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18 98
PLANNING DEPARTMENT
Project Fact Sheet
This document is used to provide a summary for
Planning Department related projects.
PROJECT INFORMATION
Project Name: PZ-22-11949
Project Address: 1970 NW 27 Avenue
1960 NW 27 Avenue
APPLICANT INFORMATION
Company Name: Rollins, Inc.
Primary Contact: Ines Marrero Priegues
Email: ines.marrero@hklaw.com
Secondary Contact: Alessandria San Roman
Email: alessandria.sanroman@hklaw.com
STAFF RECOMMENDATION/DECISION
Pursuant to Article 7, Section 7.1.2.8.d.1 of
Ordinance 13114 ("Miami 21"), as amended, the
Planning Department recommends "Approval" of
the requested change to Miami 21 Code's Zoning
Atlas from "D1" Work Place District Zone to
"T6-12-0" Urban Core Transect Zone — Open for
the Properties.
a
pus('
9.
NOTICE
This submittal needs b be scheduled for a puboc hearing
in accordance wdh timelines set forth in the City of
Miami Ccde.The applica de decision -making bcdywill
review the infonna0on at the pubs hearing to render a
recommendation or a final decision.
Qv�r
tVIEW COS`
PZ-22-11949
11/07/22
PLANNING DEPARTMENT INFORMATION
Lead Staff: Darren Murphy, Planner II
Principal Division: Land Development
Email: dmurphy@miamigov.com
PROJECT DESCRIPTION
The two (2) property addresses 1960 & 1970 NW 27
Avenue (the "Properties") are located in the Allapattah
neighborhood west of NW 27 Avenue and north of the
Miami River at the edge of the City of Miami boundary.
The Properties consists of two (2) parcels with an
approximate area of 9,0169.2 square feet (about 2.07
acres).
Webs Link(s):
BOARD REQUIREMENTS
n HEPB n UDRB n City Commission
fl PZAB n WDRC n AIPP
Existing Transect Zone(s): D1, Work Place District Zone
Existing FLUM(s): Light Industrial
Commissioner District(s): 1
City Commissioner: Alex Diaz de la Portilla
Department of Human Service Neighborhood Service
Center(s): Allapattah
Revision Date: 08/03/2022
Department Director: Lakisha Hull AICP, LEEP AP BD+C
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
City of Miami
Planning Department
ANALYSIS FOR
REZONE
NOTICE
This submittal needs to be sohedtkd for a pub. eeanng
In accordance wp ti melees set forth In the city of
Miami Castle. The applicable ....eking body will
ra iew tee Information at the public bearing to render a
reeommentmtion or a Plat decPon.
PZ-22-11949
11/07/22
Staff Analysis Report No.
PZ-22-11949
Location
1960 NW 27 Avenue; 1970 NW 27 Avenue
Folio Number
0131330070030; 0131330070020
Miami 21 Transect
"D1" Work Place District Zone
MCNP Designation
Light Industrial
Commission District
1 - Alex Diaz de la Portilla
Department of Human
Service Neighborhood
Service Center
Allapattah
Planner
Darren Murphy, Planner II; Email: dmurphy@miamigov.com
Property Owner
Rollins, Inc.
Email: ines.marrero@hklaw.com
Project Representative
Ines Marrero Priegues
Email: ines.marrero@hklaw.com
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended,
Rollins, Inc (the "Applicant"), to change the Miami 21 Code's Zoning Atlas from "D1" Work Place
District Zone to "T6-12-0" Urban Core Transect Zone (collectively the "Properties") generally
located at 1960 NW 27 Avenue and 1970 NW 27 Avenue Miami, Florida.
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8.d.1 of Ordinance 13114 ("Miami 21"), as amended, the
Planning Department recommends "Approval"of the requested change to Miami 21 Code's
Zoning Atlas from "D1" Work Place District Zone to "T6-12-0" Urban Core Transect Zone —
Open for the Properties.
Alternatively, staff recommends the rezoning of the Properties to "T6-8-O" Urban Core
Transect — Open as the more appropriate Transect Zone, based upon the facts and findings in
this staff analysis.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 1 of 18
11/4/2022
Page 1 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a pub4c rearing
In accordance yeti timelines set forth In the city of
Miami Code. The app4cahle decision -making body edit
,eWew the Inben eon at the pubic bearing to render
recommenda4bn or a Plat deaslon.
C. PROJECT DATA
PZ-22-11949
11/07/22
The Properties abutting neighbors and their associated Uses are summarized in Table 1.
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use(s)
North
D1
Light Industrial / 36 du/acre
Vacant Governmental &
Vacant Private
South
T6-8-O
General Commercial / 150
du/acre
River /Vacant
East
T3-O; T6-8-O
Duplex — Residential / 18
du/acre; General
Commercial / 150 du/acre
Residential - Single
Family Residence;
Multifamily; Commercial -
General Commercial
West
D1
Light Industrial / 36 du/acre
Vacant Governmental -
Miami -Dade County
Public Works
Table 1: The Applicant's abutting neighbors and associated Uses
D. BACKGROUND
Site Location & Surrounding UseF
The Properties are located in the Allapattah neighborhood west of NW 27 Avenue and north of
the Miami River at the edge of the City of Miami boundary. The Properties consist of two (2)
parcels with an approximate area of 9,0169.2 square feet (about 2.07 acres). The aerial image
below shows the site, outlined in red, and the immediately surrounding context, see Figure 1:
Aerial of Properties.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 2 of 18
11/4/2022
Page 2 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a puboc eea,lob
In accordance yeti timelines set forth In the city of
Miami Code. The appdcahle decision -malting body will
,eWew Ole Inbnnallon at the pubic bearing to render
reeommenmtlon or a coal decpon.
PZ-22-11949
11/07/22
Figure 1: Aerial of the Properties (yellow boundary), the red dotted line is the City of Miami's Municipal Boundary that
is coincident to the Miami -Dade County boundary, and the Miami River is south of the Property
Neighborhood Context-Sociodemographic
The Subject Property is located within Census Tract 12086003005. Based on the estimated
median income of a family, between 2016-2020, the median household income for this Census
tract ($26,150) versus the City of Miami ($48,003) and Miami -Dade County ($52,556).
Based on the estimated percentage of all families that live in poverty, between 2016-2020, the
Census Tract is 16.83% versus the City of Miami being 17.14%.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 3 of 18
11/4/2022
Page 3 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This su broil -tat needs to be scheduled for a Ptak hearing
In accordance with f timelines set forth in the city o
Miami Code. The eppdcade decision -making body will
reWew Ole Information at the public hearing to render a
recommendation at a final decelon.
PZ-22-11949
11/07/22
Based on the estimated median income of a family, between 2016-2020, most households
(63.02%) in the subject Census Tract rented their homes versus the City of Miami (69.63%).
The Median Gross Rent for this Census Tract is $1,103 versus the City of Miami's $1,242. This
information is summarized in Table 2 below.
Topic
Census Tract 30.05
City of Miami
Population
1,673
442,241
Households
21,716
180,676
Avg Household Size
2.31
2.50
Families in Poverty
16.83%
17.14%
Owner -Occupied Housing
22.22%
30.37%
Renter -Occupied Housing
63.02%
69.63%
Vacant Housing
6.8%
13.62%
Median Household Income
$30,274
$44,268
Median Gross Rent
$1,103
$1,242
Table 2: Summary of Census Data for Census Tract: 12086003005
Resolutions N -2003-0694 - a Multifamily development based on Ordinance 11000 (Previous
City of Miami Zoning Code) - 1960-1970 NW 27 Av
In 2003, the Miami Zoning Board Approved Resolution 2003-0694, a Special Exception (the
"Special Exception") for a Multifamily development at a high density equal to R-4 (150 dwelling
units per acre) under Ordinance 11000 (the "Previous Zoning Code"). This Special Exception
was granted per plans on file with a specified "time limitation" of twelve (12) months in which a
building permit must be obtained, subject to the following condition by the City's former Planning
and Zoning Department.
Resolutions 2004-0922 - a Multifamily development based on Ordinance 11000 (Previous City
of Miami Zoning Code) - 1960-1970 NW 27 Av
With a better grasp of the environmental remediation risks, the contract purchasers, Aguaclara
LTD, filed a new Special Exception application with the City to approve a redesigned multifamily
residential development under the Previous Zoning Code, C-2 — Liberal Commercial. On
September 13, 2004, the Miami Zoning Board Approved Resolution 2004-0922, a Special
Exception to permit a multifamily development at a R-4 Multifamily High -Density Residential
(150 du/acre) and a parking variance to reduce the 363 required off street parking spaces by 83
spaces. The Zoning Board approved the Special Exception and the Variance.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 4 of 18
11/4/2022
Page 4 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a puboc hewing
In accordance wp timelines set forth In the city of
Miami Code. The applicable decision -malting body will
,eWew the Inbenaeon at the pubic bearing to render
recommendation or a coal decpon.
PZ-22-11949
11/07/22
Miami City Commission approved Resolution 04-0413 designating Aguaclara Brownfield Area
1960-1970 NW 27 Av
On Thursday, June 24, 2004, the Miami City Commission unanimously approved Resolution 04-
0413 designating the Aguaclara Cove Multifamily Development, based on the approved Special
Exception, within the City of Miami, Florida "Brownfield Area" in accordance with section 376.77
- 376.84, Florida Statutes. The Aguaclara Cove Multifamily Development proposed a multifamily
development at a R-4 high density (150 du/acre) and a parking variance to reduce the 363
required off street parking spaces by 83 spaces.
The designation was applied for by Aguaclara, Ltd. ("Aguaclara"), the current contract
purchaser. Accordingly, Aguaclara is the Person Responsible for Brownfield Site Rehabilitation
and negotiated terms and conditions of the legally binding Brownfield Site Rehabilitation
Agreement with Miami -Dade County's Miami -Dade County Department of Environmental
Resources Management (DERM).
Special Exception Entitlement - Aguaclara Cove Multifamily Development — Not issued by the
City
Based on the Applicant's project file — "Letter to Zoning - Rollins, Inc. Additional Information",
the Aguaclara Cove Multifamily Development project was cancelled due financial constraints
and liability concerns associated with the environmental remediation of the Properties, and its
linked Special Exception entitlement was not issued by the City.
The Miami River Commission
The Applicant presented their two (2) applications (Future Land Use Element - Comprehensive
Plan Amendment application and Rezone - Zoning Atlas amendment) to the Miami River
Commission's (MRC), as a public meeting forum, on October 3, 2022. The MRC adopted a
unanimous resolution recommending the vacant site be developed while maintaining its existing
land use (Light Industrial) and zoning (D1, Work Place District Zone), which allows a mixture of
uses including maritime uses and work live housing while acknowledging the needed cleanup of
the contaminated brownfield site.
Proposal
The Applicant requests to amend the Miami 21 Code and its associated Zoning Atlas from "D1"
Work Place District Zone to "T6-12-0" Urban Core Transect Zone — Open, please see Figures 2
& 3.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 5 of 18
11/4/2022
Page 5 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a puboc eea,lob
In accordance yeti timelines set forth In the city of
Miami Code. The appdcahle decision -malting body edit
reWee Ole Inbnnallon at the pubic bearing to render
reeommenrbdon or a coal decpon.
PZ-22-11949
11/07/22
VI
Figure 2: Existing Miami 21 Code Zoning, the Figure 3: Proposed Miami 21 Code Zoning, the
Properties are outlined in the weighted black, the Properties are outlined in the weighted black, the
purple color = "D1 " Transect Zone medium pink color = "T6-12-0" Transect Zone
Overlay
Transit Corridor Quarter -Radius Overlay
The Properties are located within the City of Miami's designated Transit Corridor Quarter -
Radius Overlay (the "Transit Corridor Overlay"). Based on Miami 21 Code, Section 1, Section
1.2 - Transit Corridor, it is defined as
"A designation established by the City involving an area not exceeding a one -
quarter (1/4) mile radius from a non -limited access thoroughfare that included
designated transit stop locations and is served by one or more mass transit
route(s) with designated transit vehicle(s) operating at an average of ten (10)
minute or less headway Monday thru Friday between the hours of 7am thru
7pm. Multiple transit routes or types of transit vehicles may be added
cumulatively under this definition for the purpose of parking reductions."
Based on a hypothetical redevelopment scenario, the Properties could be redeveloped for a
Residential Use, such as Multi -Family Housing, where the future residents will be provided an
option to use an existing multimodal transportation system, that being the Miami -Dade County's
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 6 of 18
11/4/2022
Page 6 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a pub4c rearing
In accordance yeti timelines set forth In the city of
Miami Code. The app4cahle decision -malting body edit
,eWew the Inbenalion at the pubic bearing to render
recommenda4bn or a Plat decpon.
PZ-22-11949
11/07/22
Transit bus system. Thus, negating the need, under some circumstances, for an automobile as
a live -work necessity.
E. ANALYSIS
Miami Comprehensive Neighborhood Plan
Future Land Use (FLU) Designation
The applicant has submitted companion FLUM amendment PZ-22-11948)
— Open and a change in the Miami Comprehensive Neighborhood Plan's (MCNP) Future Land
Use Map from "Industrial" to "Restricted Commercial" (the companion Comprehensive Plan
Amendment is PZ-22-11948) for the properties
The Property's FLU designation is "Light Industrial (LI)". The parcels Abutting the Property to the
east have a FLU designation of "Duplex Residential" and "General Commercial", please see
Figure 4. The Property is Abutted by "General Commercial" parcels to the south and "Light
Industrial" parcels to the west, the Property's adjacent properties to the north are outside of the
City of Miami's municipal boundary and are outside the scope of this review.
Listed below are MNCP's definitions for the existing and proposed FLU designations:
Based on the Applicant's document, Letter of Intent, PZD-1 (the "LOI"), they will be providing a
voluntary proffer of a Declaration of Restrictive Covenant with a commitment to a Riverwalk and
notice to potential residents of the Miami Working River conditions. As a point of clarification
regarding the requirement of a covenant, per the City of Miami's Miami Comprehensive
Neighborhood Plan (MCNP), Ports, Aviation and Related Facilities, Policy
PA-3.1.9: "The City shall require from new residential development located
along the Miami River a recorded covenant acknowledging and accepting the
presence of the existing Working Waterfront 24-hour operations as permitted."
Therefore, based on a proposed redevelopment of the Properties for a future Residential Use
such as Multi -Family Housing, the property owner/developer will be required to provide a
"Recorded Covenant" to the City Attorneys Office acknowledging and accepting the presence of
the existing Working Waterfront 24-hour operations as permitted along with complying with
Miami 21 Code's Article 3, Section 3.11(b.) - Waterfront Walkways Design Standards.
Therefore, the Applicant's proposed covenant is a moot point since it is already required.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 7 of 18
11/4/2022
Page 7 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a puboc eea,lob
In accordance yeti timelines set forth In the city of
Miami Code. The appdcahle decision -malting body will
,eWew Ole Inbnnallon at the pubic bearing to render
reeommenmtlon or a coal decpon.
PZ-22-11949
11/07/22
Figure 4: Future Land Use Map (existing) - the weighted black outline (the Properties), purple (Light Industrial),
red (General Commercial), yellow (Duplex Residential), and green (Public Parks and Recreation)
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 8 of 18
11/4/2022
Page 8 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a puboc eea,lob
In accordance yeti timelines set forth In the city of
Miami Code. The appdcahle decision -malting body will
,eWew Ole Inbnnallon at the pubic bearing to render
reeommenmtlon or a coal decpon.
Miami 21 Code
PZ-22-11949
11/07/22
The Property's Miami 21 Zoning Transect is "D1" Work Place District Zone, please see Figure 5.
The Property's adjacent properties to the east have Miami 21 Zoning Transects of "T3-O" Sub -
Urban Transect Zone — Open and "T6-8-O" Urban Core Transect Zone — Open. To the south,
the Miami 21 Zoning Transect is "T6-8-O" Urban Core Transect Zone — Open, and to the west,
the Miami 21 Zoning Transect is "D1" Work Place District Zone. The Property's adjacent
properties to the north are outside of the City of Miami's municipal boundary and are outside the
scope of this review.
Figure 5: Miami 21 Code's Transects Map (existing) = the weighted black outline (the Properties), light purple
(D1), dark purple (D2), pink (T6-8-O), yellow (T3-O), and green (CS)
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 9 of 18
11/4/2022
Page 9 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
ThIs submlaal needs to be scheduled fora palate hearing
In accordance wp timelines set forth In the city of
Miami Code. The appal.. decker -making body will
reWew the Inbanatbn at the pubic bearing to render a
reeommenmtlon or a coal decpon.
PZ-22-11949
11/07/22
Miami 21 Code, Article 4, Table 3 - Building Function: Uses — Transect Zones — "D1" vs. "T6-O"
The list below is a comparison of Uses between Miami 21 Code's Existing ("D1") and Proposed
Transect ("T6-O") Zones:
USES
DI (Existing)
T6-O (Proposed)
RESIDENTIAL
Single Family Residence
R
Community Residence
R
Ancillary Unit
Two Family Residence
R
Multi -Family Housing
R
Dormitory
R
Home Office
R
Live - Work
R
Work - Live
R
LODGING
Bed & Breakfast
R
R
Inn
R
R
Hotel
R***
R
OFFICE
Office
R
R
COMMERCIAL
Auto -Related Commercial Establishment
R
W
Entertainment Establishment
R
R
Entertainment Establishment - Adult
Food Service Establishment
R
R
Alcohol Beverage Service Establishment
E
E
General Commercial
R
R
Marine Related Commercial Establishment
R
W
Open Air Retail
R
W
Place of Assembly
R
R
Recreational Establishment
R
R
Amusement Ride
E
CIVIC
Community Facility
R
W
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 10 of 18
11/4/2022
Page 10 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
This submittal needs to be scheduled for a pub.. eea,lny
In accordance wp ermines set forth In the city of
Miami Code. The applicable decision -mailing body will
reWew bre Inbemedon at the publtc bearing to render
recommendation or a coal decpon.
PZ-22-11949
11/07/22
USES
DI (Existing)
T6-O (Proposed)
Recreational Facility
R
R
Religious Facility
R
R
Regional Activity Complex
E
CIVIC SUPPORT
Community Support Facility
R
W
Infrastructure and Utilities
W
W
Major Facility
E
Marina
R
W
Public Parking
R
W
Rescue Mission
E
Transit Facilities
R
W
EDUCATIONAL
Childcare
E
W
College / University
E
W
Elementary School
E
W
Learning Center
E
R
Middle / High School
E
W
Pre -School
E
R
Research Facility
R
R
Special Training /Vocational
R
W
INDUSTRIAL
Auto -Related Industrial Establishment
R
Manufacturing and Processing
R
Marine Related Industrial Establishment
R
Products and Services
R
Storage/ Distribution Facility
R
Table 3: Comparison of Uses between "D1 " - Existing and "T6-O" - Proposed
Based on Table 1, the main differences of Uses between "D1" — Existing and "T6-O" — Proposed
are "Residential" and "Industrial". However, when referencing the Applicant's LOI, they are
exclusively seeking to redevelop the Properties for the Residential, Multi -Family Housing Use
under the proposed "T6-12-0" Transect Zone, which allows a maximum density of 150 du/acre.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 11 of 18
11/4/2022
Page 11 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
This submittal needs to be sohedtkd for a puboc eeanng
In accordance wp ti melees set forth In the city of
Miami Castle. The applicable ....eking body will
ra iew tee Information at the public bearing to render a
reeommentmtion or a Plat decPon.
PZ-22-11949
11/07/22
Miami 21 Code, Article 5, Specific to Zones —Transect Zones - "D1" vs. "T6-12-0"
Pursuant to Miami 21 Code, Article 5, Section 5.1, staff has provided a table that has side -by -
side comparisons of the following Transect Zones:
D1
(Existing)
T6-8-O
(Recommended)
T6-12-0
(Proposed)
Building
Height
Min. Height
None
2 Stories
2 stories
Max. Height By
Right
8 stories
8 Stories
12 stories
Max. Benefit Height
2 Stories Abutting all
Transects Zones
except T3
4 Stories Abutting all
Transects Zones
except T3
8 Stories Abutting all
Transects Zones
except T3
Building Disposition
Floor Lot Ratio (FLR)
N/A
5 / 25% additional
Public Benefit
8 / 30% additional
public benefit
Lot Coverage
80% max.
80% max.
Above the 8th story:
15,000 sf. max.
Floorplate for
Residential & Lodging
30,000 sf. max.
Floorplate for Office &
Commercial
80% (1-8 stories)
Above 8th story:
15,000 sf. max.
Floorplate for
Residential & Lodging
30,000 sf. max.
Floorplate for Office &
Commercial
Frontage at front
setback
None
10 ft. min.; 20 ft. min.
above 8th Story
70% min.
Density
36 du/ac
150 du/ac max.*
150 du/ac
Building Setbacks
Principal Front
10 ft. min.
10 ft. min.; 20 ft. min.
above 8th Story
10 ft. min.; 20 ft. min.
above 8th Story
Secondary Front
10 ft. min.
10 ft. min.; 20 ft. min.
above 8th Story
10 ft. min.; 20 ft. min.
above 8th Story
Side
0 ft. min.
0 ft. min.; 30 ft. min.
above 8th Story
0 ft. min.; 30 ft. min.
above 8th Story
Rear
0 ft. min.
0 ft. min.; 30 ft. min.
above 8th Story
0 ft. min.; 30 ft. min.
above 8th Story
Table 4: Table 4: comparison of Building Height, Building D lsposition, and Building Setbacks between "D1", "T6-8-O ",
and "T6-12-0"
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 12 of 18
11/4/2022
Page 12 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
This submittal needs to be sohedtkd for a pub. eeanng
In accordance wp ti melees set forth In the city of
Miami Castle. The applicable ....eking body will
ra iew tee Information at the public bearing to render a
reeommentmtion or a Plat decPon.
PZ-22-11949
11/07/22
Based on Table 2, there are discernable differences in the Development Standards between the
two transect zones, especially regarding Building Height. Please note that the Applicant's
Properties are abutting a "T3" Transect Zone to the east, please see Figure 2, which affects the
minimum setbacks at specified stories.
To reiterate what was stated in the Applicant's PZD-1, Letter of Intent (LOI), this Property was
designated by the Miami City Commission as a Brownfield -Designated Site along with the
subsequent Legal Agreement between the Property Owner and MDC. In consideration of this
information, staff focused on specific Miami 21 Code's goals that address the implications of
redeveloping this Property/Brownfield Site.
F. FINDINGS (REZONING)
Criteria 1
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 1
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.
The proposed zoning change from "D1" to "T6-12-0" is consistent with
Goal LU-1. Consistent with part 5 of Goal 1, the change to a "T6"
Transect Zone would promote the efficient use of land; specifically, by
better utilizing lands in a Transit Corridor.
Policy LU-1.3.7, "The City will continue to use the City's Enterprise Zone,
Empowerment Zone, Commercial Business Corridors, and Brownfield
Redevelopment Area strategies to stimulate economic revitalization, and
encourage employment opportunities."
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 13 of 18
11/4/2022
Page 13 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
This submittal needs to be Khali lead for a Pubuc rearing
In accordance wM timelines set forth in the city of
Miami Castle. The applied de decision -malting body Ma
,career lee Information at the public bearing to render a
recommencedon or a final dec ..
PZ-22-11949
11/07/22
As stated earlier in this report, the Applicant's Properties have been
designated as a Brownfield Area by the Miami City Commission along
with a subsequent legally binding Brownfield Site Rehabilitation
Agreement between both parties: The Property Owner and MDC.
Furthermore, the location of the Applicant's Properties is strategically
located relative to a Commercial Business Corridor, that being NW 20 St.
Finally, the intention of this MNCP policy is to promote the redevelopment
of the Applicant's Properties to spur economic redevelopment, creation of
jobs, and to redress long standing environmental contamination issues.
Therefore, this rezoning is found to be consistent.
Furthermore, the location of the Applicant's Properties is strategically
located relative to a Commercial Business Corridor, that being NW 20 St.
Finally, the intention of this MNCP policy is to promote the redevelopment
of the Applicant's Properties to spur economic redevelopment, creation of
jobs, and to redress long standing environmental contamination issues.
Therefore, this rezoning is found to be consistent.
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 found to be consistent.
Criteria 2
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 for
Criteria 2
Pursuant to Sec. 7.1.2.8(c.)(2.), Applications for rezoning....shall require,
at a minimum, the following information: (g), an analysis of the properties
within a "one-half mile radius" of the subject property regarding the
existing condition of the radius properties and the current zoning and
Future Land Use designations of the radius properties."
Staff was not able to find any geospatial documentation and/or adopted
Future Land Use/ Zoning ordinances from the Applicant that supports
their request to rezone the Properties from "D1" to "T6-12-0". Therefore,
staff decided to perform a GIS analysis of the Miami 21 Transect Zones
that are within a one-half mile radius to understand the existing transect
topologies:
Miami 21 Transect Zones within a one-half mile radius of the subject
property:
Miami 21 Code Transect
Count
Percentage
D2
1
3.2%
T4-O
1
3.2%
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 14 of 18
11/4/2022
Page 14 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
The submittal needs to be schedt led for a puboc eeanng
In accordance wp ti melees set forth in the city of
Miami Castle. The applies tee decision -making body well
,career lee Information at the public bearing to render a
recommendation or a final decision.
PZ-22-11949
11/07/22
CS
2
6.5%
T3-L
2
6.5%
T4-L
2
6.5%
T5-L
2
6.5%
D3
3
9.7%
T4-R
3
9.7%
T5-R
3
9.7%
T6-8-O
3
9.7%
T3-O
4
12.9%
D1
5
16.1%
31 100%
Based on staffs findings, there is no factual evidence supporting the
Applicant's justification for the proposed change to a "T6-12-0" Transect
Zone based on the lack of any adopted Future Land Use and/or
Rezoning ordinances within this one-half mile study area since the
adoption of the Miami 21 Code on October 22, 2009. To the contrary,
staff identified Enactment No. "131515" with an adoption date of April 23,
2015, that rezoned the Applicant's adjacent properties to east that are
approximately located between Northwest 20 St and NW 21 St and NW
13 Av and NW 19 Av; and the fronting north side of NW 20 St between
NW 19 Av and NW 27 Av; and the fronting south side of NW 20 St from
NW 27 Av to the Seybold Canal. This resulted in a zoning classification
change from "D1" to "T6-8-O", please see Figure 6.
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 15 of 18
11/4/2022
Page 15 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
This submittal needs to be sohedtkd for a pub. eearee
In accordance wp ti melees set forth In the city of
Miami Castle. The applicable ....eking body will
ra iew tee Information at the public bearing to render a
reeommentmtion or a Plat decPon.
PZ-22-11949
11/07/22
—
w
D2.1-N=.HW21ST-ER I
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NW 16TH TER
Ti- - 1
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Di_ �R I ``
4cv,°rf,;j ;
T3-R" I
T5-L . ---• T6-L
1 '''�1p1N'' •
T6-12-R / - T6-24-0
C5 TS-0�_ D3 T5•L. I r 1.T3-v
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nz
0 600 1.200 2,400 Feet Address: NW 20 ST BETWEEN 13 & 27 AV
1 I I I I I I I
Figure 6: Enactment No. 131515 - the bold, black outline is the boundary of the adopted
rezoning from "D1" to "T6-8-0", the "yellow" star is the approximate location of the
Applicant's Properties.
Finally, staff was able to summarize the existing number of Enactment
identifiers that are within a one-half mile radius of the subject property,
please see below:
Table 5: Enactment (all adopted Rezoning's) List, analysis performed on 10/24/2022
Enactment
Count
Percentage
13114
27
87.1%
13515
1
3.2%
13725
1
3.2%
13890
2
6.5%
31
100.0%
Based on staffs findings, there is no factual evidence supporting the
Applicant's justification for the proposed change to a "T6-12-0" Transect
Zone based on the lack of any adopted Future Land Use and/or
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue - Page 16 of 18
11/4/2022
Page 16 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
This submittal needs to be sohedtkd for a pub. eeanng
In accordance wp ti melees set forth In the city of
Miami Castle. The applicable ....eking body will
ra iew tee Information at the public bearing to render a
reeommentmtion or a Plat decPon.
PZ-22-11949
11/07/22
Rezoning ordinances within this one-half mile study area since the
adoption of the Miami 21 Code on October 22, 2009.
Finding
Criteria 2
Staff supports the logical continuation of the existing "T6-8-0" zoning
topology westward to the Applicant's Property. However, based on staff's
findings, there is no justification for the proposed change, including
changed or changing conditions that make the passage of the proposed
change (Rezone) necessary to go from "D1" to "T6-12-0". Therefore, this
rezoning is found be consistent, however the better Transect for this
request based on context would be star alteration recommend a for "T6-
8-0".
Criteria 3
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
Section 7.1.2.8(a) establishes that changes shall occur in succession, in
which the zoning change may be made only to a lesser Transect Zone;
within the same Transect Zone to a greater or lesser intensity; or to the
next higher Transect Zone, or through a Special Area Plan.
The proposed zoning changes are not consistent with the successional
Zoning change requirements stated in the table in Section 7.1.2.8 (a)(3).
The proposed zoning change from "D1" to "T6-12-0" is not allowed.
However, it is noted, with the asterisk, that the Planning Department shall
make a recommendation as to which Transect Zone will yield the most
coherent pattern given the established zoning pattern and context in the
immediate vicinity.
Finding
Criteria 3
Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the request
to rezone is not to be consistent with the Miami 21 Code.
G. CONCLUSION
The requested rezoning from "D1" to "T6-12-0" Transect Zones will change the density,
intensity, and height of the Applicant's Properties. Furthermore, based on staffs findings
regarding Miami 21 Code's Successional Zoning requirements, the existing properties that are
within a one-half mile radius of the Applicant's Property have no "T6-12-0" Transect zoning
designations.
Furthermore, as stated in the staffs findings, the rezoning per Enactment Number "13515"
provides support for a "logical extension" of the "T6-8-0" zoning topology to the east of the
Applicants Properties, please refer to Figure 6. Finally, with the Brownfield Site Rehabilitation
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 17 of 18
11/4/2022
Page 17 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
NOTICE
This submittal needs to be schedl bed for a Pubuc hearing
In noroMance wp ti melines set forth in the city of
Warm Cede. The aptica de decision -making body yAtl
'mime ere Information at the public bearing to render a
recommentitdon or a final decmon.
Agreement, the Property Owner is legally bound to comply with the requirements to rehabilitate
the Properties to allow for possible future development at a scale that is conducive to the
Properties' eastern abutting neighbors with their respective transect topologies: the low Density
"T3-O" Residential neighborhood and the Commercial Corridor "T6-8-O") that runs along NW 20
St.
Based on the Applicant's LOI, they make the case that based on the prior City's determination,
under the Previous Zoning Code, the multifamily development on the Properties at the "R-4"
Multifamily High -Density Residential of 150 dwelling units is appropriate. Furthermore, the
Applicants requested residential density, height, and floor lot ratio of the Miami 21 Code's T6-12
Transect will permit the current development to be economically viable while offsetting the
financial obligatory cost of environmental remediation under the Brownfield Site Rehabilitation
Agreement with DERM.
Staff carefully balanced the goals and policies of the MCNP and Miami 21 Code along with the
valuable input from the public advocacy and watchdog group - "MRC", while taking into
consideration the City's prior determinations under the Previous Zoning Code for this Applicant's
Properties and the active, legally binding Brownfield Site Rehabilitation Agreement between the
Applicant and DERM. As a result, staff has determined that the Applicant's request is found to
be consistent with key MCNP and Miami 21 Code goals and policies. Therefore, the staff
recommends "Approval".
Alternatively, staff recommends the rezoning of the Applicant's Properties from "D1" Work Place
District Zone to ' f6-8-O - Urban Core Zone" as a more appropriate rezoning alternative, based
upon the facts and findings in this staff analysis.
DocuSigned by:
(AtiS(A L GULL
t5FEFOC6C YytgF
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
Sevanne Steiner, Assistant Director
Murphy,
Darren
Digitally signed by
Murphy, Darren
Date: 2022.11.04
17:04:52 -04'00'
Darren Murphy
Planner II
Staff Analysis Report No. PZ-22-11949_1970 NW 27 Avenue — Page 18 of 18
11/4/2022
PZ-22-11949
11/07/22
Page 18 of 19
DocuSign Envelope ID: FEA46FFF-3EA0-434C-BB07-4EFCC1191D44
cJ)1odoNii ebuidvbk
Sevanne Steiner
Assistant Director
This outgo., needs to bundledu@d fora public tear,
In accordance loth timelines setforth In the City of d
Miami Code. The applicable decision -malting body will
Hemet, Won/ration at the public hearing to render a
recommenda0 on or a final dedvpn.
PZ-22-11949
11/07/22
Page 19 of 19
MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-11949
REZONE
ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV
0
125 250
500 Feet
NOTICE
Thls 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-22-11949
11/07/22
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-22-11949
REZONE
ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV
0
125 250
500 Feet
NOTICE
Thls 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-22-11949
11/07/22
AERIAL
EPLAN ID: PZ-22-11949
REZONE
ADDRESSES: 1960 NW 27 AV and 1970 NW 27 AV
0
125 250
500 Feet
Thls submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making bodyohl
reNew the Information at the public hearing to render a
recommendation or a final decision.
PZ-22-11949
11/07/22