HomeMy WebLinkAboutStaff Analysis and Maps"g
Planning Department
ANALYSIS FOR
ezoning
Staff Analysis Report
No.
PZ-19-4964
Location
690 NW 13 Street
Folio Number
0131360370300
Miami 21 Transect
"D1" Work Place District Zone
MCNP Designation
Light Industrial
Commission District
District 5 — Commissioner Keon Hardeman
NET District
Overtown
Planner
Joseph Eisenberg, Planner II
Property Owner
KTLC Biscayne, LLC
Project Representative
Ines Marrero Priegues, Esq.
NOTICE
Thls sudmmai needs to de solleduled for a pueoc neannq
In accoreance eM tlmellnes set to. In Meaty of
rene Code The Theappnatth@ tie tl*lc hearing
to render
Miami
a adonattheeaslohearingto rend era
recommendatlon or a final decal on.
PZ-19-4964
06/15/20
A. REQUEST
KTLC Biscayne, LLC (the "Applicant"), requests to change the zoning designation of the parcel at 690 NW 13
Street, from the "D1" Work Place District Zone to the "T6-12-0" Urban Core Transect Zone per Section 7.1.2.8
of Miami 21. This parcel (the "Property") is described by legal description in the attached survey.
B. RECOMMENDATION
Miami 21's successional zoning chart gives the Planning Department discretion over what zoning category is
successional from D1; "The Planning Department shall make a recommendation as to which Transect Zone
will yield the most coherent pattern given the established zoning pattern and context in the immediate vicinity."
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the Planning Department
recommends Approval of a rezoning to T6-8-O based upon the facts and findings in this staff report.
C. PROJECT DATA
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
"Cl" (Civic Institutional Transect Zone)
Functioning as "D1" (Work Place District
Transect Zone)
Light Industrial
36 D.U. per acre
Booker T.
Washington
High School
South
"D1" (Work Place District Transect Zone)
Light Industrial
36 D.U. per acre
Driveway/Vacant
East
"Cl" (Civic Institutional Transect Zone)
Functioning as "D1" (Work Place District
Transect Zone)
Light Industrial
36 D.U. per acre
Booker T.
Washington
High School
West
"D1" (Work Place District Transect Zone) and
T6-8-O (Urban Core Transect Zone)
Light Industrial
36 D.U. per acre
and Restricted
Commercial
Multifamily/Sales
and
Service/Vacant
Page 1 of 10
Pu84le
AERIAL
rPLAN„a PZ-I9.4S6A
REZONE
BACKGROUND
The Property is situated to the east of NW
bounded by NW 11 Street on the south, NW 1
and 1-95 on the east. The parcel is current)
,approximately 122,192 square feet square feet in
i
.znN
NOTICE
This submitlal needs to be scheduled fora pubic hearing
In accordance wp timelines set forth in the City of
Co. Miami . The applirdeceon-a ling body will
raker the l nformation att the mpetal. hewing to render a
re.ommentlation or a final desist an.
PZ-19-4964
06/15/20
\44'
EW c,00
There is a large single -story warehouse on the Property, approximately
57,908 square feet in size, and a smaller single -story outbuilding
approximately 5,069 square feet in size. The remainder of the Property
is covered in asphalt. The Property was previously operated as the
Biscayne Chemical site, which operated as a retail chemical
Page 2 of 10
2
warehouse that stored and sold bulk cleaning s
It operated at this location between the 1940's
nature of this use, there is a chemical conta
around the property.
This is especially concerning due to the proxi
Booker T. Washington High School. Luckily, the
drifts away from the school and towards NW 7th A
proximity to a school is strong cause for remediation.
A Florida DEP annual report confirms that this former site of Biscayne Chemical has a Brownfield Site Remediation
Agreement (BSRA ID# 139801015) that was executed on June 26, 2018 (DERM IW5-4745/File-4393).
Pursuant to Florida Statute 376.79, "It is the intent of the Legislature to protect the health of all people under
actual circumstances of exposure. By July 1, 2001, the secretary of the department shall establish criteria by
rule for the purpose of determining, on a site -specific basis, the rehabilitation program tasks that comprise a site
rehabilitation program and the level at which a rehabilitation program task and a site rehabilitation program may
be deemed completed. In establishing the rule, the department shall apply, to the maximum extent feasible, a risk -
based corrective action process to achieve protection of human health and safety and the environment in a cost-
effective manner based on the principles set forth in this subsection. The rule must prescribe a phased risk -based
corrective action process that is iterative and that tailors site rehabilitation tasks to site -specific conditions and
risks. The department and the person responsible for brownfield site rehabilitation are encouraged to establish
decision points at which risk management decisions will be made. The department shall provide an early decision,
when requested, regarding applicable exposure factors and a risk management approach based on the current
and future land use at the site. The rule must include protocols for the use of natural attenuation, including long-
term natural attenuation where site conditions warrant, the use of institutional and engineering controls, and the
issuance of "no further action" letters. The criteria for determining what constitutes a rehabilitation program task
or completion of a site rehabilitation program task or site rehabilitation program must:
(a) Consider the current exposure and potential risk of exposure to humans and the environment, including
multiple pathways of exposure. The physical, chemical, and biological characteristics of each contaminant must
be considered in order to determine the feasibility of a risk -based corrective action assessment.
(b) Establish the point of compliance at the source of the contamination. However, the department may
temporarily move the point of compliance to the boundary of the property, or to the edge of the plume when the
plume is within the property boundary, while cleanup, including cleanup through natural attenuation processes in
conjunction with appropriate monitoring, is proceeding. The department may, pursuant to criteria provided in this
section, temporarily extend the point of compliance beyond the property boundary with appropriate monitoring,
if such extension is needed to facilitate natural attenuation or to address the current conditions of the plume,
provided human health, public safety, and the environment are protected. When temporarily extending the point
of compliance beyond the property boundary, it cannot be extended further than the lateral extent of the plume, if
known, at the time of execution of a cleanup agreement, if required, or the lateral extent of the plume as defined
at the time of site assessment. Temporary extension of the point of compliance beyond the property boundary,
as provided in this paragraph, must include actual notice by the person responsible for site rehabilitation to local
governments and the owners of any property into which the point of compliance is allowed to extend and
constructive notice to residents and business tenants of the property into which the point of compliance is allowed
to extend. Persons receiving notice pursuant to this paragraph shall have the opportunity to comment within 30
days after receipt of the notice. Additional notice concerning the status of natural attenuation processes shall be
similarly provided to persons receiving notice pursuant to this paragraph every 5 years.
(c) Ensure that the site -specific cleanup goal is that all contaminated sites being cleaned up pursuant to this
section ultimately achieve the applicable cleanup target levels provided in this subsection. In the circumstances
provided in this subsection, and after constructive notice and opportunity to comment within 30 days after receipt
of the notice to local government, owners of any property into which the point of compliance is allowed to extend,
and residents of any property into which the point of compliance is allowed to extend, the department may allow
concentrations of contaminants to temporarily exceed the applicable cleanup target levels while cleanup, including
cleanup through natural attenuation processes in conjunction with appropriate monitoring, is proceeding, if human
health, public safety, and the environment are protected.
(d) Allow the use of institutional or engineering controls at contaminated sites being cleaned up pursuant to
this section, where appropriate, to eliminate or control the potential exposure to contaminants of humans or the
environment. The use of controls must be preapproved by the department and only after constructive notice and
opportunity to comment within 30 days after receipt of notice is provided to local governments, owners of any
property into which the point of compliance is allowed to extend, and residents on any property into which the point
of compliance is allowed to extend. When institutional or engineering controls are implemented to control exposure,
the removal of the controls must have prior department approval and must be accompanied by the resumption of
Page 3 of 10
This submRtal needs to fYscheduled fora pubic gearing
In accordance. girt timelines set form In the C., of I
\ Miami Cole. The applicable dsision-making holy will
renewme In.rmation at.. pr.. hearing fo render a
recommendation or a final decal on.
PZ-19-4964
06/15/20
active cleanup, or other approved controls, unless cleanup target levels under this section
(e) Consider the interactive effects of contaminants, including additive, synergistic, and a
(f) Take into consideration individual site characteristics, which shall include, but not be lim
projected use of the affected groundwater and surface water in the vicinity of the site, curre
uses of the area affected by the contamination, the exposed population, the degree and extent
rate of contaminant migration, the apparent or potential rate of contaminant degradation through
processes, the location of the plume, and the potential for further migration in relation to site prop
(g) Apply state water quality standards as follows..."
Thls submRtal needs to test he.. fora puboc hearing
In nowt ante wp dmellnes set fo-h In Meaty of
Miami C de. The appliptlx Elision-malmg body.
renew the In -formation at the publle hearing to render a
recommendationor a final decitlon.
PZ-19-4964
06/15/20
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
On the adopted 2020 Future Land Use Map (the "FLUM") of the Miami Comprehensive Neighborhood Plan (the
"MCNP"), the parcel is zoned D1 and has a Light Industrial FLUM designation. The current FLUM designation
is the expected correspondence with the current zoning. As a result, the requested zoning designation of T6-12-
0 and the recommended zoning designation of T6-8-O precipitates a FLUM amendment. The analysis for this
request is associated with companion item PZ-19-4927.
FUTURE LAND 115E M,4R (EXISTING)
pi dIy ID Pa-19-t1P
CCNPREHENSIVE PLAN DNFEN0p1ENT
.aa dims
III f;; im6Er
t,aea.e_..scaea,r•
FIJTIJRE LAND 119E MAP (PROPOSED]
aPLAN ID PT.t0..11927
COMMI-IEN F N NJ(NDMENT
Figure: Future Land Use Map
Miami 21 Code
The applicant is requesting a zoning change from D1 to T6-12-0.
Page 4 of 10
MIAMI 21 (EXISTING)
ePLARID.PZ-19-#959
REZONE
5101
t:4Yi6 by Isn •S IT
IMILACT MM[?JST.
-
MIAMI21 {PROPOSE124
ePLANID.P2-19-4'961
REZONE
1u
e49CN $. WV. la
11.616.ECTRt t'
This submtlal needs to be 5G1e:hi ed fora pudic hearing
in accordance wM timelines set forth tithe City of
Miami Corte. The apptcatte aemisom-roa Wng body ll
renewme Information at the realm tearing to render a
recommendation or a final decision.
PZ-19-4964
06/15/20
Figure: Miami 21 Transect Zone
Zoning changes typically effectuate three things:
1) A rezoning can modify underlying residential density,
2) A rezoning can modify the built form of new buildings and,
3) A rezoning can modify allowable uses.
1) Underlying Residential Density:
The existing zoning category of the Property, D1, has a residential density of 36 dwelling units per acre. The
proposed zoning category of T6-12-0 and the recommended zoning category of T6-8-O and have a residential
density of 150 dwelling units per acre.
The property currently permits approximately 100 dwelling units on site. After the rezoning the Property
would permit approximately 420 dwelling units.
2) Built form:
D1 (Existing)
T6-8 (Recommended)
T6-12 (Proposed)
Height
8 Stories + 2 Bonus
8 Stories + 4 Bonus
12 Stories + 8 Bonus
Lot Coverage
80%
80%
80%
FLR
N/A
5+25%
8+30%
Front
Setback
10'
10'
20' min above 8th Story
10'
20' min above 8th Story
Rear Setback
0'
0'
30' above 8th Story
0'
30' above 8th Story
Side Setbacks
0'
0'
30' above 8th Story
0'
30' above 8th Story
Open Space
5%
10%
10%
Page 5 of 10
Floor Area
Approximately 782,028
sf + 195,507 sf Bonus
Approximately 610,960 sf +
152,740 sf Bonus
Approximately 977,536
293,260 sf Bonus
The general effect of the recommended rezoning (D1 to T6-8-O) on the Property's ultimate
Modified setbacks, an increase in code required open space, an enhanced pedestrian grou
garage screening requirements, a reduction in by -right FLR of approximately 171,068 sf, an
Bonus FLR of approximately 42,767 sf.
This sudmMat needs to de scheduled fora puduc hearing
In accon1ance velthtimelines set forth In Meaty of
Md.ior3 it:n',ehe d=1er rn mata
recommendation or a final decivon.
PZ-19-4964
06/15/20
3) Allowable Uses:
The proposed rezoning would modify the permitted uses for the site. Most notably several new residential
uses would be permitted, and the hotel use category. D1 permits all available industrial uses by right. These uses
would not be permitted in T6-8-O or T6-12-0. The use chart can be found on the following page.
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Rezoning Criteria
In accordance with Article 7, Section 7.1.2.8.f, a change may be made to a transect zone in a manner which
maintains the goals of Miami 21.
Page 6 of 10
Criteria "The relationship of the proposed amendment to the goals, objectives
1.a: policies of the Comprehensive Plan, with appropriate consideration as to w
the proposed change will further the goals, objectives and polici
the Comprehensive Plan; the Miami 21 Code; and other city regulations."
Analysis: The relationship of this application to the goals, objectives, and policies o
Comprehensive Plan is addressed in companion item PZ-19-2676. Here is
excerpt:
"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: When the City tested Levels of Service, Miami -Dade County Public
Schools responded indicating that there is inadequate capacity at the
elementary level. Furthermore, the Office of Capital Improvements indicated
that the application, as tested increases Peak Hour Trips by 114 and daily trips
by 4,613. No mitigation is required at this time.
Finding 1: The Planning Department recommends increased awareness of the
decreasing capacity within elementary and middle schools within the City due
to increasing residential projects. With proper implementation of R-07-0717,
the Interlocal Agreement to implement public school concurrency, capacity
should be properly addressed through cooperation with Miami -Dade County
Public Schools. This policy is Consistent.
This sudmmai needs to tfe scheduled fora puduc hearng
In accon1ance velth dmeilnes set todh In Meaty of
Miami Cole. The applied tie tlsision-making holy WII
renewme information at the *lc hearing to render
recommendation or a final decWon.
Criteria 2: Policy LU-1.3.2:The City will continue to encourage the expansion of
existing buildings and new construction through the private sector by assisting
in making available commercial loan funds for rehabilitation and small business
loans and seed moneys, particularly to local minority businesses and
encouraging the maximum participation, especially through public/private
partnerships, of financial institutions, chambers of commerce, the Beacon
Council, other business organizations, property owners and residents of the
areas.Priority areas include, but are not limited to, designated Neighborhood
Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the
Brownfield Redevelopment Area, Commercial Business Corridors, and other
targeted areas.
Analysis 2: The City has designated large areas of the City as a Brownfield
Area. This owner has entered into a Brownfield Site Rehabilitation Agreement
(BSRA), to clean up a contaminated property within the City's Brownfield Area.
The property is located within an area that has suffered disinvestment and the
study of existing land uses shows 17 percent of addresses are vacant within
the %-mile study area in which the property is located.
Finding 2: Consistent
Criteria 3: Policy TR-1.1.1: As an Urban Infill Area (UIA) and/or a
Transportation Concurrency Exemption Area (TCEA) established by Miami -
Dade County, Laws and Regulations, and illustrated in Appendix TR-1, Map
TR-13.1, of the Data and Analysis, the City will encourage the concentration
and intensification of development around centers of activity with the goal of
PZ-19-4964
06/15/20
Page 7 of 10
enhancing the livability of residential neighborhoods, supporting economic
development, and the viability of commercial areas. Infill development on
vacant parcels, adaptive reuse of underutilized land and structures,
redevelopment of substandard sites, downtown revitalization, and develo
projects that promote public transportation will be heavily encouraged. (Se
Policy LU-1.1.11.)
This sudmmai needs to tfe scheduled fora pueoc nearing
In accon1ance velth dmeilnes set todh In Meaty of
1 Miami Cole. The applies tie tleasion-making holy WII
renewme information at the *lc hearing to render
recommendation or a final decidon.
Analysis 3: This area shows a high rate of vacancy. Culmer Station is located
near the subject property. Several Miami -Dade County bus routes and City of
Miami trolleys run services near the site. With these services in place, the area
is well -suited for intense development.
Finding 3: Consistent
Criteria 4: Policy LU-1.1.3:The City's zoning ordinance provides for protection
of all areas of the city from: (1) the encroachment of incompatible land uses;
(2) the
adverse impacts of future land uses in adjacent areas that disrupt or degrade
public health and safety, or natural or man-made amenities; (3) transportation
policies that divide or fragment established neighborhoods; and (4) degradation
of public open space, environment, and ecology. Strategies to further protect
existing neighborhoods through the development of appropriate transition
standards and buffering requirements will be incorporated into the City's land
development regulations.
Analysis 4: The MCNP has an awareness that land development should be done
in a cohesive manner. To this end, the current zoning ordinance implements this
policy most notably with the principle of successional zoning.
Finding 4: Consistent"
One of Miami 21's development goals is; "Rebuilding the City's commercial
Corridors to function as Mixed -Use, transit -oriented, walkable centers for
adjacent Residential Neighborhoods."
The Property fronts on NW 7th Avenue and is within the Culmer Metrorail TOD.
There are several surrounding residential neighborhoods, but the 7th Avenue
corridor has a highly variable character. There are a variety of commercial, light
industrial, and mixed -use developments along 7th Avenue in this area. This
rezoning would facilitate the redevelopment of the Property into a more viable
mixed -use property.
Some of the citywide guiding principles are as follows;
"Growth strategies should encourage Infill and redevelopment."
The Property is currently derelict and underdeveloped with a single -story
warehouse, a small outbuilding, and chemical contamination issues. A rezoning
could facilitate redevelopment and remediation of the Property.
"Transportation Corridors should be planned and reserved in coordination with
land Use."
NW 7th Avenue in this area of the City is a Transportation Corridor, meaning it
has a high frequency of bus service. The Property is also within range of the
Culmer Metrorail Station. Proximity of the property to frequent bus service and
passenger rail suggests that it is well situated to absorb additional residential
density and development capacity.
"A diversity of land use should be distributed throughout the City to enable a
variety of economic activity, workplace, residence, recreation and civic activity"
The property's current zoning, D1, is principally a light industrial zoning category.
There are merits to distributing this zoning category throughout the City, although
the Property is a part of a particular band of D1 along NW 7th Avenue and NW
11th Street. This band of D1 is concerning due to its proximity to Booker T.
Washington High School.
Finding: Consistent.
PZ-19-4964
06/15/20
Page 8 of 10
Criteria "The need and justification for the proposed change, including chang
1.b: changing conditions that make the passage of the proposed change neces
Analysis: The City has seen several prominent individual and large-scale rezonings
from the D1 and D2 categories, notable the Miami Produce SAP, the Wyn
NRD-1, and some individual rezonings in the Little River area and elsew
This reflects a softening in demand for light industrial uses. The Propert
currently zoned D1 and has some substantial chemical contamination. Thi
contamination would be remedied upon redevelopment, but with a softening
demand for industrial uses and the low residential density of the D1 zoning
category, it is unlikely that redevelopment and remediation would occur under
the current zoning category.
The property is well suited for a residential or mixed -use product due to its
proximity to the Culmer Metrorail station and Booker T Washington High School.
Findings: 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: The T6-8-O zoning designation is a successional zoning category and is
transitional in scale and intensity from D1. As the built form analysis shows
above, the property's maximum height increases with this rezoning but the
intensity decreases. The Property abuts another property zoned T6-8-O, so there
is precedent for this zoning category in the area.
Finding: Consistent.
This sudmmal needs to tfe scheduled fora pueoc hearng
In accon1ance velthdmellnes set torm InMeaty of
Miami Code. The apphea tleasion-making holy will
renewme information at the *lc hearing to render
recommendation or a final decidon.
PZ-19-4964
06/15/20
F. CONCLUSION
The Applicant has requested a Rezone from D1 to T6-12-0. For the reasons outlined above, and despite the
Applicant's request, the Planning Department recommends Approval of the application to T6-8-O.
Jacqueline Ellis
Chief of Land Development
NOTICE
The final decision may be appealed by any aggrieved party, within fifteen (15) days of the date of issuance
by filing a written appeal and appropriate fee with the Office of Hearing Boards, located at 444 SW 2nd Ave.,
3rd Floor, Miami, FL 33130 Telephone number (305) 416-2030. Staff Analysis Report No. PZ 19 4964 - Page 1
Page 9 of 10
Jacqueline Ellis
Chief of Land Development
This sudmmai needs to tfe scheduled fora pueoc nearing
In accordance whn dmeilnes set todh In Meaty of
Miami Cole. The applies tie tleasion-making holy WII
renewme information at the *lc hearing to render
mrecommendation or a final tlecidon.
PZ-19-4964
06/15/20
Page 10 of 10
AERIAL
ePLAN ID: PZ-19-4964
REZONE
NOTICE
This submittal needs to be scheduled for a pubLic hearing
In scoordance votth timelines set forth in the City of
Miami Cede. The applies de decision -ma leng body NOR
reAey,rthe information at the pubk hearing to render a
recommendation or a final decM on
PZ-19-4964
06/15/20
z
144
A,x7,s' A A
NWO 3-VW-ST
.1r
NW 11TH TER
ADDRESS: 690 NW 13 ST
0
125
250
500 Feet
NW 7TH CT
•
NW 13TH ST
T6-8-L
NW •12TH ST
0
1 Z r-TS=O�
T6-8-O
0 125 250
MIAMI 21 (EXISTING)
ePLAN ID: PZ-19-4964
REZONE
i
D1
500 Feet
Tllpllllll
This submittal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applies de decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decid on.
PZ-19-4964
06/15/20
�NW-13TH r ST-
TER
r
ADDRESS: 690 NW 13 ST
SUBJECT PROPERTY
T6-8-L
NW 13TH ST
NW •12TH ST
0
2
T6-8-0
0 125 250
M IAM 121 (PROPOSED)
ePLAN ID: PZ-19-4964
REZONE
i
T6-12-0
500 Feet
T5-R
I I I I I I I I
This submittal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applies de decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decid on.
PZ-19-4964
06/15/20
�NW-13TH r ST-
0
r
ADDRESS: 690 NW 13 ST
SUBJECT PROPERTY
PLANNING DEPARTMENT
Project Fact Sheet
This document is used to provide a summary for Planning Department related proj
PROJECT INFORMATION
Project Name: 690 NW 13 Street Rezone
Project Address: 690 NW 13 Street
APPLICANT INFORMATION
Company Name: KTLC Biscayne, LLC
Primary Contact: Ines Marrero-Priegues
Email: ines.marrero@hklaw.com
Secondary Contact:
Email:
A proposed rezoning of an approximately 122,192 sf (2.805 acre)
property that is currently zoned D1. The applicant is proposing
rezoning the property to T6-12-0. The planning department
recommends approval of T6-8-O.
1 R: : U
N s V
NOTICE
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applies de decision -malting body will
review the information at the pubec hearing to render a
recommendation or a final decM on.
PZ-19-4964
06/15/20
114410101.
Lead Staff: Joseph Eisenberg .
Principal Division: Urban Design
Email: JEisenberg@Miamigov.com
PROJECT DESCRIPTION
See notes
Webs Link(s):
BOARD REQUIREMENTS
n HEPB
n PZAB
n UDRB
n WDRC
n City Commission
n AIPP
Transect Zone(s): D1
Commissioner District(s): 5
NET Office(s): Overtown
Department Director: Francisco Garcia
Revision Date: 1/15/2020