HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
City of Miami
Planning Department
ANALYSIS FOR
REZONING
NOTICE
This submittal needs b be scheduled for a public hearing
In accordance with amennes set forth in the City of
Miami Ccde.The applicade decision -making body NOR
renew the Infommaoon at the pubdc hearing to render a
recommended on or a final decision.
PZ-20-6065
02/08/23
Staff Analysis Report No.
PZ-20-6065
Location
160, 162, 170, and 184 NE 50 Terrace; 5010 and 5040 NE 2
Avenue; 169, 177, and 183 NE 50 Street (collectively the
"Property")
Folio Number
01-3124-012-0830, 01-3124-012-0820, 01-3124-012-0810, 01-
3124-012-0780, 01-3124-015-0020, 01-3124-012-0770, 01-
3124-015-0050, 01-3124-015-0040, 01-3124-015-0030
Miami 21 Transect
"T4-L" General Urban Zone — Limited / "T4-R" General Urban
Zone — Restricted / "T3-L" Suburban Transect Zone — Limited
MCNP Designation
Restricted Commercial / Medium Density Multifamily
Residential / Single Family Residential
Commission District
5 — Commissioner Christine King
NSC
Little Haiti
Planner
Sevanne Steiner, Assistant Director
Property Owner
Design District Studios LLC, Design District Studios II LLC,
Design District Studios 3 LLC, BVM Development LLC, 5040
NE 2 LLC (collectively the "Applicant")
Project Representative
Javier E Fernandez, Esq. (jernandez@smgglaw.com)
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended,
the Applicant requests a change of Zoning from "T4-L" General Urban Zone — Limited to
"T5-O" Urban Center Zone — Open for the properties generally located at 5010 and 5040
NE 2 Avenue and 184 NE 50 Terrace, Miami Florida, a change of Zoning from "T4-R" General
Urban Zone — Restricted to "T5-O" Urban Center Zone — Open for 184 NE 50 Terrace (the
west 15.50' of Lot 2, Block 7 of the Corrected Plat of Alta Vista), Miami, Florida, a change of
Zoning from "T4-R" General Urban Zone — Restricted to "T5-L" Urban Center Zone —
Limited for the properties generally located at 162, 170, and 184 NE 50 Terrace (Lot 3, Block
7 of the Corrected Plat of Alta Vista), Miami, Florida, a change of Zoning from "T4-R" General
Urban Zone — Restricted to "T4-L" General Urban Zone — Limited for the properties
generally located at 169, 177, and 183 NE 50 Street, Miami, Florida, and a change of zoning
from "T3-L" Suburban Transect Zone — Limited to "T4-L" General Urban Zone — Limited
Staff Analysis Report No. PZ-20-6065 — Page 1
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
4
PURL/
G
O
4-
a.
for the property generally located at 160 NE 50 Terrace, Miami, Florida (
"Property"), as legally described in Exhibit A.
Concurrently, the Applicant seeks an amendment to the Future Land Use Map
Miami Comprehensive Neighborhood Plan (MCNP) from "Single -Family Reside
"Medium Density Multifamily Residential" to "Medium Density Restricted Commercial" a
"Restricted Commercial" for 0.98 acres of the Property. This companion application has ePlan
File ID No. PZ-21-10194.
NOTICE
T6 8-0
i
Aior
T5-0 I /
sys's i.
,;:77.," /3,
A
TH
T4-L
NE 501H T�
T4-L'
TS-R
GI
Existing Miami 21 Transect Zone
B. RECOMMENDATION
This submittal needs to be'scheduled fora puboc hearing
in accordance wilt timelines set forth in the City of
Miami Code. The appllw Lie decision -making bodywlll
resiew the information at the public hearing to render a
recommendation or a final decld on.
PZ-20-6065
02/08/23
fiVIEW CO '
////r/ 10
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/10
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NE5I sT
11
CI
iINIIIflIi �
Proposed Miami 21 Transect Zone
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the
Planning Department recommends Approval of the requested change of Zoning from "T4-L"
General Urban Zone — Limited to "T5-O" Urban Center Zone — Open for the properties
generally located at 5010 and 5040 NE 2 Avenue and 184 NE 50 Terrace, Miami Florida, a
change of Zoning from "T4-R" General Urban Zone — Restricted to "T5-O" Urban Center
Zone — Open for 184 NE 50 Terrace (the west 15.50' of Lot 2, Block 7 of the Corrected Plat
of Alta Vista), Miami, Florida, a change of Zoning from "T4-R" General Urban Zone —
Restricted to "T5-L" Urban Center Zone — Limited for the properties generally located at
162, 170, and 184 NE 50 Terrace (Lot 3, Block 7 of the Corrected Plat of Alta Vista), Miami,
Florida, a change of Zoning from "T4-R" General Urban Zone — Restricted to "T4-L"
General Urban Zone — Limited for the properties generally located at 169, 177, and 183 NE
50 Street, Miami, Florida, and a change of zoning from "T3-L" Suburban Transect Zone —
Staff Analysis Report No. PZ-20-6065 — Page 2
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
Limited to "T4-L" General Urban Zone — Limited for the property generall
NE 50 Terrace, Miami, Florida based upon the facts and findings in this staff a
C. PROJECT DATA.
NOTICE
This submittal needs b be scheduled for a puboc hearing
in accordance with ti mefines set forth in the City of
Miami Code. The applicable decision -making bcdywill
review the information at the pubdc hearing to render a
recommendation or a final decision.
PZ-20-6065
02/08/23
SURROUNDING USES 'W'+
Miami 21
MCNP / Density
Existing Use
North
T5-O / T6-8-O / Miami
Jewish Health Systems
SAP
Major Institutional, Public
Facilities, Transportation
and Utilities
Miami Jewish Health
South
T4-L / T4-R
Restricted Commercial /
Medium Density Multifamily
Residential
Vacant / Single family
residential / Multifamily
East
CI
Major Institutional, Public
Facilities, Transportation
and Utilities
Former Archbishop
Curley Notre Dame
High School
West
T3-L
Single Family Residential
Single family
residential, duplex
residential
D. BACKGROUND
SITE LOCATION AND VICINITY
The Property is located on the west side of NE 2 AV between NE 50 TER and NE 50 ST in the
Little Haiti Neighborhood Service Center area. According to the survey prepared by 3TCI, Inc.
dated August 24, 2022, the Property is an assemblage of nine parcels with a total area of
approximately 1.52 acres (66,249 square feet). The Property is divided into three areas which
correspond to its existing Zoning designations: "T4-L" General Urban Zone — Limited, "T4-R"
General Urban Zone — Restricted, and "T3-L" Sub -Urban Zone -Limited.
The largest parcel, located at 184 NE 50 TER, is split zoned with the T4-L Transect Zone fronting
the NE 2 AV Corridor (the "Corridor"), and the remainder of the parcel designated T4-R along NE
50 TER. Pursuant to City Code Section 55-7(b)(1)I. "Where there are two or more land use zoning
districts within the area being platted, each district shall be shown as a separate block, tract, or
lot on the plat." Currently, the Transect boundary between T4-L and T4-R is located
approximately15.5 feet east of the western lot line of Lot 2, Block 7 of the Corrected Plat of Alta
Vista which does not comply with the above standard. The requested change in zoning also seeks
to extend the Transect boundary to encompass the remainder of Lot 2 (approximately 1,855 sf),
as illustrated on ePlan file PZD-8.4 below.
Staff Analysis Report No. PZ-20-6065 — Page 3
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
T
N.E. 50th TERR.
---E/t—
T
N88'27'38nE
15.50'
q
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5
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m Z
an aP Iti
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7
1
in
tO
15.51'
1489'51'330E
N.E. 50th ST
1'486'27'38'E
M $3':7'v t "E
119.57'
This submittal needs to be scheduled fora pubic hearing
In accordance wXh &nelin. set forth in the City of
Miami Cede. The applleade decision -making body will
review the Infor magon at the public hearing to render a
recommended on or a final decision.
109-51' way
I 4
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"'BELLAIRE" w 1
(P,g, 5, PG. 24) I I Z.
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(P.a. 6, P' . 24). ' m
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1 r.-2-5 -
PZ-20-6065
02/08/23
C/L
35'
PZD-8.4 showing the proposed change of zoning from T4-R to T5-O (approximately 1,855 sf) and new
Transect boundary.
Table 1: Summary of Existing and Proposed Zoning
Existing
Proposed
Sq. Ft.
Address
Folio
Existing FLUM
Proposed FLUM
M21
M21
(acres)
01-3124-012-
Single -Family
Med. D. Rest.
6,374
160 NE 50 Ter
0830
Residential
Commercial
T3-L
T4-L
(0.14 acres)
162 NE 50 Ter
01-3124-012-
0820
Med. D. MF
Residential
Med. D. Rest.
Commercial
T4-R
T5-L
7,037
(0.16 acres)
01-3124-012-
Med. D. MF
Med. D. Rest.
765
170 NE 50 Ter
0810
Residential
Commercial
T4-R
T5-L
(0.01 acres)
Staff Analysis Report No. PZ-20-6065 — Page 4
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
184 NE 50 Ter
01-3124-012-
0780
Med. D. MF
Residential &
Rest.
Commercial
Med. D. Rest.
Commercial &
Rest.
Commercial
T4-L
T4-R
T5-, a,
T5-O �'
Ix.
In accortlana whh tlmellnes set forth it
Miami Cmtle.The applicade tlecision-mal
tlewhelnbmaonetthepabgehearh
recommentlatlon or a final deer.
PZ-20-6065
02/08/23
---_ �-
Rtb! EW C
5010 NE 2 Ay
01-3124-015-
0200
Rest.
Commercial
Rest.
Commercial
T4-L
T5-O
A ' 1
(0.07 acres)
5040 NE 2 Ay
01-3124-012-
0770
Rest.
Commercial
Rest.
Commercial
T4-L
T5-O
4,834
(0.11 acres)
01-3124-015-
Med. D. MF
Med. D. Rest.
6,884
183 NE 50 St
0030
Residential
Commercial
T4-R
T4-L
(0.15 acres)
01-3124-015-
Med. D. MF
Med. D. Rest.
6,800
177 NE 50 St
0040
Residential
Commercial
T4-R
T4-L
(0.15 acres)
169 NE 50 St
01-3124-015-
0050
Med. D. MF
Residential
Med. D. Rest.
Commercial
T4-R
T4-L
6,717
(0.15 acres)
66,249
(1.52 acres)
The majority of the Property is developed with the Upper Buena Vista project which, according to
the Applicant's Letter of Intent, has "activated the site with residential, food and beverage,
professional service, and micro -retail uses that serve the surrounding neighborhood." In addition
to the existing mixed -use development, the Property includes four residential and mixed -use
structures with a total of 28 units along NE 50 ST, an auto repair center at the intersection on NE
2 AV and NE 50 TER, and a vacant parcel fronting NE 50 TER.
The Property is bordered to the north by the Jewish Health Systems Special Area Plan ("Miami
Jewish Health SAP") zoned T5-O/MJHS-SAP and T6-8-O/MJHS-SAP, to the east by the former
Archbishop Curley Notre Dame High School zoned CI, to the south by parcels zoned T4-L and
T4-R, and to the west by parcels zoned T3-L. Located Northeast of the Property across NE 2 AV
is the Sabel Palms Special Area Plan ("Sabel Palms SAP"). T3 and T4 Transect Zones allow for
a maximum height of two and three stories, respectively, the properties south and west of the
Property are primarily one-story in height.
NE 2 AV is a City -designated Transit Corridor, which is well served by Miami -Dade County Bus
routes 9, 10, and 202. This north -south Corridor originates in Downtown and extends north to the
City of Miami limits. Locally, the Corridor connects the Miami Jewish SAP and the future Sabel
Palms SAP to the Design District Retail Street Special Area Plan ("Design District SAP") to the
south. The Property also lies within a federal Opportunity Zone.
Staff Analysis Report No. PZ-20-6065 — Page 5
o
NOTICE
This submittal needs to be scheduled for a ouboc hearlm
the City of
Ing body will
g to render a
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
Subject Property Outlined in Yellow
11000 ZONING CODE
This submittal needs to be scheduled fora pubic hearing
ccordance whh timelines set forth in the City of
Miaml Code. The applicable decision -malting body NOR
review the Information at the public hearing to render a
recommended on or a final decision.
PZ-20-6065
02/08/23
Under the former Zoning Ordinance 11000, the Property also had three zoning designations: "C-
1" Restricted Commercial (similar to Miami 21 T6-8-L/O, 150 dwelling units per acre ("DU/AC")),
"R-3" Multifamily Medium -Density Residential (similar to Miami 21 T5-L/O, 65 DU/AC), and "R-1"
Single -Family Residential (similar to Miami 21 T3-R/L, 9 DU/AC).
With the adoption of the Miami 21 Code in 2010, the residential neighborhood to the west and
southwest of the Property was rezoned to generally match the corresponding Miami 21
designation of "T3-L" Sub -Urban Zone -Limited (9 DU/AC); however; the Property as well as the
surrounding properties on the west side of NE 2 AV were rezoned from C-1 to "T4-L" General
Urban Zone — Limited and from R-3 to "T4-R" General Urban Zone — Restricted. Although the
zoning boundaries that existed under the 11000 Code were maintained, rezoning of the C-1 and
R-3 properties resulted in a decrease in Density from 150 DU/AC and 65 DU/AC, respectively, to
36 DU/AC.
Staff Analysis Report No. PZ-20-6065 — Page 6
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body NOR
resiew the information at the public hearing to render a
recommended on or a final decision.
Former 11000 Zoning Code
Existing Miami 21 Code
Staff Analysis Report No. PZ-20-6065 — Page 7
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
4
P U
G
0
4-
a.
DEMOGRAPHICS:
NOTICE
This submittal needs to be scheduled fora puboc hearing
In acoordxnce whh timelines set forth in the City of
Miami Code. The appli®de decision -making body NOR
rodew the information at the pubdc hearing to render a
recommended on or a final decld on.
PZ-20-6065
02/08/23 sN
1 SEW cO�Qv
The Subject Property is located within Census Tract 12086002201. According to the American
Community Survey (ACS), 5-year estimates 2015-2019, the following data is reflective of the
subject Census Tract.
Table 2: Collected Census Data
Topic
Census Tract 22.01
City of Miami
Population
4,055
454,279
Households
1,143
176,777
Avg Household Size
3.14
2.51
Owner -Occupied
20.8%
29.7%
Renter -Occupied
65.0%
70.4%
Vacant
14.3%
15.0%
Med Household Income
$55,063
$39,049
Med Home Value
$427,600
$317,700
Med Gross Rent
$1,742
$1,183
0 Vehicle Households
7.7%
18.8%
E. ANALYSIS
The Rezoning, as proposed, has been analyzed for conformance with the Miami Comprehensive
Neighborhood Plan, the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinance 13114, as
amended.
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN:
Per the Correspondence Table - Zoning and Comprehensive Plan of the adopted Future Land
Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP), the requested
change of zoning from T4-L to T5-O for the portion of the Property along NE 2 AV is consistent
with the Property's existing future land use (FLU) of Restricted Commercial; however, the
extension of the T5 Transect to encompass the remainder of Lot 2 of Block 7 of the corrected Plat
of Alta Vista (184 NE 50 TER), as described above, and the changes from T4-R to T4-L and T5-
L and from T3-L to T4-L are inconsistent with the Property's underlying FLU. The Applicant is
concurrently processing a companion FLUM Amendment from "Medium Density Multifamily
Residential" and "Single Family Residential" to "Restricted Commercial" and "Medium Density
Restricted Commercial" under ePlan File ID No. PZ-21-10194.
Staff Analysis Report No. PZ-20-6065 — Page 8
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
Existing MCNP Future Land Use
MIAMI 21 CODE:
NOTICE
This submittal needs to be' scheduled fora pubic hearing
In accordance whh tlmatinee set forth in the City of
Miami Code. The applies Lie decislon-making body NOR
review the information at the pubic hearing to render a
reeommendat on or a final decM on.
Proposed MCNP Future Land Use
PZ-20-6065
02/08/23
The Property is zoned "T4-L" General Urban Zone — Limited, "T4-R" General Urban Zone —
Restricted, and "T3-L" Suburban Zone — Limited, as described above. Supported development
under these zoning designations is primarily Residential with limited Lodging, Office, and
Commercial Uses allowed in the T4-L Transect fronting the Corridor. Excerpts from Article 4,
Table 3, Article 4, Table 4, and Article 5, Illustrations 5.3, 5.4, and 5.5 of the Miami 21 Code
highlight the Uses allowed By Right, Warrant, and Exception, as well as the development
standards that would change as a result of the proposed rezoning.
• T4-L to T5-O: The change to T5-O will introduce the potential for additional Lodging and
Commercial Uses, as well as eliminate restrictions on Office and Commercial
development which are currently limited to the first Story in the T4-L Transect Zone. The
request will result in an increase in Density from 36 DU/AC to 65 DU/AC and an increase
in maximum Height from three Stories to five Stories By Right.
• T4-R to T5-L: The change to T5-L will expand the Civic, Civic Support, and Educational
Uses allowed, and introduces new Uses such as Lodging, Office, and Commercial which
are currently not permitted in the T4-R Transect. Furthermore, the request will result in an
increase in Density from 36 DU/AC to 65 DU/AC and an increase in maximum Height from
three Stories to five Stories By Right. In the T5-L Transect Zone, Office and Commercial
development is limited to the first and second Story and less than 25% of the Building floor
area.
Staff Analysis Report No. PZ-20-6065 — Page 9
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
• T4-R to T4-L: The change to T4-L will expand the Residential, Civic, Civi
Educational Uses allowed, and introduce new Uses such as Office and Com
are currently not permitted in the T4-R Transect. Lodging (Bed and Breakfast
NOTICE
This submittal needs to be' scheduled fora pubic hearing
In acoomlanre whh timelines set forth in the City of
Miami Code. The appli l o decislon-making body will
resiew the information al the pu tick hearing to render a
recommendation or a final decM on.
Transect Zone is permitted By Right whereas in the T4-R it is permitted by pr
Warrant. In the T4-L Transect Zone, Office and Commercial development is limited to e
first Story and less than 50% of the Building floor area.
PZ-20-6065
02/08/23
• T3-L to T4-L: The change to T4-L will expand the number of Residential, Civic, Civic
Support, and Educational Uses allowed and introduce the possibility for new Uses such
as Lodging, Office, and Commercial which are currently not permitted in the T3-L Transect
Zone. Furthermore, the request will result in an increase in Density from 18 DU/AC to 36
DU/AC, and an increase in maximum Height from two Stories to three Stories By Right.
T3-L T4-L
T4-R
T4-L T5-L
T4-L T5-O
RESIDENTIAL
_
R
SINGLE FAMILY
RESIDENCE
R
R
R
R
R
R
COMMUNITY
RESIDENCE
R
R
R
R
R
R
R
ANCILLARY UNIT
R
R
R
R
R
TWO FAMILY
RESIDENCE
R
R
R
R
R
R
MULTI FAMILY
HOUSING
R
R
R
R
R
R
DORMITORY
E
E
R
E
R
HOME OFFICE
R
R
R
R
R
R
R
LIVE - WORK
R
R
R
R
R
WORK - LIVE
LODGING
BED & BREAKFAST
R
W
R
R
R
R
INN
R
R
HOTEL
R
R
OFFICE
OFFICE
R
R
R
R
R
COMMERCIAL
AUTO -RELATED
COMMERCIAL ESTAB.
W
ENTERTAINMENT
ESTABLISHMENT
W
R
ENTERTAINMENT
ESTAB. - ADULT
Staff Analysis Report No. PZ-20-6065 — Page 10
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
FOOD SERVICEecis
ESTABLISHMENT
R
R
R
inacorbanoewhhbmehneeset
Kam theirCode
Weav+he
IP
'9,r
R
Theapplies Pth pub
inlormatlon at the pubs
recommentladon or a fi
PZ-20-60
o2/08/2:
ALCOHOL BEVERAGE
SERVICE ESTAB.
E
E
E
aEW
R
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
CIVIC
COMMUNITY FACILITY
W
W
W
W
W
RECREATIONAL
FACILITY
E
R
E
R
R
R
R
RELIGIOUS FACILITY
E
R
E
R
R
R
R
REGIONAL ACTIVITY
COMPLEX
CIVIC SUPPORT
COMMUNITY SUPPORT
FACILITY
W
W
W
W
W
INFRASTRUCTURE AND
UTILITIES
W
W
W
W
W
W
W
MAJOR FACILITY
MARINA
W
E
W
W
W
W
PUBLIC PARKING
W
W
W
W
W
RESCUE MISSION
TRANSIT FACILITIES
W
W
W
W
W
EDUCATIONAL
CHILDCARE
W
E
W
W
W
W
COLLEGE / UNIVERSITY
W
W
ELEMENTARY SCHOOL
E
E
E
E
W
E
W
LEARNING CENTER
E
E
R
E
R
MIDDLE / HIGH
SCHOOL
E
E
E
E
W
E
W
PRE-SCHOOL
E
E
E
E
R
E
R
RESEARCH FACILITY
R
R
R
R
R
SPECIAL TRAINING /
VOCATIONAL
W
W
Staff Analysis Report No. PZ-20-6065 — Page 11
NOTICE
This submittal needs to be scheduled for a puboc hearini
orth in the City of
n-rnallIng body NOR
hearing to render
iI tlecWon.
5
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
Office
Excerpt of Article 4, Table 4
T4-L
Limited to the first Story of
the Principal Building or
Accessory Structure; Office
and Commercial Uses shall
be less than 50% Building
floor area total.
T5-L
Limited to the first and second
Story of the Principal Building;
Office and Commercial Uses
shall be less than 25% Building
floor area total.
N/A
NOTICE
This submittal needs to be' scheduled fora pubic hearing
In acoordanre whh timelines set forth in the City of
Miami Code. The appli®de decision -malting body will
review the information at the public hearing to render a
recommendation or a final decision.
PZ-20-6065
02/08/23
Commercial
Limited to the first Story of
the Principal Building or
Accessory Structure; Office
and Commercial Uses shall
be less than 50% Building
floor area total.
Limited to the first and second
Story of the Principal Building;
Office and Commercial Uses
shall be less than 25% Building
floor area total.
N/A
Article 5 Development Standards, Illustrations 5.3, 5.4, 5.5
T3
T4
T5
Building
Disposition
Floor Lot Ratio
(FLR)
N/A
N/A
N/A
Lot Coverage
50% max first floor,
30% max. second
floor
60% max
80% max
Frontage at front
setback
N/A
50% min.
70% min.
Density
9 DU/AC
36 DU/AC
65 DU
Setbacks
Principal Front
20 feet min.
10 feet min.
10 feet min.
Secondary Front
10 feet min.
10 feet min.
10 feet min.
Side
5 feet min. 20% Lot
Width total
0 feet or 5 feet min.
Abutting a Setback
0 feet min.
Rear
20 feet min.
20 feet min.
0 feet min.
Staff Analysis Report No. PZ-20-6065 — Page 12
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
In accortlana whh tlmellnea se
Miami Cmtle.The appli®de beci
reWewthe informatlon at the put
recommentlatlon or a f
Building Height
J,,h, PZ-20-6(
q� 02/08/2
Min. Height
N/A
N/A
2 sto 'IOR
VIEW
Max. Height By
Right
2 Stories and 25 ft.
To eave max.
3 stories and 40 ft.
Max.
5 stories
Max. Benefit Height
N/A
N/A
N/A, 1 story abutting
D1
CRITERIA FOR REZONING:
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 it
considered and studied the request with regard to the three criteria identified in Miami 21 Article
7, Section 7.1.2.8 (f). The criteria and staffs findings are provided below.
Criteria 1
7.1.2.8 (f)(1)(a) "The relationship of the proposed amendment to 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
Land Use Policy LU-1.1.7 seeks to establish policies that "will allow for the
Criteria 1
development and redevelopment of well -designed mixed -use neighborhoods
that provide for the full range of residential, office, live/workspaces, 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."
The requested change is consistent with this policy as it aims to further the
redevelopment trends in the immediate area, particularly along the NE 2 AV
Corridor. The additional development potential associated with the requested
change could afford the Applicant increased flexibility to further develop the mix
of neighborhood -serving uses on the Property as well as enhance the viability of
the public realm along the Corridor. The request also supports Miami 21
development goal 2.1.2.b.2 which aims to rebuild "the City's commercial
Corridors to function as Mixed -Use, transit -oriented, walkable centers for
adjacent Residential Neighborhoods.
Staff Analysis Report No. PZ-20-6065 — Page 13
NOTICE
This submittal needs to be scheduled for a puboc hearini
f forth in the City of
Ion -making body NOR
[lc hearing to render a
nal declWon.
65
3
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
Finding 1
In accortlana whh tlmellnE
Miami Cmtle.The appli®de
Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, dewmeo m°�°tlo'°o
consistent with the goals, objectives, and policies of the Compreh � Pz-20-I
q� 02/08
�R�bl E
Criteria 2
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."
Finding 2
The requested change in zoning is consistent with the rezoning criteria set forth
in Section 7.1.2.8.f.1(b).
Analysis of
Criteria 2
According to the Applicant's Letter of Intent, the requested change in Zoning
provides "the opportunity to introduce new Uses it its existing mix, incorporate
needed off-street parking, and allow for the Applicant the necessary flexibility to
complete the transformation of the NE 2 Avenue Corridor on the subject block."
The Property is developed with the Upper Buena Vista project (Waiver 2017-
00048; Warrant 2018-0023; PZAB-R-14-078) whose mix of commercial and
residential uses, according to the Applicant, "have served to complement the
redevelopment that is on -going along portions of the NE 2nd Avenue Corridor to
the South."
In support of the requested changes in Zoning, the Applicant provided an
analysis of the changed conditions in the area. There have been several
development proposals in the area around the Property.
• Ordinance 13722: On December 14, 2017, City Commission approved
the Miami Jewish Health SAP which permits the development of a phased
hospital campus with a research institute, hotel, and memory care facility
on the 20 acres directly north the Property. The property is zoned T5-O
and T6-8-O with a FLU designation of "Major Institutional, Public
Facilities, and Transportation."
Per the approved SAP Concept Book, the portion of the SAP that directly
abuts the Property is to be constructed in Phase III (10 years, 2026) and
is limited to five stories in Height. There have been no changes to the
development or streetscape along the northside of NE 50 TER since the
adoption of the SAP.
• Ordinance 14019: On September 13, 2021, City Commission approved
a rezoning and FLUM amendment for the property located directly south
at 180 NE 50 ST. The property was rezoned from T4-R to T4-L and the
FLU was changed from "Medium Density Multifamily Residential" to
"Medium Density Restricted Commercial."
Staff Analysis Report No. PZ-20-6065 — Page 14
NOTICE
This submittal needs to be scheduled for a puboc hearini
set forth in the City of
islon-mallIng body NOR
iublic hearing to render a
a final tleclvon.
065
23
P U
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
4
0
4-
a.
• Sabal Palms (PZ-21-10809/PZ-21-10935, in progress):
Sabal Palms Village SAP is comprised of approximately 2
NE 2 AV and NE 54 ST. Approval of the SAP will change
zoning from T5-O and T5-R to CS, T5-O, T6-8-O and T6-12-0
NOTICE
This submittal needs to be' scheduled fora pubic hearing
In accordance wit bmellnes set forth in the City of
Miami Cede. The eppli®de decislon-making body NOR
renew the Intormaion at the pubic hearing to render a
recommendation or a final deciv on.
PZ-20-6065
02/08/23
mix of commercial, office, residential, a future transit facility, and
plazas and park space. The companion Comprehensive Plan
Amendment will change the existing FLU from "Medium Density
Multifamily Residential" to "Restricted Commercial" and "Public Parks
and Recreation."
!E
As illustrated in the graphic below, the Property and the portions of the
SAP designated for residential uses would be buffered by a Civic Space
(CS) Transect along NE 2 AV.
Sabal Palms SAP: Proposed Zoning
Avenues World School (PZ-21-10987): An Exception at 4949 NE 2 AV was
approved Department to allow the redevelopment of the former Archbishop
Curley campus for a new private school K-12 school. In addition to educational
structures to accommodate 2,440 students, the project proposes Dormitory
facilities to house 288 students.
Staff Analysis Report No. PZ-20-6065 — Page 15
�4
co
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
4
P U
G
0
4-
Q
Criteria 3
Section 7.1.2.8 (f)(2) "A change may be made only to the next int
Zone or by a Special Area Plan, and in a manner which maintain
this Miami 21 Code to preserve Neighborhoods and to provide
intensity and Building Height."
t
NOTICE
This submittal needs to be scheduled fora puboc hearing
In acoordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body will
reWCW the intormatlon at the pubbc hearing to render a
recommendation or a final declvon.
PZ-20-6065
02/08/23
Analysis of
Criteria 3
!EW COV
Section 7.1.2.8.a. establishes that changes shall occur in succession, 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 a Special Area Plan.
The Applicant's request constitutes a successional rezone, as depicted in Article
7, Section 7.1.2.8.a.3. of Miami 21. The requested change from T4-L to T5-O
could allow a Height, Density, and development Intensity along the Corridor that
could be consistent with the future development patterns proposed north and
northeast of the site such as the Miami Jewish Health SAP, zoned T5-O/MJHS-
SAP and T6-8-O/MJHS-SAP, and the pending Sabal Palms SAP, proposed for
CS, T5-O, T6-8-O and T6-12-0. As discussed above, however, redevelopment
of the Miami Jewish Health SAP long NE 50 TER is identified under phase III of
the project.
Finding 3
Pursuant to Article 7, Section 7.1.2.8.a.3 of Miami 21 Code, the requested
changes in zoning are consistent with successional requirements
CONCLUSION
Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, the former
11000 Ordinance, and the goals and objectives of Miami 21 and the MCNP, the request to rezone
the Property from "T4-L" General Urban Zone — Limited, "T4-R" General Urban Zone — Restricted,
and "T3-L" Sub -Urban Zone -Limited to "T5-O" Urban Center Transect — Open, "T5-L" Urban
Center Zone — Limited, and "T4-L" General Urban Zone — Limited is justified
With the Miami Jewish Health SAP to the north and the recent rezone of a single parcel to T4-L
at 180 NE 50 ST and the recently granted Exception the neighborhood has seen several changes
to the Transect boundaries established with the adoption of Miami 21.
As previously discussed, the largest parcel, located at 184 NE 50 TER, is split zoned with the T4-
L Transect Zone fronting the NE 2 AV Corridor, and the remainder of the parcel designated T4-R
along NE 50 TER. The Planning Department finds it necessary to extend the Transect boundary
to encompass the remainder of Lot 2, Block 7 of the Corrected Plat of Alta Vista and bring the
Property into conformance with City Code Section 55-7(b)(1)I.
Staff recommends approval of a change in zoning from "T4-R" General Urban Zone - Restricted
to "T4-L" General Urban Zone — Limited for 184 NE 50 Terrace (the west 15.50' of Lot 2, Block 7
of the Corrected Plat of Alta Vista); a change in zoning from "T4-L" General Urban Zone — Limited
to "T5-O" Urban Center Zone — Open for the properties generally located at 5010 and 5040 NE 2
Avenue and 184 NE 50 Terrace, Miami Florida, a change of Zoning from "T4-R" General Urban
Staff Analysis Report No. PZ-20-6065 — Page 16
DocuSign Envelope ID: 8DC582BA-9A44-4C34-AFA2-ADAD56C7CAC8
Zone — Restricted to "T5-O" Urban Center Zone — Open for 184 NE 50 Terrace (
of Lot 2, Block 7 of the Corrected Plat of Alta Vista), Miami, Florida, a change of Z
R" General Urban Zone — Restricted to "T5-L" Urban Center Zone — Limited for t
generally located at 162, 170, and 184 NE 50 Terrace (Lot 3, Block 7 of the Corre
Alta Vista), Miami, Florida, a change of Zoning from "T4-R" General Urban Zone — Restr
"T4-L" General Urban Zone — Limited for the properties generally located at 169, 177, and 183
NE 50 Street, Miami, Florida, and a change of zoning from "T3-L" Suburban Transect Zone —
Limited to "T4-L" General Urban Zone — Limited for the property generally located at 160 NE 50
Terrace, Miami, Florida.
—DocuSigned by:
tAtiSt a R1,(,
'-7F35EEF0C6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
r—DocuSigned by:
StAkatAAA,G SfulA,yr
—3A7SCAC54F7E446
Sevanne Steiner CNU-A,
Interim Chief of Land Development
This submittal needs b be scheduled for a puboc hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making bcdywill
renew the information at the pubc hearing to render a
mendati on or a final decision.
PZ-20-6065
02/08/23
Staff Analysis Report No. PZ-20-6065 — Page 17
AERIAL
EPLAN ID: PZ-20-6065
REZONE
ADDRESSES: 160 NE 50 TER; 162 NE 50 TER; 170 NE 50 TER; 184 NE 50 TER;
83 NE 50 ST; 177 NE 50 ST; 169 NE 50 ST; 5040 NE 2 AV; 5010 NE 2 AV
0
125
250
500 Feet
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth In the City of
Miami Cade. The applicable decision -making body MI
renew the Information at the public hearing to render a
recommendation or a final decision.
ialteTtArlik
eu
0
w
2
z
z
.a
50TH TER
NE 50TH
—t
11111 NE 49TH
■
GOMM
UNNAMED
_JIIIIIIIIII
�IIIIIIII
NE 48TH TER
MIAMI 21 (EXISTING)
EPLAN ID: PZ-20-6065
REZONE
ADDRESSES: 160 NE 50 TER; 162 NE 50 TER; 170 NE 50 TER; 184 NE 50 TER;
83 NE 50 ST; 177 NE 50 ST; 169 NE 50 ST; 5040 NE 2 AV; 5010 NE 2 AV
0
125
250
500 Feet
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
renew the infomnadon at the public hearing to render a
recommendafl on or a final decision.
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-20-6065
REZONE
ADDRESSES: 160 NE 50 TER; 162 NE 50 TER; 170 NE 50 TER; 184 NE 50 TER;
83 NE 50 ST; 177 NE 50 ST; 169 NE 50 ST; 5040 NE 2 AV; 5010 NE 2 AV
0
125 250
I I I
V(/
co
co
500 Feet
T6=8-O
T5=0
Miami Jewish
/. Health / /' .
Systems SAP NE 51STST.
d,;(1/5"
iiL�LLLLA
NE'50TH-TER
11111
Nom
E 49TH ST
T5L
T4-L
NE 50TH ST
T4-L
T4-R
T5-O
Thissubmittal needs to be scheduled fora public hearing
in accordance wan timelines set forth in the City of
Miami Cale. The applicable decision -making body will
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-20-6065
02/08/23
NE 51ST-ST
T5-R
UNNAMED
CI
N
NE 48TH+TER
411