HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled for a puboc 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-23-15932
12/01/23
City of Miami
Planning Department
STAFF ANALYSIS FOR A
REZONE
Staff Analysis Report No.
PZ-23-15932
Addresses
7816 NW 2 Court, 260 NW 79 Street, 290 NW 79 Street, 294
NW 79 Street, and 7835 NW 3 Avenue
Folio Numbers
01-3112-032-0030, 01-3112-032-0020, 01-3112-032-0010,
01-3112-052-0060, 01-3112-052-0061
Miami 21 Transects
"T3-O", Sub -Urban Zone — Open; "T6-8-O", Urban Core Zone —
Open
MCNP Designation
Duplex Residential and General Commercial
Commission District
5
Commissioner District
Office
City Commissioner: Christine King
Planner
Darren Murphy, Planner II; Email: dmurphy@miamigov.com
Property Owner
280 Jap, LLC and A. Paigo, LLC
Project Representative
Edward Baker, Esq.; Email: ebaker@bergersingerman.com
Recommendation
Denial
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, 280
Jap, LLC and A. Paigo, LLC (collectively the "Applicant") requests the change of Miami 21
Code's Zoning Atlas from "T3-O", Sub -Urban Zone — Open ("T3-O") to "T4-O", General
Urban Zone — Open ("T4-O") and change the Intensity from "T6-8-O", Urban Core Zone —
Open ("T6-8-O") to "T6-8-L", Urban Core Zone — Limited ("T6-8-L") for five (5) properties
generally located at 7816 NW 2 Court, 260 NW 79 Street, 290 NW 79 Street, 294 NW 79 Street,
7835 NW, 3 Avenue, Miami Florida, refer to Table 1 and Figure 1.
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends "Approval" of the property address 7816 NW 2 Court from T3-O to T4-O and
property addresses 260 NW 79 Street, 290 NW 79 Street, 294 NW 79 Street, 7835 NW, 3
Avenue from T6-8-O to T6-8-L, based upon the facts and findings in this staff report.
Concurrently, the Applicant is requesting a change to the Miami Comprehensive Neighborhood
Plan ("MCNP") as a companion item (ePlan ID: PZ-23-15933). The companion application
seeks to change the following single property address generally located at 7816 NW 2 Court
from "Duplex Residential" to "Low Density Restricted Commercial". The Property is legally
described in the attached Exhibit "A"
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 1 of 14
11/30/2023
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
44,
'9e EW CO°Q
Parcel
Address
Folio
Lot
Size
(sq. ft.)
Lot
Size
(acre)
Existing
Zoning
Proposed
Zoning
Existing
FLUM
Proposed
FLUM
A
7816 NW 2
Court
01311203
20030
12,600
0.289
T3-O
T4-O
Duplex
Residential
Low Density
Restricted
Commercial
B
260 NW 79
Street
01311203
20020
9,980
0.229
T6-8-O
T6-8-L
General
Commercial
N/A
C
290 NW 79
Street
01311203
20010
4,990
0.115
T6-8-O
T6-8-L
General
Commercial
N/A
D
294 NW 79
Street
01311205
20060
7,760
0.178
T6-8-O
T6-8-L
General
Commercial
N/A
E
7835 NW 3
Avenue
01311205
20061
5,000
0.115
T6-8-O
T6-8-L
General
Commercial
N/A
Total sq. ft. / acres:
40,330
0.93
Table 1: The Applicant's existing and proposed FLUM and Zoning changes for the specified properties
Figure 1: Aenal of subject site, solid red outline
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 2 of 14
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C. PROJECT DATA
NOTICE
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PZ-23-15932
12/01/23
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''VIEW COY
Miami 21 Code
MCNP / Density
Existing Uses
North
T6-8-O
General Commercial / 150 du
per acre
Commercial, General,
Commercial, Auto -
Related Commercial
Establishment
South
T3-O
Duplex Residential / 18 due
per acre
Residential, Multi Family
Housing
East
T3-O; T6-8-O
Duplex Residential / 18 due
per acre; General
Commercial / 150 du per acre
Residential, Multi Family
Housing; Industrial,
Storage/Distribution
Facility
West
T3-O; T6-8-O
Duplex Residential / 18 due
per acre; General
Commercial / 150 du per acre
Residential, Multi Family
Housing; Commercial,
Auto -Related Commercial
Establishment
Table 2: Surrounding Uses - Land Use, Zoning, and Existing Uses
Date
Action
2/15/2023
Address: 260 NW 79 ST, BS #: BD23-003520-001, Scope of Work: Demolition of
existing building (in progress)
3/29/2023
Address: 290 NW 79 ST, BD #: BD23-007197-001, Scope of
Work: Demolition of existing building (in progress)
Table 3: Related approvals
D. BACKGROUND
Site Location & Surrounding Uses
The following property addresses: 7816 NW 2 Court, 260 NW 79 Street, 290 NW 79 Street, 294
NW 79 Street, and 7835 NW 3 Avenue (collectively the "Subject Property") are generally
bounded by the following Thoroughfares: North: NW 79 Street, East: NW 2 Court, South: NW 77
Street, and West: NW 3 Avenue. The Subject Property's surrounding Uses are predominated by
Residential and Commercial consisting of Auto -Related Commercial Establishments to the north
and west and Multi Family Housing to the east and south, refer to Table 2.
Proposal
Based on Table 3 and Figures 2 and 3, the Applicant is requesting the following change to the
existing Zoning Transects: rezone (A) Parcel A to T4-O, and rezones (B) Parcel B, Parcel C,
Parcel D and Parcel E to T6-8-L
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 3 of 14
11/30/2023
Figure 2: Existing Miami 21 Code, Subject properties in
black outline, Transect Zone = yellow = T3-O
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
Figure 3: Proposed Miami 21 Code, Subject properties
in black outline, Transect Zone = orange = T4-O
Neighborhood Context-Sociodemographic Information
The Applicant's Properties are located within the 2020 United States Census Tract
"12086001401" (the "Census Tract"). Staff reviewed the following socioeconomic variables, refer
to Table 4, to compare the differences in terms of demographics, income, and housing between
this Census Tract and the City of Miami.
Topic — United States 2020 Census
Census Tract 12086001401
City of Miami
Population
4,713
442,241
Households
2,132
181,597
Average Household Size
3.21
2.38
Percent of People in Poverty
40.37%
20.85%
Homeownership Rate
13.98%
30.02%
Renter -Occupied Housing
86.02%
69.98%
Vacant Rate
10.65%
13.97%
Median Household Income
$22,287
$47,860
Median Gross Rent
$1,027
$1,361
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 4 of 14
11/30/2023
PUBC,�_
a
NOTICE
This submittal needs to be scheduled fora puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
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''VIEW COY
Q
Table 2: 2020 United States Census: Census Tract 12086001401
Based on these Census Sociodemographic Variables, the differences in poverty levels, renter -
occupied housing, and the median household income between this Census Tract and the City
warrants possible further discussion in terms of how this proposed rezoning aligns with Miami
21 Code's Guiding Principles.
_. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
The Applicant is seeking to change the existing MCNP's Future Land Use (FLU) designation for
only one (7816 NW 2 Court) of their five properties from "Duplex Residential" to "Low Density
Restricted Commercial", refer to Table 3.
The interpretation of the MCNP as follows:
Existing - Duplex Residential: 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.
Community based residential facilities (14 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 duplex 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 duplex 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).
Proposed - Low Density Restricted Commercial: Areas designated as "Low Density Restricted
Commercial" allow residential uses (except rescue missions) to a maximum density equivalent
to "Low Density Multifamily Residential", that being 36 dwelling units per acre, 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
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 5 of 14
11/30/2023
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NOTICE
This submittal needs to be scheduled fora puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
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''VIEW COs-
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 proposed Miami 21 Zoning Code's "T4-O" Transect Zone is inconsistent with the MCNP's
current Future Land Use Map of "Duplex Residential" in terms of the allowed density (18 du per
acre) and intensity of allowed Uses, either by Right or special permit. Therefore, this request
does require a corresponding Future Land Use Map amendment.
Miami 21 Code
The Subject Property is located within Miami 21 Code's two (2) Transect Zones: T3-O and T6-8-
O. The "T3" Transect Zone consists of low -Density areas, primarily comprised of Single -Family
and Two -Family residential units, whereas the "T6" Transect Zone consist of the highest Density
and greatest variety of Uses.
Three (260 NW 79 Street, 290 NW 79 Street and 294 NW 79 Street) of the Applicant's
properties directly front NW 79 Street, which is classified as a Principal Arterial by Miami -Dade
County and as Commercial Corridor, as defined under Article 1, Section:
"A lineal geographic system incorporating transportation..."
Furthermore, the Subject Property is within the City of Miami's (the "City") %-mile Transit
Corridor as defined in Article 1, Section 1.2 as the following:
"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 a.m.
through 7 p.m."
Due to these qualifiers, the Subject Property aligns with the general intent of 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"
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 6 of 14
11/30/2023
NOTICE
This submittal needs to be scheduled fora puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render e
recommended on or a final decla on.
PZ-23-15932
12/01/23
Based on Article 4, Table 4 of Miami 21 Code, the following Uses are either "By Right" or
special permit (Warrant or Exception) for the current and proposed Transect Zones, refer to
Table 5. Uses are allowed either by Right (R) or special permit - Warrant (W), and Exception
(E). Uses with blank squares indicate those uses are prohibited for that Transect, refer to Table
5.
When comparing the Residential Uses between T3-O and T4-O, Ancillary Unit, Multifamily
Housing, Dormitory, Live -Work, and Work -Live are not allowed for T3-O. The most significant
difference is in terms of comparing the allowed Commercial Uses between T3-O and T4-O, with
Commercial Uses with a T3-O being completely prohibited.
The other difference between the Transects detailed in this table is the density. T3-O has a
maximum density of 18 du per acre, whereas T4-O has a maximum density of 36 du per acre.
Based on the Applicant's document — PZD-1, Letter of Intent (LOI), they are changing the
"Intensity of Uses" that are accommodated by a Building and its Lot. Functions are categorized
as Restricted, Limited, or Open, according to the Intensity of the Use(s), as defined under Article
1, Section 1.2 of Miami 21 Code. The Applicant is proposing to lessen the Intensity of Uses for
the four (4) property addresses (260 NW 79 Street, 290 NW 79 Street, 294 NW 79 Street, 7835
NW, 3 Avenue) from T6-8-O to T6-8-L.
Listed below are the Applicant's "Current" and "Proposed" Uses based on Article 4, Table 3 of
Miami 21 Code, refer to Table 5.
BUILDING FUNCTION: USES
CURRENT
PROPOSED
CURRENT
PROPOSED
T3-O
T4-O
T6-8-O
T6-8-L
RESIDENTIAL
ANCILLARY UNIT
R
MULTI FAMILY HOUSING
R
R
R
DORMITORY
E
R
R
LIVE - WORK
R
R
R
LODGING
BED & BREAKFAST
R
R
R
INN
R
R
R
HOTEL
R
R
OFFICE
OFFICE
R
R
R
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
W
W
ENTERTAINMENT ESTABLISHMENT
R
R
R
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 7 of 14
11/30/2023
4
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the Information at the pubc hearing to render e
recommended on or a final decla on.
PZ-23-15932
12/01/23
Rib! EW COY
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BUILDING FUNCTION: USES
CURRENT
PROPOSED
CURRENT
PROPOSED
T3-0
T4-0
T6-8-0
T6-8-L
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT
R
R
R
ALCOHOL BEVERAGE SERVICE ESTAB.
E
E
E
GENERAL COMMERCIAL
R
R
R
MARINE RELATED COMMERCIAL ESTAB.
W
W
OPEN AIR RETAIL
W
W
PLACE OF ASSEMBLY
R
R
RECREATIONAL ESTABLISHMENT
R
R
AMUSEMENT RIDE
E
CIVIC
COMMUNITY FACILITY
W
W
W
RECREATIONAL FACILITY
E
R
R
R
RELIGIOUS FACILITY
E
R
R
R
REGIONAL ACTIVITY COMPLEX
E
CIVIC SUPPORT
COMMUNITY SUPPORT FACILITY
W
W
W
INFRASTRUCTURE AND UTILITIES
W
W
W
W
MAJOR FACILITY
MARINA
W
W
W
PUBLIC PARKING
W
W
W
RESCUE MISSION
TRANSIT FACILITIES
W
W
W
EDUCATIONAL
CHILDCARE
W
W
W
COLLEGE / UNIVERSITY
W
W
ELEMENTARY SCHOOL
E
E
W
W
LEARNING CENTER
E
R
R
MIDDLE / HIGH SCHOOL
E
E
W
W
PRE-SCHOOL
E
E
R
R
RESEARCH FACILITY
R
R
R
SPECIAL TRAINING / VOCATIONAL
E
W
W
Table 3: Building Functions - Uses
Therefore, the project conforms to the applicable Miami 21 Code requirements and is found to
be consistent.
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 8 of 14
11/30/2023
NOTICE
This submittal needs to be scheduled fora puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render e
recommended on or a final decla on.
PZ-23-15932
12/01/23
Photos of the Subject Site
Inli
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Northeast corner - Address: 260 NW 79 Street;
Southeast corner- Address: 7816 NW 2 Court;
Auto -Related Commercial Establishment
Vacant propert
111WININSIPW. -1
Northwest corner — Address: 280 NW 79 Street;
Southwest corner — Address: 7835 NW 3 Avenue;
auto .arkin. lot; auto sales lot
auto stora.e
Rezoning
Amendments to Miami 21 Code 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 the Miami 21 Code.
The recommendations of the Planning, Zoning and Appeals Board shall show that the board
has considered and studied the application regarding the following criteria:
Criteria 1
Section 7.1.2.8.f.1.(a) "Relationship of the proposed amendment with the
goals, objectives, and policies of the Comprehensive Plan, with appropriate
consideration as to whether the proposed change will further the goals,
objectives, and policies of the Comprehensive Plan; Miami 21 Code; and other
city regulations."
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 9 of 14
11/30/2023
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
Analysis 1
MCNP 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)."
- The proposed zoning change would increase the density from 65 du/ac to 150
du/ac. The Property is located within a City-designated'/4-mile Transit Corridor.
MCNP Goal LU-3: "Encourage urban redevelopment in identified Urban Infill
Areas and Urban Redevelopment Areas."
MCNP, Policy LU-1.1.11: defines the Urban Infill Area to be the entire City of
Miami less Virginia Key, Watson Island, uninhabited islands of Biscayne Bay
and land use and zoning classifications of Conservation. The Property is
therefore located in the Urban Infill Area. Granting the change in zoning from
T3-O to T4-O and T6-8-O to T6-8-L may encourage redevelopment of the
Property.
Finding 1
The request is consistent with the goals, objectives, and policies of the MCNP.
Criteria 2
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
Based on the Applicant's document, PZD-2, Analysis of Rezoning Request,
their response to this criterion is as follows: "The proposed rezoning will
facilitate the development of the Project and begin the successional growth of
an area identified for density and growth. The proposed rezoning will promote
urban redevelopment. Currently, the Property is underdeveloped with existing
used car lots, which does not maximize the Property's best use. The proposed
rezoning will allow for the development of retail or office and higher density
residential development, which aims to maximize the Property's best use. The
addition of multi -family housing near the surrounding intensive commercial uses
will help foster a walkable pedestrian environment. Additionally, the Property is
located approximately one -quarter mile from North Miami Avenue, a major
transit corridor with direct accessibility to downtown Miami. Approval of the
proposed rezoning will promote the Code's goal of reducing dependence on
automobiles and reducing roadway congestion."
The main criterion Planning Staff uses to identify changing conditions is to
review all City Commission -approved rezoning applications within a'/2-mile of
the Applicant's subject Property. Planning Staff did this by performing a
Geographic Information System (GIS) analysis using the City of Miami's GIS
datasets Parcels and Transect Zones to determine if any of these properties
had their original Ordinance Number "13114" and associated Transect Zone
changed. Based on the results, Planning Staff determined that of the 1,087 total
Parcels (Properties), only 16 (1.5%) of them had their zoning changed, refer
below:
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 10 of 14
11/30/2023
NOTICE
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In accordance whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
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recommended on or a final decla on.
PZ-23-15932
12/01/23
Ordinance Number =
Enactment Number
Property (Folio)
% Property
13114 Count — Miami
21 adoption
1,071
98.5%
14024 Count —
Rezoning adoption
16
1.5%
Grand Count 1,087 100.0%
Table 4: Number of Adopted Rezones per change in the Enactment Number per Property
Figure 4 visually shows the 0.50-mile study areas with the original Miami 21
Code - Transect zones enacted by Ordinance 13114 on October 22, 2009
(orange) versus the recently enacted rezone by Ordinance 14024 on
September 23, 2021 (blue)
Finding 2
The request does not demonstrate any discernable change within the 1/2-mile
Study Area and is found to be inconsistent with this criterion.
Criteria 3
Section 7.1.2.8.f.2. "A change may only be made to the next intensity Transect
Zone or by Special Area Plan, and in a manner which maintains the goals of
this Miami 21 to preserve Neighborhoods and to provide transitions in intensity
and Building Height."
Analysis 3
In terms of Successional
separated their review based
Review #1: changing the
property address: 7816 NW
Successional Zoning: The
Zoning, density, intensity, and scale, Planning Staff
on the Applicant's following requests:
existing Zoning Transect from "T3-O" to "T4-O" for this
2 Court
Property address "7816 NW 2 Court" s currently
is to rezone it to T4-O, which is allowed based on
found under Article 7, Section 7.1.2.8.a.3 of Miami 21
increased from 18 dwelling units per acre to 36
in Table 5, many of the Residential and
in a T3-O Transect Zone, whereas they are
Zone either by Right or by permit — Warrant or
for the T3-O Transect Zone is two (2) Stories,
for a T4-O Transect Zone
zoned T3-O and the requests
the "Successional Table"
Code.
Density: the density will be
dwellings units per acre.
Intensity of Uses: As shown
Commercial Uses are prohibited
allowed in a T4-O Transect
Exception.
Scale: The Building Height
whereas it is three (3) Stories
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 11 of 14
11/30/2023
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NOTICE
This submittal needs to be scheduled fora puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
44,
''VIEW COI —
Review #2: changing the Intensity of Uses from "T6-8-O" to "T6-8-L" for these
property addresses: 260 NW 79 Street, 290 NW 79 Street, 294 NW 79 Street,
and 7835 NW 3 Avenue
Successional Zoning: N/A — the Transects Zones are not changing
Density: N/A — the Transect Zones are not changing, allowing for a higher
density
Intensity of Uses: The other four (4) properties (290 NW 79 Street, 260 NW 79
Street, 280 NW 79 Street, and 7835 NW 3 Avenue) are all zoned T6-8-O. The
Applicant is seeking to lessen the Intensity of Uses" by going from T6-8-O to
T6-8-L, as shown in Table 5.
Scale: N/A — the Transects are not changing, allowing for an increase in
Building Height
Finding 3
The request is consistent with the principals of Successional Zoning.
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 12 of 14
11/30/2023
NW 83R17
An analysis of the properties within a one-half
mile radius of the subject property regarding the
intersection Of the City of Miami's Properties
!Parcels} and the Miami 21 Code's Transect
Zones with associated Enactment Number.
V 74TH
TER
NW ?:3RI7 teR
NVVB4TH LN
NW 791H S'
NL'J 77Nn I N
\Vv69TH ST
NV477TH ST
Subject
Property
NW 76TH
.N' (0111 S
11%6d'H lE
This submittal needs b be scheduled fora pu buc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLI®Lie decision-mahing bodywill
review the information at the pubec hearing to render a
recommendation or a final decision.
NE 141- —
NE 7ATH ST—
NE 77111
NE 76TH ST—r'
Enactment Numbers within the 0.5-mile Study Area
Enactment Number
13114
— 14024
Q
0.25
N
0.5 Miles
! l
PZ-23-15932
12/01/23
Figure 4: The 0.50-mile Study Area, red = Subject Property location; orange color = Ordinance 13114; blue color =
Ordinance 14024 (adopted rezoning)
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 13 of 14
11/30/2023
NOTICE
This submittal needs to be scheduled fora puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-23-15932
12/01/23
F. CONCLUSION
The Applicant's request is to rezone their Property address "7816 NW 2 Court" from "T3-O" to
"T4-O" and to limit the allowed Uses, as specified under Article 4, Table 3 of Miami 21 Code, for
the four (4) remaining Properties (290 NW 79 Street, 260 NW 79 Street, 280 NW 79 Street,
7835 NW 3 Avenue) by changing the Intensity, defined as the magnitude of development
measured by Floor Lot Ratio permitted, from "T6-8-O" to "T6-8-L".
Planning Staff's review of this rezoning application was based on a "balanced approach" of
weighing the merits of the four (4) Properties being located within an existing "T6-8" Transect
Zone that consists of the highest allowable Residential Density (150 du per acre), all the
Properties being within the City's designated %-mile Transit Corridor, and the Property Address
"7816 NW 2 Court" being compliant with Miami 21 Code's Successional Zoning Changes.
The Applicant's intention is to increase the intensity of Uses and density for one (1) property
address while decreasing the intensity of Uses for the remaining four (4). This proposed
rezoning supports the overall goals, objectives, and policies of the Miami Comprehensive
Neighborhood Plan and the purpose and intent of Miami 21 Code by encouraging the rebuilding
of the City's commercial and transit Corridors to function as Mixed -Use, transit -oriented,
walkable centers for adjacent Residential Neighborhoods.
All the merits of this proposed Rezoning were juxtaposed to the limited quantifiable change.
Specifically, there was only one (1) adopted rezoning — Ordinance 14024 — since the adoption
of the Miami 21 Code on October 22, 2009 for this 0.5-mile Study Area. All three (3) criteria
must be met for Planning Staff to recommend approval. The applicant was not able to meet the
requirement of Article 7, Section 7.1.2.8.f.1(b) of Miami 21 Code:
"The need and justification for the proposed change, including changed or
changing conditions that make the passage of the proposed change
necessary."
Considering all the findings of this report, Planning Department staff recommends Denial of the
amendment to Miami 21 Atlas per Article 7, Section 7.1.2.8 of Miami 21 Code.
Lakisha Hull, AICP, LEED AP BD+C
Planning Director, Planning Department
Sevanne Steiner, CNU
Assistance Director, Planning Department
Darren Murphy, Planner II
Planning Department, Land Development Division
Staff Analysis PZ PZ-23-15932: 7816 NW 2 CT -RE -Zoning Application — Page 14 of 14
11/30/2023