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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR EXCEPTION Staff Analysis Report No. PZ-23-15885 Location 459 Northeast 25 Street Folio Number 0132300240010 Miami 21 Zoning Code "T6-36A-,"L Urban Core Transect Zone — Limited MCNP Designation Restricted Commercial Commission District District 2 - Damian Pardo Commissioner District Office Wynwood / Edgewater Planner Darren Murphy, Planner II dmurphy@miamigov.com Property Owner HABITUS EDGEWATER HF1 B LLC Project Representative Carli Koshal, Esquire ckoshal@brzoninglaw.com A. REQUEST Pursuant to Article 4, Table 4, and Article 7, Section 7.1.2.6 and Section 7.1.5.29 of Ordinance 13114 ("Miami 21 Code"), as amended, Carli Koshal, Esquire, on behalf of HABITUS EDGEWATER HF1 B LLC (the "Applicant") requests an Exception and two (2) subordinate Waivers for the property located at 459 Northeast 25 Street, Miami, Florida (the "Property"). 1. Exception, pursuant to Article 4, Table 4, the parking ratio may be reduced for sites within a Transit Corridor area by up to thirty percent (30%) by process of Exception and up to an additional twenty percent (20%) reduction by process of Exception with City Commission approval and payment into a Transit Enhancement Trust Fund, as established by Chapter 35 of the City Code of Ordinances (the "Code"), as amended. 2. Waiver, pursuant to Article 7, Section 7.1.2.5.29 of the Miami 21 Code, to permit up to a ten percent (10%) reduction in the length of the facade along the Principal Frontage line. 3. Waiver, pursuant to Article 7, Section 7.1.2.5.29 of the Miami 21 Code, permits up to a ten percent (10%) reduction in the Open Space requirements. B. RECOMMENDATION Pursuant to Article 7, Sections 7.1.2.6 and 7.1.2.5 of the Miami 21 Code, as amended, the Planning Department recommends Approval with Conditions based upon the facts and findings in this staff report. Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 1 of 9 10/28/2024 C. PROJECT DATA The Property's Abutting neighbors consist of Single -Family and Multi -Family Residential Uses. The abutting properties have a density of 150 dwelling units per acre, with an intensity of uses varying from lodging to offices and commercial uses that are allowed by right or permit process (refer to Table 1). Transect Zone MCNP / du per acre Existing Use(s) North "T6-36A-L" Restricted Commercial / 150 du per acre Single -Family High Density, Multi Family High Density, and Private Recreational Facilities Associated with Private Residential Developments South "T6-36A-L" Restricted Commercial / 150 du per acre Multi -Family Low Density East "T6-36A-L" Restricted Commercial / 150 du per acre Multi -Family High Density West "T6-36A-L" Restricted Commercial / 150 du per acre Multi -Family High Density Table 1: Surrounding Uses D. SITE & PROPOSAL Site The Property is approximately 8,880 square feet, or 0.20 acres, with a Principal Frontage of 80 feet along Northeast 25 Street. The Property is currently developed with a two (2) Story building providing Multi -Family Housing constructed circa 1932. The Property is located mid -block along Northeast 25 Street, generally bounded by Northeast 26 Street to the north, Biscayne Bay to the east, Northeast 25 Street to the south, and Biscayne Boulevard to the west (Figure 1). Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 2 of 9 10/28/2024 11.111111111 1111111 MEM 1 ".V7 f ice f it rill L' R 1 Pa Om Figure 1: Aerial of the Property Proposal The Applicant is proposing to develop the Property into a Hotel Use consisting of an eight (8) Story Structure that consists of 50,902 square feet (sq. ft.), sixty-one hotel units, twenty Off- street parking spaces, and two (2) On -street spaces. Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 3 of 9 10/28/2024 E. ANALYSIS Miami 21 Code Exception Pursuant to Article 4, Table 4, the parking ratio may be reduced for sites within a Transit Corridor area by up to thirty percent (30%) by process of Exception and up to an additional twenty percent (20%) reduction by process of Exception with City Commission approval and payment into a Transit Enhancement Trust Fund, as established by Chapter 35 of the City Code of Ordinances (the "Code"), as amended (refer to Table 2). Criteria 1: Pursuant to Article 7, Section 7.1.2.6.b.4: "The application shall be reviewed for compliance with the regulations of this Code." Analysis 1: Miami 21, Article 2, Section 2.1.2.b.2, "Rebuilding the City's Commercial Corridors to Function as Mixed -Use, transit -oriented, walkable centers for Adjacent Residential Neighborhoods." The Property is located within a Transit Corridor. A Miami -Dade County bus stop is located at the intersection of Biscayne Boulevard and Northeast 25 Street, which takes approximately three minutes or 0.2 miles to walk. As such, the request meets the requirements outlined in Article 4, Table 4. The overall intent is to encourage high -density mixed -use developments to be located within City -designated Transit Corridors, which provide residents with multimodal transit options. Finding 1: Complies Criteria 2: Pursuant to Article 7, Section 7.1.2.6.b.4: "The review shall consider how the proposed Use will operate given its specific location and proximity to less intense Uses." Analysis 2: The Applicant proposes 22 parking spaces where 35 are required. The proposed reduction will not hurt the area's surrounding Multi -Family High -Density Residential Use properties. Additionally, the Property is located within a Transit Corridor. A Miami -Dade County bus stop at Biscayne Boulevard and Northeast 25 Street can serve future hotel guests and staff, which takes approximately three (3) minutes or 0.2 miles to walk to. Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 4 of 9 10/28/2024 Parking Requirements - Article 4, Table 4, Lodging (T6-Limited) of the Miami 21 Code Result 61 lodging units x 0.50 Lodging Units 30.5 61 lodging units x 1 Visitor parking space /15 Lodging Units 4.06 Total required parking spaces, rounded to the nearest whole number 35 The parking ratio may be reduced within a TOD area or a Transit Corridor area by up to 30% by process of Exception with City Commission approval = (35-(35 x 0.30)) 24.5 An additional 20% parking ratio reduction with City Commission approval and payment into a transit enhancement Trust Fund, as established by Chapter 35 of the City Code = (24.5- (24.5 x 0.20)) -(4.9) The total reduction in the number of parking spaces, rounded to the nearest whole number 20 Addition of two (2) on -site parking spaces, as authorized by the Miami Parking Authority 2 Total Parking Spaces provided by the Applicant Table 2: The Parking Ratio reduction calculations Finding 2: Complies Criteria 3: Article 4, Table 12 Criteria, as applicable Analysis 3 "BUILDING FUNCTION & DENSITY" • Calibrate Density, Intensity, and Uses to facilitate walkability and promote transit use. 22 Under Article 1, Section 1.2 of the Miami 21 Code, a Transit Corridor is defined as the following: "A designation established by the City involving an area not exceeding a one - quarter (1/4) mile radius from a non -limited access thoroughfare that included designated transit stop locations and is served by one or more mass transit route(s) with designated transit vehicle(s) operating at an average of ten (10) minute or less headway Monday thru Friday between the hours of 7 am thru 7 pm. Multiple transit routes or types of transit vehicles may be added cumulatively under this definition for parking reductions." Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 5 of 9 10/28/2024 The requested Exception encourages walkability as future Hotel guests can utilize public transit. The closest Metrobus bus stop is located at the intersection of Biscayne Boulevard and Northeast 25 Street, which takes approximately three minutes or 0.2 miles to walk from the Property. Finding 3: Complies. Waivers Waiver 1 Pursuant to Article 7, Section 7.1.2.5.29 of the Miami 21 Code, to permit up to a ten percent (10%) reduction in the length of the facade along the Principal Frontage line. Criteria: Article 4 Table 12 — Building Configuration • Ensure the scale and mass of Buildings and additions reinforce and enhance the existing streetscape and neighborhood character. Analysis: The Property and additional sites in the Neighborhood are Nonconforming Lots. Therefore, the request does not distract from the overall Scale or character of the surrounding area and its underlying "T6" Transect Zone. This request will have minimal impact on the streetscape and continue to allow public realm activation along Northeast 25 Street. Finding: Complies Waiver 2 Pursuant to Article 7, Section 7.1.2.5.29 of the Miami 21 Code, to permit up to a ten percent (10%) reduction in the Open Space requirements. Criteria: Article 4 Table 12 — Building Configuration • Provide usable and inviting Open Space with visible and convenient pedestrian access from the public realm. Analysis: The request results from how this Property and its surrounding properties were originally subdivided. As a result, the redevelopment of this Nonconforming Lot has caused the Applicant practical difficulties in complying with the 10% Open Space requirement as specified Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 6 of 9 10/28/2024 under Article 5, Section 5.6 of the Miami 21 Code. Despite this, the Applicant is providing Open Space consisting of front patios visible and accessible to pedestrians from the public realm along Northeast 25 Street. Finding 1: Complies f-. FINDINGS • The Property is located within the "T6-36A-L," Urban Core Transect Zone — Limited and the MCNP's Future Land Use "Restricted Commercial" designation. • The Property is approximately 8,880 square feet and has a Principal Frontage of 80 feet along Northeast 25 Street. • The Property is currently developed with a two (2) Story building providing Multi -Family Housing constructed circa 1932. • The proposed Hotel will consist of an eight (8) Story hotel with 61 Lodging Units. • The proposed Hotel will have twenty off-street parking spaces. • The Applicant was approved for two (2) On -street parking spaces. • The Hotel will include a roll -up parking garage gate system to conceal double -stack parking systems from the public. • The Applicant has an active building permit for new construction, BD23-014661-001. • The proposed Hotel is subject to Zoning Interpretation 2024-001 Limited Kitchen Facilities Update. • Located within a Transit Corridor, the Applicant requests a Parking Reduction of up to 30% by Exception process with City Commission approval. • A Parking Reduction of up to fifty percent (50%) is permitted by process of Exception with City Commission approval and payment into a Transit Enhancement Trust Fund, as established by Chapter 35 of the City Code. • The Applicant is proposing 22 parking spaces where 35 are required. • A ten percent (10%) reduction in the length of the facade along the Principal Frontage line is permitted by the process of Waiver. • A ten percent (10%) reduction in the Open Space requirements is permitted by the process of Waiver. G. CONCLUSION Pursuant to Article 7, Sections 7.1.2.6 and 7.1.2.5 of the Miami 21 Zoning Code, the Planning Department recommends Approval with Conditions of the Exception and associated Waivers as presented with the following conditions: Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 7 of 9 10/28/2024 H. CONDITIONS 1. The Project shall be developed in accordance with the plans and supporting documents and bear the e-Plan stamp of PZ-23-15885. 2. The Project shall comply with Zoning Interpretation 2024-001 Limited Kitchen Facilities Update. 3. The Applicant shall comply with the Ambient Standards outlined in Article 5, Section 5.6.7 (T6). 4. As a condition of approval from the Transportation Division of the Department of Resilience and Public Works, at the time of the Building Permitting phase, the Applicant, Owner, or Successor shall provide a trip generation report to determine the traffic impact and whether a traffic study is required. 5. All impact fees shall be paid at the time of the Building permit. 6. At the time of the Building permit, the Applicant shall submit payment for the additional 20% to the Transit Enhancement Trust Fund. 7. At the time of the Building permit, the Tree Mitigation Trust Fund fees shall be paid. 8. Palm trees shall not be counted as Street Trees. 9. Any noise generated on -site shall conform to Chapter 36 of the City Code, as amended, including any future amendments for noise regulation. Concerns or complaints related to noise nuisance will be addressed and resolved immediately. 10. The Applicant, owner, or successor shall comply with all applicable building codes, land development regulations, ordinances, and other laws and pay all applicable fees due before a building permit is issued. 11. Any modification to the approved plans as a result or consequence of the Applicant, owner, or successor's compliance with other departments and/or agencies' conditions and /or codes will require a new review for approval confirmation from the Planning Director. 12. Pursuant to Miami 21 Code, Section 7.1.2.6.e, "An Exception shall be valid for two (2) years during which a building permit or Certificate of Use must be obtained. This excludes a demolition or landscape permit. A one (1) time extension, for a period not to exceed an additional year, may be obtained upon approval by the Planning Director." Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 8 of 9 10/28/2024 13. Failure to comply with the conditions herein may result in the immediate revocation of this Warrant and shall be subject to any fines and penalties pursuant to the City Code. 14. The City reserves the right to inspect the site to ensure compliance with the conditions as listed. DocuSigned by: IVM/U/, J t/LDw `— 77 D 014848 CA8486... David Snow, Planning Director DocuSigned by: J taw 77D014848CA8486... Sevanne Steiner, CNU-A Assistant Planning Director DocuSigned by: 72FA59AD74CE481... Darren Murphy Planner II Staff Analysis Report No. (PZ-23-15885: 459 NE 25 ST-Exception, Waiver) — Page 9 of 9 10/28/2024 AERIAL EPLAN ID: PZ-23-15885 EXCEPTION ADDRESS(ES): 459 NE 25 ST 0 125 250 1 500 Feet I 1 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-15885 EXCEPTION ADDRESS(ES): 459 NE 25 ST 0 125 250 500 Feet I 1 1 NE 26TH TER H L L T6-36A-L NE 25TH ST A lit 1 1- w z