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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE This submittal needs to be scheduled bra puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -malting body will review the information at the pubec hearing to renter a recommendation or a final deciv on. PZ-20-8150 02/29/24 Staff Analysis Report No. PZ-20-8150 Location 2600, 2610, and 2620 Southwest 27 Street, Miami, Florida Folio Number 0141150081250, 0141150081260, and 0141150081270 Miami 21 Transect "T4-R" General Urban Transect Zone -Restricted MCNP Designation Medium Density Multi -Family Residential Commission District District 4 — Commissioner Manolo Reyes Commissioner District Office Coral Way Planner Vickie Toranzo, Chief of Land Development vtoranzo@miamigov.com Property Owner Comfort Care One LLC (BFernandez@BRZoningLaw.com) Project Representative Ben Fernandez, Esq. (BFernandez@BRZoningLaw.com) A. REQUEST Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21 Code"), as amended, Comfort Care One LLC (the "Applicant") is requesting a rezoning from "T4-R" General Urban Transect Zone — Restricted to "T4-O" Urban Center Transect Zone -Open for the properties identified with the addresses located at approximately 2600, 2610, and 2620 Southwest 27 Street with approximately 12,500 (acres) of lot area, (collectively, the "Property"). B. RECOMMENDATION Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the Planning Department recommends Approval of the request based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T4-R" Medium Density Multi -Family Office and Low Density Multi -Family South "D1" Light Industrial Industrial Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 1 o.�o PUBL/Cy G�� F9 4 Q. NOTICE GI PZ-20-8150 East "T4-R" Medium Density Multi - Family Residential Two -Family Duplexes West "T4-O" Restricted Commercial Sales and Services D. BACKGROUND Site Location & Surrounding Uses The Property is made up of three parcels located along Southwest 27 Street. The Property is approximately 12,500 square feet in size. The lots contain a one-story single-family building, two-story multi -family structure, and surface parking. Demographics The subject properties are located within Census Tract 12086006900. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the Tract is $47,000 which is 38 percent higher than the median household income for the City of Miami ($33,999) and marginally higher than the Miami -Dade County median household income of $46,338. The Census Tract in which the Property is located has an estimated total of 2,508 households with a total of 2,797 housing units. The same ACS 5-year estimate data showed that just over half of households (52.11 percent) in the subject Tract rented their homes, which is the general trend in the surrounding neighborhoods north of U.S 1. The median rent for a unit in the Block Group is $1,331. This information is summarized in the table below. Table 2. Summary of Census Data for Subject Tract: 12086006900 02/29/24 Topic Number of Households Data' 2,508 Number of Housing Units 2,797 Median Household Income $47,000 (City of Miami: $33,999) Percent of Households that rent 52.11% (City of Miami: 70.35%) Median Rent $1,331 (City of Miami: $1,183) 1 Data gathered from the American Community Survey (ACS), 2015-2019 estimates, from the United States Census Bureau Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 2 This submittal needs to be scheduled for a public bearInn in accordance virlIn Ornellnes set forinln the COW Miami Ccebe Tie applicable decision -making body unll review the infommoon at the pubic bearing to render a ornrnerdation l decision �PZ-20-8150 E. ANALYSIS Figure: Aerial of subject site Miami Comprehensive Neighborhood Plan (MCNP) Per the Correspondence Table — Zoning and Comprehensive Plan of the Miami Comprehensive Neighborhood Plan (MCNP), the requested change of zoning is not Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 3 NOTICE consistent with the current MCNP designation of Medium Density Multi -Family for the properties with the addresses located at approximately 2600, 2610, and 2620 Southwest 27 Street. As a result, the Applicant has submitted a FLUM Amendment to change the land use designation of the properties from Medium Density Multi -Family to Restricted Commercial, processed concurrently under PZ-20-8150. Miami 21 Code The Property is zoned "T4-R" General Urban Transect Zone — Restricted, as described above. Supported development in the "T4-R" General Urban Transect Zone — Restricted includes Residential, Lodging, Civic, Civic Support, and Educational by Right or through the entitlement process, while the supported development in the "T4-O" General Urban Transect Zone — Open includes Lodging, Office, Commercial, Civic, Civic Support, and Educational whether By Right or through the entitlement process. An excerpt of Article 4, Table 3 of the Miami 21 Code is included below to illustrate the additional Uses permitted By Right or through an entitlement process as a result of the requested change in zoning from "T4-R" to "T4-O." T4 R 0 URBAN GENERAL DENSITY (UNIT PER ACRE) 36 36 RESIDENTIAL DORMITORY E LIVE - WORK R LODGING BED & BREAKFAST W R INN R OFFICE OFFICE R COMMERCIAL ENTERTAINMENT ESTABLISHMENT R Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 4 FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL R E R CIVIC COMMUNITY FACILITY W CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W MARINA E W PUBLIC PARKING W TRANSIT FACILITIES W EDUCATIONAL CHILDCARE E W LEARNING CENTER E RESEARCH FACILITY R SPECIAL TRAINING / 1 VOCATIONAL E NOTICE This submittal needs to be scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca decision -malting body will review the information at the pubec hearing to render a recommended on or a final decla on. PZ-20-8150 02/29/24 Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 5 A/727THST /-27TH-TER T3-IR SW-26TH LN T4-0 w cJ co SW 27TH ST 11 I 4-K SWQ5TH AVE PZ-20-8150 02/29/24 rL Figure: Existing Miami 21 Overlay Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 6 This submittal needs to be scheduled fore public hearing In ecoordence wM1h timelines set forth in the City of Miami Code. The appuca de decision -making body will review the information at the public hearing to render a recommendation or a final decision. PZ-20-8150 02/29/24 Figure: Proposed Miami 21 Overlay Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 7 NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The appli®de decision -malting body will review the information at the pubic hearing to render a recommended on or a final decla on. PZ-20-8150 02/29/24 Rezoning Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code 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. The recommendations of the Planning, Zoning and Appeals Board shall show that the board has considered and studied the application in regard to the following criteria: Criteria 1 7.1.2.8.f.1.a: "The relationship of the proposed amendment to 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 1 Policy LU-1.1.7: "Land development regulations and policies will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit." Policy LU-1.3.15: "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other." The proposed Rezone from "T4-L" to "T4-O" allows for the same development capacity. However, it provides more opportunities in terms of uses, specifically Lodging, Office, Commercial, Civic, Civic Support, and Educational whether By Right or through the entitlement process. The proposed changes would be in accordance with MNCP as it encourages the development and introduction of Uses within close proximity to the Metro Station. Finding In accordance with Article 7, Section 7.1.2.8.f.1.b of Miami 21 Code, Criteria 1 the requested change in zoning is consistent. Criteria 2 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 for Criteria 2 Located within proximity to the Coconut Grove Metro Station, the Property is located within a Transit Oriented District ("TOD"), a designation established by the City within the Pedestrian Shed or Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 8 Bicycle Shed area of a convergence of modes of transit, or a train station. Land use regulations encourage redevelopment to allow for pedestrian friendly mixed -use neighborhoods. The proposed rezoning would offer additional uses in close proximity that are accessible by the Metro Station. Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, Criteria 2 the requested change in zoning to "T4-O" is consistent. Criteria 3 Section 7.1.2.8(f0(2): "A change maybe 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 Section 7.1.2.8(f)(2) establishes that changes shall occur in Criteria 3 succession, 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 a Special Area Plan. The proposed zoning change is consistent with the successional zoning change requirements stated in Section 7.1.2.8(a)(3) as the request is to a greater intensity within the same Transect Zone. Additionally, because there are no changes to the development capacity, the proposal preserves the multi -family residences to the north and allows for Uses that support the surrounding neighborhood. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the Criteria 3 request to rezone is consistent with the Miami 21 Code in that it is successional. F. CONCLUSION Staff finds that the proposed request is consistent with the Rezoning Criteria from Miami 21 Article 7, Section 7.1.2.8.f. Staff recommends Approval of the requested rezone from "T4- R" General Urban Transect Zone — Restricted to "T4-O" General Urban Transect Zone — Open. Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 9 ,—DocuSigned by: Pi, Slew "-77D014848CA84B6... David Snow Interim Director, Planning Department DocuSigned by: Ste- Stu 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director, Planning Department ,—DocuSigned by: V Gclt, -)r fl)0 —7AEAC3EABD2A40A... Vickie Toranzo Chief of Land Development NOTICE This submittal needs to be'scheduled bra puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca decision -malting body will review the information at the pubdc hearing to render a recommended on or a final decla on. PZ-20-8150 02/29/24 Staff Analysis Report No. (PZ-20-8150_2620 SW 27 ST) — Page 10 AERIAL EPLAN ID: PZ-20-8150 REZONE ADDRESS(ES) : 2600, 2610, and 2620 SW 27 ST 0 125 250 500 Feet i I (This coNioNOTICE submittal needs to be scheduled fora public hearing in accordance with timeline; set forth in the City of Miami Code. The applica de decision -making body will review hrc infotrnation at the public hearing to render a recommendation or a final dec K on. PZ-20-8150 02/29/24 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-20-8150 REZONE ADDRESS(ES) : 2600, 2610, 2620 SW 27 ST 0 125 250 500 Feet { (This coNioNOTICE submittal needs to be scheduled for a public hearing in accordance with timeline; set forth in the City of Miami Code. The applicade decision-rna king body will review the information at the public hearing to render a recormendad on or a final dec K on. PZ-20-8150 02/29/24 MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-20-8150 REZONE ADDRESS(ES) : 2600, 2610, 2620 SW 27 ST 0 125 250 500 Feet { (This coNioNOTICE submittal needs to be scheduled for a public hearing in accordance with timeline; set forth in the City of Miami Code. The applicade decision-rna king body will review the information at the public hearing to render a recormendad on or a final dec K on. PZ-20-8150 02/29/24