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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-21-10935 Location 5035 and 5175 NE 2 AV, and 5125 NE 2 CT Area 1,131,169 sgft (25.97 ac) Commission District D5 — Commissioner Watson Department of Human Service Neighborhood Service Center Little Haiti Existing FLU Designation Medium Density Multifamily Residential Proposed FLU Designations Restricted Commercial & Public Parks and Recreation Applicant SPV Realty LC ckoshal@brzoninglaw.com Applicant Representative Carli Koshal, Esq. ckoshal@brzoninglaw.com Planner Kathryn Angleton, AICP, Planner II Recommendation Approval This submMal needs. be scheduled for a putllc hearing in accordance with a manes set forth F. the City of Miami Code. The applicable dsision-making body WU. review the information at the W flit nearing to tender a recommendation or a ihal decision. PZ-21-10935 08/20/21 REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), SPV Realty LC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property located generally at 5035 NE 2AV; 5175 NE 2 AV; and 5125 NE 2 CT ("the Property") from "Medium Density Multifamily Residential" to "Restricted Commercial" and "Public Parks and Recreation." The proposed amendment contains approximately 25.97 acres. Small-scale comprehensive plan amendments are those that involve less than 50 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas via creation of a Special Area Plan as a companion item (PZ-21-10809). The companion application seeks to change the Property's zoning designation from T5-R (Urban Center Transect Zone — Restricted) to T6-8a-O (Urban Core Transect Zone — Open), T6-8b-O (Urban Core Transect Zone — Open), T6-12-0 (Urban Core Transect Zone — Open), and CS (Civic Space). The companion item includes the same Property. The Property is legally described in the attached Exhibit A. The table below summarizes the request. Page 1 of 16 Summary of the Existing and Proposed FLU Designations and Zoning Designations #F Fit c Address I I UM I]esrgriatinn PJ 1 r'onirig a Existing Proposed Existing Propose 0132190130040 5035 NE 2 .AV med. Der*. MF Residential Rost, Garrlrn rclal & Public Parks 8 Rec. r`s 0 & T5-R TG [[a rEi Bb 0 CS Sabal Palm SA 2 0132190130020 5175 NE 2 AV Med. Dens. :1F Residential Rest. Commercial & Public Parks & Rec. T5-0 & T5-R T 0 T6 Bb 0 CS Sabal Palm SAP 3 0132190130010 5125 NE 2 CT Med. Dens. MF Residential Rest. Commercial T5-R T6-12-0 Sabal Palm SAP NOTICE This subre tal needs to be schedu@d fora puboc hearing in ccordant vet 5mellnes set forth In the City of Miami Corte. The applirstle tlsision-making body. reNewme Information at the pubuc Ileadng to render a recommendation or a flnel decWon. PZ-21-10935 /of dt, O8/20/21 RVIEW CO The Subject Property is an assemblage of three parcels between NE 2 Ave, NE 54 St, and the FEC Railway. The assemblage totals 25.97acres of land. The Subject Property is located within the Little Haiti neighborhood. The Property partially fronts NE 2 Ave and abuts Miami Jewish Health across NE 2 Ave. Abutting to the south is the former Archbishop Curley Notre Dame High School. The school closed in 2017 and the site was purchased by The Avenues School with plans to develop a Miami campus. Aerial Photo of Subject Site lg,- ier i.. '- ---- :. ..._— _ ii ii-rie _• IIIIII4_ Ems',fasi L!I ' 1'!!i!'ilr 11i:�Jatue 'fie _u. t. d� is l ":1u x ma �111i �, � imp - — Iq' TR�e -21". Illre11 11a® _Fi Er ' . Iran 111-Alm"imia 4iLElr=a~,i I F rlk ,1111 1 awl"- --�r I Pijy-�• t- rx 10-04 Page 2 of 16 This submRtal needs to be scneduted fora pufUc hearing in accordance w01 timelines set forth In the City of Miami Code. The applicstle tleosion-makingb ly will reeewme mfmatlnn at the puboc Leafing to render a recommendation or a final decidon. PZ-21-10935 08/20/21 EXISTING FUTURE LAND USE DESIGNATION All of the parcels included in the Subject Property have an existing FLU designation of Medium Density Multifamily Residential. The primary intent of this land use classification is to allow residential development of up to 65 dwelling units per acre. Below is the MCNP's definition of Medium Density Multifamily Residential. 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. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community - based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land Page 3 of 16 development regulations and the maintenance of required levels of service for such worship, primary and secondary schools, and accessory post -secondary educationa Professional offices, tourist and guest homes, museums, and private clubs or lodges contributing structures within historic sites or historic districts that have been designa and Environmental Preservation Board and are in suitable locations within medium de residential areas, pursuant to applicable land development regulations and the maintena levels of service for such uses. Density and intensity limitations for said uses shall be restric the contributing structure(s). This submr tat needs to Ix schedu@d fora puboc nearing in accordance vet timelines set forth In the City of Miami Code. The applicatie decision -making body. renew the i nfonnaeon at Ina nub, nearing to render a recommendation or a hoe l deeM on. PZ-21-10935 08/20/21 PROPOSED FUTURE LAND USE DESIGNATION The Applicant proposes two new FLU designations: Restricted Commercial and Public Parks and Recreation. 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 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 Regional Activity Center 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 other proposed FLU designation is Public Parks and Recreation. The MCNP defines Public Parks and Recreation and its allowed uses as the following: The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming Page 4 of 16 pools, athletic fields, cultural facilities, marine and marina facilities and other facilities and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for co shall be allowed to be used in this manner conditionally, and only when it is determin such commercial photography will not endanger significant environmental features wit 3/23/99 by Ordinance 11782.] This sudmhtal needs to de scheduled fora pueoc hearing in accordance vet timelines set forth In the City of Miami Cute The appllon lie tlsision-making hotly will ' Newme in -formation at theruhnc nearingto render recommendation or a noel decid on. The map below show the existing and proposed future land use designations for the subject property. Existing FLUM Existing FLU: Med. Dens. MF Res. Proposed FLUM Proposed FLU: Low Desn. Rest. Com. PZ-21-10935 08/20/21 NEIGHBORHOOD CONTEXT The Subject Property is located in the Little Haiti/Lemon City neighborhood and is bordered to the east by Palm Grove and Morningside neighborhoods. The Property is located across the street (Abutting) the Miami Jewish Health Special Area Plan. Pullman Park is approximately 0.4 miles, or about a nine minute walk, southwest of the Property. Morningside Park is also located nearby, about a half -mile east, which can be seen on the map on the next page. The Subject Property is not located within a Transit Oriented Development (TOD) Area, however, it is located within a quarter -mile of the NE 2 Ave Transit Corridor. The Subject Property is large and fronts NE 54 St, a portion of NE 2 Ave, and the FEC Railway. There is a strip mall Abutting the Property to the west, which fronts both NE 2 Ave and NE 54 St. This strip mall houses a grocery store, restaurants, a Laundromat, doctors offices, and more. The Property is served by Miami -Dade County Metrobus and the City of Miami's Trolley. Page 5 of 16 Neighborhood Asses • Fire Stations 9rtAfilhne = Perks • Ribk SCLat,olt tt hletsubu r Q Sublet t Property Pub Pc Ldstees a Mord Tr!IIey Special Area Poarrr, L •=4 Wspr[ S+ry. InnavMrnn 6.skl[i Ell El al -NW -Theo • Ls'. Fat F MIAMI Jrplsh n.�ina 0 375 50 r.9)6 4.18 F 111111 51.4414 C This submRfat needs to he schedu@d fora pueoc hearing in accordance wM 5meilnes set forth In the City of Miami Corte. The apnea, a deobon-making ban aria reNewme Information at the pubto name to render a recommendation or a Mai declaon. PZ-21-10935 08/20/21 NEIGHBORHOOD CONTEXT: SOCIODEMOGRAPHIC ANALYSIS The Subject Property is located within US Census Tract 22.01, which is approximately 243.85 acres (or 0.38 square miles) in size. Census Tract 22.01 is the area bounded by N Miami Ave to the west, FEC Railway to the east, NE 54 St to the north, and 1-195 to the south. The table below provides demographic and socioeconomic data points from the American Community Survey (ACS) 2019 5-Year data product from the US Census Bureau. Summary of Census Data for Subject Census Tract: 12086002201 Topic Census Tract 22.01 City of Miami Population 4,055 454,279 Number of Households 1,143 176,777 Average Household Size 3.14 2.51 Number of Housing Units 1,333 208,046 Median Household Income* $55,063 $39,049 Percent of People Under the Poverty Line 19.2% 11.8% Owner -Occupied Housing 20.8% 25.2% Page 6 of 16 Renter -Occupied Housing 65.0% 59.; Vacant Housing 14.2% 15. Median Gross Rent $1,742 $1,1 Households With 0 Vehicles 7.7% 18.8°.s* Unemployment Rate 5.3% 6.0% *Area Median Income (AMI) is $59,100 (Source: Miami -Dade County Public Housing & Com. Dev., April 2020) NOTICE This submRfal needs to Ix scheduled fora pub. heating in accordance vet timelines set forth In the City of Miami Code. The applirstle tlsision-making body. reNewme lnformffion at the pubuc Ileabng to render a recommendation or a flnel deda on. PZ-21-10935 08/20/21thvv� �RFVr Ew CO' According to the ACS, Census Tract 22.01 has a population of 4,055 people living within 1,143 households with an average household size of 3.14 people per household. The census tract's density is 16.63 people per acre, which is consistent with the major FLU designations of this Census Tract: 33 percent Major Institutional, Public Facilities, Transportation & Utilities (no population) and 27 percent Single Family Residential (nine dwelling untis per acre). Households in Tract 22.01 are noticeably larger than the City's average household size; Tract 22.01's 3.14 people per household is approximately 125 percent of the City's average household size. The Median Household Income of Tract 22.01 is $55,063, or 141 percent of the City's Median Household Income ($39,049). Comparing Census Tract 22.01's Median Household Income to the City's Median Household Income paints a picture of a geography that is financially secure. However, it is important to note two things. First, the Average Household is larger in this Census Tract than the rest of the City, so household income does not go as far. Second, Tract 22.01's Median Household Income is $4,037 less than the AMI (Area Median Income). AMI is the measurement used by the US Department of Housing and Urban Development (HUD) for setting income restrictions on affordable housing. Miami -Dade County's AMI is currently $59,100 (April 2020). According to Miami -Dade County's Public Housing and Community Development, households of three people with an income below $65,800 and above $41,150 qualify for Low Income Housing (80 percent of AMI). Looking at the percent of individuals living below the poverty line reinforces the narrative of an area with lower income levels; over 19 percent of people in Tract 22.01 live below the poverty line versus the City's poverty rate of 11.8 percent. A higher percentage of people rent their homes in Tract 22.01 than for the rest of the City; 65 percent of all housing units in Tract 22.01 are renter -occupied versus 59.8 percent for the entire City. While renting is more concentrated in Tract 22.01, both this Census Tract and the entire City of Miami share the trait of renting as an overwhelming majority. According to the ACS, the Median Gross Rent in Tract 22.01 is $1,742 or 147 percent of the City's Median Gross Rent ($1,183). The typical renter in Tract 22.01 spends roughly $559 more per month or $6,708 more per year on rent than the typical renter elsewhere in the City of Miami. Census Tract 22.01's Median Gross Rent equates to $20,904 per year, or 38 percent of the Tract's Median Household Income, which qualifies renters in this area as being rent -burdened. HUD defines rent burden to be any household that pays more than 30 percent of their income on housing. The share of housholeds in Census Tract 22.01 without any private autovehicles is lower than elsewhere in the City. Just under eight percent of all households in Tract 22.01 do not have any autovehicles versus almost 19 percent citywide. While having a household auto is important for mobility, it is important to note the added monthly costs of owning or leasing a vehicle add up. According to Esri Community Analyst, the typical household spends an average of $6,553.56 per year on car payments (excluding leases), gas, oil, maintenance and repairs, insurance, vehicle registration and fees, and parking on an annual basis, which is roughly 12 percent of the Median Household Income. Alternatively, Miami -Dade Transit offers monthly passes for $112.50, which equates to $1,350 per year, or 2.5 percent of the Median Household Income. The Subject Property is served by Metrobus (Miami -Dade Transit) and Miami Trolley (a free service of the City of Miami). These transit options provide connections to many desinations throughout the County including but not limited to Aventura, North Miami Beach, Downtown Miami, and Hialeah. While the Subject Property, and rest of Census Tract 22.01 are served by Metrobus and Miami Trolley, there is no premium transit (Metrorail, Tri-Rail, Brightline, etc.) with stops serving the area. It is important to be mindful of the cost -savings to households and individuals of a robust public transit system, especially in lower income areas. NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS Existing Land Uses Within a quarter -mile buffer of the Subject Property, there are approximately 859 addresses totaling 205 acres of land. The table below shows the breakdown of existing land uses within the quarter -mile study area both by number of addresses and acreage of the combined addresses. When looking at addresses (properties), Single Family is the most prominent existing land use, accounting for over 46 percent of all properties. Commercial is the second -most prevalent existing land use comprising 17.7 percent of the study area. Only two properties have an existing land use of Lodging, which makes this existing land use the least common in terms of number of addresses. Page 7 of 16 Quarter -Nile Study Area Existing Lind Use Acres Addresses iriq [' f arrlrly 71 34 7% 399 46.4% Institutional 40 19.8% 14 1.6% fw1u ifamily: 3+ Units 31 15.3% 56 6.5% Commercial 24 11 6% 1b) 1 / !% Duplex 16 7.7% 125 14 7% Vacant Land 15 7.1% 84 9.e% Industrial 5 2.4% 17 2.0°to- Parking Lot 1 0.5% 4 0.5% Lodging 1 0.5% 2 0.2% Mixed Use: Residential 1 0.4% 5 0.6% Total 205 100.0% WO 100 0% This submRtal needs to to schedu@d fora puboc hearing in ccordanta vet limellnes set forth In the City of Miami Code. The applirstle tlsision-making body. revIewme Information at the pubuc Ilearing to render a recommendation or a Mel declaon. PZ-21-10935 08/20/21 When looking at acreage instead of addresses, Single Family remains the top existing land use, accounting for nearly 35 percent of all land in the study area. Instead of Commercial, Institutional is the second-largest category of existing land uses accounting for just under 20 percent of all land in the study area. The largest properties with Institutional existing uses are Miami Jewish Health and the former Archbishop Curley Notre Dame High School site, which is currently closed. Residential uses are the most predominant existing land uses in the study area; all residential uses combine for 57.7 percent of all land area in the study area. There are 84 properties comprising 15 acres of vacant land in the quarter -mile study area. Vacant Land refers to land that has no physical improvements or built structures on them, and accounts for 7.1 percent of all land in the study area. This means there is existing capacity for infill development. Future Land Uses Within the quarter -mile study area, there are nine different Future Land Use designations. The table below displays the breakdown of FLU designations of the land within the study area. It is important to note that while the study area is the same used for the Existing Land Use analysis, the acreage will vary since FLU includes ROW, whereas ELU only covers individual parcels of land/addresses. The table below shows a comparison of the FLU designations of the study area versus citywide. Study Area Citywide FLU Designation Acreage tlfl:l Acreage % Single Family Residential 90.80 32.9% 6.177.60 27.4% Restricted Commercial 60.05 21.7% 3.790.22 16.8% Medium Density Multifamily Residential 43.19 15.6% 1,440.54 6.4% Major PUBFAC 41 11 14 9% 2,107 99 9,3% Duplex Residential 19.93 7.2% 3,994.88 17.7% Medium Density Restricted Commercid 11.66 4.2% 900.56 4.0% General Commercial 5.51 2.0% 952.71 4.2% Low Density Restricted Commercial 3.49 1.3% 146.50 0.6% f cm Density Multifamily Residential 0 57 0 2% 54 98 0 2% Public Parks & Recreabcn 0.00 0.0% 1.320.35 5.F0 Light Industrial 0.00 0.0% 515.80 2.3% Industrial 0.00 0.0% 459.67 2.0% Conservation 0.00 0.0% 330.14 1.5% Central business District 0 00 0 0% 199,22 0 9% High Density Multifamily Residential 0.00 0.0% 168.89 0.7% Total 276.31 100.0% 22.560.05 100.0°%a The study area is similar to the FLU patterns of the entire City. Single Family Residential is the top FLU designation for both the study area and entire City of Miami. There is a slightly higher concentration of Single Family Residential in the study area than the rest of the city: 32.9 percent in the study area and 27.4 citywide. There is significantly less Duplex Residential in the study area when compared to citywide; the study area is 7.2 percent Duplex Residential whereas the same FLU designation comprises 17.7 percent of the City. The study area has a share of Medium Density Multifamily Residential more than twice the citywide share of the same FLU designation. Medium Density Multifamily Residential accounts for 6.4 percent of all FLU designations by acreage Page T-of 16 in the City and 15.6 percent in the study area. In addition to both geographies possessing th designation of Single Family Residential, both the study area and citywide have Restricted three FLU designations. Restricted Commercial is the second-largest designation in the stu largest citywide. The map on the next page shows existing land uses as colored dots overlaid on Future Land reinforces the data in the previous tables on existing and FLU: the study area is majority reside portions of commercial institutional (Major PUBFAC) land as well. Nearly ten percent of all properti area are Vacant Land. The map reveals the majority of Vacant Land is located within commercial FLU designations. In fact, 90 percent of all Vacant Land properties are located within the following FLU designations: Restricted Commercial, General Commercial, Low Density Restricted Commercial, and Medium Density Restricted Commercial. This submittal need. to [x scdedu@a fora puboc hearing in accordance wM1h timelines set forth In the City of Miami Code. The apptirstle tleagon-making body. rexewme Information at the pubuc eearmg to render a recommendation or a final deddon. PZ-21-10935 08/20/21 Page 9 of 16 FLUM Overlaid by Existing Land Uses =.�rPru KtY_S. 14 �ra , +7S Exists Land Uses • Cumlhnrna! • Undo - wiry! • MOO.. #� • ' 10 RIM • • 0 o v tic •.i c.3 mew • Intl�a bill • CrnSRYtiw I $ kadiVog • SW 3 41nttI • Mmid Lre. • iww O PirkMlq Lot erg oak- O 51ri{Ir Furry O vacant LanC FLU Designations uayaar. Wr-: Law bias.. `-IF -. 00Q;,11.ne'por.r0Q o0oo uLx0o 0 00 0-0 0 0 0 0 0 Q ■ ■ This submi tal needs to be scheduled fora public nearing in accordance met timelines set fodb In the City of Miami Code. The applicable decision -making bofy will reWewMe Information at Me public hearing to render a recommendation or a final aecl,n. PZ-21-10935 08/20/21 7i+iM !4r 1?'Rt' i4 4 . • 4 0 • 0 0 o0000 Q 4 I°°°°°° WO0, 0,0 0'00 0 CI' 0 a {'3'0 Ca o. 6'6'0 0 0 C0 00 ■ o ■ �0 r riC cro 0 a ' :• •-'v' 0 0 0 ■ 00 ■ 00el1 n0. 015 0 4 01 � 00 @ 61.0 • 00 8 �''jp lCIk :q t4A . 8: . A �y004 M U'L tier'-1, y • 4 • 4 005}0.000 0 0 G 0 (7 0 o• 00 i 0 0 • v, "i �! 0.o o • • • y Page 10 of 16 SITE VISIT Planning staff conducted a site visit on July 21, 2021. Staff was not able to enter the Design existing multifamily complex on the Property's site) and instead walked around the perimete conditions and context of the Property and abutting properties. Staff's site visit was conducte 9am and observed heavy traffic on NE 2 Ave and moderate traffic on NE 54 St. TNs submMal needs to be scheduled fora puboc hearing in accordance wM tlmellresset forth In the City of Miami Code. The applicable decision -making bobyeall reuiew Me Information at the pubs hearing to render recommendation or a finsI Aecdon. The south side of NE 54 St, which the Property fronts, had ample tree canopy that provided a sha noticeably more comfortable walk. The north side of NE 54 St lacked shade trees and was a noticeably o er and brighter. Both the north and south sides of NE 54 St had multiple Miami -Dade County Metrobus stops. Very few pedestrians were observed on NE 54 St or at the bus stops; however, it is likely that the time of the site visit is the reason for lack of pedestrian activity. There was more pedestrian activity on NE 2 Ave; however, the volume of pedestrians observed was still low, likely due to the site visit occurring after morning rush hour. PZ-21-10935 08/20/21 Staff observed a mixture of vacant parcels, duplexes, and commercial uses abutting the Property on the north side of NE 54 St. A strip mall abuts the Property to the west and is separated by an alley. The strip mall's parking lot was filled, indicating the businesses were open and fully operating. Standing on the north side of NE 54 St looking south at the main entrance to Design Place, the existing multifamily complex at the Property. Traffic can be seen backing up in front of the Property. Walking in front of the Property heading east along NE 54 St. Currently, there is a mixture of shade and palm trees on the perimeter of the Property. Sidewalks and crosswalks are sufficient. Standing in front of the Property on NE 54 St looking at the duplexes A child day care center is seen Abutting the Property abutting across 54 St. The cars parked out front indicate they are across NE 54 St just west of the main entrance. Planning occupied. staff observed children being dropped off. Page 11 of 16 A convenience store and two-story shopping plaza abut the Property on NE 54 St just west of NE 4 Ave. The shopping plaza has a medical marijuana doctor, money transfer servicer, and ice cream shop. Looking southwest at the Property, seen with the yellow -green dwelling unit behind the mechanical boxes and vegetation. The Property abuts the FEC Railway. Redevelopment of the Property has the potential to create a bike or pedestrian path/trail running parallel to the railway. rnls subrahl neeaa to be achebuM fora pubic hearing In accordance van bmellnee set forth In the G y of Miami Cede. The applicade asiaon-making body.AII renew the Infonnahon at the pubic hearing to render a recommended on or a final aeclaon. PZ-21-10935 08/20/21 More duplexes and small-scale multifamily dwellings are seen abutting the Property across NE 54 St east of the main entrance to Design Place. Standing on the south side of NE 54 St looking south at the alley separating the Property seen on the left with the fence and the commercial strip mall abutting to the west on the right side of the image. Staff observed lack of street lights, curbs and gutters in the alley. While the alley is accessible, there exists room for improvement. Standing on the southeast corner of NE 2 Ave and NE 54 St looking east down 54 St. The signage shows some of the businesses located Standing on the southeast corner of NE 2 Ave and NE 54 St looking southwest down NE 2 Ave. A Metrobus is seen Page 12 of 16 within the strip mall abutting the Property to the west across the alley. Cars were entering and exiting during the site visit indicating businesses were open and operating. Concurrency Analysis The Planning Department tested levels of service as required for this application. The Levels o testing is based on a potential increase in population by 5,758 residents from 4,400 people unde Multifamily Residential to potentially 10,158 people under Restricted Commercial on 24.10 acres o remaining 1.87 acres is proposed for a redesignation from Medium Density Multifamily Residential, with a density of 65 du/ac to Parks, Recreation, and Open Space, with no density or FLR. at a stop. Miami Jewish Health can distance with the tan and beige bui station. Sidewalks and crosswalks intersection. Staff observed modera In This submRtal needs to be scheduled fora pueoc hearing accordance wM timelines set forth In the Gay of mi Code . The ant.. deobon-bonaking bon will renwme Information at the pubuc tearing to render a recommendation or a Mal decl.n. PZ-21-10935 08/20/21 Schools Miami -Dade County Public Schools (MDCPS) submitted its findings that it had tested the proposed change of land use and zoning and found that the Concurrency Service Area does not have sufficient capacity to serve the application, however, the Adjacent Service Area does have capacity, thus LOS passes for Schools. 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). The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that with the potential increase in population, it meets LOS standards. Furthermore, this application includes a commitment to establish an additional 1.87 acres of CS -zoned land over property to be designated Parks, Recreation and Open Space. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 935,044 gallons PCPD by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. 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 The Office of Capital Improvements found this application to comply with the standards for Transportation Concurrency previously. The current update with revisions that reduce intensity and density remains consistent. The previously submitted sufficiency letter is included with the concurrency analyses in Attachment 1. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. 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 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 Staff conducted a Concurrency Management Analysis (CMA) of the proposed amendment and found that it met most of the level -of -service (LOS) standards of the MCNP. The vehicle trips created by the added Page 13 of 16 residential units will impact the local roadways. Transportation Policy TR-1.5.2 requires the implementation of Traffic Control Measures: Policy TR-1.5.2: "The City will require all new developments to implement transportation control measures in an effort to promote a general reduction in vehicular traffic by increasing auto occupancy and transit ridership. These measures can include, but not be limited to, parking management and ridesharing programs to promote carpooling, vanpooling, car sharing and use of hybrid or electric vehicles, transit discount and fare subsidy programs, transit fare tax incentive programs, car charging stations, flexible work hours, compressed work weeks, telecommuting programs, the construction of on -site transit shelters, transit amenities, transit stops, transit drop- off locations or pull-out bays, bicycle storage facilities, bicycle share programs, and park -and -ride lots. (See Policy TR-1.2.7.)" Through the SAP development process, measures to address trip - generation are included. Furthermore, Transportation Policy TR-1.3.3 requires developments generating 20 or more peak hour trips to submit a Traffic Statement, subject to review by the City Transportation staff. Upon project development, more analysis and mitigation may be required. See Attachment 1 for the CMA. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy LU-1.1.7: "Land development regulations and policies will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit." Analysis 2 The proposed amendment would create many opportunities for job creation and economic development within the area, at a critical intersection of major corridors. Being situated along the NE 2 Avenue Transit Corridor, which also contains bike lanes in each direction, brings an opportunity to connect this portion of the neighborhood with the larger area. The Restricted Commercial designation will allow the creation of the economic development opportunities that have the ability to create jobs. Finding 2 Staff finds the request consistent with Policy LU-1.1.7. Criteria 3 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 3 The proposed amendment would allow for the creation of a land use pattern that responds to the surrounding Future Land Use patterns. As mentioned at the beginning of this report in the Existing Future Land Use Designation and Proposed Future Land Use Designation sections, the properties are surrounded by areas designated as Medium Density Restricted Commercial, Restricted Commercial, and Major Institutional, Public Facilities, This subminal needs to be scheduled fora pueoc hearing in ccordnce wM limellnes set forth In the City of Miami Code. The applica tie deogion-making body. reNewme lnforrmffion at the pubnc hearing to render a recommendation or a Mal deciuon. PZ-21-10935 08/20/21 Page 14 of 16 Transportation, and Utilities on the FLUM. The Restricted Commercial designation allows the creation of zoning designation patterns in response to their adjacent designations. For instance, the applicant has proposed a massing pattern that tapers down towards the lower -scale designations to the north, where there are the closest low -scale residential buildings. Additionally, the zoning designations that allow the most mass and height are proposed only at the center of the development, with a buffer of zoning designations that allow less massive and shorter heights. In addition to the massing patterns, the applicant has included land to be designated Public Parks & Recreation that will not only further buffer the higher massings from the surrounding area, but will also introduce more parks and open space for the public to use. The Restricted Commercial would be in harmony with the surrounding designations, as it is surrounded by compatible designations on all sides. There are commercially oriented uses on almost every side. As was also mentioned earlier in this report in the Existing Future Land Use Designation and Proposed Future Land Use Designation sections, the neighboring properties to west and to the south have FLU designations with an intensity of development that is much greater than low -scale residential. Finding 3 Staff finds the request consistent with Policy LU-1.1.3. Criteria 4 Policy TR-1.1.5: "The City will 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 4 The proposed amendment is located along the NE 2 Avenue Transit Corridor, where multiple Miami -Dade Transit buses take passengers north to Aventura and Miami Gardens, and south to Downtown. Finding 4 Staff finds the request consistent with Policy TR-1.1.5. This submRfal needs tote scheduled fora puboc hearing in accordance vet limellnes set forth In the City of Miami Code. The applIcAle tlsision-making body. revIewme Information at the pubuc Ilearing to render a recommendation or a Mel decal on. PZ-21-10935 08/20/21 CONCLUSION Based on Planning staff's analysis of the neighborhood context and the goals, objectives, and policies of the MCNP, the request to amend the FLUM by changing the designation for the property located generally at 5035 NE 2AV; 5175 NE 2 AV; and 5125 NE 2 CT ("the Property") from "Medium Density Multifamily Residential" to "Restricted Commercial" and "Public Parks and Recreation" is justified. The proposed amendment from "Medium Density Multifamily Residential" to "Restricted Commercial" would spur job creation and economic development. The proposed amendment from "Medium Density Multifamily Residential" to "Public Parks and Recreation" would introduce new park space for the surrounding area to enjoy and utilize. RECOMMENDATION Based on the above background information, the Planning Department recommends approval of the request to amend the designation on the FLUM from "Medium Density Multifamily Residential" to "Restricted Commercial" for the Property located generally at 5135 NE 2 AV; approval of the request to amend the designation on the FLUM from "Medium Density Multifamily Residential" to "Restricted Commercial" for a portion of the Property located generally at 5035 NE 2 AV and 5175 NE 2 AV; and approval of the request to amend the designation on the FLUM from "Medium Density Multifamily Residential" to "Public Parks and Recreation" for the other portion of the Property located generally at 5035 NE 2 AV and 5175 NE 2 AV. Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses Page 15 of 16 Sue Trone Chief of Comprehensive Planning This submRtal needs to Ix scheduled fora pubdc hearing in ccordanta web timelines set forth In the City of Miami Code. The applirstle tlsision-making body. reNewme lnformffion at the pubuc Ileabng to render a recommendation or a Mel dedaon. PZ-21-10935 08/20/21 Page 16 of 16 AERIAL EPLAN ID: PZ-21-10935 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 5035 NE 2 AV; 5175 NE 2 AV; and 5125 NE 2 CT 0 250 500 1,000 Feet This submittal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the information at the public hearing to render a recommendation or a final decision. PZ-21-10935 08/20/21 NE 55TH ST 11 ■ .,rfr►I� NE.51 STiST s_ 11111111U NE,50TH ST New I I NE 56TH ST =1.111111• 911111111.l® immtilinisTER z NE 55TH TER _. 111111011.1. 0 �'9■■��i■ice" W11111'11z • • MEM IMIZEIDAT 101111111111A tw 11I11llI11:': a 11© 111■1 w INMI ■ NE 53RD ST e�- NFS'ST TFR MIT51STtST NE,51ST[ST WI W2 e' NE 53RD.ST NE 52NDITER T �2® S 7 mom Y• I NE,50THITER BAY rr 111111/Isaillirla POINTRD 'a y FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-21-10935 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 5035 NE 2 AV; 5175 NE 2 AV; and 5125 NE 2 CT 0 250 500 1,000 Feet H U w z NE 55TH ST 51STST NE 50TH TER NE 56TH ST MediumDens nsity NE 55TH ST Restricted L Commercial NE 54TH'ST MajorZst, Facilities, Transp And Public NE 55TH TER NE 53RD ST Medium Density y Multifamily Residential NE 51 ST TER NE 55TH TER This submktal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Infonnadon at the public hearing to render a recommendation or a final decision. PZ-21-10935 08/20/21 r c NE 56TH ST ENE 55TH NE 55TH TER TER = 2 v Q� L LLl z a NE 55TH ST, NE 53RD ST NE 52ND-NE'52ND TER TER NE 52ND ST Restricted/ Commercial NE 51ST-ST- NE 51 ST ST FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-21-10935 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 5035 NE 2 AV; 5175 NE 2 AV; and 5125 NE 2 CT 0 250 500 1,000 Feet w z NE 55TH ST Low, Density Restricted Commercia i i i i i ii Y NE'53RD'ST 51STST NE5OTH TER- l�II. J Mlj NE 56TH ST Lit(- z z Duplex ci Residential w a t z NE 55TH TER NE 55TH ST N E' 54TH' ST Major Inst, Facilities, Transp And NE 50TH Restricted 51ST ST. Commercial This submktal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will review the Infonnadon at the public hearing to render a recommendation or a final decision. PZ-21-10935 08/20/21 r c NE 56TH ST /NE 55TH NE 55TH_ TER TER NE 53RD ST NE 52ND TER NE 52ND ST Restricted Commercial NE 51ST-ST- NE 51 ST ST PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. PROJECT INFORMATION Project Name: PZ-21-10935 Project Address: 5035 and 5175 NE 2 Av, and 5125 NE 2 Ct APPLICANT INFORMATION Company Name: SPV Realty LC Primary Contact: Carli Koshal, Esq. Email: ckoshal@brzoninglaw.com Secondary Contact: Email: STAFF RECOMMENDATION/DECISION Amending the FLUM of the MCNP from "Medium Density Multifamily Residential" to "Restricted Commercial" for a portion of the Property: Approval Amending the FLUM of the MCNP from "Medium Density Multifamily Residential" to "Public Parks and Recreation" for a portion of the Property: Approval L Existing FLUM Medium Density Mul family Residential Major Inst. Public Facilities, Transp And Proposed FLUM 11 111 111110. . ..... i.ti Meat ea tiv 11111111 `I - U CoMMer.al 101 n r III Res - n z Wctetll ommercial / ' comet 8 rksNE IL /lfl MT PPd'ic g MI a. PUBLJ at D A Vr NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The applieatte decision -making bodywill review the intcmlulion at the public hearing to render a recommendation or a final decision. PZ-21-10935 08/20/21 EV1 EW COO PLANNING DEPARTMENT INFORMATION Lead Staff: Kathryn Angleton, AICP, Planner II Principal Division: Community Planning Email: kangleton@miamigov.com PROJECT DESCRIPTION The Applicant seeks to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) for the Property located generally at 5035 and 5175 NE 2 Av, and 5125 NE 2 Ct from "Medium Density Multifamily Residential" to "Public Parks and Recreation" and "Restricted Commercial." The Property is approximately 25.97 acres. The Applicant requests to amend approximately 1.87 acres of land from "Medium Density Multifamily Residential" to "Public Parks and Open Space." This amendment would reduce the allowed density from from 65 dwelling units per acre (du/ac) to 0 du/ac. The Applicant also requests to amend approximately 24.1 acres of land from "Medium Density Multifamily Residential" to "Restricted Commercial." This amendment would increase the allowed density from 65 du/ac to 150 du/ac. This application is a companion item to PZ-21-10809, which seeks to create the Sabal Palm Village Special Area Plan and rezone the Property from T5-R and T5-0 to T6-8a-0, T6-8b-0, T6-12-0, T5-0, and CS. Webs Link(s): BOARD REQUIREMENTS n HEPB n UDRB n City Commission I -I PZAB n WDRC n AIPP Existing Transect Zone(s): T5-O and T5-R Existing FLUM(s): Medium Density Multifamily Residential Commissioner District(s): D5 - Commissioner Watson Department of Human Service Neighborhood Service Center(s): Little Haiti Revision Date: 06/15/2021 Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP