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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B This submittal needs to be scheduled for a pubic 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-22-15076 04/26/23 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-15077 Addresses 775 SW 8th Street, 750 SW 7th Street, and 740 SW 7th Street Folio Numbers 01-0204-060-1090 01-0204-060-1070 01-0204-060-1060 Miami 21 Transect "T5-L", Urban Center Transect Zone — Limited MCNP Designation Low Density Restricted Commercial Commission District 3, (City Commissioner: Joe Carollo) Planner Maxwell Utter, Planner II; Email: mutter@miamigov.com Property Owner 775 SW 8 STREET LLC Project Representative Andres Rivero; Email: arivero@bilzin.com Recommendation Approval A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, the property owner "2800 Ponce De Leon Boulevard Suite 1200" (the "Applicant") is requesting to change the Miami 21 Code's Zoning Atlas from "T5-L" Urban Center Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone — Open generally located at 775 SW 8th Street, 750 SW 7th Street, and 740 SW 7th Street (collectively the "Subject Property") Miami, Florida. 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- 15076). The companion application seeks to change the Property's FLU designation from Low Density Restricted Commercial to Restricted Commercial, see Table 1. Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 1 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B /y 4 �C C) �<� F .13 1. Q. NOTICE �' This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The apptica de decision -making bodywill rewew the information at the public hearing to render a recommendation or a final decision. PZ-22-15076 04/26/23 Address Folio Area Existing FLUM Designation Proposed FLUM Designation Existing Zoning Proposed Zoning 775 SW 01-0204-060- 15,000 sq. ft. Medium Restricted T5-L T6-8-O 8th 1090 (0.344 ac) Density Commercial Street Restricted Commercial 750 SW 01-0204-060- 15,000 sq. ft. Medium Restricted T5-L T6-8-O 7th 1070 (0.344 ac) Density Commercial Street Restricted Commercial 740 SW 01-0204-060- 7,500 sq. ft. Medium Restricted T5-L T6-8-O 7th 1060 (0.172 ac) Density Commercial Street Restricted Commercial Total: 37,500sq. ft. (0.86 ac) Table 1: Properties — Property information, Land Use and Zoning (Existing and Proposed) 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-L" Urban Center Transect Zone- Limited to "T6-8-O" Urban Core Transect Zone- Open for the Subject Property. B. PROJECT DATA Adjacent Properties and their associated Land Use designation(s), Transect Zone(s), and Existing Use(s) Based on the surrounding existing Uses, please refer to Table 2, the Applicant's southern and western neighbors are predominantly commercial centers. To the east there is a vacant lot, and to the north, there is the Miami Lighthouse, a care center for the blind. Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 2 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 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 s recommendation or a final decision. PZ-22-15076 04/26/23 44, ''VIEW CO Miami 21 MCNP / Density Existing Use(s) North T5-L Restricted Commercial/Medium Density Restricted Commercial Miami Lighthouse (care center for the blind) South T6-8-O Restricted Commercial Sales and Services (LU Code 110) East T6-8-O Restricted Commercial / 150 du per acre Vacant Parking Lot West T6-8-O Restricted Commercial / 150 du per acre Sales and Services (LU Code 110) Table 2: Surrounding Uses C. BACKGROUND Previous Land Use / Zoning Adoptions Since the adoption of Miami 21, no land use changes have occurred. Site Location The Subject Property directly fronts SW 8th Avenue, SW 8th St, 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 37,500 square feet (0.86 acre). The aerial Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 3 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B PUQLf. 0 4- a. NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The applica de decision -making bodywill review [tie infonnaion at the public hearing to render a recommendation or a final decision. PZ-22-15076 04/26/23 9�evIw CO S‘' image below shows the site, outlined in blue, and the immediately surrounding context. Figure 1: Aerial of subject site (blue outline) 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 Subject Property's MCNP, Future Land Use Map ("FLUM") designation from Medium Density Restricted Commercial to Restricted Commercial and the Miami 21 Code's Zoning Atlas Transect Zone from "T5-L" Urban Center Transect Zone- Limited to "T6-8-O" Urban Core Transect Zone- Open. Based on the Applicant's plan drawing — V-1, Survey, the Subject Property is approximately 37,500 square feet. (0.86 acres) and has 250 feet of linear frontage on SW 7th Street. Therefore, the Applicant's Rezoning Application meets the necessary minimum criteria under Miami 21 Code, Article 7, Section 7.1.2.8.c, as the Subject Property involves more than 200 linear feet of frontage and covers more than 40,000 square feet of land area. Covenant — Applied to the Current Rezoning Application The Applicant has not offered any covenants for this application. Sociodemographics Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 4 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 4 PU$// NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information al the pubge hearing to render s recommendation or a final decision. 44, V RSVI EW CO ' PZ-22-15076 04/26/23 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% 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 $1,242 Table 3: 2020 United States Census: Census Tract 12086006602 D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The Applicant is requesting to change the Subject Property's existing, underlying MCNP's, FLU designation of Medium -Density Restricted Commercial to Restricted Commercial. The MCNP describes "Medium Density Restricted Commercial" as: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 5 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 4 PU$// NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating bodywill renew the Information at the public hearing to render s recommendation or a final decision. PZ-22-15076 04/26/23 44, V 'Pk -VIEW CO' 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 "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. 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 Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 6 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 4 PU$// '-N to NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information al the pubge hearing to render s recommendation or a final decision. PZ-22-15076 04/26/23 44, V 'Pk -VIEW CO' 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 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. Miami 21 Code The Applicant is requesting to change the Subject Property's existing, underlying Miami 21 Code's Transect Zone from "T5-L" Urban Center Transect Zone — Limited (see Figure 2) to "T6- 8-0" Urban Core Transect Zone - Open, see Figures 2 and 3. This Transect Zone consists of the highest Density (150 du per acre) and greatest variety of Uses per Miami 21 Code, Article 4, Table 3, please refer to Table 4: 1 I— — --- 1 — - - - - — - -. - - - - I 1- - -'1 -----, Ir. .•....... ..•. -. .......•.« ....- L. .. ...-...... •..'..... ..__ .......� • Figure 2: Miami 21 Transect Zone (Existing) Figure 3: Miami 21 Transect Zone (Proposed) Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application - Page 7 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 4 0 PU$1../ '-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 applicade decision -making bodywill renew the Information at the public hearing to render s recommendation or a final decision. PZ-22-15076 04/26/23 SV RtVI EW CO' BUILDING FUNCTION: USES T5-L T6-8-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 R HOME OFFICE R R LIVE - WORK R R WORK - LIVE LODGING BED & BREAKFAST R R INN R R HOTEL R 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 W OPEN AIR RETAIL W W PLACE OF ASSEMBLY R R RECREATIONAL ESTABLISHMENT R R AMUSEMENT RIDE E CIVIC COMMUNITY FACILITY W W RECREATIONAL FACILITY R R RELIGIOUS FACILITY R R REGIONAL ACTIVITY COMPLEX E E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 8 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 4 0 PUBS/ 411 NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information al the pubge hearing to render s recommendation or a final decision. PZ-22-15076 04/26/23 V '' VIEW COO BUILDING FUNCTION: USES T5-L T6-8-0 INFRASTRUCTURE AND UTILITIES W W MAJOR FACILITY MARINA W W PUBLIC PARKING W W RESCUE MISSION TRANSIT FACILITIES W W EDUCATIONAL CHILDCARE W W COLLEGE / UNIVERSITY W W ELEMENTARY SCHOOL W W LEARNING CENTER R R MIDDLE / HIGH SCHOOL W W PRE-SCHOOL R R RESEARCH FACILITY R R SPECIAL TRAINING / VOCATIONAL W W Table 4: Excerpt of Article 4, Table 3 of Miami 21, a comparison of Uses between the "T5-L"and "T6-8-0" Criteria: Miami 21 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: All the Applicant's Subject Property is fronting a major four -lane Commercial Thoroughfare — SW 8th Street (Commercial corridor), and they are located within the City's designated Transit Corridor. It's a 5-minute walk from a local park, and has residential and commercial uses in the immediate vicinity. Finding: complies E. 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: The proposed rezone satisfies the goals of Miami 21 and the MCNP. Two (2) particular goals and objectives satisfied are LU-1.3.15 and TR-1.1.5: 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, Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 9 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B 4 PU$// NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information al the pubge hearing to render s recommendation or a final decision. PZ-22-15076 04/26/23 44, RSV! Ew COQ shopping, housing, and recreation in close proximity to each other." A rezone from "T5-L" Urban Center Transect Zone- Limited to "T6-8-O" Urban Core Transect Zone- Open opens up the possibility for sustainable mixed use growth due to the increase in allowed zoning density (150 vs 65 du/acre) in the heart of Little Havana. 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." Amending the zoning designation from "T5-L" Urban Center Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone- Open 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 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: As noted in Figures 2 and 3, the sections of the Property that will be rezoned from "T5-L" Urban Center Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone - Open are bound on three (3) sides by existing "T6-8-O" Urban Core Transect Zone — Open district. The rezone from "T5-L" Urban Center Transect Zone- Limited to "T6-8-O" Urban Core Transect Zone- Open will make those parcels consistent with surrounding zoning. 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 parcels being rezoned are surrounded by the next successional zone. 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 existing, underlying Transect Zone to go from "T5-L" Urban Center Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone — Open. Finding 3: Complies F. CONCLUSION Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 10 of 10 4/25/2023 DocuSign Envelope ID: 5E0D0671-5D66-4889-8C32-27D805D3EB0B NOTICE This submittal needs to be scheduled for a public hearing in accordance with bmellnes set forth in the City of Miami Code.The applica de decision -making body will review the information at the pubc hearing to render a recommendation or a final decision. PZ-22-15076 04/26/23 The Applicant's requested rezoning for their Subject Property from the current "T5-L" Urban Center Transect Zone- Limited to "T6-8-O" Urban Core Transect Zone- Open 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, and the Applicant's voluntarily proffered Covenant that restricts the use of the parcels to an affordable development. This proposed zone 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 "T5-L" Urban Center Transect Zone- Limited to "T6-8-O" Urban Core Transect Zone- Open, based upon the facts and findings in this staff report. DocuSigned by: (,alCS(,a �t tt 7r35::rococ349F. Lakisha Hull, AICP, LEED AP BD+C Planning Director ,—DocuSigned by: `-3A75CAC5AF7E446... Sevanne Steiner CNU-A, Assistant Director/ Interim Chief Land Development rDocuSigned by: i44 wd,(, U&r -516A5D057573427... Maxwell Utter, Planner II Land Development Attachments: Attachment 1 — Exhibit A — Legal Description Staff Analysis Report No PZ-22-15077: 775 SW 8th St -RE -Zoning Application — Page 11 of 10 4/25/2023 AERIAL EPLAN ID: PZ-22-15076 REZONE ADDRESSES: 775 SW 8 ST; 750 SW 7 ST; 740 SW 7 ST 0 125 250 500 Feet Thissubmittal needs to be scheduled fora public hearing In accordance with Omei nes set forth in the City of Miami Cale. The applicat/e decision -making body Anil renew the information at the public hearing to rendera recommendation or a final deco on. PZ-22-15076 04/26/23 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-15076 REZONE ADDRESSES: 775 SW 8 ST; 750 SW 7 ST; 740 SW 7 ST 0 125 250 i i I I I 500 Feet i 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 aruraldedaon. PZ-22-15076 04/26/23 MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-15076 REZONE ADDRESSES: 775 SW 8 ST; 750 SW 7 ST; 740 SW 7 ST 0 125 250 i i I I I 500 Feet i 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 aruraldedaon. PZ-22-15076 04/26/23