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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-24-17867 Location 2250 and 2260 Northwest Flagler Terrace, and 55 Northwest 23 Avenue Folio Number 0141030330740, 0141030330730, and 0141030330720 Miami 21 Transect "T4-R," General Urban Transect Zone - Restricted MCNP Designation Duplex Residential Commission District Commission District 4 — Manolo Reyes Commissioner District Office Little Havana Planner Richard Cody Brown, Planner II (rbrown@miamigov.com) Property Owner Glen Royal Rentals LLC Project Representative Carlos R. Lago, Esq. (Iagoc@gtlaw.com) A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Carlos R. Lago, Esq., on behalf of Glen Royal Rentals LLC (the "Applicant") requests a change in the the zoning classification from "T4-R" General Urban Transect Zone - Restricted to "T5-L," Urban Center Transect Zone — Limited for the properties generally located at 2250 and 2260 Northwest Flagler Terrace, and 55 Northwest 23 Avenue, Miami, Florida (collectively, the "Property"). Concurrently, the Applicant is requesting a change to the Future Land Use designation from "Duplex Residential" to "Medium Restricted Commercial" (ePlan File ID# PZ-24-17869). 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 from "T4-R" General Urban Transect Zone - Restricted to "T5-L" Urban Center Transect Zone — Limited based upon the facts and findings in this staff report. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 1 09/02/2022 Address Folio Area (Gross Lot Area) Existing Zoning Classification Proposed Zoning Classification 2250 Northwest Flagler Terrace 0141030330740 6,000 Square Feet T4-L" "T5-L" 2260 Northwest Flagler Terrace 0141030330730 6,000 Square Feet T4-L" "T5-L" 55 orthweAvenuest 23 0141030330720 6,00 0@ quare F± °°T4-L" "T5-L" Total 18,012 Square Feet (0.413) Table 1: Existing and Proposed Zoning Classifications of the Property Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 2 09/02/2022 Figure 1: Existing Zoning Map C. PROJECT DATA Figure 2: Proposed Zoning Map SURROUNDING USES Miami 21 MCNP / Density Existing Use North "CS" Civic Space Public Parks and Recreation/ no Density Municipal Park, known as "Glenroyal Park" South "T6-8-O" Urban Core Restricted Commercial/ 150 du per acre Office, known as "Leon Health" East "T5-L" Urban Center Medium Density Restricted Commercial/ 65 du per acre Recently Vacant West "T4-R" General Urban Duplex Residential/ 36 du per acre Multi -family, Quadplex D. BACKGROUND On April 23, 1920, the Amended Plat and Resubdivision of Glenroyal (Plat Book 5, Page 56). The lots associated with this rezone are Lots 83, 84, and 85. Each of the three (3) lots that collectively make up the Property appears to have featured a Single -Family Residence, until November of 2020. All (3) three were issued Total Demolition permits by the City of Miami Building Department, that have been carried out to completion, leaving lots Vacant. Demographic. The Property is part of the US Census Tract 12086005405. Pursuant to the 2022 American Community Survey 5-year estimate the median household income, population, persons below the poverty line, number of households, and number of housing units compared to the City of Miami are reflected in Table 3. Topic Census Tract 12086005405, 2024 Data City of Miami, 2020 Data Median Household Income $45,536 $54,858 Population 3,940 443,665 Persons Below the Poverty Line 19.9% 19.9% Number of Households 1,271 186,137 Number of Owner Occupied Housing Units 27.73% 33.29% Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 3 09/02/2022 Number of Renter Occupied Housing Units 72.27% 66.71% Table 3: Census Tract Data Figure 3: Aerial of Property Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 4 09/02/2022 E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) Pursuant to the adopted Future Land Use Map ("FLUM") of the MCNP, the Property is designated "Duplex Residential" to "Medium Restricted Commercial". The request to change the zoning classification of the Property from Approval of the request to rezone from "T4-R" General Urban Transect Zone - Restricted to "T5-L" Urban Center Transect Zone — Limited is inconsistent with the Property's existing future land uses ("FLU") of "Medium Restricted Commercial", therefore, a concurrent Comprehensive Plan Amendment is required and has been submitted as a companion application PZ-24-17869. The application to amend the FLUM of the Miami Comprehensive Neighborhood Plan ("MCNP") under PZ-24-17869 will amend the FLU of the Property from "Duplex Residential" to "Medium Restricted Commercial". Public Parks ,and Recreati n Dup ex - NW FLJ GL R Residential I 1_ Restricted Commercial W FLAGLER-ST Figure 4: Existing FLUM Figure 5: Proposed FLUM Miami 21 Code The Property was zoned "R-2", Two-family Residential under the previous 11000 Zoning Code, which generally permitted a maximum density of eighteen (18) units per net acre or approximately two thousand five hundred (2,500) square feet per unit permitted and was primarily intended for duplex residential. Currently, the Property zoned "T4-R" General Urban Transect Zone - Restricted. The request is for the Property to be rezoned from "T4- Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 5 09/02/2022 R" General Urban Transect Zone — Restricted to "T5-L" Urban Center Transect Zone — Limited, which will result in changes in Intensity, Density, and Height as well as the allowed Uses at the Property. Table 4 demonstrates the changes in development standards and allowed Uses as a result of the requested changes in zoning classification. "T4-R", URBAN GENERAL "T5-L", URBAN CENTER DENSITY (UNIT PER ACRE) 36 65 RESIDENTIAL ANCILLARY UNIT R DORMITORY R LIVE - WORK R LODGING BED & BREAKFAST W R INN R HOTEL R OFFICE OFFICE R COMMERCIAL ENTERTAINMENT ESTABLISHMENT W 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 CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY E R RELIGIOUS FACILITY E R CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W MARINA E W PUBLIC PARKING W Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 6 09/02/2022 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 Table 4: Development Standard and Uses Rezoning Criteria In accordance with Article 7, Section 7.1.2.8(f). The criteria and 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 1 The request to rezone the Property form "T4-R" to "T5-L" is inconsistent with the existing Future Land Use designations respectively; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Duplex Residential" to "Medium Restricted Commercial", under ePlan File ID No. PZ-23- 17869 to ensure the Future Land Use designation is compatible with the proposed zoning classification. Presently, the neighborhood does not feature a strong transitions; therefore, the proposed rezone is consistent with MNCP, Policy LU-1.1.3, as the change in zoning classification would help to create a more defined transition from the West Flagler Street commercial corridor within the neighborhood. Transitions in the Transect Zones are intended to prevent the encroachment of incompatible land Uses. Furthermore, the proposed rezone is also consistent with the Miami 21 Code, which is intent in "improving the relationship between low Density Residential neighborhoods and adjacent Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 7 09/02/2022 Commercial Corridors with appropriate transitions of Density and Height following the theory of the Transect," pursuant to Article 2, Section 2.1.2. Miami Comprehensive Neighborhood Plan (MNCP), Policy LU- 1.1.3: "The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses... Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements shall be incorporated into the City's land development regulations." Finding 1 Pursuant to Article 7, Section 7.1.28(f)(1)(a) of Miami 21 Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, and Miami 21 Code. 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." Analysis 2 Pursuant to Article 7, Section 7.1.2.8(f)(1)(b), "The need and justification for the proposed change..." The requested change of zoning classification is justified in the fact that the neighborhood lacks an appropriate transitions in zoning. Presently, the neighborhood does not feature a strong transitions; therefore, the proposed rezone is most appropriate as the change in zoning classification would help to create a more defined transition within the neighborhood between the "T6-8-O", Urban Core Transect Zone - Open, featured along the West Flagler Corridor, and the "T3-O", Suburban Transect Zone — Open, Residential Uses to the north. Pursuant to Article 7, Section 7.1.2.8(f)(1)(b), "...including changed or changing conditions that make the passage of the proposed change necessary." A notable changing condition in the neighborhood is the most recent rezone that occurred across Northwest 22 Avenue from the Property. This site is located at 2170 Northwest Flagler Terrace and featured similar conditions. Similarly, the site was rezoned from "T4", General Urban Transect Zone, to "T5", Urban Center Transect Zone, to provide the "T3", Sub -Urban Transect Zone, Single-family Neighborhood to the north with a more appropriate Transition in zones, as promoted by the Miami 21 Code. Further Information can be found in the report attached to Ordinance 14175, approving said rezone. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 8 09/02/2022 Furthermore, the densities of the existing "T4", General Urban Transect Zone, properties along the south side of Northwest Flagler Terrace exceed what is permitted in "T4", General Urban Transect Zone. Therefore, the requested change to "T5-L", Urban Center Transect Zone - Limited is more appropriate for the three (3) Lots that make up the Property. Finding 2 In accordance with Article 7, Section 7.1.2.8(f)(1)(b) of Miami 21 Code, the requested change in zoning is consistent. Criteria 3 Pursuant to Article 7, 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 Neighborhoods and to provide transitions in intensity and Building Height." Analysis 3 Pursuant to Article 7, 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..." Pursuant to Article 7, Section 7.1.2.8(a)(3), the request to change the zoning classification from, "T4" Urban Center Transect Zone to "T5" Urban Core Transect Zone is consistent with successional zoning. Additionally, the proposed rezone is consistent with the established zoning pattern and context in the immediate vicinity. The Property is abutting other properties zoned "T5-L" Urban Center Transect Zone — Limited within the same block to the west, and a portion of the neighboring block, to northwest. The proposed rezone is an extension of the existing "T5-L" Urban Center Transect Zone- Limited boundary, which is already featured within the immediate block, to the Property. Pursuant to Article 7, Section 7.1.2.8(f)(2) "... in a manner which maintains the goals of this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height." Presently, the neighborhood does not feature a strong transition; therefore, the proposed rezone is most appropriates as the change in zoning classification would help to create a more defined transition within the neighborhood between the "T6-8-O", Urban Core Transect Zone - Open, featured along the West Flagler Corridor, and the "T3-O", Sub Urban Transect Zone — Open, Residential Uses northward, and directly abutting to the west and northwest. This is change is best depicted Figure 1 and Figure 2. Finding 3 In accordance with Article 7, Section 7.1.2.8(f)(2) of Miami 21 Code, the requested change in zoning is consistent. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 9 09/02/2022 F. CONCLUSION Pursuant to Article 7, Section 7.1.2.8(f) of Miami 21, as amended, the Planning Department recommends Approval of the requests to rezone from "T4-R" General Urban Transect Zone - Restricted to "T5-L" Urban Center Transect Zone — Limited as it is consistent with the criteria for rezoning. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 10 09/02/2022 DocuSignedd by: 6tvcij, taw 77D014848CA84B6... David Snow Planning Director ,—DocuSigned by: SemAtAAAL uvwc `— 3A75CAC 5AF7 E446... Sevanne Steiner, CNU- A Assistant Director c/lQ/D�oocuSigned by: B2B3ECC38734410... Richard Cody Brown, MPA Planner II Attachments: Attachment 1 — Amended Plat and Resubdivision of Glenroyal Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 11 09/02/2022 AERIAL EPLAN ID: PZ-24-17867 REZONE ADDRESS(ES): 2250, 2260 NW FLAGLER TER / 55 NW 23 AV 0 75 150 1 300 Feet MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-24-17867 REZONE ADDRESS(ES): 2250, 2260 NW FLAGLER TER / 55 NW 23 AV 0 75 150 300 Feet 111111111 T3-R T3-O NW FLAGLER TER T, -R 0 co co T57L T6-8-O W FLAGLER ST SW 23RD AV MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-24-17867 REZONE ADDRESS(ES): 2250, 2260 NW FLAGLER TER / 55 NW 23 AV 0 1 75 150 SW 23RD AV 300 Feet 1 W FLAGLER ST