HomeMy WebLinkAboutAnalysis and MapsPlace Holder
City of Miami
Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-24-17869
Location
55 NW 23 Av; 2250 and 2260 NW Flagler Ter
Area
0.413 acres
Commission District
District 4 — Commissioner Manolo Reyes
Commissioner District
Office
Coral Way at Coral Gate Park D4 Office
Existing FLU
Designation
Duplex Residential
Proposed FLU
Designation
Medium Density Restricted Commercial
Applicant
Glen Royal Rentals LLC
Applicant Representative
Carlos Lago, Esq.
lacgoc(c�gtlaw.com
Planner
Kathryn Angleton, AICP, Principal Planner
Recommendation
Approval
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Glen
Royal Rentals LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the
Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 55
NW 23 Avenue, 2250 NW Flagler Terrace, and 2260 NW Flagler Terrace ("the Property") from
"Duplex Residential" to "Medium Density Restricted Commercial". The proposed
amendment contains approximately 0.413 acres. Small-scale comprehensive plan amendments
are those that involve less than 50 acres of property and are subject to the Small -Scale Review
Process, as set forth in Section 163.3187, Florida Statutes.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (ePlan ID PZ-24-17867). The companion application seeks to change the
Property's zoning designation from "T4-R" General Urban Transect Zone — Restricted to "T5-L"
Urban Center Transect Zone — Limited. The Property is legally described in the attached Exhibit
"A". The table below summarizes the request. The table below summarizes the proposed
changes.
File ID # PZ-24-17869 — Page 1
Place Holder
Summary of the Existing and Proposed FLU Designations and Zoning
Designations
#
Folio
Address
FLUM Designation
M21 Zoning
Existing
Proposed
Existing
Proposed
1
0141030330720
55 NW 23 AV
Duplex
Residential
Medium Density
Restricted
Commercial
T4-R
T5-L
2
0141030330740
2250 NW
FLAGLER
TER
Duplex
Residential
Medium Density
Restricted
Commercial
T4-R
T5-L
3
0141030330730
2260 NW
FLAGLER
TER
Duplex
Residential
Medium Density
Restricted
Commercial
T4-R
T5-L
The Property is located along the south side of NW Flagler Terrace and east of NW 23 Avenue.
The Property consists of three parcels with an approximate area of 18,012 square feet (0.413
acres). The aerial image below shows the site, outlined in yellow, and the immediately
surrounding context.
EriguryliN,
Aerial Photo of Subject Site
111111111111711
File ID # PZ-24-17869 — Page 2
Place Holder
EXISTING FUTURE LAND USE DESIGNATION
The Property in this request has an existing FLU designation of Duplex Residential. The
primary intent of this land use classification is to allow development of duplex, or two, dwelling
units on a lot.
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 shall be allowed pursuant to applicable state
law. Places of worship, primary and second schools, child day care centers and adult
day care centers are permissible in suitable locations within duplex residential areas.
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).
PROPOSED FUTURE LAND USE DESIGNATIONS
The request proposes a new Future Land Use designation of Medium Density Restricted
Commercial, which has the following definition:
Areas designated as "Medium Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Medium Density
Multifamily Residential" subject to the same limiting conditions; transitory residential
facilities such as hotels and motels. This category also allows general office use, clinics
and laboratories, auditoriums, libraries, convention facilities, places of worship, and
primary and secondary schools.
Also allowed are commercial activities that generally sesrve 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.
File ID # PZ-24-17869 — Page 3
Place Holder
The nonresidential portions of developments within areas designated as "Medium
Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the
net lot area of the subject property.
The maps below show the existing and proposed future land use designations for the subject
property.
Existing and Proposed Future Land Use Designations for the Subject Property
5 ngfe
Fam. Res
Above: Existing Future Land Use Map
Above: Proposed Future Land Use Map
PROPERTY HISTORY AND BACKGROUND
The Subject Property's zoning has changed over the course of several decades. Under Zoning
Ordinance 1682, which was adopted in 1937, the Property was zoned R-2 (Two Family
Residential Districts). Under the 9500 Code, which was adopted in 1982, the Property was
zoned RG-1 /3 (General Residential — one and two family). The Property was zoned R-2 with an
SD-12 Overlay in the next Zoning Code, Ordinance 11000, which was adopted in 1990. The
zoning was changed again with the adoption of Miami 21 (Ordinance 13114) in October 2009
from the R-2 and SD-12 Overlay to T4-R (General Urban Transect Zone — Restricted). Below
are snippets from each ordinance's paper atlas showing the changes in zoning over the years.
File ID # PZ-24-17869 — Page 4
Place Holder
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Zoning Ordinance 1682 — adopted
1937
Property was zoned R-2
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File ID # PZ-24-17869 — Page 5
Place Holder
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Miami 21 Zoning Code (Ordinance
13114) — as amended through
March 2010
Property was zoned T4-R
When Miami 21 was adopted, the FLUM was amended to ensure consistency between the land
development regulations (Miami 21) and the MCNP (FLUM). When Miami 21 was adopted, the
Property was rezoned from R-2/SD-12, which is equivalent to "T3-O" Sub -Urban Transect Zone
- Open under Miami 21, to "T4-R" General Urban Transect Zone - Restricted. The minimum FLU
designation that is consistent with "T4-R" General Urban Transect Zone - Restricted is "Medium
Density Multifamily Residential". When the Property was rezoned, the FLUM was erroneously
not amended, and an inconsistency was created. This inconsistency prohibits the Property
owner from developing in accordance with the "T4-R" General Urban Transect Zone - Restricted
zoning since "T4-R" General Urban Transect Zone - Restrictedallows more density than its FLU
designation of "Duplex Residential". Inconsistencies like this prohibit development of property
under higher density and intensity zoning due to concurrency and levels of service (LOS)
differences between the lower density or intensity FLU designation and the higher density or
intensity zoning. The proposed amendment would change the FLU designation from "Duplex
Residential" to "Medium Density Restricted Commercial", which would be consistent with both
the existing "T4-R" General Urban Transect Zone - Restricted and proposed "T5-O" Urban
Center Transect Zone - Open zoning.
GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY
Staff used geographic information systems (GIS) to determine the composition of FLU
designations within a quarter -mile radius of the Subject Property ("Study Area"). Staff analyzed
the data against the distribution of FLU designations citywide and found that both the City and
Study Area have the same top three FLU designations: "Single -Family Residential", "Duplex
Residential", and "Restricted Commercial". While both geographies share the same top three
designations, their accountings of all designations are very different. In the Study Area, the top
"Single -Family Residential" and "Duplex Residential" combined account for nearly 55 percent
(55%) of all land in the quarter -mile. Alternatively, the same two (2) residential designations
account for just under 45 percent of all land citywide. There is a significantly higher
concentration of residential land uses and less overall land use diversity in the Study Area than
there is citywide. Below is a table of distribution of FLU designations by acreage for both the
Study Area and City of Miami.
File ID # PZ-24-17869 — Page 6
Place Holder
Comparison of FLU Designations in Study Area & Citywide
Study Area Citywide
FLU Designation Acres % Acres %
Single Fam. Res 49.58 34.9% 6,172.13 27.35%
Duplex Res. 28.25 19.9% 3,934.65 17.43%
Restricted Com. 46.94 33.0% 3,856.15 17.08%
Major PUB, FAC 9.90 7.0% 2,080.95 9.22%
Med D. MF Res. 5.15 3.6% 1,418.52 6.28%
Recreation 0.65 0.5% 1,332.79 5.90%
General Com. 0.00 0.00% 1,000.25 4.43%
Med D. Rest Com 1.70 1.2% 869.38 3.85%
Light Industria 0.00 0.00% 506.15 2.24%
Industrial 0.00 0.00% 449.64 1.99%
Conservation 0.00 0.00% 330.14 1.46%
High D. MF Res. 0.00 0.00% 222.72 0.99%
CBD 0.00 0.00% 199.13 0.88%
Low D. Rest Com 0.00 0.00% 143.93 0.64%
Low D. MF Res 0.00 0.00% 54.72 0.24%
Total 142.17 100.00% 22,571.27 100.00%
GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY
Staff used GIS to determine the composition of existing land uses within the Study Area.
Existing land uses are assigned by the Miami -Dade County Property Appraiser and are tied to
current land use classifications used by the Florida Department of Revenue. This analysis
sheds light on the actual uses of all developed property within the Study Area. The table below
shows the distribution of existing land uses by both parcel count (unique folio numbers) and
acres.
File ID # PZ-24-17869 - Page 7
Place Holder
Existing Land Uses within 1/4 Mile of Subject Property
Parcels Acres
Existing Land Use
Single -Family Residential 244 46.04% 34.95 37.59%
Duplex Residential 113 21.32% 16.34 17.58%
Mutlifamily Residential 69 13.02% 14.46 15.56%
Commercial 40 7.55% 13.93 14.98%
Vacant Land 28 5.28% 3.47 3.73%
Industrial 21 3.96% 4.03 4.34%
Institutional 6 1.13% 4.21 4.53%
Misc 5 0.94% 1.05 1.13%
Parking Lot 4 0.75% 0.52 0.56%
Total 530 100.00% 92.96 100.00%
The Study Area is saturated with residential uses both by parcel count and acreage. The three
residential use categories account for over 80 percent of all parcels and over 70 percent (70%)
of all land in the Study Area. Under eight percent of parcels are utilized as commercial despite
nearly 15 percent (15%) of all land in the Study Area having an existing land use classification
of commercial. This can be attributed to the nature of commercial development. Commercial
properties tend to have one owner, which would be captured under one parcel. Commercial
properties also tend to have larger footprints. Under five percent (5%) of all land in the Study
Area is vacant, which means there is little opportunity for easy redevelopment. In fact, the
Subject Property accounts for three of the 28 vacant parcels — or roughly 11 percent (11 %). The
map on the next page shows the existing land uses as colored dots overlaid on top of the FLUM
of the Study Area. Most parcels with an existing land use of vacant land are clustered along the
corridors with a FLU designation of "Restricted Commercial". This observation could indicate an
existing problem with the land development regulations (Miami 21 Zoning) for this corridor, or a
practical difficulty in redevelopment such as irregular lot sizes. Looking at the map, three (3)
vacant parcels along SW 1 Street between Beacom Boulevard and SW 22 Avenue have visibly
irregular lot shapes and sizes. Additionally, some of the vacant parcels along NW 22 Avenue
and W Flagler Street are typical single-family lot sizes with dimensions about 50 feet by 110 or
less feet. The quality of vacant land with a FLU designation of "Restricted Commercial" likely
hinders it from meaningful redevelopment.
File ID # PZ-24-17869 — Page 8
Place Holder
EXISTING LAND USE INVENTORY
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rI Subject Property
Parcels
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CONCURRENCY ANALYSES
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population for this area of 54 residents.
Schools
On August 30, 2024, Miami -Dade County Public Schools submitted its findings that it had tested
the proposed change of land use and zoning and found that the school system has sufficient
capacity to serve the application.
File ID # PZ-24-17869 — Page 9
Place Holder
Recreation and Open Space
The MCNP requires a 10-minute %-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the
LOS for this proposal and found that with the potential increase in population, it does not meet
LOS standards.
The MCNP LOS standard for potable water service is 97.54 gallons per capita per day (GPCD).
Consumption is assumed to be approximately 7,120 GPCD by residential uses; however, LOS
standards do not take into consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 122 GPCD. The MCNP does not require testing
of this County service.
Solid Waste Collection
The City's LOS standard for Solid Waste is to maintain a capacity sufficient to accommodate
waste flows for a minimum of five years. Solid Waste capacity shall be in place to serve new
development and redevelopment no later than the issuance of a certificate of occupancy or its
functional equivalent. The Franchise Agreement the City maintains provides flexibility to address
fluctuations in solid waste production.
Transportation
The MCNP has updated its LOS standards for the City with the most recent update of the
Transportation Element. In the August 2024 concurrency review for this application, the
Department of Resilience & Public Works (RPW) acknowledged that there could be a potential
increase of 120 daily trips, 7 AM peak hour trips, and 7 PM peak hour trips. RPW noted a traffic
study may be required at time of redevelopment.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Map by the Planning
Department shall require a Level of Service (LOS) review and a finding from
the Planning Department that the proposed amendment shall not result in a
LOS that falls below the adopted minimum standards described in Policy CI -
File ID # PZ-24-17869 — Page 10
Place Holder
1.2.3, and shall not be in conflict with any element of the MCNP. Based on its
evaluation, and on other relevant planning considerations, the Planning
Department shall forward a recommended action on said amendment to the
Planning, Zoning and Appeals Board, which shall then forward its
recommendation to the City Commission."
Analysis 1
Staff analyzed the proposed amendment for
An application for School Concurrency analysis
County Public Schools. The proposed amendment
capacity available to serve the application.
Staff analyzed Recreation and Open Space
application does not meet LOS standards.
walking distance of the Subject Property which
Concurrency Analyses. It is important to note
Atlas and Future Land Use Map show public
Flagler Terrace. While there is a parcel zoned
designation of Public Parks and Recreation,
official municipal park due to its irregular size
56 has no dimensions listed for the two (2)
so there is no legally described acreage for
measured to be 0.10 acres. Additionally, the
which communicates the parcel is a median.
surrounding area as street parking, as seen
taken by Google Street View in May 2022.
spaces could potentially create excellent pocket
concurrency.
was submitted to Miami -Dade
was found to have sufficient
using GIS and determined the
There is no municipal park within
can be seen in Attachment 1 —
that both the Miami 21 Zoning
park space exists just across NW
"CS" Civic Space and has a FLU
the parcel is not recognized as an
and location. Plat Book 5 Page
triangular parks in the right-of-way,
the parcels. Using GIS, the parcel
parcel only has one (1) sign,
The parcel is used by the
below in the most recent image
However, properly designed these
parks.
and found the proposed
r •ti
Staff analyzed Potable Water and Storm Sewer
amendment meets LOS standards for both.
File ID # PZ-24-17869 — Page 11
Place Holder
The Department of Resilience & Public Works analyzed the application for
Transportation LOS and found that the proposed amendment to Restricted
Commercial would result in an increase of 120 daily trips and 7 AM Peak Hour
trips and 7 PM Peak Hour trips.
All concurrency analyses are seen attached separately. See Attachment 1.
Finding 1
Staff finds the request consistent with Policy LU-1.6.4 for Potable Water,
Storm Sewer, Schools, and Transportation. Staff finds the request
inconsistent with Policy LU-1.6.4 for Parks, however, this status is not
final as the City could develop these into interesting public spaces for
public use.
Criteria 2
Policy CM-4.1.2: "Continue to direct population away from the Coastal High
Hazard Area, which is defined by the areas below the elevation of the category
1 storm surge line, as established by a Sea, Lake and Overland Surges from
Hurricanes (SLOSH) computerized surge model pursuant to Section
163.3187(2)(h) F.S., as depicted on the CHHA map in Appendix CM-1. The
City shall regularly update Appendix CM-1 as new data is made available. As a
member city of the Southeast Florida Regional Climate Change Compact
(SFRCCC), the City uses the SFRCCC's Unified Sea Level Rise Projection to
create additional long-range inundation risk analyses. All updates shall include
at least two planning horizons for shorter -term and longer -term planning
efforts. (See maps CM-3 and CM-4 in Appendix CM-1.)"
Analysis 2
The proposed amendment would increase the permitted density of the Subject
Property from 18 to 65 dwelling units per acre. The Subject Property, marked
with the yellow star, is not located in the Coastal High Hazard Area as seen in
the map below.
File ID # PZ-24-17869 — Page 12
Place Holder
Map CM-2: Coastal High Hazard Area
EJ Coastal High Hazard Area`
0 City Boundary ; ,, a.e0,047.,,., ,-.,,,
"As defined in Coastal Management �-
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Finding 2
Staff finds the request consistent with Policy CM-4.1.2.
Criteria 3
Policy LU-1.1.7: "Land development regulations and policies shall 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, mass transit, and aerial mobility."
Analysis 3
Earlier in this report, staff analyzed the Future Land Use designations and
existing land uses of parcels within a quarter -mile radius ("Study Area") of the
Subject Property. Within the Study Area, nearly 55 percent (55%) of all land
has a FLU designation of either "Single -Family Residential" or "Duplex
Residential." Approximately one-third of all land in the Study Area has a FLU
designation of "Restricted Commercial", which can be seen in the table below.
File ID # PZ-24-17869 — Page 13
Place Holder
Comparison of FLU Designations in Study Area & Citywide
Study Area Citywide
FLU Designation Acres % Acres %
Single Fam. Res 49.58 34.9% 6,172.13 27.35%
Duplex Res. 28.25 19.9% 3,934.65 17.43%
Restricted Com. 46.94 33.0% 3,856.15 17.08%
Major PUB, FAC 9.90 7.0% 2,080.95 9.22%
Med D. MF Res. 5.15 3.6% 1,418.52 6.28%
Recreation 0.65 0.5% 1,332.79 5.90%
General Com. 0.00 0.00% 1,000.25 4.43%
Med D. Rest Com 1.70 1.2% 869.38 3.85%
Light Industria 0.00 0.00% 506.15 2.24%
Industrial 0.00 0.00% 449.64 1.99%
Conservation 0.00 0.00% 330.14 1.46%
High D. MF Res. 0.00 0.00% 222.72 0.99%
CBD 0.00 0.00% 199.13 0.88%
Low D. Rest Com 0.00 0.00% 143.93 0.64%
Low D. MF Res 0.00 0.00% 54.72 0.24%
Total 142.17 100.00% 22,571.27 100.00%
This mixture of FLU designations has resulted in an even lower mixture of
existing land uses. According to Miami -Dade County Property Appraiser data,
within the quarter -mile Study Area, only 7.55 percent of all parcels were
classified as commercial. The same data shows that over 80 percent of all
parcels in the quarter -mile area were some form of residential, as seen in the
table below.
Existing Land Uses within 1/4 Mile of Subject Property
Parcels Acres
Existing Land Use # % # %
Single -Family Residential 244 46.04% 34.95 37.59%
Duplex Residential 113 21.32% 16.34 17.58%
Mutlifamily Residential 69 13.02% 14.46 15.56%
Commercial 40 7.55% 13.93 14.98%
Vacant Land 28 5.28% 3.47 3.73%
Industrial 21 3.96% 4.03 4.34%
Institutional 6 1.13% 4.21 4.53%
Misc 5 0.94% 1.05 1.13%
Parking Lot 4 0.75% 0.52 0.56%
Total 530 100.00% 92.96 100.00%
File ID # PZ-24-17869 - Page 14
Place Holder
Despite one-third of the Study Area having a FLU designation of "Restricted
Commercial," the Study Area does not have adequate mix of uses to provide
daily retailing needs of the neighborhood in a walking distance. Amending the
FLUM of the Subject Property from "Duplex Residential" to "Medium Density
Restricted Commercial" creates opportunities for more mixed -use
development. This has the potential to add more housing units and commercial
space to serve the daily needs of the residents in the area.
Finding 3
Staff finds the proposed amendment consistent with Policy LU-1.1.7.
Criteria 4
Interpretation of the Future Land Use Map: "...Land development regulations
and policies are to be consistent with the 2035/2045 Future Land Use Map.
The land development regulations further define and describe all requirements
applicable to zoning categories contained under each land use designation,
permitting the treatment of new development according to the particular
conditions existing in different areas, and always consistent with the goals,
objectives and policies of the MCNP, and specifically with the Future Land Use
Element and its Future Land Use Map. The land use designations are general
designations that may include more than one zoning category. All activities and
uses within each designation are compatible with each other by virtue of their
scale, intensity and character, or by additional conditions required by the land
development regulations, more specifically by the City Zoning Ordinance,
which describes and regulates development within zoning districts in order to
achieve more definite goals and objectives.
The land use designations that appear in the 2035/2045 Future Land Use Map
are arranged following the 'pyramid concept' of cumulative inclusion, whereby
subsequent categories are inclusive of those listed previously except as
otherwise noted."
Analysis 4
The City of Miami's land development regulations are its zoning code, Miami
21. The Property is currently zoned "T4-R" General Urban Transect Zone —
Restricted, and has a FLU designation of "Duplex Residential." These two (2)
classifications are not consistent with each other, as explained earlier in this
report. This is because "Duplex Residential" has a maximum density of 18
dwelling units per acre, whereas "T4-R" General Urban Transect Zone -
Restricted has a maximum density of 36 dwelling units per acre. This
inconsistency was created by the City when Miami 21 was adopted in October
2009. The adoption of Miami 21 changed the zoning of the Subject Property
from R-2/SD-12, which translates to "T3-O" Sub- Urban Transect Zone - Open
in Miami 21, to "T4-R" General Urban Transect Zone - Restricted. The FLUM
was amended with the adoption of Miami 21 to make the rezonings consistent
with the FLUM, however, the Subject Property was not amended to "Medium
Density Multifamily Residential" as it should have been.
File ID # PZ-24-17869 — Page 15
Place Holder
The proposed amendment will change the FLU designation from "Duplex
Residential" to "Medium Density Restricted Commercial", which is consistent
with both the existing zoning of "T4-R" General Urban Transect Zone —
Restricted and the proposed zoning under the companion item of "T5-O" Urban
Center Transect Zone — Open.
Finding 4
Staff finds the request consistent with the Interpretation of the Future
Land Use Map.
Criteria 5
Policy LU-6.1.2: "The City shall promote a development pattern that advances
greenhouse gas reduction, energy conservation, and carbon mitigation
including transit -oriented, compact development that is supportive of modes of
mobility that are not oriented around the automobile, such as walking, biking,
and public mass transit."
Analysis 5
The Subject Property is currently underutilized and has a legitimate
impediment to redevelopment: the inconsistency between the FLUM and
Miami 21 Zoning, which has been explored throughout this report and in
Criteria 4. The quarter -mile Study Area surrounding the Subject Property also
lacks a healthy mix of both Future Land Uses and existing land uses. As
analyzed earlier in this report, the majority of vacant parcels have a FLU
designation of "Restricted Commercial". These vacant parcels also appear to
have practical difficulties impeding redevelopment, such as irregular lot sizes
and shapes. The Study Area currently lacks adequate commercial and
recreational uses to serve the surrounding neighborhood, which results in
more vehicle miles traveled, which increases greenhouse gas emissions. The
proposed amendment would allow for the Subject Property to be redeveloped
to a better and higher use as it is currently unable to due to the inconsistency
between the FLUM and Miami 21. Since some of the existing vacant parcels
with FLU designations of "Restricted Commercial" are difficult to redevelop due
to lot sizes and shapes, there is a need to create more easily developable land
that would facilitate commercial and/or mixed -use development. The proposed
amendment would allow the addition of new commercial uses and additional
housing that could increase energy efficiency and reduce greenhouse gas
emissions by providing daily retailing needs within walking distance of the
surrounding neighborhood.
Finding 5
Staff finds the request consistent with Policy LU-6.1.2.
CONCLUSION & RECOMMENDATION
Based on the analysis of the area context and the goals, objectives, and policies of the MCNP,
the request to amend the FLUM by changing the designation of the Property located at 55 NW
22 Avenue, 2250 NW Flagler Terrace, and 2260 NW Flagler Terrace from "Duplex Residential"
to "Medium Density Restricted Commercial", staff finds the request is justified based on the
File ID # PZ-24-17869 — Page 16
Place Holder
Property's existing inconsistency between the FLUM and Miami 21 Zoning,
ability to meet all concurrency management standards with the exception of Public Parks and
Recreation, and the potential to facilitate meaningful redevelopment to an area that lacks daily
retailing and recreational needs in walking distance. It is important to note that while the
proposed amendment did not meet standards for Public Parks and Recreation concurrency, the
City of Miami works to acquire new land to develop into public parks to reduce the population
not served by any parks. For example, land was acquired and rezoned in the Fairlawn
neighborhood of Commission District 4 and is currently being developed as a new public park to
serve that neighborhood, which previously lacked public park and recreational space. These
efforts to acquire and develop land into parks are ongoing.
Based on the above background information, the Planning Department recommends Approval
of the request to amend the FLUM of the Property located at 55 NW 22 Avenue, 2250 NW
Flagler Terrace, and 2260 NW Flagler Terrace from "Duplex Residential" to "Medium Density
Restricted Commercial."
DocuSigned by:
David S oW7D014848CA84B6..
Interim Planning Director
SDocuSigned by:
can U/UA�, Shin, x
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Sevanne Steiner, CNU-A
Assistant Director
DocuSigned by:
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Kathryn Angleton, AICP
Principle Planner
Attachments:
Exhibit A — Legal Description
Attachment 1 — Concurrency Analyses
File ID # PZ-24-17869 — Page 17
AERIAL
EPLAN ID: PZ-24-17869
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 2250, 2260 NW FLAGLER TER / 55 NW 23 AV
0
50 100
1 1 1
200 Feet
1 1
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-24-17869
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 2250, 2260 NW FLAGLER TER / 55 NW 23 AV
0
75
150
300 Feet
1
Restricted
Commercial
Medium Density_
Restricted
Commercial
q<,o
SLY
W FLAGLER ST
k1
A
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-24-17869
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 2250, 2260 NW FLAGLER TER / 55 NW 23 AV
0
75
150
300 Feet
1
Restricted
Commercial
Medium Density_
Restricted
Commercial
q<,o
SLY
W FLAGLER ST
k1
A