HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled for a puboc hearing
In accordancewhh timelines set forth in the City of
Miami Code. The applies de decision -malting body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decld on.
PZ-23-16879
03/26/24
City of Miami
Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-23-16879
Location
175 Northeast 55 Street; 184 Northeast 56 Street
Area
Approximately 19,990 square feet (0.459 acre)
Commission District
District 5 — Commissioner Christine King
Commissioner District Office
Little Haiti
Existing FLU Designation
Medium Density Multifamily Residential
Proposed FLU Designation
Restricted Commercial
Applicant
5900 W Little Haiti, LLC
Applicant Representative
Steven J. Wernick, Esquire AICP, Wernick & Co, PLLC
Planner
Zhaokai (Kyle) Liu, Planner II
Recommendation
Denial
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Steven
J. Wernick, Esquire AICP, Wernick & Co, PLLC, on behalf of 5500 W Little Haiti, LLC ("the
Applicant"), is requesting an amendment to Ordinance No. 10544, the Future Land Use Map
("FLUM") of the MCNP to change the Future Land Use ("FLU") designation of the properties at
175 Northeast 55 Street; 184 Northeast 56 Street ("the Property") from "Medium Density
Multifamily Residential" to "Restricted Commercial".
SITE AND NEIGHBORHOOD DETAILS
The Property has two (2) parcels located along Northeast 55 Street. According to the survey
prepared by Fortin, Leavy, Skiles, INC, the size of the proposed Property), the Property is
approximately 23,491 square feet or 0.539 acres. A portion of the land, measuring 3,501 square
feet or 0.08 acres, falls under the "T5-O" Urban Center Transect Zone - Open designation, and
the FLU designation is "Restricted Commercial." The remaining area, which is 19,990 square
feet or 0.459 acres, is zoned as "T4-R" General Urban Transect Zone - Restricted and the FLU
designation is "Medium Density Multifamily Residential". The aerial photo (Figure 1) on the next
page shows the Property outlined in red. The general details of the Property are summarized in
the Table 1 below:
PZ-23-16879: 184 NE 56 ST— Page 1 of 13
3/22/2024
NOTICE
This submittal needs to be scheduled for a public hearing
in accordance wkh timelines set forth in the City of
Miami Code. The applica de decision -making body will
renew the information at the pubic hearing to render a
recommendation or a final decision.
PZ-23-16879
03/26/24
#
ADDRESS
FOLIO
EXISTING
FLU
PROPOSED
FLU
EXISTING
M21*
ZONING
PROPOSED
M21
ZONING
1
184
Northeast
56 Street
0131130640010
Medium
Density
Multifamily
Residential/
Restricted
Commercial
Restricted
Commercial
"T5-O"/
"T4-R"
"T5-O"
2
175
Northeast
55 Street
0131130640070
Medium
Density
Multifamily
Residential
Restricted
Commercial
"T4-R"
"T5-O"
Table 1: Summary of Existing and Proposed FLU Designations and Zoning Designations; * M21 = Miami 21 Code
PZ-23-16879: 184 NE 56 ST— Page 2 of 13
3/22/2024
This submittal needs to be scheduled for a puboc hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -making bodywill
review the information at the pubuc hearing to render a
recommendation or a final decision.
PZ-23-16879
03/26/24
Figure 1 Aerial Map
EXISTING FUTURE LAND USE DESIGNATION(S)
The existing FLU designation for the Property is "Medium Density Multifamily Residential." The
Future Land Use Map Interpretation describes this designation as follows:
Areas designated as "Medium Density Multifamily Residential" allow residential
structures to a maximum density of 65 dwelling units per acre, and maximum residential
density may be increased by up to one hundred percent (100%), 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.
The Property abuts the FLU Designation — Restricted Commercial - to the east and the FLU
Designation — Medium Density Multi Family Residential — to the north, south, and west.
PZ-23-16879: 184 NE 56 ST— Page 3 of 13
3/22/2024
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The apptica Lie decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-23-16879
03/26/24
PROPOSED FUTURE LAND USE DESIGNATION(S)
The proposed FLU designation for the Property is "Restricted Commercial." The Future Land
Use Map Interpretation describes this designation as follows:
Areas designated as "Restricted Commercial" allow residential uses (except rescue
missions) to a maximum density equivalent to "High Density Multifamily Residential"
subject to the same limiting conditions and a finding by the Planning Director that the
proposed site's proximity to other residentially zoned Property makes it a logical
extension or continuation of existing residential development and that adequate services
and amenities exist in the adjacent area to accommodate the needs of potential
residents; 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 serve 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.
The nonresidential portions of developments within areas designated as "Restricted
Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the
subject Property; such FLR may be increased upon compliance with the detailed
provisions of the applicable land development regulations; however, may not exceed a
total FLR of 11.0 times the net lot area of the subject Property. Properties designated as
"Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of
17.0 times the net lot area of the subject Property. Properties designated as "Restricted
Commercial" in the Urban Central Business District and Buena Vista Yards Intensity
Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of
the subject Property.
All such uses and mixes of uses shall be 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.
Nonresidential floor area is the floor area that supports nonresidential uses within the
inside perimeter of the outside walls of the building including hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, and
excluding only open air corridors, porches, balconies, and roof areas.
The existing and proposed FLUM are presented below in Figure 2.
PZ-23-16879: 184 NE 56 ST— Page 4 of 13
3/22/2024
NOTICE
This submittal needs to be scheduled fora pubic hearing
in accord since w10 timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the Information al the public hearing to render e
recommendation or a final decision.
PZ-23-16879
03/26/24
Existing FLUM
Proposed FLUM
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Figure 2: FLUM - Existing and Proposed
NEIGHBORHOOD CONTEXT -SOCIOECONOMIC DEMOGRAPHICS
The Property is located within the United States Census Bureau's 2020 Census Tract's
1286002004 (the "Census Tract"). The purpose in presenting socioeconomic data, such as
household size and renter -occupied housing, is to provide the Miami City Commissioners with a
side -by -side comparison of the Property's Census Tract in comparison to the City of Miami
based on the 2020 Census, refer to Table 3. Please note that this is a "snapshot window" of two
(2) static populations based on the U.S. 2020 Census's geographic areas: Census Tract and
City's municipal boundary.
Topic — United States 2020 Census
Census Tract 1286002004
City of Miami
Population
3,428
443,665
Households
1,073
186,137
Average Household Size
3.19
2.33
People in Poverty
36.41%
19.99%
Owner -Occupied Housing
17.15%
30.12%
Renter -Occupied Housing
82.85%
69.88%
Vacant Housing
9.91%
13.35%
Median Family Income
$32,067
$59,015
PZ-23-16879: 184 NE 56 ST— Page 5 of 13
3/22/2024
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The apptica Lie decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
Topic — United States 2020 Census
Census Tract 1286002004
City of Miami
Median Gross Rent
$1,153
$1,494
Table 2: Side -by -side comparison sociodemographic variables between Census Tract (includes the Property that is
part of this FLUM application) and the City of Miami municipal boundary. Source: U.S. Census Bureau
NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS
Planning Staff did a half -mile geospatial analysis (the 0.50-mile Study Area") of the existing land
uses that are categorized by the Miami -Dade County Property Appraiser's Office using the State
of Florida's Department of Revenue's County Land Use Code ("CLUC"), refer to Table 3.
0.5-mile Study Area — Existing Uses categorized by CLUC
FOLIO COUNT
EXISTING LAND USE
PERCENTAGE
756
Residential - Single Family
18.60%
720
Multifamily 2 Living Units
17.71%
618
Multifamily 3 Or More Units
15.20%
422
Extra Fea Other Than Parking
10.38%
343
Retail Outlet
8.44%
267
Vacant Land
6.57%
198
Municipal
4.87%
120
Warehouse Or Storage
2.95%
106
Condominium - Residential
2.61%
85
Light Mfg & Food Processing
2.09%
73
Health Care
1.80%
68
Mixed Use - Commercial
1.67%
63
Office Building
1.55%
38
Mixed Use - Residential
0.93%
31
Condominium - Commercial
0.76%
29
Religious
0.71%
29
Vacant Land Government
0.71%
20
Repairs - Non Automotive
0.49%
15
Automotive Or Marine
0.37%
13
Board Of Public Instruction
0.32%
12
Service Station - Automotive
0.30%
10
Club Or Hall - Private
0.25%
9
Wholesale Outlet
0.22%
9
Parking/vacant Lot Enclosed
0.22%
3
Motel
0.07%
PZ-23-16879: 184 NE 56 ST— Page 6 of 13
3/22/2024
NOTICE
This submittal needs to be scheduled for a public hearing
in accordance wM1h timelines set forth in the City of
Miami Code. The applicade decIsion-making body NC
renew the information at the public hearing to render a
recommendation or a final decia on.
PZ-23-16879
03/26/24
0.5-mile Study Area — Existing Uses categorized by CLUC
FOLIO COUNT
EXISTING LAND USE
PERCENTAGE
3
Educational - Private
0.07%
3
Utility
0.07%
1
Dade County
0.02%
1
Railroad Assessment
0.02%
4,065 (Total Folios)
100.00%
Table 3: 0.5-mile Study Area — Existing Uses categorized by CLUC
Planning Staff repeated the geospatial analysis for the 0.5-mile Study Area for the existing
Miami Neighborhood Comprehensive Plan's ("MCNP") Future Land Use Designations ("FLU"),
refer to Table 4 and Figure 3.
0.5-mile Study Area — Existing MCNP's FLU Designations
FLU Designation
Acres
Percent
Restricted Com.
123.66
23.09%
Single Fam. Res
92.77
17.32%
Med D. MF Res.
91.07
17.00%
Duplex Res.
81.94
15.30%
Major PUB, FAC
65.29
12.19%
Med D. Rest Com
18.24
3.41%
Recreation
16.79
3.14%
Light Industria
14.60
2.73%
Low D. Rest Com
11.48
2.14%
Low D. MF Res
10.08
1.88%
General Com.
9.71
1.81%
Total
535.65
100.00%
Table 4: 0.5-mile Study Area — Existing MCNP's FLU Designations
PZ-23-16879: 184 NE 56 ST— Page 7 of 13
3/22/2024
This submittal needs to be scheduled for a pubic hearing
in accord ance Intl timelines set forth in the City of
Miami Code. The oppLiclo docIsion-rnalung body NOLL
renew the Information al the pubk hearing to render a
recommendation or a final decision
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Figure 3: 0.5-mile Study Area — Existing MCNP's FLU Designations
PZ-23-16879: 184 NE 56 ST— Page 8 of 13
3/22/2024
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the information at the pubc hearing to render e
recommendation or a final decision.
PZ-23-16879
03/26/24
Concurrency Analysis
The Planning Department assessed the levels of service as required for this application. The
Levels of Service (LOS) testing assumes that the increase in population is form 81 to 191 and
the residential density increases from 29 dwelling units to 68 dwelling units. This analysis does
not take into consideration the possibility of density bonuses that might be permitted by the
MCNP, subject to limitations in the applicable land development regulations of the Miami 21
Code.
Schools
The Miami -Dade County Public Schools ("MDCPS") had conducted a preliminary public school
concurrency review of this application (MDCPS Application Number:PH0123111400582), and
the Applicant meets all of the "Net Available Capacity" for the local elementary school, middle
school, and senior high school. A final determination of public school concurrency and capacity
reservation will be made at the time of approval of plat, site plan or functional equivalent.
Recreation and Open Space
The MCNP requires a 10-minute'/2-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to assess the
LOS for this proposal and found that, with the increase in population, it meets LOS standards.
Potable Water
The MCNP LOS standard for potable water services is 92.05 gallons per capita per day
(PCPD). Consumption is assumed to be approximately 17,582 by residential uses; however,
LOS standards do not take into consideration the consumption of nonresidential uses.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. WASD Permit required.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement
the City maintains provides flexibility to address fluctuations in solid waste production.
Transportation
Transportation Concurrency is addressed in a separate memorandum provided by the Office of
Capital Improvements.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
PZ-23-16879: 184 NE 56 ST— Page 9 of 13
3/22/2024
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the information at the pubc hearing to render e
recommendation or a final decision.
PZ-23-16879
03/26/24
Criteria 1
Future Land Use 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
Plan Map by the Planning Department, shall require a level of service (LOS)
review and a finding from the Planning Department that the proposed
amendment will not result in a LOS that falls below the adopted minimum
standards described in Policy CI-1.2.3, and will not be in conflict with any
element of the MCNP. Based on its evaluation, and on other relevant planning
considerations, the Planning Department will forward a recommended action
on said amendment to the Planning Advisory Board, which will then forward its
recommendation to the City Commission."
Analysis 1
After assessing the service levels, the City confirmed with Miami -Dade County
Public Schools that there's enough room for students at all educational levels.
Moreover, the examination of recreational areas and open spaces showed that
the Property meets the essential requirement of having access to a park
entrance within a 10-minute, half -mile walk without any obstacles, in
accordance with public service level standards.
Finding 1
Consistent
Criteria 2
Future Land Use 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; (2) the adverse impacts of future land uses in adjacent areas that
disrupt or degrade public health and safety, or natural or man-made amenities;
(3) transportation policies that divide, or fragment established neighborhoods;
and (4) degradation of public open space, environment, and ecology.
Strategies to further protect existing neighborhoods through the development
of appropriate transition standards and buffering requirements will be
incorporated into the City's land development regulations."
Analysis 2
The subject Property is part of the 5500 Assemblage, which is owned by 5500
W Little Haiti LLC, and includes an additional three parcels located at 190
Northeast 56th Street, 5524 Northeast 2nd Avenue, and 5528 Northeast 2nd
Avenue. Collectively, the 5500 Assemblage is approximately 44,475 square
feet, with the Property itself occupying 23,491 square feet of this total area.
The Applicant is seeking to amend the Future Land Use (FLU) designation for
the Property from "Medium Density Multifamily Residential" to "Restricted
Commercial." This proposed change, however, does not align with Policy LU-
1.1.3 due to its potential to extend "Restrict Commercial" westward,
encroaching upon an area currently designated for "Medium Density
Multifamily Residential". The Property is bordered by areas of "Medium Density
Multifamily Residential" to the north, south, and west.
Furthermore, the proposed change aims to expand the 5500 Assemblage but
negatively impacts the surrounding residential neighborhoods through potential
overdevelopment. The current FLU designation plays a crucial role in providing
a transitional buffer zone that mitigates between the more intense "Restricted
Commercial" uses along the vibrant Northeast 2nd Avenue corridor and the
PZ-23-16879: 184 NE 56 ST— Page 10 of 13
3/22/2024
This submittal needs to be scheduled fora public hearing
in accord and wM1h timelines set forth in the City of
Miami Code. The applica decision -making body will
renew the information at the pubc hearing to render e
recommendation or a final decision.
PZ-23-16879
03/26/24
calmer "Medium Density Multifamily Residential" areas. Maintaining the
existing FLU designation is critical to preserving this balance and preventing
the disruption of the established community characteristics.
Finding 2
Inconsistent
Criteria 3
Policy TR-2.1.3: "The City will encourage increased density of development
within walking distance of transit corridors and Metrorail stations (as
referenced in Policy LU-1.1.10. and HO-1.1.9)."
Analysis 3
The Property is strategically situated near key transportation hubs along
Northwest 2 Avenue, enhancing connectivity and accessibility. Specifically, the
Route 9 bus station, located just about 120 feet from the Property, offers direct
routes to destinations such as Downtown Miami and Aventura Mall, making it
an essential transit option for residents and visitors. In addition, the Little Haiti
Trolley station, which is located within 150 feet of the Property, facilitates easy
transport along Northwest 2 Avenue and Northeast 2 Avenue, connecting the
vibrant communities between Northeast 84 Street and Northeast 36 Street.
The proximity of the Property to both bus and trolley stations is a significant
asset, providing a solid foundation for the development of a mixed -use, higher -
density neighborhood. This development approach aims to promote an
integrated transportation lifestyle where residents and employees benefit from
a variety of transportation choices. This not only promotes a more sustainable
and efficient urban mobility landscape but also enhances the overall quality of
life by reducing reliance on personal vehicles and encouraging public and
active modes of transport. The location of the Property, combined with the
availability of diverse transit options, positions them as prime candidates for
future development projects that prioritize accessibility, sustainability, and
community connectivity.
Finding 3
Consistent
Criteria 4
Policy LU-1.3.15: The City will continue to encourage a development pattern
that enhances existing neighborhoods by developing a balanced mix of uses
including areas for employment, shopping, housing, and recreation in close
proximity to each other.
Analysis 4
The proposed change from "Medium Density Multifamily Residential" to
"Restricted Commercial" will significantly alter the area's density, changing it
from the maximum density of 65 dwelling units per acre to 150 dwelling units
per acre. This increase in density is expected to lead to a surge in both
pedestrian and vehicular traffic, which could negatively impact the local quality
of life. The area originally designed to have a lower density, aimed at
preserving a certain quality of life with fewer disturbances from traffic and
commercial activities. Increasing the density to 150 dwelling units per acre, as
would occur under the "Restricted Commercial" designation, introduces a
higher intensity of land use compared to the existing "Medium Density
Multifamily Residential". This not only results in more people and potentially
more cars, contributing to noise and environmental impacts but also
exacerbates traffic congestion. Local residents are likely to feel the adverse
PZ-23-16879: 184 NE 56 ST— Page 11 of 13
3/22/2024
NOTICE
This submittal needs to be scheduled fora pubic hearing
in accord and w10 timelines set forth in the City of
Miami Code. The applicade doclsion-making body will
renew the information al the pubc hearing to render e
recommendation or a final decision.
PZ-23-16879
03/26/24
effects of development, such as increased noise and reduced air quality, which
could reduce the area's livability.
Under the "Restricted Commercial" designation, a wider range of uses are
permitted, including general office spaces, medical clinics and laboratories,
auditoriums, libraries, convention centers, and places of worship, as well as
elementary and secondary schools. Moreover, the nonresidential portions of
developments within areas designated as "Restricted Commercial" allow a
maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject
Property. This facilitates the construction of significantly larger buildings and
potentially more intensive land use than currently exists. Such an increase in
building size and variety of permissible uses might lead to a transformation of
the neighborhood's character, potentially overwhelming the existing residential
community with increased commercial activity and building scale. This shift
could decline the neighborhood's existing character and worsen living
conditions for its residents.
Finding 4
Inconsistent
RECOMMENDATION
This application seeks to change the designation of approximately 19,990 square feet or 0.459
acres of land from "Medium Density Multifamily Residential" to "Restricted Commercial" The
Goals, Objectives, and Policies of the MCNP generally incentivize development when those
projects are proximal to transit. Conversely, Policy LU-1.1.3 and Policy LU-1.3.15 of the MCNP
were designed to guard against the encroachment of incompatible land uses into a historically
established Residential Neighborhood.
Staff recommends denial of this application based on the facts and findings in this staff report.
PZ-23-16879: 184 NE 56 ST— Page 12 of 13
3/22/2024
DocuSigned by:
P L St&ow
—77D014848CA84B6...
David Snow
Interim Planning Director
DocuSigned by:
3A75CAC5AF7E446.
Sevanne Steiner, CNU-A
Assistant Director
DocuSigned by:
tr'ctw5&
"-7AEAC3EABD2A40A...
Zhaokai Liu
Planner II
Report Attachments:
Attachment 1 — Concurrency Analyses
This submittal needs to be scheduled for a puboc hearing
in accordance with timelines set forth in the City of
Miami Code.The applied de decision -making bodywill
renew the information at the pubc hearing to render a
recommendation or a final decision.
PZ-23-16879: 184 NE 56 ST— Page 13 of 13
3/22/2024
ATTACHMENT "A"
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
Address:
PZ-23-16879
10/6/2023
5500 W Little Haiti, LLC
184 NE 56 ST and 175 NE 55 ST
Boundary Streets: North:
South:
NE 56 ST
NE 55 ST
East:
West
NE2AV
NE1CT
Existing Future Land Use Designation: Medium Density Multifamily Residential
Residential Density: 0.46 acres @ I 65I DU/acre DUs
Assumed Population 1 Persons
Proposed Future Land Use Designation: Restricted Commercial
Residential Density 0.46 acres @ 150 DU/acre
Assumed Population with Increase 191 Persons
DUs
NEIGHBORHOOD INFORMATION
Commission District Office
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
Little Haiti District 5 Office
Basin 0002-20
NO
E2
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
NOTICE
O PUBLIC
tiF
1'A
^ Y'
This submittal needs to be scheduled fora public hearing
in accord since wM1h timelines set forth in the City of
Miami Code. The applica decision -making body wlil
renew the Information at the public hearing to render e
recommendation or a final decision.
PZ-23-16879
CONCURRENCY ANALYSIS -v
_4:-.......tisrio--,-
Increase in Population:
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: PASS
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 17,581
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WASD Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 244
Excess capacity before change 800
Excess capacity after change (556)
Concurrency Test Result: SEE NOTES
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: SEE NOTES
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
4
COV
Concurrency Management System (CMS)
Miami -Dade County Public Schools
Miami Cede. The appkkie decisionmanybody
renewthe information at the pubyc hearing to mite
recommendation or a final eeciaon.
Miami -Dade County Public Schools IP. PZ-23-16879
Concurrency Management System 17,0,p 03/26/24
Preliminary Concurrency Analysis R4-VIEW COIF
MDCPS Application Number: PH0123111400582 Local Government (LG): Miami
Date Application Received: 11/14/2023 6:18:20 PM LG Application Number: PZ-23-16879
Type of Application: Public Hearing Sub Type: Land Use
Applicant's Name: 5500 W Little Haiti LLC (PZ-23-16879)
Address/Location: 184 NE 56 ST
Master Folio Number: 0131130640010
Additional Folio Number(s): 0131130640070,
PROPOSED # OF UNITS 39
SINGLE-FAMILY DETACHED UNITS: 0
SINGLE-FAMILY ATTACHED UNITS: 0
MULTIFAMILY UNITS: 39
CONCURRENCY SERVICE AREA SCHOOLS
CSA Net Available Seats LOS
Id Facility Name Capacity Required Seats Taken Met Source Type
3051 TOUSSAINT L'OUVERTURE ELEMENTARY 187 3 3 YES Current CSA
6361 JOSE DE DIEGO MIDDLE 17 2 2 YES Current CSA
7301 MIAMI EDISON SENIOR 749 2 2 YES Current CSA
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of 32.58% included for charter and magnet schools (Schools of Choice .
MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination
of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS
ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
NOTICE
This submittal needs to be scheduled fora puboc hearing
in accordance wM1h tmellnes set forth in the City of
u
Parks, Recreation, and Open Space Leve
PZ-23-16879
NE.57iTH ST
NE 56TH ST
‚'±1
55TH ST
NE 54TH ST
NE 53RD ST
0 125 250
500 Feet
Created by: City of Miami Planning Department
Date created: October 6, 2023
N:\Planning\GIS\Concurrency
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance with timelines set forth in the Clly of
Miami code. The applicable decision -mating body MU
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-23-16879
03/26/24
City Boundary
0 Subject Parcels
HI ST Parcels
I— I City -Owned Park
0.25 Mile Walking Distance
0.25 to 0.5 Mile Walking Distance
uiuia.
NE 57TH ST
NE 55TH TER
NE 55TH ST
UNNAMED
NE 53RD ST
W E
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
Sue Trone, AICP DATE: November
Chief, Community Planning
FILE: PZ-23-16879
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -malting bodywill
review the Information at the public hearing to render a
recommendation or a final decision.
PZ-23-16879
03/26/24
SUBJECT: Transportation Concurrency
Analysis
REFERENCES: PZAB File ID 23-16879
FROM: Charles Alfaro ENCLOSURES:
Assistant Director Department
of Resilience and Public Works
CC: Collin Worth
Transportation Project Manager
Based on existing and proposed FLR and density for the applications for the project
located at 175 NE 55th Street and 184 NE 56th Street, the maximum potential impact as it
relates to trip generation was calculated. The proposed FLR and density have the
potential to result in an increase of approximately 3,800 daily trips and 680 P.M. peak
hour trips.
Based on this preliminary analysis, additional information is needed to help determine the
impact of this application. At the time of redevelopment, a traffic study may be required.
The traffic study should include traffic mitigation if significant impacts to operating levels
of service are identified.
AERIAL
EPLAN ID: PZ-23-16879
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 175 Northeast 55 Street; 184 Northeast 56 Street
0 125 250
500 Feet
This submittal needs to be schedu Led for a pubic hearing
In accordance with tmellnes set forth in the Cry of
Miami Code. The applicade decision -making body will
reviewthe inforrnalon at the public hearing to render a
recommendation or a final decia on.
PZ-23-16879
03/26/24
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-23-16879
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 175 Northeast 55 Street; 184 Northeast 56 Street
0
L
125
250
Duplex - Reside
NE 56THIST
Med
um Density
L<
Multifamily
Residential
1-
0
(1)
w
z
N E-55T HTS--T
500 Feet
NE-57TH. STi
z
u
2
RRestt"rricted
Commercial
NE 54TH ST
Low Density
Restricted Commercial
I I
i
NE 55TH TER
l
This submittal needs to be schedu led for a public hearing
In accordance wiHi hmellnee set forth in the city of
Miami Code. The applicxde decision -making bodywIll
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-23-16879
03/26/24
NE 58TH ST
Med um Density
Restricted
Commercial
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-23-16879
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 175 Northeast 55 Street; 184 Northeast 56 Street
0
L
125
250
Duplex - Reside
NE 56THIST
Med
um Density
L<
Multifamily
Residential
1-
0
(1)
w
z
N E-55T HTS--T
500 Feet
NE-57TH. STi
z
u
2
RRestt"rricted
Commercial
NE 54TH ST
Low Density
Restricted Commercial
I I
i
NE 55TH TER
l
This submittal needs to be schedu led for a public hearing
In accordance wiHi hmellnee set forth in the city of
Miami Code. The applicxde decision -making bodywIll
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-23-16879
03/26/24
NE 58TH ST
Med um Density
Restricted
Commercial