The URL can be used to link to this page

Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR EXCEPTION Staff Analysis Report No. PZ-23-17001 Address 508 Southwest 8 Avenue (Alternate Address: 506 Southwest 8 Avenue) Folio 0141380060210 Miami 21 Transect T4-L General Urban Transect Zone — Limited MCNP Designation Low -Density Restricted Commercial Commission District 3, (City Commissioner Joe Carollo) Commissioner District Office Little Havana Planner Darren Murphy Planner II;dmurphy@miamigov.com Property Owner 506 Lucky Start LLC Project Representative John Abreau; abreauhomesinc@yahoo.com A. REQUEST Pursuant to Article 4, Table 4 (Residential Use, T4-L General Urban Transect Zone — Limited) and Table 12 of Ordinance 13114 ("Miami 21 Code"), as amended, John Abreau, on behalf of 506 Lucky Start LLC (the "Applicant"), requests an Exception with City Commission approval to allow a one hundred percent (100%) (the "100% Parking Reduction") for a Structure with a Floor Area of ten thousand (10,000) located with a Transit Corridor Area for the property located at 508 Southwest 8 Avenue, Miami, Florida (the "Property"), refer to Figure 1. B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.6 of Miami 21, as amended, the Planning Department recommends Approval with Conditions of the requested Exception based on the facts and findings in this staff report. C. PROJECT DATA The Property's abutting neighbors comprise only Residential Uses of Single -Family and Multi - Family housing, refer to Table 1. An associated, active Building Permit (BD23-009122-001) is on file with the City of Miami's (the "City") Building Department; refer to Table 1. Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 1 of 8 6/3/2025 111 Figure 1: Aerial of Property (red outline) Miami 21 Code MCNP / Density Existing Uses North T4-L General Urban Transect Zone — Limited Low -Density Restricted Commercial, 36 du per acre Multi -Family, Low Density South T4-L General Urban Transect Zone — Limited Low -Density Restricted Commercial, 36 du per acre Single -Family, Med. Density East T4-L General Urban Transect Zone — Limited Low -Density Restricted Commercial, 36 du per acre Two -Family West T4-L General Urban Transect Zone — Limited Medium Density Multi Family Residential, 65 DU per acre Single -Family, Med. Density Table 1: Surrounding Properties Information Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 2 of 8 6/3/2025 The Applicant has a companion and active, building permit (BD23-009122-001) related to this project. D. BACKGROUND Location The following Thoroughfares bound the Property: Southwest 5 Court to the north, Southwest 8 Avenue to the west, Southwest 4 Street to the south, and Southwest 8 Court to the west, refer to Figure 1. i"he Residential Project & the associated Parking The Applicant proposes developing the Property, with a Lot Area of approximately 3,794 square feet or 0.09 acre, to construct a Residential, Two -Family Residence (the "Residential Project"), refer to Figure 1, with a Floor Area of approximately 3,002 square feet. Under Article 4, Table 4 of the Miami 21 Code, a Residential Project with a Floor Area that is equal to, or less than 10,000 square feet, is allowed to have tiered, incremental parking reductions based on specific requirements: Tier #1 — Parking Reduction: Except for sites within 500 feet of an ungated T3 Transect Zone, the parking ratio may be reduced by up to thirty percent (30%) within a TOD area or a Transit Corridor area by Exception with City Commission approval. The Applicant is reducing the number of required parking spaces from three (3) to one (1) parking space with the following breakdown, refer to Table 3: Miami 21 Code Parking Spaces Provided Parking Reduction Parking Reduction (%) Parking Remaining Parking Remaining (%) Tiered Percentages 3 2 1 33% 2 66% 0%-33% Table 2: Tier #1—Parking Reduct"on: Required, provided, and the percentages of parking spaces reduced and remained. The Tier #1 — This parking reduction does not apply to this Residential Project because the Applicant intends to retain one (1) parking space. Tier #2 — Parking Reduction: up to fifty percent (50%) by Exception with City Commission approval and payment into a transit enhancement Trust Fund, as established by Chapter 35 of the City Code. Miami 21 Code Parking Spaces Provided Parking Reduction Parking Reduction (%) Parking Remaining Parking Remaining (%) Tiered Percentages 3 1 2 66% 1 33% 34%-66% Table 3: Tier #2—Parking Reduction: Required, provided, and the percentages of parking spaces reduced and remained. Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 3 of 8 6/3/2025 The Tier #2 - Parking Reduction applies to the Applicant because they retain one (1) parking space, refer to Table 4. Unfortunately, no mechanism in this specific section of the Miami 21 Code allows the Applicant to choose the Tier #2 - Parking Reduction option between 34% and 66%. This is an identified flaw in the Miami 21 Code that the Planning Department will address through a future text amendment. In the meantime, the Planning Staff treats this one (1) space as "surplus parking" since the Applicant is reducing the amount of parking while complying with the general intent of the 100% Parking Reduction request as allowed under Article 4, Table 4 (T4) of the Miami 21 Code. Tier #3 — Parkinq Reduction: by one hundred percent (100%) for any Structure with a Floor Area of ten thousand (10,000) square feet or less by process of Exception with City Commission approval Miami 21 Code Parking Spaces Provided Parking Reduction Parking Reduction (%) Parking Remaining Parking Remaining (%) Tiered Percentages 3 0 3 100% 0 0% 67% -100% Table 4: Tier #3—Parking Reduction: Required, provided, and the percentages of parking spaces reduced and remained. Tier #3 — Granted the Applicant is not requesting a zero (0) percent parking reduction, they are meeting the "general intent" of the 100% Parking Reduction per Article 4, Table 4 (T4) of the Miami 21 Code by reducing the number of required parking spaces from three (3) to one (1), while proposing a Residential Project with a Floor Area that is approximately 3,002 square feet. Finally, the Applicant received written permission from the Miami Parking Authority (MPA), based on a letter dated March 26, 2025, to utilize one (1) On -street parking space located on Southwest 8th Avenue. Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 4 of 8 6/3/2025 m fl Gao. p ter.... llllllllllflllllllllll r T SOUTH i LEFT SIDE ELEVATION EAST/ FRONT ELEVATION Figure 2: South and East Elevations of the Two -Story Residential Project with a Floor Area of approximately 3,002 square feet. E. ANALYSIS Exception The following criteria shall apply to an application for an Exception as appropriate to the nature of the Exception involved and the case's particular circumstances. The application shall be reviewed for compliance with the regulations of this Code. Furthermore, the review shall consider how the proposed "Residential" Use and its related 100% Parking Reduction will operate given its location and proximity to less intense Uses. It shall apply Article 4, Table 12 Design Review Criteria. Criteria 1: Article 7, Section 7.1.2.6.b.4: "The application shall be reviewed for compliance with the regulations of this Code." Analysis 1: Pursuant to Article 4, Table 4 of the Miami 21 Code, states: "Except for sites within 500 feet of an ungated "T3" Transect Zone the parking ratio may be reduced within TOD area or a within a Transit Corridor area by up to 100% for any structure with a Floor Area of Ten Thousand (10,000) square feet or less by process of Exception with City Commission." Based on the City of Miami's online "Zoning Atlas" GIS tool, the Property was confirmed not to be within 500 feet of a Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 5 of 8 6/3/2025 "T3" Transect Zone. Furthermore, based on the Applicant's project files, the Residential Project's Floor Area is 3,002 square feet. Finding 1: Based on the performed analysis, this Residential Project complies. Criteria 2: Article 7, Section 7.1.2.6.b.4: "The review shall consider the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses." Analysis 2: This requested parking reduction, as a function of this Residential Project, was analyzed based on location and proximity to less intense uses. Based on the Planning Staff's analysis, they were able to verify the following two (2) factors concerning this proposed Residential Project: Height: The Applicant proposed Residential Project will be two (2) Stories, whereas the maximum Height for the "T4" Transect Zone is 3 Stories. Promotion of Public Transit: The Property is located within a City -designated Transit Corridor Quarter -Mile Radius. Therefore, the requested 100% parking reduction can be justified based on the premise that its future residents will have multimodal transit options, thereby eliminating further auto -related traffic on this local residential street and in the immediate neighborhood. Finding 2: Based on the performed analysis, this Residential Project complies. Criteria 3: Article 4, Table 12, Design Review Criteria for Parking Standards Minimize the number and width of driveways and Curb cuts to reduce conflicts between pedestrian and vehicular circulation. Analysis 3: The Residential Project was reviewed under these two (2) Design Review criteria: This 100% Parking Reduction will limit the need for additional Curb cuts within this approximately 306-foot, one -block Residential Neighborhood. Therefore, it will promote safer pedestrian/traffic conditions for this local street overall. Finding 3: Based on the performed analysis, this Residential Project complies. F. FINDINGS • The Property is located within the Miami Neighborhood Comprehensive Plan's Future Land Use designation of "Low Density Restricted Commercial." • The Property is located within the Miami 21 Code's "T4-L" General Urban Transect Zone — Limited. • The Property has a Gross Lot Size of approximately 53,794 square feet or 0.09 acres. • The Residential Project will have a Floor Area of approximately 3,002 square feet. Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 6 of 8 6/3/2025 • The Building Height is two (2) Stories, whereas the maximum Building Height allowed is three (3) Stories. • The Residential Project requires three (3) parking spaces, whereas one (1) Off-street parking space will be provided. • The MPA approved one (1) On -street parking space for this Residential Project, which will be provided on Southwest 8 Avenue. G. CONCLUSION The request for an Exception to allow a 100% parking reduction for a Structure with a Floor Area of ten thousand (10,000) square feet for the property located at 506 Southwest 8 Avenue, Miami, Florida, aligns with the goals and objectives of the MCNP and the purpose and intent of the Miami 21 Code. Pursuant to Article 7, Section 7.1.2.6 of the Miami 21 Code, the Planning Department recommends Approval with Conditions of the requested Exception as presented with the following conditions: H. CONDITIONS 1. The Project shall be developed according to the plans and supporting documents bearing the ePlan Stamp for Exception PZ-23-17001. 2. This Residential Project is limited to one (1) parking space. A separate application is required for any additional parking spaces. 3. Prior to the issuance of the building permit, the height of the building shall be measured from the Base Flood Elevation plus freeboard to the top of the roof slab. 4. Prior to the issuance of the building permit, the walkway shall be labeled on the site plan to clearly differentiate it from the driveway. 5. Prior to the issuance of the building permit, the landscape plan shall be coordinated to match the proposed layout shown on the site plan. 6. Prior to the issuance of a building permit, the Applicant shall provide plan drawings that demonstrate compliance with Article 5, Article 5.4.7 Ambient Standards (T4) of the Miami 21 Code. 7. 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 nuisances will be addressed and resolved immediately. 8. The Applicant, owner, or successor shall comply with the requirements of all applicable Departments/Agencies as part of the City of Miami building permitting process. Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 7 of 8 6/3/2025 9. Pursuant to the 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." 10. The City reserves the right to inspect the site to ensure compliance with the conditions listed. 11. Failure to comply with the conditions herein may result in the immediate revocation of this Exception and shall be subject to any fines and penalties under the City Code. rVD7ocuSigned by: avi1, J (/l bw 7D01-4848CA04 David Snow Planning Director DocuSigned by: AdelAl 141070002C004DD... Graham Jones Assistant Planning Director DocuSigned by: I Darren Murphy Planner II Staff Analysis Report No. (PZ-23-17001: 506 SW 8 AV -Exception) — Page 8 of 8 6/3/2025 AERIAL EPLAN ID: PZ-23-17001 EXCEPTION ADDRESS: 508 SW 8 AV 0 1 65 130 1 260 Feet 1 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-17001 EXCEPTION ADDRESS: 508 SW 8 AV 0 1 i 65 i i 130 1 i i i 260 Feet 1 T5-L SW 5TH ST 0H U cit T4-R c) 1 T4-L SW 6TH ST SW 8TH AV T6-8-O N A