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CITY OF MIAMI
PLANNING DEPARTMENT
COMMUNITY PLANNING DIVISION
Comprehensive Plan Amendment
Staff Analysis
File ID
Applicant
Location
Commission District
NET District
Size
Companion Item
Planner
4438
Miami Duplex Rental, LLC; SW 2nd Street Investments, LLC; Little
Havana Rentals, LLC
2512, 2522, 2534, 2542, and 2550 SW 1 ST; 2515, 2527, 2535,
2541, and 2551 SW 2 ST
District 3 — Commissioner Joe Carollo
Little Havana
Approximately 1.89 acres (82,519.47 square feet)
4439
Ryan Shedd, Planner II
A. REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Miami
Duplex Rental, LLC, SW 2nd Street Investments, LLC, and Little Havana Rentals, LLC
("Applicants") are requesting an amendment to Ordinance No. 10544, the Future Land Use Map
("FLUM") of the MCNP, to change the designation of the properties at 2512, 2522, 2534, 2542,
and 2550 SW 1st Street and 2515, 2527, 2535, 2541, and 2551 SW 2nd Street ("the properties")
from "Duplex Residential" to "Low Density Restricted Commercial". The proposed
amendment contains approximately 1.89 acres. Small -Scale Comprehensive Plan Amendments
are those that involve less than 10 acres of property and are subject to the Small -Scale Review
Process, as set forth in Section 163.3187, F.S.
Concurrently, the Applicants are requesting a change to the Miami 21 Zoning Atlas as a
companion item. The request is being submitted through file ID 4439. The companion application
seeks to change the Miami 21 Zoning designation of the properties from T3-O (Sub -Urban - Open)
to T4-0 (General Urban— Open).
B. SITE AND NEIGHBORHOOD CHARACTERISTICS
The properties are in the Little Havana neighborhood, within the Little Havana NET Area. The
properties consist of Lots 2 through 7 and 18 through 22 of Block 6 of the Central Park
Subdivision.
The properties are one (1) block southeast of the intersection of W Flagler Street and SW 27th
Avenue, both heavily travelled state roads. Though they do not directly front S.W. 27th Avenue,
the properties are immediately east of the arterial.
West Flagler Street, for the entirety of its length within the City of Miami, is a Transit Corridor.
Defined by the Miami 21 Zoning Code, a Transit Corridor is a quarter -mile area around transit
File ID 4438 — Page 1
facilities that are served by at least one route with a ten-minute or less headway, Monday through
Friday, between 7 am and 7 pm.
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Subject Properties
Fire Station
Police Station
Cultural Facility
Educational Facility
Little Havana Trolley Route
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Park or Open Space
NET Area
Coral Way
Flagami
Little Havana
Map 1: Neighborhood Map
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File ID 4438 — Page 2
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File ID 4438 — Page 3
Demographics
Data collected below is from the 2012-2016 American Community Survey. The Census Block
Group (120860054071) in which the properties are contained has a total of 431 households in a
total of 431 housing units.
The median income for those households between 2012 and 2016 was $31,823. This is 60
percent of the Area Median Income of Miami -Dade County ($52,300). The median household
income for the City of Miami was $31,642 for the same period. All of the surrounding Block Groups
had lower median household incomes, ranging from approximately $20,000 to approximately
$28,000. The Block Group also had 17.88 percent of families in the subject Block Group living
below the poverty line, lower than most of the surrounding area. In 2017, the United States
Census Bureau set the national poverty line for a family of three at $19,173.
A majority of households (approximately 61 percent) in the subject Block Group rented their
homes between 2012 and 2016. The median rent for a unit in the Block Group was $895, which
is lower than the city's median gross rent of $995. Median gross rents in surrounding Block Groups
ranged from a low of $639 to a high of $1,082.
Approximately 11 percent of adults over the age of 16 were unemployed for this period, which is
higher than the City as a whole (almost 10 percent).
The median age for the Block Group was 43 years old (higher than the City's median age of 40
years old). Approximately 23 percent of individuals were over the age of 65 (16.43 percent of the
City were over 65), while about 18 percent were under the age of 18, which is the same for the
City.
Data Summary
Topic
Data'
Number of Households
431
Number of Housing Units
431
Median Household Income
$31,823 (60 percent of County AMI2 and
101 percent of the City of Miami's median
income)
Percent of Families under the Poverty Line
17.88 percent
Percent of Households that rent
61 percent
Median Rent
$713895 (65 percent rental cost
burdened)
Unemployment Rate
11 percent
1 Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community
Survey was compiled for this report.
2 AMI is the Area Median Income, as defined by Miami -Dade County. The AMI is $52,300 in Miami -Dade County.
File ID 4438 — Page 4
C.SITE PHOTOS
The photographs below were taken by Staff on July 2, 2018 and depict the streetscape and
surrounding neighborhood context:
Photo 1: The easternmost properties of the
sbjuect properties fronting S.W. 1st Street.
Miami Senior High School is visible in the
background.
Photo 3: The subject properties at 2542 (left)
and 2550 (right) S.W. 1 Street.
Photo 5: The subject properties at 2611 (left)
and 2601 (right) S.W. 2 Street.
Photo 2: The subject property at 2522 S.W. 1st
Street.
Photo 4: Looking west along S.W. 1 Street
towards S.W. 27th Avenue. The westernmost
subject properties on the north side of the
block are on the left.
Photo 6: Looking east along S.W. 2nd Street,
towards Miami Senior High School. The
southern subject properties are on the left.
File ID 4438 — Page 5
Photo 3: This property, to the east of the subject
properties, is owned by the Miami Dade County
School Board. It is used for recreation by Miami
Senior High School students.
Photo 5: Looking south along S.W. 25t" Avenue,
with Miami Senior High School to the left. The
subject properties are located behind the
recreational facilities visible on the right-hand
side of this photo.
Photo 7: The applicants are connected with the
Leon Medical Center, visible here, immediately
to the west of the subject properties. Seen here
is the facility and the existing surface parking lot
to the rear. There is extensive landscaping
surrounding the parking lot.
Photo 4: This property, to the east of the subject
properties, is owned by the Miami Dade County
School Board. It is used for recreation by Miami
Senior High School students.
Photo 6: Looking north along S.W. 25t" Avenue,
with Miami Senior High School to the right.
Photo 8: The Leon Medical Center fronts S.W.
271" Avenue, sitting on the east side of the
street.
File ID 4438 —Page 6
D. EXISTING AND FUTURE LAND USE
Staff analyzed a study area around the properties. The study area consists of a quarter -mile
radius around the properties. What follows are icting and future land use inventories and
analyses analysis.
Existing Land Use Inventory
"study area"). Existing Land Use categories have been grouped with similar uses for clarity. As
shown on the map, the properties are currently "Single Family", "Two Family", and "Multi family
quarter mile study area. The largest existing land use categories are "Single Family (Med.
Density)" and "Two Family (Duplexes)." Together they make up around 50 percent of the study
area.
commercial and retail uses along N.W. 27th Avenue and the institutional u-ses to the east with
Miami Senior High School. In fact, educational facilities make up thc third largest category while
commercial,of ce,and--retail edominate along nW.27t Avenue and W. Flagler Street.
The Applicants, owned by the Leon Medical Center to the west of the properties, arc seeking to
medical offices. In the middle, over 50 percent of thc block is residential. The three Tots on thc
Senior High School.
Future Land Use Inventory
Map 43 on Page 11 shows the Future Land Uses within the quarter -mile study area. Graph 21 on
Page 98 inventories those uses. The largest Future Land Use designation is "Duplex Residential"
at 34 percent of the study area, followed by "Restricted Commercial" at 22 percent of the study
area.
The current designation of the subject properties mirrors the pattern found throughout the area.
The properties fronting both N.W. 27' Avenue, S.W. 27" Avenue, and W. Flagler Street are
"Restricted Commercial", some properties immediately behind those are "Low Density Restricted
Commercial" (as a buffer to taper down in intensity), while those properties further behind that are
either "Duplex Residential" or "Single -Family Residential". This pattern establishes a transition
between disparate land uses, whereby more intense land uses are located along major corridors
and land uses "step down" in intensity as one moves into interior blocks away from those corridors.
"Major Institutional, Public Facilities, Transportation and Utilities" ("Major Institutional") makes up
another large portion of the study area. Of the 163 acres, 31 acres (19 percent) are "Major
Institutional". Miami Senior High School, the Miami Dade County Auditorium on W. Flagler Street,
State of Florida facilities, and other educational facilities make up those properties designated
"Major Institutional".
Description of Current Future Land Use
The properties are currently designated "Duplex Residential" on the FLUM. Map 5/1 on page 12
shows the properties' existing designations. "Duplex Residential" allows a residential density of
18 dwelling units per acre. The "Interpretation of the 2020 Future Land Use Map" of the MCNP
describes the category:
File ID 4438 — Page 7
"Areas designated as "Duplex Residential" allow residential structures of up to two
dwelling units each to a maximum density of 18 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. Community based residential facilities (14
clients or less, not including drug, alcohol_ or correctional rehabilitation facilities) also will
be allowed pursuant to applicable state law. Places of worship, primary and secondary
schools, child day care centers and adult day care centers are permissible in suitable
locations within duplex residential areas. 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 duplex 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)."
Description of Proposed Future Land Use
As shown on Map 65 on page 12, the proposed amendment would extend the "Low Density
Restricted Commercial" designation across all of the properties, from the adjacent properties to
the west. "Low Density Restricted Commercial" is the lowest density mixed -use Future Land Use
designation. It allows a residential density of 36 dwelling units per acre. The "Interpretation of the
2020 Future Land Use Map" of the MCNP describes the category:
"Areas designated as "Low Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Low 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 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 "Low Density Restricted Commercial" allow a
maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property."
Generally, the change would mean the introduction of non-residential uses to the subject
properties, where now they are strictly residential. On the 11 platted lots, 22 units within duplexes
could be built today. With the proposed amendment 68 dwelling units and low -scale non-
residential uses could be built.
File ID 4438 — Page 8
Existing Land Use
Existing Land Use Inventory
Single -Family, Med.-Density (2-5 DU/Gross Acre).
Two -Family (Duplexes).
Public Schools, Including I 'grc v t' -atior
Sales and Services (Spot ( ME al, s cor ercial.. o -
Multi -Family, Low-Densi Un 25 /Grc Ac
Cultural (auditoriums, c__Jen_._.i ce,.__rs,
Houses of Worship and Religious. s.
Colleges and Universities, Including Research Centers,... ® 6.8
Office Building. ® 6.3
Governmental/Public Administration (Other than... MI 3.0
Single -Family uc^h Density (Over 5 DU/liss Acre,... 6
Hospitals, Nur ; Hoi, es Adult Cona_regate Living .. ■
Residents.
CC en
Multi -Family, High
Social Servi
Vacant, Non -Protected, Privately -Owned. r 0.4
Parking - Public and Private Garages and Lots. r 0.3
34.8
42.7
0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 45.0
Acres
Graph 1: Existing Land Use categories by total area in acres. Only those existing land usc
categories present in the study area are listed on this chart. Each existing land usc category if)
extensive usc in the study ar a, while "Two Family (Duplexes)" is the second most prevalent.
Together, they make up almost half of the entire study area.
Future Land Use
Future Land Use Inventory
Duplex - Residential
Restricted Commercial 35.1
Single Family - Residential 33.1
Major Inst, Public Facilities, Transp And 31.0
Low Density Restricted Commercial 7.2
Medium Density Restricted Commercial ! 1.5
54.8
0.0 10.0 20.0 30.0 40.0 50.0 60.0
Acres
Graph 21: Future Land Use designations by total area in acres. Only those Future Land Use
designations present in the study area are listed on this chart. Similar to the existing land uses,
"Duplex Residential" and "Single -Family Residential" together make up almost half of the entire
study area.
File ID 4438 — Page 9
Q Subject Properties Residential Condo (with Office/Retail)
=Quarter -Mile Study Area MINI Commercial
Exsiting Land Use Office
Single -Family Institutional N
Two -Family (Duplexes) Right -of -Way
Multi -Family (Low -Density) Vacant
1 Multi -Family (High Density) 0 125 250 500 Feet
Map 3: Existing Land Use. This map illustrates how each property is currently being used. For
been grouped into similar categories.
File ID 4438 — Page 10
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Subject Properties
Future Land Use Designations
Single Family - Residential
Duplex - Residential
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Medium Density Restricted Commercial
Restricted Commercial
Major Institutional. Public Facil. Transp and Utilities
0 255 510
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I I I 1 1 I I I
Map 43: Future Land Use Quarter -Mile Radius
File ID 4438 — Page 11
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Maps 54 & 65: Existing (Top) and Proposed (Bottom) Future Land Use Designations
File ID 4438 — Page 12
E. ANALYSIS
Criteria 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."
Analysis 1
The properties are near many Miami Dade Transit bus routes, City of Miami
Trolleys, and a mix of uses. West Flagler Street, for the entirety of its length
through the City of Miami, is a Transit Corridor, meaning frequent bus service
is provided. Transit Corridors are important multi -modal corridors, providing
non -vehicular access to jobs, education, and recreation.
Additionally, there are many commercial, office, and retail uses along S.W.
27th Avenue and W. Flagler Street that could appropriately service added
residential units, attract additional jobs, and potentially benefit the local
economy.
Finding 1
Staff finds the proposed amendment consistent with Policies LU-1.1.7.
Criteria 2
Policy LU-1.6.9: "The City's land development regulations will establish
mechanisms to mitigate the potentially adverse impacts of new development
on existing neighborhoods through the development of appropriate transition
standards and buffering requirements."
Analysis 2
As discussed in the Future Land Use Inventory on Page 7, Tthe existing Future
Land Use designations in the neighborhood reflect a clear and coherent
pattern of development, where there is a clear demarcation between intense,
mixed -use development along the corridors and cohesive residential
development between the major corridors.
The proposed amendment would disrupt the existing pattern that is reflected
in all the surrounding areas, as covered in Section D, within the Future Land
Use Inventory.
Finding 2
Staff finds the request inconsistent with Policy LU-1.6.9.
Criteria 3
Policy HO-1.1.5: "The City will continue to enforce, and where necessary
strengthen those sections of the land development regulations that are
intended to preserve and enhance the general appearance and character of
the City's neighborhoods and to buffer such neighborhoods from incompatible
uses through the implementation and enforcement of transition and buffering
standards."
Analysis 3
The proposed amendment would introduce a Future Land Use designation
that is out of character with the adjacent residential properties and
neighborhood. Proper transition and buffering standards would not be possible
with the proposed amendment, as potentially more -intense, non-residential
land uses would front the same street.
Rather than the Applicants' requested "Low Density Restricted Commercial",
the "Major Institutional, Public Facilities, Transportation and Utilities" Future
Land Use designation would still allow for the intended use while requiring
development that is more responsive to the surrounding neighborhood.
File ID 4438 — Page 13
Finding 3
Staff finds the request inconsistent with Policy HO-1.1.5.
Criteria 4
Policy HO-1.1.8: "Through the land development regulations, the City will
protect existing viable neighborhoods in those areas suitable for housing and,
where appropriate, enhance them in a manner compatible with their existing
character."
Analysis 4
The properties are currently developed with a total of 17 residential dwelling
units, as reflected on Map 3 on page 10. In the solidly residential
neighborhood, with high rates of housing occupancy, both rental and
homeownership, a change to the Future Land Use designation would allow
non-residential development where residential development is clearly viable.
This would lead to a loss of housing opportunities and character in the
established residential neighborhood.
Finding 4
Staff finds the request inconsistent with Policy HO-1.1.8.
Criteria 5
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 5
Staff conducted a Concurrency Management Analysis (CMA) of the proposed
amendment and found that it met all the level -of -service (LOS) standards of
the MCNP with some need for additional review of transportation levels of
service.
Finding 5
Staff finds the request consistent with Policy LU-1.6.4.
F. RECOMMENDATION
Based on the above background information, the Planning Department recommends denial of
the request to amend the designation on the FLUM from "Duplex Residential" to "Low Density
Restricted Commercial" for the properties located at 2512, 2522, 2534, 2542, and 2550 SW 1
Street, and 2515, 2527, 2535, 2541, and 2551 SW 2 Street. Planning staff recommends "Major
Institutional, Public Facilities, Transportation and Utilities" be considered as an alternative that
would better respond to the nature and character of the surrounding neighborhood.
Sue Troe
Chief, Comprehensive Planning
Attachments:
Attachment A - Concurrency Management Analysis
File ID 4438 — Page 14
N
0 125 250
1
AERIAL
FILE ID: 4438
500 Feet
ADDRESSES: APPROXIMATELY 2550 SW 1 ST
AND 2542 SW 1 STAND 2534 SW 1 ST
AND 2522 SW 1 STAND 2512 SW 1 ST
AND 2551 SW 2 STAND 2541 SW2 ST
AND 2535 SW 2 STAND 2527 SW2 ST
AND 2515 SW2 ST
FUTURE LAND USE MAP (EXISTING)
File ID: 4438
COMPREHENSIVE PLAN AMENDMENT
NW 26TH AVE-
RESTRICTED COMMERCIAL
LOW DENSITY
RESTRICTED
COMMERCIAL
SW 27TH AVE
SW 2ND ST
DUPLEX
RESIDENTIAL
N
0 125 250
1 I I
500 Feet
ADDRESSES: APPROXIMATELY 2550 SW 1 STAND
2542 SW 1 STAND 2534 SW 1 STAND 2522 SW 1
STAND 2512 SW 1 STAND 2551 SW 2 STAND
2541 SW 2 STAND 2535 SW 2 STAND 2527
SW 2 ST AND 2515 SW 2 ST
FUTURE LAND USE MAP (PROPOSED)
File ID: 4438
COMPREHENSIVE PLAN AMENDMENT
NW 26TH AVE-
RESTRICTED COMMERCIAL
LOW DENSITY
RESTRICTED
COMMERCIAL
SW 27TH AVE
SW 2ND ST
DUPLEX
RESIDENTIAL
N
0 125 250
1 I I
500 Feet
ADDRESSES: APPROXIMATELY 2550 SW 1 STAND
2542 SW 1 STAND 2534 SW 1 STAND 2522 SW 1
STAND 2512 SW 1 STAND 2551 SW 2 STAND
2541 SW 2 STAND 2535 SW 2 STAND 2527
SW 2 ST AND 2515 SW 2 ST