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Home My WebLink AboutAnalysis and MapsNOTICE .24 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-24-17921 Location 1822 Northwest 37 Avenue Folio Number 0131320000090 Miami 21 Transect "CS", Civic Space Zone MCNP Designation Public Parks and Recreation Commission District Commission District 1 — Miguel Angel Gabela Commissioner District Office Allapattah Planner Richard Cody Brown, Planner I rbrown@miamigov.com Property Owner City of Miami A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Andrew Frey, Director of the Department of Real Estate & Asset Management, on behalf of the Arthur Noriega, V, on behalf of the City of Miami (the "Applicant") requests changes the zoning classification from "CS," Civic Space Zone, to "T6-8-O," Urban Core Transect Zone — Open, and "T6-8-O," Urban Core Transect Zone — Open, to "CS," Civic Space Zone, respectively for two (2) portions of the property generally located at 1822 Northwest 37 Avenue Miami, Florida ("the Property"). Concurrently, the Applicant is requesting changes the Future Land Use designation from "Public Parks and Recreation" to "Restricted Commercial", and from "Restricted Commercial" to "Public Parks and Recreation" (ePlan File ID# PZ-24-17919). The request to change the zoning classification is outlined in Table 1. 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 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) based upon the facts and findings in this staff report. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 1 09/02/2022 Label Folio Area Existing Zoning Classification Proposed Zoning Classification "Portion A" 0131320000090 92,915 Square Feet (2.131 Acres) "CS" "T6-8-O" "Portion B" 0131320000090 92,915 Square Feet (2.131 Acres) "T6-8-O" "CS" Table 1: Existing and Proposed Zoning Classifications of the Property CI SR85� 111111BIngliii 11111111imillE -Illilll EII!flI! J. 01111111 :1111111 ' ' 8•.I J 211111111 YJ41 7 PC, u1u1111t fl Figure 1: Existing Zoning Map Figure 2: Proposed Zoning Map Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 2 09/02/2022 NOTICE i\pza C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North Outside the City jurisdictional boundary Outside the City jurisdictional boundary Vacant Land (upland and submerged lands) owned by the City of Miami and located within Miami Dade County's jurisdiction for zoning and development. South W 14th Street and 836 Highway Right of Way Right of Way East "T3," Sub -Urban Transect Zone Single Family Residential Single Family Homes West "CS," Civic Space Zone Public Park and Recreation Vacant RELATED APPROVALS Date Action 6/29/22 SAP Designation and Rezone (ePlan File ID# PZ-20-6114) 6/29/22 Future Land Use Map Amendment (ePlan File ID# PZ-20-6123) Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 3 09/02/2022 NOTICE 6 p24 D. 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 Northwest 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 February 25, 1985, a recorded covenant running with the land for the property located at 114 NW 36 Court states that the property shall not be used as a rental dwelling or rental unit for more than two (2) families with the stipulation applicable to all future owners. On July 24, 2014, the Miami City Commission adopted Ordinance 13470 to change the zoning classification from "T3-O" Sub -Urban Transect Zone to "T4-L" General Urban Transect Zone for the properties located at 400, 408, and 400 Northwest 36 Court, a portion of 460 Northwest 36 Court, and a portion of 427 Northwest 37 Avenue. These properties are included in the request to change its current zoning classification from "T4-L" General Urban Transect Zone to "T5-O" Urban Center Transect Zone — Open. 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. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 4 09/02/2022 NOTICE 6 p24 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. On March 6, 2024 the City Manager, Arthur Noriega V, applied for the change of zoning classification, the subject of this request. 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 Table 3. 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% Table 3: Census Tract Data Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 5 09/02/2022 NOTICE .24 1� 1111111111111111111111111 riii,...!ij!uuinhIH:U Figure 3: Aerial of Property Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 6 09/02/2022 E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) Pursuant to the adopted Future Land Use Map ("FLUM") of the MCNP, the Property is designated "Public Parks & Recreation" and "Restricted Commercial." The request to change the zoning classification of the two (2) portions of the Property from Approval of the request to rezone from "T6-8-O," Urban Core Transect Zone —Open, to "CS" Civic Space Transect Zone (Portion A), and from "T6-8-O", Urban Core Transect Zone — Open, to "CS" Civic Space Transect Zone (Portion B) is inconsistent with the Property's existing future land uses ("FLU") of "Public Parks & Recreation" (Portion A) and "Restricted Commercial" (Portion B), therefore, a concurrent Comprehensive Plan Amendment is required and has been submitted as a companion application PZ-24-17919. The application to amend the FLUM of the Miami Comprehensive Neighborhood Plan ("MCNP") under PZ-24-17919 will amend the FLU of the Property from "Public Parks & Recreation" to "Restricted Commercial" (Portion A), and "Restricted Commercial" to "Public Parks & Recreation" (Portion B). Furthermore, there is no net loss of park space under the proposed rezones. Sty al Restricted Commercial Major Inst, Public Facilities, Transp And Public Parks and Recreation J NW 14TH-ST 0 SR-836- nri n Far lfl �N! n HI Figure 4: Existing FLUM sp, Major Inst, Public Facilities, Transp And Public Parks and Recreation Figure 5: Proposed FLUM Miami 21 Code The Property was zoned "C-1" under the previous 11000 Zoning Code, which permitted 150 dwelling units per acre. Currently, the majority of the Property zoned "CS," Civic Space Transect Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 7 09/02/2022 NOTICE spz< Zone shall remain "CS" Civic Space Transect Zone with no permitted density pursuant to the Miami Freedom Park Special Area Plan Regulating Plan ("SAP"). Two (2) portions of the Property are being rezoned from "CS," Civic Space Transect 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 Transect Zone (Portion B), which will result in changes in Intensity, Density, and Height as well as the allowed Uses within the two (2) portions, respectively. Table 4 demonstrates the changes in development standards as a result of the requested changes in zoning classification. "CS" "T6-8" DENSITY (UNITS PER ACRE) N/A 150 BUILDING FUNCTION: USES LODGING/RESIDENTIAL APARTMENT HOTEL / CONDO HOTEL R* BED & BREAKFAST R INN R HOTEL R COMMERCIAL ALCOHOL BEVERAGE SERVICE ESTABLISHMENT R W GENERAL COMMERCIAL S R MARINE RELATED COMMERCIAL ESTAB. E CIVIC SUPPORT INFRASTRUCTURE AND UTILITIES R or S R or S TRANSIT FACILITIES S EDUCATIONAL SPECIAL TRAINING / VOCATIONAL R R — Allowed by Right W — Allowed by Warrant E — Allowed by Exception S — Allowed by SAP Permit * - Apartment Hotel/Condo Hotel Units shall be considered equivalent to one (1) Dwelling Unit. MAXIMUM BUILDING HEIGHT 4 Stories 18 Stories Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 8 09/02/2022 NOTICE 6 p24 Table 4: Development Standards SAP Designation The Property is located within the Miami Freedom Park Special Area Plan (SAP) overlay. The Miami Freedom Park SAP is an existing Development Agreement between the City of Miami and the Miami Freedom Park, LLC. The SAP is intended to house a regional sports activity center, including office and associated commercial, and parking areas, complemented by a large pedestrian promenade, plaza, and 58-acre public park. Within the original SAP Designation Report, a 2.131 acres portion (Portion B) of the Property was rezoned to "T6-8-O," Urban Core Transect Zone - Open, and was intended to be the location of the new City administration building. Due to a change in the architectural vision for the site's development, Portion A is now intended to be developed as the site of the new City administration building. The previously rezoned potion (Portion B) is being reverted back to "CS," Civic Space Transect Zone, to preserve the size of the public park, approximately 58 acres. This slight change is merely shifting the building site northward and does not disrupt the overall vision of the Property. The proposed rezones are substantially consistent with the Miami Freedom Park SAP overlay. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 9 09/02/2022 NOTICE .24 Figure 6: Miami Freedom Park, Special Area Plan (SAP) Rezoning Criteria In accordance with Article 7, Section 7.1.2.8(f). The criteria and findings are provided below. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 10 09/02/2022 NOTICE 6 p24 Criteria 1 7.1.2.8 (f)(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 changewill 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 Portion A from "CS" to "T6-8-O" and to revert Portion B from "T6-8-O" back to "CS" is inconsistent with the existing Future Land Use designations respectively; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Public Parks and Recreation" to "Restricted Commercial" for Portion A, and from "Restricted Commercial" to "Public Parks and Recreation for Portion B, under ePlan File ID No. PZ-23-17919. Additionally, the Miami Freedom Park Special Area Plan vision 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, the request is consistent with Policy LU-1.6.5 of the MCNP, which states, "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." 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 (f)(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 Criteria 2 The Property is located within the Miami Freedom Park Special Area Plan (SAP) overlay. The Miami Freedom Park SAP is an existing Development Agreement between the City of Miami and the Miami Freedom Park, LLC. The SAP is intended to house a regional sports activity center, including office and associated commercial, and parking areas, complemented by a large pedestrian promenade, plaza, and 58-acre public park. Within the original SAP Designation Report, a 2.131 acres portion (Portion B) of the Property was rezoned to "T6-8-O," Urban Core Transect Zone - Open, and was intended to be the location of the new City administration building. Due to a change in the architectural vision for the site's development, Portion A is now intended to be developed as the site of the new City administration building. The previously rezoned potion (Portion B) is being reverted back to Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 11 09/02/2022 NOTICE 6 p24 "CS," Civic Space Transect Zone, to preserve the size of the public park, approximately 58 acres. This slight change merely shifts the building site northwards, concentrating the development on the northern portion of the SAP while maintaining vast open spaces to the south. Subsequently, the rezones herein will better unify the intended park space within the SAP, allowing for more opportunities for future park improvements. 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 (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 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 was originally rezoned under the Miami Freedom Park Special Area Plan, in which Portion B was rezoned from "CS" to "T6-8-O". Now, Portion B is being reverted back to "CS," and a new portion (Portion A) of the same size is being rezoned from "CS" to "T6-8-O" to accommodate the building site of the new City Administration Building. There is no foreseeable impact to the abutting neighborhood, and no net loss of park space under the proposed rezones. The "CS" Transect Zone does not abide by City's traditional standard successional zoning table, as "CS" is encouraged and appropriate abutting any Transect Zone. Pursuant to Article 4, Table 1, "The Civic Zone consists of public use space and facilities that may contrast in use to their surroundings while reflecting adjacent Setbacks and landscape." Furthermore, pursuant to Appendix N, the Miami Freedom Park Special Area Plan, there are only three (3) transect zones allowed within the SAP: "CS", Civic Space, "Cl", Civic Institutional, and "T6", Urban Core Transect Zone. Therefore, it Is appropriate to rezone Portion A to the next higher transect zone, "T6-8-O", Urban Core Transect Zone - Open. 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. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue - — Page 12 09/02/2022 F. CONCLUSION NOTICE 6,6/2024 Pursuant to Article 7, Section 7.1.2.8(f) of Miami 21, as amended, the Planning Department recommends Approval of the requests to rezone from "T6-8-O," Urban Core Transect Zone — Open, to "CS," Civic Space Transect Zone (Portion A), and from "T6-8-O," Urban Core Transect Zone — Open, to "CS," Civic Space Transect Zone (Portion B), as it is consistent with the criteria for rezoning. Staffs recommendation does not void or amend any prior Conditions adopted by the City Commission as part of the Miami Freedom Park SAP and Development Agreement. Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 13 09/02/2022 &Vcii, cuSignedd by: J lit W D014848CA84B6... David Snow Interim Planning Director DocuSigned by: Stuff 3A75CAC5AF7E446... Sevanne Steiner, CNU- A Assistant Director DocuSigned by: B2B3ECC38734410... Richard Cody Brown, MPA Planner I NOTICE s4-1.za Staff Analysis Report No. PZ-24-17921: 1822 Northwest 37 Avenue — Page 14 09/02/2022 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-24-17921 REZONE ADDRESS(ES): 1822 NW 37 AV 0 375 750 1,500 Feet 1 1 NW +l\ Ant 1 1S— F F Tr s ST TL MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-24-17921 REZONE ADDRESS(ES): 1822 NW 37 AV 0 375 750 1,500 Feet 1 1 AERIAL EPLAN ID: REZONE ADDRESS(ES) PZ-24-17921 : 1822 NW 37 AV 0 375 750 1,500 Feet I 1 NOTICE .24 itk A Nok3I9iTctonI NW 21S — MN • 4.T_H'ST- r AAA 1 ITIH �1T -111111111® r111111111® NIL \ o+T - TER 1 1111111E_ MI11111111.1 NI ' 1 TH TER ®111111111 .11111111111 OR OM LEGAL DESCRIPTION' gym (/)W ttnrc sl' row"""'m. rerNOE �� un. waw-ores eamor riw.n+, vm wms a'rm umv(/1 rc snrw moo rouows 7(/Iamrottevrz:'Nrrr resAs SURVEYOR'S NOTES: f:-27,ZZofilogriZolgva's%,, BY 7, PINS MORE DRLE ). N THE PROPER, SNOWS HEREON WHIN EEDER, NOOD IONE IA. LEP,. a PER NOOD REFLECTED BY A SEARCH CN DBE 10 THE SPIPECT LANDS c. 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