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Planning Department
ANALYSIS FOR
REZONE
Staff Analysis Report No.
PZ-24-17597
Location
1990 Northwest 27 Avenue
Folio Number
01-3133-007-0010
Miami 21 Transect
"D1" Work Place District Transect Zone
MCNP Designation
Light Industrial
Commission District
District 1 — Commissioner Miguel Gabela
Commissioner District Office
Allapattah
Planner
Richard Cody Brown, Planner II
(rbrown@miamigov.com)
Property Owner
1960 NW 27TH AVE LLC
Project Representative
Ines Marrero Priegues, Esq. of Holland & Knight LLP.
(ines.marrero@hklaw.com)
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Ines
Marrero Priegues, Esq. of Holland & Knight LLP, on behalf of 1960 NW 27TH AVE LLC (the
"Applicant"), requests changing the zoning classification from "D1" Work Place District
Transect Zone to "T6-12-0" Urban Core Transect Zone — Open, for the property generally
located at 1990 Northwest 27 Avenue (the "Property").
Concurrently, the Applicant is requesting to change the Future Land Use designation the
Property from "Light Industrial" to "Restricted Commercial" (ePlan File ID No. PZ-24-
17595).
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 1
Address
Folio
Approx. Area
Sq. Ft/ Acres.
Existing Zoning
Classification
Proposed Zoning
Classification
1990 NW 27
Ave
0132070400180
2,111 Sq. Ft.
(±0.048 Acres)
"D1"
"T6-12-0"
Table 1: Existing and Proposed Zoning Classifications of the Property
Figure 1: Existing Zoning Map
B. RECOMMENDATION
D2
ream sr
D1
u.r,rI Rr I
T6.8.0
Ti:O
gi
eta® +?ag
.-
.
Figure 2: Proposed Zoning Map
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 "D1" Work Place District Transect
Zone to "T6-12-0" Urban Core Transect Zone — Open based upon the facts and findings in
this staff report.
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 2
C. PROJECT DATA
Miami 21
MCNP / Density
Existing Use
North
Outside of Miami Jurisdiction
-
-
South
Miami River
-
Active Waterway
East
"T6-12-0"
Restricted Commercial
Vacant
West
"T6-8-O"
General Commercial
Vacant
Table 2: Surrounding and Existing Uses
D. BACKGROUND
On January 12, 2023, the City of Miami Commission approved Ordinances 14132 and 14133.
Ordinance 14132 amended the Future Land Use Map of the MCNP of the properties abutting
to the south, 1960 and 1970 Northwest 27 Avenue, from "Light Industrial" to "Restricted
Commercial." Ordinance 14133 was the companion item that rezoned the same properties
from "D1" Work Place District Zone to "T6-12-0" Urban Core Transect Zone — Open. The
Planning Department recommended approval for both ordinances.
The Property and its abutting parcels to the south are part of an active Brownfield Site
Rehabilitation Agreement with Miami -Dade County under Brownfield Site ID BF130401001.
The assemblage used to be an Orkin facility where fumigation was stored on site and
petroleum was stored underground. Orkin ceased use in 1987 and began remediation of soils
after according to the 2024 Miami -Dade County Brownfields Report. The report also indicated
the site is currently monitoring groundwater to determine the efficacy of all remediation
conducted to date.
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 3
Site Location & Surrounding Uses
The Property bounded by Northeast North River Drive to the north, Miami River to the south,
Northwest 27 Avenue to the east, and Vacant Land to the west.
Demographics
The Property is part of the US Census Tract 12086003005. Utilizing the 2022 American
Community Survey 5-year estimate, the table below highlights the critical socioeconomic and
demographic characteristics of the Census Tract compared to Miami -Dade County and the
City of Miami.
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 4
Topic — United States
2022 Census
Census Tract
12086003005
Miami Dade
County
City of Miami
Population
1,379
980,585
443,665
Households
650
378,033
186,137
Average Household Size
2.12
2.53
2.33
People in Poverty
20.59%
18.2%
19.99%
Owner -Occupied
Housing
13.08%
42.21%
30.12%
Renter -Occupied
Housing
86.92%
57.79%
69.88%
Vacant Housing
11.32%
11.4%
13.35%
Median Family Income
33,926%
$64,621
$59,015
Median Gross Rent
$1,169
$1,487
$1,494
Table 3: Demographics
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
Pursuant to the adopted Future Land Use Map ("FLUM") of the MCNP, the Property is
designated "Light Industrial" to "Restricted Commercial". The request to change the
zoning classification of the Property from Approval of the request to rezone from "D1" Work
Place District Transect Zone to "T6-12-0" Urban Core Transect Zone — Open is
inconsistent with the Property's existing Future Land Use ("FLU") of "Light Industrial";
therefore, a concurrent Comprehensive Plan Amendment is required and has been submitted
as a companion application PZ-24-17595. The application to amend the FLUM of the Miami
Comprehensive Neighborhood Plan ("MCNP") under PZ-24-17595 will amend the FLU of the
Property to only "Restricted Commercial", unifying the Property and abutting parcels under
one compatible FLU designation to ensure the Future Land Use designation is compatible
with the proposed zoning classification.
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 5
Miami 21 Code
The portion of the property that is "D1" was previously zoned "C-2", Liberal Commercial
under the City of Miami's 11000 Zoning Code, which generally permitted a minimum density
of sixty-five (65) units per net acre.
The request is for the Property to be rezoned from "D1" Work Place District Transect Zone
to "T6-12-0" Urban Core Transect Zone — Open 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.
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 6
T6-12-0
D1
URBAN CORE
WORK PLACE
DENSITY (UNIT PER ACRE)
150*
36
RESIDENTIAL
SINGLE FAMILY RESIDENCE
R
COMMUNITY RESIDENCE
R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
MULTI FAMILY HOUSING
R
DORMITORY
R
HOME OFFICE
R
LIVE - WORK
R
WORK - LIVE
R
LODGING
HOTEL
R
COMMERCIAL
AUTO -RELATED COMMERCIAL
ESTAB.
VV
R
ALCOHOL BEVERAGE SERVICE
ESTAB.
E
E
MARINE RELATED
COMMERCIAL ESTAB.
VV
R
OPEN AIR RETAIL
VV
R
AMUSEMENT RIDE
E
CIVIC
COMMUNITY FACILITY
VV
R
REGIONAL ACTIVITY COMPLEX
E
CIVIC SUPPORT
COMMUNITY SUPPORT
FACILITY
VV
R
INFRASTRUCTURE AND
UTILITIES
W
W
MAJOR FACILITY
E
MARINA
VV
R
PUBLIC PARKING
VV
R
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 7
RESCUE MISSION
E
TRANSIT FACILITIES
VV
R
EDUCATIONAL
CHILDCARE
VV
E
COLLEGE / UNIVERSITY
VV
E
ELEMENTARY SCHOOL
VV
E
LEARNING CENTER
R
E
MIDDLE / HIGH SCHOOL
VV
E
PRE-SCHOOL
R
E
SPECIAL TRAINING /
VOCATIONAL
VV
R
INDUSTRIAL
AUTO -RELATED INDUSTRIAL
ESTBL.
R
MANUFACTURING AND
PROCESSING
R
MARINE RELATED INDUSTRIAL
ESTBL.
R
PRODUCTS AND SERVICES
R
STORAGE/ DISTRIBUTION
FACILITY
R
R — Allowed by Right
W — Allowed by Warrant
E — Allowed by Exception
MAXIMUM BUILDING HEIGHT
12 Stories
8 Stories
Table 4: Development Standards
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 8
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 of
Criteria 1
The request to rezone the Property from "D1" Work Place District Transect
Zone to "T6-12-0" Urban Core Transect Zone — Open is inconsistent with the
existing Future Land Use designations; therefore, the Applicant is concurrently
processing a companion FLUM Amendment from "Light Industrial" to
"Restricted Commercial", under ePlan File ID No. PZ-24-17595 to ensure the
Future Land Use," is compatible with the proposed zoning classification.
Pursuant to the Miami Comprehensive Neighborhood Plan Policy LU-1.3.7: The
City will continue to use the City's Enterprise Zone, Empowerment Zone,
Commercial Business Corridors and Brownfield Redevelopment Area strategies
to stimulate economic revitalization and encourage employment opportunities
(Policy PA-3.3.10) On June 24, 2004, the Miami City Commission unanimously
approved the brownfield designation for the Property (See Miami Resolution 04-
0413). The environmental remediation and redevelopment of this site is of public
interest due to its proximity to single family residential areas and the Miami River.
The site is currently undergoing remediation efforts with DERM.
The proposed rezone aligns with the Miami 21 Code, which states as an intent,
"Neighborhoods and Urban centers should be compact, pedestrian -oriented and
Mixed -Use. Density and Intensity of Use should relate to degree of "transit service"
The location of the Property is along transit intersection, with access to bus route
running both North to South, and East to West, and its placement along a major
intersection that serves as a gateway to the City of Miami. The property is close
to multiple bus stops along Northwest North River Drive and Northwest 27 Avenue
Street.
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, 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."
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 9
Analysis of
Criteria 2
The abutting properties, 1960 and 1970 Northwest 27 Avenue, were similarly
rezoned from D1" Work Place District Transect Zone to "T6-12-0" Urban Core
Transect Zone — Open January of 2023 pursuant to Ordinance 14133.
The rezoning of this property will permit the development of the Property with res
idential units, within walkable distance to nearby bus stops which connect future
residents to the Civic Center Metrorail stations and the Health District. The
Property is also in walking distance to nearby commercial facilities and Curtis
Park. The Property is also located along Northwest 27 Avenue, a major arterial
connector road. Therefore, the connection to the Civic Center Metrorail and the
Health District within a growing residential neighborhood would make this Property
an ideal location to provide mixed -uses development. The change to "T6-12-0",
will allowed for a wider range of Uses at the Property.
The proposed rezone is an extension of the existing "T6-12-0" Urban Core
Transect Zone- Open boundary, which is already featured within the immediate
block, and abutting the Property.
Finding 2
The requested change in zoning is consistent with Article 7, Section 7.1.2.8
(f)(1)(b) of the Miami 21 Code.
Criteria 3
Section 7.1.2.8(f0(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 of
Criteria 3
Pursuant to Article 7, Section 7.1.2.8(a)(3), the request to change the zoning
classification from, "D1" Work Place District Transect Zone to "T6-12-0"
Urban Core Transect Zone — Open is consistent with successional zoning.
Additionally, the proposed rezoning is consistent with the established zoning
pattern and the context in the immediate vicinity. The proposed rezone is an
extension of the existing "T6-12-0" Urban Core Transect Zone- Open
boundary, which is already featured within the immediate block, abutting the
Property. This proposed zoning change is illustrated in Figure 1 and Figure 2.
Finding 3
The requested zoning change is consistent with Article 7, Section 7.1.2.8(f)(2) of
the Miami 21 Code.
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 10
F. CONCLUSION
Pursuant to Article 7, Section 7.1.2.8(f) of Miami 21, as amended, the Planning Department
recommends Approval of the request to rezone from "D1" Work Place District Transect
Zone to "T6-12-0" Urban Core Transect Zone — Open, as it is consistent with the criteria
for rezoning.
DocuSigned by:
Jtaw
77D014848CA8486...
David Snow
Planning Director
DocuSigned by:
Sfur
-3A75CAC5AF7E446...
Sevanne Steiner, CNU-A
Assistant Planning Director
DocuSigned by:
B2B3ECC38734410
Richard Cody Brown, MPA
Planner II
Staff Analysis Report No. PZ-24-17597: 1990 NW 27 AV — Page 11
AERIAL
EPLAN ID: PZ-24-17597
REZONE
ADDRESS(ES) 1990 NW 27 AV
0
125
250
500 Feet
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-24-17597
REZONE
ADDRESS(ES): 1990 NW 27 AV
0
125 250
500 Feet
MIAMI 21 ATLAS (PROPOSED)
EPLAN ID: PZ-24-17597
REZONE
ADDRESS(ES): 1990 NW 27 AV
0
125 250
500 Feet