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Home My WebLink AboutAnalysis and Maps (Obsolete; FR)This su battle needs tole scheduled fora pub!c bearing In accordancep tlmetines set forth In the City of Tha Miami Cede. The applicable decision -making body will reureerthe Infirmatian at the Oak bearing to render a recommendab on or a final oedYon. City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-15060 Property Addresses 14 NW 75 Street, 7409 NW Miami Court, 7450 N Miami Avenue, 7401 NW Miami Court, 7357 NW Miami Court, and 7329 NW Miami Court Folio Numbers 01-3112-068-0040, 01-3112-068-0041, 01-3112-068-0020 01-3112-068-0050, 01-3112-068-0060, and 01-3112-068-0063 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 REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, the property owner "LRMF Owner, LLC" (the "Applicant") is requesting to change the Miami 21 Code's Zoning Atlas 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-O), please see Table 1, generally located at 14 NW 75 Street, 7409 NW Miami Court, 7450 N Miami Avenue, 7401 NW Miami Court, 7357 NW Miami Court, and 7329 NW Miami Court (collectively the "Properties") Miami, Florida. The Property is legally described in the attached Attachment "A" Location Map. Concurrently, the Applicant is requesting a change to the Miami Comprehensive Neighborhood Plan's (MCNP) Future Land Use designation, as a companion item (ePlan File ID# PZ-22- 15059). The companion application seeks to change the Property's FLU designation from "Light Industrial" and `Medium Density Multifamily Residential" to `General Commercial", please see Table 1. Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 1 of 12 2/7/2023 PZ-22-15060 03/10/23 Page 1 of 12 NOTICE This su battle needs tole scheduled fora pub!c bearing In accordancep tlmetines set forth In the City of Tha Miami Cede. The applicable decision -making body will reureerthe Infirmatian at the Oak bearing to render a recommendab on or a final oedYon. PZ-22-15060 03/10/23 B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8.d.1 of Ordinance 13114 ("Miami 21"), as amended, the Planning Department recommends "Approval" of the requested change to Miami 21 Code's Zoning Atlas from T5-R and D1 to T6-8-O for the Properties. # FOLIO ADDRESS CURRENT ZONING PROPOSED ZONING CURRENT FLUM PROPOSED FLUM SQUARE FOOTAGE 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 CTT5-R T6-8-O Med. D. MF Res. General Comm. 3,410 3 01-3112-068-0020 7450 N MIAMI AVE D1 T6-8-O Light Industrial General Comm. 10,115 4 01-3112-068-0050 7401 NW MIAMI CTD1 T6-8-O Light Industrial General Comm. 13,000 5 01-3112-068-0060 7357 NW MIAMI CTD1 T6-8-O Light Industrial General Comm. 14,470 6 01-3112-068-0063 7329 NW MIAMI CTD1 T6-8-O Light Industrial General Comm. 3,640 49,035 Table 1: Summary of the Applicant's Existing and Proposed Future Land Use and Zoning Designations C. PROJECT DATA Adjacent Properties and their associated Land Use designation(s), Transect Zone(s), and Existing Use Miami 21 MCNP / Density Existing Use(s) North T5-R Medium Density Multifamily Residential / 65 du per acre Residential, Single Family Residence South N/A (Florida East Coast Railway) N/A N/A East D-1 Light Industrial / 36 du per acre Commercial, Auto - Related Commercial Establishment; Marine -Related Commercial Establishment West T6-8-O General Commercial / 150 du per acre Residential, Single Family Residence; Staff Analysis Report No. PZ-22-15060 - 7401 NW Miami Court - Zoning Application - Page 2 of 12 2/7/2023 Page 2 of 12 This su battle needs tole scheduled fora pub!c bearing In accordancep tlmetines set forth In the City of Tha Miami Cede. The applicable decision -making body will reureerthe Infirmatian at the Oak bearing to render a recommendab on or a final oedYon. PZ-22-15060 03/10/23 Miami 21 MCNP / Density Existing Use(s) Industrial, Manufacturing and Processing. Table 2: Surrounding Properties - Land Use, Zoning, and Existing Uses D. BACKGROUND Proposal Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.) — Successional Zoning, the Applicant is requesting to change both the existing, underlying Properties' Future Land Use Map ("FLUM") designation from "Medium Density Multifamily Residential" and "Light Industrial" to "General Commercial" and Miami 21 Code's Transect Zones from "T5-R" and D1 to "T6-8-O". History of the Properties The Properties are located within the area traditionally referred to as the "Little River". Dating back to the early 20th Century, the Little River developed as a warehouse district for shipment and storage of goods centered around the Florida East Coast Railway. In 1932, a rail spur extension was later constructed called the "Little River Spur", that provided rail service to industrial businesses in the western and southern sections of Miami -Dade County and acted as a freight bypass around downtown Miami. Unfortunately, the Florida East Coast Railway consisted of a single set of tracks with a limited number of private offshoot spurs to nearby businesses. In 2005, the Little River Spur was abandoned by the Florida East Coast Railway. 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 49,035 sq. ft. or 0.919 acre. Staff Analysis Report No. PZ-22-15060 - 7401 NW Miami Court - Zoning Application - Page 3 of 12 2/7/2023 Page 3 of 12 This su battle needs tole scheduled fora pub!c bearing In accordancep tlmetines set forth In the City of Tha Miami Cede. The applicable decision -making body will reureerthe Infirmatian at the Oak bearing to render a recommendab on or a final oedYon. PZ-22-15060 03/10/23 Figure 1: Aerial of subject site (red outline) Neighborhood Context-Sociodemographic The Applicant's Properties are located within the 2020 United StatesCensus Tract "12086001402" (the "CensusTract"). 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. 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 Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 4 of 12 2/7/2023 Page 4 of 12 NOTICE This au...needs. he scheduled fora public hearing In accordance dp timelines set forth In the City of Miami Cotle. The applicable decision -making body will realewthe Information at the pubic bearing to render a recommenda0 on or a final decision. PZ-22-15060 03/10/23 Topic — United States 2020 Census Census Tract 14.02 City of Miami 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 3: Census Tract 12086001402 E. ANALYSIS Miami Comprehensive Neighborhooc The Applicant 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 are intended to serve the retailing and personal services needs of the building or building 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 to develop 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. In support of this requested change in the existing, underlying MCNP's FLU designations of "Medium Density Multifamily Residential" and "Light Industrial" to "General Commercial", staff reviewed specific MCNP's Goals, Objectives, and Policies: Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 5 of 12 2/7/2023 Page 5 of 12 puso NOTICE This submittal needs. he scheduled fora public hearing In accordancep timelines set forth In the City of Miami Cotle. Thd e applicable decision -making body will realewthe Information at the pubic bearing to render a recommendation or a final decision. PZ-22-15060 03/10/23 Criteria: 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: The Applicants 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: complies Miami 21 Code The Applicant is requesting to change the existing, underlying Miami 21 Code's Transect Zones from "T5-R" and "D1" to "T6-8-O", please see Figures 2 and 3. Per Miami 21 Code, Article 4, Tables 1 and 3, the T6-8-O Transect Zone consists of the highest Density (150 du per acre) and greatest variety of Uses. Staff compared the Uses of either "By Right" or Special Permit (Warrant and Exception) for the existing (T5 and D1) Transect Zones versus the proposed (T6) Transect Zone to understand what Use(s) are missing, please see Table 4. T6-R T6-B-O 01 Figure 2: Existing Zoning (black outline) T5.R T6-8-O T6.8.O Figure 3: Proposed Zoning (black outline) Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 6 of 12 2/7/2023 Page 6 of 12 PU$L/y NOTICE This au...needs. he scheduled fora public hearing In accordance dp timelines set forth In the City of Miami Cotle. The applicable decision -making body will realewthe Information at the pubic bearing to render a recommenda0 on or a final decision. PZ-22-15060 03/10/23 BUILDING FUNCTION: USES T5-R D1 T6-O RESIDENTIAL SINGLE FAMILY RESIDENCE R R COMMUNITY RESIDENCE R R ANCILLARY UNIT TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R R DORMITORY R HOME OFFICE R R LIVE - WORK R WORK - LIVE R LODGING BED & BREAKFAST E R R INN R R HOTEL R*** R OFFICE OFFICE R R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. R W ENTERTAINMENT ESTABLISHMENT R R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 7 of 12 2/7/2023 Page 7 of 12 NOTICE This su battle needs tole scheduled fora pub!c bearing In accordancep tlmetines set forth In the City of Tha Miami Code. The applicable decision -making body will reureerthe Infirmatian at the Oak bearing to render a recommendab on or a final oedYon. PZ-22-15060 03/10/23 BUILDING FUNCTION: USES T5-R D1 T6-O MARINE RELATED COMMERCIAL ESTAB. R W OPEN AIR RETAIL R W PLACE OF ASSEMBLY R R RECREATIONAL ESTABLISHMENT R R AMUSEMENT RIDE E CIVIC COMMUNITY FACILITY R W RECREATIONAL FACILITY E R R RELIGIOUS FACILITY E R R REGIONAL ACTIVITY COMPLEX E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY R W INFRASTRUCTURE AND UTILITIES W W W MAJOR FACILITY E MARINA E R W PUBLIC PARKING E R W RESCUE MISSION E TRANSIT FACILITIES E R W EDUCATIONAL CHILDCARE E E W COLLEGE / UNIVERSITY E W ELEMENTARY SCHOOL E E W LEARNING CENTER E R Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 8 of 12 2/7/2023 Page 8 of 12 This su battle needs tole scheduled fora pub!c bearing In accordancep tlmetines set forth In the City of Tha Miami Cede. The applicable decision -making body will reureerthe Infirmatian at the Oak bearing to render a recommendab on or a final oedYon. PZ-22-15060 03/10/23 BUILDING FUNCTION: USES T5-R D1 T6-O MIDDLE / HIGH SCHOOL E E W PRE-SCHOOL E E R RESEARCH FACILITY R R SPECIAL TRAINING/VOCATIONAL R W INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. R MANUFACTURING AND PROCESSING R MARINE RELATED INDUSTRIAL ESTBL. R PRODUCTS AND SERVICES R STORAGE/ DISTRIBUTION FACILITY R Table 4: Miami 21, Article 4, Table 3, Many of the Uses between the Miami 21 Code's Transect Zones "D1" and "T6" are similar in terms of being allowed by either a Special Permit Warrant or Exception. One notable difference is regarding Residential, Multi Family Use. Staff created a "Density/Height" table, please see Table 5, to highlight the differences in density and height between the following Transect Zones: "T5", "D1", and "T6". Transect Zone Residential Density Building Height T5 65 du per acre 5 Stories, Max. Benefit Height 1 Story Abutting D1 D1 36 du per acre 8 Stories, Max. Benefit Height 2 Stories Abutting all Transects Zones except "T3" T6 150 du per acre 8 Stories, Max. Benefit Height 4 Stories Abutting all Transects Zones except "T3" Table 5: Transect Zone - Residential, Multi -Family Use - Density and Building Height In support of this requested change in the existing, underlying Miami 21 Code's "T5" and "D1" Transect Zones to the proposed "T6-8-O" Transect Zone, staff reviewed specific Miami 21 Zoning Code's Article 2, General Provisions: Staff Analysis Report No. PZ-22-15060 - 7401 NW Miami Court - Zoning Application - Page 9 of 12 2/7/2023 Page 9 of 12 NOTICE This au...needs. he scheduled fora public hearing In accordancep timelines set forth In the City of Miami Cotle. Thd e applicable decision -making body will realewthe Information at the pubic bearing to render a recommendation or a final decision. PZ-22-15060 03/10/23 Criteria: Pursuant to Miami 21 Zoning Code, Article 2, Section 2.1.2(b.)(2.): "Rebuilding the City's commercial Corridors to function as Mixed -Use, transit -oriented, walkable centers for adjacent Residential Neighborhoods". Analysis: As noted under the "History of the Properties" subheading, the businesses located at the Applicant's Properties mainly serviced industrial and agricultural customers that entailed rail - dependent shipment, warehousing, and manufacturing operations. With the Florida East Coast Railways closure of the Little River Spur in 2005, many of these businesses either shifted to auto -related logistical operations or shuttered. As referenced in the Applicant's project file PZD-, Letter of Intent (LOI), in the last decades of the 20th Century, the area fell into disrepair and many of the properties were shuttered as businesses and wholesalers moved out of the urban core of Miami to Hialeah, Medley and industrial parks closer to the Miami International Airport. Through this requested rezoning, the Applicant seeks to revitalize the "Little River" area by interconnecting Mixed -Use redevelopment projects to residential neighborhoods through multimodal transits, such as the "Little Haiti Trolley Route". As noted in the Applicant's LOI, the Florida East Coast Railway is "exploring" a future relationship with the South Florida Regional Transportation Authority (SFRTA) in creating a future link in the expansion of the commuter rail service network within Miami -Dade County. The existing railroad infrastructure in conjunction with the agreement between SFRTA and Florida East Coast Railway might lead to the encouragement of private development to work collaboratively with other property owners in creating unified mix -use development with direct and convenient access to a variety of modes of transit, including bus and rail that could potentially provide critical work -live housing opportunities for many of the City's residents. Finding: complies F. FINDINGS Criteria 1: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(1.)(a.): "The relationship of the proposed amendment to the goals, objectives, and policies of the [MCNP], with appropriate consideration as to whether the proposed change will further the goals, objectives, and policies of the [MCNP]; the Miami 21 Code; and other city regulations." Analysis 1: Based on the Applicant's LOI, they are seeking to revitalize the "Little River" area with Transit and Pedestrian -oriented redevelopment project(s) that are going to be interconnected through existing and future multimodal transportation options. Finding 1: Complies Criteria 2: Pursuant to Miami 21 Code, 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." Analysis 2: In recognition of the above -described changing conditions, the City Commission Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 10 of 12 2/7/2023 Page 10 of 12 NOTICE This au...needs. he scheduled fora public hearing In accordance dp timelines set forth In the City of Miami Cotle. The applicable decision -making body will realewthe Information at the pubic bearing to render a recommenda0 on or a final decision. PZ-22-15060 03/10/23 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. Findings 2: Complies Criteria 3: Pursuant to Miami 21 Code, Article 7, 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 Neighborhoods and to provide transitions in intensity and Building Height." Analysis 3: The proposed rezoning meets the technical requirements of Successional Zoning as set forth under Miami 21, Article 7, Section 7.1.2.8(a)(3.). Both the "T5" and "D1"Transect Zones may increase by one transect zone to "T6-8". Finding 3: Complies G. CONCLUSION The Applicant requested rezoning from "T5-R" to "D1" to "T6-8-O" was reviewed based on a "balanced approach" of weighing the merits of this application being compliant with Miami 21 Code's Successional Zoning Changes, the MCNP's Goals, Objectives, and Policies relative to a variety of redevelopment scenarios. For example, one scenario could involve a Residential, Multi Family Use that allows eight (8) Stories by right, with the possibility of an additional bonus height of four (4) Stories, and an allowed residential density of 150 du per acre. This is juxtaposed with an established residential neighborhood abutting the Applicant's Properties to the north and west with a "T5-R" Transect Zone designation. However, in recognition of the changing conditions, as required pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(1.)(b.), the City Commission of Miami recently approved a similar Rezoning and companion Comprehensive Plan Amendment applications for properties with the same MCNP's FLU designation ("Light Industrial") and Miami 21 Code's Transect Zone ("D1) directly abutting the Applicant's Properties to the west along NW Miami Court. 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. Not only do these recently approved Rezoning and companion Comprehensive Amendment applications demonstrate "change" but also a "new precedent" in revitalizing the "Little River" area with Transit -oriented redevelopment projects that can be interconnected to adjacent residential neighborhoods. Therefore, the Planning Department recommends "Approval" of property addresses (14 NW 75 Street, 7409 NW Miami Court, 7450 N Miami Avenue, 7401 NW Miami Court, 7357 NW Miami Court, and 7329 NW Miami Court) from "T5-R" and "D1" to "T6-8-O", based upon the facts and findings in this staff report. Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 11 of 12 2/7/2023 Page 11 of 12 NOTICE This su bmMal needs. be scheduled fora public hea In accordance wed timelines set forth In the City o Mlena Code. The applicable decision -making body s realewthe IWon/ladon at the public hearing to ferrite recommended on or a final decision. PZ-22-15060 03/10/23 Lakisha Hull, AICP, LEED AP BD+C Planning Director Darren Murphy, Interim Chief Land Development Darren Murphy Planner II Attachment: ExhibitA — Legal Description Staff Analysis Report No. PZ-22-15060 — 7401 NW Miami Court - Zoning Application — Page 12 of 12 2/7/2023 Page 12 of 12 AERIAL EPLAN ID: PZ-22-15060 REZONE 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 fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decision. PZ-22-15060 03/10/23 � i MIAMI 21 (EXISTING) EPLAN ID: PZ-22-15060 REZONE 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 fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decision. PZ-22-15060 03/10/23 � i MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-15060 REZONE 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 fore public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decision. PZ-22-15060 03/10/23 � i