HomeMy WebLinkAboutStaff Analysis and MapsDocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
This submittal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applies de decision -making body will
redew the information at the pubc hearing to render a
recommendation or a final decld on.
PZ-22-15065
03/29/23
City of Miami
Planning Departmer
ANALYSIS FOR
REZONE
Staff Analysis Report No.
PZ-22-15065
Location
1600 NE 2 Avenue
Folio Number
0131360050570
Miami 21 Transect
T6-O Urban Core Transect Zone - Open
MCNP Designation
General Commercial
Commission District
5 — Christine King
Department of Human
Service Neighborhood
Service Center
Downtown-Brickell (Temporary at OMNI CRA Building)
Planner
Zhaokai (Kyle) Liu, Planner II
Property Owner
1600 NE 2ND Avenue LLC
Ines.marrero@hklaw.com
Project Representative
Ines Marrero Priegues, Esq
Ines.marrero@hklaw.com
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Ines
Marrero Priegues, Esq. (the "Applicant") requests to rezone the Property located at 1600 NE
2 Avenue, Miami, Florida from "T6-24A-O" Urban Core Transect Zone - Open to "T6-24B-O"
Urban Core Transect Zone — Open.
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends approval of the request to rezone the Property from "T6-24A-O" Urban Core
Transect Zone — Open to "T6-24B-O" Urban Core Transect Zone — Open based upon the
facts and findings in this staff report.
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 1
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
C. PROJECT DATA
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NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information at the public hearing to render a
recommendation or a final decision.
J, PZ-22-15065 44,
03/29/23 <t VIEW CO'
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
T6-24A-O
General Commercial
150 du/ac
Industrial
South
T6-36B-O
Restricted Commercial
150 du/ac
Transportation -Utilities
East
T6-36B-O
Restricted Commercial
150 du/ac
Vacant
West
T6-24A-O
General Commercial
150 du/ac
Transportation -Utilities
D. BACKGROUND
The Property has four (4) parcels located along NE 2 Avenue, NE 16 Street, and NE 1 Court.
The parcel (16001 NE 1 Court, Folio #: 0131360690010) on the west side of 1600 NE 2
Avenue is used as a parking lot. The parcel (210 NE 17 Street, Folio #: 0132310050310) on
the east side of 1600 NE 2 Avenue is vacant. The parcel (155 NE 15 Street Folio #:
0131360880020) on the south side of the Property is used as a parking garage. According to
the survey prepared by Level Tech Surveyors, LLC., the size of the proposed Property is
approximately 24,589.3 Square Feet (0.5645 acres). The Applicant proposes changing the
existing zoning designation from "T6-24A-O" Urban Core Transect Zone — Open to "T6-24B-
0" Urban Core Transect Zone — Open; see Figures 1 & 2. The Future Land Use Map is
"General Commercial" which supports the proposed zoning district.
EXISTING ZONING PROPOSED ZONING
Ts.Yau-3 1
T4aati-3
Te.245-O
Figure 1 Existing Miami 21 Transect Zone Figure 2 Proposed Miami 21 Transect Zone
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 2
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
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411
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the Information at the public hearing to render s
recommendation or a final decision.
PZ-22-15065
03/29/23
44,
ReVI EW CO '
The Property is in "T6-24A-O" Urban Core Transect Zone — Open abutting "T6-36B-O" Urban
Core Transect Zone — Open, on the east and south side. The Property is currently developed
with two (2) one-story buildings and served as the site for the Miami Cash Register Co., Inc.,
a local business that sold dash registers and scanning systems for retail and restaurant
businesses in South Florida.
DEMOGRAPHICS
The Property is in 2020 US Census Track 12086002702. According to the Policy Map 5-Year
Estimate (2017-2021), 4,537 people live across 1,684 households for an average household
size of 1.99 people, which is smaller than the City of Miami's average household size of 2.38
people.
The median household income of the area is approximately $64,489, which is $13,224 more
than the citywide median household income. Almost (94.42%) all the housing units are rental
occupied. This is more than 24% of rental occupied housing units citywide, which is 69.98%.
Additionally, Census Track 2020 has less vacancy rate in the City of Miami. Below is a table
highlighting the key socioeconomic and demographic characteristics of both Census Track
2020 and the City of Miami
Topic
Census Tract: 12086002702
City of Miami
Population
4,537
442,241
Total Households
1,684
181,597
Average Household Size
1.99
2.38
Families in Poverty
14.66%
16.94%
Home Ownership Rate
5.58%
30.02%
Rental Occupancy Rate
94.42%
69.98%
Vacant Rate
13.24%
13.97%
Median Household Income
$64,489
$51,625
Median Gross Rent
$1,986
$1,361
Table 1 : Census
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 3
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
E. ANALYSIS
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NOTICE GI
This submittal needs to be schedu lee fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applies We decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
J, PZ-22-15065
03/29/23 <VI Eilv CO'
Miami 21 Code
The Property is zoned "T6-24A-O" Urban Core Transect Zone — Open. Supported
development in this zoning designation is primarily intended for Residential, Lodging, and
Offices by Right, with restricted Commercial, Civic, Civic Support, and Educational Uses
through the Warrant and Exception process. The current and proposed T6 designation
provides for the highest density and greatest variety of use within the designated Urban Core
Zone. The Property is in the Omni Residential Density Increase Area, which has a density of
500 du/acre. Under the current "T6-24A-O" Urban Core Transect Zone — Open, the Floor Lot
Ratio (FLR) is 7 / 30% additional Public Benefit. The Floor Lot Ratio (FLR) for the proposed
"T6-24B-O" Urban Core Transect Zone — Open is 16 / 40% additional Public Benefit. The
Floor Lot Ratio (FLR) is the multiplier applied to the Lot Area that determines the maximum
Floor Area allowed above grade in a given Transect Zone. Bonus Capacity is the additional
Building Capacity awarded for participation in the Public Benefits Program, as defined in
Article 3, Section 3.14. The intent of the Public Benefits Program established in this section is
to allow bonus Building Height and FLR in T6 Zones and bonus Building Height in D1 Zones
in exchange for the developer's contribution to specified programs that provide benefits to the
public.
The Applicant's purpose to rezone the Property to "T6-24A-O" Urban Core Transect Zone —
Open is to allow additional floor lot ratios allocated under "T6-24B-O" Urban Core Transect
Zone — Open. The rezoning of this Property will permit the development of the Property with
residential units within walkable distance to nearby Metromover Stations such as School
Board Metromover Station and Adrienne Arsht Metromover Station.
Per Article 4, table 3, the Uses for both "T6-24A-O" Urban Core Transect Zone — Open and
"T6-24B-O" Urban Core Transect Zone — Open remains the same. Below are the excerpts
from Article 4, Table 3 of the Miami 21 Code highlight the allowed uses and development
standards that would not change due to the proposed rezoning.
T6
R
L
0
URBAN CORE
DENSITY (UNIT PER ACRE)
RESIDENTIAL
150* 150*
150*
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 4
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
T6
SINGLE FAMILY RESIDENCE
R
R
R
COMMUNITY RESIDENCE
R
R
R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
R
R
MULTI FAMILY HOUSING
R
R
R
DORMITORY
R
R
HOME OFFICE
R
R
R
LIVE - WORK
R
R
WORK - LIVE
LODGING
BED & BREAKFAST
E
R
R
INN
E
R
R
HOTEL
R
R
OFFICE
OFFICE
R
R
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
W
W
ENTERTAINMENT ESTABLISHMENT
R
R
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT
W
R
R
ALCOHOL BEVERAGE SERVICE ESTAB.
E
E
GENERAL COMMERCIAL
W
R
R
MARINE RELATED COMMERCIAL ESTAB.
W
W
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -making body will
renew the Information al the pubic hearing to render s
recommendation or a final decision.
J, PZ-22-15065 kV
03/29/23 <C
wCO'*ON'
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Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 5
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
T6
OPEN AIR RETAIL
W
W
PLACE OF ASSEMBLY
E
R
R
RECREATIONAL ESTABLISHMENT
R
R
AMUSEMENT RIDE
E
CIVIC
COMMUNITY FACILITY
W
W
RECREATIONAL FACILITY
E
R
R
RELIGIOUS FACILITY
E
R
R
REGIONAL ACTIVITY COMPLEX
E
CIVIC SUPPORT
COMMUNITY SUPPORT FACILITY
W
W
INFRASTRUCTURE AND UTILITIES
W
W
W
MAJOR FACILITY
MARINA
E
W
W
PUBLIC PARKING
E
W
W
RESCUE MISSION
TRANSIT FACILITIES
E
W
W
EDUCATIONAL
CHILDCARE
W
W
W
COLLEGE / UNIVERSITY
W
W
ELEMENTARY SCHOOL
E
W
W
LEARNING CENTER
R
R
MIDDLE / HIGH SCHOOL
E
W
W
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -making body will
renew the Information al the pubic hearing to render s
recommendation or a final decision.
J, PZ-22-15065 kV
03/29/23 <C
wCO'*ON'
°°
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 6
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
T6
PRE-SCHOOL
E
R
R
RESEARCH FACILITY
R
R
SPECIAL TRAINING /VOCATIONAL
W
W
INDUSTRIAL
AUTO -RELATED INDUSTRIAL ESTBL.
MANUFACTURING AND PROCESSING
MARINE RELATED INDUSTRIAL ESTBL.
PRODUCTS AND SERVICES
STORAGE/ DISTRIBUTION FACILITY
F. NEIGHBORHOOD SERVICES
Figure 3 shows the Property from North to South on NE 2 Avenue.
Figure 4 shows the street view on NE 16 Street from east to est.
Figure 5 shows the street view on NE 16 Street from west to east
Figure 6 shows the street view on NE 1 Court from south to north
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NOTICE
This submittal needs to be scheduled for a public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating bodywill
renew the information at the public hearing to render s
recommendation or a final decision.
J, PZ-22-15065 kV
03/29/23 <C
wCO'*ON'
°°
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 7
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
Figure 3
Figure 5
G. FINDINGS
Figure 4
Figure 6
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
J, PZ-22-15065 44,
03/29/23 <C
In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone
in a manner which maintains the goals of Miami 21, in the recommendation, staff studied the
request with regard to the three (3) criteria identified in Miami 21 Article 7, Section 7.1.2.8
(f). The criteria and staff's findings are provided below.
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 8
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
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Criteria 1
NOTICE
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In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
PZ-22-15065
03/29/23
44,
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RSV! Ew CO '
7.1.2.8 (f)(1)(a) "The relationship of of the proposed amendment of the goals,
objectives, and polies 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 of Criteria 1
The Application is consistent and compatible with the underlying Comprehensive
Plan designation of General Commercial. Specifically, it promotes Policy LU-
1.1.10, TR-2.1.3, and HO-1.1.9 to encourage high -density residential
development and redevelopment in close proximity to Metrorail and Metromover
station. Additionally, this request promotes policy LU-1.3.15 in that it encourages
a development pattern that enhances existing neighborhoods by developing
balanced mixed uses, including areas for employment, shopping, housing, and
recreation in close proximity to each other.
Finding 1
Criteria 2
Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami Code, the request to
rezone is consistent with the goals, objectives, and policies of the
Comprehensive Plan, Miami 21 Code.
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 change
necessary".
Analysis of Criteria 2
The Application requests a rezoning from "T6-24A-O" Urban Core Transect Zone
— Open to "T6-24B-O" Urban Core Transect Zone — Open, a transect that is
consistent with the development trend in the immediate vicinity and the
surrounding uses. The intent of the rezone is to allow for the additional floor lot
ratio allocated under the T6-24B-O" Urban Core Transect Zone — Open. The
rezoning of this Property will permit the development of the Property with
residential units within walkable distance to nearby Metromover stations such as
School Board Metromover Station and Adrienne Arsht Metromover Station.
Therefore, the Property is suited to be redesignated to T6-24B-O" Urban Core
Transect Zone — Open to its neighboring parcels.
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 9
03/22/2023
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Finding 2
Criteria 3
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the Information al the pubge hearing to render s
recommendation or a final decision.
PZ-22-15065
03/29/23
44,
V
RSV! Ew COO
Pursuant to Article 7, Section 7.1.2.8 (f)(1)(b) of Miami Code, the request to
rezone is consistent with the goals, objectives, and policies of the
Comprehensive Plan, Miami 21 Code.
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 Neighborhood and to provide transition in
intensity and Building Height."
Analysis of Criteria 3
The intent of the request to rezone from "T6-24A-O" Urban Core Transect Zone —
Open to "T6-24B-O" Urban Core Transect Zone — Open is to allow for additional
floor lot ratio allocated under the "T6-24B-O" Urban Core Transect Zone — Open
category. The site could be developed with a maximum of 282 units because the
Property is in the Omni Residential Density Increase Area. The density for the
Property is 500 du/acre. The maximum building height is 24 stories by right and
up to 48 stories through the use of the public benefit.
Finding 3
In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the
requested change is zoning is consistent.
Based on the Planning staff's analysis of the surrounding context, the Miami 21 Code, and
the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the
request to rezone the Property from "T6-24A-O" Urban Core Transect Zone — Open to "T6-
24B-O" Urban Core Transect Zone — Open is justified
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and
the aforementioned findings, the Planning Department recommends approval of "T6-24B-O"
Urban Core Transect Zone — Open
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 10
03/22/2023
DocuSign Envelope ID: 868FB026-E4E7-4F6E-BCE7-DF7570AC2EF9
—DocuSigned by:
This submittal needs to be scheduled for a public hearing
in accordance with bmellnes set forth in the City of
Miami Code.The applica de decision -making body will
review the information at the pubc hearing to render a
recommendation or a final decision.
(,45Cs6 �u11
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Lakisha Hull, AICP, LEED AP BD+C
Planning Director
DocuSigned by:
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Sevanne Steiner, CNU-A
Assistant Director
,—DocuSigned by:
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Zhaokai Liu
Planner II
Staff Analysis Report No. ePIanPZ No. PZ-22-15065 1600 NE 2 AV— Page 11
03/22/2023
AERIAL
EPLAN ID: PZ-22-15065
REZONING
ADDRESSES: 1600 NE 2 AV
0 75 150
300 Feet
ThIs submittal needs to be schedu led for a public hearing
In accordance wiHr timeline set forth in the City of
Miami Code. The applicxde decision -making bodywill
redewthe Information at the public hearing to render a
recommendation or a final decia on.
PZ-22-15065
03/29/23
MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-15065
REZONING
ADDRESSES: 1600 NE 2 AV
0
87.5
175
350 Feet
1-
U
H
NE-16TH ST w
z
r
ThIs submittal needs to be scheduled for a public hearing
In accordance wiHr hmellnee set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-22-15065
03/29/23
T6-36B-0
M IAM 121 (PROPOSED)
EPLAN ID: PZ-22-15065
REZONING
ADDRESSES: 1600 NE 2 AV
0
87.5
175
350 Feet
1-
U
H
NE-16TH ST w
z
r
ThIs submittal needs to be scheduled for a public hearing
In accordance wiHr hmellnee set forth in the City of
Miami Code. The applicxde decision -making bodywill
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-22-15065
03/29/23
T6-36B-0