HomeMy WebLinkAboutStaff Analysis and Maps - date UNK - Eastside Ridge1:Y OF
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PLANNING DEPARTMENT
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18 98 U COMMUNITY PLANNING DIVISION
Comprehensive Plan Amendment
Staff Analysis
File ID
3307
Applicant
Eastside Rid. e LLC
Location
Commission District
5035 & 5175 NE 2 Avenue and 5125 NE 2 Court
District 5 — Commissioner Keon Hardemon
NET District
Little Haiti
Size
A..roximatel 22.47 acres
Planner
R an Shedd, Planner II
A. REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), Eastside
Ridge LLC is requesting an amendment to Ordinance No. 10544, the Future Land Use Map
(PLUM) of the MCNP to change the designation of the properties at 5035 and 5175 NE 2
Avenue and 5125 NE 2 Ct ("the properties") from "Medium Density Multifamily Residential" to
"Restricted Commercial". The proposed amendment contains approximately 22.47 acres.
Large scale Comprehensive Plan Amendments are those that involve more than 10 acres of
property and are subject to the Expedited Review Process, as set forth in Section 163.3184(3),
F.S.
Concurrently, the applicants are requesting a change to the Miami 21 Zoning Atlas as a
companion item. The request is being submitted through the Special Area Plan ("SAP") process.
The companion application (File ID No. 3306) seeks to change the Miami 21 Zoning designation
from T5-R (Urban Center - Restricted) to T5-0 (Urban Center — Open), T6-8a-0, T6-8b-O, T6-
12-0 (Urban Core — Open), and CS (Civic Space).
B. SITE AND NEIGHBORHOOD DETAILS
Situated at intersection of NE 2 Avenue and NE 54 Street, the properties are located in the Little
Haiti NET Area. The site consists of three platted properties, Blocks 1, 2, and 4 of the Sabel
Palm Court subdivision, at approximately 22.47 acres of land.
Currently, the properties make up Design Place, a gated apartment complex that contains 512
residential units. There are seven short, private street segments that run through the properties.
The properties are bounded on the north and the west by public right-of-way, specifically NE 54
Street on the north and NE 2 Avenue on the west. Both NE 54 Street and NE 2 Avenue have
Miami -Dade Transit ("MDT") lines. Transit on NE 2 Avenue is frequent enough that it qualifies
as one of the City's many Transit Corridors. The MDT buses on NE 2 Avenue, the 10 and the 9,
run between points in northern Miami Dade County to the Downtown Miami urban core.
File ID 3307 — Page 1
Additionally, Bus 54 runs along NE 54 Street, providing service between Miami Lakes, multiple
Metrorail stations, and Biscayne Boulevard to the east.
On the east, the properties are bounded by the Florida East Coast Railroad right-of-way, which
is privately owned by Florida East Coast Railway Corporation ("FEC"). In May 2018, FEC began
operating frequent passenger rail service between Miami, Fort Lauderdale, and West Palm
Beach, though there are no intermediate stops. Future commuter rail service is under
consideration for the same railway with stations under consideration in Downtown Miami, the
Midtown area, and NE 79 Street. There would be years between development and initial
operation.
The properties are also in close proximity to a number of Historic Districts, including Buena
Vista East to the southwest, Morningside to the northeast, and, most immediately, MiMo to the
east.
Graphic 1: Bird's eye view of the proposed Special Area Plan looking northwest.
File ID 3307 — Page 2
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Map 1: Aerial
Demographics
The Census Block Group in which the properties are contained has a total of 702 households in
a total of 855 housing units. The median income for those households between 2012 and 2016
was $39,853. Eleven percent of families in the Block Group were under the poverty line, which
is actually lower than the poverty rate of the immediately adjacent block groups. Incomes in
general were higher for the Buena Vista East area, part of which is contained by the subject
Block Group. The average household incomes for immediately adjacent Block Groups to the
north in Little Haiti range from a high of approximately $29,000 to a low of $19,000. The
remaining portion of the Buena Vista East area had an average household income of
approximately $52,000, much higher than the City's average of $31,642.
File ID 3307 — Page 3
The vast majority of households in the subject Block Group rented their home between 2012
and 2016, approximately 85%. This matches closely with the high rates of renting in the Little
Haiti neighborhood to the north. The generally wealthier areas to the south have rental rates
that are much lower, downwards of 30%. That is, much fewer households in the southern
adjacent Block Groups are renters.
The median rent for a unit in the Block Group was $1,329, which was higher than any of the
surrounding Block Groups. An estimated 71% of renting households were cost -burdened during
that period. That is, many of these renting households are cost burdened because that is above
the recommended threshold of 30% for the high limit a household should pay for rent.
Approximately 9% of adults over the age of 16 were unemployed for this period, which is
roughly the same proportion for the City as a whole. Surrounding Block Groups to the north,
northwest, and west had much higher unemployment rates, while those to the east and south
had lower unemployment rates.
Subject Block Group: 120860022011
Topic
Data'
Number of Households
702
Number of Housing Units
855
Median Household Income
$39,853
Percent of Families under the Poverty Line
11 %
Percent of Households that rent
85%
Median Rent
$1,329
Unemployment Rate
9%
? Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community
Survey was compiled for this report.
File ID 3307 — Page 4
C. SITE PHOTOS
Below are a few photographs of the streetscape and surrounding neighborhood context:
Photo 1: The properties, as seen looking north along NE 2 Avenue. The properties are located to the
right, on the east side of NE 2 Avenue, with the entrance to the Jewish Health Systems campus to the
left. Also shown are the bike lanes that run along the stretch of NE 2 Avenue north through Little Haiti.
Photo 2: Looking west along NE 54 Street. The properties are located to the left of the photo on
the south side of NE 54 Street. On the north side of the street, there are mostly single -story
residential, as well a couple other uses such as a daycare.
File ID 3307 — Page 5
Photo 3: Looking southeast, along NE 2 Avenue, towards the one-story commercial strip -mall
which seperates the northwestern portion of the properties from NE 2 Avenue.
Photo 4: View of adjacent properties
to the north, across NE 54 Street.
These properties are predominently
single-family and duplex structures,
no taller than two stories.
Photo 5: Looking east towards NE 54
Street from NE 2 Avenue. Visible here
are the commercial establishments
which predominate around this
intersection.
File ID 3307 — Page 6
D. EXISTING AND FUTURE LAND USE
As depicted on Map 3 on page 8, the properties are currently designated Medium Density
Multifamily Residential on the FLUM of the Miami Comprehensive Neighborhood Plan
("MCNP"). Medium Density Multifamily Residential allows 65 dwelling units per acre, with a
limitation on uses to residential. Only a very limited amount of commercial uses that are directly
connected to the building or complex are allowed. Other supportive uses such as community -
based residential facilities, educational facilities, etc. are allowed, subject to regulations in Miami
21
Map 2, on the next page, illustrates the existing land uses for the area around the properties.
The properties directly to the west and the south have institutional uses. Directly west across
NE 2 Avenue is the Miami Jewish Health Systems hospital complex with a FLU designation of
Major Institutional, Public Facility, Transportation, and Utilities ("Major Institutional"). That
property was rezoned, also through the SAP process, to allow the robust redevelopment of the
complex, though the main uses and nature of the development will remain the same. Directly to
the south at 4949 NE 2 Avenue, sharing a property boundary, is the former Archbishop Curley
Notre -Dame High School, a site with over 15 acres of land. This property, also designated Major
Institutional, has been in the process of being sold by the Archdiocese of Miami to another
private entity. At the time of this report, the private owner was also pursuing a Special Area Plan
for the property. The MCNP interprets Major Institutional as:
"Areas designated as "Major Institutional, Public Facilities, Transportation and
Utilities" allow facilities for federal, state and local government activities, major
public or private health, recreational, cultural, religious or educational activities, and
major transportation facilities and public utilities. Residential facilities ancillary to
these uses are allowed up to a maximum density equivalent to "High Density
Multifamily Residential" or if applicable the least intense abutting/adjacent
residential zoning district, subject to the same limiting conditions."
Directly adjacent to the northwest along NE 2 Avenue and NE 54 Street and part of the western
edge of the property, are low -scale commercial, retail, and auto -related businesses. North,
across the street, the adjacent properties are predominantly low -scale multifamily buildings.
Behind the major corridors, existing land uses are almost entirely one and two story residential,
containing mostly single-family homes and duplexes, with a few small multifamily residential
buildings interspersed. On the FLUM, the areas in Buena Vista are largely designated Single -
Family Residential, while the areas north, in Little Haiti, are largely designated Duplex
Residential with a couple areas of Medium Density Multifamily Residential. As illustrated
The proposed amendment to Restricted Commercial would allow an increase in residential
density from 65 dwelling units per acre to 150 dwelling units per acre. That yields an increase of
1,910 dwelling units, from 1,460 to 3,370 dwelling units. Restricted Commercial also allows a
wide range of non-residential uses, including commercial, office, auto -related commercial,
hotels, general entertainment and recreation facilities, etc. This is one of the largest departures
from the Medium Density Multifamily Residential designation which almost exclusively allows
residential uses. Under the Restricted Commercial designation, a property owner may develop
an entirely non-residential project.
On every side, the properties are surrounded by FLU designations which allow 65 dwelling units
per acre at a minimum, with liberal use allowances. The most restrictive neighboring properties
are directly to the north across NE 54 Street, which are designated Medium Density Restricted
Commercial. This allows 65 dwelling units per acre, but also allows a similar variety of uses to
the Restricted Commercial designation, albeit at a smaller scale. The properties are otherwise
bounded by either Major institutional, Public Facilities, Transportation, and Utilities or Restricted
Commercial.
File ID 3307 — Page 7
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Map 2: Existing Land Use. This map illustrates how each property is currently being used. For
instance, the properties in the southeastern portion of the map are almost exclusively bright
yellow. This demonstrates that these properties currently have a single-family use.
File ID 3307 -- Page 8
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Map 3: Existing FLUM
E. ANALYSIS
Map 4: Proposed FLUM
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Criteria 1
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 1
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 1
Staff finds the proposed amendment consistent with Policies LU-1.1.7
and LU-1.1.10..
Criteria 2
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;... 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."
File ID 3307 — Page 9
Analysis 2
The proposed amendment would allow for the creation of a land use pattern
that responds to the surrounding Future Land Use patterns. As mentioned in
Section D of this report, the properties are surrounded by areas designated
as Medium Density Restricted Commercial, Restricted Commercial, and
Major Institutional, Public Facilities, 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.
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 in Section D, the neighboring properties to west and to the south
have Future Land Use designations with an intensity of development that is
much greater than low -scale residential.
Finding 2
Staff finds the request consistent with Policy LU-1.1.3.
Criteria 3
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 3
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 3
Staff finds the request consistent with Policy TR-1.1.5.
Criteria 4
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 4
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. However, it does not meet the LOS for Parks
& Open Space accessibility, since the closest park (Moore Park) is over a
10-minute walk from the properties. This deficiency will be remedied through
the SAP procedures, as there are explicit open space requirements in the
SAP process. Additionally, the vehicle trips created by the added 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
File ID 3307 — Page 10
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 City Transportation staff. Upon project
development, more analysis and mitigation may be required. See Attachment
A for the CMA.
Finding 4
Staff finds the proposed amendment consistent with Policy LU-1.6.4.
F. 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 properties located at 5035 & 5175 NE 2 Avenue
25 NE 2 Court.
Ja.• ueli Ills
Chi-f f Lan. Development
Attachments:
Attachment A - Concurrency Management Analysis
File ID 3307 —Page 11
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AERIAL
FILE ID: 3307
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 5035 & 5175 NE 2 AV AND 5125 NE 2 CT (5135 NE 2 AV)
1,120 Feet
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FILE ID: 3307
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FILE ID: 3307
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ADDRESSES: 5035 & 5175 NE 2 AV AND 5125 NE 2 CT (5135 NE 2 AV)
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