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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a public hearing accordancein with timelines set forth in the city of MiamCcde.The applica de decision -making body NOR renew the Information at the public hearing to render a recommendation or a final decision. City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-22-13142 Location 39 NW 39th Street, 40 NW 39th Street, and 48 NW 39th Street Area Approximately 15,000 SF (0.34 acres) Commission District District 5 — Commissioner Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Existing FLU Designation Single -Family Residential Proposed FLU Designation Low Density Restricted Commercial Applicant Rivero Invest Capital Group LLC Applicant Representative Javier Avin6 Planner Zhaokai(Kyle) Liu, Planner II Recommendation Denial REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Andres Rivero, on behalf of Design District 39 LLC, ESJ Design District 40 LLC, and Design District 48 LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the properties at 39 NW 39th Street, 40 NW 39th Street, and 48 NW 39th Street ("the Property") from "Single -Family Residential" to "Low Density Restricted Commercial". The proposed amendment contains approximately 15,000 square feet (0.34 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. This application is accompanied by PZ-22-13143, a request to modify the zoning for the same site, from "T3-L" Sub -Urban Transect Zone - Limited to "T4-L" General Urban Transect Zone — Limited SITE AND NEIGHBORHOOD DETAILS The Property consists of three (3) parcels located on the west side of N Miami Avenue between NW 38 Street and NW 40 Street. PZ-20-8017 — Page 1 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 4 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. 44, R' Vl EW CO' PZ-22-13142 12/15/22 The Property consists of 15,000 Square Feet (0.34 acres). The aerial photo on the next page shows the subject property, outlined in red. The legal description of the property is found in Exhibit A of the legislation and accessible through the Office of Hearing Boards. The general details of the Property are summarized in the table below: Table 1: Summary of Existing and Proposed FLU Designations and Zoning Designations # ADDRESS FOLIO EXISTING FLU PROPOSED FLU EXISTING M21 ZONING PROPOSED M21 ZONING 1 39 NW 39 ST 01-3124-021-0550 Single Family Residential Low Density Restricted Commercial T3-L T4-L 2 40 NW 39 ST 01-3124-021-0970 3 48 NW 39 ST 01-3124-021-0980 The Property has three (3) parcels. It is located along Northwest 39 Street. The parcel (39 Northwest 39 Street, Folio #: 0131240210550 ) on the north side of the NW 39 Street is vacant. The other two (2) parcels (40 Northwest Street, Folio #: 0131240210970 and 48 Northwest Street, Folio #: 0131240210980) located on the southside of Northwest 39 Street are dwelling units. According to the survey prepared by Cousins Surveyors & Associates, INC. the size of the proposed Property is approximately 15,000 Square Feet (0.34 acres). PZ-20-8017 — Page 2 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229c0058241 This submittal needs to be scheduled for a puboc hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bcdywill review the information at the public hearing to render a recommendation or a final decision. EXISTING FUTURE LAND USE DESIGNATION(S) The existing Future Land Use (FLU) designation for the Subject Property is "Single -Family Residential." The primary intent of Single -Family Residential is the allowance of residential development of the lowest density and intensity. Below is the excerpt from the MCNP that defines the Single -Family Residential FLU Designation: Areas designated as "Single Family Residential" allow single family structures of one dwelling unit each to a maximum density of 9 dwelling units per acre, subject to the detailed provision of the applicable land development regulation 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 foster homes and family day care homes for children and/or adults; and community based residential facilities "6 clients or less, not including drug, alcohol or correctional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within single family residential areas. 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 single family 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 shoes of the contributing structures(s). A "Community based residential facility" provides room (with or without board), resident services, and twenty-four hour supervision. Such a facility function as a single housekeeping unit. This category includes adult congregate living facilities, facilities for physically disabled and handicapped persons, for developmentally disabled persons, for non dangerous mentally ill persons and for dependent children, as licensed by the Florida Department of Health, and juvenile and adult residential correctional facilities, including halfway houses, as licensed or approved by an authorized regulatory agency. The parcels immediately west and north of the Property have Single -Family Residential FLU designation. PZ-20-8017 — Page 3 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229c0058241 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The appticd de decision -making bodywill rewew the information at the public hearing to render a recommendation or a final decision. PZ-22-13142 12/15/22 PROPOSED FUTURE LAND USE DESIGNATION(S) The proposed FLU designation for the Property is "Low Density Restricted Commercial." The Future Land Use Map Interpretation describes this designation as follows: Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low 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, 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 nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. The existing and proposed FLUM are presented in the table below. PZ-20-8017 — Page 4 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 4 PU$// NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the city of Miami Code. The applica decision -mating body will renew the Information al the public hearing to render a recommendation or a final decision. 44, V ''VIEW CO Q PZ-22-13142 12/15/22 Existing and Proposed Future Land Use Maps nivv,o1 J! I 41ST ST l l NW 40TH ST — --_. NW 40TH ST 0 Single Residential Family ( 0 Single f Residential Family Co I Co J l NW 39TH ST NW 39TH ST I Low Density Restricted ommercial Low l Density Restnded Commercial NW 38T713T NWH > r --i, 3 g z a Existing Future Land Use Map Proposed Future Land Use Map NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Property is in 2020 US Census Track 12086002202, which is also referred to as Census Track 22.02. According to the PolicyMap 5-Year Estimate (2016-2020), 4,725 people live across 1,892 households for an average household size of 3.35 people which is larger than the City of Miami's average household size of 2.5 people. The median household income of the area is approximately $41,971, which is $6,032 less than the citywide median household income. More than half (59.94%) of all housing units are owner occupied. This is almost double the percent of owner occupied housing units citywide, which is 30.37%. Additionally, Census Track 22.02 has less vacancy rate of the City of Miami. Below is a table highlighting the key socioeconomic and demographic characteristics of both Census Track 22.02 and City of Miami PZ-20-8017 — Page 5 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The apptica de decision -making bodywill rewew the information at the public hearing to render a recommendation or a final dec.isi on. PZ-22-13142 12/15/22 Table 2: Summary of Census Data for Subject Tract: 12086002202 Topic Census Tract: 12086002202 City of Miami Population 4,725 442,241 Total Households 1,892 180,676 Average Household Size 3.35 2.50 Families in Poverty 17.12% 17.14% Home Ownership Rate 59.94% 30.37% Rental Occupancy Rate 40.06% 69.63% Vacant Rate 9.86% 13.62% Median Household Income $41,971 $48,003 Median Gross Rent $1,160 $1,242 NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS To better understand the relationship between the existing built environment and the planned, future land uses, Staff analyzed Miami -Dade County's County Land Use Codes (CLUCs) over the City's Future Land Use Map within the half -mile buffer from the Property. CLUCs reveal information about existing land uses. Within this study area, staff observed that there are 5588 address points, the majority of which have General Commercial uses or Single Family Residential uses. There are commercial uses encroaching into the single-family residential area, particularly surrounding the community between N Miami Avenue and NW 2nd Avenue. There is a low concentration of vacant properties in the Subject Property area between N Miami Avenue and NW 2nd Avenue. Table 2. Existing Land Uses and the FLUM within a HALF -Mile Study Area Future Land Use Acres Restricted Commercial 102 21% Major Inst, Public Facilities, Transportation And Utilities 2 0% High Density Multifamily Residential 41 9% Medium Density Multifamily Residential 7 2% Medium Density Restricted Commercial 4 1% General Commercial 121 25% Public Parks and Recreation 6 1% Single Family - Residential 114 24% Low Density Restricted Commercial 15 3% Duplex Residential 69 14% PZ-20-8017 — Page 6 PU$// DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 4 0 4- 4 '-N to 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 pubic hearing to render s recommendation or a final decision. Total Existing Land Use Residential Industrail Commercial Vacant Land Institutional Utilities Total 481 Properties 3382 61% 114 2% 1656 30% 292 5% 89 2% 55 1 5588 100% 100% 44, ReVI EW CO PZ-22-13142 12/15/22 The Property is situated in the Wynwood/Edgewater The area is well served by the City of Miami's Trolley and Miami -Dade County's Metrobus. The map below shows the area and the transit service that is available in the surrounding area. PZ-20-8017 — Page 7 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 PU$// '-N to NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mall ng body will renew theinformation at the public hearing to render recommendation or a final decision. PZ-22-13142 12/15/22 Quarter -Mile Study Area - Future Land Use 44, V '4-VIEW CO ' FUTURE LAND USE INVENTORY MAP ePLAN ID: PZ-22-13142 COMPREHENSIVE PLAN AMENDMENT ■ 1111111: 11111111111 -I 1E111111111 11111111 11 :1411111■ 111111111111 7 it nrf11111 �I 1111111 Single Family ' 1111111/ - Residential 1111111111 _IIII■■ 111111111 6111111111- 11111 =11111111 i1II11II':1 I® :II 1111111► 1 1'A1111111. 4111111111: i 11111111: "11111111■ 111■11111 F 111111111/ ■11111111 11 11111 1111■ 1111111111 1111111 1111111111 1111111111 1111111111 I 11 1111111 11111 1 •111111r II 1111 I :1111111 IIUlI• ■11111111C 111 IIIIII _111111111 In 1 _1.III I 1111111 -111■11� 1/11111111 Imo II 1lllj 111 on II ■1■ im ... .IIIIu.. Low�Density, 7 tricted j; I 1 R sJ j Commercial HEN .11■IIIIII ■0111111: 1111111111! 6 11111111E 1111111111E Imo Duplex - 11111111 IIIIII R-s-e_ti 11111e - 111111111 ■1 1111 P. ■1111111o1111111111• 11111�111 IIIIIIIIII 111111111 11111111—:111111+._. 11m, 111111■1111111 ,L■Illr' 111 1111 L 11 1111_1 111 1111111 11111 1 111■111■ 11111 I 1 _IIIIII ■1111■1 M11111111 1111111■1 ■IIIIII ■■11111 ■1 Major Inst, Public Facilities. Transp And /1111111 1111■11 Medium,Density Restricted 4 Commercial Commercial ;Mil_Jr_■I MI1111.1111 IIIIIIIII+ =m i 1110 Q [j-111 Q1Ll Iii=ublicnil MEE• d IIIP 'Parks and J I m� �VIIIII Recreation H111 � — 11111 I III= 1. ■ I -.High Density 11 Multifamily III Resid 3tial 111 11 !Ille'11 I I 1 1 11111111 1111111111 1111 11 11 IF IPS Restricted Commercial U 111111111111111111■= 1-I Ill•- !!!!m" _ y 1 ■Ill 111= ■1■111111 .111111171 711111111 ■ ■■■ 11 1 1 Medium Density Multifamily Residential 4 ■ 1•11111 ail al' ® ■ II -_ IMP 11 It�1Ii II NMI ■cif 1111■ 541111.111.1 _IIIV: ,111:111111 ■■1/ 111_ rd. .1111_ MINIM r■I■EN .1111 1111.. ■ ■1_I _1 1- 0 600 1,200 2 400 Feet ADDRESS: 39 NW 39 ST Subject Property M City Boundary PZ-20-8017 — Page 8 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 4 PUeo • Quarter -Mile Study Area - Existing Land Use NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the city of Miami Code. The applies de decision -malting body will renew the information at the public hearing to render a recommendation or a final decision. 44, V ''VIEW CO Q PZ-22-13142 12/15/22 Hi®n1 JH 111E11 [III111I111JJ 1110= 111 11111111111 1 11 11 ,rnmil II our °°i01 Hll11 • 1111111 111r1111 11111 1111 I LLI.LLli l l ll R11111111111 =11111111 Ia1111 Oi 1111111 1111111111! imp iillilM 0 0 ° ° anon id: o°- bo��_•1w P PraffI 0 I :ice■11 Ian °111 Wm- rrrrrrrrrr:: aid! - ° rr in. . t. Illrrrrii' 11111 11111111N' 'Illlrilli:: o' 11u11111m: �t •iii•. iil=• u —` 11111liiip 111 P.14n11 0 • ma— IIII■III • 111111 r°• 1^Mr1.O• • i1111111i - 11111 il.Illl o rurr111rr 9- • •I • 1■ 11 00 09 0_ b .� _ minnow o . 1111111r ;l"liillil' .d 0 00 C o 90 O l MOM NM lay 4-T,444141' °goEoo- d°o-= • .a•Me 11 . C 1r�r • ° rao L�oo� �o l IN f •-,�•- d 1. q�im. II --- • rrr .-1r ° IIu •� I Wail' HIM !nwuM _ W11111 lE ■111111111 r pm, mu_:!:IIIIII-. "�'•Trwlil`IY� ' imam 111/ d-IFE l ]illllr Ahem - 1■1 .n 1111 1• 114 II 1.1 111 1111...., Urn CI1=r O Single Family Residential Q Multifamily Low Density • Multifamily Medium Density • Commercial/Retail • Light Industi'iITStorage • InstitutionaI Q UtilitiesfVacant • Parking O State of Florida Subject Property 314-Mile Study Area • Parcel PZ-20-8017 - Page 9 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 4 PU$// '-N to The Subject Site and Surrounding Context FUTURE LAND USE INVENTORY MAP ePLAN ID: PZ-22-13142 COMPREHENSIVE PLAN AMENDMENT NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -ruling body will renew the Information al the public hearing to render a recommendation or a final decision. -1111111111 JIIIU1llIG JH 117T1 R tiIIII1 ITTMTITM ---1 _ IIII 1 T-1 IIIIu 1111111 1/111111 11111111 1111111111 EIIIIIIII 11■■111 111111111 11111II 11I, 11 III i 111111111 .1111!1111111 1 11111 ■111111 11111111/ 1111111111 _II =1111111r 11111 7 '1 Single Family - Re'sidental IWi l 111111 I ■11111 11: 11111 LW l [DUBD 0 411 Pro— I III ■ 11 1111 11 rid I 11111111 111■1111 '111111111 ■11111111 1111111111 ? r mine 111111 1111111 1111111111,, 111111111111 k11111111- 11111111 12 11111 1 ■ 1111E1111 1111111111 111111 111111 1111111. 1111111111 1111111111■ 11//1111 EIII11Ila 1111 111 1 uum111u1s1111111 11 If 11_Illl�j 11 11 • 1� LV1111II ■11 n o11111 11 1111 ■11h.111 ■11 Low Density Restricted Commercial ll 1 n11■111111 11- Duplex Residential c Cliir- 111111111I111111111N IIJ 111 11 11 :uulllul: :1111■1■ 1111111111— =IIII■1■ ■1■111110 rrnm I TfC 111�� I r111 1I_ll-I L 1 =11111111 1111111111 -- Commercial i■ii..i� I1LJ11 :ju-LLCL 111 _Ill ui I11I77 11_ul �- ihm l ` �f [arks and 8 f 111QI11. High Density 1 11 Multifamily Residential _I II E II 11, Recreation Ell 1111111111 11111E111 1111111111 1111111111 f L 1=17II� 1 1.11111 I rR1 I I Iiil III ❑I m_ 11111117- III .11.. 11 111 Major Inst, Public / r Facilities. Transp And ■11111111 i11111_: "P� 1i' ■11111111 ■1111111= 11 ■111111 ■•11111 ■1 l_11-LJ 1 Medium,1 ensity Restncteed Commercial i1a I =, ti IIII ffli 76 i/]j At f II A Medium Density Multifamily Residential T Restricted Commercial d. aim r 1❑I1 1J� • 1' ■ .al 1111 ill. r III 111 a� PT, 1 n 0 600 1,200 2400 Feet ADDRESS: 39 NW 39 ST Subject Property City Boundary 44, V R�rIVEW CO ' PZ-22-1 3142 12/15/22 PZ-20-8017 - Page 10 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229c0058241 4 PU$// '-N to NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information at the public hearing to render s recommendation or a final decision. 44, Rk-VI EW CO' PZ-22-13142 12/15/22 Site Visit Planning Department staff visited the site on September 09, 2022. The site visit was conducted between 5:15 PM and 5:30 PM, during afternoon rush hour. The traffic was relatively light along NW 39 Street. Below are photographs taken during that visit. Photo 1: the vacant parcel located at 39 NW 39th St. looking north on NW 39th St. Photo 3: the dwelling unit located at 40 NW 39th St. looking south on NW 39th St. Photo 2: the dwelling unit located at 48 NW 39th St. looking south on NW 39th St.. Photo 4: the street review on NW 39th St. from West to East. Concurrency Analysis The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing assumes that the increase in population is 25.This analysis does not take into consideration the possibility of density bonuses that might be permitted by the comprehensive plan, subject to limitations in the applicable land development regulations. PZ-20-8017 — Page 11 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229c0058241 4 PU$// 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. 44, ''VIEW CO PZ-22-13142 12/15/22 Schools On November 17, 2020, Miami -Dade County Public Schools submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application for the elementary, middle and high school levels. A final determination of school concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. Recreation and Open Space The MCNP requires a 10-minute'/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 increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water services is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 3,038 by residential uses; however, LOS standards do not take into consideration the consumption of non-residential uses. Sanitary Sewer Transmission The MCNP LOS standards for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. 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. In the July 2022 concurrency review for this application, 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 4,700 daily trips and 400 P.M. hour trips. Based on the 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. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Future Land Use 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 PZ-20-8017 — Page 12 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code.The appticd de decision -making bodywill renew the information at the public hearing to render a recommendation or a final decision. PZ-22-13142 12/15/22 standards described in Policy CI-1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on 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 When the City tested Levels of Service, Miami -Dade County Public Schools responded indicating that there is adequate capacity at all school levels. Furthermore, the Transportation Concurrency Report indicated the total number of entering and existing trips throughout the whole day are 4,700. The total number of entering and exiting trips occurring in one (1) hour between 4 PM and 6PM are 400.. At the time of redevelopment, a traffic study will be required, in addition to coordination with FDOT, as the site would impact North Miami Ave. Finding 1 The Planning Department recommends increased awareness of the decreasing capacity within elementary and middle schools within the City due to increasing residential projects. This policy is Consistent. Criteria 2 Transportation Policy TR-1.1.1: "As an Urban Infill Area (UIA) and/or a Transportation Concurrency Exemption Area (TCEA) established by Miami - Dade County, Laws and Regulations, and illustrated in Appendix TR-1, Map TR-13.1, of the Data and Analysis, the City will encourage the concentration and intensification of development around centers of activity with the goal of enhancing the livability of residential neighborhoods, supporting economic development, and the viability of commercial areas. Infill development on vacant parcels, adaptive reuse of underutilized land and structures, redevelopment of substandard sites, downtown revitalization, and development projects that promote public transportation will be heavily encouraged. (See Policy LU-1.1.11.)" Analysis 2 This area shows a high rate of dwelling units. Several Miami -Dade County bus routes including the bus stations on North Miami Avenue and Northwest Second Avenue near the site. With these services in place, the area is well - suited for intense, mixed -use development. Additionally, the Property is abutting the Miami Design District, which boasts many employment opportunities. Finding 2 Consistent Criteria 3 Future Land Use Policy LU-1.1.3: "The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide, or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. 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." PZ-20-8017 — Page 13 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code.The appticd de decision -making bodywill renew the information at the public hearing to render a recommendation or a final decision. PZ-22-13142 12/15/22 Analysis 3 The MCNP has an awareness that land development should be done in a cohesive manner. To this end, the current zoning ordinance implements this policy most notably with the principle of successional zoning. As the subject properties are surrounded by Future Land Use designations that are either identical to, or of a development intensity similar in nature to, the request, the requested designation would create a situation in which new development would encroach on lesser intensity areas. The proposed Future Land Use designation would allow commercial uses to encroach on a residential neighborhood. Thus, not preserving the character of the neighborhood. Finding 3 Inconsistent Criteria 4 Transportation 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)" Transportation Policy TR-2.1.4: "The City will ensure a strong interface between (re)developments and the public transportation system by encouraging 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: 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. B. Accommodate new development around rapid transit stations that is well designed, conducive to both pedestrian and transit use, and architecturally attractive. H. Increase the density of development within walking distance of rapid transit stations in a manner appropriate to the particular setting of each transit station and existing abutting residential neighborhoods are to be protected and preserved..." Analysis 4 The subject properties are located near bus stations along North Miami Avenue. and Northwest Second Avenue. The Route 2 bus station is approximately 700 feet from the Property. The bus station provides direct access to Downtown Miami. The Route 202 bus station is only 300 feet from the Property. It provides transportation to/from Buena Vista and Little Haiti. PZ-20-8017 — Page 14 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 4 PU$// '-N to 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. 44, RSV! EW COQ PZ-22-13142 12/15/22 Close proximity to bus stations provides the necessary infrastructure for mixed - use, higher density, and multi -modal neighborhood where residents and employees have multiple modes of transportation from which to choose. Finding 4 Consistent Criteria 5 Transportation Objective TR-1.2: "Encourage the development of an efficient transportation network that minimizes greenhouse gas emissions, vehicle miles traveled, and reduces the demand for parking." Analysis 5 The City of Miami's 2018 Greenhouse Gas Inventory (Attachment 3) found that 41 percent of the City's greenhouse gas emissions came from the transportation sector. Chapter 8 of the Intergovernmental Panel on Climate Change's Fifth Assessment Report' notes the vast reduction in greenhouse gas emissions when switching travel modes from automobiles to transit, walking, and bicycling. Furthermore, research has shown that increases in housing and transit -supportive land uses adjacent to transit typically result in increased transit ridership2. The Property has the potential to allow increasing residential density and employment opportunities over Single Family Residential. There would be more opportunity for transit -supportive uses to be developed on the subject properties, resulting in greater potential decreases in greenhouse gas emissions from transportation. Finding 5 Consistent RECOMMENDATION This application seeks to change the designation of approximately 15,000 Square Feet (0.34 acres) of land from "Single -Family Residential" to "Low Density Restricted Commercial." Both designations allow the applicant to develop 2-unit residences on each parcel. However, the "Low Density Restricted Commercial" would allow the Property to be developed other than 2- unit residences, such as hotel, motels, clinics, libraries, etc. The Goals, Objectives, and Policies of the MCNP generally incentivize development when those projects are proximal to transit. Levels of service for most facilities are supportive of this application. Miami -Dade County Public Schools shows capacity in elementary, middle, and especially in the high school, located adjacent to the application. However, it fails to preserve the residential form and character of the neighborhood. 1 Sims R., R. Schaeffer, F. Creutzig, X. Cruz -Nunez, M. D'Agosto, D. Dimitriu, M.J. Figueroa Meza, L. Fulton, S. Kobayashi, O. Lah, A. McKinnon, P. Newman, M. Ouyang, J.J. Schauer, D. Sperling, and G. Tiwari, 2014: Transport. In: Climate Change 2014: Mitigation of Climate Change. Contribution of Working Group III to the Fifth Assessment Report of the Intergovernmental Panel on Climate Change [Edenhofer, O., R. Pichs-Madruga, Y. Sokona, E. Farahani, S. Kadner, K. Seyboth, A. Adler, I. Baum, S. Brunner, P. Eickemeier, B. Kriemann, J. Savolainen, S. Schlomer, C. von Stechow, T. Zwickel and J.C. Minx (eds.)]. Cambridge University Press, Cambridge, United Kingdom and New York, NY, USA. 2 Robert Cervero, Transit -based housing in California: evidence on ridership impacts, Transport Policy, Volume 1, Issue 3, 1994, Pages 174-183, PZ-20-8017 — Page 15 DocuSign Envelope ID: 40EB1585-5E02-489E-AFD0-5229C0058241 This submittal needs to be scheduled for a public nearing in accordance with emalines set forth in the City of Miami Code.The applica de decision-rna king bodywill review the infonndon at the public hearing to render a recommendation or a final decision. Due the encroachment of commercial use staff recommends denial of this application Alternatively recommend approval of "Duplex Residential" land use which is supported by the policies to increase density near transit and allow for the preservation of residential neighborhood character. DocuSigned by: (Ads6 C�uLL 7F35EEF0C6C349F. Lakisha Hull, AICP, LEED AP BD+C Planning Director ,—DocuSigned by: StAitAIAAAA, SI-GitAkr 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director p—DocuSigned by: 14 i (jut, D7991CCFF0424A9... Zhaokai Liu Planner II Report Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Review Attachment 2 — City of Miami's 2018 Greenhouse Gas Inventory PZ-20-8017 — Page 16 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-13142 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 39, 40, & 48 NW 39 ST 0 125 250 J J J . I- 500 Feet I I { W41STST Single Family +I- Residential NW 40TH ST NW 39TH ST NW 8=TH-S-T This submittal needs to be schedted fora public hearing in accordance with timelines set forth in the City of Miami Cede. The applica de decision -making bodywill renew the inforrnaton at the public hearing to render a recommendation or a final decision. PZ-22-13142 12/16/22 NE 41 ST ST NE 40TH ST G Cornmercia NE 39TH ST P-381I°l 1=S-T FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-13142 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 39, 40, & 48 NW 39 ST 0 125 250 J J J . I- 500 Feet I I { Single Family +I- Residential L NW 40TH ST NW 39TH ST NW8=TH-S F W41STST This submittal needs to be schedted fora public hearing in accordance with timelines set forth in the City of Miami Cede. The applica de decision -making bodywill renew the inforrnaton at the public hearing to render a recommendation or a final decision. PZ-22-13142 12/16/22 NE 41 ST ST NE 40TH ST G Cornmercia NE 39TH ST P3811 1=ST AERIAL EPLAN ID: PZ-22-13142 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 39, 40, & 48 NW 39 ST 0 125 250 I f I f— 500 Feet 1 i { This submittal needs to be schedted fora public hearing in accordance with timelines set forth in the City of Miami Ccde. The applica de decision -making bodywill revewthe infomnaton at the public hearing to render a recommendation or a final decision. PZ-22-13142 12/16/22