miami Jewish Health System Hospital, a Property that includes T-6-8 zoning and is designated in your Master Plan for major institutional facilities. II. Support. We are proposing this Amendment to the City Master Plan to create consistency amongst proximate land uses which will allow for the development of a multi -use residential and retail project. The part of the Property along 54th street is already designated as restricted commercial and the institutional designation directly across the street on 53rd street argues for the part of the Property fronting 53rd street to be designated restricted commercial as well, in accordance with future land use goal LU.1 and policy LU.1.1.7 of your Master Plan. 4 ACTIVE: I 9657728.19 The hospital across from our Property is a Master Planned major institutional public facility. The City Master Plan allows the hospital under their land use designation to develop ancillary residential up to the maximum allowed under high density residential which is 150 units per acre. When looking at our Application in the most simplistic way, why would the hospital, our neighbor across the street on 53rd street be allowed to develop their Property at 150 units to the acre and restrict our Property to 36 units to the acre. This is just not fair or good planning, particularly since our Property faces on 54th street a major arterial, 4 lane road and is located near a transit corridor on NE 2nd 5 ACTIVE 19657728,19 Avenue where the City Master Plan (TR-2.1.3) encourages higher density. This Property is located in an area that has been neglected for some time. This application if approved, will help to revitalize this area consistent with goal LU.1 and LU.1.2.1 of the City Master Plan. The requested Amendment will create a uniform and consistent land use pattern throughout NE 54th street and 53rd street which fronts the hospital. This change will allow for a more efficient and cohesive development area in accordance with goal LU.1 of the City Master Plan. The proposed Amendment will serve to protect existing residential areas by promoting commercial and multiuse residential along NE 54th street a major arterial road that serves to 6 ACTT VE::1965772&.19 connect 1-95 to the West with US-1 to the East and along NE 53rd street which faces the hospital complex. Further, the proposed Amendment will incentivize development in this neglected area while generating attainable rental units, fee simple housing alternatives and employment opportunities as part of any development under the restrictive commercial land use designation all as supported by the City Master Plan under goals LU.1, 1.1.7, LU-1.3, LU-1.2.2, LU1.3.15 and policy HO 1.17 and 2.12. Our development team has worked diligently with your staff, and we are proud that your staff after a thorough review, is recommending our request for approval by the City and agrees that our request is consistent with the goals and objectives of the 7 ACTIVE:19657728. I9 City of Miami comprehensive neighborhood plan. Respectfully, we request your support for this Application, consistently with the City's professional staff recommendation. 8 ACTIVE:19657728,19 Zoning Application ARGUMENT I. Introduction. [RECEiCfnD SEP 2 0 2023 A) Good evening. My name is Alfredo L. Gonzalez, an attorney with the Gunster Law Firm, with offices at 600 Brickell Avenue, Suite 3500, Miami, Florida 33131. B) It is my pleasure to be here tonight representing 53rd Street Apartments, L.P., a Florida Limited Liability Partnership, the Applicant and Owner of the Property subject of this Application. I. Introduction. We are requesting a change to the Zoning applicable to the Property so that the entire parcel be zoned 75-0 Urban Center Transect Zone. To be clear our Application is requesting a T-680 zoning designation for the Property. Said request is being processed by a separate 1 ACTIVE:19662309.11 Zoning Application process as stated in your staff recommendation. However, before you today is the change to T50 and 1 will address that now. Simultaneously with this Application we have filed an Application requesting a change to the City future land use plan so that the part of the Property not already designated restricted commercial be so designated. You have approved such action today. II. Support. The Property is located in an area that has been largely neglected for some time and is an important transition between two major corridors 1-95 and US-1. Further, the Property is within walking distance from Northeast 2nd Avenue, which is a transit corridor. Consistent with the City Master Plan policy LU-1.1.10 2 ACTIVE 19662309.11 Zoning Application higher density developments are encouraged in transit corridors. The Property is surrounded by a few zoning districts, including T6-8-0, T5-0, T4-R, and T4-0, which provides for a unique and diverse neighborhood which is transitioning into a mixed use, higher density transit dependent area. In fact, in close proximity to the Property the City is reviewing a 30-acre special area plan known as Sable Chase which includes T-680 zoning. The Property is near to the 1-95 and US-1 Major Traffic Corridors, walking distance from a transit corridor, and the Miami Jewish Health System (Hospital) which borders the Property on NE 53rd Street. These changed conditions support the requested Zoning under the City Miami 21 Zoning Code section 7.1.2.8(F). 3 ACTIVE:19662309.11 Zoning Application The proposed T5-0 zoning designation will permit a mixed -use residential multi- family/commercial development on a large size property that can provide sufficient buffers to the established neighborhood while providing a much -needed mix of uses and new housing in a commercial intensive area. Rezoning the Property to T5-0, will also help further the City's vision for "pedestrian friendly neighborhoods". See Objective HO-2.1 and TR-2.7. of MCNP. The Property is presently split between three zoning districts T5-0, T4-0 and T4R and three land use designations (Restricted Commercial, Low Density Restricted Commercial and Low -Density Multi -Family) under the City Master Plan. 4 ACTIVE:19662309.11 Zoning Application Unifying the Property under the same zoning and land use Designation will create a more efficient and cohesive development, area. Approval shall avoid inconsistencies in future development and support consistency of use among proximate land uses such as the Hospital and other T-5-0 and T-6 uses along NW 54th Street and 53rd Street. The zoning of this Property to T5-0 will allow for a functional and pedestrian friendly plan that integrates public realm features along the NE 54 Street corridor that fronts the property while remaining considerate of the existing neighborhood. See Objective HO- 1.1.7 and 2.1 of MCNP. The T4-R and T4-0 zoning is no longer the most beneficial use of the Property due to: (i) the presence of the major transit corridors on 54th street; (ii) proximity to the Hospital an 5 ACTIVE:19662309.11 Zoning Application institutional use; (iii) the fact that the Property is a few blocks from a transit corridor and the size of the Property. The requested zoning would allow consistent zoning on both block faces thus creating a consistent and more desirable pedestrian environment. This area is in need of a revitalization of commercial and residential uses and the requested zoning and any project developed under the requested zoning designation will expedite such changes see Master Plan goals LU.1 and LU.1.2.1. Proposed development of the site can include a multi -family project with ground floor commercial and retail spaces and will be subject to the regulations contained in the City's Zoning Code, Article 5, Section 5.6 Urban Core Transect Zones, the focus of which is to minimize potential negative impacts on 6 ACTTVE:I9662309.11 Zoning Application adjacent land uses and improve the appearance of urban development in the City. The proposed zoning promotes and facilitates economic development and the growth of job opportunities in the City by creating much needed pedestrian friendly retail commercial development as well as residential units in accordance with the City Master Plan Policy LU-1.1-7 and LU-1.2. The applicant, as allowed under this zoning designation, will replace long standing vacant land with residential and commercial development to add vibrancy to the area. The requested Amendment will create a uniform and consistent land use pattern throughout NE 54th street and 53rd street which fronts the Hospital. This change will allow for a more efficient and cohesive 7 ACTIVE:1.9662309.11 Zoning Application development area in accordance with goal LU.1 of the City Master Plan. it is important to note that the Hospital directly across 53rd street from the Property is zoned T5-0 and T- 6-8-0 and is allowed under the City Master Plan to develop ancillary residential at 150 units to the acre. The proposed Amendment will serve to protect existing residential areas by promoting commercial and higher density multi -use residential along NE 54th street a major arterial road and along NE 53rd street which faces the Hospital complex. Further, the proposed Amendment will incentivize development in this neglected area while generating needed housing alternatives and employment all as supported by the City Master Plan under goals LU.1, 1.1.7, LU-1.3, 8 ACTIVE:19662309.11 Zoning Application LU-1.2.2, LU1.3.15 and policy HO 1.17 and 2.12. In this regard and when the Property is finally zone 7-680 we will voluntarily proffer a covenant to ensure that ten (10) percent of the residential rental units to be developed are made available for work force housing at 100% of area median income. We are proud to affirm that your professional staff has recommended our Application for approval and finds that the request is consistent with the goals and objectives of the City Master Plan and consistent with the requirements of Miami 21 article 7 for approval of the Application. It is applicants' intention should the requested approval be granted to develop a vibrant residential and retail community to 9 ACTIVE:19662309.11 Zoning Application include attainable price residential rental units and retail with local shops and restaurants. Respectfully and consistently with the recommendation of your professional staff, we request your support for this Application. 10 ACT IVE:19662309.11