HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
lhls submMal needs to be scheduled for a public hearing
In accordance whh timelines set torth in the City of
Miami Code. The applicabe decision-mahing body will
review the Information at the public hearing to rend El a
recommendation or a final decal on.
PZ-20-7997
04/14/23
City of Miami
Planning Department
STAFF ANALYSIS FOR
A FUTURE LAND USE MAP AMENDMENT
TO THE COMPREHENSIVE PLAN
Staff Analysis Report No.
PZ-20-7997
Addresses
1657 NW 17th Avenue, 1667 NW 17th Avenue, 1601 NW 17th
Avenue, 1649 NW 16th Terrace, 1644 NW 16th Terrace, 1650
NW 16th Terrace, 1700 NW 15th Street
Area
79,630 sq. ft. (1.828 ac)
Commission District
1, (City Commissioner: Alex Portilla)
Existing FLU
Designation
Medium Density Restricted Commercial
Proposed FLU
Designation
Restricted Commercial
Applicant Name
Brotherhood of Electrical Workers Inc.
Applicant Email
Bill_Riley@IBEW349.org
Applicant Representative
(Name)
William Riley
Applicant Representative
Email
w.riley@rileyfirm.org
Planner
Maxwell Utter, Planner II; mutter@miamigov.com
Recommendation
Denial
REQUES
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Riley
Law Firm ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future
Land Use Map ("FLUM") of the MCNP to change the Future Land Use (FLU) designation of all
the properties at 1657 NW 17th Avenue, 1667 NW 17th Avenue, 1601 NW 17th Avenue, 1649
NW 16th Terrace, 1644 NW 16th Terrace, 1650 NW 16th Terrace, 1700 NW 15th Street ("the
Subject Property") to "Restricted Commercial" as some are currently designated as "High -
Density Multifamily Residential". The proposed amendment contains approximately 1.828
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 (ePlan ID PZ-20-9175). The companion application seeks to change the
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 1 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submMal needs to be scheduled for a public hearing
In accordance with timelines set tonh in the City of
Miami Code.The applicable decision -making bodywill
review the information at the public hearing to render a
re:.ommendati on or a final decision.
PZ-20-7997
04/14/23
Subject Property's zoning designation from T6-8-O, Urban Core Transect
Zone — Open ("T6-8-O") to T6-12-0, Urban Core Transect Zone — Open. The Property is
legally described in the attached Exhibit "A". The table below summarizes the request. The table
below summarizes the proposed changes.
Address
Area
Existing FLUM
Designation
Proposed
FLUM
Designation
Existing
Zoning
Proposed
Zoning
1601 NW 17th
Ave
11,489 sq. ft.
(0.263 ac)
Restricted
Commercial
Restricted
Commercial
T6-8-O
T6-12-0
1667 NW 17th
Ave
11,277 sq. ft.
(0.258 ac)
Restricted
Commercial
Restricted
Commercial
T6-8-O
T6-12-0
1650 NW 17th
Ave
6,250 sq. ft.
(0.143 ac)
Restricted
Commercial
Restricted
Commercial
T6-8-R
T6-12-0
1644 NW 16th
Ter
6,250 sq. ft.
(0.143 ac)
High -Density-
Multifamily
Residential
Restricted
Commercial
T6-8-R
T6-12-0
1657 NW 17th
Ave
17,845 sq. ft.
(0.409 ac)
High -Density-
Multifamily
Residential
Restricted
Commercial
T6-8-O
T6-12-0
1649 NW 16th
Ter
12,720 sq. ft.
(0.292 ac)
High -Density-
Multifamily
Residential
Restricted
Commercial
T6-8-R
T6-12-0
1700 NW 15th St
13,799 sq. ft.
(0.316) ac
High -Density-
Multifamily
Residential
Restricted
Commercial
T6-8-R
T6-12-0
79,630 sq. ft.
(1.828 ac)
Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property
The Subject Property directly fronts NW 17th Avenue and 16th Terrace. The northern 17th
Avenue fronting property (1657 NW 17th Avenue) is at the northeast intersection of NW 17th
Avenue and NW 16th Terrace. The central property (1667 NW 17th Avenue) is at the
southeastern intersection. The southernmost property (1601 NW 17th Avenue) is at the
northeast corner of the intersection of NW 17th Avenue and NW 16th Street as shown on Figure
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 2 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
NOTICE
This submittal needs to be scheduled fora pu btc hearing
in accordance wM timelines set forth in the City of
Miami Cotle.The applica de decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final tlecia on.
V4
k ,,EW CO��
PZ-20-7997
04/14/23
1. The properties that front NW 16th Terrace are not on the corner. The Subject
Property consists of seven (7) parcels with an approximate area of 79,630 sq. ft. (1.828 acre)
The aerial image below shows the site, outlined in blue, and the immediately surrounding
context.
Figure 1: Aerial Photo of Subject Site (blue outline)
EXISTING FUTURE LAND USE DESIGNATION
Three (3) of the seven (7) parcels included in this request (those with frontage on NW 17th
Avenue) have an existing, underlying FLU designation of "Restricted Commercial".
Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to
a maximum density equivalent to "High Density Multifamily Residential" subject to the same
limiting conditions and a finding by the Planning Director that the proposed site's proximity to
other residentially zoned property makes it a logical extension or continuation of existing
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 3 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submMal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth In the City of
Miami Code. The applicable decision-maNing body will
review the Information at the public hearing to render a
recommendation or a final tlecW on.
PZ-20-7997
04/14/23
residential development and that adequate services and amenities exist in the
adjacent area to accommodate the needs of potential residents; transitory residential facilities
such as hotels and motels. This category also allows general office use; clinics and laboratories,
auditoriums, libraries, convention facilities, places of worship, and primary and secondary
schools. Also allowed are commercial activities that generally serve the daily retailing and
service needs of the public, typically requiring easy access by personal auto, and often located
along arterial or collector roadways, which include: general retailing, personal and professional
services, real estate, banking and other financial services, restaurants, saloons and cafes,
general entertainment facilities, private clubs and recreation facilities, major sports and
exhibition or entertainment facilities and other commercial activities whose scale and land use
impacts are similar in nature to those uses described above. This category also includes
commercial marinas and living quarters on vessels as permissible. The other parcels are zoned
as "High Density — Multifamily Residential".
Areas designated as "High Density Multifamily Residential" allow residential structures to a
maximum density of 150 dwelling units per acre. Supporting services such as offices and
commercial services and other accessory activities that are clearly incidental to principal uses
are permitted; community -based residential facilities (14 clients or less, not including drug,
alcohol or correctional rehabilitation facilities) community -based residential facilities (15+
clients), places of worship, primary and secondary schools, and day care centers for children
and adults may be permissible in suitable locations.:
PROPOSED FUTURE LAND USE DESIGNATIONS
The Applicant is seeking to change the existing, underlying FLU "High Density- Multifamily
Residential" designation to "Restricted Commercial. As the property only abuts restricted
commercial and high -density multi -family residential, a change in land use would not increase
density and would only increase the variety of permitted land uses.
The map below shows the existing and proposed future land use designations for the subject
property, please refer to Figures 2 and 3.
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 4 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
Figure 2: Existing Future Land Use Map
This submMal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth In the City of
Miami Code. The applicable decision-maNing body will
review the Information at the public hearing to render a
recommendation or a final tlecW on.
PZ-20-7997
04/14/23
fink
Figure 3: Proposed Future Land Use Map
NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS
The Applicant's Properties are located within the 2020 United States Census Tract
"12086003006" (the "Census Tract"). Staff reviewed the following socioeconomic
indicators/variables (Population, Households, Average Household Size, Families in Poverty,
Owner -Occupied Housing, Renter -Occupied Housing, Vacant Housing, Median Family Income,
and Median Gross Rent) to understand the differences between this Census Tract and the City
of Miami. The one sociodemographic indicator that is noteworthy deals with Housing: Owner -
Occupied Housing is 5.66% (116 units) versus Renter -Occupied Housing is 84.38% (1,729
units), with a ratio of Renters to Owners being approximately 14.90(1,729/116).
Topic — United States 2020 Census
Census Tract 30.06
City of Miami
Population
5,030
442,241
Households
2,049
180,676
Average Household Size
2.5
2.5
Families in Poverty
37.85%
17.14%
Owner -Occupied Housing
5.66%
30.37%
Renter -Occupied Housing
84.38%
69.63%
Vacant Housing
9.95%
13.62%
Median Family Income
$29,829
$48,003
Median Gross Rent
$1,118
$1,242
Table 2: Source: U.S. Census
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 5 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submittal needs to be scheduled for a public hearing
in accordance with timelines set tonh in the City of
Miami Cede.The applicable decision -making bodywill
review the information at the public hearing to render a
re:.ommendati on or a final decision.
PZ-20-7997
04/14/23
NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS
Based on Miami 21 Code, Article 7, Section 7.1.2.8(c.)(2.)(g.) in amending the current MCNP's
FLUM, an analysis of the properties within a one-half mile radius (the "Study Area") of the
subject property regarding the existing condition of the radius properties and the current Future
Land Use designations of the radius properties. Please note that the corresponding zoning is
approximately similar in terms of residential density and intensity of Uses.
Study Area - Findings
• Based on Table 3, the highest top three (3) FLU designations for the Study Area in terms
of the percentage of the total acreage, Major Institutions and Public Facilities comes first
(27.79%), Industrial is second (15.96%), and Restricted Commercial comes third
(13.14%). The VA hospital is the Major Institution.
• This generally does not generally align with the current FLU topology for this area as the
public institutions and industrial uses are away from the project site. The site however is
within the Restricted Commercial area.
• The VA hospital was built in 1959.
Citywide - Findinc
• Based on Table 3 (see below), the highest top three (3) FLU designations for the
Citywide Area in terms of the percentage of the total acreage, Single Family Residential
comes first (27.36%), Duplex -Residential is second (17.45%), and Restricted
Commercial comes third (17.05%).
• Regarding the difference between the Study Area and Citywide for the FLU designation
of Duplex Residential, this should be put into the context of a larger narrative of a large
portion of the City of Miami consisting of Single Family — Residential (27%) and Duplex —
Residential (17%) neighborhoods totaling approximately 44% of the total FLU
designations. The nature of the Study Area has a larger concentration of commercial
and public facilities area than the City as a whole.
• The Commercially designated FLU designations for the Study Area and Citywide
generally mirror each other in terms of percentages for restricted commercial but not for
other categories.
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 6 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submMal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth In the City of
Miami Code. The applicable decision-maNing body will
review the Information at the public hearing to render a
recommendation or a final tlecW on.
PZ-20-7997
04/14/23
Study Area
Citywide
FLUM Designation
Acreage
% Total
Acreage
% Total
Central Business District
0.00
0.00
199.22
0.88
Conservation
0.00
0.00
330.14
1.46
Duplex - Residential
77.88
7.17
3939.04
17.45
General Commercial
71.61
6.60
991.97
4.40
High -Density Multi -Family Residential
40.86
3.76
223.52
0.99
Industrial
173.34
15.96
449.46
1.99
Light Industrial
72.96
6.72
511.86
2.27
Low Density Multi -Family Residential
15.42
1.42
54.97
0.24
Low Density Restricted Commercial
0.21
0.02
144.44
0.64
Major Inst, Public Facilities, Transp And
301.69
27.79
2082.86
9.23
Medium Density Multi -Family Residential
0.00
0.00
1424.05
6.31
Medium Density Restricted Commercial
63.98
5.89
864.39
3.83
Public Parks and Recreation
20.81
1.92
1330.59
5.90
Restricted Commercial
142.70
13.14
3847.13
17.05
Single Family Residential
104.28
9.60
6174.93
27.36
Total
1085.74
100.00%
22568.58
100%
Table 3: FLUM comparison analysis between the Study Area vs. Citywide
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application - Page 7 of 12
4/13/2023
up ex
L
Restricted11111119•� Ir II III III
MediIiin Density
1 Commercial .1., I Multifamily Residential coG,„75riii,11 II II I ALIL I " I
I I
J
• Residential__ Dupl _
NW 26TN 5T ResiddedTT I Resl a tial II
Major Inst, Public
1-1I L� — Commercial
Faomtles
Tramp An
I I
d _. Medium Density - NW 2.1TH STTT Gel era)
IMult family 1 Il rWzmmerclel
IHHI Mediu Density i
II Restricted
Light —''a
Industrial
Industrial
11_1
aRroCoI L
Corcial rIER [ —I
mmeNW 23RD ST
Public
Parks and Medium Density
Recreat on I Restricted F;
Commercial
Lll
NW 21 ST TER
Light) I
Industrial
General
Commercial
¢ NW 99TH TER
I7
NW19THST
Lnw Dene'Ity
I—_ NW 1BTH TER
IIIIH -nil
II C,'-Rese,nrtraricted
' NW 10I ST-1
11,1 14
IDulplex- I I - 1
Residential- NW I7.TH ST
R t[ed s M dumb ItyJ NW 16TH
-
Restri
C ercl&I , rnm rcial y - I I
II - TER1
ndustrial
_Lionij�;
Industrial :,
Single Family
Residential '
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submtdal needs tobe scheduled fora public hearing
In accordance vier timelines set forth In the City of
Miami Code.The applicable decision -malting bodywill
review the information at the public hearing to render a
recommendation or a final deuu on.
PZ-20-7997
04/14/23
Public Parks �I -III I-,
and Recreation � I I
General
Commercial
Industria
d`,Iill HII HI I III
NW 27TH ST
IIII-H I 1IIII
11 DpI F
_ _ I 1 Residential -
i'. LIII e1 •1-
Ih NW 25TH ST
1 j 1 II, u� - = I' Restricted
J IL IV Commercial
IH I I
i I ,T- neral}
ComGemercial
r
General Commercial
High Density
Multifamily
Reaideential
NWzI4TH
TER
Mejorinet,
Public Facilities,
�-( rI Transp And_ r Medium Densit
fN'High
H gh Density �. Commercial
Multifamily ' Public Parks'
Public i Re-sideicitia and Recreat Density 1, L. Major I
Pa Ks andIndustr eI Multifamily - -- ti Puhl F es,
Recreation Med De st_� I r��
R a tad Residential
iTansp And
Ream&cted Com rerc al LII I I 1t - /7 I L- 1:1- 1 LowDensity
.
Commerclel I7 NWSOt17ld `I I Multifamily
i, � � _Single Family IT' RIVER D Residential
Medium Density L 1 .' f I .' I
Residential
Commercial �i SR g36 Single Family
Restricted
Commercial
NW 14TH ST
General
Goal mercal
Res rrioted
Commercial
TT
NW 22ND TER
Major Inst, Public
-Fecililles,- I
Transp And
Single
Family -
Resident!
Public' Facilities,
Transp And
NW6TH
Duplex
_11 �r{L L
II
Residential
eltll
NW ST
IIIiI II 11111-1
Major Inst, Public
Fe`cilltiee,
Transp A5d
Comrnerciel
Major Inst; Puhlic
Facilities,
Transp And,
NW 12TH ST-
mduatrlal
Reel). ed
Commercial
Medium Density
Re trirtedl
CriinTinercial
ndustrial
Light
ndustrial 71
Restricted
Commercial
- Light------
Induslrial
Restricted
i�Commereial
Medium Density
Restricted
Commercal
lMediuml erislty
MuititaMily—
Residentially
0
0.125
025
0 5 Miles
Legend
• 1649 NW 16th Terrace
Half Mile Study Area
Figure 4: Half -Mile (0.5-mile) Study Area radius (black outline), Subject Property (blue dot)
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 8 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submidal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The applicable decision-rna king bodywill
review the infomtation at the public hearing to render a
iecommendati on or a final tlecia on.
PZ-20-7997
04/14/23
I
S
1Iij' II
il� th 1
1.r
;.s
North: At the Northeast Intersection of NW 17th
Ave and NW 16th Ter, the electrician's union
building (1657 NW 17th Ave)
At the Northeast Intersection of NW 17th
Ave and NW 16th St, A commercial
building (1601 NW 17th Ave)
p
'
1 .
E f1
—�`
rn' �.Jir' Y' ir.:JM ff emu,.
West: Looking west along 16th Ter, the fronting
properties (two parking lots and a commercial
building) are visible.
East: along NW 17th Ave, 1667 NW 17th
Ave is a parking lot
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population for this area.
As there is no change in density, the school consistency is not needed currently.
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 9 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submMal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth In the City of
Miami Code. The applicable decision-maNing body will
review the Information at the public hearing to render a
recommendation or a final tlecW on.
PZ-20-7997
04/14/23
Recreation and Open Space
The MCNP requires a 10-minute 1/2-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the
LOS for this proposal and found that with the potential increase in population, it does not meet
LOS standards.
Potable Water
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 35,900 by residential uses; however, LOS
standards do not take into consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing
of this County service. A Miami -Dade County Water and Sewer Department permit is required.
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
At the time of this report, the Transportation Concurrency Report was not available.
Based on this preliminary analysis, additional information is needed to help determine
the impact of this application as Commercial use typically produces more trips than
Residential Uses. 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.
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 10 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submittal needs to be scheduled for a public hearing
in accordance with timelines set tonh in the City of
Miami Ccde.The applicade decision -making bodywill
review the information at the public hearing to rendera
recommendation or a final tlecivon.
PZ-20-7997
04/14/23
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the
Planning Department shall require a level of service (LOS) review and a
finding from the Planning Department that the proposed amendment will not
result in a LOS that falls below the adopted minimum standards described in
Policy CI-1.2.3 and will not conflict with any element of the MCNP.
Based on its evaluation, and other relevant planning considerations, the
Planning Department will forward a recommended action on said amendment
to the Planning Advisory Board, which will then forward its recommendation to
the City Commission."
Analysis 1
Planning Department staff conducted a concurrency management analysis for
Recreation & Open Space, Sanitary Sewer, and Solid Waste. Staff found the
proposed FLUM amendment to pass LOS.
A request for School Concurrency has been deemed unnecessary.
The City of Miami conducted concurrency testing for Transportation
Concurrency. The City of Miami found the proposal would generate additional
trips and needs more information to determine if a traffic study is required.
Finding 1
Staff finds the request inconsistent with Policy LU-1.6.4.
Criteria 2
Policy LU Objective 1.3-
The City will continue to encourage commercial, office and industrial
development within existing commercial, office and industrial areas; increase
the utilization and enhance the physical character and appearance of existing
buildings; encourage the development of well -designed, mixed -use
neighborhoods that provide for a variety of uses within a walkable area in
accordance with neighborhood design and development standards adopted as
a result of the amendments to the City's land development regulations and
other initiatives; and concentrate new commercial and industrial activity in
areas where the capacity of existing public facilities can meet or exceed the
minimum standards for Level of Service (LOS) adopted in the Capital
Improvement Element (CIE).
Analysis 2
The proposed land use change from High Density Multi -Family Residential to
Restricted Commercial would allow the commercial corridor to open up several
additional possible uses for the proposed area. The proposed area is
surrounded on three (3) sides by residential zoning. The land use change,
which is intended to make the land use designation consistent with the plans to
open a training center would allow the commercial corridor to further encroach
into a high -density residential area.
Finding 2
Staff finds the request inconsistent with Policy LU-1.3
Criteria 3
Policy LU 1.3.4
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 11 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submMal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth In the City of
Miami Code. The applicable decision-maNing body will
review the Information at the public hearing to render a
recommendation or a final tlecW on.
PZ-20-7997
04/14/23
In order to encourage the development and maintenance of educational
facilities in the City of Miami, the City's Land Use policies permit schools in all
land use classifications except Conservation, Public Parks and Recreation,
and Industrial.
Analysis 3
The Subject property is on a major thoroughfare and easily accessed by public
transportation. The Applicant's plan to open a vocational training center is
considered a development of an educational facility
Finding 3
Staff finds the request consistent with Policy LU-1.3.4
Criteria 4
Policy TR-2.1.3: "
The City will encourage increased density of development within walking
distance of transit corridors and Metrorail stations (as referenced in Policy LU-
1.1.10. and HO-1.1.9).
Analysis 4
NW 20th Street is a Transit Corridor. This is less than a 10-minute walk from
the subject property. The map amendment could potentially allow commercial
uses where currently only residential uses are allowed. Thus, reducing the
density near transit.
Finding 4
Staff finds the request inconsistent with Policy TR-2.1.3
Criteria 5
Policy TR-1.1.3: "Through application of the provisions of its land development
regulations, the City will encourage residential development near large
employment centers in order to minimize commutes within the City and
investigate opportunities for mixed -use developments."
Analysis 5
There are several large hospitals nearby within walking distance of the
properties such as the VA hospital and University of Miami outpatient center.
Amending the FLU to commercial would decrease residential development.
Finding 5
Staff finds the request inconsistent with Policy TR-1.1.4
CONCLUSION
The Applicant's requested Future Land Designation change for their Subject Property from the
current "High -Density Multi -Family Residential" to "Restricted Commercial" was reviewed based
on a "balanced approach" of weighing the merits of this application being compliant with the
MCNP's Goals, Objectives, and Policies, Miami 21 Code's Successional Zoning Changes, and
the Applicant's intended uses for the parcels versus the diversity of any future project
development due to the wide array of allowable uses under the Restricted Commercial land use
designation. This proposed land use change is inconsistent with certain goals of both Miami 21
and the MCNP. Therefore, the Planning Department recommends "Denial" of the proposed
future land use changes of the property addresses 1644 NW 16th Terrace, 1657 NW 17th
Avenue, 1649 NW 16th Terrace, 1700 NW 15th Street from High -Density Multifamily Residential
to Restricted Commercial based upon the facts and findings in this staff report.
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 12 of 12
4/13/2023
DocuSign Envelope ID: 20E82E01-C242-47BF-9B16-B06832EC1 F62
This submidal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The applicable decision-rna king bodywill
review the information at the public hearing to render
recommendation or a final decision.
PZ-20-7997
04/14/23
f—DocuSigned by:
(Aislt,ai. �tnLC
`-7F35FFFOC6C349F
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
,—DocuSigned by:
5t.vx, S.1-t-itnkr
`.-4A7FrArFAF7F446
Sevanne Steiner CNU-A, Assistant Director/ Interim Chief
Land Development
,—DocuSigned by:
ket wdi, Uthx
—516A5D057573427_
Maxwell Utter, Planner II
Land Development
Attachments:
Attachment 1 — Exhibit A — Legal Description
Attachment 2 — Concurrency Analyses
Staff Analysis Report No. PZ-20-7997: 1649 NW 16 TER -RE-Comprehensive Plan Application — Page 13 of 12
4/13/2023
AERIAL
EPLAN ID: PZ-20-9175
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 1644, 1649, & 1650 NW 16 TER; 1700 NW 15 STRD
0
125
250
500 Feet
•� g�aoe
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
review the information at the public hearing to render a
recommendation or a final decision.
PZ-20-7997
04/14/23
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-20-9175
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 1644, 1649, & 1650 NW 16 TER; 1700 NW 15 STRD
0
125
Low Density
Restricted
Commercial
NW=17-TH ST
Duplex'
Resident al
250
500 Feet
NW 16TH TER
NW 16TH ST
NOTICE
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.
NW 17iTH ST
PZ-20-7997
04/14/23
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-20-9175
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 1644, 1649, & 1650 NW 16 TER; 1700 NW 15 STRD
0
125
Low Density
Restricted
Commercial
NW=17-TH ST
Duplex'
Resident al
250
500 Feet
NW 16TH TER
NW 16TH ST
NOTICE
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.
NW 17iTH ST
PZ-20-7997
04/14/23