HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning DepartirnenY
ANALYSIS FOR
Rezoning
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PZ-20-7526
�\ 07/22/20
Staff Analysis Report No.
PZ-20-7526
Location
See PZD-7
Folio Number
See PZD-7
Miami 21 Transect
"76-8-L" Urban Core Transect Zone - Limited
MCNP Designation
Restricted Commercial
Commission District
District 5 - Commissioner Keon Hardeman
NET District
Overtown
Planner
Joseph Eisenberg, Planner II
Property Owner
Multiple
Project Representative
City of Miami Planning Department
A. REQUEST
The City of Miami (the "Applicant"), requests to change the zoning designation of the property
generally bounded the 836, the Metrorail guideway, and NW 71" Avenue from the "76-8-L"
Urban Core Transect Zone - Limited to the "76-8-0" Urban Core Transect Zone - Open per
Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended. These collective
parcels (the "Property"), approximately 911,275 square feet or 20.92 acres, are described by
the attached legal description.
B. RECOMMENDATION
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Miami 21, the Planning Department
recommends Approval of a rezoning from T6-8-L to T6-8-0 based upon the facts and findings
in this staff report.
C. PROJECT DATA
SURROUNDING
USES
Miami 21
MCNP / Density
Existing Use
North
"CI -HD" (Civic Institutional
Major Public Facilities
Variety
Health District Transect Zone)
150 D.U. per acre
South
T6-8-0 (Urban Core Transect
Commercial
Variety
Zone)
150 D.U. per acre
East
"D1" (Work Place District
Light Industrial
Variety
Transect Zone)
36 D.U. per acre Restricted
"Cl" (Civic Institutional
Major Public Facilities 65
West
functioning as T5-0) and T6-
D.0 per acre and Restricted
Variety
8-0 (Urban Core Transect
Commercial
Zone)
150 D.U. per acre
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 1
D. BACKGROUND
In 2019, the City of Miami's Planning
Department began a neighborhood -
wide study of the area bounded by the
Miami River, the 836, and 1-95. This
study was called `Culmer Quadrants'.
The intent of this study was to attempt
to understand why portions of this
neighborhood were underdeveloped
relative to Transect Zone intentions,
despite being extremely well -served by
mass transportation and proximate to
many other neighborhoods, and to
develop some restrained prescriptions
to encourage redevelopment if
appropriate. This study is included in
this application as PZD-4, with an
excerpt to the right. This study
contemplated the existing, on the
ground conditions and inferred intent
from the rezoning that occurred
between the 11000 ordinance and
Miami 21.
Under the 11000 Zoning Ordinance,
the City's prior zoning ordinance, this
neighborhood was zoned mostly R-4,
with a handful of parcels zoned R-2, O,
and SD-12. R-4 provided the same
base residential density as the
property has now, similar floor area,
Miami 21 Zoning
Miami 21 did not enforce any
major changes to the land use of the
site other than converting a majority
of R3 and R4 designations into T6-o
designations, allowing for more floors,
dwelling units per acre and program-
mingappropriatefor an athan core.
This change gave the site a stronger
commercial axLs diagonallyacross
Quadrant t7ne and to Quadrant
'I7tre.e.
NOTICE
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In eccordana wkh timelines set forth in the City M
Miami Cotle. The applicad' deciWon-making bWywill
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recommendation or a final d.dm.,.
PZ-20-7526
�\ 07/22/20
and a similar range of uses as the current zoning of T6-8-L. The primary difference between R-4
and T6-8-L is the ability to have a commercial or office component at a building's lower floors.
Presumably, the opportunity to include some office or commercial uses in this neighborhood
was intended to catalyze development around the Culmer Metrorail station.
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 2
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PZ-20-7526
07/22/20
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Rezoning Boundary
Excluded Parcel
1 c•'. l..' V - r 1l'7
The study identified the northwestern quadrant as the first piece of the study to move forward.
This was selected for several reasons. First, it is accepted best practice to have high density and
intensity development around mass transportation nodes. This is one of the areas in the City of
Miami that is best served by a variety of mass transportation options, and despite high density
and intensity zoning, is only developed to around 5% of maximum development capacity. It is
probable that the zoning is one of the things preventing redevelopment of this neighborhood.
Second, this area already has a Future Land Use Map (FLUM) designation of Restricted
Commercial, meaning that the City's proposed change in zoning does not require a companion
Comprehensive Plan amendment. In other words, the existing Future Land Use designation
already accommodates the proposed zoning.
Staff Analysis ePaan file ID No. PZ-20-7526 — Page 3
NOTICE
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In eccorbanre whh timellnee set forth in the City M
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Lastly, due to the neighborhood's proximity to the City's two largest job centers, "eW"�o m�ot�o°a��aPae�lao�°�°°efB
location for the construction of Workforce housing. On July 1, 2020, the Plannin PZ-20-7526
Appeals Board recommend approval of a zoning text amendment (File ID #746 07/22/20
confer additional FLR and height flexibility to T6-8-0 properties in Transit Oriented De
Areas (TODs) in exchange for Workforce housing at or below 100% AMI. With this propos
amendment, combined with the proposed rezoning of the Property, this neighborhood could begin
to produce significant Workforce housing. That said, even without this text amendment, Planning
Staff believes that the rezoning alone will catalyze high quality redevelopment in this
neighborhood.
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
On the adopted 2020 Future Land Use Map (the "FLUM") of the Miami Comprehensive
Neighborhood Plan (the "MCNP"), the Property is zoned T6-8-L and has a Restricted Commercial
FLUM designation. The current FLUM designation is the expected correspondence with the
current zoning and the proposed zoning. As a result, the requested zoning does not precipitate a
FLUM amendment.
Miami 21 Code
The zoning for the Property is proposed to change from T6-8-L to T6-8-0.
MIAMI21 (EXISTING)
T, fi8A
101
Go
MIAMI21 (PROPOSED)
0
Figure: Miami 21 Transect Zone
Zoning changes typically effectuate three things:
1) A rezoning can modify underlying residential density;
2) A rezoning can modify the built form of new buildings; and,
101
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 4
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3) A rezoning can modify allowable uses.
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1) Underlying Residential Density:
The existing zoning category of the Property, T6-8-L,
has a residential den 6�PZ-20-7526
dwelling units per acre. The proposed zoning category of T6-8-0 has a residential density
dwelling units per acre.
There will be no increase in residential density from this rezoning.
2) Built form:
The general effect of this rezoning on the Property's built form is negligible. The aforementioned
zoning text amendment (PZAB File ID #7463) could confer some additional height and FLR to
the Property; but it would be voluntary and at the discretion of an individual applicant, in
exchange for public benefits, and the text amendment has not been formally adopted yet.
3) Allowable Uses:
The proposed rezoning would only allow one additional use: Regional Activity Complex,
and only by process of Exception. T6-8-L only permits Office and Commercial uses for 25% of
the building's FLR, and only the first two floors allow Commercial and the first four floors allow
office. T6-8-0 permits 100% of the building to be either Commercial or Office.
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 5
DENSITY (UNITS PER ACRE)
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
DORMITORY
HOME OFFICE
LIVE - WORK
WORK - LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB_
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB_ -ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB_
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB_
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE 1 UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE I HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING 1 VOCATIONAL
INDUSTRIAL
AUTORELATEDINDUSTRIAL ESTBL.
MANUFACTURING AND PROCESSING
MARINE RELATED INDUSTRIAL ESTBL
PRODUCTS AND SERVICES
STORAGE! DISTRIBUTION FACILITY
SUB -URBAN
9 9 i6
R R R
R R R
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Staff Analysis ePlan file ID No. PZ-20-7526 — Page 6
NOTICE
Rezoning Criteria hissobm�'"ee°`mbee`"e°°�°ro'ap°°°`ty
In eccortlanawkh timelines setforih in the Cl M
MiamiCwtl.Th applicade tleci-, making bWy will
reWewihe inlormatlon at the pubkc hearing to rentler e
The following is a review of the request pursuant to the rezoning criteria in Art �omme"tlad°"nrafialtle"°°
PZ-20-7526
7.1.2.8 (f) of Miami 21, as well as on the additional criteria derived in the light of the 07/22/20
Criteria 1.a: "The relationship of the proposed amendment to the goals, objecti
policies of the Comprehensive Plan, with appropriate consideration as to
whether the proposed change will further the goals, objectives and policies of
the Comprehensive Plan; the Miami 21 Code; and other city regulations."
Analysis: Comp Plan Objective LU-1.1: Ensure that land and development
regulations are consistent with fostering a high quality of life in
all areas, including the timely provision of public facilities that meet
or exceed the minimum level of service (LOS) standards adopted in the
Capital Improvements Element (CIE) of the Miami Comprehensive
Neighborhood Plan.
The Planning Department believes that the proposed rezoning would facilitate
an increased quality of life by encouraging infill development, which would
subsequently enhance the public realm. A large percentage of vacant
properties means the neighborhood lacks the "eyes on the street" encouraged
by Miami 21, potentially making the neighborhood feel unsafe for pedestrians.
This is combined with narrow sidewalks and aging infrastructure. Aging
infrastructure is particularly concerning considering approximately half of the
property in this neighborhood is in the AE flood zone (considered a "high risk"
area) due to its proximity to the Miami River.
Despite high intensity zoning, this neighborhood is still developed to a
relatively low intensity. This proposed rezoning is expected to catalyze new
development and redevelopment in this neighborhood, which will provide
subsequent infrastructural improvements such as enhanced water and sewer
infrastructure, new stormwater infrastructure, and wide sidewalks enfronted by
active uses.
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.
The T6-8-L zoning designation prohibits buildings that are entirely office or
commercial. This has likely reduced the availability of jobs in the
neighborhood, potentially reducing the desirability of redevelopment. The
rezoning as proposed would permit the development of a more robust mixed -
use neighborhood, facilitate a walkable streetscape, and potentially boost
ridership for the neighborhood's abundant mass transportation options.
Staff Analysis ePaan file ID No. PZ-20-7526 — Page 7
One of Miami 21's development goals is; "Rebt
commercial Corridors to function as Mixed -Use,
walkable centers for adjacent Residential Neighborh(
It C_. NUKI H.AUk - UUWN IUWN NIGHTOA
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NOTICE
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Miami Cotle. The applicade decision-maXing hotly will
renewthe Inbrmatlon at the pubYc hearing to rentler e
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PZ-20-7526
�\ 07/22/20
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Future Land Use Designations
• Route 113 Route 277
—Alapatlah - inbound
Public Perks and Recreation
— — - Route 195 — — Route 7
Health District - inbound
Single Family- Residential
Overtown - inbound
Medium Density Multifamily Residential
- - Route 196 Route 77
- Stadium - inbound
Medium Density Restricted Commercial
- - Route 2 - - - Route 95
Restricted Commercial
— — • Route 21 •• Route RA"
_ General Commercial
Route 211
Major Institutional, Public Facilities, Transportation and Utilities
Light Industrial
m� Industrial
The Property is in a neighborhood that is exceedingly well served by mass
transportation. At its core is a Metrorail station, and the neighborhood is
transversed by numerous County bus routes and City trolley routes. This
neighborhood, despite being walking distance from Civic Center and the
Downtown Core, is largely underdeveloped relative to transect zone intentions.
The lack of development negatively impacts the walkability of this area,
whereas redevelopment into an active and mixed -use neighborhood would
improve both walkability and bolster transit ridership.
Some of the citywide guiding principles, Article 2, Section 2.1.3.1, are as
follows:
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 8
l("
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In accordance wM timelnessetforthinthe CityM
MiamiCtle. The - ,decision-rnaXing bWy will"Growth strategies should encourage Infill and redevelo man°natthep°°°`"`°"°°'°renders
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PZ-20-7526
Despite having mostly T6-8 (Urban Core) zoning, the T6-8 zone 07/22/20
this neighborhood is developed to only approximately 5% of
development capacity with many properties completely vacant. Additi
the Culmer Metrorail station is the 5th most underutilized station along the
Metrorail network (based on a weekday average) according to data from
regular ridership reports issued by Miami -Dade Transit.
There is a compelling argument that the zoning in this area is the root cause
of underdevelopment. This neighborhood has many locational advantages, so
its underdevelopment is seemingly inexplicable. The Planning Department
believes that a rezoning from T6-8-L to T6-8-0 could encourage the
development of a handful of full commercial and office projects, that would
catalyze subsequent rezonings.
"Transportation Corridors should be planned and reserved in
coordination with land Use."
NW 71" Avenue in this area of the City is a Transportation Corridor, meaning it
has a high frequency of bus service. The Property is also within range of the
Culmer Metrorail Station. Proximity of the property to frequent bus service and
passenger rail suggests that it is well situated to absorb additional residential
density and development capacity.
"A diversity of land use should be distributed throughout the City to
enable a variety of economic activity, workplace, residence, recreation
and civic activity."
The Property's current T6-8-LTransect Zone, limits the volume of Office and
Commercial development around the Culmer Metrorail Station. This rezoning
would permit the development of "workplaces" in this neighborhood, permitting
the development of a fully mixed -use neighborhood and enhancing the
diversity of uses around the Culmer Metrorail Station.
Finding: Consistent.
Criteria 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 Property is well suited for a more mixed -use development fabric due to its
proximity to the Culmer Metrorail station. A rezoning from T6-8-L to T6-8-0
would permit a higher intensity of Office and Commercial uses, and potentially
catalyze the development of a mixed -use neighborhood, speeding up the
delivery of Workforce Housing units. The rezoning has the potential to create
jobs adjacent to a Metrorail station and on numerous bus and trolley routes,
potentially reducing transportation time and cost for employees that live at the
geographical extents of the City of Miami.
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 9
NOTICE
This submittal needs m be scnetlulee mr a public heming
In accordance wM timelines set forth in the City M
Miami Cone. The appUm Lie asision-making bony will
The City of Miami is undergoing an unprecedented affordable wew"eno me°natthepab°`"ear'°°'ere°sere
ntlatl onor bkh—iivit
while this crisis has been building over time, it has been a 4�PZ-20-7526COVID-19 related job losses. There is a need for income restricte
every income level. Lower income levels are served by a variety of g
subsidies. Higher income levels are served by market. There is a gap in
income housing that has been identified by our elected officials and the City's
affordable housing master plan, at 100% AMI. This rezoning, combined with
the aforementioned zoning text amendment (PZAB File ID #7463), could
create a meaningful pocket of Workforce housing in this neighborhood that is
accessible to jobs that may result from the rezoning, and jobs that are abroad
due to the neighborhood's proximity to mass transportation. That said, even
absent the text amendment, this rezoning has the potential to catalyze new
development and redevelopment in this neighborhood to the benefit of the City
as a whole.
Findings: Consistent.
Criteria 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: The T6-8-0 zoning designation is a successional zoning category from, and is
transitional in scale and intensity from, T6-8-L. As the built form analysis in
Section E.2 of this report shows above, there is no difference between T6-8-L
and T6-8-0 as it relates to built form. The Property abuts several other areas
zoned T6-8-0, so there is precedent for this zoning category in the area.
The existing zoning T6-8-L and proposed T6-8-0 Transect Zones, have the
same density (150 du/acre). The fundamental difference is in the Office and
Commercial Uses which are limited to 25% of the Building area and to two
stories in the T6-8-L Transect while there are no limitations in the T6-8-0
Transect. The flexibility permitted by the T6-8-0 will allow and possibly
promote mixed -use development
The zoning text amended that received a recommendation of approval from
the Planning, Zoning and Appeals Board on July 1, 2020, could potentially
confer some additional FLR and height flexibility to the Property. That said, this
proposal is mindful of the fact that the Spring Garden neighborhood is
proximate to the rezoning area. Development within 500' of the T3 zoning
category may not exceed the codified maximum height in feet of the T6 zoning
category, even when taking advantage of the proposed text amendment's
benefits. Again, Planning Staff believes this rezoning has the potential to
catalyze new development and redevelopment in this neighborhood to the
benefit of the City as a whole.
Finding: Consistent.
Staff Analysis ePaan file ID No. PZ-20-7526 — Page 10
F. CONCLUSION
NOTICE
mis seeds m be SEhedwed w, a p�bk h-1,g
Ida wkh tlme1— set f.dh inthe City&
MiamiCWe. The appli de decon-making bWy will
renew the inlonn— at the pubic hearing t. render e
Based on the findings and analysis as outlined above, the Planning De artme �emme-20-,ah�aldeudo�
g Y g p PZ-20-7526
Approval of the application to change the zoning designation of the prop 07/22/20
bounded the 836, the Metrorail guideway, and NW 7th Avenue from the "T6-8-L"
Transect Zone — Limited to the "T6-8-0" Urban Core Transect Zone — Open. This r UMSS4
could create a mixed -use development in neighborhood that is very well served by mass
transportation.
i "signed b� ueline
is,J cq ueline Date- 2020.07.2208:1424-04'00'
NOTICE
The final decision may be appealed by any aggrieved party, within fifteen (15) days of the
date of issuance by filing a written appeal and appropriate fee with the Office of Hearing
Boards, located at 444 SW 2nd Ave., 31 Floor, Miami, FL 33130 Telephone number (305)
416-2030.
Staff Analysis ePlan file ID No. PZ-20-7526 — Page 11
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PLANNING DEPARTMENT
Project Fact Sheet,
This document is used to provide a summary for Planning Department related pro
Project Name: Culmer Quadrant Rezone
Project Address: Generally bounded by the 836,
Metrorail Guideway, and NE 7th Avenue
Company Name: City of Miami
Primary Contact: Arthur Noriega, City Manager
Email: anoriega@miamigov.com
Secondary Contact:
mail:
Lead Staff: Joseph Eisenberg
Principal Division: Urban Design
NOTICE
rni: sobn,itlal —& m —heawee wr a p�bk healing
—'--.en en,ehnes �'.fnnh inme City&
M am CWe The appl d tl i_ king bWY will
reWewthenlormati �lh pub�ch glo rentlere
�emm aati nnale on.
PZ-20-7526 i
Email: JEisenberg@Miamigov.com
IMP
GRAPHIC(S)
Q HEPB Q WDRC
Q PZAB ® City Commission
Q UDRB Q AIPP
Transect Zone(s): T5-8-1-
Commissioner District(s): 5
NET Office(s):Overtown
Department Director: Francisco Garcia
Revision Date: 1/15/2020
N-144TH TER
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In —.ldan — Omellnea se 1— mbe clty M
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reWewihe Inbrmatbn at the pubge hearing to render e
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\` 07/22/20
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Mlaml Code. The appli.de decislon-making body will
reWewihe Inbrmatbn at the pubge hearing to render e
reco mendatlon or a flnal decdon.
L�, PZ-20-7526
\` 07/22/20
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