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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C City of Miami Planning Department This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/23 STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-22-15059 Property Addresses 14 NW 75 Street, 7409 NW Miami Court, 7450 N Miami Avenue, and 7401 NW Miami Court Folio Numbers 01-3112-068-0040, 01-3112-068-0041, 01-3112-068-0020, and 01-3112-068-0050 Miami 21 Code Transects "T5-R", Urban Center Zone — Restricted; "D1", Work Place District Zone MCNP Designation Medium Density Multifamily Residential; Light Industrial Commission District 5, (City Commissioner: Christine King) Department of Human Service Neighborhood Service Center Little Haiti Planner Darren Murphy, Planner II; Email: dmurphy@miamigov.com Property Owner LRMF Owner, LLC; Email: wesley.hevia@akerman.com Project Representative Wes Hevia; Email: wesley.hevia@akerman.com A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), LRMF Owner, 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 14 NW 75 Street, 7409 NW Miami Court, 7450 N Miami Avenue, and 7401 NW Miami Court (collectively the "Properties") from "Light Industrial" and "Medium Density Multifamily Residential" to "General Commercial". The proposed amendment contains approximately 30,648 or 0.704 acres. Small-scale comprehensive plan amendments are those that involve less than 10 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 File ID# PZ-22-15060). The companion application seeks to change the Property's Miami 21 Code's Zoning Transects from "T5-R", Urban Center Zone — Restricted (T5-R) and "D1", Work Place District Zone (D1) to T6-8-O, Urban Core Zone — Open (T6-8- 0). The Property is legally described in the attached Exhibit "A". Summary of the Existing and Proposed FLU Designations and Zoning Designations is shown below, Table 1 Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 1 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C NOTICE This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/2 # FOLIO ADDRESS CURRENT ZONING PROPOSED ZONING CURRENT FLUM PROPOSED FLUM FO 1 01-3112-068-0040 14 NW 75 ST T5-R T6-8-O Med. D. MF Res. General Comm. 4,400 2 01-3112-068-0041 7409 NW MIAMI CT T5-R T6-8-O Med. D. MF Res. General Comm. 3,420 3 01-3112-068-0020 7450 N MIAMI AVE D1 T6-8-O Light Industrial General Comm. 9,992 4 01-3112-068-0050 7401 NW MIAMI CT D1 T6-8-O Light Industrial General Comm. 13,019 30,648 Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations All the Applicant's Properties are bounded by the following roadway/railway planimetric boundaries: to the north by NW 75 Street, to the east by N Miami Avenue, to the south by the Florida East Coast Railway, and the west by NW Miami Court. please see Figure 1. Based on the surrounding existing Uses, please refer to Table 1, the Applicant's neighbors are a mixture of Residential, Commercial, and Industrial Uses. The Properties' area consists of approximately 30,648 sq. ft. or 0.704 acres. The Properties' area consists of approximately 30,648 sq. ft. or 0.703 acres. Staff provided street view imagery of the Property's adjacent neighbors to provide visual contextualization of the built environment and Use, please see Figure 2. Figure 1: Aerial Photo of Subject Site Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 2 of 10 C vQ"' DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C NOTICE This submittal needs to be scheduled for a public hearing In accordance w'rch amarines set forth in the City of Miami Code.The applica de decision -making body NOR re9ew the Infommaoon at the public hearing to render a recommendation or a final decision. PZ-22-15059 03/10/2 d G yy f � a.61 ReV1 E Northern view — across the street from NW 75 Street; Industrial Use, Manufacturing and Processing and Residential, Single Family Residential home Southern view — property address (N Miami Avenue) vacant, abutting a Storage/ Distribution Facility to the south Yi4 c w:! .t 9• - - r oX r , c , �! Qfi 3 i� Wit, Western view — property address (N Miami Avenue) vacant, abutting an Industrial Use. Eastern view — the rear view of the Industrial Use, Manufacturing and Processing and Residential, Single Family Residential home, viewed from N Miami Court Figure 2: Street view of the surrounding neighborhood B. EXISTING AND PROPOSED FUTURE LAND USE DESIGNATIONS The Applicant's is requesting to change the existing, underlying MCNP's, FLU designations from "Medium Density Multifamily Residential" and "Light Industrial" to "General Commercial". Listed below is the MCNP's interpretation of these FLU designations: Medium Density Multifamily Residential: Areas designated as "Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, support services such as community -based residential facilities and commercial activities that Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 3 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C This submittal needs to be scheduled fora pane hearing In accordance whh bmellnes set forth in the City of Miami Code.The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-22-15059 03/10/23 are intended to serve the retailing and personal services needs of the building or buil complex. Industrial: the primary intent of this land use classification is to allow mixed use development within this land use classification, and further, to facilitate the ability of developing a mixed occupancy within a unit in which more than one type of use is provided under Live/Work or Work/Live zoning districts of the City's land development regulations. Areas designated as "Light Industrial" allow all activities included in the "Restricted Commercial" and "General Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses. General Commercial: areas designated as "General Commercial" allow all activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally, require on and off-loading facilities; and benefit from proximity to industrial areas. Furthermore, multifamily residential structures of a density equal to High Density Multifamily Residential (150 du per acre), are allowed subject to the detailed provisions of the applicable land development regulations. The map below shows the existing and proposed MVNP's FLU designations for the Applicant's Properties, please see Figures 3 and 4. I Medium Density Mh Itifamily Resitlen[ol \ hled,un oenSity Mulntemily Residential -T1 ST NE77N ST Nor ]TH T 1,l75Tl l.sl ..._NE z A — LIgh u h Induslnsl Ind,., nE7 f I. z Goncml Commercink NE z4l n..T General Gommercl2l I 1 Figure 3: Existing Zoning (black outline) Figure 4: Proposed Zoning (black outline) C. NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Applicant's Properties are located within the 2020 United Sates Census Tract "12086001402" (the "Census Tract"). Staff reviewed the following socioeconomic indicators/variables (Population, Households, Average Household Size, Families in Poverty, Owner -Occupied Housing, Renter - Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 4 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C 4 PUel. G 0 Q Q. Occupied Housing, Vacant Housing, Median Family Income, and Median Gros understand the differences between this Census Tract and the City of Miami. NOTICE This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/23 ! EW c01 Topic — United States 2020 Census Census Tract 14.02 City of Miami Population 4,717 442,241 Households 2,290 180,676 Average Household Size 2.6 2.5 Families in Poverty 20.37% 17.14% Owner -Occupied Housing 17.03% 30.37% Renter -Occupied Housing 82.97% 69.63% Vacant Housing 7.74% 13.62% Median Family Income $43,709 $48,003 Median Gross Rent $936 $1,242 Table 2: Census Tract 12086001402 D. NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS The predominate FLU designation for the Applicant's 0.5-mile Study Area (the "Study Area") is "Medium Density Multifamily Residential, which comprises 21.5% of the Study Area relative to the Citywide percentage of 6.3%. This can be visually approximated by referring to the MCNP's FLUM map, please refer to Figure 5 and Table 3. When viewing the FLU -designated Multi - Family Residential Areas (color brown), there are large "brown" areas north of the Florida East Coast Railway and surround the Applicant's Properties to the north and west. The two other FLU -designated areas when combined (26.8% or approximately 961.4 acres) are the "Light Industrial" and "Industrial" areas that comprise the light purple and purple areas that parallel with the Florida East Coast Railway east -west corridor. This aligns with the rail -dependent businesses that still relay on this active Florida East Coast Railway. The FLU -designated "Light Industrial" designation is abutting the east and south of the Applicant's Properties. The remaining FLU is Duplex Residential, which is colored light orange. This FLU -designated area is mainly located south of the Florida East Coast Railway with another pocket located northwest of the Applicant's Subject Property. In reference to the companion Rezoning application (ePlan FileID: PZ-22-15060), the City Commission recently approved a similar Rezoning and companion Comprehensive Plan Amendment applications for a similarly situated property located immediately west of the subject Property. Specifically, on September 23, 2021, the Future Land Use and Zoning designations for that property were amended to "General Commercial" and "T6-8-O", respectively, pursuant to City Commission Enactment Numbers 14023 and 14024. These changes to the MCNP's FLUM and Miami 21 Code's Zoning Atlas aligns with Miami 21 Code's Article 7, Section 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." Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 5 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C Mlaml Cam prehenelve IDEVALM �nM1 L��suEL ' Subject ;Properties Iran ro 3.er. anc Pauedior uvzm�e 1pl paaano NOTICE This submittal needs to be scheduled fora pubic hearing In aaordanr whh Id matinee set forth in the City of Miami Code. The applicable decision -making body NOR ro cw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/23 Figure 5: FLUM map of the half -mile radius Study Area (the black radial line), the approximate location of the Subject Properties are identified by the cyan blue color FLU Designation Study Area - Acreage % Total Citywide - Acreage % Total Duplex - Residential 98.7 19.5% 3939.1 17.5% General Commercial 31.7 6.2% 992.0 4.4% Industrial 68.6 13.5% 449.5 2.0% Light Industrial 67.7 13.3% 511.9 2.3% Major Inst, Public Facilities, Transp and 16.6 3.3% 2082.9 9.2% Medium Density Multifamily Residential 109.3 21.5% 1428.4 6.3% Medium Density Restricted Commercial 38.4 7.6% 860.1 3.8% Public Parks and Recreation 0.3 0.1% 1330.6 5.9% Restricted Commercial 61.8 12.2% 3847.1 17.0% Single Family - Residential 14.2 2.8% 6175.0 27.4% 507 acres 100.0% 21,616 acres 95.8%* Table 3: FLU Designations - comparison between the Study Area and the City of Miami * Note: the other 4.2% of the 95.8% or approximately 952.3 acres is attributable to the other FLU designations (Central Business District, Conservation, High Density Multifamily Residential, Staff Analysis: PZ-22-15060 - 7401 NW Miami Court - Comprehensive Plan Amendemnt Application - Page 6 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C 4 PURL ic G 0 Q- Q. Low Density Multifamily Residential, and Low Density Restricted Commercial) that we of the application's 0.5-mile Study Area. NOTICE This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/23 Q`• 414-Vi Ew co° Concurrency Analysis 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 of 390 residents, where previously maximum population has been. Schools On January 10, 2023, 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. 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, and 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 36,728 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. Please note that a Miami -Dade Water and Sewer Department 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. The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the December 28, 2022, a Transportation Concurrency was performed based on existing and proposed FLR and density for the application for the projects located at the following sites, the maximum potential impact as it relates to trip generation was calculated for the following property addresses: 7450 N Miami Avenue, 7329, 7357, and 7401 NW Miami Court. The proposed FLR and densities have the potential to result in a total increase of approximately 11,900 daily trips and 1,700 P.M. peak hour trips. Based on this preliminary analysis, additional information is needed to help determine the impact of this application. At the time of redevelopment, a traffic study may be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 7 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/23 E. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 MCNP, Transportation Element, Policy TR-1.1.5: "The City will encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors and around transit nodes and centers." Analysis 1 The Applicant's Properties are accessible from two City -designated "Transit Corridors", which is defined per Miami 21 Code, Article 1, Section 1.1 as "a designation established by the City involving an area not exceeding a one - quarter (1/4) mile radius from a non -limited access thoroughfare that included designated transit stop locations and is served by one or more mass transit route(s) with designated transit vehicle(s) operating at an average of ten (10) minute or less headway Monday thru Friday between the hours of 7:00 am through 7:00 pm. Multiple transit routes or types of transit vehicles may be added cumulatively under this definition for the purpose of parking reductions. There are two Transit Corridors located directly north (NW 75 Street) and east (N Miami Avenue) of the Applicant's Properties. Finding 1 Complies Criteria 2 MCNP, Land Use Element, Policy LU-1.2.1: "The City defines blighted neighborhoods as areas characterized by the prevalence of older structures with major deficiencies and deterioration, high residential vacancies, widespread abandonment of property, litter and poor maintenance of real property. Declining neighborhoods are defined as areas characterized by the prevalence of structures having minor deficiencies, a general need for improvements in real property, significant declines in real property values, high vacancy rates in commercial structures and increasing difficulty in obtaining insurance. Neighborhoods threatened with decline are defined as areas characterized by significant but infrequent property maintenance neglect, an aging housing stock, declining property values, general exodus of traditional residents and influx of lower income households." Analysis 2 Staff reviewed the Miami -Dade County's Address Geographic Information System (GIS) dataset "Addresses" and identified a field called "YRBUILT" for the Applicant's Study Area. This field identifies the year of construction for the building structures. The average construction year for these properties was "1956". The Applicant seeks to revitalize this area by redeveloping their Properties in adherence to the City of Miami's City Code, Chapter 55 Subdivision Regulations, MCNP's Goals, Objective, and Policies, and Miami 21 Code's regulations. If the Applicant chooses to redevelop their Properties to a Residential, Multi -Family Residential Use, which is by right. The Applicant's future redevelopment plans have the potential in being the "catalyst of change" in modernizing the housing stock and economically revitalizing the Little River area into a new burgeoning redeveloped area. Finding 2 Complies Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 8 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the Information at the public hearing to render a recommended on or a final decla on. PZ-22-15059 03/10/23 F. CONCLUSION The Applicant's requested change to its underlying, existing Properties' MCNP's FLU designations from "Medium Density Multifamily Residential" and "Light Industrial" to "General Commercial" was reviewed based on the merits of this application being compliant with MCNP's Goals, Objectives, and Policies and Miami 21 Code's Successional Zoning requirements. Staff's findings show the predominance of residential FLU designations within the Study Area with a desnsity ranging from 18 to 65 dwelling units with the more intensive FLU designations to the the north and south of the Property following the established east -west Commercial Corridors of NW 71 Street and NW 79 Street. TThis is juxataposed to currently changingconditions in this immediate area with the City Commission recently approving a similar Comprehensive Plan Amendment and companion Rezoning application for a similar property with the same existing, underlying MCNP's Future Land Use Designation and associated Miami 21 Code Transect Zones located west of the Applicant's Properties.. Specifically, on September 23, 2021, the Future Land Use and Zoning designations for that property were amended to "General Commercial" and "T6-8-O", respectively, pursuant to City Commission Ordinances 14023 and 14024. Not only do these recently approved Rezoning and companion Comprehensive Amendment applications demonstrate "change" but also a "new precedent" with the possibility of revitalizing the "Little River" area with transit -oriented redevelopment projects while modernizing the existing, dated housing stock and aged roadways, water, sewer utility systems. G. RECOMMENDATION Pursuant to Policy LU-1.6.4 of the MCNP, as amended, the Planning Department recommends "Approval" of the requested change to the MCNP's FLUM from "Medium Density Multifamily Residential" and "Light Industrial" to "General Commercial" for the Applicant's Properties (14 NW 75 Street, 7409 NW Miami Court, 7450 N Miami Avenue, and 7401 NW Miami Court). Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 9 of 10 DocuSign Envelope ID: 6C0D2C26-104E-43E8-89FA-F66982C5529C This submittal needs b be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The applicade decision -making bcdywill renew the information at the pubc hearing to render a recommendation or a final decision. ,-DocuSigned by: (,atis6 Rat "-7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: StAktun,lnt, S'ItitA ,r F-€446... Sevanne Steiner, CNU-A, Interim ChiefLand Development M u r h Digitally signed by p Y� Murphy, Darren Darren Date: 2023.03.07 14:04:13 -05'00' Darren Murphy Planner II Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses Staff Analysis: PZ-22-15060 — 7401 NW Miami Court — Comprehensive Plan Amendemnt Application — Page 10 of 10 AERIAL EPLAN ID: PZ-22-15059 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 14 NW 75 ST, 7409 NW MIAMI CT, 7450 N MIAMI AV & 7401 NW MIAMI CT 0 62.5 125 250 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 decision. FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15059 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 14 NW 75 ST, 7409 NW MIAMI CT, 7450 N MIAMI AV & 7401 NW MIAMI CT 0 62.5 125 250 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 decision. Industrial NE 74TH ST FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15059 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 14 NW 75 ST, 7409 NW MIAMI CT, 7450 N MIAMI AV & 7401 NW MIAMI CT 0 62.5 125 250 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 decision. Industrial NE 74TH ST