HomeMy WebLinkAboutStaff Analysis and MapsCity of Miami
Planning Department
STAFF ANALYSI
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report
No.
PZ-21-10160
Location
601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6 ST; 4251 NW 6
ST; and 600 NW 42 AV
Area
76,343 SF (1.75 ac)
Commission District
D1 — Commissioner Diaz de la Portilla
Department of Human
Service Neighborhood
Service Center
Flagami
Existing FLU
Designation
Low Density Restricted Commercial
Proposed FLU
Designation
Medium Density Restricted Commercial
Applicant
Le Jeune Palms, LLC
James.williams@hklaw.com
Applicant
Representative
James R. Williams Jr., Esq.
James.williams@hklaw.com
Planner
Kathryn Angleton, AICP, Planner II
Recommendation
Denial
ThlssubmMal needs. be scheduled for s putllc heannq
in accordance with a manes set forth F. the City of
Miami Cade. The applicable dsision-making body WU.
review the infonnaaon at the W bac nearing to tender a
recnmmendad on or a enal decision.
PZ-21-10160
07/30/21
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Le Jeune Palms, LLC
("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the
MCNP to change the designation of the property located generally 601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6
STI 4251 NW 6 ST; and 600 NW 42 AV, Miami, FL ("the Property") from "Low Density Restricted Commercial"
to "Medium Density Restricted Commercial." The proposed amendment contains approximately 1.75 acres.
Small-scale comprehensive plan amendments are those that involve less than 10 acres of property and are
subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item
(PZ-21-10180). The companion application seeks to change the Property's zoning designation from T4-L (General
Urban Transect Zone — Limited) to T5-L (Urban Center Transect Zone — Limited). The companion item
(PZ-21-10180) includes the same properties as this application. The Property is legally described in the attached
Exhibit A. The table below summarizes the request. The table below summarizes the proposed changes.
Summary of the Existing and Proposed FLU Designations and Zoning Designations
Page 1 of 13
0
Folio
Address
FLUM Designation
M21 ■
a
t, xrstirx
E'r opusr°ct
E xtsti nil
NC
1
0141050310140
601 NW 43 AV
Low Dens
Rest.
Cornrnercial
Med. Dens.
Rest
Commercial
T4-L
rnis sunmmal neertc n
Miamie�eme�PF
reNewtlte InfOmlabc
recomme
�'*.9 0,
ivA
T -eel/
2
0141050310130
4255 NW 6 ST
Low Dens_
Rest.
Commercial
[vied. Dens.
Rest
Commercial
T4-L
3
0141050310120
4253 NW 5 ST
Low Dens_
Rest.
Commercial
Med_ Dens.
Rest.
Commercial
T4-:.
T5-L
4
0141050310110E
41251 NW Ei S I
Low Dens_
Rest,
Commercial
Med_ Dens.
Rest
Commercial
'14 •l
I
5
0141050310080
600 NW 42 AV
Low Dens_
Rest
Commercial
Med_ Dens.
Rest.
Commercial
I .1 '
I :.
NOTE: Only a portion of the property at 600 NW 42 AV is subject to this application.
TICE
be schemed fora pub. hearing
5mellnes set forth In the City of
lirstle bsision-making body.
at the pubnc decI g to render a
cation or a final
EecWon.
21-10160
/30/21
The Subject Property is an assemblage of five parcels between NW 6 ST and NW 7 ST fronting both NW 6 ST
and NW 43 Ave. The assemblage totals 1.75 acres of land. The Subject Property is located in the Flagami area
within Commission District 1. The Property is approximately 0.5 miles northeast of Kinloch Park and 0.2 miles
north of Kinloch Park Middle School and Kinloch Park Elementary School. The Property is served by Metrobus
Routes 7, 42, and 238 as well as Miami Trolley's Flagami Route. The Subject Property is less than one mile west
of Magic City Casino and less than three miles south of Miami International Airport.
Aerial Photo of Subject Site
Page 2 of 13
This submRtal needs to be scneduted fora pufUc hearing
in accordance w01 timelines set forth In the City of
Miami Code. The applicstle tleosion-makingb ly will
reeewme mformatlnn at the puboc Leafing to render a
recommendation or a final deddon.
PZ-21-10160
07/30/21
EXISTING FUTURE LAND USE DESIGNATION
All of the parcels included in the Subject Property have an existing FLU designation of Low Density Restricted
Commercial. The primary intent of this land use classification is to allow residential development up to 36
dwelling units per acre and commercial activities serving surrounding residential areas. Below is the MCNP's
definition of Low Density Restricted Commercial.
Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue
missions) to a maximum density equivalent to "Low Density Multifamily Residential" subject to the same
limiting conditions; transitory residential facilities such as hotels and motels. This category also allows
general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship,
and primary and secondary schools. Also allowed are commercial activities that generally serve the daily
retailing and service needs of the public, typically requiring easy access by personal auto, and often
located along arterial or collector roadways, which include: general retailing, personal and professional
services, real estate, banking and other financial services, restaurants, saloons and cafes, general
entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment
facilities and other commercial activities whose scale and land use impacts are similar in nature to those
uses described above. This category also includes commercial marinas and living quarters on vessels as
permissible.
The nonresidential portions of developments within areas designated as "Low Density Restricted
Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property.
PROPOSED FUTURE LAND USE DESIGNATION
The proposed designation of Medium Density Restricted Commercial allows the following:
Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue
missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the
same limiting conditions; transitory residential facilities such as hotels and motels. This category also
allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of
worship, and primary and secondary schools. Also allowed are commercial activities that generally serve
the daily retailing and service needs of the public, typically requiring easy access by personal auto, and
Page 3 of 13
often located along arterial or collector roadways, which include: general retailing, pe
professional services, real estate, banking and other financial services, restaurants,
general entertainment facilities, private clubs and recreation facilities, major sports a
entertainment facilities and other commercial activities whose scale and land use im
nature to those uses described above. This category also includes commercial marin
on vessels as permissible.
This subrnMal need, to be scheduled fora pufUc heerIng
in ,cord ante with timelines set forth In the Glty of
Miami Cood. The appllralle deelsion+na king body will
reSewthe lnforn,o on et the public hearIng to render a
recommendation or s final decid on.
The nonresidential portions of developments within areas designated as `Medium Density
Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject prope
PZ-21-10160
07/30/21
The map below show the existing and proposed future land use designations for the subject property.
Existing FLUM
Existing FLU: Low Dens. Rest. Com.
Proposed FLUM
Proposed FLU: Med. Dens. Rest. Com.
Y-
NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS
The Subject Property is located with US Census Tract 49.02, which is approximately 395 acres (or 0.62 square
miles) in size. The table below provides demographic and socioeconomic data points from the American Community
Survey (ACS) 2019 5-Year data product from the US Census Bureau.
Summary of Census Data for Subject Census Tract: 12086004902
Topic
Census Tract
72
City of
Miami
Population
6,935
454,279
Number of Households
2,275
176,777
Average Household Size
3.02
2.51
Number of Housing Units
2,659
208,046
Median Household Income
$36,285
$59,100*
Percent of People Under the Poverty
Line
34.3%
11.8%
Owner -Occupied Housing
31.3%
25.2%
Renter -Occupied Housing
54.2%
59.8%
Page 4 of 13
Vacant Housing
14.4%
15.0°
Median Gross Rent
Unemployment Rate
*City figure reflects Miami -Dade County AMI
$1,373
6.0%
6.0°
This submRtal needs to be scdedu lee fora pufUc hearing
in ccordanre vet timelines set forth In the City of
Miami Code. The applicstle tleosion-makingb ly will
reeewme mfrnmatlnn at the puboc nearing to render a
recommendation or a final decal on.
PZ-21-10160
07/30/21
Census Tract 49.02's population of 6,935 people live across 2,275 households with an average household size of
3.02; this is 120 percent of the citywide average household size of 2.51 indicating households in Census Tract
49.02 are noticeably larger than the rest of the City. The Median Household Income of Census Tract 49.02 is
$36,285, which is 61 percent of the Area Median Income (AMI), $59,100. However, since the average household
size is 3.02 people, Census Tract 49.02's Median Household Income of $36,285 for a household/family of three
qualifies for Very Low Income housing under Miami -Dade County's Income Limits. An income between 31 percent
and 50 percent qualifies for Very Low Income. Since income and poverty are correlated, it makes sense that there
is a higher concentration of people living under the poverty line in Census Tract 49.02 than citywide.
According to the 2019 ACS 5-Year Survey, the Median Gross Rent for Census Tract 49.02 is $1,373. Median
Gross Rent is monthly rent plus other monthly expenses that may not be included in rent, such as utilities or
water. The Median Gross Rent translates to approximately $16,476 annually, which is 45 percent of the Median
Household Income. Median Household Income is a pre-tax figure, meaning the percent of income that goes to
rent is higher than 45 percent after taxes, which means the Median Household in Census Tract 49.02 is highly
rent burdened. The US Department of Housing and Urban Development defines rent (or cost) burden as
households that spend at least 30 percent of their income on housing.
The tenure of housing in Census Tract 49.02 is similar to the rest of the City in that both geographies have more
renters than owners. However, over one-third of all housing units in Census Tract 49.02 are Owner -Occupied,
whereas just over one-fourth of all housing units in the entire City of Miami are Owner -Occupied. Nearly 60
percent of all housing units in the City of Miami are Renter -Occupied, whereas that number decreases to 54
percent for Census Tract 49.02. Despite these differences in Owner and Renter-Ouccpied tenure, both
geographies have nearly identical housing vacancy rates: 14.4 percent vacancy in Census Tract 49.02 and 15
percent vacancy citywide.
NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS
Existing Land Uses
Within a quarter -mile buffer of the Subject Property, there are approximately 1,380 addresses totaling 183 acres of
land. The table below shows the breakdown of existing land uses within the quarter -mile study area both by
number of addresses and acreage of the combined addresses. When looking at addresses (properties),
Commercial is the most prominent existing land use, accounting for over 36 percent of all properties. Single
Family is the second -most common existing land use comprising 21.8 percent of the study area's properties. Only
two properties have an existing land use of Mixed Uses — Residential, making this the least common.
While Commercial was the largest category by properties, it is the fourth -largest existing land use by land area.
When looking at acreage instead of number of properties, Single Family becomes the largest existing land use
consisting of 27 percent of the land in the quarter -mile study area. Overall, residential uses are, by far, the most
dominant in the study area. In fact, nearly 69 percent of the land in the quarter -mile study area has an existing
land use of a residential type: Single Family, Duplex, Multifamily: 10+ Units, Condominium, and Multifamily: 3-9
Units. There are 21 properties spanning 9 acres of Vacant Land, which is about five percent of all the land in the
study area. Existing land uses classified as Institutional comprise 14 acres, or just under 8 percent of all land in
the study area. The Institutional uses in the study area are the City of Miami's Fire Station 10 and Kinloch Middle
and Elementary Schools.
Page 5 of 13
Existing Land Use
Single Family
Duplex
Multifamily:10+ Units
Commercial
Institutional
Vacant Land
Industrial
Condominium
Parking Lot
Nlutifamily: 3-9 Units
Mixed Uses Residential
Total
Quarter-11le
Acres
49 27.0%
38 20_8%
30 16.2%
21 11.8%
14 7.9%
9 4.9%
7 3.9%
5 2 7%
4 2.4%
4 2.2%
0 0.3%
183 100%
Study Area
Addresses
301 21 8%
238 17.2%
28 2.0%
501 36.3° o
13 0_9%
21 1.5%
14 1.0%
229 16 6%
12 0.9%
21 1.5%
2 0.1 %
1,380 100%
This submRtel needs to be gereduM. for a public nearing
in moorhen. Wan 'matinee set forth In the COIN
Mane Code. The appllcade decision -making boat will
reelewthe Intonation at the public hearingrendera
recommendat on o r a n na I aecl a ans
PZ-21-10160
07/30/21
Future Land Use
Within the quarter -mile study area, there are eight different Future Land Use designations. The table below
displays the breakdown of FLU designations of the land within the study area. It is important to note that while the
study area is the same used for the Existing Land Use analysis, the acreage will vary since FLU includes ROW,
whereas ELU only covers individual parcels of land/addresses. The table below shows a comparison of the FLU
designations of the study area versus citywide.
FLU Designation
Duplex Residential
Single Family Residential
Restricted Commercial
General Commercial
Medium Density Multifamily Residential
Major PUBFAC
Low Density Restricted Commercial
High Density Multifamily Residential
Medium Density Restricted Commercial
Low Density Multifamily Residential
Public Parks Recreation
Conservation
Central Business District
Irxdustriai
Light Industrial
`n';�I
Study Area
Acreage
30 29
31.38
24 FiCi
17.41
14.38
4 46
2.48
1.58
0.00
0_00
0.00
0.00
0_00
0.00
0.00
132.64
o�a
27.4%
23.7%
186%
13.1 %
10.8%
34%
1.9%
1.2%
0.0%
D_D%
0.0%
0.0%
0_D%
0.0%
D_D%
100.0 -
Citywide
Acreage
3,994.88 17.7%
6,177.60 27.4%
3,790.22 16.8%
952.71 4.2%
1,440.54 6.4%
2,107 99 9.3%
146.50 0.6Wc
158.89 0_7%
900.56 4.0%
54.98 0.2%
1,320.35 5.9%
330.14 1.5%
199.22 0_9'a
459,67 2.0%
515.80 2.3%
22.560_05 1 0D_0%
The FLU designations of the quarter -mile study area are similar to citywide in that both geographies have the
same top three FLU designations: Duplex Residential, Single Family Residential, and Restricted Commercial.
While these three are the top for both, Duplex Residential is the most common FLU designation in the study area
whereas Single Family Residential is the most common FLU designation for the entire City of Miami. While both
the study area and the rest of the City have majority residential FLU designations, the study area has a higher
concentration of commercial than citywide. General Commercial and Restricted Commercial together account for
approximately 42 acres or 31.7 percent of all land in the study area. The same two categories comprise 21
percent of all land in the City of Miami.
The map on the next page shows existing land uses as colored dots overlaid on Future Land Uses. The majority
of parcels within the quarter -mile study area have existing land uses compatible with their respected Future Land
Use designations. The map supports the analysis from the previous two sections that the study area is largely
residential in nature, as seen with all the yellow, orange, and brown representing Single Family, Duplex, and
Medium Density Multifamily Residential respectively. The map helps contextualize geospatial distribution of land
uses and densities. The more intense and dense uses are located along NW 42 Avenue and NW 7 Street as well
as north of NW 7 Street. The map reveals that NW 7 Street acts as a natural barrier between more intense and
dense uses of the north and lower density residential to the south.
Page 6 of 13
FLUM Overlaid by Existing Land Uses
Subject Property
Ia ■ * ;
a..: 1/4 Mlle Study A ea
Existing Land Uses
Single Family
Duplex
Condominium - Res
ItIlut amil'y. 3-9 Units
• Mutldarmly 10-R Units FLU Designations Low pens Rest
• Mixed Uses • dies Sa1garrllly- FeesRestricted Com
i Commercial Duplex • Res - General Commercial
i 1nl7ustna7 Melt. Dees . OAF Res I Major PUBFAC
! tn5liteJtkonal i High Den5 kW Res
Parking Let
'wacanl Land
` NH'1 QTH ST
Dens.
1#
N 01,3Tlw ._,-
►^ •
rJ_ �h z,;H,_;
o
MF.Iieg i M
fir• • �' _ 'I
a
P •
pr=- a -
1I
two EIT . •T
! .NW xNOeTEN.. r r -
This subrritlal needs to be scheduled fora pub. nearing
In accordance wOl timelines set forth In the Gary of
Miami Code. The applir0O daimon -ma king bdy real
renewthe Infonnatlnn at the pub!c hearing to render a
rxommendatlon or a final decM on.
U 126 250 5o0 Feel a
i+ r I } 1 11#!
Rt+
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0 0`-
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0
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.�—. -
Xs.
Rest CaRnmer€ial
PZ-21-10160
07/30/21
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4r.'1Tr-e0
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Page 7 of 13
SITE VISIT
Planning staff conducted a site visit on July 14 17, 2021. Staff walked around the site during
observed moderate traffic on NW 42 Avenue heading north and heavy traffic going both eas
Street. The properties Abutting the Subject Property are mostly residential. Many cars were
units are occupied. The Subject Property is part of a larger assemblage that includes the prop
Subject Property to the north. These properties front NW 7 Street. These properties were also v
Subject Property. Very little pedestrian activity was observed despite the proximity to multiple retai
Bank Plaza is located directly across NW 7 Street and Central Shopping Plaza is located approximately 1. miles
east of the Subject Property fronting NW 7 Street. While sidewalks existed along NW 42 Avenue, NW 6 Street,
and NW 7 Street, the sidewalks were narrow and lacked adequate tree canopy to provide a comfortable
pedestrian experience.
0
Standing on NW 43 Ave south of NW 6 ST looking
northeast at NW 6th St. The Subject Property is on the
north side of NW 6 ST and is currently vacant land.
Abuttinto the south is a du ex.
Standing south of the Subject Property on the west side of
NW 43 Ave looking north. More occupied duplexes are
visible abutting the Property to the west. Ocean Bank can
be seen in the distance on NW 7 St.
The Subject Property is large and consists of several
vacant parcels of land enclosed by a chainlink fence with
overgrown vines. Traffic was observed on NW 43 Ave and
NW 7 St before 11am on a Wednesday morning.
TTIc submmal needs to be scheduled fora public hearing
in accordance with limellnesset forth In the City of
Mlaml Code. The appliwtle decision -making b dy . LI
renewtheirlormagon at the public hearing to render a
recommendation or a final decldon.
Standing on NW 43 Ave looking south. The Subject
Property is seen on the left with a fence covered in vines.
Duplexes abut the Property to the right across NW 43 Ave.
Cars parked indicate the duplexes are occupided.
Standing in front of the Subject Property on NW 6 ST
looking at occupied duplexes abutting to the south.
Standing on NW 7 St in front of the portion of the
assemblage not subject to rezone or FLUM amendment.
The Applicant owns the land seen on the right that is
fenced in. This portion of the assemblage is currently
zoned T6-8-O and has a FLU designation of Restricted
PZ-21-10160
07/30/21
Page 8 of 13
Commercial. Heavy traffic can be seen before 11:
a Wednesday morning on NW 7 St.
Concurrency Analysis
The Planning Department tested levels of service as required for this application. The Levels
testing is based on a potential increase in population by 112 residents from 140 people under
Restricted Commercial to potentially 252 people under Medium Density Restricted Commercia
Schools
On June 17, 2021, Miami -Dade County Public Schools (MDCPS) submitted its findings that it had tested the
proposed change of land use and zoning and found that the school system has sufficient capacity to serve the
application.
This submRtal needs to be scneduted fora pufUc hearing
in accordance vet timelines set forth In the city of
Miami Code. The applirstle tlelsion-makingb ly will
reeewme Informann at the puboc nearing to render a
rxpmendat on or a final decidon.
PZ-21-10160
07/30/21
Recreation and Open Space
The MCNP requires a 10-minute %-mile barrier -free walk to a park entrance to meet public Levels of Service
(LOS). The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that
with the potential increase in population, it meets LOS standards.
Potable Water
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is
assumed to be approximately 3,866 gallons PCPD by residential uses; however, LOS standards do not take into
consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County
service.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement the City maintains
provides flexibility to address fluctuations in solid waste production.
Transportation
The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element.
In the July 2021 concurrency review for this application, the Office of Capital Improvements (OCI) acknowledged
that the difference in PM Peak Hour trips is estimated to be approximately 374. OCI's concurrency review also
determined the total increase in daily trips to be 5,432. According to Map TR-8 in Appendix TR-1 of the MCNP,
NW 42 Avenue (SR 953) is currently LOS E, and NW 7 Street between NW 42 Avenue and NW 43 Avenue has a
Vehicular LOS D. Based on the preliminary analysis, additional information is needed from the applicant to help
determine the impact of the proposed FLUM amendment. Additionally, the Subject Property impacts SR 953,
which is maintained by the Florida Department of Transportation (FDOT). Due to the impacts on SR 953,
coordination with FDOT is required.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP.
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
During their Preliminary Concurrency Analysis (Schools Planning Level
Review), MDCPS found that the extra population generated from the
Page 9 of 13
proposed increase in density from the application would be sufficiently
served by the existing elementary, middle, and high schools serving the
area.
Planning Department staff conducted LOS testing for Recreation and Open
Space and found that the Subject Property is within a 10-minute %-mile
barrier -free walk to a municipal park. The request passes this LOS.
OCI conducted Transportation Concurrency analysis and determined the
requested FLUM amendment would result in 5,432 additional daily trips and
374 new PM peak trips. OCI also noted the application would impact SR 953
(AKA NW 42 Avenue), which is maintained by FDOT. As a result,
coordination with FDOT is required. OCI reported more information was
needed to determine the full impact of the FLUM change.
Finding 1
Staff finds the request consistent with Policy LU-1.6.4.
Criteria 2
Goal HO-1: Increase the supply of safe, affordable and sanitary housing for
extremely low-, very low-, low-, and moderate -income households (in
accordance with the current standards and regulations of HUD and the State
of Florida) and the elderly by alleviating shortages of extremely low, very
low-, low-, and moderate -income housing, rehabilitating older homes,
maintaining, and revitalizing residential neighborhoods in order to mee the
needs of all income groups."
Analysis
2
The Applicant stated in their Letter of Intent that amending the FLU
designation from Low Density Restricted Commercial to Medium Density
Restricted Commercial "will enable and assist the redevelopment of
affordable and quality market -rate housing opportunities for all income
groups without displacing existing residents or affecting the existing
community." While the Applicant has made this claim, the Applicant has not
proffered a covenant to promise or restrict the land to any affordable housing
units.
In the sociodemographics section of this report, Planning Department staff
found the study area (Census Tract 49.02, which consists of the land
bounded by NW 47 Avenue to the west, NW 37 Avenue to the east, NW 7
Street to the north, and W Flagler Street to the south) to have a high
concentration of people under the poverty line (34.3 percent). The study
area's Median Household Income is 61 percent of the County AMI, however,
the Average Household Size of the study area is over three people. A family
of three with an income of $36,285 qualifies for Very -Low Income Housing
under Miami -Dade County's Income Limits for affordable housing. This
means a large segment of the study area's population cannot afford market -
rate housing, which have no price restrictions.
Without a covenant, there is no guarantee the land would be developed as
any price point of residential as commercial uses are also permitted under
the proposed Medium Density Restricted Commercial. There is no guarantee
amending the FLU designation of the Property would facilitate the
development of affordable housing.
Finding 2
Staff finds the request inconsistent with Goal HO-1.
Criteria 3
Policy CM-4.1.2: "Continue to direct population away from the Coastal High
Hazard Area, which is defined as the areas below the elevation of the
category 1 storm surge line, as established by a Sea, Lake and Overland
Surges from Hurricanes (SLOSH) computerized storm surge model as
depicted on the CHHA map in Appendix CM-1."
This submRtal needs to be scdedu led fora pufUc hearing
in ccordanre vet limellnes set forth In the City of
Miami Code. The applirstle tleosion-makingb ly will
reeewme mfrnmatlnn at the puboc Leafing to render a
recommendation or a final dedd on.
PZ-21-10160
07/30/21
Page 10 of 13
Analysis
3
The Subject Property is not located within the CHHA.
Finding 3
Staff finds the request consistent with Policy LU-1.6.4.
Criteria 4
Goal LU-1: "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."
Analysis
4
Finding 4
Currently, the Property has a FLU designation of Low Density Restricted
Commercial. This designation allows for a maximum residential density of 36
dwelling units per acre. General office use, clinics, laboratories, libraries,
places of worship, and schools are also allowed. Commercial activities
serving daily retailing needs of the public including but not limited to general
retailing, banking, restaurants, saloons, etc. are also permitted in this
designation.
The proposed FLU designation of Medium Density Restricted Commercial
increases the allowed residential density from 36 dwelling units per acre to
65 dwelling units per acre. The same commercial uses that are allowed in
Low Density Restricted Commercial are allowed in Medium Density
Restricted Commercial. The only difference between the two designations is
the change in density. This change in density applies not only to residential,
but also to transitory (lodging) uses as well. For example, under Low Density
Restricted Commercial and T4-L, lodging may not exceed 10 units, however,
under Medium Density Restricted Commercial and T5-L, lodging may exceed
25 units. While the proposed FLU designation and zoning transect would
allow for higher density multifamily development, it would also open the door
to large hotels. Since the Subject Property Abuts Duplex Residential to the
west and south, there is a potential to introduce uses of higher intensities
that incompatible with the existing residential neighborhood surrounding the
Property. The current FLU designation of Low Density Restricted
Commercial provides a more appropriate transitional buffer between the
Restricted Commercial to the north and the Duplex Residential to the west
and south. Changing the FLU designation to Medium Density Restricted
Commercial is seen as an encroachment of more intense and potentially
incompatible land uses into an established residential neighborhood.
Staff finds the request inconsistent with Goal LU-1.
This submRtal needs to be scdedu lee fora pufUc hearing
in ccordance vet limellnes set forth In the City of
Miami Code. The applicstle tleosion-makingb ly will
reeewme Infrnmatlnn at the puboc nearing to render a
recommendation or a final decld on.
PZ-21-10160
07/30/21
Page 11 of 13
Criteria 5
Goal TR-1: "Maintain an effective and cost efficient circulation network that
provides transportation for all persons while reducing both the dependency
on automobiles and overall roadway congestion."
Analysis 5
The Applicant cited Goal TR-1 as one of the goals, objectives, and policies
of the MCNP that support the request to change the FLUM. No explanation
was provided as to how the proposed FLUM amendment would support
Goal TR-1. The nature of the FLUM amendment does not include the
introduction of new transit facilities to aide in the maintenance of an effective
and cost efficient circulation network. The increased density that would be
permitted under Medium Density Restricted Commercial does, however,
allow for more residential units to be developed along a Transit Corridor that
is served by multiple Miami -Dade County Metrobus routes, which has the
potential to reduce automobile dependency. Overall, Goal TR-1 falls within
the jurisdiction of the City of Miami as the provider of transit, therefore, the
requested FLUM amendment does not support Goal TR-1 as it does not
relate to the maintenance of a circulation network.
Finding 5
Staff finds the request inconsistent with Goal TR-1.
This submRtal needs to be scneduted fora pufUc hearing
in accordance vet timelines set forth In the city of
Miami Code. The applicstle tleosion-makingb ly will
reeewme mfonnatlnn at the puboc Leafing to render a
recommendation or a final deddon.
PZ-21-10160
07/30/21
CONCLUSION
Based on Planning staff's analysis of the neighborhood context and the goals, objectives, and policies of the
MCNP, the request to amend the FLUM by changing the designation for the property located at 601 NW 43 AV;
4255 NW 6 ST; 4253 NW 6 ST; 4251 NW 6 ST; and 600 NW 42 AV ("the Property") from Low Density Restricted
Commercial to Medium Density Restricted Commercial is not justified. The Property is located on the south side of
NW 7 Street, which acts as a natural barrier between high density and intensity uses to the north and lower
density residential uses to the south. Amending the FLUM of the MCNP for the Property to Medium Density
Restricted Commercial would introduce higher densities and higher intensities of certain commercial uses
(lodging) further into an established residential neighborhood. This would result in an encroachment of potentially
incompatible land uses.
RECOMMENDATION
Based on the above background information, the Planning Department recommends denial of the request to
amend the designation on the FLUM from Low Density Restricted Commercial for to Medium Density Restricted
Commercial for the Property located generally at 601 NW 43 AV; 4255 NW 6 ST; 4253 NW 6 ST; 4251 NW 6 ST;
and 600 NW 42 AV, Miami, FL.
Attachments:
Exhibit A — Legal Description
Attachment 1 — Concurrency Analyses
Page 12 of 13
Sue Trone, AICP
Chief of Comprehensive Planning
This submRfal needs to Ix schedu.d fora puboc hearing
in ccoreanra vet timelines set forth In the City of
Miami Code. The applirs tie bsision-making body.
reNewme Information at the pui1uc eeadng to render a
recommendation or a Mal deddon.
PZ-21-10160
07/30/21
Page 13 of 13
aOlr/(o)0MLB #7282
limr LAND SURVEYORS, INC.
6175 NW 153rd STREET SUITE 321, MIAMI LAKES, FL. 33014
PHONE: 305-822-6062 ' FAX: 305-827-9669
EXHIBIT A
SKETCH & LEGAL DESCRIPTION
EXHIBIT "A"
LEGAL DESCRIPTION:
Lots 10, 11, 12, 13, and 14, in Block 1, of "GOLF COURSE
PARK", according to the Plat thereof, as recorded in Plat
Book 43, Page 3, of the Public Records of Miami —Dade
County, Florida.
Said described parcel of land containing:
60,735 square feet (1.39+/— acres)(NET)
76,343 square feet (1.75+/— acres)(GROSS)
PROPERTY ADDRESS:
600 NW 42 AVENUE, MIAMI, FLORIDA 33126
Folio# 01-4105-031-0080
4251 NW 6 STREET, MIAMI, FLORIDA 33126
Folio# 01-4105-031-0110
4253 NW 6 STREET, MIAMI, FLORIDA 33126
Folio# 01-4105-031-0120
4255 NW 6 STREET, MIAMI, FLORIDA 33126
Folio# 01-4105-031-0130
601 NW 43 AVENUE, MIAMI, FLORIDA 33126
Folio# 01-4105-031-0140
N.W. 7th. STREET
N.W. 6th. STREET
SCALE:
1" _
This submittal needs to be scheduled fora pobdc hearing
In accordance w10 timelines set forth in the City of
Mlaml Code. The applicade decision-makIng bodyw,IL
renew the Information al the public hearing to render a
recommendation or a final decision.
PZ-21-10160
07/30/21
0
LJ..
100' W
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0
II JZ
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w
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NOTE: This Sketch is NOT A BOUNDARY SURVEY.
SURVEYOR'S CERTIFICATE:
I HEREBY CERTIFY THAT: in the professional opinion of the undersigned Professional Surveyor and Mapper in the State of Florida,
the following Sketch and Legal Description meets the requirements of the Standards of Practice as set forth by the Florida
Board of Professional Surveyors and Mappers in Chapter 5J-17, Florida Administrative Code, pursuant to Section 472.027, Florida
Statutes. Copies of this Sketch and Legal Description are not valid without the signature and the original raised seal of a Florida
licensed surveyor and mapper. Jacob Digitally signed by
Jacob Gomis
Gomis Date:2021.02.18
13:50:47-05'00' Dated 02/18/21
JACOB GOMIS
Professional Surveyor & Mapper
State of Florida Reg. No. 6231
Page 1 of 1
ATTACHMENT 1
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
Project Dox Number:
Date:
PZ-21-10160
3-Jun-21
Applicant: Le June Palms, LLC
Address:
600 NW 42 Ave, 4251 NW 6 ST, 4253 NW 6 ST, 4255 NW 6 ST,
601 NW 43 Ave
Boundary Streets: North:
South:
NW 7 ST
NW 6 ST
East:
West
NW 42 Ave
NW 43 Ave
Existing Future Land Use Designation: Low Density Restricted Commercial
Residential Density: 1.39 acres @ 36 DU/acre DUs
Assumed Population I{}' Persons
Proposed Future Land Use Designation:
Residential Density 1.39 acres @
Assumed Population with Increase
Medium Density Restricted Commercial
DU/acre DUs
NEIGHBORHOOD INFORMATION
NET Area
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
Flagami
0112
Yes
N1
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
G �p PUBL.rp
Q.
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miaml Code. The applica decision-makIng body...AIL
renew the Information at the public hearing to render a
recommendation or a final decision.
PZ-21-10160
CONCURRENCY ANALYSIS �_ v-
Increase in Population:
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: YES
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 23,197
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WASD Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 323
Excess capacity before change 800
Excess capacity after change 477
Concurrency Test Result: OK
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: See Note
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
1
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NOTICE
The submittal needs to be scheduled fora public hearing
In accordance vn h timelines set forth in the City of
Miami Code. The applicable decision-makng body thll
renew the information at the public hearing to render a
recommendation or a final decison.
PZ-21-10160
08/02/21
44,
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Miami -Dade County Public Sa
sGy,
Superintendent of Schools
Alberto M. Cervalho
June 17, 2021
VIA ELECTRONIC MAIL
Mr. James Williams
Holland and Knight
701 Brickell Ave. unit 3300
Miami, FL 33131
iames.williams@hklaw.com
giving our studen
NOTICE
Thissubmittodalneetlsto be scheduled fora public hey aring
ccord nce wp timelines set forth inthe CiTyef
` Miami their Theapplica h decision -making rendera
1` rehew,neintom,aeonatrnepubnaL decioomreneera
recommendation or a final ded�on.
Miami -Da
Perla
Dr. Ste
Dr. Dorothy Be
PZ-21-10160
08/02/21
Christi Frage
Or Lobby Navarro
Dr. Marta Perez
Man Tere Rojas
Luisa Santos
RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS
PZ-20-10160- 601 NW 23 AVENUE
LOCATED AT 601 NW 43 AVENUE
PH0121060400270- FOLIO NO.: 0141050310140, 0141050310080, 0141050310110,
0141050310120, 0141050310130
Dear Applicant:
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -
Dade County, the above -referenced application was reviewed for compliance with Public School
Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency
Analysis (Schools Planning Level Review).
As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed
development would yield a maximum residential density of 40 residential units, which generates 9
students; 4 elementary, 2 middle and 3 senior high students. At this time, all levels have sufficient
capacity available to serve the application. However, a final determination of Public School
Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan
or functional equivalent, notwithstanding any additional information that may surface after further
departmental research. As such, this analysis does not constitute a Public School Concurrency
approval
Should you have any questions, please feel free to contact me at 305-995-4501.
Best r-• : r• s,
Ivan M. Rodriguez, R.A.
Director
Enclosure
L-383
11J
cc: Ms. Nathaly Simon
City of Miami
School Concurrency Master File
Planning, Design & Sustainability
Ms. Nathaly Simon, Eco-Sustainability Officer • 1450 N.E. 2nd Avenue • Suite 525 • Miami, FL 33132
305-995-7285.305-995-4760 (FAX) • nsimon 1 @dadeschools.net
Concurrency Management System (CMS)
Miami -Dade County Public Schools
,gyp PUBLIC
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance with timelines set forth in the City of
Miami Code. The applicat/e decision -making body Anil
renew the information at the public hearing to render
recommendation or a final deco on.
- ILL-LI-IuIou
08/02/21
Miami -Dade County Public Schools
Concurrenry Management System REVIEW C°
Preliminary Concurrency Analysis
MDCPS Application Number: PH0121060400270 Local Government (LG): Miami
Date Application Received: 6/4/2021 10:10:04 AM LG Application Number: PZ-21-10160
Type of Application: Public Hearing Sub Type: Land Use
Applicant's Name: PZ-20-10160/ 601 NW 43 Ave
Address/Location: 601 NW 43 Avenue Miami, Florida 33126
Master Folio Number: 0141050310140
Additional Folio Number(s): 0141050310080, 0141050310110, 0141050310120, 0141050310130,
PROPOSED # OF UNITS 40
SINGLE-FAMILY DETACHED UNITS: 0
SINGLE-FAMILY ATTACHED UNITS: 0
MULTIFAMILY UNITS: 40
CONCURRENCY SERVICE AREA SCHOOLS
CSA Facility Name Net Available Seats
Id Capacity Required
2781 KINLOCH PARK ELEMENTARY 170 4
Seats LOS Source Type
Taken Met
4 YES Current CSA
6331 KINLOCH PARK MIDDLE 608 2
2 YES Current CSA
7071 CORAL GABLES SENIOR -138 3
0 NO Current CSA
7071 CORAL GABLES SENIOR 0 3
0 NO Current CSA Five Year Plan
ADJACENT SERVICE AREA SCHOOLS
7721 SOUTH MIAMI SENIOR 571 3
3 YES Adjacent CSA
*An Imiact reduction of 30.55% included for charter and mainet schools Schools of Choke).
MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final termination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or
functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
Sue Trone, AICP
Chief, Community Planning
FROM: Collin Worth
Project Manager, Office of
Transportation Management
DATE:
FILE:
SUBJECT:
REFERENCES:
ENCLOSURES:
July 7, 2021
PZ-21-10160
Transportation Concurrency
Analysis
PZAB File ID 21-10160
This submittal needs to be scheduled fora public hewing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica tie decision -making bodywal
review the Information at the public hearing to render a
recommendation or a final decision.
PZ-21-10160
08/02/21
Based on existing and proposed FLR and density for the applications for the project
located at 600 NW 42nd Avenue, 4251 NW 6th Street, 4253 NW 6th Street, 4255 NW 6th
Street, and 601 NW 43rd Avenue the maximum potential impact as it relates to trip
generation was calculated. The proposed FLR and density have the potential to result in
an increase of over 5,432 daily trips and 374 P.M. peak hour trips.
Based on this preliminary analysis, additional information is needed to help determine the
impact of this application. At the time of redevelopment, a traffic study may be required.
The traffic study should include traffic mitigation if significant impacts to operating levels
of service are identified.
Furthermore, as the site impacts SR 953, an FDOT maintained roadway, coordination
with FDOT is required.
DAILY TRIP GENERATION COMPARISON
EXISTING DAILY TRIP GENERATION
•
d 7" IP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
GROSS
VOLUMES
MULTIMODAL
REDUCTION
EXTERNAL TRIPS
INTERNAL
CAPTURE
NET NEW
EXTERNAL TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
9
1
snoppng tamer
10
820
181.645
ksf
50%
50%
4,511
4,511
9,022
0.0%
0
4,511
4,511
9,022
0.0%
0
4,511
4,511
9,022
0.0%
0
4,511
4,511
9,022
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Ra e or Equation
Total:
4,511
4,511
9,022
8.4%
0
4,511
4,511
9,022
0.0%
0
4,511
4,511
9,022
0.0%
0
4,511
4,511
9,022
820 LN(Y) = 0.68"LN(X)+5.57
PROPOSED DAILY TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
GROSS
VOLUMES
MULTIMODAL
REDUCTION
EXTERNAL TRIPS
INTERNAL
CAPTURE
NET NEW
EXTERNAL TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
2
1
snoppog tamer
10
820
363.29
ksf
50%
50%
7,227
7,227
14,454
0.0%
0
7,227
7,227
14,454
0.0%
0
7,227
7,227
14,454
0.0%
0
7,227
7,227
14,454
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Ra e or Equation
Total:
7,227
7,227
14,454
8.4%
0
7,227
7,227
14,454
0.0%
0
7,227
7,227
14,454
0.0%
0
7,227
7,227
14,454
820 LN(Y) = 0.68"LN(X)+5.57
K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\July 2021\TRIP GEN 10_Redevelopment.xlsx: PRINT -DAILY
7/7/2021,2:10 PM
IN
OUT
TOTAL
NET NEW TRIPS
2,716
2,716
5,432
AM PEAK HOUR TRIP GENERATION COMPARISON
EXISTING WEEKDAY AM PEAK HOUR TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
GROSS
VOLUMES
MULTIMODAL
REDUCTION
EXTERNAL TRIPS
INTERNAL
CAPTURE
NET NEW
EXTERNAL TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
1
1
shepp�m center
10
820
181.645
ksf
62%
38%
151
92
243
0.0%
0
151
92
243
0.0%
0
151
92
243
0.0%
0
151
92
243
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equation
Total:
151
92
243
8.4%
0
151
92
243
0.0 %
0
151
92
243
0.0 %
0
151
92
243
820
Y=0.5*(X)+151.70
PROPOSED WEEKDAY AM PEAK HOUR TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
GROSS
VOLUMES
MULTIMODAL
REDUCTION
EXTERNAL TRIPS
INTERNAL
CAPTURE
NET NEW
EXTERNAL TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
2
1
snow, center
10
820
363.29
ksf
62%
38%
206
127
333
0.0%
0
206
127
333
0.0%
0
206
127
333
0.0%
0
206
127
333
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equation
Total:
206
127
333
8.4%
0
206
127
333
0.0 %
0
206
127
333
0.0 %
0
206
127
333
820
Y=0.5*(X)+151.70
K:\FTL_TPTO\042250120-WO#20 In-house Support\Correspondence\PLUM \July 2021\TRIP GEN 10_Redevelopment. dsx: PRINT -AM PEAK HOUR
7/7/2021,2:10 PM
IN
OUT
TOTAL
NET NEW TRIPS
55
35
90
PM PEAK HOUR TRIP GENERATION COMPARISON
EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
GROSS
VOLUMES
MULTIMODAL
REDUCTION
EXTERNAL TRIPS
INTERNAL
CAPTURE
NET NEW
EXTERNAL TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
1
1
sheppmg Center
10
820
181.645
ksf
48%
52%
406
439
845
0.0%
0
406
439
845
0.0%
0
406
439
845
34.0%
287
268
290
558
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equation
Total:
406
439
845
8.4%
0
406
439
845
0.0%
0
406
439
845
34.0%
287
268
290
558
820 LN(Y) = 0.74*LN(X)+2.59
PROPOSED WEEKDAY PM PEAK HOUR TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
GROSS
VOLUMES
MULTIMODAL
REDUCTION
EXTERNAL TRIPS
INTERNAL
CAPTURE
NET NEW
EXTERNAL TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
2
1
shepp�m cm
10
820
363.29
ksf
48%
52%
678
734
1,412
0.0%
0
678
734
1,412
0.0%
0
678
734
1,412
34.0%
480
447
485
932
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equation
Total:
678
734
1,412
8.4%
0
678
734
1,412
0.0%
0
678
734
1,412
34.0%
480
447
485
932
820 LN(Y) = 0.74*LN(X)+2.59
K:\FTL_TPTO\04225S12S-WO#2S In-house Support\Correspondence\FLUM\July 2021\TRIP GEN 10_Redevelopment.xlsx: PRINT -PM PEAK HOUR
7/7/2021,2:10 PM
IN
OUT
TOTAL
NET NEW TRIPS
179
195
374
AERIAL
EPLAN ID: PZ-21-10160
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST; AND 601 NW 43 AV
0
125
250
500 Feet
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body MI
renew the information at the public hearing to render e
recommendation or a final decision.
PZ-21-10160
07/30/21
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-21-10160
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST; AND 601 NW 43 AV
0
125 250
500 Feet
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body MI
renew the information at the public hearing to render e
recommendation or a final decision.
PZ-21-10160
07/30/21
NW 6THIST
Single Fami y
- Residential
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-21-10160
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 600 NW 42 AV; 4251, 4253, & 4255 NW 6 ST; AND 601 NW 43 AV
0 125 250
500 Feet
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
reNewlhe Information at the public hearing to render e
recommendation or a final decision.
PZ-21-10160
07/30/21
Medium Density
Multifamily
Residential
L
H
0
0
cc
co
NW.7kTH ST-
Medium. Density
estrii :ghat
NW6TH ST
Duplex -
Residential
NW 5TH ST
NW 42ND AVE
•
Lowil Density
Restricted
Commercial
NW 6TH,ST
NW 5TH
ST
Single Family
- Res dential
NW 4TH iTER
N
"5 t PLANNING DEPARTMENT
GY�Y
INCORP ORATEO *
18 96
.77
O R
Project Fact Sheet
This document is used to provide a summary for
Planning Department related projects.
PROJECT INFORMATION
Project Name: PZ-21-10160
Project Address: 600 NW 42 AV, 4251, 4253,
4255 NW 6 ST, 601 NW 43 AV
APPLICANT INFORMATION
Company Name: Le Jeune Palms, LLC
Primary Contact: James R. Williams, Jr. Esq.
Email: james.williams@hklaw.com
Secondary Contact:
Email:
STAFF RECOMMENDATION/DECISION
Staff recommends denial.
GRAPHIC
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-21-10160
COMPREHENSIVE PLAN AMENDMENT
250 feet
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-21-10160
07/30/21
PLANNING DEPARTMENT INFORMATION
Lead Staff: Kathryn Angleton, AICP, Planner II
Principal Division: Community Planning
Email: kangleton@miamigov.com
PROJECT DESCRIPTION
Request for an assemblage of five parcels between NW 6 ST, NW 7
ST fronting NW 6 ST and NW 43 AV for a Future Land Use Map
change from Low Density Restricted Commercial to Medium Density
Restricted Commercial. Total assemblage is 1.75 gross acres. The
sociodemographic analysis shows the area to reflect median incomes
to be lower than the Area Median Income with higher average
household sizes, thus suggesting housing cost burden. Abutting the
assemblage is Duplex Residential designated property with
established low -intensity residential land uses.
Webs Link(s):
BOARD REQUIREMENTS
n HEPB n UDRB n City Commission
I -I PZAB n WDRC n AIPP
Existing Transect Zone(s): T4-L
Existing FLUM(s): Low Density Restricted Commercial
Commissioner District(s): D1-Commissioner Diaz de Ij
Department of Human Service Neighborhood Service
Center(s): Flagami
Revision Date: 06/15/2021
Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP