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HomeMy WebLinkAboutAnalysis and MapsBatch Place Holder City of Miami Planning Departmen* ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-24-17919 Location 1822 Northwest 37 Avenue Area 4.262 Acres Commission District Commission District 1 — Miguel Angel Gabela Commissioner District Office Allapattah Existing FLU Designation Public Parks & Recreation Proposed FLU Designation Restricted Commercial Applicant Art Noriega, City Manager, on behalf of the City of Miami Planner Richard Cody Brown, Planner I Rbrown@miamigov.com Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Art Noriega, City Manager, on behalf of the City of Miami ("the Applicant") is requesting a small- scale amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the Future Land Use ("FLU") designation of the property at 1822 Northwest 37 Avenue ("the Property") from "Public Parks and Recreation" to "Restricted Commercial", and from "Restricted Commercial" to "Public Parks and Recreation". The proposed amendment contains approximately 4.262 acres. Small-scale comprehensive plan amendments are those that involve less than 50 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas through a rezone as a companion item (PZ-24-17921). The companion application seeks to change the Property's zoning designation from "CS," Civic Space Zone, to "T6-8-O," Urban Core Transect Zone — Open, (Portion A) and from "T6-8-O," Urban Core Transect Zone — Open to "CS," Civic Space Zone, (Portion B). The table below summarizes the request. NOTICE °a Batch Place Holder Label Folio Area Existing FLU Designation Proposed FLU Designation "Portion A" 0131320000090 92,915 Square Feet (2.131 Acres) Pub. Parks & Rec. Restricted Commercial "Portion B" 0131320000090 92,915 Square Feet (2.131 Acres) Restricted Commercial Pub. Parks & Rec. Total 4.262 acres Summary of the Existing and Proposed FLU Designations and Zoning Designations The two (2) portions, Portion A and Portion B, are located within the Property and depicted in the Aerial Photo. The Property is located in the western part of the City of Miami, near the Miami International Airport, which lies northwest of the Property. The Property runs along the City of Miami jurisdictional boundary to the North, Northwest 42nd Avenue State Road 953 (Lejeune Road) to the West, State Road 836 and NW 14th Street to the South, and the single-family neighborhood known as Grapeland Heights to the East. Notably, the Tamiami Canal of the Miami River abuts the Property to the north (north of which is the Miami Intermodal Center, which contains Metrorail, TriRail, and Metrobus stations). Aerial Photo of Subject Site 1� EMI 1 INN III INN IMO �Illillllllllllllll�lllll� IIIIIIIs113 !I!IIHhIIH13 Batch .24 NOTICE Place Holder NOTICE °a Batch Place Holder BACKGROUND The Applicant owns the existing land which was the subject to a management agreement for the former Melreese Country Club, International Links Management Agreement to operate a public golf course of approximately 131 acres. The City of Miami has owned the entirety of the SAP Area Property since the 1930s-1940s when it was used as an incinerator disposal location. In the 1970s, the SAP Area Property was improved to be used as a public golf course. The management agreement for the golf course ceased operations in 2021. A unique characteristic of the Property is its location adjacent to Miami International Airport and at the intersection of multiple highways, major roads, and the Miami Intermodal Center (MIC). The MIC is an existing multimodal transportation hub consisting of rail, bus, transit and vehicles. Miami -Dade County has designated the areas north of the SAP Area Property as a Rapid Transit Zone to encourage redevelopment incorporating the existing mobility hub. The two (2) portions, Portion A and Portion B, are located within the Property and depicted in the Aerial Photo. The Property is located along the City of Miami jurisdictional boundary to the North, Northwest, 42nd Avenue State Road 953 (Lejeune Road) to the West, State Road 836 and NW 14th Street to the South, and the single-family neighborhood known as Grapeland Heights to the East. Furthermore, the site Abuts the existing Grapeland Park, currently improved with baseball fields and a waterpark. Beyond the City's jurisdictional boundary to the North and Lejeune Road to the West is the Miami Dade County International Airport. A portion of the SAP Area Property is subject to a lease with Miami Freedom Park, LLC, as approved by Miami City Commission under Resolution Number 22-0156 which was subject of a referendum in November 2018 and approved by voters of the City of Miami. On April 28, 2022, a series of Ground Lease agreements between the City of Miami and Miami Freedom Park, LLC was Adopted with Modifications by the City of Miami Commission, pursuant to Resolution No. R-22-0156. On July 20, 2022, the previous rezone and SAP designation were brought before the Planning and Zoning Appeals Board ("PZAB") and recommended Approval with Conditions by the Board, pursuant to Resolution No. PZAB-R-22-024. On July 20, 2022, at the same meeting of the PZAB, the companion Future Land Use Map amendment was recommended Approval by the Board, pursuant to Resolution No. PZAB-R- 22-023. On September 13, 2022, the City of Miami Commission Adopted Ordinance 14094, approving the Development Agreement, known as the Miami Freedom Park Special Area Plan. Batch NOTICE 4Pz-�a„ss ..m °a Place Holder On March 6, 2024, the City Manager, Arthur Noriega V, on behalf of the City of Miami applied for the Comprehensive Plan Amendment, the subject of this request. EXISTING FUTURE LAND USE DESIGNATION The portions included in this request have an existing Future Land Use ("FLU") designation of Public Parks and Recreation (Portion A) and Restricted Commercial (Portion B). PROPOSED FUTURE LAND USE DESIGNATIONS The request proposes 2.131 acres of Restricted Commercial (Portion A) and 2.131 of Public Parks and Recreation (Portion B). According to the Miami Comprehensive Neighborhood Plan (MCNP): Restricted Commercial "Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; transitory residential facilities such as hotels and motels. This category also allows general office use; clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal 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, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of Batch NOTICE 4Pz-�a„ss ..m °a Place Holder service for facilities and services included in the City's adopted concurrency management requirements. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas." Public Parks and Recreation "The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is determined that conducting such commercial photography will not endanger significant environmental features within the area. [Added 3/23/99 by Ordinance 11782.]" Batch Place Holder Existing and Proposed Future Land Use Designations for the Subject Properties SR'11'z- --- S Restricted Major.lnst.Public z ra �— R m /y z �� „ Commercial Facilities, Transp Arid „ = — _.,._ ,_..._.,_ i Restricted Commercia ,_. Major lostPublic I f N nsitY Facilities, 3l Transp And Er IIial g — iEl Public Parks and Recreation ® ' Public Parks and Recreation J Far ,— neral ercial II g El Ci I 1 l[�H l i N d NW 14'TH ST NW-14- ST SR 836 — - ^-&36 — Above: Existing Future Land Use Map Above: Proposed Future Land Use Map DEMOGRAPHICS The Property is part of the US Census Tract 12086004901. Pursuant to the 2022 American Community Survey 5-year estimate the median household income, population, persons below the poverty line, number of households, and number of housing units compared to the City of Miami are reflected in the Table below. Topic Census Tract 12086004901 City of Miami Median Household Income $42,813 $59,015 Population 3,346 443,665 Persons Below the Poverty Line 18.83% 19,99% Number of Households 1509 186,137 Number of Owner Occupied Housing Units 22.6% 30.12% Number of Renter Occupied Housing Units 77.4% 69.88% NOTICE °a Batch Place Holder POLICY PR-2.1.1: NO NET LOSS FOR PARKS Policy PR-2.1.1 of the MCNP states: The City has a no -net -loss policy for public park land and will adopt procedures to this effect for park land in the City Zoning Ordinances, as described in the 2007 Parks and Public Spaces Master Plan. These will allow only recreation and cultural facilities to be built on park land, will limit building footprint on any such land, will require that conversion of park land for any other purposes be subject to public procedures, and replace the converted park land with land similar in park, recreation or conservation value in terms of usefulness and location. This policy speaks directly to the current proposal, as the City's application involves a request to change 2.131 acres of the Property with an existing FLU designation of Public Parks and Recreation, Portion A. Thus, 2.131 acres must be offset with land similar in park, recreation or conservation value in terms of usefulness and location. The request addresses this by providing 2.131 acres of park space, elsewhere on the site, Portion B. Through this request, Portion B is proposed to be changed to the Public Parks & Recreation FLU designation with the "CS", Civic Space, zoning to ensure that Policy PR-2.1.1 (NO NET LOSS FOR PARKS) is upheld. ePlan ID Address Acreage Future Land use Miami 21 Zoning Existing Proposed Existing Proposed PZ-24-17919 & PZ-24-17921 1822 Northwest 37 Avenue 2.131 Restricted Commercial Pub. Parks & Rec. T6-8-O CS CONCURRENCY ANALYSIS The most recent concurrency analyses for the Property were conducted in the 2022 FLUM amendment (PZ-20-6123). As there is no net change of density or intensity proposed within the Property under this FLUM application, there is no need for further concurrency analysis. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. This request meets the same intent and criteria as the original request. Thus, the findings have not greatly changed: Criteria 1 Future Land Use Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department, shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that falls below the adopted minimum standards described in Policy CI-1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action NOTICE Batch Place Holder on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis 1 See the section above, titled "Concurrency Analysis", for a discussion of the various levels -of -service. Finding 1 Staff finds the request consistent with Goal LU-1.6.4 Criteria 2 Future Land Use Policy LU-1.6.5: "the City may continue to use special district designations as a land development regulation instrument for the purpose of accomplishing specific development objectives in particular areas of the city". Analysis 2 The Miami Freedom Park Special Area Plan vision has changed and now intends for Portion A to become the new site of the City administration building. Whereas Portion B will be reverted back to Civic Space maintaining and better connecting the 58-acres of park land. As this rezone is intended to further the SAP. Finding 2 Staff finds the request consistent with Goal LU-1 Criteria 3 Future Land Use Policy LU-1.3.15: "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation near each other." Analysis 3 The proposed amendment will introduce a new mix of uses where now the neighborhood only contains single-family homes and the City -owned park. The Restricted Commercial future land use will allow a variety of new uses offering employment and shopping. Portion A is intended to serve as the development site of the new City administration building. Finding 3 Staff finds the request consistent with Policy LU-1.3.15 Criteria 4 Transportation Objective TR-2.7: "Encourage transit -supportive development patterns that promote walkable, mixed -use neighborhoods that help to increase transit ridership, reduce automobile trips, and provide increased mobility for all people." Analysis 4 The Property is located within walking distance of the Miami Intermodal Center, which contains various premium transit facilities, including the Metrorail and Tri-Rail, in addition to a number of Metrobus routes. The Property is also served by the 37 and 238 bus routes and the City's Flagami trolley which all connect directly to the Miami Intermodal Center. The size of the Property does, however, limit the area that is accessible by pedestrians with the current infrastructure. The existing Special Area Plan proposes a new pedestrian -only connection over the Tamiami Canal, which would significantly increase the area reachable by pedestrians from the Miami Intermodal Center. With the construction of the bridge, pedestrian accessibility would increase in and out of the Property, supporting the proposed City administration building and constituents. Any parking reductions for these uses should be available through the construction of the proposed pedestrian bridge. Finding 4 Staff finds the request consistent with Objective TR-2.7 NOTICE Batch Place Holder Criteria 5 Transportation Policy TR-2.7.2: "The City will regularly coordinate with Miami -Dade County to improve the efficiency of its public transit system by supporting transit -oriented development policies and promoting the use of alternative travel modes within the City." Analysis 5 The proposed amendment orients the proposed City administration building within walking distance of the Miami Intermodal Center, which contains multiple premium transit facilities. The existing Special Area Plan's proposed pedestrian bridge would significantly increase pedestrian accessibility to the area covered by the proposed amendment. Additionally, the existing Special Area Plan would construct the required amount of bicycle parking. Finding 5 Staff finds the request consistent with Policy TR-2.7.2 Criteria 6 Parks, Recreation, and Open Space Policy PR-2.1.1: "The City has a no - net -loss policy for public park land and will adopt procedures to this effect for park land in the City Zoning Ordinances, as described in the 2007 Parks and Public Spaces Master Plan. These will allow only recreation and cultural facilities to be built on park land, will limit building footprint on any such land, will require that conversion of park land for any other purposes be subject to public procedures, and replace the converted park land with land similar in park, recreation or conservation value in terms of usefulness and location." Analysis 6 This application seeks to convert approximately 2.131 acres of City -owned park land to a use other than parks, recreation, or open space. As such, the no -net -loss requirement must be met. Within this same application, the Applicant is requesting to amend 2.131 acres, elsewhere on the site, to park land. This application, and the companion rezone, will amend Portion B to Public Parks & Recreation FLU designation with the "CS", Civic Space, zoning to ensure that Policy PR-2.1.1 (NO NET LOSS FOR PARKS) is upheld. Finding 6 Staff find the request consistent with Policy PR-2.1.1 Criteria 7 Future Land Use Policy LU-1.8.2: "The City shall make the practice of adapting the built environment to the impacts of climate change and sea level rise, an integral component of all planning processes, including but not limited to comprehensive planning, infrastructure planning, building and life safety codes, emergency management and development regulations, stormwater management, and water resources management." Analysis 7 Being located on a City -owned property that is directly adjacent to the Tamiami Canal which feeds right into the Miami River, all future development within the proposed amendments should use every method possible to address water quality issues from the Property. Tree plantings, landscaping, and site design will all contribute to how the site addresses other environmental factors, such as heat, sea level rise, and greenhouse gas emissions. Every effort should be made to address these issues through tree plantings, landscaping, and site design. Given the conversion of a very large amount of area from green, open space to hardscaping and built improvements, which significantly contribute to the heat island effect, building design and tree mitigation should account for this effect NOTICE °a Batch Place Holder by, at the very minimum, meeting the standards established in the Miami 21 Zoning Code, Article 3, Section 3.13.2, for solar reflectance standards of new construction and shade coverage of non -roof areas, most particularly shade from new trees to make up for the tree canopy lost to site development. Additionally, based on projections of sea level rise from the National Oceanic & Atmospheric Administration and the Intergovernmental Panel on Climate Change, the Property is projected to be at risk of inundation from a direct hit of a Category 1 hurricane by 2040, with odds of impact increasing to 2060 (see attachment 3). The application materials do not include any details as to how this risk would be addressed through future development of the site. Future site planning and design should account for this risk and be detailed in all application materials. Finally, every stage of development of the Property should account for the inability to manage onsite stormwater in a typical fashion due to the site's contamination. Since specific details for stormwater management are not included in the application materials, each future development should detail the methods of management, which should have no adverse impact on local water resources. Finding 7 Staff finds the request consistent with Policy LU-1.8.2 RECOMMENDATION Based on the above background information, the Planning Department recommends Approval for this request to change the FLUM from "Public Parks and Recreation" to "Restricted Commercial", and from "Restricted Commercial" to "Public Parks and Recreation" for the two (2) portions of the property located at 1822 Northwest 37 Avenue. �DocuSigned by: Pa i, Jtaw -77D014848CA84B6... David Snow Interim Planning Director DocuSigned by: Stii.aln,ln,c, Sf uln,c r SiCS�CF�' �3 Sevanne teener, 6NU- A Assistant Director DocuSigned by: B€13-3ECC3 734*l ... Richard Cody Brown, MPA Planner I FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-24-17919 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1822 NW 37 AV 0 375 750 1,500 Feet ., in.w.m.Restricted.m.TMajor■Ins.t Rublic General Commercial Commercial Transp Public Parks and Recreation NW 14TH-ST SR 836 NZ/113TH"SIT iQ, m NW 1=2TH-TR—— illiE oo co' r , (_NW-112TH-ST - NW-21ST TER NWA-20THµSTH :I WI NW 19TH TER ��111111� NW 19TH STD 111111111 NW 18TH TER- 11111H: NW-18TH-S-T- 11111111r. NW 17TH_S 111 NW 14TH-TER Si gl!e� Family J I-,Ressidential AERIAL EPLAN ID: PZ-24-17919 REZONE ADDRESS(ES): 1822 NW 37 AV 0 375 750 1 1,500 Feet I I NOTICE FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-24-17919 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1822 NW 37 AV 0 375 750 1,500 Feet 1 1 N. .1, __,'h. 1 U cQ co / 7° T rn � NW 2�� z NW21STST 6 ^N /,��*III�JY�w�ul�m�w�w�w�w�ui�m�w�m�w�w�u��w�������������w . ��u:/1��. T�'Lr�i inHR.�'iT1 III �III•III�III■ NW 21ST TER Commercial Cornrnerrcial NW 14TH ST Restricted Commercial S R--836— NW 1r3TN ST— h-!11_LJII.1111� U,—NW 12TH M z All sT.H T_E R. �III� N. 1.9_T_H T 1_:TN TER NNW 1:8THIT IHlI NW 1 TH ST�) Sing. le- A l r r - Residential � 'iYiiifii� N. 14_T_H TER HI 611 It I I LEGPL DESCRIPTION: SURVEYORS NOTES 01,5 DICES, �a ; r SCREE' PMC -c /N,,,Ca,, SURVEYOR'S CERTIFICATION: .21FCC W, AR CL oM SCSCAND 0,SIL 2,025NE, Ton .CC¢/020 urm ono Sekw.eZke-S .2Z2 & ar. ,(lad _Wawa Y /ems J P.O.C. SW C RIVER SECT. 32-53-41 SUBJECT AREA E CORNEn' 131 �- 11 SECTIOV 32 L-41 111 I' ,j dL- vcVTsld- 1 Z — - L nesve re, sac, I JyliF111� Ttsf LOCATION SKETCH A POMAV G'F ME NG411YELST If/4 SECA. J2 TONNSHIP PZ-24-17919 6/6/2024 • / AI-6/2R Selavegeze- & 76'6'96'66" 4'6' 6666'64 644666- 2 I 6,52 I J — °6 6 y0 '661,6;66"E • . A g I 6..606 +2 -66 smau6066,666 '666! 66-66"Z NOT —A —PART NW leth TERRACE NW 16ith SMUT 6' '6 17th STREET 6 !!! cq-2 5 ALTA/NSPS LAND TITLE SURVEY rdwnshjo 53 35., Range 41 Easf, County, 115,05 ,6! 616.6