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HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code.The applicade decision -making body NOR review the information at the public hearing to render a recommendation or a final decision. City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-23-16913 Location 7924 Northeast 2 Avenue Area Approximately 111,249 Square Feet (2.55 acres) Commission District District 5 — Commissioner Christine King Commissioner District Office Little Haiti Existing FLU Designation Medium Density Restricted Commercial Proposed FLU Designation Restricted Commercial Applicant MD 79th Holding Llcmd 79th Holding II LLC Applicant Representative Steven J. Wernick, Esquire AICP Planner Zhaokai (Kyle) Liu, Planner II Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Steven J. Wernick, Esquire, AICP, on behalf of MD 79th Holding Llcmd 79th Holding II LLC ("the Applicant"), is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the northwest portion of the property at 7924 Northeast 2 Avenue ("the Property") from "Medium Density Restricted Commercial " to "Restricted Commercial." SITE AND NEIGHBORHOOD DETAILS The Property is located along Northeast 79 Street, Northeast 80 Street, and Northeast 2 Avenue. According to the survey prepared by John Ibarra & Associates, Inc., the size of the proposed Property), the Property is approximately 111,249 Square Feet (2.55 acres). Of which the northwest portion to be amended is approximately 37,555 Square Feet (0.862 acres). The aerial photo (Figure 1) on the next page shows the Property outlined in red. The general details of the Property are summarized in the table below: PZ-23-16913 7924 Northeast 2 Avenue — Page 1 04/02/2024 This submittal needs to be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca de decision -making body will review the Information at the pubec hearing to render a recommendation or a final decla on. PZ-23-16913 04/24/24 Table 1: Summary of Existing and Proposed FLU Designations and Zoning Designations # ADDRESS FOLIO EXISTING FLU PROPOSED FLU EXISTING M21 ZONING PROPOSED M21 ZONING 1 7924 Northeast 2 Avenue 0131121010010 Medium Density Restricted Residential Restricted Commercial T5-O" "T6-8-O" PZ-23-16913 7924 Northeast 2 Avenue — Page 2 04/02/2024 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Cede. The applicade decision -making body will redew the information at the pubc hearing to render a recommendation or a final decla on. PZ-23-16913 04/24/24 MIN Figure 1 Aerial Map EXISTING FUTURE LAND USE DESIGNATION(S) The existing Future Land Use (FLU) designation for the Property is "Medium Density Restricted Commercial." The Future Land Use Map Interpretation describes this designation as follows: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium 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 PZ-23-16913 7924 Northeast 2 Avenue — Page 3 04/02/2024 NOTICE This submittal needs b be scheduled for a puboc hearing In accordance with timelines set forth in the City of Miami Code.The applica de decision -making bodywill review the Information at the pubs hearing to render a recommendation or a final decision. 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 Property abuts " Medium Density Restricted Commercial " FLU Designation to the west and "Restricted Commercial" to the north, south, and east. PROPOSED FUTURE LAND USE DESIGNATION(S) The proposed FLU designation for the Property is "Restricted Commercial." The Future Land Use Map Interpretation describes this designation as follows: 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 PZ-23-16913 7924 Northeast 2 Avenue — Page 4 04/02/2024 ow D Con nricled reiSP Commd F Public Par' s and Recreitlo Illikestnct Commerclal NOTICE This submittal needs to be' scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The appLIca o decision -making body will roldew the information at the public hearing to render a recommended on or a final decla on. PZ-23-16913 04/24/24 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. 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 existing and proposed FLUM are presented in the map below. NE B2N0 ST aesl eon] Med um Density Resin, led mmlrciall NE 80TH TER NE 79TH ST Medium Density NE TBTH ST =Multifamily Residential�������� Figure 2 Existing FLUM IMML-I III L NE 82ND ST z - I:1111 Medlin Density Commcted l I ommercial 1 Medium Density Multlfami y Residential NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS NE BOTH TE NE TRTH Sr Low O. Rest Com Lw- Density Re�tri ted commeraal= sr r on public Parks 1-Recreation NE 78TH ST Restrict Commercial Figure 3 Proposed FLUM PZ-23-16913 7924 Northeast 2 Avenue — Page 5 04/02/2024 NOTICE This submittal needs to be'scheduled fora puboc hearing In aaordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will rodew the information at the pubdc hearing to render a recommended on or a final decla on. PZ-23-16913 04/24/24 The Property is in 2022 US Census Track 12086001402, which is also referred to as Census Track 2022. According to the Policy Map 5-Year Estimate (2018-2022), 5,175 people live across 2,369 households for an average household size of 2.18 people, which is less than the City of Miami's average household size of 2.33 people.. The median household income of the area is approximately $38,109, which is $20,906 less than the citywide median household income. Approximately 18.15% of all housing units are owner occupied. This is less than the percentage of owner occupied housing units citywide, which is 30.12%. Additionally, Census Track 2022 has less vacancy rate in the City of Miami. Below is a table highlighting the critical socioeconomic and demographic characteristics of both Census Track 2022 and the City of Miami. Topic Census Tract: 12086002004 City of Miami Population 5,175 443,665 Total Households 2,369 186,137 Average Household Size 2.18 2.33 Families in Poverty 17.15% 15.79% Home Ownership Rate 18.15% 30.12% Rental Occupancy Rate 81.85% 69.88% Vacant Rate 5.62% 13.35% Median Household Income $38,109 $59,015 Median Gross Rent $1,156 $1,494 Table 1 socioeconomic and demographic characteristics Site Visit PZ-23-16913 7924 Northeast 2 Avenue — Page 6 04/02/2024 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 -making body will rodew the information at the pobdc hearing to render a recommended on or a final decla on. PZ-23-16913 04/24/24 Figure 5 Intersection of NE 80 Ter andNE 2 Ave Figure 6 Birds eye view of 7924 NE 2 Ave PZ-23-16913 7924 Northeast 2 Avenue — Page 7 04/02/2024 NOTICE This submittal needs to be'scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will rodew the information at the pubdc hearing to render e recommended on or a final decla on. PZ-23-16913 04/24/24 Concurrency Analysis The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing assumes that the increase in population is 205. This analysis does not take into consideration the possibility of density bonuses that might be permitted by the comprehensive plan, subject to limitations in the applicable land development regulations. Schools On August 25, 2023, Miami -Dade County Public Schools submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application for the elementary, middle and high school levels. A final determination of school concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. Recreation and Open Space The MCNP requires a 10-minute'/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 increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water services is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 33,046 by residential uses; however, LOS standards do not take into consideration the consumption of nonresidential uses. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. WASD Permit 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. Transportation A Traffic Study may be required at permitting. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Future Land Use 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 be in conflict with any PZ-23-16913 7924 Northeast 2 Avenue — Page 8 04/02/2024 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 -making body will rodew the information at the pobdc hearing to render e recommended on or a final decla on. PZ-23-16913 04/24/24 element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis 1 Upon evaluating the Levels of Service, the City received confirmation from Miami -Dade County Public Schools that there is sufficient capacity across all educational levels. Additionally, the analysis of recreation and open space demonstrated that the Property satisfies the basic criteria of having a park entrance within a 10-minute, half -mile walk without barriers, aligning with the public Levels of Service (LOS) standards. Finding 1 Consistent Criteria 2 Objective LU-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). 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. Analysis 2 The applicant is aiming to unify the zoning of the Property to align with a single future land use classification, ensuring it aligns with the Miami Comprehensive Neighborhood Plan (MCNP) and complements the evolving dynamics of the neighboring areas. This initiative is to preserve a harmonious transition in building height and land use intensity, in keeping with the MCNP's principle of integrated and thoughtful land development. The vicinity of the Property is ready for future land use and is compatible with the proposed development intensity. The Property is surrounded by Restricted Commercial designations from north, south, and east. This strategic planning suggests that the new land use designation will not impose on regions with lesser intensity. It seeks to extend the "Restricted Commercial" classification to adjacent properties to the west only, thereby safeguarding the local community's character and ensuring a cohesive urban development. Finding 2 Consistent PZ-23-16913 7924 Northeast 2 Avenue — Page 9 04/02/2024 NOTICE This submittal needs to be'scheduled fora puboc hearing In aaordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will rodew the information at the pubdc hearing to render a recommended on or a final decla on. PZ-23-16913 04/24/24 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)" 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." Analysis 3 The Property stands out for its easy access to public transportation, with six bus stops situated within a 600-foot radius, serving Bus Routes 79, 279, 9, and the Little Haiti Trolley. This extensive public transportation network ensures the Property maintains a vibrant, well -linked community. It enhances the prospects for fostering an urban setting where residents can experience a cohesive lifestyle, integrating living, working, and recreational areas with effective transit solutions. Close proximity to the bus station and Trolley Route provides the necessary infrastructure for mixed -use, higher density, and multimodal neighborhoods where residents and employees have multiple modes of transportation to and from Downtown, Edgewater, Upper Eastside, and Wynwood. Finding 3 Consistent ZECOMMENDATION This application seeks to change the designation of approximately 111,249 Square Feet (2.55 acres) of land from " Medium Density Restricted Commercial " to "Restricted Commercial." The Goals, Objectives, and Policies of the MCNP generally incentivize development when those projects are proximal to transit. Levels of service for most facilities are supportive of this application. Staff recommends approval of this application based on the facts and findings in this staff report. PZ-23-16913 7924 Northeast 2 Avenue — Page 10 04/02/2024 PUBLI y DocuSigned by: StAhw `— 77D014848CA84B6... David Snow Interim Planning Director ,—DocuSigned by: Venn/ jb —7AEAC3PARMA4 A Zhaokai (Kyle) Liu Planner II Report Attachments: Attachment 1 — Concurrency Review 0 4 NOTICE This submittal needs b la scheduled for a puboc hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bodywill review the information at the pubdc hearing to render a recommendation or a final decision. PZ-23-16913 04/24/24 ti REV,Ew CO PZ-23-16913 7924 Northeast 2 Avenue — Page 11 04/02/2024 0 ATTACHMENT "A" Concurrency Management System (CMS) Miami -Dade County Public Schools G ,gyp PURL/C Yi© `tom P O. NOTICE 0 This submittal needs to be scheduled bra pubic hearing In aaord nrewhh malines set forth in the City of reWewthe lnlormatlon at the public hearing to rentli recommentlatlon or a final tleclWon. Miami -Dade County Public Schools J� PZ-23-16913 04/24/24 Concurrency Management System 9'cio Preliminary Concurrency Analysis R'bl EW CO MDCPS Application Number: PH0123082500434 Local Government (LG): Miami Date Application Received: 8/25/2023 12:31:50 PM LG Application Number: PZ-23-16913 Type of Application: Public Hearing Sub Type: Public Applicant's Name: 7924 NE 2 Ave-CompPlan PZ-23-16913 Address/Location: 7924 NE 2 Av Master Folio Number: 0131121010010 Additional Folio Number(s): PROPOSED # OF UNITS 73 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 73 CONCURRENCY SERVICE AREA SCHOOLS ■ Net Available Seats Seats LOS Facility Name Source Type Met Capacity Required Taken Met 3021 JESSEE J MACCRAY, JR ELEMENTARY 258 5 5 YES Current CSA 6411 HORACE MANN MIDDLE 881 3 3 YES Current CSA 7301 MIAMI EDISON SENIOR 787 3 3 YES Current CSA ADJACENT SERVICE AREA SCHOOLS *An Impact reduction of 32.58% included for charter and magnet schools (Schools of Choice . MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net Parks, Recreation, and Open Space Level of Service PZ-23-16913 NE',7.9TH, wz TER z m in NE 82ND ST z m r NE 78TH ST 0 125 250 NOTICE PZ-23-16913 04/24/24 z m z 0 City Boundar9 0 Subject Prop 1-1D ST z rI City -Owned Park 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance 500 Feet Created by: City of Miami Planning Department Date created: August 17, 2023 N:\Planning\GIS\Concurrency y NE 80TH TER W E CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: Date: PZ-23-16913 8/10/2023 Applicant: MD 79th Holding LLC and MD 79th Holding II LLC Address: 7924 NE 2 AV Boundary Streets: North: NE 80 ST East: NE 2 AV South: NE 79 ST West NE 1 AV Existing Future Land Use Designation: Medium Density Restricted Commerical Residential Density: 0.857 acres @ 65 DU/acre DUs Assumed Population Persons Proposed Future Land Use Designation: Ristricted Commericial Residential Density 0.857 acres @ 150IDU/acre Assumed Population with Increase Persons DUs NEIGHBORHOOD INFORMATION Commission District Office WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Little Haiti D5 Office 0006 YES C-4 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Future Land Use Goal LU-1 Future Land Use Objective LU-1.1 Future Land Use Policy LU-1.1.1 Capital Improvements Goal CI-1.2 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3, a-g Transportation Objective TR-1.6 Transportation Objective TR-1.5 kllenll Cede The applicable decision making .0,111 recPZ-23.16913 04/24/24 CONCURRENCY ANALYSIS Increase in Population: 205 RECREATION AND OPEN SPACE MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a 10-minute (1/2-mile) barrier -free walk to a park entrance. ConcurrencyTest Result: PASS POTABLE WATER Level of Service standard: 92.05 GCPD Transmission potential with FLUM change 33,046 Policy PW-1.2.1 Excess capacity assumed to be 2% after change ConcurrencyTest Result: OK SANITARY SEWER TRANSMISSION Level of Service standard: 141 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: WASD Permit Required STORM SEWER CAPACITY Exfiltration system before change On -site Exfiltration system after change On -site ConcurrencyTest Result: OK SOLID WASTE COLLECTION Solid waste generation, 1.28 tons/resident/year 460 Excess capacity before change 800 Excess capacity after change (340) ConcurrencyTest Result: OK TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: SEE NOTES NOTES Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the detailed provisions of applicable land development regulations. Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements. AERIAL EPLAN ID: PZ-23-16913 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 7924 NE 2 AV 0 125 250 500 Feet This submittal needs to be schebu led bra public hearing In accordance wiHi timelines set forth in the City of Miami Cede. The appllcade decision -making burly will review the Information at the public hearing to render a recommended on or a final decision. PZ-23-16913 04/24/24 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-23-16913 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 7924 NE 2 AV 0 1- w 125 250 NE8r2NDS-T Medium Density Multifamily Residential filed D NE 80TH TER Nff l cfs. 500 Feet NE 79TH ST J ecrea ion Public Parks and Recreat j 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 decIslon-making body will review the Informagon at the public hearing to render a recommendation or a final dada on. PZ-23-16913 04/24/24 Low Density Restricted Commercial z N w z Restr cted Commercial FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-23-16913 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 7924 NE 2 AV 0 125 250 NE8r2NDS-T Medium Density NE 80TH TER 500 Feet NE 79TH ST Multifamily Residential filed D Nff l cfs. J ecrea ion Public Parks and Recreation 0 2 N W 2 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 decIslon-making body will review the Informagon at the public hearing to render a recommendation or a final dada on. PZ-23-16913 04/24/24 Low Density Restricted Commercial Restr cted Commercial -17 NE 78TH-ST