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Planning and Zoning Department
ANALYSIS FOR
COMPREHENSIVE PLAN AMENDMENT
MIAMI JEWISH HEALTH SYSTEMS SAP
APPLICANT: Miami Jewish Health Systems FILE ID: 1149
PROJECT ADDRESS: 5265 North Miami Avenue, 10 Northeast 53 St., 20 Northeast 53 St., 32
Northeast 53 St., 42 Northeast 53 St., 58 Northeast 53 Terrace, 57 Northeast 52 Terrace, 43 Northeast
52 Terrace, 35 Northeast 53 Terrace, 25 Northeast 52 Terrace, 17 Northeast 52 Terrace, and 11
Northeast 52 Terrace.
COMMISSION DISTRICT: District 5 (Keon Hardemon) NET OFFICE: Little Haiti
A. EXISTING FUTURE LAND USE DESIGNATION
The 12 parcels have a Future Land Use designation of Low Density Multi -Family Residential. Areas
designated as "Low Density Multifamily Residential" allow residential structures to a maximum
density of 36 dwelling units per acre, 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.
Supporting services such as community -based residential facilities (14 clients or less, not including
drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law;
day care centers for children and adults may be permissible in suitable locations.
Permissible uses within low density multifamily residential 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; and places of worship, primary
and secondary schools, and accessory post -secondary educational facilities; all of which are
subject to the detailed provisions of applicable land development regulations and the maintenance
of required levels of service for such uses.
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 low 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).
PZAB File ID 1149
Comprehensive Plan amendment for MJHS SAP
Page 1 of 7
B. REQUEST
The proposal is to change the subject parcels from "Low Density Multifamily Residential" to "Major
Institutional, Public Facilities, Transportation and Utilities" designation in the Future Land Use Map
(FLUM). For an area of approximately 1.44 acres within a proposed Miami Jewish Health Systems
(MJHS) Special Area Plan (SAP). The entirety of the SAP consists of approximately 20 acres
(871,200 square feet) located within the City of Miami's Little Haiti neighborhood.
Below proposed SAP 12 parcels for FLUM Change
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Areas designated as "Major Institutional, Public
Facilities, Transportation and Utilities" allow facilities
for federal, state and local government activities, major
public or private health, recreational, cultural, religious
or educational activities, and major transportation
facilities and public utilities. Residential facilities
ancillary to these uses are allowed up to a maximum
density equivalent to "High Density Multifamily
Residential" or if applicable the least intense
abutting/adjacent residential zoning district, subject to
the same limiting conditions.
These area also allow nonresidential uses to a
maximum floor lot ratio (FLR) of 6.0 times the net lot
area of the subject property.
This request Comprehensive Plan amendment is to
provide the appropriate Future Land Use Designation for the proposed Master Planning of the
campus by SAP. This request is a companion item with File ID 2770, which is the request for the
Miami Jewish Health Systems SAP.
C. BACKGROUND
The Miami Jewish Home and Hospital for the Aged, Inc., (also known as Miami Jewish Health
Systems) campus is a healthcare provider that currently operates daily and provides around the
clock care for its patients. To enhance and expand the services it currently offers, MJHS has applied
to create an SAP called Miami Jewish Health Systems Special Area Plan (the "MJHS SAP")
pursuant to Article 3.9 of Miami 21.
The subject parcels are generally bound by NE 53 Street to the north, North Miami Avenue to the
west, NE 1 Avenue to the east, and NE 52 Street to the south. The properties are currently
addressed as 5265 North Miami Ave, 10 Northeast 53 St., 20 Northeast 53 St., 32 Northeast 53 St.,
42 Northeast 53 St., 58 Northeast 53 Terrace, 57 NE 52 Terrace, 43 NE 52 Terrace, 35 NE 53
Terrace, 25 Northeast 52 Terrace, 17 Northeast 52 Terrace, and 11 Northeast 52 Terrace.
The purpose of this request is to provide the appropriate Future Land Use Designation for a portion
of a site planned for the SAP.
PZAB Fiie ID 1149
Comprehensive Plan amendment for MJHS SAP
Page 2 of 7
The site is currently designated Low Density Multifamily Residential, which does not permit a
community residential facility exceeding 14
clients for the proposed development for the
Miami Jewish Health Systems (MJHS) SAP.
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D. CONCURRENCY ANALYSIS
In order to have a consistent Future Land Use
designation throughout the MJHS SAP Property,
an amendment to "Major Institutional, Public
Facilities, Transportation and Utilities" is
requested.
The portion of the site subject to the
Comprehensive Plan amendment is currently a
surface parking lot which serves the existing
MJHS campus.
A concurrency analysis was conducted for the site (see Attachment A). This verifies concurrency
for solid waste, the natural groundwater aquifer, sanitary storm sewer, potable water, and
transportation.
The subject parcels have access to Metro bus routes 9, 10, 54, and 202, The Applicant has verified
school concurrency separately.
E. NEIGHBORHOOD CHARACTERISTICS
Future Land Use Designation
Low Density Multi -Family Residential
Surrounding Properties
Zoning
T4-R (General Urban Restricted)
North: Low Density Multi -Family Residential T4-R (General Urban Restricted)
Maximum of 36 D.U. per acre
South: Major Institutional Public Facility CI (Civic institutional Zone)
Maximum D.U. of abutting zone
East: Major Institutional Public Facility Cf (Civic Institutional Zone)
Maximum D.U. of abutting zone
PZAB File ID 1149
Comprehensive Plan amendment for MJHS SAP
Page 3 of 7
West: Low Density Multi -Family Residential T4-R (General Urban Restricted)
Maximum of 36 D.U. per acre
F. ANALYSIS
The following is a review of the request pursuant to Article 7, Section 7.1.2.8 of the Miami 21 Code,
The Background section of this report is hereby incorporated into the analysis and its corresponding
criteria by reference:
Criteria 1
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 (CJE).
Analysis of
Criteria 1
The subject site serves as a surface parking lot for the Miami Jewish Health
Systems campus. Currently is has a FLUM designation of Low Density
Multi -family Residential.
The request for the FLUM amendment to CI is to incorporate this site into
the existing Miami Jewish Health Systems campus. The existing public
facilities currently meet the LOS adopted in the Capital Improvement
Element (CIE).
The neighborhood to the north includes both "T4-R" and "T4-O" zoning
designations. To the west the neighborhood has "T4-R" zoning. The
subject property is underdeveloped based on its allotted development and
intensity capacities. The subject properties are separated from abutting
properties by a two lane street (NE 53 Street) on the north, a two lane
street on the south (NE 52 Street), a four lane street to the west (N Miami
Avenue) and a two lane road to the east (NE Miami Place). These streets
provide a physical separation between the subject properties and adjacent
properties. Additionally, As part of the SAP, NE Miami Place and a portion
of NE 52 Street will be vacated to bring the site into the rest of the campus.
Finding 1
Consistent with LU-1.3
Criteria 2
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
PZAB File ID 1149
Comprehensive Plan amendment for MJWS SAP
Page 4 of 7
described in Policy CI-1.2.3, and will not be in conflict with any element of
the MCNP...
Analysis of
Criteria 2
Staff has reviewed this project for recreation and open space; potable
water transmission; sanitary sewer transmission; storm sewer capacity;
solid waste collection; and traffic circulation concurrency. No mitigation is
required with the exception of a Water and Sewer Department (\NASD)
permit requirement for sanitary sewer transmission.
Finding 2
Consistent with Policy LU-1.6.4
Criterion 3
Objective LU-1.2: Promote, facilitate, and catalyze the redevelopment and
revitalization of blighted, declining, or threatened residential, commercial,
and industrial areas through a variety of public, private, and public -private
redevelopment initiatives.
Analysis of
Criteria 3
The Comprehensive Plan amendment is necessary to redevelop and
enhance the MJHS campus in their goal to provide and accommodate an
increased need for medical care. The property subject to the
Comprehensive Plan amendment is a surface parking. Which does not
contribute in a meaningful way to the revitalization of the neighborhood.
Through this amendment as part of the SAP, the area will be enhanced as
the SAP proposes construction of a new building over the existing surface
parking which includes covered parking.
Finding 3
Consistent with Policy LU-1.2
Criteria 4
Policy LU-1.6.10: The City's land development regulations and policies will
allow for the provision of safe and convenient on -site traffic flow and
vehicle parking and will provide access by a variety of transportation
modes, including pedestrianism, bicycles, automobiles, and transit.
Analysis of
Criteria 4
Through the redevelopment of the Miami Jewish Health Systems campus
as part of the proposed SAP, improvements such as street trees, benches,
lighting, and way finding signage will create inviting and walkable streets.
Furthermore, outdoor civic space areas are proposed to add additional
green space along existing sidewalks around the perimeter of the MJHS
campus. This will create an appropriate transition from the campus to the
surrounding neighborhood and create a safer and more attractive
pedestrian environment.
Finding 4
Criterion 5
Consistent with Policy LU-1.6.10:
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.
PZAB File ID 1149
Comprehensive Plan amendment for MJHS SAP
Page 5 of 7
Analysis of
Criteria 5
The Miami Jewish Health Systems (MJHS) campus site is a within 'A mile
of Metro bus routes 9, 10, 54 and 202. This site is the first phase of the
proposed SAP, as the SAP is manifested and adopted, new jobs at
MJHS within close proximity to transit will be realized. The applicant in
their development agreement has indicated a desire to incorporate
trolleys to and bike parking outside the site.
Finding 5
Consistent with Policy LU-1.7.7
G. CONCLUSION
The findings above support the request for a Comprehensive Plan Amendment to change the
designation on the Future Land Use Map for the parcels located at 5265 N Miami Ave, 10 NE 53
St, 20 NE 53 St, 32 NE 53 St, 42 NE53 St, 58 NE 53 Terr, 57 NE 52 Terr, 43 NE 52 Terr, 35 NE 53
Terr, 25 NE 52 Terr, 17 NE 52 Terr, and 11 NE 52 Terr from "Low Density Multifamily Residential"
to "Major Institutional, Public Facilities, Transportation and Utilities".
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PZAB File ID 1149
Comprehensive Plan amendment for MJHS SAP
Page 6 of 7
H. RECOMMENDATION
This Comprehensive Plan amendment as presented will have a positive impact to the City in general
by facilitating the redevelopment of the Miami Jewish Health Systems campus. Staff finds the
proposed Comprehensive Plan amendment is consistent with the goals, objectives, and policies of
the Miami Comprehensive Neighborhood Plan and of the Miami 21 Zoning Code as the request is
compatible with the surrounding neighborhood. Staff recommends approval.
Attachment A: Concurrency Analysis
Jacquelffie Ellis
Chief cif Larkd Development
JYE
PZAB File ID 1149
Comprehensive Plan amendment for MJHS SAP
Page 7 of 7
FUTURE LAND USE MAP (EXISTING)
FILE ID: 1149
COMPREHENSIVE PLAN AMENDMENT
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FILE ID: 1149
COMPREHENSIVE PLAN AMENDMENT
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FILE ID: 1149
COMPREHENSIVE PLAN AMENDMENT
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