Loading...
HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applies de decision -malting body will review the information at the pubec hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-24-17637 Location 43 Northeast 53 Street 40 and 50 Northeast 54 Street Folio Number 01-3124-010-0150, 01-3124-010-0060 01-312-40100-050 Miami 21 Transect "T5-O" Urban Center Transect Zone - Open MCNP Designation Restricted Commercial Commission District 5 — Christine King Department of Human Service Neighborhood Service Center Little Haiti Planner Zhaokai (Kyle) Liu, Planner II Property Owner Robert Vecsler, on behalf of 53rd Street Apartments LPC/O Omni America LLC Project Representative Alfredo L. Gonzales, Esq. A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Robert Vecsler, on behalf of 53rd Street Apartments LPC/O Omni America LLC (the "Applicant") requests to rezone the Property located at 43 Northeast 53 Street 40 and 50 Northeast 54 Street, Miami, Florida, from "T5-O" Urban Center Transect Zone - Open to T6-8-O" Urban Core Transect Zone — Open. S. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Denial of the request to rezone the Property from "T5-O" Urban Center Transect Zone - Open to T6-8-O" Urban Core Transect Zone - Open based upon the facts and findings in this staff report. PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 1 01/05/2024 ,gyp Pu$l.rcy\ 4 `«0 f1F Q. 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 pubc hearing to render a recommendation or a final decision. 1. PZ-24-17637 44, 02/14/24 <te VIEW CO'O' C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T5-O" Restricted Commercial 150 du/ac Commercial South "T5-O" Major Institutional, Public Facilities, transportation and Utilities150 du/ac Hospital East "T4-L" and "T5-O" Restricted Commercial 150 du/ac Low Density Restricted Commercial 36 du/ac Commercial Vacant West "T4-R" and "T5-O" Low Density Multifamily Residential 36 du/ac Restricted Commercial 150 du/ac Residential Commercial D. BACKGROUND The Property consists of three parcels located along NE 54 Street and NE 53 Street. While the survey prepared by Biscayne Engineering notes that the size of the three parcels (50 NE 54 Street, Folio #: 0131240100050, 40 NE 54 Street, Folio # 0131240100060, and 43 NE 53 Street, Folio # 0131240100150) is approximately 42,750 Square Feet (0.98 acres) see Figure 1. The Applicant proposes changing the existing zoning designation from "T5-O" Urban Center Transect Zone - Open to T6-8-O" Urban Core Transect Zone - Open; see Figures 2 & 3. The Future Land Use Map remains the same as Restricted Commercial. On November 16, 2023 the properties were zoned by the Miami City Commission and on January 11, 2024 the Miami City Commission voted unanimously to grant a waiver of the 18 month time period between rezoning petitions. PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 2 01/05/2024 This submittal needs to be scheduled for a public hearing in accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating body NC renew the information at the pubdc hearing to render recommendation or a final decision. Figure 1 Aerial Photo of Subject Site (red outline) PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 3 01/05/2024 1$5 250 500 Feet 0 125 250 500 Feel Figure 2 Existing Zoning DEMOGRAPHICS lo Quel.rcy\ Q. NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The appliesbecision-malting body will renew the information at the pubdo hearing to render a recommendation or a final decision. 1. PZ-24-17637 4fr 02/14/24 <te Eity COI - Figure 3 Proposed Zoning The Property is in 2020 US Census Track 12086002201, which is also referred to as Census Track 2020. According to the Policy Map 5-Year Estimate (2017-2021), 3,125 people live across 1,068 households for an average household size of 2.57 people, which is more than the City of Miami's average household size of 2.38 people. The median household income of the area is approximately $58,209, which is $51,625 more than the citywide median household income. Approximately 30.24% of all housing units are owner occupied. This is more than the percentage of owner occupied housing units citywide, which is 30.02%. Additionally, Census Track 2020 has less vacancy rate in the City of Miami. Below is a table highlighting the critical socioeconomic and demographic characteristics of both Census Track 2020 and the City of Miami. PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 4 01/05/2024 4 PU$// 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 pubc hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 V RtVIEW CO Q Topic Census Tract: 12086002800 City of Miami Population 3,125 442,241 Total Households 1,068 181,597 Average Household Size 2.57 2.38 Families in Poverty 21.61% 16.94% Home Ownership Rate 30.24% 30.02% Rental Occupancy Rate 69.76% 69.98% Vacant Rate 11.95% 13.97% Median Household Income $58,209 $51,625 Median Gross Rent $1,788 $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 "Restricted Commercial", see figure 4. Restricted Commercial allows a maximum Density of 150 dwelling units per acre (150 DU/AC) and 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. PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 5 01/05/2024 NW E-1TH —N,A• 52NDt • _sI Miami 21 Code Medium -Density L NE EsTH sT Multifamily RFsiCiertitial a_ estricted` Commercial N E-5ATH-S-T— N� S2NP. Major last, Public Facilities, Transp And NES22 Duplex - Wade —fide! Figure 3 Existing FLUM lo Quel.rcy\ 4 `«0 f1p Q. 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 -mating body will renew the information al the pubc hearing to render a recommendation or a final decision. J, PZ-24-17637 02/14/24 <te N E-553170-S ,F 4,NNAME❑ The Property is zoned "T5-O" Urban Center Transect Zone - Open. Supported development in "T5-O" is primarily intended for Residential Uses by Right, with restricted Residential, Commercial, Civic, Civic Support and Education Uses through Warrant and Exception process. The applicant proposes to rezone the entire Property to T6-8-O" Urban Core Transect Zone - Open Below are the excerpts from Article 4, Table 3 of the Miami 21 Code that highlight the allowed uses and development standards that would change due to the proposed rezoning. PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 6 01/05/2024 4 PU$l./ Additionally, Figure 4 shows the difference in development regulations designations. TABLE 3 BUILDING FUNCTION: USES i T5 T6 0 0 [DENSITY (UNIT PER ACRE) 65 150* RESIDENTIAL CO -LIVING R*** R*** SINGLE FAMILY RESIDENCE R R COMMUNITY RESIDENCE R R ANCILLARY UNIT TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R R DORMITORY R R HOME OFFICE R R LIVE - WORK R R WORK - LIVE LODGING BED & BREAKFAST R R INN R R HOTEL R R OFFICE OFFICE R R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W W ENTERTAINMENT ESTABLISHMENT R R NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica doclsion-making body will renew the information al the pubc hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 ReVI EW CO' between the PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 7 01/05/2024 10 P U81. ,c.y\ 45) il �0 Gsa y NOTICE Q. T. This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade doclsion-making body will renew the information al the pubc hearing to render a recommendation or a final decision. 1. PZ-24-17637 4t, 02/14/24 T5 T6 ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R MARINE RELATED COMMERCIAL ESTAB. w w OPEN AIR RETAIL W W PLACE OF ASSEMBLY R R RECREATIONAL ESTABLISHMENT R R AMUSEMENT RIDE E CIVIC COMMUNITY FACILITY W W RECREATIONAL FACILITY R R RELIGIOUS FACILITY R R REGIONAL ACTIVITY COMPLEX E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES W W MAJOR FACILITY MARINA W W PUBLIC PARKING W W RESCUE MISSION TRANSIT FACILITIES W W EDUCATIONAL CHILDCARE W W***** COLLEGE / UNIVERSITY W W***** ELEMENTARY SCHOOL W W***** PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 8 01/05/2024 ,co Quel.rch�1 4 `«0 f1F Q. NOTICE This submittal needs to be scheduled for a pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applies de decision -mating body will renew the information al the pubc hearing to render a recommendation or a final decision. J, PZ-24-17637 �, 02/14/24 N. �� tg 'VIEW C° q� T5 T6 LEARNING CENTER R R***** MIDDLE / HIGH SCHOOL W W***** PRE-SCHOOL R R***** RESEARCH FACILITY R R***** SPECIAL TRAINING / VOCATIONAL W W***** Current Zoning Proposed Zoning T5-O Urban Center Transect Zone — Open T6-O Urban Core Transect Zone — Open DENSITY (UNITS PER ACRE) 65 150 Coverage 80% = 37,000 sq. ft. 80% = 37,000 sq. ft. FLR None (6 per MCNP) 5 (7 per MCNP) Height 5 Stories Max (+1 story abutting a D1 and with participation in the Public Benefits Program) 8 Stories Max (+4 stories abutting Transect Zones except T3 and with participation in the Public Benefits Program) Density 65 du/ac 70 units allowed on Property 150 du/ac 161 units allowed on Property Street Frontage Width 70% min 70% min Maximum Lot Area 40,000 s.f. max 40,000 s.f. max Building Setback (Rear) 0 ft. min 0 ft. min.; 30 ft. min. above 8th story Figure 4: Excerpt from Illustration 5.5 Urban Center Transect Zone and Illustration 5.6 Urban Core Tran F. FINDINGS In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21, in the recommendation, staff 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 PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 9 01/05/2024 4 PU$l./ 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 pubc hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 RtVIEW CO 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 proposal to change the zoning from "T5-O" Urban Center Transect Zone - Open to T6-8-O" Urban Core Transect Zone — Open. aligns with the goals of increasing density near transit routes, as highlighted in Policy TR-2.1.3. However, a shift to a higher transit zone, specifically to "T6-8-O" Urban Core Transect Zone — Open, would contradict these criteria. The designation of "T5-O" Urban Center Transect Zone — Open is sufficient for achieving the intended density and mixed -use development, thus fostering effective land use and accessibility around transit centers. Moving to a "T6-8-O" Urban Core Transect Zone — Open could unbalance the developmental scale of the area, possibly disrupting the existing community structure and counteracting the goals of sustainable, transit -focused development. Therefore, maintaining the "T5-O" Urban Center Transect Zone — Open zoning is more in line with both the city's policies and the practical considerations of urban planning in this area. Finding 1 Criteria 2 Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami Code, the request to rezone is inconsistent 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 Property's location presents significant growth potential. It is situated next to areas of dense commercial and residential activity. This diversity in nearby zoning types and its position within a transit corridor strongly support the rationale for a proposed zoning change. The Applicant has further added that the property's closeness to both a hospital and 1-95 highlights a need and opportunity for rejuvenating older commercial and residential spaces. Their analysis also PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 10 01/05/2024 Finding 2 Criteria 3 Pueo \ V© `11Y f1p,f 4• 0 4- Q 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 pubc hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 RtVIEW CO points out the importance of developing a pedestrian -friendly area, focusing on building close to commercial strips and healthcare facilities. Contrastingly, developing lots near street intersections on the main street is strategically more beneficial compared to the middle of the street, considering the goals of enhancing neighborhood quality, redevelopment in the declining areas, and promoting economic growth. Intersections offer higher visibility and accessibility, making them prime spots for development that can serve as community hubs, therefore improving quality of life. The higher foot traffic near street intersections promotes economic development and job creation more effectively than developments in less prominent middle street locations. Traditionally, not only have intersections and corners been the prominent location for increased intensity of use but also for height. The "T6-8-O" Urban Core Transect Zone allows for up to 12 stories with public benefits, while `T5-O" Urban Center Transect Zone allows for only eight (8) stories of height with public benefits. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(b) of Miami Code, the request to rezone is inconsistent 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 The Property is surrounded by properties currently zoned `T4-R" General Urban Transect Zone — Restricted, "T4-O" General Urban Transect Zone — Open and "T5-O" Urban Center Transect Zone - Open. A rezoning to "T6-8-O" Urban Core Transect Zone — Open would set this property apart in its surrounding area, as it would be the sole area with such a classification. This change would act as a driving force for neighborhood development. The existing "T5-O" Urban Center Transect Zone - Open is more in line with the surrounding urban environment and helps in maintaining the neighborhood's unique characteristic by providing a more contextual height regulation. PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 11 01 /05/2024 4 PU$// Finding 3 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 pubdc hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 RtVIEW CO In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change is zoning is inconsistent. G. CONCLUSION Based on 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 "T5-O" Urban Center Transect Zone - Open to T6-8-O" Urban Core Transect Zone - Open is not 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 denial of the requested change of zoning from "T5-O" Urban Center Transect Zone - Open to T6-8-O" Urban Core Transect Zone - Open. ,-DocuSigned by: yuk-1 L St/lbw '-7711014R4RCAR4R6 David Snow Interim Planning Director DocuSigned by: 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 12 01/05/2024 ,gyp Pu$l.rcy\ 4 `«0 f1p Q. 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 -mating body will renew the information al the pubc hearing to render a recommendation or a final decision. J, PZ-24-17637 4t, 02/14/24 PZ-24-17637 43 Northeast 53 Street 40 and 50 Northeast 54 Street — Page 13 01/05/2024 AERIAL EPLAN ID: PZ-24-XXXXX REZONE ADDRESS(ES) : 50 NE 54 ST, 43 NE 53 ST 0 125 250 500 Feet i I This submittal needs to be schedted for a public hearing in accordance with timelines set forth in the City of Miami Code. The applica de decision -making body will renew to information at the public hearing to render a recommendation or a final decision. PZ-24-17637 02/14/24 l Uv -f r aC� ri a Tb TIT l i` ;�.K>: 4Ld 1 nWJ.i4,44 i Gidaae /.fllli 52 N DyTER- \ J r GifNTH u MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-24-XXXXX REZONE ADDRESS(ES) : 50 NE 54 ST, 43 NE 53 ST 0 125 250 500 Feet J T4-L NW 52ND T3-L T4-RJ NE 55TH ST NE 54TH ST 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 decia on. PZ-24-17637 02/14/24 co e Miami/Jewish Health# Sstems#SAP /;44:5XY MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-24-XXXXX REZONE ADDRESS(ES) : 50 NE 54 ST, 43 NE 53 ST 0 125 250 500 Feet L. J T4-RJ NE 55TH ST 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 bedywill review the information at the public hearing to render a recommendation or a final decia on. PZ-24-17637 02/14/24 /./4•Miami/Jewish ��Hea��lth� Systems.SAP (� //4:55*4 •