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18499
1
CITY OF MIAMI
PLANNING DEPARTMENT
COMMUNITY PLANNING DIVISION
Comprehensive Plan Amendment
Staff Analysis
File ID
4435
Applicant
201 NW 21 Street LLC
Location
201 NW 21 Street
Commission District
NET District
Size
District 5 — Commissioner Keon Hardemon
Wynwood/Edgewater
Approximately 13,855 square feet (0.318 acres)
Planner
Ryan Shedd, Planner II
A. REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), 201 NW
21 Street LLC ("Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land
Use Map ("FLUM") of the MCNP to change the designation of the western portion of the property
at 201 NW 21 Street from "Medium Density Restricted Commercial" to "General Commercial".
The proposed amendment contains approximately 0.318 acres. Small scale Comprehensive Plan
Amendments are those that involve Tess than 10 acres of property and are subject to the Small -
Scale Review Process, as set forth in Section 163.3187, F.S.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion
item. The request is being submitted through file ID 4436. The companion application seeks to
change the Miami 21 Zoning designation for the same portion of property from T4-L (General
Urban - Limited) to T5-O (Urban Center — Open).
B. SITE AND NEIGHBORHOOD DETAILS
The property is in the Wynwood neighborhood, within the Wynwood/Edgewater NET Area. The
property at 201 NW 21 Street consists of Lots 1 through 5 of Block 2 of the Security Addition
subdivision. The requested amendment to the FLUM is applicable to approximately Lots 4 and 5,
which make up the western portion of the property.
The property is on the west side of NW 2 Avenue, the main corridor of commerce and activity in
Wynwood. The property is on a corner, at the intersection of NW 2 Avenue and NW 21 Street.
The portion of the property subject to the requested amendment fronts NW 21 Street, a bit
removed from the corner, by approximately 150 feet.
The property is within the South East Overtown/Park West Community Redevelopment Agency
(SEOPW CRA) area. The SEOPW CRA was created in 1982, under the Community
Redevelopment Act of 1969, for the redevelopment of the Overtown and Park West
neighborhoods.
File ID 4435 — Page 1
Immediately to the east and north is the Wynwood Arts District. Over the last decade or more,
Wynwood has developed into a central location for art, galleries, murals, and entertainment. The
Miami 21 Zoning Atlas designates the area as the Neighborhood Revitalization District-1, with an
emphasis on promoting creative industries and adaptive reuse of existing structures.
The portion of NW 2 Avenue between NW 20 Street and NW 29 Street is a Transit Corridor,
providing frequent bus and trolley service. Miami -Dade Transit operates Bus 2 along the corridor
and the City of Miami operates the Wynwood Trolley, which connects to the Omni Bus Terminal
and Adrienne Arsht Metromover station.
Subject Property
0 Park or Open Space
4111=1NetroMover
NET Area
Allapattah
Downtown/Brickell
City of Miami Trolley Route
Allapattah
_ Biscayne
■ ■ ■ Health District
Overtovm
■ ■ ■ Stadium
Overtown (Temp DowntownfBrickell a ®® Wynwood
Wynwood/Edgewater — Miami Dade Transit Bus Route
Map 1: Neighborhood Map
0 375 750 1,500 Feet
l t I t l 1 t I l
File ID 4435 — Page 2
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File ID 4435 — Page 3
Demographics
Data collected below is from the 2012-2016 American Community Survey. The Census Block
Group (120860028001) in which the properties are contained has a total of 215 households in a
total of 297 housing units.
The median income for those households between 2012 and 2016 was $15,139. This is 28
percent of the Area Median Income of Miami -Dade County ($52,300). The median household
income for the City of Miami was $31,642 for the same period. Most of the other Block Groups
within Overtown had similar median household incomes. To both the east (Edgewater) and the
west (Allapattah), median household incomes were higher, around $40,000. With that income,
approximately 54 percent of families in the subject Block Group lived below the poverty line. In
2017, the United States Census Bureau set the national poverty line for a family of three at
$19,173.
A large majority of households (approximately 97 percent) in the subject Block Group rented their
homes between 2012 and 2016. The median rent for a unit in the Block Group was $713, which
is significantly lower than the city's median gross rent of $995. Median gross rents in surrounding
Block Groups typically mirrored income patterns, where they were generally at similarly low levels
to the north and south, and higher to the east and the west.
Approximately 19 percent of adults over the age of 16 were unemployed for this period, which is
higher than the City as a whole (almost 10 percent).
Data Summary
Topic
Data'
Number of Households
215
Number of Housing Units
297 (Approximately 28 percent Vacancy)
Median Household Income
$15,139 (28% of County AMI* and 48
percent of the City of Miami's median
income)
Percent of Families under the Poverty Line
53.77 percent
Percent of Households that rent
Approximately 97 percent
Median Rent
$713 (61 percent Rental cost burdened)
Unemployment Rate
19.16 percent
*AMI iS the Area Median Income. as defined by Miami -Dade County. The AMI is $52,300 in Miami -
Dade County.
1 Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community
Survey was compiled for this report.
File ID 4435 — Page 4
C. SITE PHOTOS
Below are a few photographs of the streetscape and surrounding neighborhood context:
Photo 1: The properties, as seen looking west towards NW 21 Street. The property sits on the
northwest corner of NW 21 Street and NW 2 Avenue.
Photo 2: Looking east along NW 21 Street, with the property on the left side of the street. New,
mixed -use development is visible in the background, on the far side of NW 2 Avenue. This
development was created under the Neighborhood Revitalization District-1 regulations, which were
adopted in 2015 (discussed further on page 7).
File ID 4435 — Page 5
Photo 3: Looking south along NW 2 Avenue. The property is on the right side of the street, with
the new development visible on the left. Further down NW 2 Avenue, and along the west side
(right side in this photo), is the Overtown neighborhood.
Photo 4: Looking north along NW 2 Avenue. Out of view of this photo to the left is the property.
Visible here down NW 2 Avenue is the central corridor of Wynwood where most of the
neighborhood's activity is located.
File ID 4435 — Page 6
D. EXISTING AND FUTURE LAND USE
Existing Land Use Inventory
Map 3 on page 10 shows the existing land uses within a quarter -mile radius of the property.
Existing Land Use categories have been grouped with similar uses for clarity. As shown on the
map, the property is currently Industrial, or more specifically, "Other Industrial, Intensive, non -
noxious." Graph 1 on page 9 inventories all the existing land use categories within the quarter -
mile study area. "Other Industrial Intensive, Non -Noxious" is by far the largest category within the
study area. With almost 43 acres of land dedicated to this use, it takes up around 30 percent of
land
The southwestern portion of the study area in which the property is located has predominant
existing land uses of a residential nature. There is a mix of single-family, townhome, and multi-
family development. To the west of the property is a large property with low -scale, Miami -Dade
County owned public housing.
The property sits at the border between Overtown and Wynwood. As such, the clear distinction
between the two areas is visible through the Existing Land Uses. To the east and north of the
property, the Existing Land Use categories reflect the industrial and mixed -use nature of
Wynwood. Industrial use categories are by far the most largely represented in the Wynwood
section of the study area.
Future Land Use Inventory
Map 6 on Page 12 is an inventory of Future Land Uses within the quarter -mile study area. The
largest Future Land Use designation is "General Commercial". In 2015, the City Commission
adopted Neighborhood Revitalization District-1 (NRD-1), a zoning overlay for the Wynwood
neighborhood which seeks to revitalize the Wynwood area by promoting the unique character of
the neighborhood, including the strong presence of art and adaptive reuse of existing buildings.
In order to adopt the NRD-1, the FLUM was amended and most of the Wynwood area was
designated as "General Commercial", where it once was almost entirely "Industrial". Sixty -percent
of the study area is "General Commercial". As also evident through the Existing Land Use
inventory, there is a clear distinction between Overtown and Wynwood on the FLUM. Most of the
Overtown section of the study area is designated either "Medium Density Restricted Commercial"
or "Medium Density Multifamily Residential". These designations make up approximately 35
percent of the study area.
Description of current Future Land Use
The property is currently split -designated on the FLUM, with the eastern majority designated
"General Commercial" and the remaining western portion designated "Medium Density Restricted
Commercial". Map 4 on page 11 shows this split. "Medium Density Restricted Commercial" allows
a residential density of 65 dwelling units per acre. The "Interpretation of the 2020 Future Land
Use Map" of the MCNP describes the category:
"Areas designated as "Medium Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Medium Density
Multifamily Residential" subject to the same limiting conditions; 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:
File ID 4435 — Page 7
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 "Medium Density Restricted Commercial"
allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property."
Description of proposed Future Land Use
As shown on Map 5 on page 11, the proposed amendment would extend the "General
Commercial" designation across the entirety of the property. "General Commercial" is the most
permissive of the non -industrial FLU designations. It allows a residential density of 150 dwelling
units per acre. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the
category:
Areas designated as "General Commercial" allow all activities included in the "Restricted
Commercial" designations, as well as wholesaling and distribution activities that
generally serve the needs of other businesses; generally require on and off loading
facilities; and benefit from close proximity to industrial areas. These commercial
activities include retailing of second hand items, automotive repair services, new and
used vehicle sales, parking lots and garages, heavy equipment sales and service,
building material sales and storage, wholesaling, warehousing, distribution and transport
related services, light manufacturing and assembly and other activities whose scale of
operation and land use impacts are similar to those uses described above. Multifamily
residential structures of a density equal to High Density Multifamily Residential, are
allowed subject to the detailed provisions of the applicable land development
regulations. The nonresidential portions of developments within areas designated as
"General 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
"General 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 service for facilities and services included in the City's adopted
concurrency management requirements.
While "General Commercial" is more permissive of uses, "Medium Density Restricted
Commercial" still allows a wide variety of non-residential uses. Specifically, "General Commercial"
allows wholesaling, distribution, and other similar uses. The change of the 13,588 square feet of
property would yield a net increase of 28 dwelling units. The FLUM currently allows 93 dwelling
units on the property and the proposed amendment would allow 121 dwelling units on the
property.
File ID 4435 — Page 8
Existing Land Use
Existing Land Use Inventory
Other Industrial Intensive, non -noxious.
Vacant, Non -Protected, Privately -Owned
Public Schools, Including Playgrounds (K-12, Vocational...
IlliONINIERNIMMEI 18.5
11.5
Residential MF-- government -owned or government... 10.2
Single -Family, High Density (Over 5 DU/Gross Acre,... ® 10.2
Townhouses ® 9.2
Sales and Services (Spot commercial, strip commercial,...
Multi -Family, Low -Density (Under 25 DU/Gross Acre) e
Vacant, Non -Protected, Government -Owned or... 3.7
Single -Family, Med-Density (2-5 DU/Gross Acre) 11111111 3.5
Multi -Family, High Density (Over 25 DU/Gross Acre) 3.2
Hospitals, Nursing Homes and Adult Congregate Living... =II 3.2
Houses of Worship and Religious NM 2.7
Extraction, Excavation, Quarrying, Rock -Mining,... - 2.0
Other Industrial Extensive, non -noxious. MI 2.0
Private Schools, Including Playgrounds (K-12, Vocational... ■ 1.2
Electric Power (Generator and Substation, and Service... ■ 1.0
Parking - Public and Private Garages and Lots ■ 0.9
Sports Stadiums, Arenas, and Tracks I 0.6
Office and/or Business and other services (ground level)... I 0.3
Social Services, Fraternal, Charitable (Shriners, Elks,... 10.3
Residential predominantly (condominium/ rental... 10.2
Two -Family (Duplexes) 0.1
Graph 1: Existing Land Use categories by total area
the quarter -mile study area are listed on this chart.
the total acreage of that category. "Other Industrial
the study area, b
7.4
7.4
42.9
0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 45.0
Acres
. Only those existing land use categories present in
Each existing land use category is listed along with
Intensive, Non -Noxious" is the most extensive use in
y a large margin.
File ID 4435 - Page 9
MAP 3 EXISTING LAND USE QUARTER -MILE
QSubject Property j Residential - Govemment-Owned Housing
Existing Land Use Description EMI Resi Condo (with Office/Retail)
- Institutional - Commercial
i Industrial Single -Family High Density
Right -of -Way _ Townhouses
- Multi -Family High Density Two -Family (Duplexes)
Multi -Family Low -Density Vacant
Office/Resi (Low Density)
0 125 250 500 Feet
1 1 1 1 1 1 1 1 1
Map 3: Existing Land Use. This map illustrates how each property is currently being used. For
instance, the properties in the southwestern portion of the map are largely yellow. This
demonstrates that these properties currently contain Single -Family High Density uses.
File ID 4435 — Page 10
Public Parks
and Recreation
ler
Medium Density
Multifamily, Residential
MAP 4: FUTURE LAND USE (EXISTING)
0 125 250 500 Feet
1 1 1 1 1 1 1 1 1
Maps 4 & 5: Existing (Top) and Proposed (Bottom) Future Land Use Designations
File ID 4435 — Page 11
1111 11 )L 111
H
Intmillisms
MAP 66. FUTURE LAND USE QUARTER -MILE RADIUS
imminumm
_.,1 -
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x
Medium Density
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z
z Z
0 D 0
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Jt
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Public
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Future Land Use Designation
General Commercial
Industrial
Major Inst, Public Facilities, Transp And
Medium Density Multifamily Residential
Medium Density Restricted Commercial
Public Parks and Recreation
Total Area (Acres) Percent of Total
218.16
13.62
1.73
60.90
69.47
3.66
59.2%
3.7%
0.5%
16.5%
18.8%
1.0%
0 250 500 1,000 Feet
1 l 1 l 1 1 l 1 1
Map 6: Future Land Use Quarter -Mile Radius
File ID 4435 — Page 12
E. ANALYSIS
Criteria 1
Policy LU-1.1.7: "Land development regulations and policies will allow for the
development and redevelopment of well -designed mixed -use neighborhoods
that provide for the full range of residential, office, live/work spaces,
neighborhood retail, and community facilities in a walkable area and that are
amenable to a variety of transportation modes, including pedestrianism,
bicycles, automobiles, and mass transit."
Analysis 1
With the proposed amendment, adaptive reuse or redevelopment of the site
would result in a more cohesive form. Where now there is already an
industrial presence across the site, new development or redevelopment of
the site under "General Commercial" would align with the pattern to the north
and south.
Furthermore, aligning the property with the rest of NW 2 Avenue would allow
for further development of a variety of uses along this active corridor. NW 2
Avenue is the central spine of the neighborhood, with frequent bus and trolley
service throughout the day, and constant pedestrian activity up and down the
street. The unification of the FLU designation of the property would promote
its harmonious redevelopment into the fabric of the corridor.
Finding 1
Staff finds the proposed amendment consistent with Policies LU-1.1.7.
Criteria 2
Policy LU-1.6.9: "The City's land development regulations will establish
mechanisms to mitigate the potentially adverse impacts of new development
on existing neighborhoods through the development of appropriate transition
standards and buffering requirements."
Analysis 2
While the industrial nature of the property is neither noxious or extensive, other
uses would be more harmonious with the residential properties to the west and
southwest. Unifying the property under the "General Commercial" designation
would allow for development that provides a better transition between the
commercial and retail nature of Wynwood and the residential areas of
northeastern Overtown.
Finding 2
Staff finds the request consistent with Policy LU-1.6.9.
Criteria 3
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 on said amendment to the
Planning Advisory Board, which will then forward its recommendation to the
City Commission."
Analysis 3
Staff conducted a Concurrency Management Analysis (CMA) of the proposed
amendment and found that it met all the level -of -service (LOS) standards of
the MCNP.
Finding 3
Staff finds the request consistent with Policy TR-1.1.5.
File ID 4435 — Page 13
F. RECOMMENDATION
Based on the above background information, the Planning Department recommends approval of
the request to amend the designation on the FLUM from "Medium Density Restricted
Commercial" to "General Commercial" for the property located at 201 NW 21 Street.
Jacq elfin= El is
Chie of . n e Development
Attachments:
Attachment A - Concurrency Management Analysis
File ID 4435 — Page 14
N
AERIAL
FILE ID: 4435
ADDRESS: APPROXIMATELY 201 NW 21 ST
0 125 250
I i I
500 Feet
FUTURE LAND USE MAP (EXISTING)
File ID: 4435
COMPREHENSIVE PLAN AMENDMENT
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ADDRESS: APPROXIMATELY 201 NW 21 ST
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FUTURE LAND USE MAP (PROPOSED)
File ID: 4435
COMPREHENSIVE PLAN AMENDMENT
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MEDIUM DENSITY —
MULTIFAMILY
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ADDRESS: APPROXIMATELY 201 NW 21 ST
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