HomeMy WebLinkAboutAnalysis and MapsPage 1 of 14
NOTICE
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in a�nmanre w� ametin®aet tndh nM1 in the city at
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PZ-22-14677
06/21 /22 /j
Existing Miami 21 Transect Zone Proposed Miami 21 Transect Zone
in Green
C. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Approval of the request to rezone the Property from " CI" Civic Institution to
"CS" Civic Space Zone based upon the facts and findings in this staff report.
D. PROJECT DA:li--
SURROUNDING
USES
Miami 21
MCNP / Density
Existing Use
North
T1
Conservation - 0 du/ac
Conservation
South
T1
Conservation - 0 du/ac
Conservation
East
Cl
MIPFTU - 0 du/ac
Municipal - Wastewater
West
T1
Conservation - 0 du/ac
Conservation
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Page 3 of 14
Subject Property outlined in red
Proposal
NOTICE
This submM1tal neetlsb be achedtktlap Cheering
In arsnmanre w� ametin®aet tndh nM1 In the city at
Miami Cotle.The eppllcsde tlaleion-maXing bpiy w6l
reWew Te Inbrtnatbn at iM1e pubic M1e®ring to rentler a
reepmmenmtlpn or a nnat aecpon.
PZ-22-14677
06/21 /22
The request to rezone this Property is in conjunction with the proposed Miami Freedom Park
Special Area Plan ("SAP")and its companion Comprehensive Plan Amendment ("CPA"). The
SAP and CPA both propose to convert approximately 23 acres of park land to other uses
through rezoning and amendments to the Future Land Use Map. This loss of public park land
must be mitigated as there is a no net loss policy for public park land in the City of Miami.
Page 4 of 14
NOTICE
Th1, s,bmlbal nnd, to be acherLktl 1 , a P.- hearing
In ars-M —ti 11-1H—h in the CiTy of
Miami C— Theappk— tlecisi,n king bWy 011
To comply with the Miami Comprehensive Neighborhood Plan's policy PR 2.1.1 for no -net -
loss for public park land, the City has brought forward a total of five rezone applications and
their companion Comprehensive Plan Amendments to convert those properties to land
designated for parks.
Including this application, there are a total of 10 applications (companion items of Rezone and
Comprehensive Plan Amendments) filed in with the City and identified as: PZ-22-14671, PZ-
22-14674, PZ-22-14675, PZ-22-14676, PZ-22-14677, PZ-22-14678, PZ-22-14679, PZ-22-
14680, PZ-22-14681, and PZ-22-14682.
Each of the five rezones would designate the properties as "CS"— Civic Space and the
Comprehensive Plan Amendments would designate the properties as "Public Parks &
Recreation" on the Future Land Use Map, which eliminates the loss of public park land.
Site Location & Surrounding UseG
Located on the back side of the County's wastewater treatment facility on the end of Virginia
Key opposite from the Rickenbacker Causeway, the only other surrounding use is
conservation of natural lands. The Property is located very close to the water, as the
wastewater treatment facility takes up a significant amount of space on the island. The graphic
below shows the Property in context with the uses surrounding it.
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Page 5 of 14
Existing Land Uses surrounding the Property
Demographics
NOTICE
Th1, s,b, Innd,bbe acherLktl fora P.-hearing
In arsoMa—timeli— lor•h in the 01,1
Mlami Cotle. The epplic tleci,,., aking bWy 011
Planning Department Staff retrieved data from the US Census Bureau's American Community
Survey (ACS) to analyze the sociodemographic conditions of the area surrounding the Subject
Property. Staff utilized the Census Bureau's 2016-2020 ACS 5-Year Estimates and observed
various data points for Census Tract 9804. The table below shows the various data points for
both the Census Tract in which the Subject Property is located and the City of Miami.
Summary of Census Data for Subject Census Tract: 12086980400
Topic•:04
Population
0
City of
461,080
Households
0
180,676
Avg Household Size
0
2.55
Owner -Occupied Housing
0.0%
26.2%
Renter -Occupied Housing
0.0%
60.1 %
Vacant Housing Units
0.0%
13.6%
PZ-22-14677 /
06/21 /22 s /
Page 6 of 14
NOTICE
Thls submM1tal neetlsb be achedtktlap hesring
In a�nmanre w� ametin®aet tndh nM1 In the City at
Mlami Cotle.Theeppllcs h bb,,nM1-mahing dw61
reWew Te Inbrtnatbn at iM1e pubs earing rentl to er a
reepmmenmtlpn or a nnat aecpon.
PZ-22-14677
06/21 /22 /j
Median Household Income
I $0
I $44,268
Median Home Value
$0
$344,300
Median Gross Rent
$0
$1,242
0-Vehicle Households
0.0%
18.1 %
The "Summary of Census Data for Subject Census Tract: 12086980400,"" table above shows
there are no households, housing units, or population in Census Tract 9804. This is due to the
location and geography of Tract 9804. The Property is located on the northwestern side of
Virginia Key and is abutted to the east by Miami -Dade County's Central District Wastewater
Treatment Plant. Tract 9804 consists of Virginia Key, Crandon Park, and parts of Biscayne Bay.
A map of Tract 9804 can be seen on the next page. Virginia Key consists of three different
zoning districts: T1 Natural Transect Zone, CS Civic Space Zone, and Cl Civic Institution Zone.
All three of these districts prohibit residential uses, which supports the Census data seen in the
table above. Census Tract 9804 extends beyond the City of Miami boundary as seen in the map
below. The portions of Census Tract 9804 that are outside of the City of Miami limits consist of
Crandon Park and Crandon Golf Course, which are recreational facilities of Miami -Dade County
and have no residential uses. No sociodemographic analysis is necessary since there is no
population residing in or near the Subject Property.
Page 7 of 14
Page 8 of 14
NOTICE
Th1, s,bmlbal nnd, to be acherLktl 1 , a P.- hearing
In arsoM —ti 11—sHl hin the CiTy of
Miami Co The appkc tlecisi,n king bWy 011
F. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is
designated "Major Institutional, Public Facilities, Transportation, and Utilities", which allows a
maximum Density of 150 DU/AC, ancillary to those uses intended within this FLU designation
and in consideration of surrounding FLU designations. Primarily surrounded by Conservation
FLU designations and the wastewater treatment facility, it can be expected that there would
be no residential development on this site or neighboring it.
Per the Correspondence Table —Zoning and Comprehensive Plan of the FLUM, the requested
change of zoning from " CI"to "CS" is inconsistent with the Property's existing Future Land
Use (FLU); as such, a companion FLUM Amendment from "Major Institutional, Public
Facilities, Transportation, and Utilities" to "Public Parks and Recreation" is being processed
concurrently under ePlan File ID No. PZ-22-14678. The existing FLU is consistent with the
existing zoning, and the proposed FLU is consistent with the proposed zoning.
Miami 21 Code
The Property is zoned " CI"Civic Institution. Supported development in this zoning designation
is primarily intended for Civic and Civic Support Uses by Exception, with restricted
Commercial Uses through the Exception process. The Applicant proposes to rezone the
Property to "CS" Civic Space Transect Zone. Under "CS", many of the Civic Support Uses
that are currently allowed under " CI"by Exception would be prohibited, while other would be
allowed by Right, such as Marina, or by Warrant, such as Civic uses. Below are excerpts from
Article 4, Table 3 of the Miami 21 Code highlight the allowed Uses and development standards
that would change as a result of the proposed rezoning.
Table: Article 4, Table 3 Building Function: Uses
DENSITY UNITS PER ACRE TI -I. N/A
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTIFAMILY HOUSING
DORMITORY
E
HOME OFFICE
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Page 10 of 14
MARINA I E R
PUBLIC PARKING E
RESCUE MISSION E
TRANSIT FACILITIES E
EDUCATIONAL
CHILDCARE
E
COLLEGE/UINVERSITY
E
ELEMENTARY SCHOOL
E
LEARNING CENTER
E
MIDDLE/HIGH SCHOOL
E
PRE-SCHOOL
E
RESEARCH FACILITY
E
SPECIAL TRAINING/VOCATIONAL
E
INDUSTRIAL
AUTO -RELATED INDUSTRIAL ESTAB.
MANUFACTURING AND PROCESSING
MARINE RELATED INUSTRIAL ESTAB.
PRODUCTS AND SERVICES
STORAGE/DISTRIBUTION FACILITY
E
E
NOTICE
Th1, s,b, Innd,bbe acherLktl fora P.-hearing
In arsoMa—timeli— lor•h in the 01,1
Miami Cotle. The eppllc tlecisi,n king bWy 011
In addition to differences in Uses, there are different standards for development between the
two transects. Article 5 of Miami 21 specifies the permissible standards for each Transect
Zone with relation to Building Disposition, Building Configuration, Building Function and
Density, Parking Standards, Architectural Standards, Landscape Standards, and Ambient
Standards. Given that "Cl" is intended to be responsive to the surrounding Transects, the
conversion to "CS" would result in a minor decrease of development allowances, since being
surrounded by " T1 ", the Property is currently very limited in any development capacity.
The intent of the Civic Space Transect Zone is the preservation of open, public spaces for
parks, other recreational uses, and gathering spaces. As such Civic Space limits Buildings to
a maximum Floor Area to 25 percent of the Lot Area.
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06/21 /22 s /
Page 11 of 14
NOTICE
Thls submM1tal neetlsb be achedtktlap hesring
In a�nmanre w� ametin®aet tndh nM1 In the City at
Mlami Cotle.Theeppllcs h bb,,nM1-mahing dw61
reWew Te Inbrtnatbn at tM1e pubs earing rentl to er a
reepmmenmtlpn or a nnat aecpon.
PZ-22-14677
06/21 /22 /j
Criteria for Rezoning
In accordance with Article 7, Section 7.1.2.3(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 three 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 (t)(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 The request to rezone from "Cl" to "CS" is inconsistent with the Property's existing
Criteria 1 Future Land Use designation; therefore, the Applicant is concurrently processing a
companion FLUM Amendment from "Major Institutional, Public Facilities,
Transportation, and Utilities" to "Public Parks & Recreation" under ePlan File ID
No. PZ-22-14674.
Objective NR-1.1 of the MCNP states, "Preserve and protect the existing natural
systems within Virginia Key, the Dinner Key spoil islands, and those portions of
Biscayne Bay that lie within the City's boundaries. "This request would reserve an
additional 7.859 acres of land for preserving space for green space and recreation,
aiding in the preservation of natural areas on Virginia Key.
Furthermore, subject to the no -net -loss requirement for public park land in Parks,
Recreation, and Open Space Policy PR-2.1.1, this Rezone request assists in
ensuring the City complies with this policy as it converts approximately 23 acres of
public park land through the Miami Freedom Park SAP to uses other than public
park.
Finding 1 Pursuant to Article 7, Section 7.1.28 (f)(1)(a) of Miami 21 Code, the request to
rezone is consistent with the goals, objectives, and policies of the Comprehensive
Plan, Miami 21 Code.
Criteria 2 7.1.2.8 (0(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 of Objective NR-1.1's stated intent of preserving and protecting natural systems on
Criteria 2 Virginia Key necessitate the designation of more land for parks, recreation, and open
space, particularly as the rest of Miami continues to develop. Though Virginia Key
Page 12 of 14
NOTICE
Thls submM1tal neetlsb be achedtktlap hesring
In a�nmanre w� ametin®aet tndh nM1 In the City at
Mlami Cotle.Theeppllcs h bb,,nM1-mahing dw61
reWew Te Inbrtnatbn at tM1e pubs earing rentl to er a
reepmmenmtlpn or a nnat aecpon.
PZ-22-14677
06/21 /22 /j
is not a walk -to park, it is a regional recreation amenity visited by City residents and
other stakeholders year-round for a variety of purposes. As
Finding 2 In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the
requested change in zoning is consistent.
Criteria 3 Section 7.1.2.8 (0(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 Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur
Criteria 3 successionally, in which the 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 Special Area Plan." The Property is currently
zoned "CI"Civic Institution. The Applicant has proposed to change the zoning to
"CS" Civic Space Zone. "CS" does not allow for any density or Residential Uses,
whereas " CI"allows density up to 36 DU/AC and allows some Residential Uses by
Right, though this Property is not developable with residential or commercial uses.
"CS" is a lesser Transect Zone than "Cl".
Finding 3 In accordance with Article 7, Section 7.1.2.8(f)(2) of Miami 21 Code, the requested
change in zoning is consistent.
G. CONCLUSION
Based on Planning staffs analysis of the surrounding area context, the Miami 21 Code, and
the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan
(MCNP), the request to rezone the Property from " CI"to "CS"is justified. There is a need for
open spaces and natural systems preservation on Virginia Key, and the requested rezone
would satisfy the no -net -loss requirement of Policy PR-2.1.1 as it relates to the Miami
Freedom Park Special Area Plan and its companion Comprehensive Plan Amendment.
Pursuant to 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 of zoning from "Cl" Civic Institution to "CS" Civic Space.
Page 13 of 14
Jacqueline Ellis
Chief of Land Development
�2y u
NOTICE
This su bmRtal needs 4 t s.h- kd br a pa b4c M1esring
In accortlance—dmeL—® forth In[he City of
MW ICode. Theappliwtte dsislon-mahing bogy will
reWewMelnfirmation at the pubYc M1earing to rentlera
recommendauon or a anal oeddon.
PZ-22-14677
06/21/22
Page 14 of 14
MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-14677
REZONE
ADDRESSES: 3851 RICKENBACKER CSWY
0 250 500 1,000 Feet
NOTICE
Thin submktal needs to be scheduled fora public hearing
in ccardanoe wM timelines ad forth In the City of
Miami Code. The appllcah he decision -making body vdll
reeew the Intonation at the pu btic hearing to render a
nxommendati on or a final decid on.
PZ-22-14677
06/21/22
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-22-14677
REZONE
ADDRESSES: 3851 RICKENBACKER CSWY
s��M1�zs
NOTICE
This soban"d needs to be scheduled fora public hearing
in ¢ordance wM timelines ad forth In the City of
Miami Cole. The applica Fle dxlsion-making body YAll
ratl_the Information at the pu bec hearing to render a
re mmendati on or a final al-ld on.
PZ-22-14677
06/21/22
0 250 500 1,000 Feet I "
AERIAL
EPLAN ID: PZ-22-14677
REZONE
ADDRESSES: 3851 RICKENBACKER CSWY
250 500 1,000 Feet
s��M1�zs
NOTICE
This soban"d needs to be scheduled fora public hearing
in ¢ordance wM timelines ad forth In the City of
Miami Cole. The applica hLe dxlsion-making body YAll
ratl_the Information at the pu bec hearing to render a
re mmendati on or a final al-ld on.
PZ-22-14677
06/21/22