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Home My WebLink AboutAnalysis and MapsThis submittal needs to be scheduled for a public hearing in accordance wth timelines set forth in the Cry 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. City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. Pz-23-16912 Location 7924 Northeast 2 Avenue Folio Number 0131121 01 0010 Miami 21 Transect "T5-o" Urban Center Transect Zone - Open MCNP Designation Medium Density Restricted Residential Commission District 5 —Christine King Department of Human Service Neighborhood Service Center Little Haiti Planner Zhaokai (Kyle) Liu, Planner II Property Owner MD 79th Holding Llcmd 79th Holding II LLC Project Representative Steven J. Wernick, Esq. AICP A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Steven J. Wernick, Esquire. AICP, on behalf of MD 79th Holding Llcmd 79th Holding II LLC (the "Applicant") requests to change the zoning classification of the northwest portion of the the property located at 7924 Northeast 2 Avenue, Miami, Florida (the "Property"), from "T5-o" Urban Center Transect Zone —Open to "T6-8-O" Urban Core Transect Zone - Open. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the request to change the zoning classification the Property from "T5-O" Urban Center Transect Zone — Open to "T6-8-O" Urban Core Transect Zone - open based upon the facts and findings in this staff report. PZ-23-16912 7924 Northeast 2 Avenue —Page 1 04/01/2024 This submittal needs to be scheduled for a public hearing in accordance nth timelines set forth in the city of Miami Code.The applica de decision -making body NOR renew the information at the public hearing to render a recommendation or a final decision. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T6-8-O"/"CS" Restricted Commercial 150 du/ac Public Parks and Recreation 0 du/ac Commercial/Park South "T6-8-O" Restricted Commercial 150 du/ac Commercial East "T6-8-0" Restricted Commercial 150 du/ac Commercial/Vacant West "T5-o" Medium Density Restricted Commercial 65 du/ac Restricted Commercial 150 du/ac Commercial PZ-23-16912 7924 Northeast 2 Avenue —Page 2 04/01/2024 This submittal needs to be scheduled for a public hearing in accordance with emalines set forth in the City of Miami Code.The applica de decision-rna king bodywill review Ure infonnaion at the pubc hearing to render a recommendation or a final decision. D. BACKGROUND The Property is located along Northeast 79 Street, Northeast 80 Terrece, and Northeast 2 Avenue. It is approximately 111,249.85 Square Feet (2.55 acres). Of which the northwest portion to be amended is approximately 37,555 Square Feet (0.862 acres) The Applicant proposes changing the existing zoning classification from "T5-O"UrbanCenterTransectZone — Open to "T6-8-O" Urban Core Transect Zone —Open. PZ-23-16912 7924 Northeast 2 Avenue —Page 3 04/01/2024 ,gyp Pu$1.rcy\ 4 `«0 f1p Q. NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -mating body will renew the information al the pubic hearing to render a recommendation or a final decision. %P� PZ-23-16912 � 14,0 04/24/24 R4-Vi Ew COO'' Figure 1 Aerial Photo of Subject Site (red outline) PZ-23-16912 7924 Northeast 2 Avenue —Page 4 04/01/2024 T5-0 Figure 2 Existing Zoning DEMOGRAPHICS T5-0 Figure 3 Proposed Zoning This submittal needs to 1p 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. T4-L= 4E 9gT!t TER N The Property is in 2022 US Census Track 12086001402, which is also referred to as Census Track 2022. According to the Policy Map 5-Year Estimate (2018-2022), 5,175 people live across 2,369 households for an average household size of 2.18 people, which is less than the City of Miami's average household size of 2.33 people. The median household income of the area is approximately $38,109, which is $20,906 less than the citywide median household income. Approximately 18.15% of all housing units are owner occupied. This is less than the percentage of owner occupied housing units citywide, which is 30.12%. Additionally, Census Track 2022 has less vacancy rate in the City of Miami. Below is a table highlighting the critical socioeconomic and demographic characteristics of both Census Track 2022 and the City of Miami. PZ-23-16912 7924 Northeast 2 Avenue —Page 5 04/01/2024 NOTICE This submittal needs to be scheduled for a public hearing in accordance with bmalines set forth in the City of Miami Code.The applica de decision-rna king bodywill review the infonnaion at the pubc hearing to render a recommendation or a final decision. PZ-23-16912 04/24/24 Topic Census Tract: 12086002004 City of Miami Population 5,175 443,665 Total Households 2,369 186,137 Average Household Size 2.18 2.33 Families in Poverty 17.15% 15.79% Home Ownership Rate 18.15% 30.12% Rental Occupancy Rate 81.85% 69.88% Vacant Rate 5.62% 13.35% Median Household Income $38,109 $59,015 Median Gross Rent $1,156 $1,494 E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application requires a corresponding Future and Use Map (FLUM) amendment. Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Medium Density Restricted Commercial". This designation allows a maximum Density of 65 dwelling units per acre (65 DU/AC) and allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Per the Correspondence Table —Zoning and Comprehensive Plan of the FLU M, the requested change of zoning from "T5-o" Urban Center Transect Zone — o pen to "T6-8-O" Urban Core Transect Zone - Open is inconsistent with the Property's existing Future Land use (FLU); as such, a companion FLU M amendment from "Medium Density Restricted Commercial" to "Restricted Commercial"" is being processed concurrently under ePlan File ID No. PZ-23- 16913. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. PZ-23-16912 7924 Northeast 2 Avenue —Page 6 04/01/2024 law C Rixmi:�idl an rcai di ilea -am an., Me ,errs sr akx,ncr,r u Figure 4 Existing FLUM Miami 21 Code Figure 5 Proposed FLUM This submittal needs to be scheduled for a public hearing in accordance with emalines set forth in the City of Miami Code.The applied de decision-rna king bedywill review Ure infonnaion at the pubc hearing to render a recommendation or a final decision. r�l The Property is zoned "T5-O" Urban Center Transect Zone — Open and "T6-8-O" Urban Core Transect Zone - Open . Supported Uses in the "T5-O" Urban Center Transect Zone — Open and "T6-8-O" Urban Core Transect Zone - Open are primarily Residential, Lodging, Office by Right, with restricted, Civic, Civic Support, and Education Uses through entitlement process. The Applicant proposes to rezone the Property to "T6-8-O" Urban Core Transect Zone - 0 pen. Below is an excerpt from Article 4, Table 3 of the Miami 21 Code that highlights the differences between the current and proposed zoning classifications. PZ-23-16912 7924 Northeast 2 Avenue —Page 7 04/01/2024 0 PUBL/C«0 y� 44° f1e'4 �o Gsa y NOTICE Q. i. 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 pubic hearing to render a recommendation or a final decision. 10� PZ-23-16912 Ar I 04/24/24 Ne �A'ti R1V1 Ew CO Qv TABLE 3 BUILDING FUNCTION: USES T5 T6 0 0 DENSITY (UNIT PER ACRE) 65 150* RESIDENTIAL CO -LIVING R*** R*** 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 W ENTERTAINMENT ESTABLISHMENT R R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R PZ-23-16912 7924 Northeast 2 Avenue —Page 8 04/01/2024 lo Puel.rcy\ 4 `«0 f1p Q. NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -making body will renew the information al the pubic hearing to render a recommendation or a final decision. 1.0 10� PZ-23-16912 Ar I�04/24/24 Ne A'RtVi EW CO Qv T5 T6 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 CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W 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***** PZ-23-16912 7924 Northeast 2 Avenue —Page 9 04/01/2024 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica Lie decision -making bodywill renew the infonnalon at the public hearing to render a recommendation or a final decision. F. FINDINGS In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21, in the recommendation, staff must show that is considered and studied the request with regard to the three (3) criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staff's findings are provided below. Criteria 1 7.1.2.8 (f)(1 )(a) "The relationship of the proposed amendment of 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; the Miami 21 Code; and other city regulations." Analysis of Criteria 1 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. 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. The Property is identified by one address and folio number but is subject to split zoning and FLUM classification. The larger portion of the land is classified under the "T6-8-O" zoning. The smaller part of the property falls under "T5-O" zoning. The proposed unification process is anticipated to unlock several benefits, allowing the property to consistent set of development standards. Such proposal is poised to facilitate the mixed -use developments that combine residential, office, and commercial spaces, thereby enriching the community's character. These developments are envisioned to be accessible through various modes of transportation, enhancing the property's appeal and utility. The Property is located within a transit corridor quarter -mile radius. The proposed rezoning to a uniform "T6-8-O" Urban Core Transect Zone —Open would enable significant uplift in the allowable construction scale, permitting buildings to reach up to eight (8) stories by right and up to 12 stories through additional bonuses PZ-23-16912 7924 Northeast 2 Avenue —Page 10 04/01/2024 Finding 1 Criteria 2 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica Lie decision -making bodywill renew the infonnaion at the public hearing to render a recommendation or a final decision. with a density of 150 units per acre. This stands in contrast to the more restrictive "T5-O" Urban Center Transect Zone —Open, which limits developments to a maximum of five (5) stories and a density of 65 units per acre. Such a shift in zoning not only promotes revitalizing the neighborhood by introducing denser, taller buildings but also aims to encourage a vibrant community where people can live, work, and engage in leisure activities, all within close proximity to essential services and transportation options. Moreover, the property's accessibility is highlighted by the existing six (6) bus stops within a 600-foot radius, serviced by Bus Routes 79, 279, 9, and the Little Haiti Trolley. This dense network of public transportation options ensures that the property and any future development remains as a dynamic and well-connected community. It reinforces the potential for creating an urban environment that enables residents to enjoy a lifestyle where their living, working, and recreational spaces are seamlessly integrated with efficient transit options. This development approach not only advocates sustainable urban growth but also contributes significantly to the creation of lively neighborhoods. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. 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 change necessary". Analysis of Criteria 2 The Letter of Intent (LOI) submitted with the PZD-1 document details the proposed modifications and development plans, ensuring they will preserve the existing neighborhood's integrity for several key reasons. Firstly, the redevelopment of the property is designed to avoid displacing any current residents, safeguarding the community's stability. Secondly, the area immediately surrounding the property, extending two blocks out, is home to five (5) affordable housing developments. These developments provide a total of 635 units, all protected by 50-year covenants, which account for the majority of the residential units near the Property. Thirdly, the proposed zoning changes aim to harmonize the property's land use and zoning classifications with those of the adjacent PZ-23-16912 7924 Northeast 2 Avenue —Page 11 04/01/2024 Finding 2 Criteria 3 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica Lie decision -making bodywill renew the infonnaion at the public hearing to render a recommendation or a final decision. areas to the north and south, which are already identified in the City's Future Land Use Map (FLUM) as Restricted Commercial and in the Zoning Atlas as "T6- 8-0" Urban Core Transect Zone —Open. The property itself is encircled by areas zoned as "T6-8-O" Uban Core Transect Zone —Open on three (3) sides: north, east, and south, indicating a seamless integration with the local zoning landscape. The shift in zoning classification from "T5-0" Urban Center Transect Zone — Open to "T6-8-O" Urban Core Transect Zone - open is in alignment with the trends of development and land use in the vicinity, which displays a thoughtful approach to urban planning that respects and enhances the neighborhood's character. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(b) of Miami Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. 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 Neighborhood and to provide transition in intensity and Building Height." Analysis of Criteria 3 The unique zoning situation of the property introduces significant challenges in its redevelopment into a harmonious and integrated site. The split zoning classification of "T5-O" Urban Center Transect Zone —Open and "T6-8-O"Urban Core Transect Zone —Open on this parcel restricts the construction of any structures exceeding five (5) stories within the "T5-O" Urban Center Transect Zone —Open area of the Property. Moreover, the density limitations associated with "T5-O" Urban Center Transect Zone —Open zoning could result in the development of larger, pricier residential units, which may not align with the needs of an area benefiting from public transportation. The suggested rezoning aims to enhance and maintain the local community's character. The property is located at the intersection of two (2) commercial throughfares, uniquely positioned within the "T6-8-O" Urban Core Transect Zone PZ-23-16912 7924 Northeast 2 Avenue —Page 12 04/01/2024 Finding 3 This submittal needs to be scheduled for a public hearing in accordance with emalines set forth in the City of Miami Code.The applica de decision-rna king bodywill review Ure infonnaion at the pubc hearing to render a recommendation or a final decision. — O pen, not abut any "T3" Sub -Urban Transect Zone and "T4" General Urban Transect Zone, promoting a more cohesive urban development. In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change is zoning is consistent. G. CONCLUSION Based on Planning staff's analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the northwest portion of Property from "T5-O" Urban Center Transect Zone — Open to "T6-8-O" Urban Core Transect Zone - open is justified. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the aforementioned findings, the Planning Department recommends Approval of the requested change of zoning from "T5-O" Urban Center Transect Zone — Open to "T6-8-O" Urban Core Transect Zone - Open. -DocuSigned by: Otwat S'vLow -77D014848CA84B6... David Snow Interim Planning Director 1-DocuSigned by: U« -raumio -7AEAC3EABD2A40A... Zhaokai (Kyle) Liu Planner II PZ-23-16912 7924 Northeast 2 Avenue —Page 13 04/01/2024 AERIAL EPLAN ID: PZ-23-16913 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 7924 NE 2 AV 0 125 250 500 Feet This submittal needs to be schedu Led for a public hearing in accordance with timelines set forth in the City of Miami Code. The applica de decision -making body wiIL renew the information at the public hearing to render a recommendation or a final decision. M IAM 121 ATLAS (EXISTING) E P LAN ID: PZ-23-1 691 2 REZONE ADDRESS(ES) : 7924 NE 2 AV 0 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde. The applicade decision -making bodywill revewthe inforrnaton at the public hearing to render a recommendation or a final decision. IL T5-O NE 82ND ST VE 80TH TER CS NE 79TH ST NE 2ND AV T6-8-O T41-LH NE 80TH TER M IAM 121 ATLAS (PROPOSED) E P LA N ID: PZ-23-1 691 2 REZONE ADDRESS(ES) : 7924 NE 2 AV 0 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde. The applicade decision -making body will renew the information at the public hearing to render a recommendation or a final decia on. L NE 82ND ST T5-O NE 80TH TER CS NE 79TH ST z W Iz T6-8-O T4'-L- NE 80TH TER