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File ID
Applicant
Location
Folio
Transect
City of Miami
Planning Department
Division of Land Development
FLUM Designation
Commission
NET District
Planner
ANALYSIS FOR REZONING
PZ -19-3115
Miami Dade County and the City of Miami
1040 SW 29 Court (Alternative addresses: 940 SW 29 Court, 935 SW
30 Avenue, 1025 SW 20 Avenue, 1035 SW 30_Avenue, and29_7a SW 9_.
Avenue)
01-4109-048-0010
75-R" Urban Center — Restricted
Medium Density Multifamily Residential (High Density Multifamily
Residential proposed in companion FLUM amendment)
District 4 — Manolo Reyes
Coral Way NET
Joseph Eisenberg, Planner II
A. GENERAL INFORMATION
REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, Miami Dade County
(the "Applicant") is requesting a Change of Zoning from "75-R" Urban Center Transect Zone - Restricted
to 76-8-R" Urban Core Transect Zone - Restricted for the property identified with the Folio No.: 01-4109-
048-0010, located at approximately 1040 SW 29 Court (the "Property").
Figure 1- Current zoning designation:
Figure 2- Proposed zoning designation:
T6-6-0
INIII IIIII'-,
Figure 3- Aerial view of the subject property:
AERIAL
PZ -19-3115
REZONE
N ADDRESS: 1040 SW 29 CT
0 125 250 500 Feet SUBJECT PROPERTY
PZAB File ID. PZ -19-3115, 1040 SW 29th Court
B. BACKGROUND AND PROPOSAL
The Property is a large single parcel located on a city block bounded by SW 9th street to the north, SW
29th Court to the east, SW 11th Street to the south, and SW 30th Avenue to the west. The Property is
zoned T5 -R and is approximately 5.68 Acres (247,232 Square Feet) in size. The Property is bordered by
multi -family residences and a large commercial establishment to the west, single-family residences to
the south, southeast, and southwest, multi -family residences to the east, and commercial establishments
to the north.
The Property, owned by Miami Dade County, is the current location of three elderly affordable housing
buildings. Two affordable housing buildings of approximately 182 units, known as Smathers Phase I,
were built in 1978 and are currently undergoing rehabilitation. The rehabilitation is expected to be
completed in December of 2019. In 2016, an affordable housing building of approximately 133 units was
completed, known as Smathers Phase II.
As indicated in the letter of intent, the Applicant is planning a third phase of the development, known as
the Gallery at Smathers Plaza, containing approximately 139 elderly affordable housing units. This
planned third phase exceeds the allowable density on the Property, which is currently 368 residential
units, by 86 residential units. The increased density facilitated by the proposed rezoning and companion
Future Land Use Map amendment would permit the Gallery at Smathers Plaza, and result in a surplus
residential density of 398 units that would be otherwise available for future affordable housing
development.
C. COMPREHENSIVE PLAN
Pursuant to the Correspondence Table of the Miami Comprehensive Neighborhood Plan (MCNP), the
requested change of zoning to T6 -8-R will require a companion Future Land Use Map amendment from
Medium Density Multifamily Residential to High Density Multifamily Residential for the property. The
companion future land use map (FLUM) amendment is under PZ -19-3135
D. ANALYSIS
MIAMI 21 CODE:
The Property is zoned "T5 -R" Urban Center Transect Zone — Restricted, as described above.
Supported development in this zoning designation is outlined below. An excerpt of Article 4, Table 3 of
the Miami 21 Code is included below to illustrate the uses permitted By Right (R), through an
administrative process (Warrant - W) or through a public hearing process (Exception - E) as a result of
the proposed rezoning.
Excerpt of Article 4, Table 3 of Miami 21 Code.
DENSITY (UNITS PER ACRE)
T5 -R jj[YTOR_]
m
RESIDENTIAL
SINGLE FAMILY RESIDENCE R R
COMMUNITY RESIDENCE R R
TWO FAMILY RESIDENCE R R
PZAB File ID. PZ -19-3115, 1040 SW 291' Court
Page 3 of 8
MULTI FAMILY HOUSING R R
HOME OFFICE
LODGING
BED & BREAKFAST E E
INN E
COMMERCIAL
FOOD SERVICE ESTABLISHMENT W
GENERAL COMMERCIAL 4 W
PLACE OF ASSEMBLY 4 E
(CIVIC
RECREATIONAL FACILITY E E
RELIGIOUS FACILITY E E
CIVIL SUPPORT
INFRASTRUCTURE AND UTILITIES W W
MARINA E E
PUBLIC PARKING E E
TRANSIT FACILITIES E E
(EDUCATIONAL
CHILDCARE E W
ELEMENTARY SCHOOL E E
MIDDLE / HIGH SCHOOL E E
1PRE-SCHOOL E E
The chart above shows all the permitted uses in the existing and proposed zoning categories. The
requested change in zoning will nominally increase the number and intensity of the uses allowed,
introducing only four new Uses: Inn, by Exception, Food Service Establishment, by Warrant, General
Commercial, by Warrant, and Place of Assembly by Exception. Furthermore, the requested change from
T5 -R to T6 -8-R will result in an increase in density from 65 dwelling units per acre to 150 dwelling units
per acre, and an increase in maximum height from 5 -stories to 8 -stories by -right or 12 -stories through
the public benefit program.
CRITERIA FOR REZONING:
In accordance with Article 7, Section 7.1.2.8.a., a change may be made to a Transect Zone in a manner
which maintains the goals of Miami 21. In the recommendation, staff must show that it considered and
studied the request with regard to the criteria identified in Miami 21 Article 7, Section 7.1.2.8.f. The criteria
and staffs findings are provided below.
Criteria 1 7.1.2.8. f. 1.a "The relationship of the proposed amendment to the goals, objectives ana
policies of the Comprehensive Plan, with appropriate consideration as to whether the
PZAB File ID. PZ -19-3115,1040 SW 291h Court
Page 4 of 8
proposed change will further the goals, objectives and policies of the Comprehensive
Plan; the Miami 21 Code; and other city regulations. "
Analysis See the companion comprehensive plan analysis under PZ -19-3135 for a detailed
Criteria 1 analysis of the consistency with the proposal's relationship with the goal, objectives,
and policies of the Comprehensive Plan. Ultimately, the application is found to be
consistent with the Comprehensive Plan.
There are also several relevant guiding principles outlined in Article 2 of Miami 21:
2.1.3.1.b: "The City should encourage Infill and redevelopment."
2.1.3.1.d: "Transportation Corridors should be planned and reserved in coordination
with land Use."
2.1.3.1.f: "The City should include a framework of transit, pedestrian, and bicycle
systems that provide alternatives to automobile use."
2.1.3.1.g: "A diversity of land use should be distributed throughout the City to enable a
variety of economic activity, workplace, residence, recreation and civic activity."
2.1.3.1.h: "Affordable and Workforce Housing should be distributed throughout the City
to match job opportunities and to avoid concentrations of poverty."
2.1.3.2.b: "Neighborhoods and Urban centers should be compact, pedestrian -oriented
and Mixed -Use. Density and Intensity of Use should relate to degree of transit service."
2.1.3.2.c: "The ordinary activities of daily living should occur within walking distance of
most dwellings, allowing independence to those who do not drive."
2.1.3.2.f: "Appropriate building Densities and land uses should occur within walking
distance of transit stops.
Finding Staff finds the requested change in zoning is consistent with the Goals and Policies of
Criteria 1 the Miami Neighborhood Comprehensive Plan, as evidenced in companion analysis for
PZ -19-3135, and the Guiding Principles of Miami 21 as evidenced above.
Criteria 2 7.1.2.8.f. 1.b. "The need and justification for the proposed change, including changed or
changing conditions that make the passage of the proposed change necessary."
Analysis The City of Miami is facing an unprecedented affordable housing crisis. Florida
Criteria 2 International University's Metropolitan Center has been working with the City on an
affordable housing masterplan. Below are some excerpts from the most recent draft of
that masterplan:
• "With 57 percent cost -burdened households in the City, Miami may be the most
unaffordable City in the US. 94,638 Miami households are cost -burdened — 74,753
renter households, and 19,885 owner households — representing 65 percent of
[all] renters and 40 percent of all owners. The percentage of cost burdened
households increases with decreasing household income.
PZAB File ID. PZ -19-3115, 1040 SW 291' Court
Page 5 of 8
By comparison, 32 percent of all US households are cost burdened... This means
that to reach a nationally comparative level of total cost burdened households,
through a variety and programs and policy, the City needs to move between 30,000
and 41,000 households out of cost burdened status."
"At $33,999, Miami's median household income is only 59 percent of the US
median income, and only 73 percent of Miami-Dade's median household income...
Miami has one of the highest income gaps between households at the top and
bottom of all cities in the US. The mean income of households in the top 5 percent
of income in the City is more than 52 times the mean income of households in the
lowest 20 percent of income.
The City's poverty rate, hovering between 22 and 26 percent over the last decade,
is also one of the highest among comparable cities in the US."
"Miami has a particularly high proportion of rental housing. 70 percent of its
occupied housing is rental housing, continuing its upward trend over the last 5 years
– up from 67 percent in 2013. The City added over 13,000 rental units from 2013
to 2017. The city's high rate of rental housing in comparison to its cohort cities is
most likely a function of the City rising housing prices, low relative incomes, shifts
in demand (preference), and tighter debt financing."
• "As housing prices and rents have increased in Miami, the supply of affordable
existing and new housing units has dropped precipitously. In particular, both owner
and renter units at the middle and bottom of the price scale has been holloed out
over the last 5 years.
Nationally, the affordable home price for a household at the median income is
$139,438. In Miami, the affordable purchase price for a household earning the City
median income $109,465. For a household earning 81 to 120 percent of the City's
median income, a rent between $807 and $1,209 per month is affordable under
HUD guidelines.
However, the supply of both owner and renter units affordable to households
earning as much as 200 percent of the City's median income has declined rapidly
in both absolute numbers and as a percentage of total housing supply. In particular,
the number of owner units priced under $250,000 and rental units priced at $800
per month have been decimated since 2013. Over the same period the numbers
and relative portion of units priced over $250,000 and $900 per month has
increased rapidly."
• "Based on this analysis, the City has a shortage of 69,464 affordable housing units.
This number, however, represents the complete shortage of affordable housing
units in the City — increasing the supply of affordable units to this number, at rents
and prices for each income level would reduce the City's cost burden percentage
to Zero – a probably unattainable and unrealistic goal."
• "The [Metropolitan] Center's recommendation for the development of affordable
housing is to increase the City's supply of affordable housing by up to 25,000 units
PZAB File ID. PZ -19-3115, 1040 SW 29th Court
Page 6 of 8
over the next seven years, focusing on rents and prices affordable to households
at 80 percent or below the Area Median income."
The subject site is large parcel, currently developed with some affordable housing, and
owned by the Miami Dade County Housing Agency. It currently houses a large number
of affordable housing units, but it is near capacity. The property is held in public
ownership, for a demonstrative public purpose, for the major stated need of affordable
housing.
Finding Considering the recent critical need for affordable housing within the City of Miami,
Criteria 2 there is ample evidence to support the changing conditions that warrant the request
change.
Criteria 3 Section 7.1.2.8.f.2. "A change may be made only to the next intensity Transect Zone or
by a Special Area Plan, and in a manner which maintains the goals of this Miami 21
Code to preserve Neighborhoods and to provide transitions in intensity and Building
Height. "
Analysis Section 7.1.2.8.2. establishes that changes shall occur in succession, in which the
Criteria 3 zoning change may be made only to a lesser Transect Zone; within the same Transect
Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a
Special Area Plan.
The proposed change of zoning from T5 -R Urban Center Transect Zone - Restricted to
T6 -8-R Urban Core Transect Zone - Restricted meets the successional requirements
pursuant Section 7.1.2.8.a.3. of the Miami 21 Code.
Furthermore, the proposed change of zoning would permit an increase in the number
of uses allowed on the Property and increase the maximum Density from 65 dwelling
units per acre to 150 dwelling units per acre. The property is one block away from SW
8th Street, which is an established commercial corridor with neighborhood serving mix
of uses, an FDOT highway with excellent East-West connectivity, and a Transit
Corridor. As such, this property is an ideal location to receive additional density.
Finding 3 The allowed Height of the proposed buildings could disrupt the scale and massing of
the existing development which ranges between one and two stories in height.
However, the T6-8 Transect Zone is prohibited from receiving any bonus height or FLR
when abutting the T3 transect zone. This will limit future development on the site to 8
stories, rather than the typical 12 stories permitted by bonus. There are also additional
required setbacks when abutting dissimilar transect zones.
The request introduces minimal new uses, and does not introduce any new uses by
right. All newly permitted uses will require additional review and ample notice.
In accordance with Article 7, Section 7.1.2.8.a.3 of Miami 21 Code, the request to
rezone is consistent with successional requirements.
PZAB File ID. PZ -19-3115, 1040 SW 291' Court
Page 7 of 8
In accordance with Article 7, Section 7.1.2.8.f.2 of Miami 21 Code, the request to rezone
is consistent with the goals of Miami 21 Code related to neighborhood preservation and
transitions in intensity and Building Height.
E. CONCLUSION
Based on the analysis of the materials submitted, staff finds that the request to rezone from "75-R" Urban
Center Transect Zone- Restricted to "76-8-R" Urban Core Transect Zone - Restricted, for the subject
property at 1040 SW 29 Court, is appropriate to the area and consistent with the goals and objectives of
Comprehensive Plan and the Miami 21 Code.
F. RECOMMENDATION
Pursuant to the Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the
aforementioned findings, the Planning Department recommends Approval of the requested change in
zoning as presented.
ent
PZAB File ID. PZ -19-3115, 1040 SW 29th Court
Page 8 of 8
AERIAL
PZ -19-3115
REZONE
N
0 125 250 500 Feet
-J-W�
ADDRESS: 1040 SW 29 CT
SUBJECT PROPERTY
lee
AERIAL
PZ -19-3115
REZONE
N
0 125 250 500 Feet
-J-W�
ADDRESS: 1040 SW 29 CT
SUBJECT PROPERTY
i
MIAMI 21 (EXISTING)
PZ -19-3115
REZONE
SW 8TH ST ,
N
125 250
1 1 1 1
OW 11TH ST
500 Feet
T4 -R
3W 10TH ST
T3'O
I
ADDRESS: 11
I
)40 SW 29 CT
SUBJECT PROPERTY
T6 -8-O
MIAMI 21 (PROPOSED)
PZ -19-3115
REZONE
SW 8TH ST
T6 -8-O
N.1
SW 9TH ST
T6 -8-R
GW 11TH ST
N
0 125 250 500 Feet
T3 -O
I � �
4
ADDRESS: 1040 SW 29 CT
SUBJECT PROPERTY