HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
Division of Land Development
STAFF ANALYSIS
PZAB File ID No. 4439
Location: 2612, 2600, 2550, 2542, 2534, 2522 and 2512 SW 1 Street; and 2551,
2541, 2535, 2527; and 2515 SW 2 Street
Applicant(s): Miami Duplex Rental, LLC; SW 2 Street Investments, LLC; and Little
Havana Rentals, LLC
Commission District: District 3 - Commissioner Joe Carollo
Net District Office: Little Havana Neighborhood Enhancement Team
Planner: Anne -Christine Carrie, Planner II
A. GENERAL INFORMATION
REQUESTS: Miami Duplex Rental, LLC; SW 2 Street Investments, LLC; and Little Havana
Rentals, LLC (collectively, the "Applicant"), on behalf of the property owner Leon Family Holdings,
LLC, requests to change the zoning designation of the properties at 2612 SW 1 Street, 2600 SW
1 Street, 2611 SW 2 Street and 2601 SW 2 Street from General Urban Transect Zone -Limited "T4-
L" to General Urban Transect Zone -Open "T4-O" (the "Western Lots"); and the zoning designation
of the properties at 2550 SW 1 Street, 2542 SW 1 Street, 2534 SW 1 Street, 2522 SW 1 Street,
2512 SW 1 Street, 2551 SW 2 Street, 2541 SW 2 Street, 2535 SW 2 Street, 2527 SW 2 Street,
and 2515 SW 2 Street from Suburban Transect Zone -Open "T3-O" to T4-O (the "Eastern Lots"),
in accordance with Section 7.1.2.8 of Miami 21. The survey, legal description and folio numbers of
all 14 parcels (collectively, the "Property") are included in this analysis as Attachment 1.
The Applicant also requests a Waiver of time limits set by the Miami 21 Code, Section 7.1.2.8.g.7
to eliminate the required 18-month period between rezoning of the same property. Per the Letter
of Intent, the Waiver of time limits will facilitate the eventual rezone of the Property to the Urban
Core Transect Zone -Open "T6-8-O".
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PROPERTY AND NEIGHBORHOOD CHARACTERISTICS: The Property lies between SW 2
Street and SW 1 Street, and generally between SW 25 Avenue and SW 27 Avenue. To the west
is the existing Civic Use, the Leon Medical Center, with an address of 151 SW 27 Avenue. To the
east, three tennis courts separate the Property from SW 25 Avenue and Miami Senior High.
Located one block southeast of the intersection of Flagler Street and SW 27 Avenue, the Property
is in a designated Transit Corridor.
The Property consists of 14 parcels and is
approximately 2.58 acres. The two parcels located
at the northwest corner of the site are used as
parking lots for the Civic Use. The remaining 12
parcels are a mix of single-family homes, duplexes
and single -story multifamily structures. On the north
side of SW 1 Street are additional parking lots and
single -story multi -family structures. South of SW 2
Street are additional offices, residences and a two-
story garage that serves the high school.
Aerial Map of properties proposed to be
rezoned.
0 125 250
5.)
SUBJECT PROPERTY
Zoning Designation
EASTERN LOTS
Sub -Urban Transect Zone -Open (T3-O)
WESTERN LOTS
General Urban Transect Zone- Limited (T4-L)
ADJACENT PROPERTIES
Zoning Designation
NORTH:
General Urban Transect Zone- Limited (T4-L)
Urban Core Transect Zone -Open (T6-8-O)
SOUTH:
Sub -Urban Transect Zone -Open (T3-O)
EAST:
Civic Institution (CI)
WEST:
Land Use Designation
Duplex Residential
18 D.U. per acre
Low Density Restricted Commercial
36 D.U. per acre
Land Use Designation
Low Density Restricted Commercial
36 D.U. per acre
Duplex Residential
150 D.U. per acre
Duplex Residential
18 D.U. per acre
Major Public Facility
(Abutting Transect)
PZAB File ID No. 4439
Rev. 10/2/18
Page 2 of 16
Urban Core Transect Zone -Open (T6-8-O) Restricted Commercial
150 D.U. per acre
Image 1: Example of Neighboring
Properties
Image 2: Civic Use (Miami High) to the East
B. BACKGROUND AND PROPOSAL
Per the Applicant's Letter of Intent, the Leon Medical Center seeks to expand the medical office
use across the properties. This would convert the majority of the block from mostly residential, to
mostly medical. Currently, the western third of the block contains medical offices. In the middle,
over 50-percent of the block is residential. The three lots on the eastern side of the block are zoned
CI (Civic Institution) and contain institutional uses, with recreational space for students of Miami
Senior High School.
Per the Applicant's Letter of Intent, the Leon Medical Center (151 SW 27 Avenue) abuts the area
to be rezoned. The Applicant also indicates that the establishment utilizes a network of 35 shuttles
that transport patients from their homes to the site. Additionally, Leon Medical Center's 200
employees and 7,500 visitors use over 160 parking spaces, located on and off -site. Per the
Applicant, the Leon Medical Center has insufficient parking to meet its needs; hence the request
to rezone 2.58 acres of land to be used as a surface parking lot and vehicular circulation. Based
on its operation onsite, the Leon Medical Center functions similarly to a Civic Use.
In the Letter of Intent, the Applicant also requests a Waiver of time limits to eliminate the 18-month
waiting period between rezoning of the same properties, as set forth in the Miami 21 Code, Section
7.1.2.8.g.7. Per the Letter of Intent, it is Applicant's goal to ultimately rezone the Property to the
T6-8-O Transect Zone by the year 2019. Below is the Applicant's proposed schedule for the
entitlements on the Property:
PZAB File ID No. 4439
Rev. 10/2/18
Page 3 of 16
Rezoning Cycles
Existing
Proposed
2018 LUPA
(September)
Duplex Residential and
Low Density Restricted
Commercial
Low Density Restricted
Commercial
2018 Rezoning
(September)
T3-O and T4-L
T4-O
2019 LUPA
(March)
Low Density Restricted
Commercial
Restricted Commercial
2019 Rezoning
(March)
T4-O
T5-O
2019 Rezoning
(September)
T5-O
T6-8-O
Figure 1-Applicant's Future Requests
C. COVENANT
The Applicant voluntarily proffered a Declaration of Restrictive Covenants with the following
restrictions proposed:
1. That a 10-foot landscape buffer be provided along SW 1 Street and SW 2 Street.
2. That street trees shall be provided along SW 1 Street and SW 2 Street at a maximum
average spacing of 30-feet on center in accordance with Article 9, Section 9.5.3.b of
Miami 21.
The first development restriction listed in the covenant adds 3-feet to the required 7-foot landscape
buffer for parking lots adjacent to a right-of-way or private street, pursuant to Section 9.8.h of Miami
21. The second restriction is presently a requirement of Miami 21, pursuant to the "Minimum
Standards" listed in Article 9 Landscape, Section 9.5.3.b.
D. APPLICABILITY
In accordance with Section 7.1.2.8.c of Miami 21, the zoning designation of a property may be
changed to the next successional transect if the property exceeds 40,000 square feet (0.92 acres).
The 10 Eastern Lots are approximately 83,000 square feet (01.9 acres), and the proposed T4-O
Transect is successional to the existing T3-O Transect, pursuant to Section 7.1.2.8.a.3. The zoning
designation of a property may also be changed to a more intense transect if the property meets
the minimum criteria of 200 feet in street frontage. The Property has approximately 400 linear feet
along SW 1 Street, and approximately 350 linear feet along SW 2 Street. The request meets the
minimum criteria to apply for a change of zoning.
E. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN
On the adopted 2020 Future Land Use Map (the "FLUM") of the Miami Comprehensive
Neighborhood Plan (the "MCNP"), the four westernmost properties along SW 2 and SW 1 Street
consist of approximately 36,500 square feet (0.84 acres) and are designated Low Density
Restricted Commercial in the FLUM. The remaining 10 parcels consist of approximately 103,000
square feet (2.36 acres) and have a FLUM designation of Duplex Residential. Consistent with the
"Correspondence Table" of the MCNP, the Applicant has also requested a separate FLUM
Amendment (PZAB companion item No. 4438).
F. CRITERIA ANALYSIS
In accordance with Article 7, Section 7.1.2.8.a,
manner which maintains the goals of Miami 21
a change may be made to a transect zone in a
. In the recommendation, staff must show that it
PZAB File ID No. 4439
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Page 4 of 16
considered and studied the request with regard to the criteria identified in Article 7, Section
7.1.2.8.f. The criteria and staff's findings are provided below.
Criteria 1. a:
"The relationship of the proposed amendment to the goals, objectives and
policies of the Comprehensive Plan, with appropriate consideration as to
whether the proposed change will further the goals, objectives and policies of
the Comprehensive Plan; the Miami 21 Code; and other city regulations."
Analysis: In accordance with Section 7.1.2.8.c.2.(g) of Miami 21, the Applicant provided
a justification statement (the "Statement") which describes the relationship
between the requested change of zoning and the Goals, Objectives and
Policies of the MCNP. The Statement is provided as Attachment 2 of this
document. On page 6 of said Statement, the Applicant addresses Goal No.
LU-1, which is to:
"Maintain a land use pattern that (1) protects and enhances the
quality of life in the City's neighborhoods; (2) fosters redevelopment
and revitalization of blighted or declining areas; (3) promotes and
facilitates economic development and the growth of job
opportunities in the city; (4) fosters the growth and development of
downtown as a regional center of domestic and international
commerce, culture and entertainment; (5) promotes the efficient use
of land and minimizes land use conflicts while protecting and
preserving residential sections within neighborhoods; (6) protects
and conserves the city's significant natural and coastal resources;
and (7) protects the integrity and quality of the City's existing
neighborhoods by insuring public notice, input and appellant rights
regarding changes in existing zoning and land use regulations."
In the Statement, the Applicant states that the rezoning furthers Goal LU-1
because it "will protect and enhance the quality of life of the neighborhood by
providing an exceptional neighborhood -based healthcare facility and
promoting the redevelopment and beautification of the area. Additionally, [the
Center] is a recognized top-notch employer in the State of Florida. As such,
the proposed [Leon Medical Center] facilities will facilitate economic growth
and employment opportunities within the City."
In the Census Block wherein the Property lies, the median age is 43 years and
approximately 23 percent of the population is over the age of 65. Considering
the success and growth demonstrated by the Civic Use since its establishment
in 1991, the existing use appears to meet said population's needs. The
Applicant's statement is further substantiated by the 2012-2016 American
Community Survey in that the area has an aging population.
In Miami 21, Article 4, Table 3, medical offices and parking facilities are permitted uses
in the T4-L Transect Zone designation of the Western Lots. The Applicant's desire to
meet the neighborhood's future needs for additional medical offices and parking may
be addressed by developing the Western Lots under the existing T4-L designation.
However, were these additional medical offices built without amending the T3-O
Transect Zone of the Eastern Lots, the Center could not have the "onsite circulation
and surface parking to temporarily alleviate the existing need for queuing of private
buses and onsite patient parking." Rezoning of the Eastern Lots to the T4-O Transect
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Zone facilitates the development of uses on the Western Lots, which substantiates the
Applicant's claim to promoting the City's economic growth.
However, of the objectives listed under the Goal LU-1, the Applicant
references Objective LU-1.3 of the Future Land Use Element of the MCNP,
whereby 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; [...]"
To accomplish this, the MCNP provides a list of policies by which such an
objective may be accomplished. In the Statement, the Applicant refers to
Policy LU-1.3.12, which indicates that the "City's land use regulations will
permit neighborhood -based health care facilities." Per the Applicant's
Statement, "[a]pproval of these applications will directly advance this [P]olicy
by allowing [the Center], a neighborhood -based health care facility, to meet
the healthcare needs of the City's aging population with tremendous need for
quality medical attention."
Policy HO-1.1.5 on the MCNP states, "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."
It may benefit all stakeholders to consider a rezone to the CI Transect in lieu of the
proposed T4-O. Developments in the CI have greater transition, buffering standards,
as well as flexibility, than the T4-O and may thereby be designed to match the form of
properties along all four property lines.
Finding: With respect to the Eastern Lots, the MCNP Objective which is identified above
is to encourage development in "existing commercial, office and industrial
areas." By rezoning the 2.58-acre site to accommodate a development, the
requested change is inconsistent with Goal LU-1. As presented, the requested
rezone does not further Goals, Objectives and Policies of the Comprehensive
Plan.
The proposed rezone introduces a Transect Zone 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
change of zoning as potentially more -intense, non-residential land uses would
front on the same street.
Rather than the requested T4-O Transect Zone and waiver of time to
potentially further rezone to T6-8-O, the CI Zoning designation allows for the
PZAB File ID No. 4439
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Criteria 1.b:
intended use while requiring development that is more responsive to the
surrounding neighborhood. In so doing, rezoning the Property to the CI
transect furthers the goals, objectives and policies of the MNCP, while a
rezoning to the T4-O Transect Zone does not.
"The need and justification for the proposed change, including changed or
changing conditions that make the passage of the proposed change
necessary."
Analysis: Per the City's zoning map and the existing uses as provided by the Miami -
Dade County Property Appraiser, the 27 Avenue Corridor appears to have
been developed with the T4 transect serving as a buffer, or transition, between
the more intense T6-8-O Transects to the west and the T3-O suburban
neighborhood to the east. Within a %4-mile radius of the site, the T4-L Transects
separate the T3-O and T3-R from the T6-8-O Transects by no more than two
lots. The area also consists of a few Civic Institution (CI) zones. Of the 163
acres, 31 acres (19 percent) are designated Major Institutional in the Future
Land Use map, and include Miami Senior High School, the Miami Dade County
Auditorium on W. Flagler Street, Florida Department of Health, and other
educational facilities make up those properties designated CI.
Review of the former zoning code (11000 Code of Ordinances) shows that no
changes have been made to these transect boundaries since the adoption of
Miami 21. The existing T4-L Transect Zone designation of the Western Lots
currently permits medical offices and parking facilities; per Article 4, Table 3.
However, Article 4, Table 4 limits the use of the property as an office to the
first story and to 50% of the building area.
The afore -mentioned demographic information shows a future increase in the demand
for Leon Medical Center's services. Per the letter of intent, the rezone would allow the
Applicant to one day develop the site to meet this need. In light of the Applicant's intent
to expand Leon Medical Center's services, as well as Miami 21's intent to prevent the
intensification of uses that would be allowed adjacent to the residential neighborhood,
the stakeholders may benefit most from a rezone to the CI in lieu of the proposed T4-
0 and future proposal of T6-6-O.
Findings: Miami 21 recommends that zoning changes be made to adapt to changing
conditions. In this case, neither the physical conditions nor the land -use patterns
appear to have changed and the existing T4-L transect zone of the Western Lots
permits parking facilities as a use. The request to ultimately rezone 2.58 acres of this
neighborhood to the T4-O, T5-0 and T6-8-0 is not justified and unnecessary.
However, the neighborhood's demographic has changed into an aging population
which has an increasing need for the Leon Medical Center's services; per ACS 2014-
2016. In an effort to meet this change, the area may benefit from rezoning the Property
to Cl. A CI Transect Zone ensures that the neighboring properties are adequately
buffered from the potentially negative impacts of a new transect designation. A rezone
to the CI would not only satisfy the rezoning criteria, it may also be more favorable to
the area.
Criteria 2: 'A change may be made only to the next intensity Transect Zone or by a
Special Area Plan, and in a manner which maintains the goals of this Miami
PZAB File ID No. 4439
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Page 7 of 16
21 Code to preserve Neighborhoods and to provide transitions in intensity and
Building Height."
Analysis: The Civic Use at 151 SW 27 Avenue has grown a great deal since it opened
in 1991. In response to the parking deficiency of the use, the City issued a
Waiver in 2011 (Waiver No. 11-0039) that allowed the Center to park off -site.
Per the Letter of Intent, the Leon Medical Center in Miami has 200 employees,
7,500 members and 35 shuttles.
The use is served by approximately 160 parking spaces, 60 of which are on -
site. An additional 100 parking spaces are leased from the Miami -Dade County
Auditorium further north. Per the Applicant's Statement, "the offsite parking
lease with the County will remain, as Phase I of the Project is to accommodate
onsite circulation and parking for [the Center] members only." The existing
parking demand and this request to rezone a low -scale (T3-O Transect Zone)
for parking may suggest that Center's current needs exceed what the area is
physically able to sustain. The more intense transects would allow a variety
non-residential uses within an established, low -scale, predominantly
residential area.
The zoning pattern that exists between the T6 zone on SW 27 Avenue, the T4
zone on the Western Lots, and the T3 zone on the Eastern Lots creates the
transition in intensity and height required by the rezoning criteria above.
Rezoning the Eastern Lots to T4-O zone would allow structures of up to three
stories throughout the Property. In light of the stated intent to rezone the
property to a T6-8-O zone, however, intensifying the Property is a first step
towards eliminating the transition in height that currently exists on that block.
As previously mentioned, the historic high school to the east makes up a CI
Transect Zone of its own, covering approximately 16 acres of land. In an
attempt to maintain a consistent pattern, a rezone to the CI Transect Zone
may be a better alternative.
Finding: With respect to the preservation of neighborhoods, and the transition in
intensity and height, the change to the T4-O Transect does not satisfy the
rezoning criteria identified in Section 7.1.2.8.f.2 of Miami 21.
G. CONCLUSION
Given that the Leon Medical Center and parking facilities are allowed on the parcels with the T4-L
Transect designation, an option to provide parking on the Western Lots may potentially sou
satisfy its onsite parking needs, subject to the development restrictions established in Miami 21.
Based on the analysis in this report and the existing character of the neighborhood, staff finds the
requests to rezone the Property to the T4-O Zoning Transect and waive the 18-month requirement
for additional zoning changes to the same Property are inconsistent with the rezoning criteria of
Miami 21.
However, From a practical standpoint, the current parking shortage of the Leon Medical Center is
a burden borne by the neighborhood. In light of the Applicant's intent to use the Property for on -
site circulation and parking, temporary or otherwise, the neighborhood may benefit from
designating the Property as a Civic Institution Transect Zone (CI) instead of the requested rezone
to the T4-O Zone Transect and the waiver of time limit (which means the transitions between the
existing Transect may be greater than what is requested in this application).
PZAB File ID No. 4439
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Pursuant to Article 4, Table 3, new development applications in the CI zone requires an Exception.
Exceptions require a public hearing whereby stakeholders as well as staff are given the opportunity
to participate and weigh in on developments. The CI transect may benefit the neighborhood since
the Exception allows public evaluation of new developments which may help provide strategies for
buffering the Civic Use from the residential neighborhood, as applicable. The Exception process
may also promote an opportunity for the Applicant to conduct a fair, concerted community outreach
program to mitigate the potential adverse effects of the changes.
The suitability of the CI Transect Zone designation for the Properties requires further review from
staff and the Applicant. However, given the intensity of this use, it may be a preferable alternative
to the T4-O, T5 or T6 Transect Zones.
The proffered Declaration of Restrictive Covenants cannot be taken into consideration under the
rezone criteria found in Article 7, Section 7.1.2.8.a.3 and 7.1.2.8.f.2 of the Miami 21 Code.
Based on the above background information, the Planning Department recommends denial of
the requests to Rezone to T4-R and the 18 month waiver of time. Planning staff recommends
th- 'c Institution (CI) zone be considered as an alternative that would better respond to the
- - har- ter of the surrounding neighborhood.
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Attachment 1: Legal Description and Survey
Attachment 2: Applicant's Rezoning Analysis (the "Statement")
Rev. 10/2/18
PZAB File ID No. 4439
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Page 9 of 16
ATTACHMENT 1
Legal Description:
Lots 2 through 9, and Lots 16 through 22, BLOCK 6, Central Park Subdivision, according to the Plat
thereof, as Recorded in Plat Book 5, Page 57, of the Public Records of Miami -Dade County, Florida.
PZAB File ID No. 4439
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Page 10 of 16
ATTACHEMNT 2
Applicant's Rezoning Analysis (the "Statement")
Analysis Pursuant to Article 7, Section 7.1.2.8.c.2.(g) of Miami 21
Through approval of the proposed land use amendment and rezoning, Leon
Medical Center ("LMC"), a neighborhood -based Medicare provider; seeks to satisfy a
significant deficiency in the City of Miami (the "City") for high quality neighborhood -
based healthcare and promote economic development in the area by providing
employment opportunities close to major Transit Corridors. Patient demand at the
existing LMC Miami Center, located at 151 SW 27 Avenue, is expected to rise in the
coming years and LMC is proactively planning for a future where Medicare recipients
will independently live and drive for longer into their golden years than have prior
generations. The rezoning of the properties located at 2612 SW 1 Street, 2600 SW 1 Street,
2550 SW 1 Street, 2542 SW 1 Street, 2534 SW 1 Street, 2522 SW 1 Street, 2512 SW 1 Street,
2611 SW 2 Street, 2601 SW 2 Street, 2551 SW 2 Street, 2541 SW 2 Street, 2535 SW 2 Street,
2527 SW 2 Street, and 2515 SW 2 Street (the "Property") is necessary to redevelop the
existing LMC Miami Center as a unified, state of the art medical campus consistent with
today's Miami 21 and worthy of servicing Little Havana's elderly.
Land Use. The existing Future Land Use Map ("FLUM") designation of the
Property is Low Density Restricted Conunercial and Duplex Residential. The properties
to the west are designated Restricted Connmercial and to the east, Miami Senior High
School and parcels owned by the Miami Dade School Board are designated Major Public
Facility. To the north and south the properties are designated a combination of Low
Density Restricted Connulercial, Duplex Residential and Major Public Facility. The
proposed FLUM designation of Low Density Restricted Commercial for the Property is
compatible with the vision of the 27 Avenue Corridor where the majority of land uses are
institutional and commercial in nature.
PZAB File ID No. 4439
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Page 11 of 16
Project. Approval of the proposed land use amendment and rezoning is necessary
to achieve the development of a state of the art medical campus in the heart of the Cites
Little Havana. In response to the Miami 21 requirement that zoning changes must occur
'successionally', LMC proposes to redevelop the Property in phases (the "Project"). Phase
I of the Project is to develop the Property with onsite circulation and surface parking to
temporarily alleviate the existing need for queuing of private LMC buses and on -site
patient parking. Phase II of the Project is to redevelop the Property and abutting LMC
Miami Center as one cohesive campus.
In order to develop the Project, the Applicant will move forward with the
additional necessary entitlements in order to achieve one land use designation and one
zoning transect for the entire assemblage, including the Property. Specifically, the
Applicant intends to subunit rezoning and land use plan amendment applications as
follows:
Rezoning Cycles
Existing
Proposed
2018 LUPA
(September)
Duplex Residential and
Low Density Restricted
Commercial
Low Density Restricted
Conunercial
2018 Rezoning
(September)
T3-O and T4-L
Tl-O
2019 LUPA
(March)
Low Density Restricted
Conunercial
Restricted Conunercial
2019 Rezoning
(March)
T4-O
T5-O
2019 Rezoning
(September)
T5-O
T6-8-O
Legally Nonconforming Site. Approval of these applications is necessary to
redevelop the Property consistent with today's Miami 21 Zoning Code and conform to
both parking requirements and operational reality. The existing LMC Miami Center is
grandfathered with twenty two (22) parking spaces, where 93 would otherwise be
required by Miami 21. In 2011, in order to accommodate the growth and desperate need
for onsite transit circulation and member parking, LMC obtained Waiver Final Decision
No. 11-0039 and was permitted to provide sixty (60) parking spaces on separate
properties, thirty (30) parking spaces adjacent to SW 2 Street and thirty (30) parking
spaces fronting SW 1 Street, with both parking areas sharing the same access located at
SW 1 Street and SW 2 Street. See Exhibit A, Waiver Final Decision No. 11-0039.
Today, 60 on -site parking spaces is insufficient to accommodate LMC Miami
Center's existing 7,500 members and 200 employees and much less accommodate the
foreseeable surge in demand. Currently, approximately 200 employees park offsite at the
County Auditorium, where for the past 18 years LMC has held a lease with the County
PZAB File ID No. 4439
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to park approximately 100 to 125 vehicles on a daily basis. These employees are shuttled
using one of the 35 LMC buses that serve the LMC Miami Center. The offsite parking
lease with the County will remain, as Phase I of the Project is to accommodate onsite
circulation and parking for LMC members only. Approvals of these applications are
necessary to prevent encroachment of commercial parking into the residential area to the
south. Furthermore, providing on -site circulation for LMC buses will reduce traffic
impact on the City's roadways by encouraging use of private transit.
Transit Corridor. The existing LMC Mianu Center serves over 7,500 LMC
members with over 200 employees. Notably, the LMC Mianu Center is located less than
Y2 a pule from both the SW 27 Avenue and SW 8 Street as well as the SW 22 Avenue
between SW 1 Street and SW 7 Street Transit Corridors. Miami 21 defines a Transit
Corridor as "a designation established by the City invohving 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 thou Friday between the hours of 7ami thru 7pm." See Centers, Transit Corridors
and Wedges Map. Bus Route 27 is located immediately in front of the LMC Miami Center
along SW 27 Avenue, with an approximate average twenty (20) minute headway.
Additionally, there are over 10 bus stops located within 1/2 a Hole of the Property. The
proposed redevelopment is ideally situated within walking distance from City -
recognized Transit Corridors and transit stops thereby promoting pedestrianism and the
use of public transit by LMC members and employees. It is also worth noting that all
employees and many LMC members use LMC private transit which further reduces
traffic in the surrounding area.
Employment and Economic Development. In addition to the provision of a
neighborhood -based health care facility in close proximity to established Transit
Corridors, approval of these applications will promote economic development in the City
by providing high paying jobs in the burgeoning healthcare industry. According to the
U.S. Department of Labor, healthcare related occupations will have the fastest
employment growth from 2016 to 2026 with employment in healthcare support
occupations growing the fastest among occupational groups, at 23.6%.1 Healthcare
related professions offer competitive salaries that in turn boost the quality of life for
families and the local economy in general. Accordingly, the Project redevelopment plans
will have a positive impact in both the neighborhood and the City by addressing the
healthcare needs of an aging population and providing quality employment within
proximity to existing Transit Corridors.
1 T. Alan Lacey, Mrtra Toossi,KevinS. Dubina, and Aidraa B. Gensler, "Projections overview and highlights, 2016-26' Monthly
Labor Review, U.S. Bureau of Labor Statistics October2017, https://doi.ag/1021916/ntr.2017. .
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Page 13 of 16
Finally, pursuant to Article 2, Section 2.1.1 of Miami 21, one of the purposes of
Miami 21 is to further the goals and objectives of the Comprehensive Plan. Accordingly,
by advancing the following MNCP goals, policies and objectives the intent of Miami 21
are also advanced:
Policy L11-1.3.12: The City's land use regulations will permit neighborhood -based healthy
care jiicilities.
Approval of these applications will directly advance this policy by allowing LMC, a
neighborhood -based health care facility, to meet the healthcare needs of the City's aging
population with tremendous need for quality medical attention.
Policy TR-1.1.8: Though enforcement, amendment, and interpretation of its land
development regulations, the City shall require the provision of adequate vehicular parking
fitcilities with energy efficiency lighting consistent with parking demand at locations that
are not disruptive to nearby residential communities.
Approval of these applications will allow LMC to provide adequate vehicular parking
facilities consistent with the operational demand of the City's growing and aging
population. Additionally, the Project will prevent the encroachment of commercial
parking into the adjacent residential neighborhood.
Objective L11-1.3: 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 nrens where the capacity ofexisting public Incilities can meet or exceed
the minimum stnndnrds for Level of Service (LOS) adopted in the Capital Improvement
Element (CIE).
By approving these applications, the City will be directly encouraging commercial and
office development within existing commercial and office areas along SW 27th Avenue, a
major section line road. LMC's track record of providing visually appealing and well -
designed neighborhood health facilities will enhance the existing character and
appearance of the neighborhood, as well as improve the quality of life of the aging
population and employment base. SW 27 Avenue has various County bus stops that are
ideally situated steps from the LMC Miami Center.
Police/ L11-1.3.15: The City will continue to encourage n development pattern that
enhances existing neighborhoods by developing a balanced mix of uses including areas.*
employment, shopping, housing, and recreation in close proximity to each other.
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ADDRESSES: APPROXIMATELY 2612 SW 1 STAND
2600 SW 1 STAND 2550 SW 1 STAND
2542 SW 1 STAND 2534 SW 1 STAND
2522 SW 1 STAND 2512 SW 1 STAND
2611 SW 2 STAND 2601 SW 2 STAND
2551 SW 2 STAND 2541 SW 2 STAND
2535 SW 2 STAND 2527 SW 2 STAND
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ADDRESSES: APPROXIMATELY 2612 SW 1 STAND
2600 SW 1 STAND 2550 SW 1 STAND 2542 SW
1 STAND 2534 SW 1 STAND2522 SW 1 STAND
2512 SW 1 STAND 2611 SW 2 STAND 2601 SW
2 STAND 2551 SW 2 STAND 2541 SW 2 STAND
2535 SW 2 STAND 2527 SW 2 STAND 2515 SW 2 ST
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MIAMI 21 (PROPOSED)
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ADDRESSES: APPROXIMATELY 2612 SW 1 STAND
2600 SW 1 STAND 2550 SW 1 STAND 2542 SW
1 STAND 2534 SW 1 STAND2522 SW 1 STAND
2512 SW 1 STAND 2611 SW 2 STAND 2601 SW
2 STAND 2551 SW 2 STAND 2541 SW 2 STAND
2535 SW 2 STAND 2527 SW 2 STAND 2515 SW 2 ST