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PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. PROJECT INFORMATION Project Name: PZ-21-10172 Project Address: 430 NW 9 Street APPLICANT INFORMATION Company Name: Miami -Dade County Primary Contact: Iris Escarra Email: escarrai©gtlaw.com Secondary Contact: Thema Campbell Email: thema@girlpowerrocks.org STAFF RECOMMENDATION/DECISION Staff recommends denial of the request, as submitted, with a recommendation to conduct further analysis of the neighborhood in light of several merits of the request. Concurrency testing found that the proposed amendment would not fail any Level of Service. Staff finds that the request is in conflict with several goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan. While it would support the nearby premium transit facility, helping the City move closer to reaching greenhouse gas mitigation goals, the request would create a land use pattern that could have negative impacts to the residential properties that completely surround the subject property. GRAPHIC This submittal needs b be scheduled for a puboc hearing accordancein wdh timelines set forth in the Cry of MiamCcde.The apptica de decision -making badywill renew the information at the pubs hearing to render a recommendation or a final decision. PZ-21-10172 05/26/22 PLANNING DEPARTMENT INFORMATION Lead Staff: Ryan Shedd, Planner II Principal Division: Comprehensive Planning Email: rshedd@miamigov.com PROJECT DESCRIPTION An amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 430 NW 9 Street from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial". The change would maintain the allowed density at 65 dwelling units per acre. The change would allow a wide variety of non-residential uses, where the existing Future Land Use designation allows only residential uses. Webs Link(s): BOARD REQUIREMENTS n HEPB n UDRB n City Commission I -I PZAB n WDRC n AIPP Existing Transect Zone(s): T5-R Urban Center Zone - Restricted Existing FLUM(s): Medium Density Multifamily Residential Commissioner District(s): District 5 Commissioner Christine King Department of Human Service Neighborhood Service Center(s): Overtown Revision Date: 04/8/2022 Acting Department Director: David Snow, Assistant Director City of Miami Planning Department NOTICE This subrnia-lel needs to be acbedukd bra public hearing in accordance wait Vinelines set forth In the Clty of e applicable decision mOng ng body WC review Bre information at the public bearing to render a recoo cendat on or a Mal racialon. PZ-21-10172 i 05/26/22 ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-21-10172 Applicant Iris Escarra Location 430 NW 9 ST Commission District 5 Department of Human Service Neighborhood Service Center Overtown (Area Overtown Planner 1Ryan Shedd, Planner II Recommendation Denial A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Miami Dade County ("the Applicant") is requesting a small-scale amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 430 NW 9 Street ("the Property") from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial". The proposed amendment contains approximately 30,000 square feet or 0.6887 acres. Small-scale comprehensive plan amendments are those that involve less than 50 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- 10171). The companion application seeks to change the Property's zoning designation from T5-R — "Urban Center Zone Restricted" to T5-L "Urban Center Zone Limited". The table below summarizes the request. B. SITE AND NEIGHBORHOOD DETAILS Summary of the Subject Site: Future Land and Related Details Owner Folio R Lot BLT Size 430 NW Dade Miami 0103 /A 0.687 9 ST 30- acres County1020 Existing FLUM ELU (Optional) Existing Zoning T5-R Medium "Urban Density Vacant Center Multifamily Governmental Residential Zone Restricted" Previous Zoning (optional) R-3 Proposed FLUM Proposed Zoning NET District COMMISSION District T5-L Medium "Urban Density 5 - Christine Center Overtown Restricted — King CommerciZone alL. . d" The aerial image below shows the Property, outlined in yellow, and the immediately surrounding context. The area is framed by I-95 to the east and residential streets which do not transition to arterial roads or connect to the expressway. The Property appears to be a make shift parking lot to serve overflow off street parking along NW 9 Street and NW 4 Avenue. Multifamily apaitiuent buildings lie directly to the north, south and east of the property, with vacant parcels at the intersection of NW 9 Street and NW 5 Avenue, and in the same location at NW 10 Street. Page 1 of 15 NOTICE This submittal needs to be scheduled bra public hearing In accordance wait tmelines set forth In the Clty of Plan CodeTie applicable decision -making body rat review the informal... at the public hearing to render a recommend, on or a final recision PZ-21-10172 i 05/26/22 C. EXISTING FUTURE LAND USE DESIGNATION The parcel included in this request has an existing Future Land Use ("FLU") designation of Medium Density Multifamily Residential. According to the Miami Comprehensive Neighborhood Plan (MCNP): "Areas designated as "Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (100%), subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s)." D. PROPOSED FUTURE LAND USE DESIGNATION The request proposes a FLU designation of Medium Density Restricted Commercial for the Property. The Miami Comprehensive Neighborhood Plan (MCNP) provides the following information for the use, intensity, and density for properties with this designation: "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, lib s2 of 15 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 "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property." E. BACKGROUND Proposal The maps below show the existing and proposed FLU designations for the Property. Demographics NOTICE This aubmRlal needs to be scheduled for a pubbc hearing in accordance wilt timelines set form In the city of e appli afie deacon -making body will renew,. infolmabon at the public hearing to render recommender, on or a final decid on. PZ-21-10172 The Property is located within Census Tract 12086003400. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the tract is $24,210 which is 38 percent lower than the median household income for the City of Miami ($39,049) and less than half (52.85 percent) of median household income in Miami -Dade County ($51,347). The Area Median Income is $59,100. This Census Tract has a total of 1,265 households with a total of 1,452 housing units. The percentage of families living in poverty in this Census Tract is 29 percent, which is higher than both the City (23.4 percent) and County (17.1 percent), further exacerbated with more than twice the unemployment rate (12.92 percent) than both the City (5.97 percent) and County (5.26 percent). The same ACS 5-year estimate data showed that nearly every household (94.7 percent) in the Census Tract rented their homes, with a median rent for a unit to be $867. Surrounding Census Tracts typically had a median gross rent between $1,201 in the City and $1,343 in the County. This information is summarized in the table below. Summary of Census Data for Subject Census Tract 12086003400: 05/26/22 Page 3 of 15 Topic Census Tract 34 City of Miami Miami - Dade County Population2 2,756 454,279 2,699,428 Households (occupied)1 '5 1,265 176,777 883,372 A'g Households Size' 2.14 2.51 3.00 Owner -Occupied' 5 3% 29.60% 51.2% Renter -Occupied' 94.7% 70.4% 48.8% Vacant' 12.87% 15.01 % 13.75% Total Housing Units2 1,452 208,046 1,024,194 Median Household Incomes $24,210 $39,049 $51,347 Median Home Value6 $146,900 $334,100 $293,100 Median Gross Rents $867 $1,201 $1,343 Unemployment Rate4 12.92% 5.97% 5.26% Persons in Poverty percent' 29.0% 23.4% 17.1% *City of Miami figure is AMI for Miami Dade County 1 Households and Families - (Table S1101) 2 ACS Demographic and Housing Estimates - (DP05) 3 Geographic Mobility by Selected Characteristic in the United States - (Table S0701) 4 Poverty Status in the Past 12 Months - (Table S1701) 5 Financial Characteristics - (Table S2503) 6 Financial Characteristics for Housing Units with a Mortgage - (Table S2506) 7 Occupancy Status - (Table B25002) Data was retrieved from the U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimate NOTICE This submibal needs to be acbedukd bra public hearing In accordance walk tlmelines set forth In the City of applicable decision-ranking body WC review BinTiapplicableapplicablefornabon at the public bearing to render a recommender, on or On, I decision PZ-21-10172 i 05/26/22 Page 4 of 15 LAND USE INVENTORIES Lchi — Inul.str.sl dlrnE ]f *um I I- PEI 1111 I *U11a1 Fa•e•.. and Rcorer. on Genera Corner: • h:!ec .-• 1.1ec'i I LaL t3^'tl7 Fe Ger: al REL.-I•_.�_ Corm,- e': = it 1• A 0 250 500 FLUBM Overiaid by Existing Land Uses ugeclPmperty Existing Land Uses •• O111ce FLU Designations 1f4 Mlle Study Area • Commercial Parking Lot Public Parks and tiecreatlon • Dopier • ROW MLadWr nenslty Multifamily R.E enrlal • Government Origin. Family Loki amok). Restdoled Commercial • Insillullanai Lmant Land - Restricted Commercial • Ladgrig • industrial - General Commercial MUT3nIrg: 34 Link 1 1 Maitrins-1 Pubic Faellltles, Transponatbn aid Wilkes LI jm Indusli I I Future Land Use Inventory 1.000 Feet I I NOTICE This submRlal needs to be scheduled bra public hearing In accordance wait tmelines set forth In the Clty of Plan CodeTie applicable decision -making body rat review the Information at the public hearing to render a recommender, on or On, decision PZ-21-10172 i Geospatial analysis has been conducted on a quarter -mile study area surrounding the Property, as shown in the map above. The first analysis conducted provides information on the future land use inventory within the study area, against which this report compares the findings with the City overall. The table below shows the breakdown of addresses within the quarter -mile study area by number of addresses in the study area and citywide. When looking at addresses (properties), the Medium Density Multifamily Residential area within which the Property is located comprises 29 percent of the study area. Meanwhile, the Restricted Commercial area to the south, across NW 8 Street, comprises more than double that area, at 66 percent. The data below reflects the study area in the map above. 05/26/22 Page 5 of 15 FLU Designations A Quarter Wile Study Area Citywide Addresses °43 Addresses arc Conservation Low Density Multifamily Residential Public Parks and Recreation Low DEllsity Restricted Commercial Industrial Major Inst, Pulalic FacilitiesTransp And Light In�lu�triai High Density Multifamily Residential General Commercial Medium Density Restricted Cammcrdel Central Business District Medium Density MukifamrlyResidentiai Single Family - Residential Duplex - Residential Restricted Commercial Total 0 0°r6 0 0% .1 294 2 0% 653 0 0% 1,074 0 0% 2,066 15 7% 2 Cf3 4 19 2,544 0 0% 5)338 396 15 7% 7,061 3% 0 0% 8,858 4% 0 0% 11,361 696 23D 29% 16,823 8% 0 0% 28,969 1454 0 09 33,787 17% 524 66 % 80,424 790 100% 201,,968 100% 09 NOTICE This subrllal needs to be achedukd bra public hearing In accordance wait lrelines set fa. In the Clty of Tie applicable decision -rocking body WC review BIn foral... at the public hearing 10 render a recommend, on or a final decision PZ-21-10172 i A visual analysis of the mapping study reveals a strong correlation between the existing land use on a property and its underlying Future Land Use designation. In addition, a large number of vacant properties are noticeable in the immediately surrounding blocks as well as many of the properties directly abutting I-95. CERTIFICATES OF USE To analyze the development trend and character of the neighborhood, a Certificate of Use (CU) search was conducted for properties within the same block. Four of the eight properties on the block have structures located on them. In each of the four cases, the structure contains a use that is legally conforming with the underlying land development regulations. Three of the developed properties sit on the Medium Density Multifamily Residential FLU and the T5-R Zoning Transect and have CUs for multifamily development. The fourth sits on the Restricted Commercial FLU and T5-O and has a CU for a convenience store in addition to the allowed multifamily building. Site Visit A site visit was conducted to analyze the character of the neighborhood. The Property lies in the shadow of the I-95 expressway as a vacant, undeveloped lot on an unlined street. Cars are parked along the sidewalk and in make shift spots on vacant lots. Multifamily rentals face the front and rear of the property. 05/26/22 Page 6 of 15 NOTICE This subrnibal needs to be scheduled bra public hearing In accordance wait Minabl®set forth In the Clty of Plan Code Tie applicable decision -making body rat review the Information at the public hearing to render a recommender, on or On, decision PZ-21-10172 i NW 9 Street dead ends into Multifamily Residential and Henry Reeves Park. Manha Food Deli (corner store, with adjoining multifamily building) and Liquor Emporium Downtown (liquor store) sits at the intersection of NW 8 Street and NW 5 Avenue. F. CONCURRENCY ANALYSIS The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing is based on neither an increase or decrease of density as the proposed change to Medium Density Restricted Commercial designation permits the same density under the existing Medium Density Multifamily Residential, 65 units per acre. Schools The proposed change to Medium Density Restricted Commercial allows for the same density under the current designation of Medium Density Multifamily Residential of 65 units per acre, and will not result in an increase of students to require findings for school concurrency 05/26/22 Page 7 of 15 Recreation and Open Space The MCNP requires a 10-minute half -mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). The Planning Depaitinent conducted an analysis in GIS to test the LOS for this proposal and found that it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Transmission potential with FLUM change (same as the existing transmission) is assumed to be approximately 11,322 gallons per day; however, LOS standards do not take into consideration the consumption of non-residential use. NOTICE This subrnibal needs to be scheduled bra public hearing In accordance wait Minan®set forth In the Clty of e applicable decision -ranking body WC review Code re InTim formation at the public bearing to render a recommender, on or On, I decision PZ-21-10172 i Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service, however a Water and Sewer Department (WASD) permit is required for development. 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. The proposed FLR and existing density have the potential to result in an increase of approximately 2,100 daily trips and 140 P.M. peak hour trips. Based on the preliminary analysis for transportation concurrency, it would be ideal for the applicant to provide more information on how transportation impacts can be mitigated. G. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the pertinent Goals, Objectives, and Policies of the MCNP: Housing Goal HO-2: "Achieve a livable city center with a variety of urban Criteria 1 housing types for persons of all income levels in a walkable, mixed -use, urban environment." The proposed rezoning and FLUM amendment would allow mixed -use development immediately adjacent to the urban core of the City. This adjacency and access to premium transit facilities is conducive to mixed -use development Analysis 1 offering a variety of housing types, including programmatic housing and those affordable to low-income residents on top of commercial, office, and community uses. Furthermore, the Property is located in an area well-connected with pedestrian, transit, and bicycling access. Finding 1 Staff finds the request consistent with Goal HO-2 Future Land Use 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." According to the applicant, "the proposed rezoning and FLUM amendment achieves Goal LU-1 by fostering redevelopment of a site that has been underutilized for years through the introduction of residential, non-profit centric office, and commercial uses, while protecting the existing neighborhood from intrusion through the commercial limitations on development contained in the T5- L Transect regulations. The development of a mixed -use project at the Subject Criteria 2 Analysis 2 05/26/22 Page 8 of 15 Property, in close proximity to a major job center and mass transit options, promotes and facilitates economic development. The rezoning and FLUM amendment process protects the integrity and quality of the existing neighborhood through the notice requirements and public outreach." While the request would allow a mix of uses near the urban core and premium transit facilities, in an area with a prevalence of vacant, underutilized land, the change to the FLUM would create a land use pattern in conflict with point 5 of Goal LU-1. The Property would have a designation allowing uses in direct contrast to all of the surrounding properties that are solely residential. Finding 2 Staff finds the request inconsistent with point 5 of Goal LU-1 Future Land Use Policy LU-1.1.11: "The City hereby adopts designation of the City, excluding Virginia Key, Watson Island, and the uninhabited islands of Biscayne Bay, that have a land use and zoning classification of Conservation, as an Urban Infill Area pursuant to Miami -Dade County's designation of an Urban Infill Area lying generally east of the Palmetto Expressway and including all of the City of Miami. Within this area, the concentration and intensification of development around centers of activity shall be emphasized with the goals of enhancing the livability of residential neighborhoods and the viability of commercial areas. Priority will be given to infill development on vacant parcels, adaptive reuse of underutilized land and structures, the redevelopment of substandard sites, downtown revitalization and the development of projects that promote public transportation. Maintenance of transportation levels of service within this designated Urban Infill Transportation Concurrency Exception Area shall be in accordance with the adopted Transportation Corridors level of service standards and the City of Miami Person Trip Methodology as set forth in Policies TR-1.1.2 and 1.1.3 of the Transportation Element of the MCNP." Future Land Use Goal LU-3: "Encourage urban redevelopment in identified Urban Infill Areas and Urban Redevelopment Areas." According to the applicant, "the City in its entirety, with limited exceptions including those areas designated as "Conservation," is a designated Urban Infill Area pursuant to Policy LU-1.1.11 of the Comprehensive Plan. The proposed rezoning and FLUM amendment will encourage the redevelopment of the Subject Analysis 3 Property in compliance with Goal LU-3." Criteria 3 Finding 3 Criteria 4 Analysis 4 The proposed amendment would allow a greater variety of uses, broadening the opportunity for development on the vacant lot. Staff finds the request consistent with Policy LU-1.1.11 and Goal LU-3 Housing Policy HO-1.1.7: "The City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments." According to the applicant, "the proposed rezoning and Future Land Use Map amendment continue to limit the scale and intensity of the Commercial Uses that may be developed at the Property. The proposed do not increase the existing Density, Intensity, or Height of the Subject Property's existing T5-R designation, maintain the scale of any project that may be developed at the Subject Property with no further impact or changes to the existing transitions. The request protects the existing neighborhoods while expanding the available uses that may be developed at the Subject Property to provide a mixed -use project with residential, office and commercial uses near a major economic center and major transit hubs." The change to the FLUM, as well as the change to the Zoning Transect, would increase the intensity of allowed commercial and non-residential uses, which with the existing designation is none. Medium Density Multifamily Residential does not allow non-residential uses except in very particular cases, such as Historic Preservation or specific community support uses. Medium Density Restricted NOTICE This subrnibal needs to be scheduled bra public hearing In accordance wait Minan®set forth In the Clty of e applicable decision -ranking body WC review Code re InTim formation at the public bearing to render a recommender, on or On, I decision PZ-21-10172 i 05/26/22 Page 9 of 15 Finding 4 Criteria 5 Analysis 5 Commercial allows almost the widest array of non-residential uses while maintaining this density. The proposal would increase intensity for this property alone, entirely surrounded by solely residential properties. Staff finds the request inconsistent with Policy HO-1.1.7 Future Land Use Policy LU-1.3.15: "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation near each other." According to the applicant, "the proposed rezoning and FLUM amendment encourages a balanced mix of Uses at the Subject Property that are compatible with the existing neighborhood. The expanded uses will provide a home to a non- profit organization, create jobs, and create ground -floor retail use, all near mass transit and mixed -use opportunities." In line with pertinent land development regulations, a coherent land use pattern is desirable, where consistent areas dedicated to housing are not negatively impacted by incompatible uses. A mix of uses within an otherwise residential neighborhood is best situated along main thoroughfares, rather than neighborhood streets, to best accommodate traffic and pedestrian access. The Property is surrounded by properties designated Medium Density Multifamily Residential. An adopted amendment changing the FLU designation would allow completely commercial development in the middle of the otherwise residential neighborhood. Finding 5 Staff finds the request inconsistent with Policy LU-1.3.15 Housing Objective HO-2.1: "Design and create pedestrian friendly environments and neighborhoods with varied housing prototypes and amenities catering to persons of diverse social, economic and cultural backgrounds, with a Criteria 6 variety of urban housing types for persons of all income levels including those of extremely low, very low-, low-, and moderate -income households (in accordance with the current standards and regulations of HUD and the State of Florida) provided in a walkable, mixed -use, urban environment." The applicant states "[t]he proposed rezoning and FLUM amendment for the development of a mixed -use Project at the Subject Property, including residential uses to serve the community. The redevelopment of the Subject Property will enhance the pedestrian realm by creating an inviting street frontage to replace the Analysis 6 underutilized lot with sidewalks, lighting, hardscape, landscaping, and other right of way and pedestrian improvements." The proposed amendment would allow for the type of mixed -uses that provide specific services and amenities to a variety of community members, including residents of varying income levels and needs. Staff finds the request consistent with HO-2.1 Transportation Objective TR-2.7: `Encourage transit -supportive development patterns that promote walkable, mixed -use neighborhoods that help to increase transit ridership, reduce automobile trips, and provide increased mobility for all people." The applicant states "[t]he Subject Property, located within a TOD and adjacent to a Transit Corridor, is the ideal location for a mixed -use project that will promote walkability and mass transit ridership. The development of office and retail use at the Subject Property will encourage those who choose not to rely on cars to be Analysis 7 able to commute to and from the Subject Property vis-a-vi[s] mass transit." The Property is located adjacent to Miami's urban core, with immediate access to premium transit, county transit buses, a city trolley, regional rail transit, and dedicated bike lanes. Allowing a wider array of uses may encourage redevelopment on this vacant Property. Finding 7 Staff finds the request consistent with Objective TR-2.7 Transportation Policy TR-2.7.2: "The City will regularly coordinate with Criteria 8 Miami -Dade County to improve the efficiency of its public transit system by supporting transit -oriented development policies and promoting the use of Finding 6 Criteria 7 NOTICE This submittal needs to be scheduled bra public hearing In accordance walk Minabl®set forth In the City of applicable decision-ranking body WC review EinTiapplicableapplicablefornabon at the public bearing to render a recommender, on or On, I decision PZ-21-10172 i 05/26/22 Page 10 of 15 Analysis 8 alternative travel modes within the City." The applicant states "[t]he Subject Property is located within the TOD created by the nearby Metro Rail Stations and is adjacent to the Transit Corridor established by the frequency of Miami -Dade County Transit options. The proposed rezoning and FLUM amendment allow a transit -oriented development by providing flexibility to develop additional uses at the Subject Property that facilitate mass transit usage." Data has long shown that providing housing options close to transit in TODs has a positive effect on transit usage and ridership—. This area has struggled to develop consistently, despite proximity to the urban core and transit, as demonstrated by the land use data inventories above. Allowing additional uses to create mixed -use development may encourage development, thereby supporting the adjacent transit facilities. Finding 8 Staff finds the request consistent with Policy TR-2.7.2 Transportation Policy TR-2.7.3: "The City will conduct appropriate land use and zoning analysis of the areas surrounding each transit station area and transit corridor in order to determine whether appropriate land use and zoning changes should be implemented that foster transit -oriented development (as defined by Section 163.3164 F.S.) while protecting the adjacent neighborhoods from incompatible development. Such land use and zoning changes will include minimum and maximum density and intensity standards at the time of implementation. The City will consider the height, density, intensity, use and scale of new developments when determining the compatibility with existing neighborhoods." The applicant states "[t]he proposed rezoning and FLUM amendment is consistent with the TOD and Transit Corridor designations and the rezoning puts limitations in place in order to protect the existing neighborhood." Analysis 9 The City has not, in recent years, conducted any analysis as to the appropriateness of certain land uses and zoning designations in this particular area. Some of the land use investigations detailed above may warrant greater analysis to better understand the trends in the neighborhood to see if the existing land use and zoning patterns are appropriate. Finding 9 Staff finds the request consistent with Policy TR-2.7.3 Transportation Policy TR-2.1.4: "The City will ensure a strong interface between (re)developments and the public transportation system by encouraging Criteria 10 Multimodal Design Guidelines listed below that emphasize improved connectivity between transit facilities and (re)developments and incorporate a balanced streetscape design program to consider the following:" The applicant sites this policy by letter (A I) then immediately provides a corresponding viewpoint in bulleted form after each letter, all of which is labeled as Analysis 14. The applicants' arguments are provided as follows: Criteria 9 Analysis 10 "A. Encouraging development of a wide variety of residential and non-residential land -uses and activities in nodes around rapid transit stations to produce short trips, minimize transfers, attract transit ridership, and promote transit operational and financial efficiencies. The particular uses that are approved in a given station area should respect the character of the nearby neighborhood, strive to serve the needs of the neighborhood, and promote balance in the range of existing and planned land uses along the subject transit line. • The proposed rezoning and FLUM amendment introduce additional uses that are consistent with the existing neighborhood and do not create an intrusion of incompatible Uses through the limitations of the T5-L Transect regulations. B. Accommodate new development around rapid transit stations that is well designed, conducive to both pedestrian and transit use, and architecturally attractive. NOTICE This subrnibsl needs to be scheduled bra public hearing In accordance wait Minabl®set forth In the Clty of Plan Code Tie applicable decision -making body rat review the Information at the public hearing to render a recommender, on or On, I decision PZ-21-10172 i 05/26/22 Page 11 of 15 • The proposed rezoning and FLUM amendment will allow the redevelopment of the Subject Property with housing uses that encourage mass transit usage in close proximity to a major economic center. The redevelopment of the Subject Property will replace underutilized land with pedestrian and right of way improvements that will improve and enhance connectivity to the surrounding areas and transit stations. C. In recognition that many transit riders begin and end their trips as pedestrians, pedestrian accommodations will include, as appropriate, continuous sidewalks to the transit station, small blocks and closely intersecting streets, buildings oriented to the street or other pedestrian paths, parking lots predominantly to the rear and sides of buildings, primary building entrances as close to the street or transit stop as to the parking lot, shade trees, awnings and other weather protection for pedestrians. On all arterial and collector streets served by public transit new non- residential buildings and substantial alterations to existing non-residential buildings, and residential buildings wherever practical will provide at least one full-time building entrance that is recognizable and accessible from the street and is comparably as close to the street and/or transit stop as it is to the primary parking lot. • The redevelopment of the Subject Property will encourage walkability in the neighborhood with direct connections between the Metro Rail Station for pedestrians and the Transit Corridor adjacent to the Subject Property. D. New residential and non-residential developments, subdivisions and replats will provide for buildings that front the transit street or provide streets or pedestrian connections that intersect with the transit street in close proximity to transit stops not more than 700 feet apart. • The redevelopment of the Subject Property will provide a development consistent with the above regulation. E. New residential and non-residential developments, subdivisions, and replats will provide for bicycle and pedestrian connections that intersect with the transit street in close proximity to transit stops. • The redevelopment of the Subject Property will include bicycle facilities to encourage bicycle connectivity to mass transit options in the immediate area. F. Redevelopment of property within one-half mile of existing and planned transit stations and bus routes will not cause an increase in walking distance from nearby areas to the transit services and will, wherever practical, be done in a manner that reduces walking distances and is comfortable and attractive to pedestrians. • The redevelopment of the Subject Property will enhance the pedestrian realm and encourage walkability. There will be no increase in walking distance for pedestrians to transit stops. The redevelopment of the Subject Property will actually create enhanced pedestrian connections to the transit stops in the area which will create a better pedestrian experience for those traveling to the nearby transit options. G. Land uses that are not conducive to public transit ridership such as car dealerships, car- oriented food establishments, and container yards should not be permitted to locate or expand within one -quarter mile of a rapid transit station. • The redevelopment of the Subject Property does not propose any of the above listed Uses. Additionally, the proposed T5-L Transect Zone regulations do not permit such uses. NOTICE This subrnibal needs to be scheduled bra public hearing In accordance vat Mina n® set forth In the Clty of e applicable decision -ranking body WC review Code re InTim formation at the public bearing to render a recommender, on or On, I decision PZ-21-10172 i 05/26/22 H. Increase the density of development within walking distance of rapid transit Page 12 of 15 stations in a manner appropriate to the particular setting of each transit station and Finding 10 existing abutting residential neighborhoods are to be protected and preserved. • The proposed rezoning and FLUM amendment maintains the existing Density at the Subject Property which is consistent with the current Density permitted throughout the existing neighborhood. I. Encourage incorporation of transit stations within private development to integrate access to alternative modes with direct access and synergies within new mixed -use developments. This includes the co -location of transit stations and public common areas of private developments. (See Policy LU-1.1.19.) • The redevelopment of the Subject Property cannot accommodate a transit station due to its size, nor does the location make practical sense. However, the Subject Property is well served by mass transit through its TOD designation and adjacency to the Transit Corridor. Staff finds the request consistent with Policy TR-2.1.4. See below for a breakdown of each point: The Medium Density Restricted Commercial would allow a variety of uses near transit where Medium Density Multifamily Residential only allows residential uses. Consistent. Increasing the allowance of uses on the Property may encourage redevelopment of the Property. Consistent. Any development of the Property, regardless of this proposed FLU designation change, would improve the pedestrian infrastructure directly in front of the property. Consistent. The Property has only one frontage along a street with no transit facilities. Development complying with the existing land development regulations (in line with this policy), regardless of this proposed change to the FLU designation, would be consistent with section D. Development of this Property, regardless of this proposed change, includes only one property along one frontage. The only bicycle infrastructure would be bicycle parking and storage as required by the Miami 21 Zoning Code. Consistent. Regardless of this proposed FLU designation change, the development of this Property will not affect any existing pedestrian connections. Additionally, development of the Property would improve the sidewalks in the right-of-way adjacent to the Property. Consistent. The proposed amendment to the FLU designation is not inherently inconsistent with this policy, as there are many uses with the Medium Density Restricted Commercial designation that could be developed while complying with this policy. Enforcement of this policy under both the existing and the proposed FLU designation would occur at the land development stage. Consistent. The allowed residential density between both the Medium Density Multifamily Residential and the Medium Density Restricted Commercial is the same, at 65 dwelling units per acre. Development of mixed -uses, rather than purely residential may result in fewer units on the site, however vacancies on properties, including this Property, have been extensive and persistent. The allowance of mixed -use development may effectively result in more units being built. Elsewhere in the neighborhood, 150 dwelling units per acre are permitted under the Restricted Commercial FLU designation. An investigation into the most appropriate land uses and density levels in the neighborhood would better inform NOTICE This subrnibal needs to be scheduled bra public hearing In accordance wait Minabl®set forth In the Clty of Plan Code Tie applicable decision -making body rat review the Information at the public hearing to render a recommender, on or On, decision PZ-21-10172 i 05/26/22 Page 13 of 15 Criteria 11 Analysis 11 Finding 11 Criteria 12 Analysis 12 Finding 12 Criteria 13 Analysis 13 this analysis. Consistent. As noted by the applicant, there is currently no option for transit facilities to be incorporated into the development of the Property. Consistent. Future Land Use Policy LU-1.1.3 "[t]he City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses...Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations." All the properties surrounding the subject Property are designated Medium Density Multifamily Residential. Changing the Property's designation to Medium Density Restricted Commercial would create a pattern that positions disparate land uses next to one another in a way that would make buffering and adhering to transition standards prohibitive. Staff finds the request inconsistent with Policy LU-1.1.3 Housing Policy HO-1.1.5: "The City will continue to enforce, and where necessary strengthen those sections of the land development regulations that are intended to preserve and enhance the general appearance and character of the City's neighborhoods and to buffer such neighborhoods from incompatible uses through the implementation and enforcement of transition and buffering standards." The application proposes the placement of an incompatible commercial use surrounded by residential uses. Staff finds the request inconsistent with Policy HO-1.1.5 Housing Policy HO-1.1.8: "Through the land development regulations, the City will protect existing viable neighborhoods in those areas suitable for housing and, where appropriate, enhance them in a manner compatible with their existing character." The City's obligation to protect the neighborhood stems from maintaining the integrity of the Future Land Use Map by promoting congruent, successional development. The request would place non-residential uses in the middle of a residential neighborhood, away from a main thoroughfare where mixed -use development and non-residential uses are typically located. Finding 13 Staff finds the request inconsistent with Policy HO-1.1.8 [1] Robert Cervero, Transit -based housing in California: evidence on ridership impacts, Transport Policy, Volume 1, Issue 3, 1994, Pages 174-183, CONCLUSION NOTICE This subrnibal needs to be scheduled bra public hearing In accordance wait Minabl®set forth In the Clty of Plan Code Tie applicable decision -making body rat review the Information at the public hearing to render a recommender, on or On, I decision PZ-21-10172 i The applicant makes a strong case for changing the Future Land Use designation of the property. The proximity to Downtown Miami, multiple types of transit, and bicycle and pedestrian infrastructure make the location a good one for increased density and intensity, pursuant to many of the MCNP's goals, objectives, and policies. However, a Future Land Use change of one parcel to Medium Density Restricted Commercial creates an inharmonious pattern of development in a consistent area of Medium Density Multifamily Residential. Instead of minimizing the abutting disparate land uses to one edge, the relationship would exist on all four sides of this one property. Finally, the Certificate of Use research shows a low level of development in the area, as demonstrated by the high prevalence of land that has been consistently vacant for significant periods of time. As a result, further study of the area would provide greater insight into the development trends in the neighborhood to guide future policy decisions. RECOMMENDATION Based on the above background information, the Planning Depaitinent recommends denial for this request to change the FLUM from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial" for the property located at 430 NW 9 Street. Additionally, staff recommends further investigation into the land use and 05/26/22 Page 14 of 15 zoning patterns and trends to better guide future development in the neighborhood. Given the merits of this request and the widespread vacancies in the neighborhood, a larger areawide intervention would be worth studying, with special attention paid to the needs and history of the neighborhood. Attachments: ExhibitA — Legal Description Attachment 1 — Concurrency Analyses Sue Trone Chief of Comprehensive Planning NOTICE This subrnibal needs to be scheduled bra public hearing In accordance wait Minabl®set forth In the Clty of Plan Code Tie applicable decision -making body rat review the Information at the public hearing to render a recommender, on or On, decision PZ-21-10172 i 05/26/22 Page 15 of 15 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: Date: Applicant: Address: Boundary Streets: North: South: PZ-21-10172 1-Sep-21 Girl Power Rocks, Inc. 430 NW 9 Street NW 9 ST NW 8 ST East: West NW 4 AVE NW 5 AVE Existing Future Land Use Designation: Medium Density Multifamily Residential Residential Density: 0.6887 acres @ L 65 DU/acre, DUs Assumed Population I� 1 Persons Proposed Future Land Use Designation: Medium Density Restricted Commercial Residential Density 0.6887 acres @ 65 DU/acre DUs Assumed Population with Increase Persons NEIGHBORHOOD INFORMATION Neighborhood Service Center WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Overtown 0001-3 No K1 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 CONCURRENCY ANALYSIS Increase in Population: RECREATION AND OPEN SPACE NOTICE This submittal needs to be'scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The appli®de decision -making body will rodew the information at the pubkc hearing to render a recommended on or a final decla on. PZ-21-10172 05/26/22 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: OK POTABLE WATER Level of Service standard: Transmission potential with FLUM change Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: SANITARY SEWER TRANSMISSION Level of Service standard: 141 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change Exfiltration system after change Concurrency Test Result: 92.05 GCPD 11,322 WASD Permit Required SOLID WASTE COLLECTION Solid waste generation, 1.28 tons/resident/year Excess capacity before change Excess capacity after change Concurrency Test Result: On -site On -site TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: 157 800 643 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 4ssumed 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. 4i CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM G 0 Q. Sue Trone, AICP Chief, Community Planning FROM: Collin Worth Transportation Project Manager DATE: FILE: SUBJECT: REFERENCES: ENCLOSURES: September 1 PZ-21-10172 Transportation Concurrency Analysis PZAB File ID 21-10172 NOTICE This submittal needs b be scheduled for a public hearing In accord ancz w'rch timelines set forth in the City of Miami Cede.The applicatte decision -making bedywlll reWewthe Information at the public hearing to render a recommendation or a final decision. `. RedI EW CO�Q PZ-21-10172 05/26/22 Based on existing and proposed FLR and density for the applications for the project located at 430 NW 9th Street 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 approximately 2,100 daily trips and 140 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. Parks, Recreation, and Open Space Level of S PZ-21-10172 w 1- I = Subject Property City -Owned Park 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance Parcel City of Miami Boundary NW 11TH NW 10TH ST NW 9TH ST NW 8TH ST NW 7TH ST NW 4TH AVE This submittal needs to be scheduled bra pubic hearing in accordance with timelines set torch in the City of Miami Code. The applicable decision -making bodywlIL review the Information at the public hearing to render a recommendation or a final decal on. 70 I PZ-21-10172 05/26/22 0 155 310 620 Feet 111111111 Created by: City of Miami Planning Department Date created: September 3, 2021 N:APlanning\GIS\Concurrency FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-21-10172 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 430 NW 9 ST 0 125 250 500 Feet Li Public Parks and Recreation w 1- NW-10TH.ST Medium Density Multifamily Residential NW 9TH ST Thls submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the City of Miami Cole. The applicable decision -making body will reNew the Information at the public hearing to render e recommendation or a final decision. PZ-21-10172 05/26/22 Commercial NW8THST -0 N FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-21-10172 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 430 NW 9 ST 0 125 250 500 Feet M jOPOM©toPu b Iic Fa®00040os 4vauw©p A n d Public Parks and Recreation Medium Density Multifamily Residential w 1- NW-10TH ST NW 9TH ST �odOdoi DOGS G30©4POIAG C�oGIOR)01?O0a I NW8THST sity Re CoG NW 7TH ST NW 4TH AVE Thls submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the City of Miami Cole. The applicable decision -making body will reNew the Information at the public hearing to render e recommendation or a final decision. PZ-21-10172 05/26/22 `.0 ge..t • :rt. n AERIAL EPLAN ID: PZ-21-10172 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 430 NW 9 ST 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.rhe applicable decision -making body grill reNew the Information at the public hearing to render recommendation or a fine t decision. PZ-21-10172 05/26/22 � i`