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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-25-18997 Location 840 Southwest 6 Avenue, 601 Southwest 9 Street Area 14,866.33 sq. ft. or 0.34 acres Commission District 3 - City Commissioner: Joe Carollo Commissioner District Office Little Havana Existing FLU Designation Medium Density Restricted Commercial Proposed FLU Designation Restricted Commercial Applicant Miami Automotive Retail, Inc. Applicant Representative Carli Koshal, Esquire; Email: ckoshal@brzoninglaw.com Planner Darren Murphy, Planner II Email: dmurphy@miamigov.com Recommendation Denial ?EQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Carli Koshal, Esquire, on behalf of Miami Automotive Retail, Inc. ("the Applicant"), is requesting an amendment to Ordinance No. 10544 and the Future Land Use Map ("FLUM") of the MCNP to change the designation of the properties at 840 Southwest 6 Avenue and 601 Southwest 9 Street ("collectively the Subject Property") from "Medium Density Restricted Commercial" to "Restricted Commercial," covering an area of approximately 14,866.33 square feet (sq. ft.) or 0.34 acres, as shown in Table 1. Small-scale comprehensive plan amendments involve less than 50 acres of property and follow the Small -Scale Review Process outlined in Section 163.3187, Florida Statutes. Concurrently, the Applicant requests a change to the Miami 21 Zoning Code's (the "Miami 21 Code") Zoning Atlas as a companion item, File ID: PZ-25-18998. The Relationship between the MCNP's Future Use (FLU) Designation and Miami 21 Code's Zoning Transect Based on the Applicant's companion Rezoning application, they are requesting to change the Subject Property's existing Zoning Transect from "T5-L" Urban Center Transect Zone — Limited (T5-L), with a density of 65 dwelling units per acre to "T6-8-O" Urban Core Transect Zone — Open (T6-8-O), with a density of 150 dwelling units per acre. However, the existing FLU designation for the Subject Property is "Medium Density Restricted Commercial." Furthermore, based on the MCNP's "Correspondence Table — Zoning and Comprehensive Plan Table," "Medium Density Restricted Commercial" is allowed a density of 65 dwelling units per acre. In terms of density and intensity of uses, this creates an inherent inconsistency between the FLUM and the requested zoning change. Therefore, the purpose of this Comprehensive Plan File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 1 of 17 9/9/2025 Amendment application is to rectify this inconsistency. A summary of the changes to the FLUM is presented in Table 1 below. Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations # Address Area Existing FLUM Proposed FLUM Existing Zoning Proposed Zoning 1 840 SW 6 Avenue 7,433.17 Medium Density Restricted Commercial Restricted Commercial T5-L T6-8-0 2 601 SW 9 Street 7,433.17 Medium Density Restricted Commercial Restricted Commercial T5-L T6-8-0 Total Area 14,866.33 sq. ft. or 0.34 acres Based on the City of Miami's (the "City") thoroughfares, the Subject Property is bounded by the following: to the north, Southwest 8 Street, to the east, Southwest 6 Avenue, to the south, Southwest 9 Street, and to the west, Southwest 7 Avenue, refer to Figure 1. The aerial image below, outlined in red, shows the site and the immediate surrounding context. Figure 1: Aerial Photo of the Subject Property File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 2 of 17 9/9/2025 EXISTING FUTURE LAND USE DESIGNATION Medium Density Restricted Commercial As part of this FLUM application, the Properties have an existing FLU designation of "Medium Density Restricted Commercial." The primary intent of this land use classification is to allow the following: "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 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 'Medium Density Restricted Commercial' allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property." PROPOSED FUTURE LAND USE DESIGNATIONS Restricted Commercial The proposed designation of Restricted Commercial allows the following: "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 File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 3 of 17 9/9/2025 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 map below shows the existing and proposed Future Land Use designations for the Subject Property, refer to Figures 2 and 3. Figure 2: Existing Future Land Use Map — the Subject A Figure 3: Proposed Future Land Use Map — the Subject Property— Medium Density Restricted Commercial Property— Restricted Commercial File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 4 of 17 9/9/2025 NEIGHBORHOOD CONTEXT The Subject Property is adjacent to properties to the north and east, which are characterized by commercial, auto -related commercial establishments, and industrial uses along SW 8 Street. For example, the business at 601 Southwest 8 Street is associated with International Wine & Storage, and the company at 665 SW 8 Street is linked to the Brickell Buick & GMC auto dealership. The properties to the south and west of the Property consist of residential multifamily residences, as well as a commercial, auto -related commercial establishment. Refer to Table 2. Table 2: Surrounding Properties and their associated Future Land Use. Zoning. and existing Uses Miami 21 Code MCNP / Density Existing Use North T6-8-O (Urban Core Transect Zone — Limited) Restricted Commercial, 150 du per acre Entertainment, Automotive or Marine, Warehouse or Storage South T5-L (Urban Center Zone - Limited) Medium Density Multifamily Residential, 65 du per acre Multifamily 2 or More Units East • T5-L (Urban Center Zone - Limited) • T6-8-O (Urban Core Transect Zone — Limited) • Medium Density Restricted Commercial, 65 du per acre • Restricted Commercial, 150 du per acre Automotive or Marine, Auxiliary Parking Lot West • T5-L (Urban Center Zone - Limited) • T6-8-O (Urban Core Transect Zone — Limited) • Medium Density Restricted Commercial, 65 du per acre • Restricted Commercial, 150 du per acre Automotive or Marine, Multifamily 3 or More Units, Automotive or Marine BACKGROUND AND PROPERTY HISTORY Based on the City's previous Ordinance 11000 (Previous Zoning Code), the Zoning District designation for 600 Southwest 8 Street was zoned "C-1," which generally has the same intensity of uses and residential density —specifically 150 dwelling units per acre —as the current Miami 21 Code's "T6-8-O," Urban Core Transect Zone —Open, and also aligns with the MCNP Future Land Use (FLU) designation of "Restricted Commercial." As for the "Subject Property," that being 840 Southwest 6 Avenue and 601 Southwest 9 Street, they has a zoning designation of "R-3" under the Previous Zoning Code, which also has a residential density of 65 dwelling units per acre —matching the current Miami 21 Code's "T5-L," Urban Center Transect Zone —Limited, along with the associated MCNP FLU of "Medium Density Restricted Commercial." For the "Subject Property," there were two (2) City -issued "Total Demolition" building permits issued on February 13, 2020, and November 1, 2022, as shown in Table 3, for two (2) residential structures. File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 5 of 17 9/9/2025 Table 3: Related Approvals — the total demolition of two (2) Residential Structures Date Action 2/13/2020 BD19-023496-001 - Demolition Total (Two -Story Residential Structure) 11/1/2022 BD22-006599-001 - Demolition Total (One -Story Duplex Residential Structure) CENSUS SOCIOECONOMIC DATA Census sociodemographic data are crucial for making informed planning decisions because they provide a comprehensive "snapshot" comparison analysis of the population's characteristics across different political geographies, including housing, income, and poverty. This information is essential for understanding population trends, needs, and the potential impacts of various planning proposals on neighborhood -specific planning efforts, such as those for the Subject Property and its immediate area. The Subject Property is within the Census Tract 12086006607 (the "Census Tract"). According to the Census's American Community Survey (ACS) 5-year estimates (2019-2023) for this Census Tract, the median household income is $80,803, which is 36% higher than the Median Household Income for the City of Miami ($53,390). The Census Tract in which the Property is located has 1,377 households and 1,654 housing units. The percentage of families living in poverty in this Census Tract is 16.14 percent, which is lower than the City (19.2%) but higher than Miami -Dade County (14.93%). The same ACS 5-year estimate data showed that most households (79.08%) in this Census Tract rented their homes, which is higher than the City (69.27%) and County (47.18%). The median gross rent for this census tract is $1,154, which is lower than that of the City ($1,657) and Miami - Dade County ($1,713). This information is summarized in Table 4. Table 4: Summary of Census Data for Census Tract 12086006607 Topic Census Tract City of Miami Miami -Dade County Population 3,438 446,663 2,685,296 Number of Households 1,377 190,282 964,805 Average Household Size 2.47 2.30 2.74 Number of Housing Units 1,654 219,809 1,085,414 Median Household Income $80,803 $59,390 $76,403 Percent of People in Poverty 16.14% 19.2% 14.93% Owner -Occupied Housing 20.62% 30.37% 52.19% Renter -Occupied Housing 79.08% 69.27% 47.81% Vacant Rate 16.75% 13.43% 11.11% Median Gross Rent $1,584 $1,657 $1,731 Percent Housing Units with "0" Vehicles 9.22% 17.54% 9.71% GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Planning Staff performed a Geographic Information System (GIS) analysis covering a 0.25-mile radius around the Subject Property, referred to as the "Study Area." A frequency table was created to organize and summarize the data based on the percentage of FLU -designated areas within the "Study Area" compared to "Citywide," as shown in Figure 4 and Table 5. The highest File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 6 of 17 9/9/2025 percentage FLU designation for the Study Area was "Medium Density Multifamily Residential" at 42.21%, whereas the highest percentage FLU designation for "Citywide" was "Single Family Residential" at 31.07%. Overall, all FLU -designated Residential zones within the Study Area account for 62.32% of the total area. This indicates that the Study Area primarily functions as a Residential zone, offering a range of housing types, from Single -Family Residential to Multifamily Residential. Table 5: A comparison analysis based on area (acres) between the Study Area and the City based on the MCNP's FLUM designations 114 Mile - Study Area Citywide FLU Designation Acres % Acres oh Duplex - Residential 14.15 10.32% 3,932.20 19.80% Low Density Multifamily Residential 1.38 1.00% 54.48 0.27% Low Density Restricted Commercial 0.54 0.39% 141.88 0.71% Major Inst, Public Facilities, Transp And 0.28 0.20% 2,073.89 10.44% Medium Density Multifamily Residential 57.86 42.21% 1,413.93 7.12% Medium Density Restricted Commercial 22.53 16.43% 864.90 4.35% Public Parks and Recreation 0.86 0.63% 1,331.02 6.70% Restricted Commercial 27.45 20.02% 3,877.94 19.52% Single Family - Residential 12.05 8.79% 6,171.80 31.07% Total 137.09 100.00% 19,862.04 100.00% GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY Planning Staff conducted another Geographic Information System (GIS) analysis specifically for the Study Area to determine the characteristics of the Existing Land Use (ELU) inventory based on these two variables: Folios and Area. Another frequency table was created to organize and summarize the data based on the percentage for each variable. The ELU is derived from Miami - Dade County's "Parcel" dataset, which is located on their Open Data Hub portal, accessed on July 2, 2025. The importance of this dataset lies in the attribute field "County Land Use Code" (CLUC), which the Miami -Dade County Property Appraiser's Office uses for property classification and assessment purposes. Planning staff created a frequency table to organize and summarize the data for the variables mentioned above, as shown in Figure 4 and Table 6. Table 6: Freauencv Table for the Stud v Area based on the two (2) variables: Folios and Area Folios Acres Existing Land Use # % # oh Commercial 29 5.45% 9.55 8.37% Duplex Residential 77 14.47% 11.83 10.36% Industrial 10 1.88% 5.17 4.53% Institutional 6 1.13% 3.58 3.14% Misc 11 2.07% 2.04 1.79% Mixed -Use Residential 5 0.94% 0.77 0.67% Multifamily 3+ Units 227 42.67% 46.37 40.63% File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application - Page 7 of 17 9/9/2025 Folios Acres Existing Land Use # % # oh N/A 24 4.51% 8.10 7.10% Parking Lot 6 1.13% 1.14 1.00% Single -Family Residential 109 20.49% 17.28 15.14% Vacant Land 28 5.26% 8.29 7.27% Total 532 100% 114.13 100% This analysis shows the same results as the previous GIS analysis for the "Future Land Use Inventory," with the highest percentage of Folios and Acreage assigned to the CLUC value of "3" for MultiFamily - 3 units." Collectively, the total percentage of CLUC values classified as "Residential" for the Study Area is 78.57% (Folios) and 66.81% (Acreage), respectively. C 1/4 Mile Study Area Q Subject Parcels Existing Land Uses GENERAL O COMMERCIAL O CONDO RESI O COOP RESI O DUPLEX RESI ▪ INDUSTRIAL 0 EXISTING LAND USE INVENTORY 0 0 0 0 0 0 0• INSTIRrTIONAL MIX MIXED -USE RESI MULTIFAMILY 3+ UNITS N/A PARKING LOT SINGLE-FAMILY RESI VACANT LAND Public ROW Parcels 0 13 Streets Driveway; Walkway; Accessways; Other Alley Minor road - Feeder road - Major road Expressway; Expressway ramp 0.25 FLUM Designations Public Parks and Medium Density Recreation - Restricted Commercial Single Family - Restricted Commercial Residential Low Density Restricted Commercial DMajor Institutional, Duplex Public Facilities, Low Density Multifamily Transportation and Residential Utilidss Medium Density Multifamily Residential 0.5 Miles nN Figure 4: The 0.25-mile Study Area File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 8 of 17 9/9/2025 CITYWIDE COMMERCIALIZED CORRIDORS & FLU TOPOLOGIES The Subject Property is bisected by Southwest 8th Street, which serves as a corridor defined in the Miami 21 Code as a "lineal geographic system incorporating transportation or Greenways." Additionally, the Florida Department of Transportation (FDOT) classifies it as a "Principal Arterial" Thoroughfare, which supports a high volume of traffic and connects major activity centers. A prominent feature of this Subject Property is the concentration of auto -related establishments stretching from 1-95 to Southwest 9th Avenue along this corridor. The Planning Staff reviewed other corridors across the City to see if they shared similarities with the Study Area. Planning Staff used the CLUC value of "19" (Auto or Marine - Mixed Use) and a FLU designation of "Restricted Commercial." They identified five (5) other corridors, as shown in Table 7. Table 7: Observed City Block corridors fronted by Auto -Related Commercial Establishments Corridor Auto or Marine - Mixed Use * Address FLU Designation Rear Properties - FLUM designation(s) Ord. # W Flagler St from SW 7 Av to SW 9 Av El Moto Repair 725 W Flagler St Restricted Commercial High Density Multifamily Residential 13115 AutoVice 875 W Flagler St Restricted Commercial Restricted Commercial 13115 W Flagler St from NW 18 Av to NW 21 Av Car Doctor General Mechanic 1855 W Flagler St Restricted Commercial Medium Density Multifamily Residential 13115 Alexis Paint and Body Shop 1917 W Flagler St Restricted Commercial Medium Density Multifamily Residential 13115 Wheels & Tires EM, Inc. 1935 W Flagler St Restricted Commercial Medium Density Multifamily Residential 13115 SW 22 Av from SW 2 St to SW 3 St Abana Auto Parts 222 SW 22 Av Restricted Commercial Single Family Residential 13115 Declores Paint and Body Shop 280 SW 22 Av Restricted Commercial Single Family Residential 13115 NE 2 Av from NE 53 St to NE 58 Ter Diamante Tints 5390 NE 2 AV Restricted Commercial Low Density Restricted Commercial/ Major PUB, FAC 13115 Where's My Car and Auto 5830 NE 2 Av Restricted Commercial Medium Density Multifamily Residential 13115 A non -statistical observation of Table 8 identifies the FLU designations of the properties abutting the rear of these "Auto or Marine Mixed Use" businesses. The largest frequency count is "Medium Density Multifamily Residential," followed by "Medium Density Restricted Commercial." All these properties were reviewed and rezoned as part of the adoption of the "Miami 21 Code" planning process, which led to the synchronization and adoption of the MCNP, as per Ordinance 13115. These properties have remained unchanged to date. Regarding this FLUM application, the Subject Property abuts the FLU designation of "Medium Density Multifamily Residential." File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 9 of 17 9/9/2025 Table 8: FLU topology for properties abutting the rear of Auto -Related Commercial Establishments along specific corridors. FLUM DESIGNATION COUNT Medium Density Multifamily Residential 4 Single Family Residential 2 High Density Multifamily Residential 1 Low Density Restricted Commercial/ Major PUB, FAC 1 Restricted Commercial 1 SITE VISIT The Planning Staff conducted a site visit on May 23, 2025, to gather information and gain a firsthand understanding of the Subject Property and the surrounding Neighborhood, as shown in Figures 5-8. Figure 5: One of the two "Subject Property" (840 SW 6 Avenue — the cyan blue outline) is currently vacant and serving as a temporary auxiliary parking lot Figure 6: 701 SW 8 Street— front view along SW 8 Street (Murgado Automotive Group offering car brands such as: Chrysler, Dodge, Jeep, and Ram) File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 10 of 17 9/9/2025 Figure 7: 701 SW 8 Street — rear view along SW 8 Street (Murgado Automotive Group: Chrysler, Dodge, Jeep, and Ram). Across the street (SW 7 Street) is multi -family housing. Figure 8: 600 City Block of SW 9 Street, looking eastward - Auto -Related Commercial Establishments to the north and single-family housing to the south. SOUTHWEST 8 STREET TRANSIT CORRIDOR The Subject Property is located within a City -designated Transit Corridor Quarter -Mile Radius, as shown in Figure 9. It is served by three (3) Miami -Dade County Metrobus services (8, 208, and MIAHAVA) with a bus stop located at the intersection of Southwest 8 Street and Southwest 5 Avenue. File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 11 of 17 9/9/2025 Figure 9: Subject Property (red outline) located within a Transit Corridor Quarter -Mile Radius (gray hatching) The Subject Property is located within a Transit Corridor Quarter -Mile Radius t i i—'" — - 1 - - SWW5T�H ST' .; m minim.0 I� bh. =MI1 NE m SWBTH STEprA, r , • T S SW 7TH ST 1 III>� !___,-}_ <0` SW 8TH ST i _F i:i ._ SW 9TH_ST - �� i—. i F.IIIIII - _ 1 1— I fN i'II""is ,, SW 10TH ST — .I.-IIII �ll li SW �1TH-S7 vorA, ' PJ ' �'���,�Ty�6PsSWr .2TH �tPTS'a���T'S �S2 o �,'/ Nip-z ST r j 1/4 Mile Study Area Streets — Feeder road 0 Subject Parcels — Major road Driveway; Walkway; Public ROW Accessways; Other _ Expressway; I I Parcels Alley Expressway ramp Transit Corridor Minor road Quarter -Mile Radius N 0 0.13 0.25 0.5 Miles n. I i i i 1 i i i I CONCURRENCY ANALYSES The Planning Department evaluated 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 61 residents, with a new maximum population of 143 residents. Schools MDCPS has run its analysis and found "No Impact," indicating that sufficient capacity exists. 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) standards. The Planning Department conducted a GIS analysis to File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 12 of 17 9/9/2025 evaluate the LOS for this proposal and found that, with the potential increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 97.54 gallons per capita per day (GPCD). Consumption is assumed to be approximately 13,948 GPCD due to residential use; however, LOS standards do not account for the consumption of non-residential uses. 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 that the City maintains provides flexibility to address fluctuations in solid waste production. Transportation Based on existing and proposed FLR and density for the applications for the project located at 601 SW 9 Street and 840 SW 6 Avenue, 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 132 daily and 6 AM trips and 7 PM trips. Based on this preliminary analysis, additional information is needed to help determine the impact of this application. During redevelopment, a traffic study may be required. The traffic study should include traffic mitigation if significant implications exist for operating levels of service are identified. Storm Surge & Coastal High Hazard Area The Subject Property is not within a Storm Surge and Coastal High Hazard Area. Therefore, it was excluded from this Concurrency Analysis. File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 13 of 17 9/9/2025 COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application related to the MCNP's Goals, Objectives, and Policies. 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- 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 evaluated six (6) of the seven (7) levels of Service and determined that the proposed change would not cause any of the tested Levels of Service to fail. Testing for evacuation and shelter capacity is not required since the property is not located within Storm Surge Planning Zones A—E or the Coastal High Hazard Area. Finding 1 Consistent Criteria 2 Objective LU-1.3: "The City shall continue to encourage commercial, office, and industrial development within existing commercial, office, and industrial areas; increase in the utilization and enhance the physical character and appearance of existing buildings; the development of well -designed, mixed -use neighborhoods that provide for a variety of uses within a walkable area in accordance with neighborhood design and development standards adopted as a result of the amendments to the City's land development regulations and other initiatives; and concentration of new commercial and industrial activity in areas where the capacity of existing public facilities can meet or exceed the minimum standards for Level of Service (LOS) adopted in the Capital Improvement Element (CIE)." Analysis 2 Planning Staff made findings in support of Object LU-1.3, as follows: Finding #1: The Subject Property is connected to the SW 8 St corridor from I- 95 to SW 9 Av, refer to Table 7. The current commercial uses for this City Block are characterized by intensive commercial and auto -establishment businesses. The proposed FLUM change for this Subject Property will allow continued development of this commercialized area under the permitted Density and Intensity of Uses under the FLU "Restricted Commercial" designation. As noted in Table 3, the property owner(s) demolished the existing residential structures on the Subject Property in 2020 and 2022, respectively. Since then, the Subject Property has stopped providing residential capacity and now serves as a temporary auxiliary parking lot for nearby auto -related commercial establishments, as shown in Figure 5. File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 14 of 17 9/9/2025 Finding #2: As stated in Finding #1, there is a concentration of commercial and industrial uses both within the Study Area and along the SW 8 St corridor from 1-95 to SW 9 Av that are walkable to the nearby multifamily residences along SW 9 Street, where the capacity of existing public facilities meets the minimum standards for LOS adopted by the MCNP's CIE, as referenced in the Concurrency Analysis subheading. Finding 2 Consistent Criteria 3 Policy TR-1.1.5: "The City shall encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors and around transit nodes and centers." Analysis 3 The Subject Property is located within a City -designated, Transit Corridor Quarter -Mile Radius, refer to Figure 9, which is defined by the MCNP's enabling Miami 21 Code as "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 Tess headway Monday thru Friday between the hours of 7am thru 7pm. Multiple transit routes or types of transit vehicles may be added cumulatively under this definition for the purpose of parking reductions." Any proposed future redevelopment of this Subject Property will be adequately served by mass transit for its future residents and/or businesses. Therefore, this reinforces the established pattern of the Southwest 8th Street Transit Corridor serving the daily retail and service needs of the public. Finding 3 Consistent Criteria 4 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 shall be incorporated into the City's land development regulations." Analysis 4 The proposal is to amend the current FLUM for two parcels, as part of the Subject Property, from "Medium Density Restricted Commercial" to "Restricted Commercial." This change would allow a more intense FLUM designation to encroach into the existing "Southwest 9 Street corridor" with the current designation of "Medium Density Restricted Commercial." When considering the implementation of land uses through land development regulations, the existing FLUM designation allows zoning at the T5-L Transect. The companion item (File ID PZ-25-18998) requests a rezone of T6-8-O Transect; however, if this FLUM amendment is adopted, future applications to increase the zoning changes can be approved, up to the "T6-48" Transect, without requiring amendments to the FLUM. This creates a significantly different land -use File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 15 of 17 9/9/2025 scenario. Given that this is a FLUM application for a mere two (2) parcels that represent a small portion of the 23 parcels that stretch three (3) City Blocks along Southwest 9 Street, which forms a larger FLU -designated Medium Density Restricted Commercial corridor. If approved, this encroachment of incompatible land uses could potentially set the stage for unforeseen negative externalities spilling over to these established residential neighborhoods, such as light pollution, noise, traffic congestion, privacy concerns, parking, hours of operation, unloading of equipment, etc. Finding 4 Inconsistent CONCLUSION & RECOMMENDATION The main findings from this staff analysis report are recapped below: • In terms of the density and intensity of uses, the Applicant's request to change the existing Transect Zone from T5-L to T6-8-O conflicts with the existing FLU designation of Medium Density Restricted Commercial based on the MCNP's Correspondence Table - Zoning and Comprehensive Plan, resulting in an inconsistency and requiring a companion Comprehensive Plan Amendment application. • Based on the Future Land Use and ELU inventories, the dominant FLU designation is "Medium Density Multifamily Residential," and the ELU is "Multifamily 3+ Units." • Planning Staff identified five (5) commercialized corridors with an FLU designation of "Restricted Commercial" that are characterized by commercial businesses, such as "Auto or Marine - Mixed Use," which have abutting properties in the rear that have less intense FLU designations." • The Subject Property is located within a City -designated Transit Corridor Quarter -Mile Radius Overlay, which is crucial to businesses because it enhances accessibility, promotes economic growth, and facilitates regional integration. • The Planning Staff evaluated the LOS for six of the seven Levels of Service, as required, under the Concurrency Analysis subheading, and determined that the proposed change would not cause any of the LOS to fail. The Subject Property is in an area undergoing significant changes, with an ongoing shift toward the FLU designation of "Restrictive Commercial," following the recent adoption of Ordinances 13731 and 14628. According to Ordinance 13115, there have also been historical changes for specific properties throughout the city that front certain commercial corridors, with notable differences in the FLU designations regarding density and intensity compared to their neighboring properties in the rear. Additionally, the potential, favorable implication of this Subject Property as a single, unified FLUM designation of "Restricted Commercial" will allow for increased flexibility in future commercial redevelopment along Southwest 8 Street. However, the potential negative aspects of this Comprehensive Plan Amendment include the encroachment of incompatible commercial uses that could disrupt the FLU -designated Medium Density Restricted Commercial corridor along Southwest 9 Street, along with externalities such as File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 16 of 17 9/9/2025 noise, air pollution, light spillover, traffic congestion, and other issues affecting nearby established Residential neighborhoods to the south of Southwest 9 Street. An alternative approach could involve a thorough study of the area in consultation with stakeholders to identify optimal land use and design recommendations. Such a planning study would acknowledge that the neighborhood is experiencing a transition. Instead of reacting to incremental changes, a comprehensive study with inclusive, sensitive, and well-informed recommendations could manage this transition in a way that leverages the community's strengths while minimizing potential negative impacts on residential neighborhoods and the environment. Planning Staff recommends "DENIAL" to change the existing FLUM Designation of the Subject Property from "Medium Density Restricted Commercial" to "Restricted Commercial" to review the Comprehensive Plan Amendment application as part of a larger study area, for consideration in a planning study for this Southwest 8 Street corridor, and potential FLUM changes upon completion of this study. �DocuSigned by: "-77D014848CA84B6... David Snow Planning Director DocuSigned by: jij\IX B4E453B9DDEE4D3... Ryan Shedd Chief of Comprehensive Planning DocuSigned by: luiI 72FA59AD74CE481... Darren Murphy Planner II Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses File ID # PZ-25-18997: 601 SW 9 ST-Comprehensive Plan Application — Page 17 of 17 9/9/2025 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: Date: Applicant: PZ-25-18997 3/13/2025 MAR 601 LLC Address: 601 SW 9 ST and 840 SW 6 AV Boundary Streets: North: SW 8 ST South: SW 9 ST East: SW 6 AV West SW 7 AV Existing Future Land Use Designation: Medium Density Restricted Commercial Residential Density: 0.34 acres @ 65 DU/acre 22 DUs Assumed Population 61 Persons Proposed Future Land Use Designation: Restricted Commercial Residential Density 0.34 acres @ 150 DU/acre Assumed Population with Increase 143 Persons 51 DUs NEIGHBORHOOD INFORMATION Commission District Office WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coastal High Hazard Area? Storm Surge Planning Zone District 3 Office - City Hall Basin 0001-36 NO U2 NO B 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 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3, a-g Coastal Management Policy CM-4.3.3 Coastal Management Policy CM-4.3.4 STORM SURGE ZONES & CHHA Transportation Objective TR-1.6 Level of Service standards in Policy CM-4.3.4 Transportation Objective TR-1.7 Concurrency Test Result: 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. Attachment 1 — Concurrency Anal CONCURRENCY ANALYSIS Increase in Population: 82 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: POTABLE WATER Level of Service standard: Transmission potential with FLUM change Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: OK 97.54 GCPD 13,948 SANITARY SEWER TRANSMISSION Level of Service standard: 122 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change Exfiltration system after change Concurrency Test Result: OK WASD Permit Required On -site On -site OK SOLID WASTE COLLECTION Level of Service standard: Sufficient capacity to accommodate 5 year min waste flows Policy SW-1.1.1 Concurrency Test Result: See Notes TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: See Notes See Notes The Level of Service for Solid Waste was amended with the 2022 EAR and moved away from a per unit metric to a committment to maintaining capacity to acommodate waste flows for a minimum of five years. The City of Miami requires sufficient Solid Waste capacity to be in place for new development and redevelopment no later than issuance of a certificate of occupancy or its funcitonal equivalent. 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 2035/2045 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. Storm Surge Zones & Coastal High Hazard Area (CHHA) Concurrency is addressed in a separate document provided by Miami -Dade County Office of Emergency Management. WGI TRANSPORTATION CONCURRENCY MEMORANDUM Collin Worth DATE: June 2, 2025 Transportation Project Manager FILE: PZ-25-18997 SUBJECT: Transportation Concurrency Analysis REFERENCES: FROM: Will Schnier, WGI ENCLOSURES: Based on existing and proposed FLR and density for the applications for the project located at 601 SW 9 Street and 840 SW 6 Avenue 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 132 daily and 6 AM trips and 7 PM 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. Concurrency Management System (CMS) Miami -Dade County Public Schools MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH0125031300130 3/13/2025 12:37:37 PM Public Hearing MAR 601 LLC (PZ-25-18997) 601 SW 9 ST 0102060201160 0102060201150, 29 0 0 29 Local Government (LG): LG Application Number: Sub Type: Miami PZ-25-18997 Land Use CONCURRENCY SERVICE AREA SCHOOLS I 'UM Net Available Capacity Seats Seats Tak Required Source Type ADJACENT SERVICE AREA SCHOOLS *An Im.act reduction of 33.68% included for charter and ma•net schools Schools of Choice . MCPS has NOT conducted a preliminary public school concurrency review of this application. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency©dadeschools.net STORM SURGE & CHHA LEVEL OF SERVICE EPLAN ID: PZ-25-18997 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 601 SW 9 ST & 840 SW 6 AV rmldmil lm Parcels Q Subject Parcels ® Coastal High Hazard Area Lump City Boundary Storm Surge Planning Zones A B C D E Waterways 0 125 250 500 Feet W E Created by: City of Miami Planning Department Date created: March 13, 2025 N:\Planning\G IS\Concurrency Parks, Recreation, and Open Space Level of Servic PZ-25-18997 9—SW-7TH'ST T� 41 2 H CO --SW 9TH•ST— SW 10TH ST a11_ City Boundary 911�♦L r i Parcels Q Subject Parcels rI City -Owned Park 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance • 0 125 250 500 Feet W E Created by: City of Miami Planning Department Date created: March 13, 2025 N:\Planning\G IS\Concurrency 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-25-18997 3/13/2025 MAR 601 LLC 601 SW 9 ST and 840 SW 6 AV Boundary Streets: North: SW 8 ST South: SW 9 ST East: SW 6 AV West SW 7 AV Existing Future Land Use Designation: Medium Density Restricted Commercial Residential Density: 0.34 acres @ 65 DU/acre 22 DUs Assumed Population 61 Persons Proposed Future Land Use Designation: Restricted Commercial Residential Density 0.34 acres @ 150 DU/acre Assumed Population with Increase 143 Persons 51 DUs NEIGHBORHOOD INFORMATION Commission District Office WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coastal High Hazard Area? Storm Surge Planning Zone District 3 Office - City Hall Basin 0001-36 NO U2 NO B 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 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3, a-g Coastal Management Policy CM-4.3.3 Coastal Management Policy CM-4.3.4 Transportation Objective TR-1.6 Transportation Objective TR-1.7 Attachment 1 — Concurrency Anal CONCURRENCY ANALYSIS Increase in Population: 82 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: POTABLE WATER Level of Service standard: Transmission potential with FLUM change Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: OK 97.54 GCPD 13,948 SANITARY SEWER TRANSMISSION Level of Service standard: 122 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change Exfiltration system after change Concurrency Test Result: OK WASD Permit Required SOLID WASTE COLLECTION Level of Service standard: On -site On -site OK Sufficient capacity to accommodate 5 year min waste flows Policy SW-1.1.1 Concurrency Test Result: See Notes TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test Result: STORM SURGE ZONES & CHHA Level of Service standards in Policy CM-4.3.4 Concurrency Test Result: See Notes 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. The Level of Service for Solid Waste was amended with the 2022 EAR and moved away from a per unit metric to a committment to maintaining capacity to acommodate waste flows for a minimum of five years. The City of Miami requires sufficient Solid Waste capacity to be in place for new development and redevelopment no later than issuance of a certificate of occupancy or its funcitonal equivalent. 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 2035/2045 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. Storm Surge Zones & Coastal High Hazard Area (CHHA) Concurrency is addressed in a separate document provided by Miami -Dade County Office of Emergency Management. WGI TRANSPORTATION CONCURRENCY MEMORANDUM Collin Worth DATE: June 2, 2025 Transportation Project Manager FILE: PZ-25-18997 SUBJECT: Transportation Concurrency Analysis REFERENCES: FROM: Will Schnier, WGI ENCLOSURES: Based on existing and proposed FLR and density for the applications for the project located at 601 SW 9 Street and 840 SW 6 Avenue 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 132 daily and 6 AM trips and 7 PM 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. Concurrency Management System (CMS) Miami -Dade County Public Schools MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH0125031300130 3/13/2025 12:37:37 PM Public Hearing MAR 601 LLC (PZ-25-18997) 601 SW 9 ST 0102060201160 0102060201150, 29 0 0 29 Local Government (LG): LG Application Number: Sub Type: Miami PZ-25-18997 Land Use CONCURRENCY SERVICE AREA SCHOOLS csa Id Facility Name Net Available Capacity Seats Seats Taken Required LOS Met Source Type ADJACENT SERVICE AREA SCHOOLS *An Im.act reduction of 33.68% included for charter and magnet schools Schools of Choice . MCPS has NOT conducted a preliminary public school concurrency review of this application. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net STORM SURGE & CHHA LEVEL OF SERVICE EPLAN ID: PZ-25-18997 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 601 SW 9 ST & 840 SW 6 AV 1- Parcels Q Subject Parcels ® Coastal High Hazard Area !w.12 L„,0 City Boundary Storm Surge Planning Zones ▪ A B C D ▪ E Waterways SW 7TH ST SW 8TH ST ti SW 9TH ST SW 10TH S y 0 125 250 500 Feet W E Created by: City of Miami Planning Department Date created: March 13, 2025 N:\Planning\GIS\Concurrency Parks, Recreation, and Open Space Level of Servic PZ-25-18997 SW-7TH,ST —SW 9TH.ST SW 10TH ST x 1- ■l■l�lly City Boundary ■III�R r i Parcels Q Subject Parcels r1 City -Owned Park 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance 0 125 250 500 Feet W E Created by: City of Miami Planning Department Date created: March 13, 2025 N:\Planning\GIS\Concurrency AERIAL EPLAN ID: PZ-25-18997 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 840 SW 6 AV & 601 SW 9 ST 0 65 130 260 Feet — : a lir ii FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-25-18997 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 840 SW 6 AV & 601 SW 9 ST 0 65 130 260 Feet 1 I I I 1 I I I 1 SW 8TH ST— Restricted SW 6TH AV Medium Density Restricted Commercial SW 9TH ST Medium Density Multifamily Residential FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-25-18997 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 840 SW 6 AV & 601 SW 9 ST 0 65 130 260 Feet I I I I I I I SW 8TH ST SW 9TH ST Medium Density Multifamily Residential i