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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Y OF�9 ti City of Miami 'k IWOIRF IAAT10 aF 'B is Planning Department L 0 R 19 ANALYSIS FOR REZONING N aV� NOTICE This submittal needs m be schetlulee mr a public hearing In eccoreanre wOh timelines set forth in the City M Miami Cotle. The appllwde tleciWon-maXing hotly will reWewthe lnm'matlon at the public hearing to rentler e recommentlation or a final tleclWon. PZ-22-11961 w 03/01/23 Staff Analysis Report No. PZ-22-11961 Location 3500 and 3526 North Miami Avenue Folio Number 0131250190050, 0131250190030 Miami 21 Transect 75-0" Urban Center Transect Zone — Open Wynwood Norte Neighborhood Revitalization District - 2 (NRD- 2 MCNP Designation General Commercial Commission District D-5 Commissioner Christine Kin Commission District Office Wynwood/Edgewater Planner Graham Jones, Chief of Urban Design (gjones@miamigov.com) Property Owner 3526 W ndwood Corp, 3500 W ndwood Corp Applicant Arthur Noriega, City Manager, City of Miami A. REQUEST The City of Miami is the applicant for the proposed rezoning of two abutting land parcels located at 3500 North Miami Avenue and 3526 North Miami Avenue ("the Property"). The Property is located within the Wynwood Norte Neighborhood Revitalization District ("NRD-2") Overlay. If approved, the transect zone would be amended from '75-0" Urban Center Transect Zone - Open to 76-8-0" Urban Core. The boundary of NRD-2 will not be affected. ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 1 LT910 T6-24A-O 1 "0 O CL 10 PU- w ;15�- `-MIN VIEW GO�Q DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 500 Feet r—I ! ITI I h NOTICE ec to be e,hetlulee br a public hexring cbcorath en,er�nee:W.fth come Citym "_i Cctle. The iipplice Lie beci-n-making bWy W[l reWew the inbrmatlon at the public hearing t. mode, e -rnpntlatlon or z final d-W,n. PZ-22-11961 03/01/23 /f"IJJlJ f� �/I J 0 o rJJJ/ JI/JI1'iJI JJJJJJ //J� WON,NOR,` J�JJJJJJJ� _�, JII. Figure 2: Proposed Miami 21 Designation ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 3 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as Planning Department recommends Approval of the requested rezone of the "75-0" Urban Center Transect Zone — Open to 76-8-0" Urban Core Transect C. PROJECT DATA NOTICE ThIs su brnittsl needs b be scheduled for a public hexring In accorbanm whh timellnee set forth in the City & Mlarni Code. The appllcade beci-n-making body will reWew the inbnnabon at the public hearing t. n:nde, a nxm nda ., or a final d.dm.n. PZ-22-11961 03/01/23 SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-0 / NRD-2 General Commercial Commercial South T5-0/ NRD-2 Restricted Commercial Commercial East T6-24A-0 / SD.27.2 Midtown Miami West Special District General Commercial Commercial West T5-L / NRD-2 General Commercial Vacant / Residential u. BACKGROUND On December 10, 2020, in conjunction with the adoption of NRD-2, the City Commission approved the rezone of properties generally bounded by Northwest 29 Street, North Miami Avenue, 1-195, and 1-95. Collectively, the parcels total approximately 92 acres. During that rezone process, it was noted by the property owner that the proposed transect boundary line bifurcated a building located on their property, with a portion to the north designated 76-8-0" and a portion to the south designated 75-0". It was also noted that the Wynwood Norte Community Vision Plan, published in September 2019, proposed those parcels be designated 76-8-0" and not 75-0". This was confirmed by the Planning Department at the time as an omission in the preparation of the zoning map. It was considered too late in the NRD-2 process to amend the Zoning map, but that an application could be brought forward later to correct the zoning designation. The property owner continues to be in support of moving this rezone application forward. Site. Location. and Vicin The Property includes two abutting land parcels located within the NRD-2 and is approximately 9,000 square feet. The intent of the overlay is to establish a protective series of land development regulations to restore, enhance and grow the existing diverse, and mixed - use neighborhood. Immediately to the east of the Property across North Miami Avenue is the Midtown Miami West Special District ("District") which includes several large retailers and mixed -use residential towers further to the east. The purpose of the District regulations is to promote neighborhood redevelopment through medium to high -density mixed -use development. While the underlying zoning is 76-24A-O", the regulations place limits on the height of development and apply other design requirements. The property is well served by several Miami -Dade County Metrobus routes. ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue — Page 4 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A AERIAL EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 500 Feet Subject Property Outlined in Red NOTICE m�in aacco" seeds t mc[�n awee mr in public bearing ewdance np vca and se<tonbmme. any or Miami C.oae. The appll[a Me tl,bi., ,,,i,ngbody will renewMe l nfomna-dn .be pu bdc darii mndera -cmmendaenu or a anal ee:ciacn. l PZ-22-11961 03/01/23 ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 5 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Addresses and Owners: Folio 0131250190050 0131250190030 E. DEMOGRAPHIC F. Address 3500 N MIAMI AVE 3526 N MIAMI AVE The Property is part of the US Census Tract 26. Property O 3500 WYNDWOO 3526 WYNDWOOD 411y!are� NOTICE This su bmina[ needs b. sche&W d br a pubic hearing In accordance with timelines set forth in ore. City o Miami CWd .7he applicade decision -Waking body will renewthe inlonnalion at the public hearing to n,nder a recommendation or a flnM deciaon. PZ-22-11961 03/01/23 1 Topic Tract 26. Data Miami -Dade Data Population 6,426 2,662,777 Number of Households 2,584 963,477 Number of Housing Units 3,269 1,084,304 Median Household Income $58,319 $59,044 Percent under the Poverty Line 12.7% 14.9% Percent of Households that rent 83% 47% Median Contract Rent $1501 $1,389 Civilian labor force: Unemployed 1.4% 3.8% Source: U.S. Census Bureau Census Tract 26 2021 American Community Survey (1 or 5-year estimates) The request to change the zoning designation has been analyzed for conformance with the Miami Comprehensive Neighborhood Plan ("MCNP"), the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN: Per the Correspondence Table - Zoning and Comprehensive Plan of the adopted Future Land Use Map (FLUM) of the MCNP, the requested change of zoning from "75-0" Urban Center to "76-8-0" Urban Core for the Property is consistent with the Property's existing future land use ("FLU") of General Commercial; as such, a FLUM Amendment is not required. The General Commercial land use designation is intended for a broad mix of residential, office, and general commercial uses that serve the daily retailing and service needs of the public. Maximum residential Density permitted in General Commercial is equivalent to the "High Density Multifamily Residential" FLU designation. MIAMI 21 ZONING CODE: The Property is located within the NRD-2 and is zoned '75-0" Urban Center. Supported development under this zoning designation includes a variety of Residential, Lodging, Commercial, Civic, Civic Support, and Educational Uses. Section 4, Table 1; Section 4, Table 2; and Section 5, Illustrations 5.2 and 5.3 (T5 and T6-8), and Appendix J of the Miami 21 Code, highlight the allowed Uses and development standards that would be permitted under the proposed zoning. ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue — Page 6 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A - dsy nkX - \ill NOTICE The allowed Uses within the '75-0" and '76-8-0" Transect Zones are ide ""°°°n,hte`"Peds,t—lime eer1hintbCity&"° Inazbot-[md, tl mel!,esetdo rin the Cl of A-, CWe. The appl-h, de l—n-making bWy will ewthe inbnnation at the pubic hearing to n,nde, a Community Garden an RegionalActivity Complex. CommercialUses are on ew—ndaden or a fine[ decide, to 5 floors within the existing T-5 Transect, whereas Commercial Uses are pe PZ-22-11961 floor within the T-6-8 Transect. Development parameters are similar within "T5- 03/01/23 O" Transect Zones including setbacks, Lot Coverage, and Frontage Requirements. The permitted Height is five stories in the 75-0" and eight stories in the proposed 76-8-0". Developments in the 75-0" Transect Zone may seek an additional three stories of Bonus Height for a maximum height of 8 stories. Developments in the proposed 76-8-0" Transect Zone may seek an additional four stories of Bonus Height for a maximum height of 12 stories. Bonus Height is pursuant to Appendix P - Wynwood Norte NRD-2 Section 3.3 NRD-2 benefits Program or participation in NRD-2 Transfer of Development Rights ("TDR") Program. The NRD-2 Public Benefits Program allow Bonus Building Height in the T4, T5, and T6 Transect Zones in exchange for the developer's contribution to specified programs that provide benefits to the Public within the boundaries. Such benefits include Affordable/Workforce Housing, Public Parks and Open Space, Civic Space or Civil Support space, and Micro-Retail/Startup Space, Climate Adaptation and Resiliency Infrastructure. The Public Benefits Program supersedes the Program generally applicable in the City under Section 3.14 of the Code, with the exception of the City's Affordable and Attainable Mixed Income Housing Special Benefit Program which continues to be applicable. It is the intent of the NRD-2 TDR Program to recognize and encourage the preservation and restoration of Legacy Structures, as defined in Appendix P - Wynwood Norte NRD-2, Section 3.4, by creating a process whereby the otherwise unusable Development Rights of the sites may be converted into an asset that may be sold to an eligible receiving site located within the NRD-2. Developments within 75-0" and T6 Transect Zones may receive such Rights to obtain additional Bonus Building Height. In the '75-0" Transect Zone, TDRs may only be acquired for a Building Height above the first floor of Bonus Development Building Height. In the proposed T6 Transect Zone, TDRs may only be acquired for the two upper floors of a Development's Bonus Building Height. ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 7 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Excerpt of Miami 21 Co c mmunity Garden gional Activity Complex dix J, Section 4 Table 1 T5-O W Excerpt of Miami 21 Code, Appendix J, Section 4, Table 2 T5-O T6-O Commercial Commercial Uses permitted up to the Fifth Story. NOTICE mie enbmitlal needsm —h.&dmra pbk heeling In —nd— with tlmellnee set forth in the City & Miami CWe. The appliwde decision- naXing bWy will renew the nbnna n at the pubdc hearing to render. —mendation nr a final decidon. PZ-22-11961 �Av 03/01/23 Excerpt of Miami 21 Code, Appendix J, Section 5, Illustrations 5.2 and 5.3 T5-0 T6-8-0 Building Disposition Floor Lot Ratio (FLR) N/A 5 with 50% Bonus FLR, with 1 additional FLR for surplus parking. Lot Coverage 80% 80% (1-8 stories) Above eight floor: • 18,000 sq. ft. max. Floorplate for Residential & Lodging • 30,000 sq. ft. max. Floorplate for Office & Commercial Frontage at front setback 70% min. 70% min. Density 150 du/ac max. 150 du/ac max. Setbacks Principal Front 10 feet min 10 ft. min; 15 ft. min. above 6th Story Secondary Front 10 feet min. 10 ft. min; 15 ft. min. above 6th Story Side 0 feet min. 0 ft. min.; 10 ft. min. above 6th Story Rear 0 feet min. 0 ft. min.; 10 ft. min. above 6th Story Building Height Min. Height 2 stories 2 stories Max. Height By Right 5 stories 8 stories Max. Benefit Height 3 stories 4 stories abutting all transect zones except T3 ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 8 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A `11Y f1p,f LETICECRITERIA FOR REZONING: ffl, ° ""e°°zero inth,Cty& h—Ih. set forth in the Chyofppliwhtebecls n-rnaXingi,Wywil tiran at the pubk hearing to render a na�aon or � nnal eeuIn accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Tran-22-11961manner which maintains the goals of Miami Zoning Code and complies with3/01/23 identified in Miami 21 Article 7, Section 7.1.2.8 (f). Criteria 1 7.1.2.8 (0(1)(a) "The relationship of the proposed amendment to the goals, objectives and 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 of Criteria 1 The request to rezone from "75-0" to "T6-8-0" is consistent with the FLUM designation of General Commercial and, as such, a FLUM amendment is not required. The existing and proposed zoning for the Property has the same density of 150 DU/AC. There are several innovative policies which afford applicants increases in Density, Intensity, Height above what is permitted in the underlying transect zone. Applicants implement these programs in exchange for providing a public benefit per the NRD-2. Such public benefits include Affordable/Workforce Housing, Public Parks and Open Space, Civic Space or Civil Support space, and Micro- Retail/Startup Space, Climate Adaptation and Resiliency Infrastructure. Identical programs are available to the Property without going through the rezone process. The only differential with this proposed rezone is the number of Stories allowed by Right and the additional Bonus Stories made available through increased contributions to the Public Benefits Program. This creates opportunities to further the following MCNP Policies, Goals, and Objectives: MCNP Goal LU-4: "Incentivize sustainable, affordable housing solutions while continually improving the quality of life for all who live in the City of Miami." MCNP Objective LU-1.3: "Promote, facilitate, and catalyze the redevelopment and revitalization of blighted, declining or threatened residential, commercial and industrial areas through a variety of public, private, and public -private redevelopment initiatives and revitalization programs including, where appropriate, historic designations." Finding 1 Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the request to rezone the Property is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 9 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A NOTICE Criteria 2 7.1.2.8 (0(1)(b) "The need and justification for the proposed ch Th"1neee b-[,"e°°zero inth°C"°"'"° In acc°rexnre wM1h timelines sH forth in the Clty of changed or changing conditions that make the passage of the pro Miami C—Theappt, Utl bslsi°n-rna,,g bWy will "`wm`o coati°"atth°p°bg`hea"°°'° aa+ion °� nnal eeua°n. necessary." PZ-22-11961 03/01 /23 Analysis of Criteria 2 Through an examination of the existing land use patterns to the West and development potential to the north and east, the proposed rezoning is in accordance with the changing development conditions over time. In line with this, the adopted Wynwood Notre Community Vision Plan proposed the Property as "T6-8-0" (see Figure 3). An omission by the City included the Property within the "75-0" Transect Zone. The proposed change is necessary to correct this omission. Figure 3: Extract from the Wynwood Norte Community Vision Plan: Proposed Zoning, Page 49, Adopted 2019 Finding 2 Pursuant to Article 7, 7.1.2.8 (f)(1)(b) of Miami 21 Code, the request to rezone the Property is consistent with Criteria 2. 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 of Criteria 3 Section 7.1.2.8 (a) establishes that changes shall occur in succession, in which the zoning change may be made only to a lesser Transect Zone; within the same ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 10 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A NOTICE i Transect Zone to a greater or lesser intensity; or to the next hi((' Ths=ado,d-,°s h-in. tlanMM —dw tl.e,hs&ed rr in tbCi of Zone, or through a Special Area Plan. Miami CWtl .7h° appk. d, tlec mn--king body will "° �e"�� °nallh.,fln`Id-id'°�"° mc°mmentlati°no afinal De ngt PZ-22-11961 The request to rezone the Property from "75-0" to "T6-8-0" is s 03/01/23 pursuant to the Article 7, Section 7.1.2.8.a.3 of Miami 21. The requeste from "75-0" to "T6-8-0" would allow Height and Floor Lot Ration (FLR) t compatible with the neighboring properties by maintaining an appropriate transition in intensity and Building Height from abutting properties. The proposed change would not negatively impact the character of the NRD-2 to the west or the district to the east. Finding 3 Pursuant to Article 7, Section 7.1.2.8.a.3 of Miami 21 Code, the request to rezone the Property from T5-L to "T6-8-0" is consistent with successional requirements. Pursuant to Article 7, Section 7.1.2.8.f.2 of Miami 21 Code, the request to rezone the Property from "75-0" to "T6-8-0" is consistent Based on an analysis of the surrounding context, the Policies, Goals and Objectives of Miami Zoning Code and the MCNP, the Planning Department recommends Approval of the request of a change in zoning from "75-0" Urban Center Transect Zone - Limited to '76-8-0" Urban Core Transect Zone. Graham Jones Chief of Urban Design FsDocuSigned by: w.auumu Sfuln.v Sevanne Steiner, CNU-A Assistant Director and Interim Chief of Land Development DocuSigned by: (,AiS6 Aid Lakisha Hull, AICP, LEED AP, BD+C Planning Director ePlanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 11 AERIAL EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV NOTICE Thls sobmatal needs to be sched.Wd fora public hearing rcortlance wilh timelines ad forth in the City of Miami Cade. The applicable decision -making body will retl_the information at the public hearing to render a re rrmendati on or a final d-id on. PZ-22-11961 03/01 /23 0 125 250 500 Feet I " rim NEVER 11 r7�r PUB-/�y� �2 a � i //I NEVER 11 r7�r PUB-/�y� �2 a � i