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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE This submittal needs to be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR rodew the information at the pubc hearing to render a recommendation or a final decla on. PZ-23-16020 09/12/23 Staff Analysis Report No. PZ-23-16020 Location 43 Northeast 53 Street 40 and 50 Northeast 54 Street Folio Number 01-3124-010-0150, 01-3124-010-0060 01-312-40100-050 Miami 21 Transect "T4-R" General Urban Transect Zone — Restricted "T5-O" Urban Center Transect Zone - Open "T4-O" General Urban Transect Zone — Open, "T4-R" General Urban Transect Zone — Restricted, and "T5-O" Urban Center Transect Zone - Open MCNP Designation Low Density Multifamily Residential Restricted Commercial Low Density Multifamily Residential, Low Density Restricted Commercial, and Restricted Commercial Commission District 5 — Christine King Commissioner District Office Little Haiti Planner Maxwell Utter Planner II mutter@miamigov.com Property Owner Robert Vecsler, on behalf of 53rd Street Apartments LPC/O Omni America LLC Project Representative Alfredo L. Gonzales, Esq. A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Alfredo L. Gonzales, Esq, on behalf of 53rd Street Apartments LPC/O Omni America LLC (the "Applicant") requests an amendment to the Zoning Atlas of Ordinance No. 13114, ("Miami 21 Code") as mmended, by changing the zoning classification from: "T4-R" General Urban Transect Zone — Restricted to "T5-O" Urban Center Transect Zone - Open of the property generally located at 43 Northeast 53 Street; "T4-R" General Urban Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open for 4,759 square feet of the parcel at 50 Northeast 54 Street (Southwestern Portion), and "T4-O" General Urban Transect Zone — Open to "T5-O" Urban Center Transect Zone — Open for 9,247 square feet (Southeastern Portion) of the parcel generally located at 50 PZ-23-16020 50 NE 54 St— Page 1 09/11/2023 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Cede. The applicable decision -making body will rodew the information at the pubc hearing to render a recommendation or a final decla on. PZ-23-16020 09/12/23 Northeast 54 Street, Miami, Florida, collectively, the ("Property"). The remaining 19,996 square feet of the parcel at 50 Northeast 54 Street (Northern Portion), and the parcel at 40 Northeast 53 Street will not be rezoned, but are included in the Table 1 for reference. Address Folio Area Existing FLUM Designation Proposed FLUM Designation Existing Zoning Proposed Zoning 40 Northeast 53 Street 01-3214- 010-0060 4,000 Restricted Commercial Restricted Commercial T5-O T5-O 43 Northeast 53 Street 01-3124- 010-0150 4,750 Low -Density Multi -Family Residential Restricted Commercial T4-R T5-O 50 Northeast 54 Street (southwestern Portion) 01-3214- 010-0050 4,759 Low -Density Multi -Family Residential Restricted Commercial T4-R T5-O 50 Northeast 54 Street (southeastern Portion) 01-3214- 010-0050 9,247 Low -Density Restricted Commercial Restricted Commercial T4-O T5-O 50 Northeast 54 Street (northern Portion) 01-3214- 010-0050 19,996 Restricted Commercial Restricted Commercial T5-O T5-O Total Area Proposed to be Rezoned 42,750 sq. ft. (0.98 ac) Table 1: Proposed Rezones and Land Use Changes As a seperate process, the Applicant has requested waiving the 18 month time limit for considering an application for the same property to rezone per Article 7.1.2.8.g.(7). The request is from "T5-O" Urban Center Transect Zone - Open to "T6-8-O" Urban Core Transect Zone - Open for 50 Northeast 54 Street (Table 1) (collectively the "Property"). Concurrently, 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 from Low - Density Multi -Family Residential to Restricted Commercial for the property located at 43 PZ-23-16020 50 NE 54 St— Page 2 09/11/2023 NOTICE This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Cede. The applicable decision -making body will rodew the information at the pubc hearing to render a recommendation or a final decla on. PZ-23-16020 09/12/23 Northeast 53 Street to change 4,759 square feet of the parcel located at 50 Northeast 54 Street from Low -Density Multi -Family Residential to Restricted Commercial and 9,247 square feet of the parcel located at 50 Northeast 54 Street from Low -Density Restricted Commercial to Restricted Commercial. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends approval of T4-R" General Urban Transect Zone - Restricted and "T4-O" General Urban Transect Zone — Open to "T5-O" Urban Center Transect Zone — Open based upon the facts and findings in this staff report. C. BACKGROUND Property Information The Property consists of three parcels located along NE 54 Street and NE 53 Street. While the survey prepared by Biscayne Engineering notes that the size of the three parcels (50 NE 54 Street, Folio #: 0131240100050, 40 NE 54 Street, Folio # 0131240100060, and 43 NE 53 Street, Folio # 0131240100150) is approximately 42,750 Square Feet (0.98 acres) see Figure 1, the rezone and land use change requests are only for 18,756 square feet of the property. Figure 1: Aerial Photo of Subject Site (red outline) PZ-23-16020 50 NE 54 St— Page 3 09/11/2023 This submittal needs to be scheduled for a pubic hearing In accordance with timelines set forth in the City of Miami Ccde.The apptica de decision -making bodywill renew the information at the pubic hearing to render a recommendation or a final decision. Adjacent Properties and their associated Land Use designation(s), Transect Zone(s), and Existing Use(s) The Property is in "T4-R" General Urban Transect Zone — Restricted, "T4-O" General Urban Transect Zone — Open and T5-O" Urban Center Transect Zone — Open. The Property is surrounded by several zoning transect zones, including "T5-O" Urban Center Transect Zone — Open on the northside, "T4-O" General Urban Transect Zone — Open and "T5-O" Urban Center Transect Zone — Open on the east side,"T4-R" General Urban Transect Zone — Restricted and "T5-O" Urban Center Transect Zone — Open on the west side, and "T5-O" Urban Center Transect Zone — Open on the south side, see Figures 2 and 3. The surrounding uses are summarized in Table 2. SURROUNDING USES Miami 21 MCNP / Density Existing Use North T5-O Restricted Commercial 150 du/ac Commercial South T5-O Major Institutional, Public Facilities, transportation and Utilities 150 du/ac Hospital East T5-O and T4-0 Restricted Commercial 150 du/ac Low Density Restricted Commercial 36 du/ac Commercial Vacant West T5-O and T4-R Low Density Multifamily Residential 36 du/ac Restricted Commercial 150 du/ac Commercial Residential Table 2: Surrounding Uses PZ-23-16020 50 NE 54 St— Page 4 09/11/2023 ,gyp Puecrc6,4,1 �40 `«0 f1p� 4 NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating body will renew the Information al the pubge hearing to render a recommendation or a final decision. J, PZ-23-16020 44, 09/12/23 <C 9-4-VIEW CO Qv I MO Em �— ' i• � V I_i I���_ t t III MI �� �■� t■ 1 ■`� All-1 T5o s ,■1,1I ' AIIIIIII1 T5 ,t ,■1�1I I I g 1 11 I II IIIJLJIP 0, V //, /97%,77707,27/-7,/!A "7/ / yi> /////z/V/r///7 # 0 to . . 04 */ /0, : .;'7,/ /2P/- // / % / dun-s.;� TSA. / / ���Iir�I/I� I T4 n:,.gnr•I ............._ �. riioiiii I� 5j. % Ae 7 L 001 / / r.r�i _ .... ePAel7.:f7 - i I::m �,✓' �st�r,�,sPP/�,� T4 �f, -.,�4/I ;:, -//H 7/ J/ // L, . I/ v /.. l'IMgA �r.�r�� //�saF ,I Figure 1. Miami 21 Transect Zone (Existing) Figure 3. Miami 21 Transect Zone (Proposed) Project Background The Applicant seeks to improve the Property with that provide sufficient buffers to the established new housing in a commercial intensive area. As a Covenant stating that 10% of all units will be " of Area Median Income. Demographics a mixed -use residential multifamily development neighbohorod while providing a mix of uses and a part of the project, the Applicant has proffered Workforce Housing" and will be rented at 100% The Applicant's Properties are located within the 2020 United States Census Tract "12086002201" (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. It should be noted that the income is only 16% higher than in the City of Miami as a PZ-23-16020 50 NE 54 St— Page 5 09/11/2023 4 0 PUB , 411 G 0 4- a. '-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 a recommendation or a final decision. PZ-23-16020 09/12/23 44, ReVI EW CO ' whole but rent is 40% higher, taking up a higher percentage of income. Even so, the percentage renting a dwelling unit is less than the City of Miami as a whole. Topic — United States 2020 Census Census Tract 22.01 City of Miami Population 3,831 442,241 Households 1,351 180,676 Average Household Size 2.5 2.5 Families in Poverty 11.20% 17.14% Owner -Occupied Housing 18.72% 30.37% Renter -Occupied Housing 61.65% 69.63% Vacant Housing 19.61% 13.62% Median Family Income $56,144 $48,003 Median Gross Rent $1,742 $1,242 Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The two (2) parcels included in this request have existing, underlying FLU designations of "Low - Density Multi -Family Residential", and "Low -Density Restricted Commercial". Low -Density Multi - Family Residential is defined by the MCNP as: Areas designated as "Low Density Multifamily Residential" allow residential structures to a maximum density of 36 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (100%), subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; day care centers for children and adults may be permissible in suitable locations. PZ-23-16020 50 NE 54 St— Page 6 09/11/2023 4 0 PU$�/ 411 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 pane hearing to render a recommendation or a final decision. PZ-23-16020 09/12/23 44, RtVIEW CO ' Permissible uses within low density multifamily residential areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses. 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 low density multifamily 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 those of the contributing structure(s). Low -Density Restricted Commercial is defined by the MCNP as Areas designated as "Duplex Residential" allow residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. 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. PZ-23-16020 50 NE 54 St— Page 7 09/11/2023 4 0 PU$�/ 411 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 -mating bodywill renew the information at the public hearing to render a recommendation or a final decision. PZ-23-16020 09/12/23 44, RtVIEW CO ' 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 Applicant is seeking to change the existing, underlying FLU designations to "Restricted Commercial", which is defined by the MCNP as: 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 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 nonresidential portions of developments within areas designated as "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Intensity Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. PZ-23-16020 50 NE 54 St— Page 8 09/11/2023 4 0 Puet/ '-N to 411 NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the information al the public hearing to render a recommendation or a final decision. PZ-23-16020 09/12/23 44, V '' VIEW COO Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. I I z , z L J MediontRensity ¢, L Medinm.Densby Multifamily NE lrrd sr Multifamily Residential rvt hh1X Resiitentia —' - - z —Ftle jI IL I 6 :_ L, st 'ateld J Restr'll edTr Commencial S1TH - NE �drk Sr1,1 n....cr1_�r COmmerciol ST ■ Low Density haw Density Law density Low Density Restriicted Commercial Multifamily Residential Resirlitedl Con eretal NE a _IliJ o]R13 N RN _ Major lest, 0/53 13 T 21./-1 Major Insl, Public Facilities,. geniiE Facllliles, TranspAnd Transp Antl. IIk`�I -NW ry ,rvseve '� - l/N,, L Dnpleie- Residential i Reki entlaly 1 Re'sltl�flal [ UNNAMED ,'2NI) NEUTJ ST �.T Dd lex - esIdential l—� P � 1� l,kN4UE,a F gure 2: Existing Future Land Use Map Figure 3: Proposed Future Land Use Map Miami 21 Code The Property is zoned "T4-R" General Urban Transect Zone — Restricted, "T4-O" General Urban Transect Zone — Open, and "T5-O" Urban Center Transect Zone — Open, see Figures 3 and 4. Supported development in this zoning designation is primarily intended for some Residential Uses by Right, with restricted Lodging, Civic, Civic Support, and Educational Uses through the Warrant and Exception process (see Table 2). The Applicant proposes to rezone the entire Property to "T5-O" Urban Center Transect Zone - Open. Under the proposed zoning designation, the entire property will increase from an allowable 36 dwelling units per acre to 65 dwelling units per acre, and an allowable height difference from three (3) to five (5) stories. BUILDING FUNCTION: USES T4-R T4-O T5-O RESIDENTIAL SINGLE FAMILY RESIDENCE R R R COMMUNITY RESIDENCE R R R PZ-23-16020 50 NE 54 St— Page 9 09/11/2023 0 Puetic ��© «0 f1e4 a. It0 Gta y Q. NOTICE GI This submittal needs to be schedu lee fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -making body will renew the information al the pane hearing to render a recommendation or a final decision. J, PZ-23-16020 09/12/23 <C VIEW CO'O' BUILDING FUNCTION: USES T4-R T4-O T5-O ANCILLARY UNIT R R TWO FAMILY RESIDENCE R R R MULTI FAMILY HOUSING R R R DORMITORY E R HOME OFFICE R R R LIVE - WORK R R WORK - LIVE LODGING BED & BREAKFAST W R R INN R R HOTEL R OFFICE OFFICE R R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R MARINE RELATED COMMERCIAL ESTAB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY R RECREATIONAL ESTABLISHMENT R AMUSEMENT RIDE CIVIC COMMUNITY FACILITY W W RECREATIONAL FACILITY E R R RELIGIOUS FACILITY E R R REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES W W W MAJOR FACILITY PZ-23-16020 50 NE 54 St— Page 10 09/11/2023 4 0 PUB , 411 NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the information at the public hearing to render a recommendation or a final decision. PZ-23-16020 09/12/23 44, '' VIEW COO BUILDING FUNCTION: USES T4-R T4-O T5-O MARINA E W W PUBLIC PARKING W W RESCUE MISSION TRANSIT FACILITIES W W EDUCATIONAL CHILDCARE E W W COLLEGE / UNIVERSITY W ELEMENTARY SCHOOL E E W LEARNING CENTER E R MIDDLE / HIGH SCHOOL E E W PRE-SCHOOL E E R RESEARCH FACILITY R R SPECIAL TRAINING / VOCATIONAL E W E. FINDINGS In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21, in the recommendation, staff must show that is considered and studied the request with regard to the three (3) criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staff's findings are provided below. 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: The proposed rezone satisfies the goals of Miami 21 and the MCNP. Some particular goals that were evaluated were: • LU Policy 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 PZ-23-16020 50 NE 54 St— Page 11 09/11/2023 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 a recommendation or a final decision. PZ-23-16020 09/12/23 44, V ''VIEW CO Q 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). o Amending the parcel at 43 Northeast 53rd Street from Low -Density Multi -Family Residential to Restricted Commercial, which would allow for a greater variety of uses, which generally would mirror the uses to the parcel directly to the north and south. Amending 13,996 square feet of land use at 50 Northeast 54 Street from Low -Density Multi -Family Residential & Low -Density Restricted Commercial to Restricted Commercial would also be compatible with the uses in the adjacent commercial corridor. The Property's location in adjacent to a hospital would also reduce the potential for incompatible uses to encroach on residential areas. Therefore, the proposed rezone is consistent with the above policy objective. • 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- 11 o The property is two (2) blocks, or a 5-minute walk from Northeast 2 Avenue, which is a transit corridor, therefore the rezone would be consistent with this objective. • 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...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. o As the property generally abuts restricted commercial land to the north, and a public facility to the south, there will be no encroachment into a residential area, there will be no degradation to public health or safety, public transportation will be encouraged, and it provides an appropriate transition. Therefore, the rezone would be consistent with this objective. 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: The area in which the Subject Property is located has a large opportunity for growth. Further, it is not within 250 feet of any T3 Sub — Urban Transect Zone districts. It is adjacent to high -density commercial and residential uses. The wide variety of zoning designations around the area and its location within a transit corridor justifies the proposed zoning change. Furthermore, PZ-23-16020 50 NE 54 St— Page 12 09/11/2023 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 a recommendation or a final decision. PZ-23-16020 09/12/23 44, ''VIEW CO additional analysis has been provided by the Applicant which notes the proximity of the property to the hospital and 1-95 creates an opportunity and need for revitalization of aging commercial and residential uses. The Applicant's analysis also identifies the need to create a more friendly pedestrian environment by concentrating development near commercial corridors and hospitals. 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: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.), the Applicant's requested change is following the "Successional Zoning" pattern that allows the rezoning of the parcel from T4-R" General Transect Zone — Restricted or "T4-O" General Urban Transect Zone — Open to "T5-O" Urban Center Transect Zone — Open. Furthermore, as the rezone would primarily allow further development on Northeast 53 Street, it would not affect the viewshed of residents near the transit corridor at Northeast 54 Street or the hospital as the area is located in between two (2) areas of greater Density, Intensity, and Height development. Addittionlly, the rezoning to the "T4" General Urban Transect Zone parcels to "T5-O" Urban Center Transect Zone — Open would allow for a consistent zoning on both block faces thus creating a consistent and more desirable pedestrian environment. Finding 3 In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change in zoning is consistent. F. CONCLUSION Based on the Planning staff's analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the Property from T4-R" General Transect Zone — Restricted or "T4-O" General Urban Transect Zone — Open to "T5-O" Urban Center Transect Zone — Open is justified. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the aforementioned findings, the Planning Department recommends approval of the requested change of zoning from T4-R" General Transect Zone — Restricted or "T4-O" General Urban Transect Zone — Open to "T5-O" Urban Center Transect Zone — Open. PZ-23-16020 50 NE 54 St— Page 13 09/11/2023 �o Qu8Lrcy\ ��© �0 Gsa y Q. 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 pabge hearing to render a recommendation or a final decision. J, PZ-23-16020 44, 09/12/23 <C ,—DocuSigned by: "-7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director ,—DocuSigned by: So w SltivAx `-3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director DocuSigned by: E 11/49,wat, U{tr 516A5D057573427... Maxwell Utter Planner II PZ-23-16020 50 NE 54 St— Page 14 09/11/2023 AERIAL EPLAN ID: PZ-23-16020 REZONE ADDRESS(ES) : 40,50 NE 54 ST, 43 NE 53 ST 0 125 250 500 Feet 1 This submittal needs to be scheau lee fora public healing In accordance wilts timelines set forth in the City of Miami Cede. The applicxde decision -making body will review the Information at the public hearing to render a recommendation or a final tecia on. PZ-23-16020 09/12/23 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-16020 REZONE ADDRESS(ES): 40,50 NE 54 ST, 43 NE 53 ST 0 125 250 500 Feet 1 This submittal needs to be schedu led for a public hearing In accordance wiHr hmellnes set forth in the city of Miami Code. The appUc t de:.ision-making bcdywill renew the information at the pubec hearing to render a recommendation cr a final tlecison. PZ-23-16020 09/12/23 MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-23-16020 REZONE ADDRESS(ES): 40,50 NE 54 ST, 43 NE 53 ST 0 125 250 500 Feet 1 This submittal needs to be schedu led for a public hearing In accordance wiHr hmellnes set forth in the city of Miami Code. The appUc t de:.ision-making bcdywill renew the information at the pubec hearing to render a recommendation cr a final tlecison. PZ-23-16020 09/12/23