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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 City of Miami Planning Departmer ANALYSIS FOR REZONE ,gyp PURL 4 NOTICE This submittal needs to be scheduled fora puboc hearing In eaordanoe whh Idmatinee set forth in the City of Miami Code. The applies de decision -making bodywlll rewewthe information at the pubkc hearing to render a recommendation or a final decld on. Staff Analysis Report No. PZ-22-15134 Location 136 NW 35th Street Folio Number 0131250190790 Miami 21 Transect "T4-R" General Urban Transect Zone - Restricted MCNP Designation High Density Multifamily Residential Commission District 5 — Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Planner Zhaokai (Kyle) Liu, Planner II Property Owner Educationem Consulendis Enterprises, Inc. Project Representative William W. Riley, Jr., Esq. A. REQUES Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Educationem Consulendis Enterprises, Inc. (the "Applicant") requests to rezone the Property located at 136 NW 35 Street, Miami, Florida, from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open. Concurrently, there is a companion application (PZ-22-15135) to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from "High Density Multifamily Residential" to "General Commercial." 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 rezone the Property from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open based upon the facts and findings in this staff report. PZ-22-15134 136 NW 35 ST— Page 1 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appll®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decld on. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T5-L Restricted Commercial 60 du/ac Vacant South CS Public Parks and Recreation 150 du/ac Parks -conservation East T4-R High Density Multifamily Residential 36 du/ac Residential West T5-O General Commercial 65 du/ac Office Building D. BACKGROUND The Property is one (1) parcel located along NW 35 Street. According to the survey prepared by Survey Pros, INC., the size of the proposed Property (136 NW 35 Street, Folio #: 0131250190790) is approximately 4,750 Square Feet (0.109 acres), see Figure 1. The Applicant proposes changing the existing zoning designation from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open; see Figures 2 & 3. The Future Land Use Map is proposed to change from "High Density Multifamily Residential" to "General Commercial." The Property is in "T4-R" General Urban Transect Zone - Restricted abutting "T5-L" Urban Center Transect Zone — Limited on the north side, "T4-R" General Urban Transect Zone — Restricted toward east side, connecting "CS" Civic Space Transect Zone on the south side, and adjacent "T5-O" Urban Center Transect Zone on the west side. On December 20, 2017, the City of Miami Planning, Zoning and Appeals Board approved an exception, warrant and waiver per Article 4, Table 3 and Article 7, Section 7.2.8 of Ordinance No. 13114, to permit the Property to allow an Educational Use providing education from Childcare to Middle School for the adjoining site located at 3465 NW 2 Avenue, which is also owned by the Applicant. Per Appendix P, Wynwood Norte NRD-2, Section 2.2, the Neighborhood Revitalization District (NRD-2) was adopted by the City Commission on November 21, 2019. The adopted NRD-2 district covers the Property and the adjoining school site (3465 NW 2 Avenue). Although the "T4-R" General Urban Trasect Zone - Restricted zoning district permits education facilities via Exception process (Article 4, Table 3), the adopted NRD-2 would not allow Education use in PZ-22-15134 136 NW 35 ST— Page 2 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the pubc hearing to render a recommended on or a final decid on. PZ-22-15134 04/13/23 "T4-R" General Urban Trasect Zone - Restricted zoning districts (Appendix P, Section 4, Table 1 )• The Applicant proposes to establish a single uniform land use designation and zoning classification for the entire school, which includes both the Property and the adjoining Property; both are owned by the Applicant. AERIAL EPLAN ID: PZ-22-15134 REZONE ADDRESS: 136 NW 35 ST 0 125 250 I I I I I ,C:2 Fcet 11 J •/ yowl j Figure 1 Aerial Map PZ-22-15134 136 NW 35 ST— Page 3 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-22-15134 REZONE ADDRESS: 138 MVy 35 Si 125 250 500 Feet 1 1 f 1 1 1 I I I I I MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-22-15134 REZONE ADDRESS. 136 NW 35ST 11F� TC--O / -Kr/ .4 1� vil Orr/Pry y cs ,.JO� Figure 2 Purposed Zoning DEMOGRAPHICS S r25 250 500 Feet Figure 3 Existing Zoning NOTICE This submittal needs to be scheduled for a pu Mc hearing in accordance whh idmellnee set forth in the City of Miami Code. The app .:adie decision -making body will resiew the information at the pu b2c hearing to render a recommended on or a final deo5 on. The Property is in 2020 US Census Track 12086002600, which is also referred to as Census Track 2020. According to the Policy Map 5-Year Estimate (2017-2021), 6,169 people live across 2,584 households for an average household size of 2.47 people, which is larger than the City of Miami's average household size of 2.38 people. The median household income of the area is approximately $55,867, which is $4,240 more than the citywide median household income. Approximately 16.99% of all housing units are owner occupied. This is less than the percentage of owner occupied housing units citywide, which is 30.02%. Additionally, Census Track 2020 has more vacancy rate in the City of Miami. Below is a table highlighting the critical socioeconomic and demographic characteristics of both Census Track 2020 and the City of Miami. PZ-22-15134 136 NW 35 ST— Page 4 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appll®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decld on. PZ-22-15134 04/13/23 Topic Census Tract: 12086002600 City of Miami Population 6,169 442,241 Total Households 2,584 181,597 Average Household Size 2.47 2.38 Families in Poverty 5.79% 16.94% Home Ownership Rate 16.99% 30.02% Rental Occupancy Rate 80.01% 69.98% Vacant Rate 20.95% 13.97% Median Household Income $55,867 $51,625 Median Gross Rent $1,783 $1,361 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 "High Density Multifamily Residential," which allows a maximum Density of 150 dwelling units per acre (150 DU/AC) and is intended for offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15+ clients), places of worship, primary and secondary schools, and daycare centers for children and adults may be permissible in suitable locations.. Per the Correspondence Table— Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "High Density Multifamily Residential" to "General Commercial" is being processed concurrently under ePlan File ID No. PZ-22- 15135, see Figures 4 & 5. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. PZ-22-15134 136 NW 35 ST— Page 5 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 ST 0 125 250 1 1 1 1 1 I r 500 Feat ts.�uJt ' r x rc z , mm red 1ila'.■, ■_� NW35THST _. III II N �■■■ ■1■1■■■■■■■■ NW 34TH TER z ■■■■■■■ 11 '1 A■■■1■■■■■■ Public Perks and Recreation High Den lay " = Resident Res Mul■■ dam y al NW 34TH ST ■■■■■■PI ■■■1■■■■1 I■■t■■►2, Figure 4 Existing FLUM FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 ST 0 125 250 500 Feet 1 1 1 H6T TIr NW 35TH ST ■ NOTICE This submittal needs to be scheduled for a public hearing in accordance whh Idmellnes set forth in the City of Miami Code. The app .:adie decision-mahing body will resiew the information at the public hearing to render a recommended on or a final decN on. Alt NW 34THTER Public Parks a ❑ Recrea4on --I High Den ity Mulldem ly Resiiden al NW 34TH ST N Figure 5 Proposed FLUM Miami 21 Code The Property is zoned "T4-R" General Urban Transect Zone - Restricted. Supported development in this zoning designation is primarily intended for some Residential Uses by Right, with restricted Lodging, Civic, Civic Support, and Educational Uses through the Warrant and Exception process. The Applicant proposes to rezone the Property to "T5-O" Urban Center Transect Zone — Open. Under "T5-O" Urban Center Transect Zone — Open, all the uses under the Educational Uses are permitted. While the Education use is allowed in "T4-R" General Urban Transect Zone - Restricted zoning via Exception application however, the adopted NRD-2 would not allow Education use in "T4- R" General Urban Transect Zone - Restricted zoning district. Below are the excerpts from Article 4, Table 3 of the Miami 21 Code and Appendix P, Section 4, Table 1 that highlight the allowed uses and development standards that would change due to the proposed rezoning. PZ-22-15134 136 NW 35 ST— Page 6 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -malting body will resiew the Information at the pu bec hearing to render a recommended on or a final decid on. PZ-22-15134 04/13/23 In addition, to the difference in uses, the Applicant proposes to establish a single uniform land use designation and zoning classification for the entire school site. The Applicant does not currently intend to change the operation of the Property, including the age range or the number of student stations. The Applicant is devoted to improving the Property with a three-story building to accommodate large classrooms that provide students with more intimate learning environment. TABLE 3 BUILDING FUNCTION: USES T4 R T5 O DENSITY (UNIT PER ACRE) 36 65 RESIDENTIAL SINGLE FAMILY RESIDENCE R R COMMUNITY RESIDENCE R R ANCILLARY UNIT R TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R R DORMITORY R HOME OFFICE R R LIVE - WORK R WORK - LIVE LODGING BED & BREAKFAST W R INN R HOTEL R PZ-22-15134 136 NW 35 ST— Page 7 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 T4 T5 OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R ALCOHOL BEVERAGE SERVICE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL ESTAB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY R RECREATIONAL ESTABLISHMENT R AMUSEMENT RIDE CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY E R RELIGIOUS FACILITY E R REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W INFRASTRUCTURE AND UTILITIES W W MAJOR FACILITY NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the pubc hearing to render a recommended on or a final decid on. PZ-22-15134 136 NW 35 ST— Page 8 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 T4 T5 MARINA E W PUBLIC PARKING W RESCUE MISSION TRANSIT FACILITIES W EDUCATIONAL CHILDCARE E W COLLEGE / UNIVERSITY W ELEMENTARY SCHOOL E W LEARNING CENTER R MIDDLE / HIGH SCHOOL E W PRE-SCHOOL E R RESEARCH FACILITY R SPECIAL TRAINING / VOCATIONAL W INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY TABLE 1 BUILDING FUNCTION: USES NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decid on. PZ-22-15134 136 NW 35 ST— Page 9 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the pubc hearing to render a recommended on or a final decid on. T4 URBAN R 150 GENERALT5 L 150 URBAN L 150 CENTER 0 150 DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE R R R R COMMUNITY RESIDENCE R R R R ANCILLARY UNIT R R ANCILLARY UNIT R R TWO FAMILY RESIDENCE R R R R MULTI FAMILY HOUSING R R R R DORMITORY R R R HOME OFFICE R R R R LIVE - WORK R R R WORK - LIVE R LODGING BED & BREAKFAST W W R INN W W R HOTEL W R OFFICE OFFICE R R R COMMERCIAL ART GALLERY R R PZ-22-15134 136 NW 35 ST— Page 10 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the pubc hearing to render a recommended on or a final decid on. AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT W R ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTABLISHMENT R R R ALCOHOL BEVERAGE SERVICE ESTAB. E E E GENERAL COMMERCIAL R R R MANUFACTURING -ENABLED RETAIL W OPEN AIR FLEX USE W W W PLACE OF ASSEMBLY W R R RECREATIONAL ESTABLISHMENT W R CIVIC COMMUNITY GARDEN W W W W COMMUNITY FACILITY W W W PRIVATELY -OWNED PUBLIC OPEN SPACE W R R RECREATIONAL FACILITY R R R RELIGIOUS FACILITY R R R REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY W W W INFRASTRUCTURE AND UTILITIES W W W MAJOR FACILITY MARINA PZ-22-15134 136 NW 35 ST— Page 11 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decid on. PUBLIC PARKING W W W RESCUE MISSION TRANSIT FACILITIES W W W EDUCATIONAL CHILDCARE W W W COLLEGE / UNIVERSITY W W ELEMENTARY SCHOOL E W W LEARNING CENTER W R R MIDDLE / HIGH SCHOOL E W W PRE-SCHOOL W R R RESEARCH FACILITY W R R SPECIAL TRAINING / VOCATIONAL W W W INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY F. NEIGHBORHOOD SERVICES Figure 6 shows the street view on Northwest 35th Street from West to East. Figure 7 shows the street view on Northwest 35th Street from East to West. Figure 8 shows the Property located at 136 Northwest 35th Street. Figure 9 shows the vacant parcel on the north side of the Property. PZ-22-15134 136 NW 35 ST— Page 12 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 Figure 6 Figure 8 G. FINDING Figure 7 Figure 9 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the pubc hearing to render a recommended on or a final decid on. 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 PZ-22-15134 136 NW 35 ST— Page 13 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appll®de decision -malting body will resiew the Information at the pu bec hearing to render a recommended on or a final decld on. PZ-22-15134 04/13/23 7.1.2.8 (f)(1)(a) "The relationship of the proposed amendment of the goals, objectives, and polies 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 The request to rezone from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open is inconsistent with the Property's existing Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "High Density Multifamily Residential" to "General Commercial" under ePlan File ID No. PZ-22-15135. Finding 1 Criteria 2 The Property is located in an established residential neighborhood. The Property is surrounded by "T4-R" General Urban Transect Zone — Restricted, "T5-L" Urban Center Transect Zone — Limited, "CS" Civic Space Transect Zone, and "T5-O" Urban Center Transect Zone. There are four (4) Future Land Use designations (FLU) around the Property; "Restricted Commercial," "General Commercial," "Recreation," and High Density Multifamily Residential." Future Land Use Policy LU-1.1.3 states that "The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide, or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations." The rezoning of this property would allow for a use that has become a permeant member of the area to remain as a conforming use. 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. PZ-22-15134 136 NW 35 ST— Page 14 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appll®de decision -making body will resiew the Information at the pubc hearing to render a recommended on or a final decld on. PZ-22-15134 04/13/23 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 On December 20, 2017, the City of Miami Planning, Zoning and Appeals Board approved an exception, warrant, and waiver per Article 4, Table 3 and Article 7, Section 7.2.8 of Ordinance No. 13114, to permit the Property to allow an Educational Use providing education from Childcare to Middle School for the adjoining site located at 3465 NW 2 Avenue, which is also owned by the Applicant. The Applicant proposes to establish a single uniform land use designation and zoning classification for the entire school, which include both the Property and the adjoining Property. Finding 2 Criteria 3 While Education is an allowed use in "T4-R' General Urban Transect Zone - Restricted zoning via Exception application, the adopted NRD-2 would not allow Education use in "T4-R" General Urban Transect Zone - Restricted zoning districts. The Applicant proposes to rezone the Property to "T5-O" Urban Center Transect Zone — Open. Under "T5-O" Urban Center Transect Zone — Open, all the uses under the Educational Uses are permitted. The Applicant does not currently intend to change the operation of the Property, including the age range or the number of student stations. The Applicant is devoted to improving the Property with a three-story building to accommodate large classrooms that provide students with more intimate learning environment. 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 PZ-22-15134 136 NW 35 ST— Page 15 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 Finding 3 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -malting body will resiew the Information at the pu bec hearing to render a recommended on or a final decid on. PZ-22-15134 04/13/23 Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through Special Area Plan." The Property is in "T4-R" General Urban Transect Zone - Restricted The Applicant has proposed to change the zoning to "T5-O" Urban Center Transect Zone — Open. The Property is surrounded by properties currently zoned "T4-R" General Urban Transect Zone — Restricted, "T5-L" Urban Center Transect Zone — Limited, "CS" Civic Space Transect Zone and "T5-O" Urban Center Transect Zone. While changing "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open provides an appropriate buffer and transition between "T4-R" General Urban Transect Zone — Restricted to the east and "T5-L" Urban Center Transect Zone — Limited to the north. It allows the expansion of the educational use of the adjoining Property to the west. Thus, preserving the character of the neighborhood. In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change is zoning is consistent. H. 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 from the Property from "T4-R" to "T5-O" 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 "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open. PZ-22-15134 136 NW 35 ST— Page 16 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 �DocuSigned by: (ilks(Aa �nLC `-7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director r—DocuSigned by: StAk ndn.� Sfut x 3A76CAC6AF7E416... Sevanne Steiner, CNU-A Assistant Director DocuSigned by: r Aat ai C61tt) L D7001CCFF0424AO... Zhaokai Liu Planner II NOTICE This submittal needs b be scheduled tor a puboc hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bodywill review the information at the pubnc hearing to render a recommendation or a final decision. PZ-22-15134 04/13/23 PZ-22-15134 136 NW 35 ST— Page 17 04/11/2023 AERIAL EPLAN ID: PZ-22-15134 REZONE ADDRESS: 136 NW 35 ST 0 125 250 i f i i i t 500 Feet 1 This submittal needs to be schebu led bra public hearing In accordance wiHi timelines set forth in the City of Miami Cede. The appllcade decision -making burly NOR renew the Information at the public hearing to render a recommended on or a final decision. PZ-22-15134 04/13/23 UUV4'l'W7W67 • 4 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-22-15134 REZONE ADDRESS: 136 NW 35 ST 0 125 250 500 Feet This submittal needs to be schedu Led far a public hearing In accordance timelines set forth in the City of Miami Cede. ThppLied decsion-rria Icing burly NOR review the Information at the public hearing to render a recommended on or a final decision. idOWAIIWArdraireArdrAlr allr Ar Or""ArArr PrO 4111,07011,0,0441L rAirtildefalf ' If 61 , )- . - - . - - !rAisirwAraramwdrAmpram.mdr 1 1 I I 1 1 ! 1 1 1 1 1 1 _1 __L _L --I ,-- - - --- Ar r t :Or ajA i re421 r .F4 Iry -,-,"4 ra riiir it---r- or li 1 i/11 1 1 II j_ i'' fi Aer Ay: 4t_ _ /11-- *-- ----F ii Air ,A, r`iir ' —7-117/1 1 II 7/-r11Ikr11I 4 O9 lA-o .11 le 1 OI405yi, 4r Ie =Ardi=wl'-- ,r 74 /II /11--- 14r rdirif :11 :11 /II /11 /11 Hi . • 010 fir / In ArA .zi AwAvoir A Al 1 4 F4 r A , A I OF rA A OM r A 02 r r / 1 7 r r; PAFFF 704PrP/14PPProf _00;.-444 AAAAA4/444411 zh MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-22-15134 REZONE ADDRESS: 136 NW 35 ST 0 125 250 500 Feet This submittal needs to be schedu Led far a public hearing In accordance timelines set forth in the City of Miami Cede. 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