HomeMy WebLinkAboutSubmittal - Analysis & Maps Updated 9-14-2021 PZAB MtgCity 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 submRfal needs to Ix scheduled fora pubdc hearing
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 Mel deda on.
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