HomeMy WebLinkAboutStaff Analysis and MapsCity of Miami
Planning Department
ANALYSIS FOR REZONING
This submittal needs to be scheduled for a public hearing
In accordance wr h timelines set forth in the City of
Miami Code. The applies de decision -making body NOR
review the Information at the pubc hearing to render a
recommendation or a final decld on.
PZ-20-6066
Staff Analysis Report No.
PZ-20-6066 444��
Location
8038 NE 2nd Avenue and 165 NE 80 Terrace, Miami, Florio l'IE
33138
Folio Numbers
0131120020010 and 0131120110220
Miami 21 Transect
"T5-O" Urban Center Zone and T6-8-O Urban Core Zone
MCNP Designation
Medium Density Restricted Commercial and Restricted
Commercial
Commission District
District 5 — Keon Hardemon
NET District
Little Haiti NET
Planner
Hellena Lahens, hlahens@miamigov.com
Property Owner
Qualcon Little River Active Zone Business, LLC
Project Representative
Edward Martos, Esquire emartos@wsh-law.com
REQUEST
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21"), as
amended, Qualcon Little River Active Zone Business, LLC, (the "Applicant"), is requesting a
change to the Zoning Atlas for a portion of the property located at 8038 NE 2nd Avenue from
"T5-O" Urban Center- Open to "T6-8-O" Urban Core- Open and the property located at 165 NE
80th Terrace from "T5-O" Urban Center- Open to "T6-8-O" Urban Core- Open (collectively, the
"Property"). The proposed amendment contains approximately 1.42 Acres. The legal
description of the property is attached as Attachment 1 of this report.
/20
EXISTING ZONING: T5-O
PROPOSED ZONING: T6-8-O
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Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 1 of 18
RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amen
Planning Department recommends Approval of the Miami 21 Atlas amendment (r
NE 2nd Avenue and 165 NE 80th Terrace from "T5-O" Urban Center- Open to "T6
Core- Open, based upon the facts and findings in this staff report.
C. PROJECT DATA
Table No.1: Surrounding Uses
This submittal needs to be scheduled fora public hearing
In accordance votth timelines set forth in the City of
Miami Code. The applicade decision -making body NC
rev ew the information at the public hearing to render a
recommended on or a final decision.
PZ-20-6066
11/05/20
SURROUNDING USES
Miami 21 Zoning
MCNP (Density)
Existing Use
North
T-6-8-O
Restricted Commercial (150
du/ac)
Retail Outlet
South
T5-O-T6-8-O
Med. D. Res.Com (65 du/a) /
Restricted Commercial
(150 du/ac)
Formerly Office
Building, currently
under construction for
mixed use
East
T6-8-O
Restricted Commercial (150
du/ac)
Retail Outlet
Office
Educational Private
West
T5-O
Med. D. Res.Com (65 du/ac)
Multifamily 3 or more
units
BACKGROUND AND PROPOSAL
The Property consists of two parcels one located at 8038 NE 2nd Avenue and other located at
165 NE 80" Terrace. The parcel located at 8038 NE 2nd Avenue is bifurcated by two Transect
Zone designations of T5-O (western portion) and T6-8-O (eastern portion) with the
corresponding split FLU designation of Medium Density Restricted Commercial and Restricted
Commercial. While the parcel located at 165 NE 80" Terrace has a single Transect Zone
designation of T5-O with corresponding FLU designation Medium Density Restricted
Commercial. In total, the Property consists of approximately 94,289.48 square feet (2.16 acres).
The Property is bounded by NE 82 Street to the north NE 80 Terrace to the south, NE 2 Ave to
the east, and NE 1 Ave to the west and immediately north of the Little River Commerce Park in
the Little Haiti NET area. The site lies within the Opportunity Zone and the one -quarter mile
buffer transit corridor. The intent of the Opportunity Zone which is a designation and investment
tool established by Congress in the Tax Cuts and Jobs Act of 2017 to encourage long-term
investments in low-income urban and rural communities nationwide.
The image below, Figure 1, shows the subject property, outlined in red, and the immediate
surrounding context. Currently, the Property contains a telecommunication facility and has
operated on the site for approximately 70 year. The Applicant proposes to unify the Property's
split zoning designations and to redevelop the Property to provide commercial uses with
multifamily housing at various income levels on a unified site per their Letter of Intent. The
applicant did not proffer a covenant as part of the application. The general details of the
property are summarized in Table 2.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 2 of 18
Figure 1: Aerial Photo of Subject Site
AERIAL
EPLAN I D: PZ-20-6066
REZONE
II
0 125 250 500 Feet
I I I I I I I I I
ADDRESSES: 8038 NE 2AV & 1E6 NE 80 TER
The subject Property is outlined in red.
This submittal needs to be scheduled for a pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The applies de decision -making body NOR
resew the information at the pubc hearing to render a
recommendation or a final declb on.
PZ-20-6066
11/05/20
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 3 of 18
Image 1: View of Property taken from NE 2nd Avenue
1 1
The photo taken from 2020 Google Street view shows the Property to the right surround by a chain
link fence with surface parking right, the building to the left directly abutting the sidewalk, and the
infrastructure improvements made to NE 2 Ave such as the repaving of the road, narrow sidewalk, and
added bike and bus lane.
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating bodywill
renew the Information at the public hearing to render s
recommendation or a final decision.
Image 2: View of Property taken from NE 82 Street
The photo taken from 2020 Google Street view shows the northwest corner of the Property to the right
abutting multifamily residential uses to the left.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 4 of 18
Image 3: View of Property taken from NE 80 Terrace
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -oohing body wiLL
review the information at the public hearing to render a
recommendation or a final decia on.
PZ-20-6066
11/05/20
6
The photo taken from 2020 Google Street view shows the southwest corner of the Property to
the right abutting a two-story multifamily residential building.
Table No. 2: Summary of Property Details
Address
And Folio Sq. ft
Total Total Sq.ft Acreage Current
Acreage Amended Amended Designations
Requested Designations
8038 NE 2 AV
0131120020010
(split zoned with
T5-O and T6-8-O)
T5-O portion to
be amended
86,313
1.98
54,125.54
1.24
165 NE 80 TER
0131120110220
7,976.46
0.18
7,976.46
T5-O
And
Medium Density
Restricted
Commercial
0.18 T5-O
And
Medium Density
Restricted
Commercial
T6-8-O
And
Restricted Commercial
T6-8-O
And
Restricted Commercial
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 5 of 18
P U
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body wlll
renew the Information at the pubc hearing to render a
recommendation or a final decision.
CONDITIONS UNDER ZONING ORDINANCE 11000
Under the previous 11000 Zoning Code, the Property had a split zoning "0" Office on
western portion and "C-1" on the eastern portion. Both designations allowed 150 dwelling u
per acre and unlimited height, see Table No 3 for comparison of previous development criteria.
The Office zoning designation allowed structures used as permanent and transitory residential
facilities such as hotels and motels, general office uses, clinics and laboratories and limited
commercial activities incidental to principal uses, limited services and supporting facilities such
as auditoriums, libraries, convention facilities, places of worship, and primary and secondary
schools, and mixed residential -office uses. The development criteria allowed for 150 dwelling
units per acre with a minimum lot size of 20,000 square feet and a FAR of 1.72.
The C-1 designation was a commercial category which allowed structures used as any type of
residential facility except for rescue missions, any activity included in the office designation,
commercial marinas and living quarters on vessels with specific limitations, and mixed -use or
commercial activities which generally serve the daily retailing and service needs of the public,
typically requiring easy access by pedestrians and private automobiles. This designation is
generally located in areas directly served by arterial or collector roadways, or directly accessible
via mass transportation system. The development criteria allowed for 150 dwelling units per
acre with a minimum lot size of 5,000 square feet and a FAR of 1.72. Image 4 below shows a
comparison of the 11000 Code development criteria.
With the adoption of Miami 21 in 2010, the western portion of the Property zoned "0" Office was
rezoned to T5-0 resulting in a lower density of 65 dwelling units per acre. The eastern portion
of the Property zoned "C-1" Restricted Commercial, was rezoned to T6-8-0 which maintained
the density of 150 dwelling units per acre.
The existing Transect boundary between the T5-0 and T6-8-0 follows the original 11000
Zoning designation. According to the Applicant's letter of intent (LOI)dated September 24,
2020, "the Applicant intends to redevelop the site to provide commercial uses together with
multifamily housing at multiple income levels." The Applicant did not proffer a covenant as part
of the application.
PZ-20-6066
11/05/20
44,
' V! Ew CO'
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 6 of 18
Image 4: Comparison of Zoning Designation from 11000 Code to Miami 21
EXCERPT OF ZONING ATLAS FOR ZONING
CODE 11000*
EXCERPT OF ZONING ATL
MIAMI 21*
LL.
7
:FR
f'.
This submittal needs to be achedu led fora public hearing
1 In accordance with timelines set forth in the City of
In
Code. The applies de decision -malting bodywill
renew the information at the punt hearing to render a
recommendation or a final decision.
PZ-20-6066
11/05/20
NE
11
*This atlas shows the entire Property. Hence, this Property is shown to be 2.165 acres while this
application seeks only to rezone 1.42 acres of Property.
Table No. 3: Comparison of Development Capacity of the Project under 11000 Zoning
Code
Development Capacity of Subject Property 11000 Zoning Ordinance
Zoning: Office
Zoning: C-1 Restricted Commercial
Terms of
Development
Capacity
Quantity
Unit
Terms of
Development
Capacity Quantity Unit
Lot Area
Lot Coverage
FAR
Density
Height
20,000
0.40
1.72
150
unlimited
sf
du/ac max
Lot Area 5,000 sf
Lot Coverage 0.40
FAR 1.72
Density 150 du/ac max
Height unlimited
PROPERTY UNDER MIAMI 21
When Miami 21 was adopted, the zoning for the Property changed from Office to T5-O and C-1 to
T6-8-O following the previous transect lines. The T5-O designation has a minimum lot area
requirement of 5,000 sf and allows height of 5-stories. Lot coverage is 80 percent of the net lot
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 7 of 18
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PU81.
area. Density is 65 dwelling units per acre. The T6-8-O designation has a minimum I
requirement of 5,000 sf and allows height of 8-stories by right, with the ability to cons
bonus stories by utilizing the City's Public Benefits program stories abutting all Trans
except T3 and CS. Lot coverage is generally 80 percent of the net lot area,. Density is
units per acre. The Floor Lot Ratio (FLR) is 5 with ability of 25-percdnt additional throug
of public benefits. The Table No. 4, (below) summarizes the development capacity outline
21
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating betty will
renew the information at the pubc hearing to render a
recommendation or a final decision.
PZ-20-6066
11/05/20
• fiR
E
Table No. 4: Comparison of Development Capacity of Subject Project under Miami 21
<te
IEWCO
Development Capacity of Subject Property Zoning under Miami 21 Zoning Ordinance
Zoning: T5-O
Zoning: T6-8-0
Terms of Development
Capacity
Quantity
Unit
Terms of
Development
Capacity
Quantity
Unit
Lot Area
Lot Coverage
FLR
Density
Height
5,000
80%max
N/A
65
5 stories
sf
du/ac max
Lot Area
Lot Coverage
FLR
Density
Height
5,000
80%max
5/25%
150
8 stories
sf
du/ac max
A comparison of the land development regulations shown in the tables suggest that the previous
adopted development standards were somewhat liberal regarding the density and height.
E. DEMOGRAPHICS
The Property is located within Census Block Group 120860014021. According to the American
Community Survey (ACS), 5-year estimates (2014-2018), the median household income for the
block group is $28,214 which is 77 percent lower than the median household income for the City of
Miami ($36,638) and 57 percent lower than the median household income for Miami -Dade County
$48,982. Approximately 37 percent of the population living in this Census Block Group live below
the poverty line. Most of the residents in this Census Block Group also rent the homes in which they
live (84.92%). The median gross rent is $883. Table 5 summarizes this Census Block Group
information.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 8 of 18
i awe No. 3: ummary or l.ensus uaia Tor Juojeci InIOCK croup:-izucsODU ".... 1 I..
mia aubmidan neaes to be echeauii
ame<ires fa
accordance vet pert
M ami Code.ihe appllcade tlecision
Collected Census Data e.neo coati°natthepab°
elation or a final
Topic
Data' �+ PZ-20-606
Population
2,849 9�. 11/05/20
Number of Households
842 R1
VtEW
Number of Housing Units
964
Median Household Income
$28,214 (City of Miami: $36,638)
Percent of Families under the Poverty Line
36.93% (City of Miami: 20.18%)
Percent of Households that rent
84.92% (City of Miami: 70.25%)
Median Rent
$883
Unemployment Rate
22.98% (City of Miami 6.99%)
Table 5- Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American
Community Survey was compiled for this report
F. e.
The Rezoning, as proposed, has been analyzed for conformance with the Miami
Comprehensive Neighborhood Plan, and Article 7, Section 7.1.2.8 of Ordinance 13114 (the
"Miami 21 Code"), as amended.
APPLICABILITY
In accordance with Article 7, Section 7.1.2.8.a.3 of Miami 21, the zoning designation of a
property may be changed to the next successional Transect if the change consists of the
extension of an abutting transect boundary. The Property, which is split zoned T5-O and T6-8-
0, directly abuts a T6-8-O Transect Zone to the east. As such, the requested change represents
the extension of the existing T6-8-O Transect boundary to the east along NE 2 Avenue, meeting
one of three ways to comply with the minimum requirement to request a change to the Zoning
Atlas.
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN
Per the Correspondence Table - Zoning and Comprehensive Plan of the adopted Future Land
Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP), the requested
change of zoning from T5-O to T6-8-O does not correspond with the property's current future
land use (FLU) of Medium Density Restricted Commercial. As a result, the Applicant has
submitted a FLUM Amendment which would change the property's FLU to Restricted
Commercial (File ID No. PZ-20-5966 LU) which corresponds with the request of a Rezone to
T6-8-O Transect Zone. The image below depicts the existing future land use designation and
the proposed designation.
The parcel to the south of the Property has a split zone future land use designation of Medium
Density Restricted Commercial and Restricted Commercial, whereas the parcels to the west
have Medium Density Restricted Commercial, and the parcels east and north have Restricted
Commercial.
The Medium Density Restricted Commercial and Restricted Commercial designation is intended
to allow general office use, clinics and laboratories, auditoriums, libraries, convention facilities,
places of worship, primary and secondary schools, and commercial activities that generally
serve the daily retailing and service needs of the public. However, the Medium Density
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Av)
Page 9 of 18
r a public hearing
ih in the City of
-rnaning bcdYwill
ering to render
eution
Restricted Commercial allows 65 dwelling units per acre, whereas the Restricted
allows 150 dwelling units per acre.
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance w10 timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubc hearing to render a
recommendation or a final decision.
PZ-20-6066
1 I/VO/LV
Image 3: Existing and Proposed Future Land Use Designations �A
*tie,
EW C°
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S'9MFamly.
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Existing Future Land Use Map
Proposed Future Land Use Map
Table No. 6: Existing Neighborhood Characteristics_
Zoning Future Land Use Designation
Subject Property: T5-O/ T6-8-O "Urban Center Med. D. Res.Com (65 du/a) / Restricted
Transect Zone- Open / Urban Core Transect Commercial (150 du/ac)
Zone — Open" (65 du/ac /150 du/ac)
North: T6-8-O "Urban Core Transect Zone — Restricted Commercial (150 du/ac)
Open" (150 du/ac)
East: T6-8-O "Urban Core Transect Zone — Restricted Commercial (150 du/ac)
Open" (150 du/ac)
South: T5-O/ T6-8-O "Urban Center Transect
Zone- Open / Urban Core Transect Zone —
Open" (65 du/ac /150 du/ac)
Med. D. Res.Com (65 du/a) / Restricted
Commercial (150 du/ac)
West: T5-O "Urban Center Transect Zone — Med. D. Res.Com (65 du/a)
Open" (65 du/ac)
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 10 of 18
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MIAMI 21 CODE
The Property consists of two parcels that have the Zoning designation of "T5-O
Transect Zone- Open on the western portion and "T6-8-O" Urban Core Transect
on the eastern portion. Supported uses under these zoning designations include a
residential, lodging, office, commercial, civic, civic support, and educational as shown
Article 4, Table 3 of Miami 21 by Right, Warrant, and Exception as outlined in Article 7 of
Miami 21.
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating bodywill
renew the information at the pubc hearing to render a
recommendation or a final decision.
PZ-20-6066
11/05/20
jz4��
REVI EW CO '
As stated above, the parcel to the south of the Property has a split zoning of T5-O and T6-8-
0 and the west abutting parcel has a T5-O zoning designation. The parcels to the north and
east of the Property are zoned T6-8-O as well as the parcels to the east of NE 2nd Avenue
(see Image 2, page 5).
The proposed zoning change would unify the Property to a single Transect Zone designation
of T6-8-O and allow the Property to be developed to the same development capacity as the
eastern portion of the site. Also, the zoning change will be continuous with the existing
development pattern to the west which allowed a higher density and more bulk and
dimensional standards under the 11000 Code (see comparison Table No. 3 page 6).
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 11 of 18
Table No. 7: Zoning Comparison
Transect Development Standards Development Standards ""Th"`
thenxo m nn
tlM
Existing Zoning: T5-O
Proposed Zoni cl+ PZ-2
BUILDING DISPOSITION
11i
Lot Area
5,000 s.f. min/ 40,000 s.f.
Max
5,000 safe min/ 40,000 �fV�
max
Lot Coverage
80%
80%
Frontage at front setback
70% min.
70% min.
FLR
N/A
5 / 25% additional Public
Benefit
Density
65 du/ ac max.
150 du/ ac max.
SETBACKS
Principal Front
10 ft. min.
10 ft. min.; 20 ft. min. above
8th Story
Secondary Front
10 ft. min.
10 ft. min.; 20 ft. min. above
8th Story
Side
0 ft. min
0 ft. min.; 30 ft. min. above
8th Story
Rear
0 ft. min
0 ft. min.; 30 ft. min. above
8th Story
HEIGHT
Minimum
2 Stories
2 Stories
Maximum
5 stories
8 stories
Maximum Benefit Height
1 Story Abutting D1
4 Stories Abutting all
Transects Zones except T3
GREEN/OPEN SPACE
Green/Open Space Min.
10% Lot Area min.
10% Lot Area min.
NOTICE
This submittal needs to be scheduled fora public hearing
rehnee set forth in the City of
Ith decision-matingeannt rendody er
t the pane hearing to render e
on or a Wool decision.
0-6066
5/20
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 12 of 18
4
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Image 4: Uses Comparison Chart
(Excerpt: Article 4, Table 3 Building Function: Uses; Miami 21)
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubc hearing to render s
recommendation or a final decision.
44,
ReVI EW CO
PZ-20-6066
11/05/20
As shown in the excerpt, the proposed rezone from T5-O to T6-8-O would primarily increase the
density while allowing the same uses with the exception of Amusement Ride and Regional Activity
Centers, which are allowed by Exception in T6-8-O.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 13 of 18
PU81.
CRITERIA FOR REZONING
Miami 21: Article 7, Section 7.1.2.8 - Amendments to Miami 21 Code
In accordance with Article 7, Section 7.1.2.8.a, a change may be made to a transect zon
manner which maintains the goals of Miami 21. The recommendations of the Planning, Zoning
and Appeals Board shall show that the board has considered and studied the application in regard
to the following criteria:
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the information at the pubc hearing to render a
recommendation or a final decision.
Criteria 1
PZ-20-6066
11/05/20 <N
R'Vg EW
Article 7, Section 7.1.2.8.f.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
Land Use Policy LU-1.1.7 seeks to establish land development regulations and
policies that "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."
The requested change from T5-O to T6-8-O is consistent with this policy as it seeks
to help advance the ongoing revitalization along the NE 2 Avenue corridor. In 2016,
capital improvements were completed on NE 2 Avenue. The corridor was repaved to
include the following upgrades: ADA-compliant crossings, narrow sidewalks, lamps,
and bike lanes, see image 1 on page 4. This transit corridor which is classified as a
County collector primarily consist of commercial, retail, office, and other similar uses.
Generally, the existing zoning designation along this corridor zoned T6-8-O allows for
more development capacity for mixed -use, residential, and non-residential uses.
Moreover, as illustrated on the existing zoning shown on page 1, the T6-8-O Transect
Zone along NE 2 Avenue serves as a buffer to the T5-O Transect Zone to the West
which primarily consists of high -density residential uses.
Although the existing and proposed transect zone permits the same uses by Right,
Warrant, or Exception (with the exception of Amusement Ride and Regional Activity
Centers), the proposed transect zone of T6-8 permits additional development
capacity , height, and density, which will help reinforce the redevelop efforts along the
corridor and create an environment that will improve the public realm.
The unification of the Property with the T6-8 Transect Zone would allow cohesive
development standards across the site which may better serve the surrounding
neighborhood with an influx of new housing or Uses. Given the opportunity to rezone
the Property, it would be consistent with the development capacity to the west and
east. Under the 11000 Zoning Code, this property had a split zone of Office and C-1
which permitted 150 dwelling units per acre. To complete the development on this
block, this site would be consistent with the existing development pattern and
surrounding context.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 14 of 18
10
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Furthermore, Goal HO-2 seeks to "achieve a livable city center w
housing types for persons of all income levels in a walkable, mix
environment".
4
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a.
This property is located within the Opportunity Zone, which is inten
development in economically distressed areas.
:."osa�
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance with Idmelines set forth in the Oty of
Miami Code. The apptiw tie decision -malting body wilt
renew the information at the public hearing to render a
recommendation or a final decision.
44,
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PZ-20-6066
11/05/20
According, to the American Community Survey (ACS), 5-year estimates (2014-2018),
the median household income for the block group is $28,214 which is 77 percent
lower than the median household income for the City of Miami ($36,638) and 57
percent lower than the median household income for Miami -Dade County $48,982.
Approximately 37 percent of the population living in this Census Block Group live
below the poverty line. Most of the residents in this Census Block Group also rent the
homes in which they live (84.92%). Also, the unemployment rate is 22.98% which is
three times more than the City, see table 5, page 9.
Thus, this Rezone from T5-0 to T6-8-0 may provide a catalyst for additional
residential units to be developed, as well as, provide an opportunity for economic
development with the ability to create jobs, possibly creating a mixed -use
neighborhood with a full range of residential, office, live/work spaces, and
neighborhood retail.
Finding
Criteria 1
In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the requested
change in zoning is consistent.
Criteria 2
Article 7, Section 7.1.2.8.f.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 In recent years, development and redevelopment has occurred in primarily the T6-
for Criteria 8-0 zoned areas largely due to the development rights. Currently, the abutting
2 property owner to the southeast has interest in amending the zoning designation
from a similar split zoned situation to a site that is totally T6-8-0 Transect Zone (plan
ID PZ-20-6057).
There is an increased demand for mixed -use development projects in the area. As
seen to the south of this Property, across NE 80th Terrace, the previous use was
office, and it is currently undergoing remodeling to change the program to a mixed -
use building with residential and retail tenant spaces. The demand for an
agglomeration of uses in a single building has outpaced the need for single uses.
Thus, there is a growing trend to have more buildable area for mixed -use projects
with residential, commercial, and office which can better serve the surrounding
neighborhood.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 15 of 18
P U
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a.
The proposed zoning amendment to T6-8-O is consistent and
mixed -use development trends and patterns of the nearby
expansion; receiving advantages of the existing infrastruc
(roadway network, utilities, county schools, libraries, fire, and pu
NOTICE
This submittal needs to be achedu lee fora pu Mc hearing
in accordance wM timelines set forth In the Oty of
Mlami Code. The applica dpelslon-making body will
renew the information at the public hearing to render a
recommendat on or a final decision.
Staff is concerned that the increase in vehicle trips from t
PZ-20-6066
11/05/20
yrEW
0�Q
redevelopment would create an adverse impact on NE 2nd Ave. and NE 82nd St.
intersection and add heavy traffic volume to the already congested NE 2nd Avenue
corridor. As stated in the transportation memorandum, at the time of redevelopment,
a traffic study will be required. The traffic study should include traffic mitigation if
significant impacts to operating levels of service are identified. Onsite circulation is
key to the success of the development, and pedestrian accessibility within the site
to reduce conflicts between vehicles and pedestrians. Although traffic may be
increased; any development proposal would need to ensure that impacts to
roadways are mitigated to an acceptable standard.
As requested, the amendment to the Zoning Atlas from T5-O to T6-80 is appropriate
for this area.
Finding
Criteria 2
In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the
requested change in zoning is consistent.
Criteria 3
Article 7, Section 7.1.2.8.f.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
Criteria 3
The requested change of zoning from "T5-O Urban Center Transect Zone -Open" to
"T6-8-O Urban Core Transect Zone -Open" constitutes a successional rezone to the
next higher Transect Zone, as depicted in the referenced table for successional zoning
changes of Miami 21 Code, Sec. 7.1.2.8 (a)(3). The Property is part of the parcels
designated T6-8-O that provides a buffer and transition to the western properties
designated T5-O from the potential impact of the intensity of the NE 2 Avenue corridor.
The existing zoning pattern of T5-O currently abuts T6-8-O allowing for a buffer of
higher and lower intensities. Although, introducing the T6-8-O can possibly create
encroachment and trends of increased height and density in this area, this area has
existed with similar development pattern of higher residential uses and non- residential
uses, especially along NE 2nd Avenue which serves as a collector road. Thus, allowing
a higher intensity to transect would be consistent and compatible with the existing
development pattern.
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 16 of 18
Finding Pursuant to Article 7, Section 7.1.2.8.a of Miami 21 Code, the
Criteria 3 consistent with the Miami 21 Code.
G. CONCLUSION
This aubmNal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code.The applied de decision -making bcdywill
review the intonnadon at the pabtie hearing to render a
recommendation or a final decid on.
This Applicant seeks to amend the designation of 1.42 acres from "T5-O" Urban Center- Ope
to "T6-8-O" Urban Core- Open. Both designations allow intense uses. However, the T6-8-O
Transect Zone allows a significantly higher density in its residential uses and increase height.
The Goals, Objectives, and Policies of the MCNP generally incentivize development in
neighborhoods within the Opportunity Zone and near transit. The Planning Department
recommends Approval of the Miami 21 Atlas amendment (rezone) based upon the facts and
findings in this staff report.
Digitally signed by Ellis,
Ellis, Jacqueline Jacqueline
Date: 2020.11.03 18:50:39-05'00'
Jacc(deline Ellis
Chief, Land Development
Attachment:
Attachment 1: Legal Description
Staff Analysis ePlan ID PZ-20-6066 (8038 NE 2 Ay)
Page 17 of 18
PURL/
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4
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the information al the pubc hearing to render a
recommendation or a final decision.
44,
R4-VI EW CO'
PZ-20-6066
11/05/20
Staff Analysis Report No. PZ-20-6066_8038 NE 2nd Ave — Page 18
P U
Exhibit A - Legal Description
Parcel 1:
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Tract "A" of "DOBBS BUSINESS CENTER" according to the plat th
recorded in Plat Book 53, Page 73, of the Public Records of Miami -Dade Coun
Florida, Less and except the following:
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information at the pubc hearing to render s
recommendation or a final decision.
Begin at the SE corner of Tract "A"; thence run Northerly along the most Easterly
boundary of said Tract "A" (being also the West Right -of -Way boundary of
Northeast 2nd Avenue, as shown on said Plat entitled "DOBBS BUSINESS
CENTER") a distance of 60 feet to a point; thence run Westerly along a line parallel
to the most Southerly boundary of said Tract "A" a distance of 172 feet to a point;
thence run Southerly along a line parallel to said most Easterly boundary of said
Tract "A" a distance of 111.60 feet to a point of intersection with most Southerly
boundary of said Tract "A"; thence run Easterly along the last described line being
also along the North Right -of -Way boundary of Northeast 80th Terrace as shown
on said Plat entitled "DOBBS BUSINESS CENTER" a distance of 50 feet to a
point; thence run Northerly along a line that is an Easterly boundary of said Tract
"A" a distance of 51.60 feet to a point; thence run Easterly along a line that is a
Southerly boundary of said Tract "A" a distance of 122 feet to the Point of
Beginning.
- ALSO-
Tract "B" of DOBBS BUSINESS CENTER", according to the plat thereof recorded
in Plat Book 53, Page 73 of the Public Records of Miami -Dade County, Florida.
- ALSO-
All of Lots 1, 2, 3, 4 and 6, Block 7, of "ROYAL PALM GARDENS", according
to the plat thereof recorded in Plat Book 7, Page 71, of the Public Records of Miami -
Dade County, Florida, Less and excepting therefrom that certain Strip of land
variable width along the North boundary of said Lots 1, 4, and 6 as shown on Right -
of -Way Map for Northeast 82nd Street as recorded in Plat Book 71, Page 66, of the
Public Records of Miami -Dade County, Florida.
Commonly known as 8038 NE 2 Avenue and identified for tax purposes by folio
number 01-3112-002-0010.
Together with Parcel 2:
Lot 2 in Block 9, of LITTLE IRVER GARDENS, according to the Plat thereof, as
recorded in Plat Book 6, Page 8, of the Public Records of Miami -Dade County,
Florida.
Commonly known as 165 NE 80 Terrace and identified for tax purposes by folio
number 01-3112-011-0220.
44,
ReVI EW CO -
PZ-20-6066
11/05/20
GRAPHIC SCALE
SKETCH OF FUTURE LAND USE AND ZONING MAP b
"NOT A SURVEY"
8038 NE 2ND AVENUE, MIAMI, FL 33138
LOT 5, BLOCK 9
SET S., IRON
ROD AND CAR
WOO 451E ]6.96
PARCEL 1
e5 BI999
82nd STREET
PAGE AVENUE, B PG 71,
ASPHALT ROAN,'
569° 07 0T'W 277.56'
�III
LOTLWE
PARCEL 1
PARCEL 1
LOT 1.BLOCK
LOT A. BLOCK V' II. PARCEL 1
itLOT 2. BLOCK
P B.7. PG71 PB. W, PG73 PB 7, PG71
LOT, BLOCK ]
PB.7.PG I1
LOTuuE
—HOT LINE
ZONING' T5-0! MEDIUM DENSITY
RESTRICTED
62,102s SO. FT.
1=
Ilz
GROSS LAND AREA
94289 48 SQUARE FEET
PARCEL 1
TRACT 'A'
ZONING. T6-8-0! RESTRICTED
COMMERCIAL
32,187* SQ.FT.
SIN /L, BOUNDPRY
B1n
N45108' 47''
16.28'
S00101 19 W 113.60'
N89154' 53'E
N89° 54' S3"E 191 8
HSPHAL7 ROADWAY
NE 80th TERRACE
S89154'53'5V 17200
MOST 2
EASTERLY
BOUNDARY OF IIPLATTED I
LSOUTHERLY PF1'7T
I \EASTERLY
of TBr.cT
NORTH NE aath ol�oF
es aB AY e�0B'�
',EST RIGHT OF
LESS AND EXCEP7
eem„lu PcnNOT INCLUDED)
s�—uez�an. Euue
MOST SOUTHERLY
BOUNDARY OF TRACT A
VoTER
LEGAL DESCRIPTION
FLORIDA. LESS AND EXCEPT THE FOLLOWING,
EASTERLY BOUNDARY OF SAID TRACT ,-
BE
SHOWN ON BUSINESS PLAT ENTITLED .DOBBS
CENTER,
A DISTANCE O7 60 FEET
BOUNDARY OF SAID TRACT ," A DISTANCE OF
INTERSECTION WITH MOST SOUTHERLY
BOUNDARY OF SAID TRACT ," THENCE RUN
THAT IS A SOUTHERLY BOUNDARY OF SAID
ALSO TRACT OF ',DOBBS BUSNESS
PUBLIC RECORDS OF MIAMI-DADE COUNTY
FLORIDA
EXCEPTING THEREFRUM THAT CERTAIN STRIP OF
SHOWN ON RIGHT-OF-WAY MAP FOR
RECORDS OF MIAMI-DADE COUNTY. FLORIDA.
THEREON
AS RECORDED IN PLAT BOON 6. PAGE B. OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNT',
ITEM
PERIIITTED USE
LOT PHA (SOFT)
MINIMUM LO1 DEPTH
MINIMUM LOT 'MD,
MAN BUILDING COVERAGE
HP, BUILDING HEIGHT
MINIMUM 4TEIKNS
BO
I STORIES
PRINCIPAL FRONT
SIDE
REAR
THE SKETCH SHOWN HEREON IS
'NOT ASURVEY"
SHOWN FIEREON=AMEXIIWON THE GliVOF
NOLEN, DESCRIPTIONHAS BEEN PRONE. FOR THESE
PAGE 9 OF 9
AERIAL
EPLAN ID: PZ-20-6066
REZONE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating bodywill
renew the information at the pubc hearing to render a
recommendation or a final decision.
PZ-20-6066
11/05/20
NE 821rDLTER
ADDRESSES: 8038 NE 2 AV & 165 NE 80 TER
0
125
250
500 Feet
MIAMI 21 (EXISTING)
EPLAN ID: PZ-20-6066
REZONE
w
NE 82ND TER
:NE=1STPL
NE 82ND ST
T5-O
NE•80TH-TER
T cs
--N E-79TH.ST
II 1
This submittal needs to be schedu led for a public hearing
In accordance wiHr hmellnee set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-20-6066
11/05/20
T3I L
U
0
z
CV
w
Z
NE 80TH TER
6-8-0
ADDRESSES: 8038 NE 2 AV & 165 NE 80 TER
0 125 250 500 Feet
M IAM 121 (PROPOSED)
EPLAN ID: PZ-20-6066
REZONE
w
NE 82ND TER
:NE=1STPL
NE 82ND ST
ThIs submittal needs to be scheduled for a public hearing
In accordance wiHr hmellnee set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-20-6066
11/05/20
T3I L
0
z
N
w
z
NE 82NDTER,�
T5-O
T6-8-O
NE•80TH-TER-
NE 2ND AVE
T cs
--N E-79TH.ST
II 1
NE•82ND ST
T4-L
NE 80TH TER
6-8-0
ADDRESSES: 8038 NE 2 AV & 165 NE 80 TER
0 125 250 500 Feet
PLANNING DEPARTMENT
Project Fact Sheet
This document is used to provide a summary for Planning Department related proj
PROJECT INFORMATION
Project Name: Rezone from T5-O to T6-8-O
Project Address: 8038 NE 2nd Avenue
165 NE 80 Terrace Miami, Florida 33138
APPLICANT INFORMATION
Company Name: Qualcon Little River Active Zone Bi
Primary Contact: Edward Martos,Esquire
Email: emartos@wsh-law.com
Secondary Contact:
Email:
Addresses: 8038 NE 2nd Avenue and 165 NE 80
Terrace Miami, Florida 33138
Folio Numbers: 0131120020010 and
0131120110220
Lead Staff: Hellena Lahens
Principal Division: Land Development
Email: hlahens@miamigov.com
NOTICE
This submittal needs to be scheduled for a public hearing
In accordance with timelines set forth in the City of
Miami Ccde.The appticd de decision -making body null
renew the information at the public hearing to render a
recommendation or a final decid on.
PZ-20-6066
11/05/20
PROJECT DESCRIPTION
Rezoning from T5-O to T6-8-O to unify the Property's
split zoning designations and to redevelop the Property
to provide commercial uses with multifamily housing at
various income levels.
Webs Link(s):
BOARD REQUIREMENTS
n HEPB
n PZAB
n UDRB
n WDRC
n City Commission
n AIPP
GRAPHIC(S)
AERIAL
EPIAN I6 PZ-20-6066
REZONE
ADDRESS.. W.I. &IBS NEK TER
AERIAL
Transect Zone(s): T5-O
Commissioner District(s): D-5
NET Office(s): Little Haiti NET
I
Department Director: Francisco Garcia
Revision Date: 1/15/2020