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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONING This submittal needs to be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Code. The applies de decision -malting body NOR rodew the information at the pubc hearing to render a recommendation or a final decid on. PZ-22-15770 01/12/24 Staff Analysis Report No. PZ-22-15770 Addresses 200 Northwest 42 Avenue, 248 Northwest 42 Avenue, and 4212 Northwest 2 Terrace Folios 0141050130060, 0141050130010, 0141050130200 Area 41,279 sq. ft. (0.947 ac) Commission District 4, (City Commissioner: Manolo Reyes) Existing Miami 21 Designation "T3-O" Suburban Transect Zone- Open and "T6-8-O" Urban Core Transect Zone- Open Proposed Miami 21 Designation "T4-O" General Urban Transect Zone- Open and "T6-8-L" Urban Core Transect Zone- Limited Planner Maxwell Utter, Planner II; mutter@miamigov.com Property Owner Y and Y LeJejeune LLC & Y S Miami LLC Project Representative Ben Fernandez bfernandez@brzoninglaw.com Recommendation Denial A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Ben Fernandez Esq., on behalf of Y and Y LeJejeune LLC & Y S Miami LLC, (the "Applicant") requests a change in the zoning classification from "T6-8-O" Urban Core Transect Zone — Open to "T6-8- L" Urban Core Transect Zone — Limited of the property generally located at 248 Northwest 42 Avenue, by changing the zoning classification from "T6-8-O" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited of the eastern portion of the properties located at 4212 Northwest 2 Terrace and 200 Northwest 42 Avenue, and by changing the zoning classification from "T3-O" Suburban Transect Zone — Open to "T4-O" General Urban Transect Zone — Open for the western portion of the properties generally located at 4212 Northwest 2 Terrace and 200 Northwest 42 Avenue, (collectively, "the Property"), Miami, Florida. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 1 10/25/2023 4 0 PUB , 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 pabge hearing to render a recommendation or a final decision. PZ-22-15770 01/12/24 RSVI EW COO Address Folio Rezone Area Existing Zoning Proposed Zoning 200 Northwest 42 Avenue (western portion) 01- 4105- 013- 0060 6,737 sq. ft. (0.154 ac) T3-O T4-O 200 Northwest 42 Avenue (eastern portion) 01- 4105- 013- 0060 12,667 sq. ft. (0.291 ac) T6-8-O T6-8-L 248 Northwest 42 Avenue 01- 4105- 013- 0010 8,401 sq. ft. (0.192 ac) T6-8-O T6-8-L 4212 Northwest 2 Terrace (western portion) 01- 4105- 013- 0200 6,737 sq. ft. (0.154 ac) T3-O T4-O 4212 Northwest 2 Terrace (eastern portion) 01- 4105- 013- 0200 6,737 sq. ft. (0.154 ac) T6-8-O T6-8-L 41,279 sq. ft. (0.947 ac) Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property R RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval for the requested change in zoning classification from "T3-O" Suburban Transect Zone- Open to "T4-O" General Urban Transect Zone- Open and Denial for the requested change in zoning classification from "T6-8-O" Urban Core Transect Zone- Open to "T6- 8-L" Urban Core Transect Zone - Limited based upon the facts and findings in this staff report. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 2 10/25/2023 10 Pueoc 44° 11Y f1p,f .13 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. J, PZ-22-15770 44, 01/12/24 <C C. SURROUNDING USES Miami 21 MCNP Existing Use North "T6-8-O" Urban Core Transect Zone — Open & "T3-O" Suburban Transect Zone — Open Restricted Commercial & Duplex Residential Office South "T6-8-O" Urban Core Transect Zone — Open Restricted Commercial General Commercial East "T6-8-O" Urban Core Transect Zone — Open Restricted Commercial Office West "T3-O" Suburban Transect Zone — Open Duplex Residential Two -Family Housing Table 2: Surrounding Zoning Designations and Land Uses D. BACKGROUND Property Information The Property fronts Northwest 2 Street to the south and east, Northwest 2 Terrace to the north, and Duplex Residential land uses to the west, (see Figure 1). The Property consists of three (3) parcels with an approximate total land area of 41,279 sq. ft. (0.947 acres). Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 3 10/25/2023 *210 Puecre Q. �Gsa y 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 pubic hearing to render a recommendation or a final decision. J, PZ-22-15770 44, 01/12/24 <C Figure 1: Aerial Photo of Subject Site (red outline) Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 4 10/25/2023 This submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code.The applicade decision -making body NOR review the Information at the public hearing to render a recommendation or a final decision. PZ-22-15770 01/12/24 Demographics Topic — United States 2020 Census Census Tract 66.02 City of Miami Population 7,383 442,241 Households 2,578 180,676 Average Household Size 2.8 2.5 Families in Poverty 29.90% 17.14% Owner -Occupied Housing 32.27% 30.37% Renter -Occupied Housing 58.30% 69.63% Vacant Housing 9.42% 13.62% Median Family Income $45,195 $48,003 Median Gross Rent $1,373 $1,242 Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) 248 Northwest 42 Avenue has an underlying FLU designation of "Restricted Commercial", which is defined by the MCNP as: Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" (150 du/acre) subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 5 10/25/2023 4 0 PU$�/ 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 pubic hearing to render a recommendation or a final decision. PZ-22-15770 01/12/24 44, V RSV! Ew CO ' 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 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. 200 Northwest 42 Avenue and 4212 Northwest 2 Terrace are bifurcated "Restricted Commercial" and "Duplex Residential" Areas designated as "Duplex Residential" are 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. 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. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 6 10/25/2023 4 0 PU8 , '-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 -mating bodywill renew the information at the public hearing to render a recommendation or a final decision. PZ-22-15770 01/12/24 44, RSVI EW COO 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). The Applicant is seeking to change the existing, underlying FLU designation of the "Duplex Residential" area to "Low -Density Restricted Commercial." Low Density Restricted Commercial is defined by the MCNP as: Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 du/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 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. Miami 21 Code The Applicant is proposing to rezone the "T6-8-O" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited and rezone the "T3-O" Suburban Transect Zone — Open zones to "T4-O" General Urban Transect Zone — Open. Table 4 demonstrates the changes of Use and Density based on the proposed change in zoning classification. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 7 10/25/2023 ,�o Quetrcy\ �4° `11Y f1p� .13 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 -making body will renew the information al the pabge hearing to render a recommendation or a final decision. G'+ 1. PZ-22-15770 Arr 01/12/24 <C Qv 9-4-VIEW CO .--- e T3.0 I� T3.O n _e k. J • TA- IIIIIIIIIII, !_ § T64kO 11 II T4-L T4-L TS Li ii , f A Figure 1: Miami 21 Transect Zone (Ex sting) Figure 3: Miami 21 Transect Zone (Proposed) BUILDING FUNCTION: USES T3-O (18 du/acre) T4-O (36 du/acre) T6-8-L (150 du/acre) T6-8-O (150 du/acre) 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 Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 8 10/25/2023 10 Pueticy\ fr�© «0 f1e4 a. �0 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 pabge hearing to render a recommendation or a final decision. J, PZ-22-15770 44, 01/12/24 <C BUILDING FUNCTION: USES T3-O (18 du/acre) T4-O (36 du/acre) T6-8-L (150 du/acre) T6-8-O (150 du/acre) COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W W ENTERTAINMENT ESTABLISHMENT R R R 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 REGIONAL ACTIVITY COMPLEX E COMMUNITY SUPPORT FACILITY W W W MARINA W W W PUBLIC PARKING W W W 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 Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 9 10/25/2023 4 0 PUBS/ 411 NOTICE This submittal needs to be scheduled fora public hearing In accordance v h 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-22-15770 01/12/24 44, V RSVI EW COO BUILDING FUNCTION: USES T3-O (18 du/acre) T4-O (36 du/acre) T6-8-L (150 du/acre) T6-8-O (150 du/acre) RESEARCH FACILITY R R R SPECIAL TRAINING / VOCATIONAL E W W Table 4: Excerpt of Article 4, Table 3 of Miami 21, a comparison of Uses between the `T3-O" and "T4-0" "T6-L" and "T6-0" zoning classifications. Looking at development standards, the main differences between "T3-O" Suburban Transect Zone — Open and "T4-O" General Urban Transect Zone — Open are density and height, with "T4- 0" zoned properties allowing twice the density and one (1) more story of Height than "T3-O" properties. "T6-8-O" Urban Core Transect Zone — Open and "T6-8-L" Urban Core Transect Zone — Limited have the same development standards. Current Zoning Proposed Zoning Development Standard T3-O Suburban Transect Zone — Open T4-O Urban Core Transect Zone — Open Density 18 36 Lot Coverage 50% max 60% max FLR None None Height 2 Stories Max 3 Stories Max Open Space 25% min 15% min Frontage at front setback N/A 60% Lot Area 5,000 sq. ft. min 5,000 — 20,000 sq. ft. Building Setback (Front) 20 ft. min 10 ft. min Building Setback (Rear) 20 ft. min 20 ft. min Table 5: Excerpt from Illustration 5.3 Suburban Transect Zone and Illustration 5.4 General Urban Transect Zone, showing the difference in development standards between "T3-0" and T4-0" zoning classifications. - FINDINGS Criterion 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: Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 10 10/25/2023 4 0 PU$�/ '-N to 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 pubic hearing to render a recommendation or a final decision. PZ-22-15770 01/12/24 44, RSV! Ew COO • 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." o Amending a portion of the Property's existing zoning designations from "T3-O" Suburban Transect Zone — Open to "T4-O" would allow for a wider variety of Uses to be developed on the property, which can help create opportunities for housing and employment. A rezone from "T6-8-O" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited would disrupt the current development pattern along the commercial corridor. • 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. o Zoning to "T4-O" General Urban Transect Zone- Open would allow for greater development near transit corridors. A rezone from "T6-8-O" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited would not have a significant effect due to the similarity in allowable uses between the two zoning classifications. • Policy LU 1.1.7 "Land development regulations and policies will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit." o Zoning to "T4-O" General Urban Transect Zone- Open would allow for a more viable mixed -use neighborhood. A rezone from "T6-8-O" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited would not have a significant effect. Finding 1: Rezoning from "T3-O" Suburban Transect Zone — Open to "T4-O" General Urban Transect Zone Open would be consistent while rezoning from "T6-8-O" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited would be inconsistent. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 11 10/25/2023 4 PUeo '-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-22-15770 01/12/24 44, ''VIEW CO Criterion 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: Based on an analysis of rezones and land use changes within one-half mile of the property, there have only been three rezones since the enactment of Miami 21; Ordinance 13875, which was passed at the November 21, 2019 City Commission meeting, Ordinance 13955, which was passed at the December 10, 2020 City Commission meeting, and Ordinance 14082, which passed at the July 28, 2022 City Commission meeting, (Figure 4). The three rezones represent roughly 0.85% of all parcels within a half -mile radius of the Property. Additionally, per U.S. Census data from 2010 and 2020 the population rose from 1,539 to 1,601 in the area surrounding the Property bound by Northwest 40 Court, Northwest 47 Avenue, Northwest 7 Street, and West Flagler Street, which represents a 4% increase in population. This compares with a 10.2% increase in population for the City of Miami as a whole, indicating a slower growth rate. A lack of rezones in the area and a slower overall growth rate indicates static conditions within a half -mile of the proposed Property, and therefore do not justify the proposed rezone. Finding 2: The proposed change in zoning classification would be inconsistent. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 12 10/25/2023 Pueoy� V© 41TY f1p,f 4 ( � O 4- NOTICE This submittal needs to be scheduled for a pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applies de decision -malting bodywill renew the information at the pubic hearing to render a recommendation or a final decision. 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PZ-22-15770 01/12/24 44, RSVI EW COOS maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height." Analysis 3: Per Figures 2 and 3, the Property is bifurcated with a zoning designation of "T6-8-O" Urban Core Transect Zone — Open and "T3-O" Suburban Transect Zone — Open. This represents a rapid change in intensity and allowable Building Height for abutting transect zones. While a "T4- 0" General Urban Transect Zone — Open zoning designation allows for higher intensity and building height, it also creates a more natural transition as a T3 designated area would abut a T4 based area instead of a T6 based area. The Applicant is also proposing to change the zoning designation of the "T6-8-0" Urban Core Transect Zone — Open portion of the property to "T6-8-L" Urban Core Transect Zone — Limited. The proposed zoning change would result in a parcel zoned "T6-8-L" Urban Core Transect Zone — Limited abutting properties with a zoning classification of "T6-8-0" Urban Core Transect Zone — Open, an unnecessarily irregular zoning pattern. Finding 3: Rezoning from "T3-0" Suburban Transect Zone — Open to "T4-0" General Urban Transect Zone — Open would be consistent while rezoning from "T6-8-0" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited would not. G. CONCLUSION The Applicant's requested rezoning zoning classification from "T6-8-0" Urban Core Transect Zone — Open to "T6-8-L" Urban Core Transect Zone — Limited of the eastern portion of the properties located at 4212 Northwest 2 Terrace and 200 Northwest 42 Avenue, and by changing the zoning classification from "T3-0" Suburban Transect Zone — Open to "T4-0" General Urban Transect Zone — Open for the western portion of the properties generally located at 4212 Northwest 2 Terrace and 200 Northwest 42 Avenue was reviewed based on a "balanced approach" of weighing the consistency of the proposed rezone with the review criteria, and the potential for redevelopment that can serve residents in a transit -oriented and pedestrian -friendly neighborhood. The proposed rezone from is generally consistent with both Miami 21 and the MCNP. Therefore, the Planning Department recommends "Approval" for the Applicant's requested rezone from "T3- 0" Suburban Transect Zone — Open to "T4-0" General Urban Transect Zone — Open and "Denial" for the Applicant's requested rezone from "T6-8-0" Urban Core Transect Zone — Open portion of the property to "T6-8-L" Urban Core Transect Zone — Limited based upon the facts and findings in this staff report. Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 14 10/25/2023 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. DocuSigned by: V ~lt S.tiLow `— 77 D04 4 84 8 CA84 B6_.. David Snow Interim Planning Director �DocuSigned by: S.Gva a utAl., S.fGit&Grr `-3A75CAC5AF7E446... Sevanne Steiner CNU-A, Assistant Planning Director ,—DocuSigned by: (a. wdi, Utt" '-516A5D057573427... Maxwell Utter, Planner II Land Development Staff Analysis Report No. ePIanPZ No. PZ-22-15770 200 NW 42nd Avenue- Rezoning Application Page 15 10/25/2023 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-22-15770 REZONE ADDRESS(ES) : 200, 248 NW 42 AV, 4212 NW 2 TER 0 125 250 500 Feet I i 1 0 T3-O NW 2ND TER NW 3RD ST CI NW NW 2ND ST T6-8-O J 5-L 1ST ST NW 42NDAV NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision-rna king body will renew the information at the public hearing to render a recommendae on or a final decis on. PZ-22-15770 01/12/24 [T4-L T3-R J T3-O F Z T4-L N A MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-22-15770 REZONE ADDRESS(ES) : 200, 248 NW 42 AV, 4212 NW 2 TER 0 125 250 500 Feet I i 1 0 T3-O NW 2ND TER NW 3RD ST T4-O CI NW NW 2ND ST T6-8-O J 5-L 1ST ST NW 42NDAV NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision-rna king body will renew the information at the public hearing to render a recommendae on or a final decis on. PZ-22-15770 01/12/24 [T4-L T3-R J T3-O F Z T4-L N A AERIAL EPLAN ID: PZ-22-15770 REZONE ADDRESS(ES) : 200, 248 NW 42 AV, 4212 NW 42 TER 0 125 250 500 Feet I I This submitlal needs to Ix Khufu led for a public hearing in accordance with timelines set forth in the City of Miami Code. The applica de decision -making body will renew the information at the public hearing to render a recommendation or a final decision. PZ-22-15770 01/12/24 nbr 1,0 J