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HomeMy WebLinkAboutAnalysis and MapsPLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. PROJECT INFORMATION Project Name: PZ-21-10171 Project Address: 430 NW 8 Street APPLICANT INFORMATION Company Name: Girls Power Rocks, Inc. Primary Contact: Iris Escarra, Esq. Email: escarrai©gtlaw.com Secondary Contact: Dan Chatlos Email: chatlos©miamidade.gov STAFF RECOMMENDATION/DECISION Denial GRAPHIC This submittal needs b be scheduled for a public hearing accordancein with timelines set forth in the Cry of MiamCcde.The applica de decision -making bcdywill renew the intonna0on at the pubs hearing to render a recommendation or a final decision. PZ-21-10171 05/26/22 PLANNING DEPARTMENT INFORMATION Lead Staff: Megan Echols, Planner II Principal Division: Land Development Email: mechols©miamigov.com PROJECT DESCRIPTION Rezone from "T5-R" Urban Center --Restricted to "T5-L" Urban Center --Limited. Leasing from Miami Dade county Companion is PZ-21-10172 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 Existing FLUM(s): Med Density MF Commissioner District(s): 5-- Christine King Department of Human Service Neighborhood Service Center(s): Overtown Revision Date: 06/15/2021 Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP City of Miami Planning Department ANALYSIS FOR REZONE NOTICE This submittal needs to be scheduled fora public eeanng In accordance with timelines set tedit in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommenmdon or a bnal aecNon. PZ-21-10171 05/26/22 Staff Analysis Report No. PZ-21-10171 ZC Location 430 NW 9 Street Folio Number 0101030301020 Miami 21 Transect "T5-R" Urban Center Transect Zone —Restricted MCNP Designation Medium Density Multifamily Residential Commission District District 5—Christine King Department of Human Service Neighborhood Service Center Overtown Service Center CRA Area Southeast Overtown Park West CRA SEOPW Planner Megan Echols, Planner II Applicant Girls Power Rocks, Inc. (Leasee of Miami Dade County) Property Owner Miami -Dade County Contact: Dan Chatlos 305-302-9706 chatlos@miamidade.gov Project Representative Iris Escarra, Esq. of Greenberg Traurig Companion Item FLUM Amendment PZ-21-10172 A. REQUEST Pursuant to Article 7, Section 7.1.2.8(c) of Ordinance 13114 ("Miami 21"), as amended, the Girls Power Rocks, Inc. (the "Applicant") requests an Amendment to the Miami 21 Zoning Atlas (rezone) located at 430 NW 9 Street, Miami, Florida to rezone the site from "T5-R"Urban Center —Restricted to "T5-L" Urban Center —Limited. Staff Analysis Report No. PZ-21-10171 ZC— Page 1 12/29/2021 Page 1 of 21 B. RECOMMENDATION NOTICE Pee submltat needs to the scheduled for a pub4e eeu,ing rconiance wp It metres set forth in the city of Miami Code. The apptica He tlecision-making body etel reWew tee Inbnnation at the publtc hearing to render e reeommendttion or a final decmon. Pursuant to Article 7, Section 7.1.2.8(c) of Miami 21, as amended, the Planning Department recommends Denial of the rezone from "T5-R" Urban Center —Restricted to "T5-L" Urban Center —Limited, request based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T5-R" Med. D MF Residential Multifamily Residential South "T5-R" Med. D MF Residential Multifamily Residential East "T5-R" Med. D MF Residential Multifamily Residential West T5-R Med. D MF Residential Vacant RELATED APPROVALS Date Action N/A D. NEIGHBORHOOD SERVICE Pursuant to Article 7, Section 7.1.3.4 of the above Miami 21 Code, the Planning Department has made referrals to the agencies below: • Overtown Service Center • Office of Code Enforcement Their reviews and recommendations have been considered in this staff report. E. BACKGROUND Proposal In February of 2021, the City of Miami received (30,000 square feet) parcel located at 430 NW 9 "Property"). Within the Application, staff received an application for Rezone for a 0.68 acre Street, owned by Miami -Dade County (the a letter from Miami -Dade County Office of Staff Analysis Report No. PZ-21-10171 ZC— Page 2 12/29/2021 PZ-21-10171 05/26/22 Page 2 of 21 NOTICE This submittal needs to be scheduled for a pnboc hearing In accoMence wp timelines set forth in the city of Miami Code. The applica de decision -making body will reWew tee inbrrnation at the public bearing to render a reeommen.bon or a final decmon. PZ-21-10171 05/26/22 Internal Services authorizing the Applicant, Girls Power Rock, Inc. to submit the application. The Applicant has requested an increase in intensity from "T5-R" Urban Center —Restricted to "T5-L" Urban Center —Limited. Site Location & Surrounaing Use: The Property is located in the West Overtown area and is in the Southeast Overtown Park West (SEOPW) Community Redevelopment area. The Property is within a Transit Oriented Development (TOD) area due to its proximity to the Culmer Metrorail Station and it is less than one block west of Interstate-95. The Property is undeveloped with some remnants of a former development where there was a portable building and parking lot occupying the north side of the site (see Figure 1 and Image 2). The Property is located on a low traffic, bi-directional street with parking on both sides. Staff Analysis Report No. PZ-21-10171 ZC— Page 3 12/29/2021 Page 3 of 21 NOTICE This submittal needs to be scheduled fora public eeanng In accordance with timelines set tedit in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommenmdon or a bnal aecNon. Figure 1: Aerial of the Property outlined in red Staff Analysis Report No. PZ-21-10171 ZC— Page 4 12/29/2021 PZ-21-10171 05/26/22 Page 4 of 21 •IIII lllluuw NOTICE This submittal needs to be scheduled fora public eeanng In accordance with timelines set tedit in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommenmdon or a bnal aecNon. PZ-21-10171 05/26/22 Image 1: View east on NW 9 Street, looking towards 1-95 and downtown/World Center area. The Property is located on the right side of the photo. On the left side, is low rise multifamily residential. Staff Analysis Report No. PZ-21-10171 ZC— Page 5 12/29/2021 Page 5 of 21 This submittal needs to be scheduled fora pubic teal, in rLONence wp ti melees set forth in the City of Mlami Coda. The apogee de decision -making body yeti mWew lee Information at the public head. to render a reeommentbtlon or a neat aecNon. PZ-21-10171 05/26/22 Image 2: View south of Property. On the left side of the Background of the photo is recent development in Overtown on the east side of Interstate-95. Right side of background is low rise multifamily residential buildings that are a common characteristic of the neighborhood. Staff Analysis Report No. PZ-21-10171 ZC— Page 6 12/29/2021 Page 6 of 21 NOTICE This submittal needs to be scheduled fora public tearing In accordance with timelines set forth in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommentbdon or a bnal aecNon. PZ-21-10171 05/26/22 Image 3: View South at the intersection of NW 9 Street and NW 4 Avenue (around the corner from the Property). All properties that are adjacent to the Property are zoned T5-R, and much of the area is a mixture of vacant properties or two to three story Multifamily developments (see Figure 1 and images 1,2, and 3). The Multifamily developments that are adjacent to the property are generally constructed between 1950 and the mid-1960s. Many of the parcels within the greater surrounding area are parcels owned by local government entities such as Miami -Dade County, the City of Miami, and the Southeast Overtown Park West CRA. Demographics The Property is located in Census Tract 34 (12086003400), which is a large Tract that covers a grand portion of the Overtown area from the Florida East Coast Railway to NW 7 Avenue. Census Tract 34 has a Median Household Income that is nearly half the City of Miami Median Household income, while the unemployment rate of Census Tract 34 is 12.92%, which is more than double the City of Miami and Miami -Dade County unemployment rate. The housing Vacancy Rate is 12.87% which is lower than the City Vacancy Rates, and 94.7% of Staff Analysis Report No. PZ-21-10171 ZC— Page 7 12/29/2021 Page 7 of 21 NOTICE This submittal needs to be scheduled fora public eoanng In accordance troth timelines set forth in the city of Miami Code. The applicable decision -making body will reWew lee Information at the public bearing to render a .0mmentbtlop or a bnal aecNon. PZ-21-10171 05/26/22 households are renter occupied in Census Tract 34. For more information view the summary of Census Data, below. Table 1: Summary of Census Data for Subject Census Tract 34 (Block Group 4): 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 Avg 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 $59,100 $51,347 Median HomeValue6 $146,900 $334,100 $293,100 Median Gross Rent5 $867 $1,201 $1,343 Unemployment Rate4 12.92% 5.97% 5.26% Persons in Poverty percent4 29.0% 23.4% 17.1% 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 F. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The existing Future Land Use (FLU) designation for the Property is Medium Density Multifamily Residential. Medium Density Multifamily Residential generally permits a maximum density of 65 dwelling units per acre, supporting services such as community -based residential facilities, and commercial activities to serve the retailing and personal services needs of the residential areas. Staff Analysis Report No. PZ-21-10171 ZC— Page 8 12/29/2021 Page 8 of 21 ci n Ju NOTICE Thl: sbmmel neea9 m be senea,lea mr a pebue pearl In a! C Me h wM timelin®sel tortM1 In the CITy at Miami Cotle.The eppacsde tlaleion-maXing bp9yw reWew Te Inbimatbn at tM1e pubic M1earing to rentler recpmmenmapn or a pool aecpon. PZ-21-10171 05/26/22 The proposed FLU designation is Medium Density Restricted Commercial is very similar to the existing FLU designation, Medium Density Multifamily Residential, which has the same maximum density of 65 dwelling units per acre. Medium Density Restricted Commercial permits residential and lodging and commercial activities. Medium Density Restricted Commercial allows a maximum floor lot ratio of 6.0 times the net lot area of the subject property. The request to rezone the Property from T5-R" Urban Center Zone —to "T5-L"Urban Center Zone is inconsistent with the Property's existing future land uses ("FLU")of Medium Density Multifamily Residential, therefore, a concurrent Comprehensive Plan Amendment is required and has been submitted as a companion application PZ-21-10172. Existing FLU Designation Proposed FLU Designation 1 I Motor lust, Public ♦ Facilities, Facilities,♦ Transp And ♦♦1.oirm Transp And ♦♦, l \I rvw_t T 9 dP Public Parks \ so Public Parks \ and Recreation ^F P a Recreation o Medium Densly' NW 9TH ST o9q NW 9TH ST Multifamily Residential m Medium Density Multifamily Residential i Medium Restricted Commercial Density iD / ` 8TH ST 8TH ST II Restricted Ra � Commemlal cemm�elal J 1 l N A N� Nev,TH ST 1 I �— _ Figure 4 Figure 5 Staff Analysis Report No. PZ-21-10171 ZC— Page 9 12/29/2021 Page 9 of 21 NOTICE This submittal needs to be scheduled fora public eeanng In accordance with timelines set tedit in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommenmdon or a bnal aecNon. PZ-21-10171 05/26/22 Miami 21 Code The Property is located in a "T5-R"Transect Zone and is generally surrounded by "T5-R" zoned properties (see Figure 6). The zoning transitions to "T5-O"to the south, across NW 8 Street. The zoning transitions to "T6-8-O"across NW 8 Street and NW 4 Avenue. The zoning transitions to Civic Transect Zones, such as "CI"to the north, across 10 Street and "CS"to the west, across NW 5 Avenue. Staff researched prior zoning codes and found that this portion of Overtown has been assigned some form of exclusively residential zoning for decades; see sections on the 11000 and 9500 Zoning Codes for more information. Existing Zoning Proposed Zoning \\\ , ,, A\ rsso A \ \ \ A\ --- ��r\` — CS rvN ioTH9\\\\ \B:L \ \ \ a. T5-R \\ \ \ \ ne cc, sr T \ \ � \ I gg I Iz' - mm eT si ' 0 1 5O TI T6-e-O 1 _ T TT6-8 O \ L . N: \ �aaa fff 1 F F I I! T5L Ti f T►`;1 1 7L T! 11 1 IWi; ` Figure 6 Figure 7 The proposed rezone from "T5-R" to "T5-L" would permit several new uses including all lodging uses by right, Office use, Commercial uses, and Educational uses. For details on the different permitted Uses allowed in "T5-R" and "T5-L" see the excerpt from Miami 21, Article 4, Table 3 below. Staff Analysis Report No. PZ-21-10171 ZC— Page 10 12/29/2021 Page 10 of 21 NOTICE This submittal needs to be scheduled fora public eeanng In accordance with timelines set tedit in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommenmdon or a bnal aecNon. PZ-21-10171 05/26/22 The proposed rezone from "T5-R" to "T5-L" would not increase density; density would remain 65 dwelling units per acre which permits a maximum of 44 dwelling units on the Property. In "T5-L" zones, Office and Commercial Uses are permitted on the first and second stories of the Principal Building and must be less than 25% of the Building floor area total. Development standards such as setbacks, permitted height, and lot area would have no change between the existing and proposed transect zones. SEOPW Community Redevelopment Plan The Property is located in the Southeast Overtown Park West Community Redevelopment Area (SEOPW CRA). The SEOPW CRA Redevelopment Plan includes goals such as: • preserving historic buildings and cultural heritage • expanding the tax base • provide and retain housing affordability • create jobs and to promote and market the Community as a Cultural and Entertainment Destination Staff Analysis Report No. PZ-21-10171 ZC— Page 11 12/29/2021 Page 11 of 21 NOTICE This submittal needs to be scheduled fora public fading In accordance wp Umetroset tedit in the city of Miami Code. The applies tie decision body vAtl reWew Pm Worm/don at the public bearing to render a recommend/eon or a boat daemon. DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK WORK . LIVE LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTAB. -ADULT FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTAS. OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE I UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE I HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING I VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY PZ-21-10171 05/26/22 T5 75 URBAN CENTER _pi. URBAN CENTER R L 0 65 R R R R R E V E ft E IV w W w w E E E E E E E R L 0 65 R R R R R R R R R R w R E R w W R R w R R w w W W w W w w R E W R W Table 2: Excerpt Miami 21, Section 4,Table 3 Staff Analysis Report No. PZ-21-10171 ZC— Page 12 12/29/2021 Page 12 of 21 NOTICE Th.s submlfai needs to to schedlled fora puboc enuring tra accordance wp ti noires set forth in the City of Miami C . The applicade decision -ma king bcdy yell renew Me Information at the pubic keanng to render a recommendtdon or a final aecmon. 11000 Zoning Code Prior to the enactment of Miami 21, the zoning designation for the Property was R-3 (see Figure 8). The 11000 Zoning Code describes R-3 as Multifamily Medium -Density Residential, which permitted 65 dwelling units per acre and a height of 50 feet. This prescribed density is similar to the existing density permitted in T5 zones. Figure 8: 11000 Zoning Code, Property is outlined in cyan Staff Analysis Report No. PZ-21-10171 ZC— Page 13 12/29/2021 PZ-21-10171 05/26/22 Page 13 of 21 9500 Zoning Code r1..' RG-2/5 11111111 6R-I/6 Cii- I/6)i Figure 9: 9500 Zoning Code, the Property is outlined in orange NOTICE This submittal needs to be scheduled fora public tearing In accordance with timelines set forth in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommentbdon or a bnal aecNon. The 9500 Zoning Code was active prior to the enactment of the 11000 Zoning Code. According to the 9500 Zoning Atlas (see Figure 9), the Property was designated RG-2/6, R-2 zoning permits one dwelling, two dwellings and multiple dwellings, building height may be expected to range from 2 to 10 stories and density will range from 20 to 60 units per acre. Staff Analysis Report No. PZ-21-10171 ZC— Page 14 12/29/2021 PZ-21-10171 05/26/22 Page 14 of 21 NOTICE Thls submittal needs to be scheduled for a Pnboc hearing In accordance wp ti melees set forth in the city of Miami Cede. The appllca tie decision -making body vAll ra iew lee Inform.. at the puree hearing to render e reeommenmtlon or a brat decOon. Previous Development on Site Satellite and Google Street View images show that there was a portable building on the site in the early 2000s and 2010s. According to the images, this building has been occupied by Work America Inc, which would be a nonconforming use, and a Private school, which would be a use permitted by an Exception, under the Miami 21 Code, today. G. REZONING CRITERIA Criteria 1 Image 4: Google Street view image from 2008 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." Staff Analysis Report No. PZ-21-10171 ZC— Page 15 12/29/2021 PZ-21-10171 05/26/22 Page 15 of 21 NOTICE This su basil -1st needs to be scheduled fora public hearing In Code dance viral timelines set forth in the city of Miami Code. The apptirahle decision -making body Al rmiew the infonnatien at the public bearing to render a recommendtdon or a final decmon. PZ-21-10171 05/26/22 Analysis 1 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. Analysis Policy HO-1.1.5: The intentions of the Transect Intensities are to further create transitions between different Transect Zones. Staff analysis has found that the Property is located in a neighborhood with established residential history, despite vacancy, and the proposed zoning changes would not create appropriate buffering and transitions from incompatible uses. Goal LU-3: Encourage urban redevelopment in identified Urban lnfill Areas and Urban Redevelopment Areas. Analysis Goal LU-3: Staff has identified that the existing T5-R transect zone has not been successful in spurring urban infill, however, the Applicant and staff were unable to identify how changing the intensity of an individual 0.68 acre parcel (the Property) would encourage redevelopment in the Urban Redevelopment Area. 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. Analysis Policy HO-1.1.7: Due to the limited size of the parcel, the proposed transect zone change would not create effective transitions between commercial and residential intensities as intended by Miami 21. Changes in intensity do not affect the density of residential units within the area, however, the proposed change could negatively affect the neighborhood by introducing commercial, lodging, or office into a residential area, this could create issues such as commercial loading, hours of business operation, and disruption of the neighborhood fabric. Staff Analysis Report No. PZ-21-10171 ZC— Page 16 12/29/2021 Page 16 of 21 NOTICE This submittal needs tote scheduled for a pub4e hearing In accoMence wp timelines set forth in the city of Miami Code. The applicade decision -making body Al ra iew Ole Information at the public bearing to render a reeommendtdon or a final decmon. PZ-21-10171 05/26/22 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. Analysis Objective TR-2.7: Creating areas where there are mixed - use zones that transition and interact with residential zones can create mixed -use and walkable neighborhoods. The Property is also located in an Transit Oriented Development Area, where there is an opportunity to increase transit ridership and walkability. However, changing a single property would have limited changes to the development pattern. Staff recommends a more comprehensive change to the zoning patterns of the neighborhood to create a transit - supportive development patterns for the neighborhood. Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Criteria 1 Code, the requested change in zoning is inconsistent. 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 Per the Analysis section of this staff report, the zoning of this area has Criteria 2 been consistently Medium Density Multifamily since as early as the 1980s. Permitting a rezone change to "T5-L"of a singular parcel in the middle of an "T5-R"area would be contradictory to the transitional goals of Miami 21. Additionally, Staff reviewed Certificates of Use for parcels within a '/ mile of the Property and found that the majority of parcels have had uses that were consistent with the underlying land use and zoning patterns that have generally remained consistent since prior to the 1980s; the parcels north of NW 8 Street were generally residential or vacant. Satellite photos of the area show that the area west of Interstate 95 has seen little development and much of the area has remained vacant. The persistent lack of development of the area is a condition of concern for the Planning Department, and staff recommends more Staff Analysis Report No. PZ-21-10171 ZC— Page 17 12/29/2021 Page 17 of 21 NOTICE This submittal needs tote scheduled for a pub4e hearing In accoMence wp timelines set forth in the city of Miami Code. The applicade decision -making body Al ra iew Ole Information at the public bearing to render a reeommendtdon or a final decmon. PZ-21-10171 05/26/22 comprehensive initiatives to comprehensively impact the area. However, staff does not see significant change to find a need or justification for the proposed change. Finding Criteria 2 In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the requested change in zoning is inconsistent. Criteria 3 Section 7.1.2.8112. "Achange 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 Section 7.1.2.8 (f)(2) establishes that changes shall occur in Criteria 3 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 change is consistent with the successional zoning change requirements stated in Section 7.1.2.8 (a)(3). The proposed zoning change from "T5-R"to "T5-L"is a change to the next higher intensity. However, the Property is a single parcel located in a consistently "T5-R"area and the intent of Miami 21 and Section 7.1.2.8 of Miami 21 is for larger areas of land to buffer and create appropriate transitions to increasingly higher transects. The proposed change while successional would not create the intended transitions desired in Miami 21. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the Criteria 3 request to rezone is consistent with the Miami 21 Code in that it is successional; however, it is also inconsistent in that this request would not create the intended transitions decided by Miami. Staff Analysis Report No. PZ-21-10171 ZC— Page 18 12/29/2021 Page 18 of 21 H. CONCLUSION NOTICE This submittal needs tote scheduled for a pub4e hearing In accoMence wp timelines set forth in the city of Miami Code. The applicade decision -making body Al ra iew Ole inbrrnation at the public bearing to render a reeommendtdon or a final decmon. The City of Miami received an Application for Rezone from Girls Power Rock, Inc for a 0.68 acre (30,000 square feet) parcel (430 NW 9 Street) owned by Miami -Dade County. The existing zoning for the Property is "T5-R" and the Property is generally surrounded by "T5-R" zoning and medium density multifamily properties or vacant properties. The Applicant has proposed to change the zoning to "T5-L". Staff has found that the proposed zoning change is not consistent with the Rezoning Criteria from Miami 21 Article 7, Section 7.1.2.8(f). Though the property meets the requirements for rezone, changing the zoning would be disruptive to the zoning patterns of the area. Staff recommends Denial of the requested rezone and recommends more comprehensive study of the area. INSERT NAME INSERT TITLE Staff Analysis Report No. PZ-21-10171 ZC— Page 19 12/29/2021 PZ-21-10171 05/26/22 Page 19 of 21 NOTICE This submittal needs to be scheduled fora public eeanng In accordance with timelines set forth in the city of Miami Code. The applicable decision -making body will reWew Ole Information at the public bearing to render a recommenmdon or a bnal aecNon. PZ-21-10171 05/26/22 Staff Analysis Report No. PZ-21-10171 ZC— Page 20 12/29/2021 Page 20 of 21 Jacqueline Ellis Chief of Land Development This sit.. heeds. he scheduled fora public hearing In accordance wM timetmes set forth In the City of Miami Code. The applicable decision -making body wall realewthe Information at the public bearing to render a recommenda0 on or a final decision. PZ-21-10171 05/26/22 Page 21 of 21 MIAMI 21 (EXISTING) EPLAN ID: PZ-21-10171 REZONING ADDRESSES:430 NW 9 ST 0 125 250 500 Feet This submittal needs to be scheduled fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decision. PZ-21-10171 05/26/22 MIAMI 21 (PROPOSED) EPLAN ID: PZ-21-10171 REZONING ADDRESSES:430 NW 9 ST 0 125 250 500 Feet This submittal needs to be scheduled fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decision. PZ-21-10171 05/26/22 AERIAL EPLAN ID: PZ-21-10171 COMPREHENSIVE PLAN AMENDMENT & REZONING 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. The applicable decision -making body will renew the information at the public hearing to render a recommendation or a final decid on.