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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Depaitiirrd rdc Division of Land Development ANALYSIS FOR REZONING PZAB File ID No. 4764 APPLICANT(S): Miami Dade County. LOCATION: Approximately, 1415 NW 63 ST, Miami, FL 33147 Folio No.: 01-3114-009-0010 COMMISSION District 5 — Commissioner Keon Hardemon DISTRICT NEIGHBORHOOD Model City ENHANCEMENT TEAM: PLANNER: Sergio Garrido A. GENERAL INFORMATION REQUEST FOR REZONING: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant is requesting a rezoning from "T4-R" General Urban Transect Zone -Restricted to "T5-O" Urban Center Transect Zone -Open of 4.73 ± acres out of 17.6 ± acres of the property located at approximately 1415 NW 63 Street, identified Folio No.: 01-3114-009-0010. COMPANION ITEM: This request has PZAB File ID No. 4763 as companion item requesting a Comprehensive Plan Amendment to change the designation on the Future Land Use Map for the property specified therein, matching with the subject property for this Rezoning request. BACKGROUND: The subject property is part of the Miami -Dade County housing development known as Liberty Square and located in the Northwest of the City of Miami, bounded to the north by NW 67 Street, to the east by NW 12 Avenue, to the south by NW 62 Street, and to the west by NW 15 Avenue. City of Miami Planning Department Division of Land r"evelopmen. Illustration 1: General location Liberty Square is developed on 66.65 acre of land with one- and two-story row -style buildings. It was built in 1937 as one of the first public housing developments built in Miami over two properties identified as follow: the west parcel is generally 1415 NW 63 ST (Folio No.: 01-3114-009-0010) and the east parcel 1200 NW 62 Lane (Folio No.: 01-3114-002-0010). Illustration 2: Liberty Square addresses File ID#:4764 Page 2 of 10 :12.) aLEI'; !rt (, ,,:;rs e T9 hh The Liberty Square housing development is more than 80 years old, and is in need of an update in design, typology, and building compliance with the current Florida Building Code, thus in 2015 the County issued a Request for Applications ("RFA") for the redevelopment of the affordable housing complex on the property. After a comprehensive procurement process, the County selected the developer to build a project that is expected to be transformative for the local community, providing a variety of residential, civic, and commercial uses. The Applicant describes the project in the Letter of Intent: The previous housing, constructed in the 1930s and occupied well past its life span, will be replaced with new, modern residences including multifamily, townhomes, and garden -style apartments. The Project will provide a community health facility, local grocery store, youth programming space, a community center, parks, and retail spaces. In addition to an increase in commercial activity very much needed in this area, the Project will leverage several Metrobus routes located adjacent to the Property to provide increased connectivity and mobility for residents of the communityi. To allow the incorporation of mixed -uses as proposed in the new project for Liberty Square, the rezoning of a portion of the land involved is required. The Liberty Square housing project is designated in its entirety with the "Medium Density Multifamily Residential" Future Land Use classification which allows up to 65 DU/acre, and with "T4-R" General Urban Transect Zone -Restricted which limits the Density to 36 DU/acre. In order to accommodate the requested T5-O zoning classification, the Applicant also submitted an application to amend the Future Land Use designation in the Miami Comprehensive Neighborhood Plan (MCNP) from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial". Illustration 3: Proposal for Liberty Square NEW CCMMLUNTr -A�< LIBERTY SQUARE MVSEUM ALCNZO MOURNNGLNERTY SQUAW YOUTH CENTTP WALK / NFOIDABLE MOUSING VETS GADEN STYLE UINAADEDMSIETBMI COURT , U'GRADEDBASERAU FEED PUB. IC / A:EOFDs&&E IROULNGUNOS WIDEN STYLE SCHOOL FOR SPECIAL NEEDS CHILDREN / HEAD START CENTER ---YMCA GAMILY (INTER PLIBUC/ MEOIDA&E NDEESING UNITS GARDEN STYLE _ PUBLIC /MPOR0.VLE MOUSING MIS GAWDISTTU --COMLLMY EDUCATIONAL CENTER /CMC COMP GROCERY STORE MIXED -INCOME 5 Sr, - I = T! • C'� UFFOROABIE /M0:..1. ---GRADE-LEV EE 'MOM B POP' KT/ A MUEDiKOME $ STORY MUUMUUS (AMPOULE ADULT COMMON& CENI131 / L-2 SOIOOI ELDERLY ATOROMLE 5 STORY APMTAFNTS CARAOEiEVEL'MOAS &POP' IETAB LCELECEIL FOUNDATION IESSIE TRICE COMMUNITY HEALTH CENTER Taken from the Applicant's Letter of Intent for the Rezoning and Comprehensive Plan Amendment dated August 13, 2018 File ID#:4764 Page 3 of 10 City of Miami Planning Departm€. !ivision of Land .., Liberty Square is bounded by NW 67 Street to the north, by NW 12 Avenue to the east, by NW 62 Street (Martin Luther King Boulevard) to the south, and by NW 15 Avenue to the west. Given the properties located on the south of MLK Blvd. are designated T5-O, the request incorporates the Liberty Square development within the neighborhood context, creating a transition of density and intensity to the north, east, south and west. The proposed density and intensity to the south portion of the project site recognizes the corridor character of NW 62 Street (Martin Luther King Boulevard). The Applicant's proposal will renovate and redevelop the Liberty Square housing project built in the 1930s. The proposal incorporates modern multifamily residential units, an updated community center, new park space, and retail spaces are part of the complex, in addition to the commercial activity to satisfy the need in this area. The project also contemplates Metrobus routes located adjacent to the complex to provide increased connectivity and mobility for residents of the community as well as access to other programmed areas, including spaces for community health facility, local grocery store, and youth programming space. SUBJECT PROPERTY: The subject property is the central portion of the western property which is approximately located at 1415 NW 63 ST., and assigned with the Folio No.: 01-3114-009-0010. Rezoning request: Current Zoning designation Proposed Zoning Designation The Applicant's request for rezoning qualifies pursuant to Sec. 7.1.2.8(c) for involving at least forty thousand (40,000) square feet of land area, and for having at least two hundred (200) feet of street Frontage on one (1) street. File ID#:4764 Page 4 of 10 City o Planning Department Division of Land Developm.;, .. Complete legal description is on file with the Hearing Boards Section, and also attached hereby for reference as Attachment A. B. COMPREHENSIVE PLAN: The subject property, proposed to be rezoned from T4-R to T5-O, has a Future Land Use designation of "Medium Density Multifamily Residential", which is inconsistent with the proposed zoning classification. The proposed zoning classification requires an amendment to "Medium Density Restricted Commercial", and the companion item identified with the PZAB File ID: 4763 corresponds to the application of the required Comprehensive Plan Amendment. Current FLU designation MEDIUM DENSITY ' MULTIFAMILY RESIDENTIAL MEDIUM DENSITY MULTIFAMILY RESIDENTIAL MEDIUM DENSITY MULTIFAMILY RESIDENTIAL RESTRICTED COMMERCIAL DUPLEX -RESIDENTIAL C. ANALYSIS: Proposed FLU designation R!S*lCTED COMMERCIAL DUPLEX -RESIDENTIAL MEDIUM DENSITY MULTIFAMILY RESIDENTIAL MEDIUM DENSITY RESTRICTED COMMERCIAL MEDIUM DENSITY MULTIFAMILY RESIDENTIAL 4 The change of zoning from "T4-R" General Urban Transect Zone -Restricted to "T5-O" Urban Center Transect Zone -Open is deemed successional, as the request is to the next higher Transect Zone. Regarding the uses allowed, "Table 1. Excerpt of Article 4 Table 3 of Miami 21 Code," excerpted below, shows the wide array of new uses that T5-O allows, which are not allowed in the current zoning classification of T4-R. File ID#:4764 Page 5 of 10 frin FLai,,c1JLJJi dTLe,, u 1 La, G"I'la ICJ , ,i uu Table 1. Excerpt of Article 4 Table 3 of Miami 21 Code DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY T4-R 36 R R R R R R W E E 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 T5-O 65 R R R R R R R R R R R W R R E R W W R R W R R File ID#:4764 Page 6 of 10 ii lIJd dL `uO ea `S 1. L. J!i '—, JIJIIIJ Table 1. Excerpt of Article 4 Table 3 of Miami 21 Code (Cont...) DENSITY (UNITS PER ACRE) CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MARINA PUBLIC PARKING TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE / UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL T4-R 36 w E E E E E 4 4 4 4 4 4 4 4 4 4 4 T5-O 65 w w w w w w w w R w R R w The following is a review of the request pursuant to the rezoning criteria in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21. The Background section of this report is incorporated into the analysis and its corresponding criteria by reference: Criteria #1a: "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." Zoning changes may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan, and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in density, and building heights. Analysis The proposal's consistency with the Comprehensive Plan is analyzed through #1a: companion application (File ID 4763). That analysis found: File ID#:4764 Page 7 of 10 City of Miami Planning Department Division of Land De The "Medium Density Restricted Commercial" designation requested for the property allows up to 65 dwelling units per acre, which maintains the density currently allowed for the FLU. It allows a wide variety of non-residential uses, such as: commercial, retailing, office, entertainment, recreation facilities, and hotels. For further details on the interpretation of this designation, see page 21 of the MCNP. The proposed FLU amendment would not yield an increase of residential units for the portion of the property subject to this application. The primary difference between the existing and proposed designations is the addition of mixed -uses. 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." The property fronts NW 15 Avenue to the west, which is a mixed use commercial corridor, which allows up to 150 dwelling units per acre and a wide variety of non-residential uses. The properties to the east and south are also part of the Liberty Square development, slated for redevelopment by the Miami Dade County Housing Authority. The lands to the north, are part of Liberty Square with act as a buffer and transition to the lower density, residential area further north. While there would be no increase in allowed density for the property in the FLU, transportation staff with the Office of Capital Improvements analyzed the proposed amendment as it would allow new uses and found that additional information at the time of redevelopment would be ideal to help determine the impact. The proposed amendment meets the other levels -of -service, as established by the MCNP. Finding #1a: Consistent. Criteria #1 b: "The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis Liberty Square is greater than 80 years old. This affordable housing #1 b: development was determined to need redevelopment which includes a mix of uses by the Applicate (Miami Dade Housing Authority). The Applicant has a phased masterplan for the entirety of the nine blocks of the Liberty Square File ID#:4764 Page 8 of 10 City of Miami Planning Department Division •;f Land DevMorpmceni- affordable housing project. There are portions of Liberty Square that have already been demolished to create new multifamily dwellings, many of which are nearing completion. These structures are being built "by -right." In the 4.73-acre section of Liberty Square subject to this application, the request to rezone the site from T4-R to T5-O provides a transition of height and density. The requested T5-O zoning allows up to a five -story building typology that is consistent with the surrounding zoning in terms of form and function. Although the request for T5-O will allow some commercial uses to abut the existing T4-R to the north and south. The subject site's split zoning may make it difficult to redevelop and contribute to the evolution of the surrounding neighborhood. Unifying the subject site under a single zoning designation and Future Land Use Map designation will ensure consistent development throughout the entire site, rather than treating two portions of a single development site separately. Finding #1b: Consistent. 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 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height." Analysis #2: The rezoning request is consistent with the principles of Miami 21 Code, as it creates transitions in density and intensity. However, some uses allowed in a T5-O Transect may impact surrounding areas that are zoned T4-R negatively. The proposed rezone from T4-R to T5-O occurs in the middle of the site, which helps to buffer against adverse effects of surrounding sites. Moreover, to the south of Liberty Square is existing T5-O zoning. Thus, the proposed zoning change creates a smooth transition into slightly more intensive zoning density, intensity, and uses, on surrounding areas. The request for rezoning is consistent with the principle of transitional zoning provided by Miami 21, Sec. 2.1.2 Intent (a) The conservation goals include (2) Improving the relationship between low Density Residential neighborhoods and adjacent Commercial Corridors with appropriate transitions of Density and Height following the theory of the Transect. The introduction of new Uses and higher Intensity is not consequence of isolated rezoning in a residential neighborhood, but a coordinated to create transitions and uses to update an outdated affordable housing development built on 1930s an encourage redevelopment of the area. Finding #2: Consistent File ID#:4764 Page 9 of 10 �� n JC `:gin �u i�' a L.. c;;.niuli. inJ4� e uzi}a Il_. LJU D. RECOMMENDATION: The request to rezone from T4-R to T5-O is related to the changing conditions of the Liberty Square affordable housing site. The rezone will assist in redevelopment that provides transitions in heights and density as well as a mix of uses that will support the site and the neighboring community. This rezoning on a residential neighborhood, but a coordinated effort to renovate an outdated affordable housing development built on 1930s and provide a mix of uses that enhance the neighborhood. Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the aforementioned findings, and based on the aforementioned findings, the compliance with Miami 21 Code and benefit to the immediate neighborhood and city wide, the Planning Department recommends approval of the rezoning of the subject property from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone -Open. evelopment Attachment A: Legal Description File ID#:4764 Page 10 of 10 AERIAL FILE ID: 4764 REZONE "NW,68THST K NW 67TH,ST. N W,65THTER NW 62ND ST ADDRESS: 1200 NW 62 LN 0 250 500 1,000 Feet MIAMI 21 (EXISTING) FILE ID: 4764 REZONE NW 67TH.ST- NW 66TH ST T4-L- T3=0- I L NW 64TH ST —NW 63RD ST T4-R NW 15TH AVE NW 65TH ST 4 T4-R 4 NW 62ND TER T6-i-O NW 63RD ST NW.14TH CT T4-R NW 67TH ST NW 65TH ST T4-R a M ADDRESS: 1415 NW 63 ST 0 125 250 500 Feet MIAMI 21 (PROPOSED) FILE ID: 4764 REZONE NW 67TH.ST- NW 66TH ST T4-L- T3=0- I L NW 64TH ST —NW 63RD ST T4-R i-r U 1- z NW 15TH AVE NW 65TH ST T5-O 4 NW 62ND TER T6-i-O NW 63RD ST NW.14TH CT NW 67TH ST NW 65TH ST a M T4-R ADDRESS: 1415 NW 63 ST 0 125 250 500 Feet