ANALYSIS FOR

REZONE

PZ-20-7953
Staff Analysis Report PZ-20-7953
03/03/21
No.
Location 2000 NW 3 Avenue
Folio Number 0131250630020
Miami 21 Transect “T4-L” General Urban TransectZone-Limited
MCNPDesignation Medium DensityRestricted Commercial
Commission District District5; JeffreyWatson
NET District Overtown
Planner Megan Echols, Planner II (mechols@miamigov.com)
Applicant Housing TrustGroup, LLC
Property Owner Miami Dade County- Miami Dade Housing Agency
Project Representative Ryan Bailine; bailiner@gtlaw.com

A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 (“Miami 21”), as amended, Housing Trust Group,
LLC (the “Applicant”) is requesting to amend the zoning designation of one parcel from “T4-L” General Urban
Zone-Limited to “T5-O” Urban Center Zone-Open located at2000 NW 3 Avenue, Miami, Florida.

B. RECOMMENDATION
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Approval of the amendment to the Miami 21 Atlas based upon the facts and findings in this
staff report.

C. PROJECT DATA
Table 1:SURROUNDINGUSES
Miami 21 MCNP/ Density Existing Use
T6-8B-O/T6-8A-
North Gen. Commercial Industrial/High D. MF/Vacant
O/T5-O
Townhouses/Single FamilyHigh D./
South T3-R Med. D. MF Residential
Single FamilyMed. D.
Med. D. Rest. Commercial/ Commercial/High D. MF/Low D.
East T5-O/T4-L /T3-O
Gen. Commercial MF
Recreation/Med. D. Rest.
West CS/T4-L/T5-OQ Park/Institutional
Commercial/

D. BACKGROUND
Site Location & Surrounding Uses

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 PZ-20-7953

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Figure 1: Aerial of subjectsite

The Applicant (Housing Trust Group, LLC) has proposed an amendment to the Miami 21 Atlas for a Single
Miami Dade Countyparcel located at2000 NW 3 Avenue (“the Property”) in the Overtown NET District. The
Property is 10.3 +/- acres (452,717 451,692 square feet) and has existed as the Rainbow Village and Gwen
Cherry 23C Public Housing Communities since the 1970s. According to the letter of ntent (LOI), the
Property is located in the Southeast Overtown Park West (SEOPW) Community Redevelopment Plan. The
Property is located south of NW 22 Street, which is the border between the Wynwood/Edgewater NET
District and the Overtown NET District, this is also the boundary for Mana Wynwood Special Area Plan and
the Wynwood Neighborhood Revitalization District(NRD-1).

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Image 1: Southside of Site with existing Rainbow Village

The propertyis uniquelylocated in a portion of the Overtown neighborhood where there are a varietyof zoning
designations, land uses, and housing types. Much of the properties within the vicinity of the Property are
individuallyowned. Directlysouth of the Propertyare two medium densitylow-rise condominium properties,
The Villas of SaintAgnes andTown Park Condominiums, anddirectlysoutheastof the Propertyis a subdivision
of single familyhomes. Nearlyinternal to the propertyboundaries is a Cityof Miami owned park. Westof the
Propertyis Paul Laurence Dunbar ElementarySchool. Eastof the propertyare multiple privatelyowned high
densitymultifamilyapartmentbuildings.

Image 2: South of site across NW 20 StreetVillas of StAgnes Condominiums

Proposal
The Applicanthas proposed changing the existing zoning designation from “T4-L” to “T5-O”. According to the
Applicant’s letter of intent(LOI) and survey, the Propertyhas more than 200 feetof streetfrontage along NW
22 Street, NW 20 Street, NW 4 Court, and NW 3 Avenue and has more than 40,000 square feetof land area,
meaning the Propertymeets the threshold criteria for rezoning consideration.

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 PZ-20-7953

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Map 2 Map 3
Demographics (census data)
The Propertyis located in Census block group 120860031003. According to the American CommunitySurvey
(ACS), 5-year estimates (2015-2019), this block group has a total of 404 households in a total of 501 household
units. The housing vacancyrate for Block Group 120860031003 is 19.36%, which is higher in comparison to the
Cityof Miami vacancyrate of 15.03% and the Miami-Dade Countyrate of 13.75%.
The median household income for the block group was $15,417 compared to Miami Dade Countymedian
income $51,417 and the Cityof Miami median income of $39,049. All of the surrounding block groups had lower
median household incomes ranging between $18,500 and $41,506. For Census Block Group 120860031003,
8.54% of the population was unemployed, higher than the national unemploymentrate of 5.33% for thatyear
range.
Table 2. Summary of Census Data for Subject BlockGroup:120860031003
Topic Data
Total Households 835
VacancyRate 19.36%
Median Household Income $15,417
UnemploymentRate 8.54%
Age Median 30

E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
This application does have nor require a corresponding Future Land Use Map amendment. The proposed
rezone corresponds with the existing Future Land Use Map designation of Medium Density Restricted
Commercial. The MCNP description of the designation is below:
MediumDensityRestricted Commercial: Areasdesignated as"MediumDensityRestricted Commercial"
allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density
MultifamilyResidential" subject to the same limiting conditions;transitoryresidential facilitiessuch ashotels
and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries,
convention facilities, places of worship, and primaryand secondaryschools. Also allowed are commercial
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activitiesthat generallyserve the dailyretailing and service needsofthe public, typicallyrequiring easyaccess
bypersonal 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, saloonsand
cafes, general entertainment facilities, private clubsand recreation facilities, major sportsand exhibition or
entertainment facilitiesand other commercial activitieswhose scale and land use impactsare similar in nature
PZ-20-7953
to those usesdescribed above. Thiscategoryalso includescommercial marinasand living quarterson vessels
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aspermissible.
The nonresidential portions of developments within areas designated as “Medium Density Restricted
Commercial”allowa maximumfloor lot ratio (FLR) of6.0timesthe net lot area ofthe subject property.

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 The existing FLUM designation corresponds with the existing and proposed zoning designations. The Medium
Density Restricted Commercial is a mixed use land use category that allows same housing density as
Medium Density Multifamily Residential. It also allows commercial, office, service, schools and places of
PZ-20-7953
worship. As previouslymentioned, the existing Land Use designation corresponds with the proposed T5-O
03/03/21
zoning designation, which can be seen in the excerptof the Future Land Use-Zoning Correspondence table,
below.

Table 3: Excerptof FLU Correspondence Table

Adjacent Future Land Use

Figure 2: Future Land Use Map

The existing Future Land Use designations for the Propertyand the areas in proximityto the Property are
generallyathigher intensities than the corresponding zoning designations.

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Miami 21 Code

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Figure 3: Zoning around the Property

The Propertyis located in an area with a varietyof zoning designations; directlyadjacent to the propertyis
CS, T4-L, T3-R, T3-O, T5-O and T6-8B-O zoning designations. The proposed zoning designation, T5-O, is
adjacent to the Propertyto the north and east. Within the neighborhood there have been recentchanges to
the Miami 21 atlas, in the form of the Wynwood NRD-1 and the Mana Wynwood Special Area Plan.
The parcel is over 10 acres in size, so changing the zoning designation could impact the area significantly.
Changing the zoning of the parcel to the proposed T5-O would increase developmentintensity, however there
are few differences in allowable uses between the existing T4-L and proposed T5-O zoning designations.
Further detailed in the excerpt of the table of uses from Miami 21. T5 zoning designation permits five-story
development, where as the existing T4 zoning designation permits three storymaximum developmentin height.
The comparisons of T4 and T5 zoning designations is further explained in Table 5: Transect Development
Standards.

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Table 4:Excerpt Article 4, table 3 (Miami 21)

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Table 5:Transect Development Standards

Total LotArea:10.3 acres
Existing Zoning Proposed Zoning
Area: 0.7 acres T4-L T5-O
DENSITY 36 du per acre 65 du per acre
Total Max Units 370.8 669.5

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HEIGHT
Maximum 3 stories (40 ft. max) 5 stories (40 ft. max)

LOT COVERAGE PZ-20-7953

60% max 80% max 03/03/21
GREEN OPEN SPACE
15% LotArea min 10% LotArea min
SETBACKS
Principal 10 ftmin 10 ftmin
Secondary 10 ftmin 10 ftmin
Side 0 ftmin or 5 ftmin abutting a 0 ftmin*
setback
Rear 20 ftmin 0 ftmin*
Zoning History: 11,000 Zoning Code
During the11000 Zoning Code, the Propertywas zoned “R-3 MultifamilyMedium-DensityResidential,” which
is most similar in densityto the T5 designation in the Miami 21 Zoning Code. The intent of the R-3 zoning
designation was to allow single-family, duplex and multifamily structures, including low-rise apartment
structures with a maximum densityof sixty-five (65) dwelling units per acre (the same densityas T5). Also
allowed within R-3 was supporting services, schools, communitybased residential facilities, and convenience
establishments.

Figure 4: 11000 Zoning Atlas Map

R-3 had a higher heightallowance of 50 feet, while the proposed T5 zoning has a heightmaximum of 40 feet.
Since the area was alreadydeveloped with medium densityaffordable housing and for the greater comfortof
the communitywhile the entire Citywas being rezoned during Miami 21, staff chose to rezone the area to T4
which has a lower densitythan R-3 (11000) and the proposed T5-O (Miami 21).
Zoning History: NRD-1
Additionally, this parcel and others below the NW 22 Streetboundaryof the Wynwood NRD-1 were considered
to be a portion of the Wynwood NRD-1. If this parcel had been a portion of the NRD-1, it would have likely
been rezoned to the T5 zoning designation.
Miami 21:Section 7.1.2.8 - Amendments to Miami 21 Code
In accordance with Article 7, Section 7.1.2.8.a, a change maybe made to a transectzone in a manner which
maintains the goals of Miami 21. The recommendations of the Planning, Zoning and Appeals Board shall show
thatthe board has considered and studied the application in regard to the following criteria:
Criteria 1 7.1.2.8.f.1.a“Therelationshipoftheproposedamendment to thegoals,
objectives and policies of the Comprehensive Plan, with appropriate
consideration as to whether theproposedchangewill further thegoals,
objectives andpolicies oftheComprehensivePlan; theMiami 21 Code;
andother cityregulations.”
Analysis GoalLU-1: Maintain a landusepattern that (1) protects andenhances the
quality oflife in the City's neighborhoods; (2) fosters redevelopment and
revitalization ofblighted or declining areas; (3) promotes and facilitates
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 economic development andthe growth ofjob opportunities in the city; (4)
fosters the growth and development ofdowntown as a regional center of
domestic and international commerce, culture and entertainment; (5)
promotes the efficient use ofland and minimizes landuse conflicts while
protecting and preserving residential sections within neighborhoods; (6) PZ-20-7953

protects andconserves thecity's significant natural andcoastal resources; 03/03/21

and(7) protects theintegrityandqualityoftheCity’s existing neighborhoods

by insuring public notice, input andappellant rights regarding changes in
existing zoning andlanduseregulations.
The proposedzoning change from T4-L TO t5-O is consistentwith Goal
LU-1. The changes in zoning will provide for further redevelopmentand
revitalization of a portion of the Overtown neighborhood, thatis in close
proximityto areas thatis quicklyredeveloping in the Cityof Miami. The
existing structures on the Property are in decline and rezoning the
Propertywould allow for newer high qualityhousing to be constructed.
Additionally, the future redevelopmentand rezoning should resultin a
more efficientuse of publiclyowned land located in the citycore, that
would continue to serve as much needed affordable housing.
Objective LU-1.2: Promote, facilitate, andcatalyze the redevelopment and
revitalization ofblighted, declining or threatenedresidential, commercial and
industrial areas through a variety ofpublic, private, and public-private
redevelopment initiatives and revitalization programs including, where
appropriate, historic designations.
The Propertyas itexists todayis in decline, and the proposed rezone
is consistent with Objective LU-1.2 as the proposed changes would
catalyze redevelopmentin the projectarea.

PolicyPR-1.1.4: TheCityofMiami’s Level ofServicefor Parks, Recreation

andOpen Spaceis to providea municipally-ownedpark within a ten-minute
barrier-freewalk to park entrances by72%ofthecity’s population as
measuredbyGIS pedestrian network analysis. A ten-minutewalk will be
definedas a one-halfmile, barrier-freedistanceon a safepedestrian route.
Barrier-freemeans a continuous walk on a sidewalk or designated
pedestrian routethat mayincludecrossing streets but does not encounter
barriers such as walls or highwayembankments that impedepassage. Safe
pedestrian routes includethosethat mayincludecrossing ofstreets with
speedlimits ofup to 40mph.

The Propertyis a site over 10 acres, and unlike manyother areas

within the Cityof Miami, almostinternal to the Property’s boundaries
is Cityowned park land. The proposed changes are consistentwith
PolicyPR-1.1.4 because changing to a higher transectzone would
allow for greater access within the “ten-minute barrier-free walk” zone
to the park byincreasing the developmentpotential and density
immediatelyadjacentto a Citypark.

Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21

Criteria 1 Code, the requested change in zoning is consistent.

Criteria 2 7.1.2.8.f.1.b. “The need and justification for the proposed change,
including changedor changing conditions that makethepassageof
theproposedchangenecessary.”
Analysis The changes in the area can be deemed necessarydue to the many
for Criteria changes thathave recentlyoccurred to the north within the Wynwood
2 NRD-1 and Mana Wynwood Special Area Plan. Due to these
ordinances there were changes to the Miami 21 Atlas. Additionally,
the Propertywas slated to be a portion of the NRD-1, which would
have resulted in a zoning change to the proposed T5 zoning
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 designation. The Propertywas also formerlydesignated ata zoning
category that had a higher density during the 11,000 Zoning code
than the existing T4 zone. Changing the Propertyto the proposed T5
zoning designation would return the parcel to a similar development
potential thatitpreviouslyhadbefore the implementation of Miami 21. PZ-20-7953

Furthermore, according to the LOI from the applicant the Property 03/03/21
rezoning would be to greater facilitate new high-quality affordable
housing on a Countyowned parcel. Plan.
Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21
Criteria 2 Code, the requested change in zoning is consistent.

Criteria 3 Section 7.1.2.8.f.2. “Achangemaybemadeonlyto thenext intensity

Transect Zone or bya 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 (a) establishes that changes shall occur in
Criteria 3 succession, in which the zoning change maybe made onlyto a lesser
TransectZone; within the same TransectZone to a greater or lesser
intensity; or to the next higher Transect Zone, or through a Special
Area Plan.
The proposed zoning changes are consistentwith the successional
zoning change requirements stated in the table in Section 7.1.2.8(a)
(3). The proposed zoning change from T4-L to T5-O is a change to
a nexthigher TransectZone.
The area of the Property has an extremely varied zoning pattern,
with T3 areas to the south and T5 and T6 is directlyadjacentto the
north and eastof the Property. The proposed T5 zoning designation
would be consistent with existing patterns and changes within the
neighborhood and the goals of Miami 21.
Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the
Criteria 3 requestto rezone is consistent with the Miami 21 Code.

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F. CONCLUSION
The proposed rezone of the propertyat2000 NW 3 Avenue from the T4-L to T5-O TransectZone would be an
PZ-20-7953
appropriate use of publiclyowned land; a successional change to the zoning of the propertyto a higher transect
would be consistentwith the goals and principles of Miami 21 and the MCNP which encourage infill 03/03/21
developmentin the existing urban fabric. The proposed amendmentto the Miami 21 Atlas is consistentwith
requirements for rezone for Miami 21. Thus, staff recommends approval of the proposed amendments in
application PZ-20-7953.

Attachments:
Attachment1 – Site Survey

Staff Analysis ReportNo. (PZ-20-7953) – Page 1

01/14/2021

_______________________________
Jacqueline Ellis
ChiefofLand Development

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Attachment 1- Survey (PZ-20-7953)

PZ-20-7953

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PZ-20-7953

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 AERIAL
ePLAN ID: PZ-20-7953
ZONING CHANGE
PZ-20-7953
NW 22ND TER
01/15/21

NW 22ND ST
NW 5TH AVE

NW 22ND ST

R
NW 21ST TE

NW 21ST ST

NW 3RD AVE

NW 20TH TER
NW 4TH CT

NW 20TH ST
UNNAMED

Ü
ADDRESS: 2000 NW 3 AV

0 125 250 500 Feet

 MIAMI 21 (EXISTING)
EPLAN ID: PZ-20-7953
REZONE
PZ-20-7953
NW 22ND TER
T6-12-O 01/15/21

T6-8A-O
Mana Wynwood
NW 5THAVE T6-8B-O Special Area Plan
D2

T5-O
NW 22ND ST

NW 21ST TER

CS

NW 3RD AVE
NW 21ST ST

CI
NW 4TH CT

NW 20THTER
T4-L

NW 20THST
UNNAMED

T3-O

T3-R

Ü
ADDRESS: 2000 NW 3 AV

0 125 250 500 Feet

PZ-20-7953

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 PLANNING DEPARTMENT

Project Fact Sheet

This document is used to provide a summary for Planning Department related projects. PZ-20-7953

01/15/21
PROJECT INFORMATION PLANNING DEPARTMENT INFORMATION
Project Name: PZ-20-7953 ZC Lead Staff: Megan Echols, Planner II

Project Address: 2000 NW 3 Avenue Principal Division: Land Development

Email: mechols@miamigov.com

APPLICANT INFORMATION PROJECT DESCRIPTION

Company Name: Housing Trust Group, LLC Proposed Rezoning of a single 10.3 acre parcel from T4-L to T5-O.
The subject property has existing multi-family publicly owned
affordable housing. Staff has recommend approval of the rezone.
Primary Contact: Ryan Bailine

Email: bailiner@gtlaw.com
Secondary Contact:

Email:

NOTES
-FLU Medium Density Restricted Commercial
-The site is bound by NW 20 St, NW 3 Av, NW 22 St,
Webs Link(s):
NW 5 Av, and NW 4 Ct
-Proposed T5 zoning would increase height and
intensity of development BOARD REQUIREMENTS
-Amendments to the Future Land Use Map are
HEPB WDRC
unnecessary for this rezone
4 PZAB 4 City Commission
UDRB AIPP

GRAPHIC(S)

Transect Zone(s): T5-O

Commissioner District(s): 5
NET Office(s):Overtown

Department Director: Cesar Garcias-Pon

Revision Date: 1/15/2020