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HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B lhls submMalneeds to be scheduled bra public hearing In accordance whh timelines set torch in the City of Miami Code. The applicade decision -making body NOR review the information at the public hearing fo rend era recommendation or a final decision. PZ-22-15077 04/26/23 City of Miami Planning Department STAFF ANALYSIS FOR A FUTURE LAND USE MAP AMENDMENT TO THE COMPREHENSIVE PLAN Staff Analysis Report No. PZ-22-15076 Addresses 775 SW 8th Street, 750 SW 7th Street, and 740 SW 7th Street Area 66,866 sq. ft. (1.535 ac) Commission District 3, (City Commissioner: Joe Carollo) Existing FLU Designation Medium Density Restricted Commercial Proposed FLU Designation Restricted Commercial Applicant Name 775 SW 8 STREET LLC Applicant Email arivero@bilzin.com Applicant Representative (Name) Andres Rivero Applicant Representative Email arivero@bilzin.com Planner Maxwell Utter, Planner II; mutter@miamigov.com Recommendation Approval REQUES1 Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), 2800 Ponce De Leon Boulevard Suite 1200 ("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 of the properties 775 SW 8th Street, 750 SW 7th Street, and 740 SW 7th Street, ("the Subject Property") from Medium Density Restricted Commercial to Restricted Commercial. The proposed amendment contains approximately 1.535 acres. Small-scale comprehensive plan amendments are those that involve less than 50 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (ePlan ID PZ-22-15077). The companion application seeks to change the Subject Property's zoning designation from "T5-L" Urban Center Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone — Open. The Property is legally described in the attached Exhibit "A". The table below summarizes the request. The table below summarizes the proposed changes. Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 1 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B PU$LI NOTICE this submMalneetls to be scheduled bra public hearing In accordance whh timelines set forth In the City of Miami Code. The applicable decision-mahing body will review the information at the public hearing to render a recommendation or a final tlecisi on. PZ-22-15077 04/26/23 RtVJEW COr- Address Folio Area Existing FLUM Designation Proposed FLUM Designation Existing Zoning Proposed Zoning 775 SW 8th 01-0204- 15,000 sq. Medium Restricted T5-L T6-8-O Street 060-1090 ft. (0.344 ac) Density Restricted Commercial Commercial 750 SW 7th 01-0204- 15,000 sq. Medium Restricted T5-L T6-8-O Street 060-1070 ft. (0.344 ac) Density Restricted Commercial Commercial 740 SW 7th 01-0204- 7,500 sq. ft. Medium Restricted T5-L T6-8-O Street 060-1060 (0.172 ac) Density Commercial Restricted Commercial 37,500,866 sq. ft. .86 ac Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property The Subject Property directly fronts SW 8th Avenue, SW 8th Street, and SW 7th Street; 775 SW 8th Street borders SW 7th Street to the south, SW 8th Avenue to the east, and SW 8th Street to the north. The other parcels only front SW 7th Street. (see Figure 1). The Subject Property consists of three (3) parcels with an approximate area of 66,866 sq. ft. (1.535 acres); however, the request only applies to 37,550 square feet (0.86 acres). The aerial image below shows the site, outlined in blue, and the immediately surrounding context. Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 2 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hearing to render a reeommendati on or a final becivon. PZ-22-15077 04/26/23 Figure 1: Aerial Photo of Subject Site (blue outline) EXISTING FUTURE LAND USE DESIGNATION The three (3) parcels included in this request have an existing, underlying FLU designation of "Medium Density Restricted Commercial". The MCNP describes "Medium Density Restricted Commercial" as: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium 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 Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 3 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hearing to render a reeommendati on or a final becivon. 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 "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. PZ-22-15077 04/26/23 PROPOSED FUTURE LAND USE DESIGNATIONS The Applicant is seeking to change the existing, underlying FLU designation of to "Restricted Commercial". The MCNP describes "Restricted Commercial" 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 Regional Activity Center 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 Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 4 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hearing to render a reeommendati on or a final decivon. service for facilities and services included in the City's adopted concurrency management requirements. 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. PZ-22-15077 04/26/23 The map below shows the existing and proposed future land use designations for the subject property, refer to Figures 2 and 3. -i-.. Pis a R Figure 2: Existing Future Land Use Map Figure 3: Proposed Future Land Use Map NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Applicant's Properties are located within the 2020 United States Census Tract "12086006602" (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. The one sociodemographic indicator that is noteworthy deals with Housing: Owner - Occupied Housing is 10.26% (340 units) versus Renter -Occupied Housing is 59.25% (1962 units), with a ratio of Renters to Owners being approximately 5.77 (1962/340). Rents for the census tracts are as of 2019, whereas the rest of the data is from 2021. Topic — United States 2020 Census Census Tract 66.02 City of Miami Population 4,860 442,241 Households 2,302 180,676 Average Household Size 2.2 2.5 Families in Poverty 29.90% 17.14% Owner -Occupied Housing 10.26% 30.37% Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 5 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B This submtdalneeds to be scheduled bra public hearing in cord anwith timelines set forth in the City of Miami applicable decision -making bodywill review the information at the public hearing to render a recommendation or a final decision. PZ-22-15077 04/26/23 Renter -Occupied Housing 59.25% 69.63% Vacant Housing 30.47% 13.62% Median Family Income $35,557 $48,003 Median Gross Rent $1,291 $1,242 Table 2: Source: U.S. Census NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS Based on Miami 21 Code, Article 7, Section 7.1.2.8(c.)(2.)(g.) in amending the current MCNP's FLUM, an analysis of the properties within a one-half mile radius (the "Study Area") of the subject property regarding the existing condition of the radius properties and the current Future Land Use designations of the radius properties. Please note that the corresponding zoning is approximately similar in terms of residential density and intensity of Uses. Study Area — Finaings • Based on Table 3, the highest top threes FLU designations for the Study Area in terms of the percentage of the total acreage, Medium Density Multifamily Residential (40.72%, Restricted Commercial is second (19.34%), and Medium Density Restricted Commercial comes third (15.81%). • This generally aligns with the current FLU topology for this area with General Commercial fronting a four -lane Transportation / Commercial Corridor (SW 8th St) running between Brickell and Naples with abutting Restricted Commercial uses. • The predominant FLU designation (Medium -Density Multi -Family Residential) properties were built between the 1950s and 1970s. Citywide - Fndings • Based on Table 3, the highest top three (3) FLU designations for the Citywide Area in terms of the percentage of the total acreage, Single Family Residential comes first (27.36%), Duplex Residential is second (14.07%), and Major Inst, Public Facilities, Transp And comes third (14%). • Regarding the difference between the Study Area and Citywide for the FLU designation of Duplex Residential, this should be put into the context of a larger narrative of a large portion of the City of Miami consisting of Single Family — Residential (27%) and Duplex — Residential (17%) neighborhoods totaling approximately 44% of the total FLU designations. The nature of the Study Area has a larger concentration of residential neighborhoods relative to the Citywide area. • The Commercially -designated FLU designations for the Study Area and Citywide generally mirror each other in terms of percentages with both FLU topology patterns following the main Thoroughfares - Transit / Commercial Corridors. Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 6 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneeds to be scheduled bra public hearing In accordance w , timelines set forth in the City of Miami Code. The applicade decision -making boiywlll review the information at the public hearing to render a recommendation or a final decision. Stud Area Citywide FLUM Designation Acreage % Total Acreage % Total Single Family Residential 2.55 1.62% 6,174.95 27.36% Duplex - Residential 19.84 12.61% 3,938.65 17.45% General Commercial 0.00 0.00% 991.97 4.40% Light Industrial 0.00 0.00% 511.86 2.27% Industrial 0.00 0.00% 449.46 1.99% Low Density Restricted Commercial 4.66 2.96% 144.44 0.64% Major Inst, Public Facilities, Transp And 2.92 1.86% 2,080.83 9.22% Medium Density Multifamily Residential 64.07 40.72% 1,428.38 6.33% Medium Density Restricted Commercial 24.88 15.81% 860.06 3.81% Public Parks and Recreation 3.05 1.94% 1,330.59 5.90% Restricted Commercial 30.43 19.34% 3,847.13 17.05% Conservation 0.00 0.00% 330.14 1.46% High -Density Multifamily Residential 0.00 0.00% 223.53 0.99% Low Density Multifamily Residential 4.97 3.16% 54.97 0.24% Central Business District 0.00 0.00% 199.22 0.88% 359.82 100.00% 15,135.45 100% Table 3: FLUM comparison analysis between the Study Area vs. Citywide Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application - Page 7 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hear,ng In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hear,ng to render a reeommendati on or a final becivon. EXISTING LAND USE INVENTORY I I 1 O O 0 OW O 0- 0 Med. D. Rest. Com: - - 11 11 SW 3RD ST !1 i0 0-ocoo0- Lo-° S�J��4TH�Tobo-o- L Recreation o • ♦ 0 Io O O© O 0 0 ♦� % 0 0 0 0 0 I p Q., O • 0 0o ] 00 I 00 % o Ooo00o00--o- 0 00= 0 I ^ I 04Q000 - > SN+�TH'ST > = 0000 0 000 `C 00-u0) 0 O-O ., 4_ 0 0 Q- O.-0- F� 0 0 �> F; CIE ' I �I O JO - I Qi of Med. D, MF t J 3 6,_, Low D.° 0 1 ei, ,r--0 �_� ° �� oorRest. 0 c�0 co co c�> o • co,Residential o 0oI II c� 4. Vet-0000-DOODD O --0o - dn......-��`.,.:_._ �t -D-4-0- 0 00 i1 11111111111111 Restricted Commercial ' 0 0 0 0 2^ OO b 0 0 o SiJv'7THST60—u'"-0- 0-0-0-`ooa o 0 00'�co 0 00 O Majorl PUBFAC O�-000-0— 0000 _•-o ©o� � . o 0 0 =° Lo+niD7} oo w� of MF Res.`-0 o 0- 0.0 0 0-o-*oQQ-- o ' _ • SW_9T-J ST' o 0000 OU-o--0 0-0®0—c>p (w) 0 o C _) C-¢3 tit C (C O C=co Parcels Q Subject Property r 1 /4 Mile Study Area Existing Land Uses o Single -Family Residential coo C�^ 0 o—Duplex o Residential B cF 000000 0 n--n...n 'n n 0 0 0 0 00000 0 0 o0 I o Q�SW�11TH ST \s` o o Single -Emily s� Residential -0 2 • Duplex Residential • Multifamily Residential; 3+ Units • Condominium • Mixed -Use • Commercial 0 0 O 0 Oa _ —R estricted�� Commercial ed. D. Rest. Com. — dr- 0- 0 -0 ®0 0 0-0 0 01I FQ 23 ( O ff O lAl� o 0 0 0 ii OTH'ST o Med. D. MR ° • Residential • Industrial • Institutional o Parking Lot O Vacant Land Qi _=I LI] • N 0 125 250 500 Feet 11 1 1 1 I 14 I PZ-22-15077 04/26/23 Figure 4: Half -Mile (0.5-mile) Study Area radius (dotted black outline), Subject Property (solid black outline) provided by applicant Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 8 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hearing to render a reeommendati on or a final decivon. PZ-22-15077 04/26/23 PHOTOS od a North: Looking north from SW 8th Street, there is a Planet Fitness at the southern edge of 775 SW 8th Street South: Looking south from SW 7th Street, 775 SW 8th Street is currently a parking lot II . m West: Looking west from SW 7th St., 740 SW 7th Street is a small multifamily complex. The yellow building behind it is 750 SW 7th Street, another small multifamily complex East: Looking east from SW 8th Avenue, 775 SW 8th Street, the parking lot from another angle 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. Schools On January 9, 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'/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, it does not meet LOS standards. Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 9 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hearing to render a reeommendati on or a final decivon. 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 35,900 by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. PZ-22-15077 04/26/23 Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. A Miami -Dade County Water and Sewer Department permit 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. Tra nsportation Based on existing and proposed FLR and density for the applications for the project located at 775 SW 8th Street and 740 and 750 SW 7th Street, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in an increase of approximately 10,500 daily trips and 1,500 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. Furthermore, as the site impacts US 41, an FDOT maintained roadway, coordination with FDOT is required. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that falls below the adopted minimum standards described in Policy CI-1.2.3, and will not conflict with any element of the MCNP. Based on its evaluation, and other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis 1 Planning Department staff conducted a concurrency management analysis for Recreation & Open Space, Sanitary Sewer, and Solid Waste. Staff found the proposed FLUM amendment to pass LOS. Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 10 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submMalneetls to be scheduled bra public hearing In accordance whh ti mellnes set forth in the City of Miami Code. The appllca tie decision-maNing bodywill review the Information at the pubic hearing to render a reeommendati on or a final decivon. PZ-22-15077 04/26/23 A request for School Concurrency testing was submitted to the MDCPS, which affirmed that they had the resources to absorb any additional students. The City of Miami conducted concurrency testing for Transportation Concurrency. The City of Miami found the proposal would generate additional trips and needs more information to determine if a traffic study is required. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy LU-1.3.15: "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other." Analysis 2 Amending the Subject Property's existing FLUM designation from "Medium Density Restricted Commercial" to "Restricted Commercial" introduces Commercial Uses that are currently limited. In addition to new uses, the change from "Medium Density Restricted Commercial" to "Restricted Commercial" also increases the density from 65 dwelling units per acre to 150 dwelling units per acre. The new FLU designation would allow for a mix of uses that is currently prohibited. Amending the FLUM of the MNCP promotes revitalization and redevelopment by allowing a broader range of uses and an increased number of dwelling units. Revitalization would enhance the existing neighborhood with the provision of new uses and right-of-way improvements (sidewalks, curbs, etc.) that currently do not exist. Finding 2 Staff finds the request consistent with Policy LU-1.3.15 Criteria 3 Policy HO-1.1.9: "The City's land development regulations will encourage high - density residential development and redevelopment near Metrorail and Metromover stations. (See Land Use Policy LU-1.1.10 and Transportation Policy TR-2.1.3.)". Analysis 3 The parcels are within the transit corridor. Transit routes also bound the parcels on two sides; SW 7th Street and SW 8th Street. Buses run along the property edge every 6 minutes during rush hour. Finding 3 Staff finds the request consistent with Policy HO-1.1.9 and TR-2.1.3 Criteria 4 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 4 The properties are within the transit corridor per GRIDICS. Amending the FLUM of the MCNP for the Property from "Medium Density Restricted Commercial" to "Restricted Commercial" has the potential to encourage further development within the transit corridor along transit lines. Thus, it has the potential of encouraging alternative transportations options to the automobile for future City of Miami residents. Finding 4 Staff finds the request consistent with Policy TR-1.1.5 Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 11 of 12 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B This submttalneeds to be scheduled bra public hearing in accordance vet timelines set torth in the City of Miami Code.The applicade decision -making bcdywill review the Information at the public hearing to render a recommendation or a final decision. PZ-22-15077 04/26/23 The Applicant's requested Future Land Designation change for their Subject Property from the current "Medium Density Restricted Commercial" to "Restricted Commercial" was reviewed based on a "balanced approach" of weighing the merits of this application being compliant with the MCNP's Goals, Objectives, and Policies, Miami 21 Code's Successional Zoning Changes, versus the expected increase in density consistent with the Restricted Commercial land use designation. This proposed land use change is consistent with both Miami 21 and the MCNP. Therefore, the Planning Department recommends "Approval" of the property addresses (775 SW 8th Street, 750 SW 7th Street, and 740 SW 7th Street) from "Medium Density Restricted Commercial" to "Restricted Commercial", based upon the facts and findings in this staff report. ,-DocuSigned by: (Atis(ea �tnLL `-7Fa5EEFJCbC349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: gt,iwur 3A75CACGAF7E440... Sevanne Steiner CNU-A, Assistant Director/ Interim Chief Land Development ,-DocuSigned by: ( WaL Ufh r Maxwell Utter, PlanhItA5D057573427 Land Development Attachments: Attachment 1 — Exhibit A — Legal Description Attachment 2 — Concurrency Analyses Staff Analysis Report No. PZ-22-15076: 775 SW 8th Street -RE -Comprehensive Plan Application — Page 12 of 12 4/25/2023 AERIAL EPLAN ID: PZ-22-15077 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 775 SW 8 ST; 750 SW 7 ST; 740 SW 7 ST 0 125 250 500 Feet This submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicat/e decision -making body Anil renewthe information at the public hearing to render a recommendation or a final derision. PZ-22-15077 04/26/23 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15077 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 775 SW 8 ST; 750 SW 7 ST; 740 SW 7 ST 0 125 250 I i i I 500 Feet -I { This submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicat/e decision -making body Anil renewthe information at the public hearing to render a recommendation or a rural decia on. PZ-22-15077 04/26/23 Low Density Restricted Commercial Low Density Mu tifamily_ Residential 2 Duplex -- Residential I SW 6TH ST=71 1- 0 2 SW7TH ST Commercial SW STH•ST SW:9TH ST Medium Density Multifam ly Residential r ti 1 FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15077 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 775 SW 8 ST; 750 SW 7 ST; 740 SW 7 ST 0 125 250 I 500 Feet I - { This submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicat/e decision -making body Anil renewthe information at the public hearing to render a recommendation or a rural decia on. PZ-22-15077 04/26/23 Low Density Restricted Commercial Low Density Mu tifamily_ Residential Duplex -- Residential I 1 1- SW 6TH ST=71 1- 0 2 SW7TH ST Restricted Commercial `Restricted Commercial SW STH•ST SW:9TH ST Medium Density Multifam ly Residential edium Density — Restricted Gomm re cial r ti 1