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HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-23-15950 Location 1852 NE 2 Avenue Folio Number 0131360000021 Miami 21 Transect "Cl" Civic Institution Transect Zone MCNP Designation Major Institutional, Public Facilities, Transportation, and Utilities Commission District 5 — Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Planner Zhaokai (Kyle) Liu, Planner II Property Owner Temple Israel of Greater Miami FL Project Representative Nicholas Barshel, Esq A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Nicholas Barshel, Esquire, on behalf of Temple Israel of Greater Miami FL (the "Applicant") requests to rezone the property generally located at 1852 NE 2 Avenue, Miami, Florida, (the "Property") from "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open. Concurrently, there is a companion application (PZ-23-15951) to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from "Major Institutional, Public Facilities, Transportation, and Utilities" to "Restricted Commercial." B. 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 "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open based upon the facts and findings in this staff report. PZ-23-15950 1852 NE 2 Avenue— Page 1 09/20/2023 PUB fr0 �© 4 9! 4- a. :."o a� NOTICE This submidel needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision-makIng body will renew the Information at the public hearing to render a recommendation or a final decision. PZ-23-15950 09/28/23 <C 9-4-VI Elm CO' C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North CI Major Institutional, Public Facilities, Transportation and Utilities 500 du/ac (Omni Residential Density Increase Area) Houses of Worship and Religious South CI Major Institutional, Public Facilities, Transportation and Utilities 500 du/ac (Omni Residential Density Increase Area) Cemeteries East T6-36B-O Restricted Commercial 500 du/ac (Omni Residential Density Increase Area) Sales and Services West CS Recreation 0 du/ac Institutional D. BACKGROUND The Property is one (1) parcel located along NE 2 Avenue. According to the survey prepared by Landmark Surveying & Associate. INC., the size of the Property is approximately 71,438 square feet (1.64 acres), see Figure 1. The Applicant proposes changing the existing zoning designation from "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open; see Figures 2 & 3. The Future Land Use Map is proposed to change from "Major Institutional, Public Facilities, Transportation, and Utilities" to "Restricted Commercial." The Property is in "Cl" Civic Institution Transect Zone abutting "Cl" Civic Institution Transect Zone on the north side, T6-36B-O" Urban Core Transect Zone — Open toward the east side, connecting "CS" Civic Space Transect Zone on the west side, and adjacent "Cl" Civic Institution Transect Zone on the south side. The Property has over 280 feet of street frontage on the major thoroughfare of NE 2 Avenue to the east and over 250 feet of street frontage on NE 19 Street to the north. The current use of the Property is an unimproved surface parking lot that provides overflow car storage for an offsite business, with two (2) small accessory concrete storage buildings for that operation. Applicant also owns the Property directly to the north across NE 19 Street, which houses the Temple Israel of Greater Miami Campus. This religious institution includes the Bertha Abess PZ-23-15950 1852 NE 2 Avenue— Page 2 09/20/2023 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 Sanctuary, the Sophie and Nathan Gumenick Chapel, education/meeting facilities, and open space. The Applicant proposes establishing the highest and best use for the Property, which provides additional opportunities for Temple Israel to continue serving this community.. 125 2 00 =ee+ Figure 1 Aerial Map PZ-23-15950 1852 NE 2 Avenue— Page 3 09/20/2023 125 250 500 Feet A Figure 2 Existing Zoning 171171k /I A 1=11®' C 0 125 250 CS L 111111F-6-24A-0 500 Feet CI This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -malting body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 Figure 3 Purposed Zoning A The Property is in 2020 US Census Track 12086002702, which is also referred to as Census Track 2020. According to the Policy Map 5-Year Estimate (2017-2021), 4,537 people live across 1,684 households for an average household size of 1.99 people, which is less than the City of Miami's average household size of 2.38 people. The median household income of the area is approximately $64,489, which is $12,864 more than the citywide median household income. Approximately 5.58% of all housing units are owner occupied. This is less than the percentage of owner -occupied housing units citywide, which is 30.02%. Additionally, Census Track 2020 has less vacancy rate in the City of Miami. Below is a table highlighting the critical socioeconomic and demographic characteristics of both Census Track 2020 and the City of Miami. PZ-23-15950 1852 NE 2 Avenue— Page 4 09/20/2023 This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 Topic Census Tract: 12086002600 City of Miami Population 4,537 442,241 Total Households 1,684 181,597 Average Household Size 1.99 2.38 Families in Poverty 14.66% 16.94% Home Ownership Rate 5.58% 30.02% Rental Occupancy Rate 94.42% 69.98% Vacant Rate 13.24% 13.97% Median Household Income $64,489 $51,625 Median Gross Rent $1,986 $1,361 E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application requires a corresponding Future and Use Map (FLUM) amendment. 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 dwelling units per acre (150 DU/AC) and is intended for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities, and general commercial activities intended to serve the needs of the public. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open 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 "Restricted Commercial." is being processed concurrently under ePlan File ID No. PZ-23-15951, see Figures 4 & 5. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. PZ-23-15950 1852 NE 2 Avenue— Page 5 09/20/2023 125 250 500 Fee: I.i4nI!tT1!MiIIRAI \ Mr 1 - 16:Ski trw t1,1"' 4,---,is r\s\ xictiet RWOWSWilk §04k 1, ks, k'w ,*&,) .1.4114.) * ,,w,,,, m it . t, Public Panics\ 1467mLL Ni4s tlR-.: Ira 11 I t Pab �F I Figure 4 Existing FLUM 125 250 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making bodywill resiew the information at the public hearing to render a recommended on or a final decla on. PZ-23-15950 09/28/23 1 di 433w N IW'4% iNkNV c. �t l 1\ NittAlkSk ‘4t, 1NX ,K, sx ..ram A .o �` F ih s pna � 1 �f k:10.14.7 Iih; 4 4,,M7 I Figure 5 Proposed FLUM Miami 21 Code The Property is zoned "Cl" Civic Institution Transect Zone. Supported development in this zoning designation is primarily intended for Education, Civic Support, Civic Commercial, Office, and Residential uses by Exception. The Applicant proposes to rezone the Property to "T6-36B-O" Urban Core Transect Zone — Open. Supported development in this zoning designation is primarily intended for some Residential, Office, and Lodging uses by Right, with restricted Commercial, Civic, Civic Support, and Educational Uses through the Warrant and Exception process. Below are the excerpts from Article 4, Table 3 of the Miami 21 Code that highlight the allowed uses and development standards that would change due to the proposed rezoning. PZ-23-15950 1852 NE 2 Avenue— Page 6 09/20/2023 NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh bmellnes set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommended on or a final decla on. PZ-23-15950 09/28/23 TABLE 3 BUILDING FUNCTION: USES T6 I C R L 0 CS CI CI -HD URBAN CORE CIVIC DENSITY (UNIT PER ACRE) 150* 150* 150* N/A AZ** 150* RESIDENTIAL CO -LIVING R*** R*** R*** R*** SINGLE FAMILY RESIDENCE R R R COMMUNITY RESIDENCE R R R R TWO FAMILY RESIDENCE R R R MULTI FAMILY HOUSING R R R R DORMITORY R R E R HOME OFFICE R R R R LIVE - WORK R R R WORK - LIVE R LODGING BED & BREAKFAST E R R R INN E R R R HOTEL R R R OFFICE OFFICE R R E R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W W ENTERTAINMENT ESTABLISHMENT R R ENTERTAINMENT ESTAB. - ADULT PZ-23-15950 1852 NE 2 Avenue— Page 7 09/20/2023 This submittal needs to be scheduled fora pubic hearing In accordance whh bmellnes set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommended on or a final decla on. PZ-23-15950 09/28/23 T6 C FOOD SERVICE ESTABLISHMENT W R R WER ALCOHOL BEVERAGE SERVICE ESTAB. E E E GENERAL COMMERCIAL W R R EER MARINE RELATED COMMERCIAL ESTAB. W W E OPEN AIR RETAIL W W WER PLACE OF ASSEMBLY E R R E E RECREATIONAL ESTABLISHMENT R R ER AMUSEMENT RIDE E CIVIC COMMUNITY FACILITY W W WEW RECREATIONAL FACILITY E R R WEW RELIGIOUS FACILITY E R R WER REGIONAL ACTIVITY COMPLEX E E E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY W W E E INFRASTRUCTURE AND UTILITIES W W W WEW MAJOR FACILITY ER MARINA E W W RE PUBLIC PARKING E W W ER RESCUE MISSION ER TRANSIT FACILITIES E W W ER EDUCATIONAL CHILDCARE W***** W***** W***** E E R COLLEGE / UNIVERSITY ***** W***** W***** E R PZ-23-15950 1852 NE 2 Avenue— Page 8 09/20/2023 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 T6 C ELEMENTARY SCHOOL E***** W***** W***** E R LEARNING CENTER ***** R***** R***** E E R MIDDLE / HIGH SCHOOL E***** W***** W***** E R PRE-SCHOOL E***** R***** R***** E R RESEARCH FACILITY ***** R***** R***** E R SPECIAL TRAINING / VOCATIONAL ***** W***** W***** E R F. NEIGHBORHOOD SERVICES Figure 6 the corner of NE 19 Street and NE 2 Avenue looking South on NE 2 Avenue Figure 7 the corner of NE 19 Street and NE 2 Avenue looking West on NE 19 Street PZ-23-15950 1852 NE 2 Avenue— Page 9 09/20/2023 Figure 8 the exterior of Property as seen looking SE from NE 19 Street G. FINDINGS This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 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. Staff uses three (3) criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f) to analysis the request. The criteria and staff's findings are provided below. Criteria 1 7.1.2.8 (f)(1)(a) "The relationship of the proposed amendment of 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 "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open is inconsistent with the Property's existing Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Major Institutional, Public Facilities, PZ-23-15950 1852 NE 2 Avenue— Page 10 09/20/2023 PURL/ Finding 1 Criteria 2 NOTICE r F This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 44, RSV! EW COrQ Transportation, and Utilities" to "Restricted Commercial." under ePlan File ID No. PZ-23-15951. Metrobus Route 9,10, 32, and Trolley Route Biscayne is less than 650 ft from the Property. Walking to the School Board or Adrienne Arsht Center Metromover stations from the Property is under 15 minutes. The following Future Land Use Policy supports the proposed change: Policy LU-1.1.10 The City's land development regulations will encourage high density residential development and redevelopment in close proximity to Metrorail and Metromover stations. Policy TR-2.1.3 The City will encourage increased density of development within walking distance of transit corridors and Metrorail stations. Policy HO-1.1.9 The City's land development regulations will encourage high - density residential development and redevelopment in close proximity to Metrorail and Metromover stations. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. 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 change necessary". Analysis of Criteria 2 In accordance with Article 7, Sections 7.1.2.8(f)(1)(b), the Applicant has submitted a request to rezone the Property from its current designation of "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone- Open. The analysis provided by the Applicant evaluates surrounding properties within a half -mile radius of the Property, concluding "The Property is surrounded by urban development. The current use of the Property is an unimproved surface parking lot that provides overflow car storage for an offsite business, with two small accessory concrete storage buildings. The current use of the Property is not PZ-23-15950 1852 NE 2 Avenue— Page 11 09/20/2023 Finding 2 Criteria 3 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 consistent with the character of the surrounding neighborhood." However, there are varied zoning patterns and the existence of physical barriers like NE 2 Avenue and N Miami Avenue. Historically, under the Zoning Ordinance 11000, both the Property and its adjacent context were designated as "G/I" Government and Institution. The government/institutional category allows the development of facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, major transportation facilities, public utilities, and public and private cemeteries. Uses ancillary to these uses are allowed to a maximum density and intensity equivalent to the least intense abutting zoning district, subject to the same limiting conditions. With the adoption of Miami 21 Code in 2010, the Property, zone "C/I" Civic Intuition Transect Zone under 11000, was rezoned to "Cl" Civic Institution Transect Zone. Which is consistent with the current code Miami 21. Given its unique location between historical and recreational landmarks rezoning the property, could have a negative impact on abutting properties in terms of height. Its strategic position between Temple Israel and the City of Miami Cemetery, both significant cultural and historic sites, combined with its adjacency to Biscayne Park, underscores the importance of preserving the character of the surrounding environment. However, rezoning creates a consistent pedestrian experience for the street thus the designation offers a balance between allowing development and respecting the historic and cultural surroundings of the adjacent landmarks, ensuring that the development remains in harmony with its surroundings. Pursuant to Article 7, Section 7.1.2.8 (f)(1)(b) of Miami Code, the request to rezone is consistent with "The need and justification for the proposed change, including changed or changing conditions that make the passage of the change necessary". 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 Neighborhood and to provide transition in intensity and Building Height." PZ-23-15950 1852 NE 2 Avenue— Page 12 09/20/2023 This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the public hearing to render a recommendation or a final decla on. PZ-23-15950 09/28/23 Analysis of Criteria 3 Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur 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 in "Cl" Civic Institution Transect Zone. Per Article 7, Section 7.1.2.8.a.1 of Miami 21 "When a CI zoned property ceases to be used for Civic functions, the successional rezoning is determined by identifying the lowest Intensity Abutting Transect Zone and rezoning to that Zone's next higher Intensity Zone." The lowest Intensity Abutting Transect Zone is "T6-36B-O" Urban Core Transect Zone — Open. Per Article 4, Table 3, the Property does not allow any residential (other than dormitory) or lodging uses under "Cl" Civic Institution Transect Zone. This has led to the Property continuing to be an unimproved surface parking lot surrounded by high rise urban core development. Furthermore, the Applicant is a non-profit religious institution that desire to continue to provide an essential service to its congregation and surrounding community. Finding 3 In accordance with Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the requested change is zoning is consistent. H. CONCLUSION Based on Planning staff's analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the Property from "Cl" Civic Institution Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open is not justified. 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 Transect Zone to "T6-36B-O" Urban Core Transect Zone — Open. PZ-23-15950 1852 NE 2 Avenue— Page 13 09/20/2023 1-DocuSigned by: (Atis6 `—�F�nFFFnrFr,�aaF Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: an7scnclAF7C146... Sevanne Steiner, CNU-A Assistant Director 1-DocuSigned by: L,at ai 641t0 Pit �� f17QQ9 rr FFnd9d�Q Zhaokai (Kyle) Liu Planner II This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making body will review the information at the pubdc hearing to render a recommendation or a final dec.ie on. PZ-23-15950 1852 NE 2 Avenue— Page 14 09/20/2023 AERIAL EPLAN ID: PZ-23-15950 REZONE ADDRESS(ES) : 1852 NE 2 AV 0 125 250 500 Feet This submittal needs to be scheau lee for a public healing In accordance wilt tmellnes set forth in the City of Miami Cede. The applica deolsion-ma king bcdywill review the lnformagon at the public hearing to render a recommendation or a final decia on. PZ-23-15950 09/28/23 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-15950 REZONE ADDRESS(ES): 1852 NE 2 AV 0 125 250 500 Feet T6-12-0 J Thla submittal needs to be schedu led for a public hearing In ccordonce wilt hmellnes set forth in the City of Miami Code. The applica dslsion-ma king bodywill review the lnformagon at the public hearing to render a recommendation or a final decivon. NE 18TH ST 1- U 0 Z NI W Z PZ-23-15950 09/28/23 N A MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-23-15950 REZONE ADDRESS(ES): 1852 NE 2 AV 0 125 250 500 Feet T6-12-0 J Thla submittal needs to be schedu led for a public hearing In ccordonce wilt hmellnes set forth in the City of Miami Code. The applica dslsion-ma king bodywill review the lnformagon at the public hearing to render a recommendation or a final decivon. NE 18TH ST 1- U 0 Z NI W Z PZ-23-15950 09/28/23 N A