HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This 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.
PZ-22-15116
03/10/23
City of Miami
Planning Department
STAFF ANALYSIS FOR
A FUTURE LAND USE MAP AMENDMENT
TO THE COMPREHENSIVE PLAN
Staff Analysis Report No.
PZ-22-15116
Property Addresses
131 NW 75 Street, 134 NW 76 Street, 120 NW 76 Street
139 NW 75 Street, 7521 NW 1 Court, 7531 NW 1 Court,
115 NW 75 Street, 7510 NW 1 Avenue, and 7522 NW 1
Avenue
Area
Approximate: 74,270 square feet (1.70 acres)
Commission District
5, (City Commissioner: Christine King)
Department of Human Service
Neighborhood Service Center
Little Haiti
Existing FLU Designation
Medium Density Multifamily Residential
Proposed FLU Designation
General Commercial
Applicant Name
LRMF Equity Owner LLC
Applicant Email
wesley.hevia@akerman.com
Applicant Representative
(Name)
Wes Hevia
Applicant Representative Email
wesley.hevia@akerman.com
Planner
Darren Murphy, Planner II: Email:
dmurphy@miamigov.com
Recommendation
Denial
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), LRMF
Equity Owner LLC ("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
of the properties at 131 NW 75 Street, 134 NW 76 Street, 120 NW 76 Street, 139 NW 75 Street,
7521 NW 1 Court, 7531 NW 1 Court, 115 NW 75 Street, 7510 NW 1 Avenue, and 7522 NW 1,
Avenue (collectively the "Property") from "Medium Density Multifamily Residential" to
"General Commercial". The proposed amendment contains approximately 1.70 acres (74,270
square feet). Small -Scale Comprehensive Plan Amendments involve less than 10 acres of
property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187,
Florida Statutes.
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 1 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled fora pubic hearing
in accord and w10 timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the Information al the pubc hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (ePlan ID PZ-22-15117). The companion application seeks to change the
Property's zoning designation from "T5-R", Urban Center Zone — Restricted (T5-R) to "T6-8-
0", Urban Core Zone — Open (T6-8-O). The Property is legally described in the attached
Exhibit "A". The table below summarizes the request. The table below summarizes the
proposed changes, please refer to Table 1.
Summary of the Existing and Proposed FLU Designations and Zoning Designations for the
Subject Property
#
ADDRESS
FOLIO
CURRENT
ZONING
PROPOSED
ZONING
CURRENT
FLUM
PROPOSED
FLUM
SQUARE
FOOTAGE
1
131 NW 75 Street
0131120480380
T5-R
T6-8-O
Medium
Density
Multifamily
Residential
General
Commercial
9,809
2
134 NW 76 Street
0131120480381
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
8,234
3
120 NW 76 Street
0131120480390
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
20,549
4
139 NW 75 Street
0131120560010
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
6,670
5
7521 NW 1 Court
0131120560020
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
3,350
6
7531 NW 1 Court
0131120560030
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
5,856
7
115 NW 75 Street
0131120620060
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
8,880
8
7510 NW 1 Avenue
0131120620070
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
4,668
9
7522 NW 1 Avenue
0131120620080
T5-R
T6-8-0
Medium
Density
Multifamily
Residential
General
Commercial
4,668
72,270
Table 1: Summary of the nine (9) parcels each with their Existing and Proposed Future Land Use and Zoning
Designations
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 2 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applicade decision -making bodywill
renew the Information at the pubc hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
Site Location
The Property is bounded by the following Thoroughfares: to the north: NW 76 Street, to the
east: NW 1 Avenue, to the south: NW 75 Street, and to the west: NW 1 Court, please refer to
Figure 1. The Property's zoning topology is Residential, Multi -Family Housing with four existing
Building structures with an average construction date of 1963. The Property is located within an
established, platted residential neighborhood, referred to as the "Little River Neighborhood" with
similar Residential, Multi -Family Housing directly to the north, east, and south. Directly to the
west of the Property is a Civic, Religious Facility Use - the "Cathedral of St. Mary", the Mother
Church of the Catholic Archdiocese of Miami (the "Cathedral of St. Mary) with an attached "K-8"
(elementary and middle school) parish school. The Cathedral of St. Mary was founded in 1930
and the subsequent parish school was opened in 1936, respectively. The Property consists of
nine (9) parcels that is approximately 1.70 acres (74,270 square feet). The aerial image below
shows the site, outlined in red, and the immediately surrounding context, please refer to Figure
1. Staff provided street view imagery of the Property's adjacent neighbors to provide visual
contextualization of the built environment and Uses, please see Figure 2.
Figure 1: Aerial Photo of Property (red outline)
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 3 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
Northern view — from NW 76 Street with
Cathedral of St. Mary in the background
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The appticd Lie decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
Southern view — from NW 75 Street with
existing two-story Multifamily Residential
Structure in the background
Western view — from NW 1 Avenue with Eastern view — from NW 1 Court, currently
existing two-story Multifamily Residential there are seven (7) vacant properties (131
Structures in the background NW 75 Street, 134 NW 76 Street, 120 NW 76
Street, 139 NW 75 Street, 7521 NW 1 Court,
7531 NW 1 Court, and 115 NW 75 Street)
Figure 2: Street view of the surrounding neighborhood areas
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 4 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The apptica Lie decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
EXISTING FUTURE LAND USE DESIGNATION
All the parcels included in this request have an existing MCNP's FLU designation of "Medium
Density Multifamily Residential".
Medium Density Multifamily Residential
The proposed designation of Medium Density Multifamily Residential allows the following:
Areas designated as "Medium Density Multifamily Residential" allow residential
structures to a maximum density of 65 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.
Permissible uses within medium density multifamily 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,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary and
secondary schools, and accessory post -secondary educational facilities.
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 medium 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).
PROPOSED FUTURE LAND USE DESIGNATIONS
General Commercial
The proposed designation of General Commercial allows the following:
[A]all activities included in the "Restricted Commercial" designations, as well as
wholesaling and distribution activities that generally serve the needs of other
businesses; generally, require on and off-loading facilities; and benefit from proximity to
industrial areas. These commercial activities include retailing of second hand items,
automotive repair services, new and used vehicle sales, parking lots and garages, heavy
equipment sales and service, building material sales and storage, wholesaling,
warehousing, distribution and transport related services, light manufacturing and
assembly and other activities whose scale of operation and land use impacts are like
those uses described above. Multifamily residential structures of a density equal to High
Density Multifamily Residential, are allowed subject to the detailed provisions of the
applicable land development regulations.
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 5 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled fora pubic hearing
in accord and Itl timelines set forth in the City of
Miami Code. The applies Lie decision -making bodywill
renew the information al the public hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
The nonresidential portions of developments within areas designated as "General
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
"General Commercial" in the Urban Central Business District and Buena Vista Yards
Regional Activity Center 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.
The two (2) maps below (Figures 3 and 4) shows the existing and proposed future land use
designations for the subject property.
J
Mmorinsr, P,4.Ift
rFacniies.
Trull, Aig
err I1 T
71-1 T Mebumoens0Y
ul HamllY
R Sdenla
fi
— �.. r.TH Si
Figure 3: Existing FLUM designation: Medium Density
Multifamily Residential; Property within the black
weighted outline
7,11
Mehumo rF
M1u1odamiy'r
de
Figure 4: Proposed FLUM designation: General
Commercial; Property within the black weighted
outline
Neighborhood Context-Sociodemographic
The Applicant's Properties are located within the 2020 United Sates Census Tract
"12086001401" (the "Census Tract"). Staff reviewed the following socioeconomic
indicators/variables (Population, Households, Average Household Size, Families in Poverty,
Homeownership Rate, Renter Occupancy Rate, Vacancy Rate, Median Family Income, and
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 6 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The appticd Lie decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
Median Gross Rent) to understand the differences between this Census Tract and the City of
Miami, please refer to Table 2.
Topic — United States 2020 Census
Census Tract 14.01
City of Miami
Population
4,713
442,241
Households
2,132
181,597
Average Household Size
3.21
2.38
Families in Poverty
34.44%
16.94%
Homeownership Rate
13.98%
30.02%
Renter Occupancy Rate
86.02%
69.98%
Vacancy Rate
10.65%
13.97%
Median Family Income
$25,341
$51,625
Median Gross Rent
$1,027
$1,361
Table 2: Property (Census Tract 14.01) compared to the City of Miami
NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS — 1/2 - MILE RADIUS STUDY AREA
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(c.)(2.)(g.), one of the prerequisites for the
Applicant is to perform an analysis of the properties within a one -half -mile radius of the subject
property (the "0.5-mile Study Area") regarding the existing condition of the radius properties and
the current zoning and Future Land Use designations of the radius properties. For the purpose
of this report, staff replicated this analysis for this Study Area by doing a Geographic Information
Systems data analysis, and these are the findings, please refer to Tables 3 and 4.
Study Area
City of Miami
Miami 21 Code
Designation
Acreage
(approximate)
% Total
Miami 21 Code
Designation
Acreage
(approximate)
% Total
CI
22.99
4.99%
CI
1,861.54
14.17%
CS
0.34
0.07%
CS
1,293.62
9.85%
Di
76.64
16.64%
Di
520.98
3.97%
D2
30.04
6.52%
D2
313.70
2.39%
T3-L
6.92
1.50%
T3-L
1,216.75
9.26%
T3-O
105.07
22.81%
T3-O
3,677.87
28.00%
T5-L
6.76
1.47%
T5-L
555.77
4.23%
T5-O
40.05
8.70%
T5-O
1,033.38
7.87%
T5-R
100.92
21.91%
T5-R
562.30
4.28%
T6-8-O
70.84
15.38%
T6-8-O
2,101.52
16.00%
460.57
13,137.41 100.00%
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 7 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applicade decision -making bodywill
renew the Information at the pubc hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
Table 3: a comparison of the Miami 21 Code Transect Zones for the Study Area and the City of Miami in terms of
percentage of total acreage. All acreages are an approximation, access date 2/24/2022
Study Area
City of Miami
FLU Designation
Acreage
(approximate)
% Total
FLU
Designation
Acreage
(approximate)
% Total
Duplex -
Residential
105.08
22.71%
Duplex -
Residential
3,939.06
18.22%
General
Commercial
37.84
8.18%
General
Commercial
991.97
4.59%
Industrial
31.70
6.85%
Industrial
449.46
2.08%
Light Industrial
77.17
16.68%
Light Industrial
511.86
2.37%
Major Inst, Public
Facilities, Transp
And
22.99
4.97%
Major Inst,
Public Facilities,
Transp and
2,082.87
9.64%
Medium Density
Multifamily
Residential
100.89
21.81%
Medium Density
Multifamily
Residential
1,422.52
6.58%
Medium Density
Restricted
Commercial
32.97
7.13%
Medium Density
Restricted
Commercial
864.40
4.00%
Public Parks and
Recreation
0.34
0.07%
Public Parks
and Recreation
1,330.59
6.16%
Restricted
Commercial
46.75
10.11%
Restricted
Commercial
3,847.15
17.80%
Single Family -
Residential
6.92
1.50%
Single Family -
Residential
6,174.95
28.57%
462.64 100% 21,614.84 100%
Table 4: a comparison of Future Land Use designations for the Study Area and the City of Miami in terms of
percentage of total acreage. All acreages are an approximation, access date 2/24/2022
The two (2) predominated Miami 21 Code Transect Zones for this Study Area are "T3-0"
(22.81%) and "T5-R" (21.91%) as compared to the City of Miami with "T3-0" (28.00%) and "T6-
8-0" (16.00%), respectively. Regarding the Study Area's MCNP's FLU designations, the two
predominate land uses are "Duplex Residential" (22.71%) and "Medium Density Multifamily
Residential" (21.81%), as compared to the City of Miami's two predominate land uses being
"Single Family -Residential" (28.57%) and "Duplex Residential" (18.22%), respectively.
Staff further investigated the 2,987 addresses within the Study Area and their associated Florida
Department of Revenue (DOR) Codes for Miami -Dade County. These codes are set by Property
Appraisal and are administered by the Miami -Dade County's Property Appraiser, please refer to
Table 5. The three predominant DOR codes are "Multifamily 3 Or More Units ", "Residential -
Single Family", and "Multifamily 2 Living Units", making up 49.39% of the total amount of
addresses.
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 8 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled for a public hearing
in accord ante wM1h timelines set forth in the City of
Miami Code. The applicade decision -making body NC
renew the Information at the punt hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
DOR Description
Addresses / DOR Count
% Total
Entertainment
1
0.03%
Motel
1
0.03%
Municipal
1
0.03%
Board of Public Instruction
1
0.03%
Railroad Assessment
1
0.03%
Heavy Ind Or Lumber Yard
2
0.07%
Private Park
2
0.07%
Cemetery
2
0.07%
Utility
3
0.10%
Wholesale Outlet
4
0.13%
Educational - Private
6
0.20%
Reference Only
7
0.24%
Repairs - Non -Automotive
9
0.30%
Service Station - Automotive
12
0.40%
Club Or Hall - Private
12
0.40%
Mixed Use - Commercial
20
0.67%
Vacant Land Government
22
0.74%
Townhouse
29
0.97%
Condominium - Residential
30
1.01%
Parking/vacant Lot Enclosed
38
1.28%
Religious
43
1.44%
Mixed Use - Residential
48
1.61 %
Extra Fea Other Than Parking
64
2.15%
Office Building
69
2.32%
Automotive Or Marine
77
2.59%
Cooperative - Residential
96
3.22%
Light Mfg & Food Processing
97
3.26%
Retail Outlet
140
4.70%
Dade County
181
6.08%
Warehouse or Storage
216
7.25%
Vacant Land
273
9.17%
Multifamily 3 Or More Units
368
12.36%
Residential - Single Family
479
16.08%
Multifamily 2 Living Units
624
20.95%
2,978 100.00%
able 5: A table of Department of Revenue (DOR) Codes for Miami -Dade County, accessed date: 2/24/2022
Staff Analysis: PZ-22-15116 - 120 NW 76 ST - Comprehensive Plan Amendment Application - Page 9 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applicade decision -making bodywill
renew the Information at the pubnc hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
The underlying theme from these three tables is that the most common FLU designations are
"Residential" with a density ranging between 18 - 65 dwelling units per acre. The other
observation from staff is in terms of the current FLU topologies and directionality in relation to
the City's "as -built" east -west Commercial Thoroughfares of NW 71 Street and NW 79 Street
allowing the highest residential density (150 dwelling units per acre) and the greatest variety of
Commercial Uses (red color). Furthermore, the Study Area has a large east -west swath of
properties with MCNP's FLU designation of "Light Industrial" (light purple color) and "Industrial"
(purple color), as they run parallel to the active Florida East Coast Railway (the "FEC Railway"),
please refer to Figure 5.
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Figure 5: MCNP's FLUM with the 0.5-mile Study Area (black, weighted circle), Subject Property in the center (cyan
blue)
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 10 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the Information at the pubc hearing to render e
recommendation or a final decision.
PZ-22-15116
03/10/23
The Applicant has two (2) additional properties, under common ownership, within close
proximity to the current Property. Specifically, the City Commission recently approved a similar
rezoning and companion future land use amendment application for a similarly situated property
located southeast of the subject Property. Specifically, on September 23, 2021, the Future Land
Use and Zoning designations for that property were amended to General Commercial and T6-8-
0, respectively, pursuant to City Commission Ordinance Numbers 14023 and 14024 (adopted
FLUM and Rezone). Furthermore, the Applicant has active amendments to the MCNP and
Miami 21 Code under ePlan FilelDs: PZ-22-15059 and PZ-22-15060. These properties are
directly east of the adopted FLUM and Rezone, located in the southeast quadrant of the
intersection of NW 75 Street and NW Miami Court.
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 of 716
residents, where the previously maximum population has been 309 residents.
Schools
On January 10, 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.
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 potential increase in population, it does not meet
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 65,908 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.
Solid Waste Collectior
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.
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 11 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This 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 NOR
rodew the information at the pubc hearing to render a
recommendation or a final decid on.
PZ-22-15116
03/10/23
Transportation
Based on existing and proposed FLR and density for the applications for the project located at
120 and 134 NW 76th Street; 115, 131 and 139 NW 75th Street; 7521 and 7531 NW 1st Court;
and 7510 and 7522 NW 1st Avenue, the maximum potential impact as it relates to trip
generation was calculated. The proposed FLR and density have the potential to result in an
increase of approximately 20,800 daily trips and 2,500 P.M. peak hour trips.
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 be in conflict with any 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
Based on Planning Staff's analysis for six (6) separate Concurrency Tests, the
Applicant failed two (2) of them ("Recreation and Open Space" and
"Transportation").
Recreation and Open Space Concurrency Analysis
Shown below is Planning Staff's "Parks, Recreation, and Open Space Level of
Service for City -Owned Parks that are within a 0.25-mile walking distance"
map:
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 12 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
0 125 250
This 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
rodew the information at the pubec hearing to render a
recommendation or a final decid on.
log City Boundary
0 Subject Property
IP Parcels
I= 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: December 27, 2022
N:1PIan ning\GIS\Concurrency
PZ-22-15116
03/10/23
The Applicant's Properties are identified with the weight black Iine.As shown,
there are no City -owned parks within a 0.25-mile walking distance.
Transportation Concurrency Aanlysis
Based on the City of Miami, Transportation Department's analysis, the
Applcicant's proposed FLR and density have the potential to result in an
increase of approximately 20,800 daily trips and 2,500 P.M. peak hour trips.
Based on the Applicant's project files — PZD-1, Signed Letter of Intent and
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 13 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
NOTICE
This 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 NOR
rodew the information at the pubc hearing to render a
recommendation or a final decld on.
PZ-22-15116
03/10/23
PZD-2, Applicant Analysis (In accordance with Miami 21, 7.1.2.8, c.2(g), they
do not address how their Comprehensive Plan Amendment application will
mitigate the "potential" direct or indirect transportation impacts, such as traffic
circulation, degraded air quality, noise pollution, etc.
Finding 1
Staff finds the request inconsistent with Policy LU-1.6.4
Criteria 2
MCNP, Transportation Element, Policy TR-1.1.5: "The City will encourage new
development to be structured to reinforce a pattern of neighborhoods and
urban centers by focusing growth along transit corridors and around transit
nodes and centers."
Analysis 2
The Applicant's Properties are accessible from two City -designated "Transit
Corridors", which is defined per Miami 21 Code, Article 1, Section 1.1 as "a
designation established by the City involving an area not exceeding a one -
quarter (1/4) mile radius from a non -limited access thoroughfare that included
designated transit stop locations and is served by one or more mass transit
route(s) with designated transit vehicle(s) operating at an average of ten (10)
minute or less headway Monday thru Friday between the hours of 7:00 am
through 7:00 pm. Multiple transit routes or types of transit vehicles may be
added cumulatively under this definition for the purpose of parking reductions.
There are two Transit Corridors located directly north (NW 75 Street) and east
(N Miami Avenue) of the Applicant's Properties.
Finding 2
Staff finds the request consistent with Policy TR-1.1.5
CONCLUSION
The Applicant's requested change to its underlying, existing Properties' MCNP's FLU
designations from "Medium Density Multifamily Residential" to "General Commercial" was
reviewed based on the merits of this application being compliant with MCNP's Goals,
Objectives, and Policies and Miami 21 Code's Successional Zoning requirements. Staff's
findings show the predominance of residential FLU designations within the Study Area with a
density ranging from 18 to 65 dwelling units with the more intensive FLU designations to the
north and south of the Property following the existing "east -west" Commercial Corridors of NW
71 Street and NW 79 Street. This is juxtaposed to the currently changing conditions in this
immediate area with the City Commission recently approving a similar Comprehensive Plan
Amendment and companion Rezoning application for a similar property with the same existing,
underlying MCNP's Future Land Use Designation and associated Miami 21 Code Transect
Zones located southeast of the Applicant's Properties. Specifically, on September 23, 2021, the
Future Land Use and Zoning designations for that property were amended to "General
Commercial" and "T6-8-O", respectively, pursuant to City Commission Ordinances 14023 and
14024. However pursuant to the MCNP's Future Land Use, Goal LU-1, Policy LU-1.1., "... new
development or redevelopment that results in an increase in the density or intensity of land use
shall be contingent upon the availability of public facilities that meet or exceed the minimum
LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, stormwater, potable
water, parks and recreation, and transportation facilities. The public services and facilities
provided to meet concurrency requirements shall be consistent with the Capital Improvements
Element, or guaranteed in an enforceable agreement." As noted in Planning Staffs analysis,
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 14 of 15
DocuSign Envelope ID: B37B6D37-D6C0-433D-AC31-0210E32406C4
This submittal needs to be scheduled for a puboc hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -making bodywill
renew the information at the pubc hearing to render a
recommendation or a final decision.
two (2) of the six (6) Concurrency Tests, that being the "Recreation and Open Space" and
"Transportation" Concurrency Tests, were found to be inconsistent. In order for the Planning
Departmetn to recommend approval of this Comprehensive Plan Amendment application, all six
(6) of the Concurrecncy Tests must be found consistent.
Pursuant to Policy LU-1.6.4 of the MCNP, as amended, the Planning Department recommends
"Deniall" of the requested change to the MCNP's FLUM from "Medium Density Multifamily
Residential" to "General Commercial" for the Applicant's Properties (131 NW 75 Street, 134
NW 76 Street, 120 NW 76 Street, 139 NW 75 Street, 7521 NW 1 Court, 7531 NW 1 Court, 115
NW 75 Street, 7510 NW 1 Avenue, and 7522 NW 1 Avenue).
1-DocuSigned by:
(Atis(. t �nLt
7F35EEFOC6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
DocuSigned by:
Watndn.G S{Uln.t,r
3A7�CAC5Ar7C446...
Sevanne Steiner, CNU-A
Interim Chief Land Development
,-DocuSigned by:
otayruA, hurpLii
AOC8D7108...
Darren Murphy
Planner II
Attachments:
Attachment 1 — Exhibit A — Legal Description
Attachment 2 — Concurrency Analyses
Staff Analysis: PZ-22-15116 — 120 NW 76 ST — Comprehensive Plan Amendment Application — Page 15 of 15
AERIAL
EPLAN ID: PZ-22-15116
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 131 NW 75 Street, 134 NW 76 Street, 120 NW 76 Street, 139 NW 75 Street,
7521 NW 1 Court, 7531 NW 1 Court, 115 NW 75 Street, 7510 NW 1 Avenue,
and 7522 NW 1 Avenue
0 125 250
500 Feet
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
review Ole Information at the public hearing to render a
recommendation or a final decia on.
PZ-22-15116
03/10/23
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-22-15116
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 131 NW 75 Street, 134 NW 76 Street, 120 NW 76 Street, 139 NW 75 Street,
7521 NW 1 Court, 7531 NW 1 Court, 115 NW 75 Street, 7510 NW 1 Avenue,
and 7522 NW 1 Avenue
0 125 250
500 Feet
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timeliness set forth in the City of
Miami Code. The applicable decision -making body will
renew the information at the public hearing to render a
recommendation or a final decision.
0
z
N
r
Major Inst, Public
Facilities;
Transp'And
NW 73RD
1TER
H
0
F—
NW 77TH ST
NW 76TH ST
NW_73RD.ST
H
U)
z
Medium Density
Multifamily —
Residential
Light
Industrial
NW 76TH S
NW 75TH S
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making bodywll
review the Information at the public hearing to render a
recommendation or a final decision.
PZ-22-15116
03/10/23
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-22-15116
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 131 NW 75 Street, 134 NW 76 Street, 120 NW 76 Street, 139 NW 75 Street,
7521 NW 1 Court, 7531 NW 1 Court, 115 NW 75 Street, 7510 NW 1 Avenue,
and 7522 NW 1 Avenue
0 125 250 500 Feet
H
cn
z
r
Major Inst, Public
a'cilities,
Transp'And
NW 77TH ST
NW 76TH ST
NW MIAMI PL
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timeliness set forth in the City of
Miami Code. The applicable decision -making body will
renew the information at the public hearing to render a
recommendad on or a final decision.
Medium Density
Multifamily
Residential
H
1