HomeMy WebLinkAboutAnalysis and MapsC ty of Miami
Planning Department
Division of Land Deve
ANALYSIS FOR REZONING
PZAB File ID No. 4436
Location: 201 NW 21 Street
Folio: 01-3125-042-0080
Applicant(s): 201 NW 21, LLC
Commission District: District 5 - Commissioner Kean Hardemon
Net District Office: Wynwood / Edgewater
Planner: Joseph Eisenberg — Planner II
A. GENERAL INFORMATION
REQUEST: 201 NW 21, LLC (The Applicant) is requesting to change the zoning designation of a
portion of the property located at 201 NW 21 Street, pursuant to Section 7.1.2.8 of Miami 21. The
Property consists of five (5) Lots from Block 2 of the Security Addition. Lots 4 and 5 (the "Western
Lots") are designated General Urban Transect Zone Limited (T4-L); and Lots 1, 2, and 3 (the "Eastern
Lots") are designated Urban Center Transect Zone Open (T5-O). The Applicant seeks to change the
zoning designation of the Western Lots from T4-L to T5-O while the Eastern Lots will remain
unchanged. The survey and legal description are included in this analysis as Attachment 1.
The Applicant also seeks a companion Comprehensive Plan Amendment for the Western Lots to
unify the property under a single Future Land Use designation; General Commercial. That companion
application has the File ID No 4435.
PROPERTY INFORMATION: The Property lies at the northwest corner of NW 2 Avenue and NW 21
Street. The entire parcel measures approximately 34,150 square feet (0.78 acres) with approximately
13,855 square feet (.31 acres) subject to the rezoning. The parcel is presently occupied by an
industrial warehouse and small parking lot. To the North and East of the Property is the Neighborhood
Revitalization District 1 (NRD-1). The NRD-1 is an overlay district created for a portion of the
Wynwood Neighborhood.
Current Zoning
Proposed Zoning
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T3-R I E-:.
PZAB File ID No. 4436
Page 2 of 7
B. APPLICABILITY
In accordance with Section 7.1.2.8.c of Miami 21, the zoning designation of a property may be
changed to the successional transect if the change consists of the extension of an abutting transect
boundary. The Western Lots of the property (currently zoned T4-L) directly abut the Eastern Lots of
the property, which are presently zoned T5-0. As such, the requested change represents the
extension of the T5-0 Transect Zone from the eastern portion of the property to the western portion,
meeting the minimum criteria for a change in zoning.
C. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN
On the adopted 2020 Future Land Use Map (the "FLUM") of the Miami Comprehensive Neighborhood
Plan (the "MCNP"), the Western Lots are designated Medium Density Restricted Commercial, and
the Eastern Lots are designated General Commercial. The existing FLUM designation is consistent
with both the existing and proposed zoning designation. The Applicant made the request for a FLUM
change to unify the site under a consistent zoning designation of T5-0 and a consistent FLUM
designation of General Commercial (PZAB # 4435).
D. BACKGROUND, NEIGHBORHOOD AND PROPOSAL
This proposal seeks to rezone the western portion of a parcel that is currently split zoned T4-L and
T5-0. Below is an explanation of the change in entitlements between T4-L and T5-0
T4-L
T5-0
Height
3-Stories
5-Stories
Lot Coverage
60 percent
80 percent
Density
36 dwelling units/acre
65 dwelling units/acre
Commercial and Office Uses
Limited to first story, less than 50
percent of building Floor Area
Total. Maximum of 4,000 square
feet per commercial
establishment.
No limit
The subject site is located just outside the NRD-1 overlay district. The NRD-1 was created in 2015,
through collaboration between the City of Miami's Planning Department and the Wynwood Business
Improvement District. The original proposal for the NRD-1 included the subject site, and proposed a
rezoning of the entire parcel to T5-0. The NRD-1 boundary was redrawn at City Commission
Second Reading and this parcel was excluded from the NRD-1 overlay and subsequent rezoning.
PZAB File ID No. 4436
Page 3 of 7
Use Chart: T4-L (Current Zoning) and T5-0 (Proposed Zoning)
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PZAB File ID No. 4436
Page4of7
E. CRITERIA ANALYSIS
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. In the recommendation, staff will show that it considered and
studied the application with regard to the three (3) criteria identified in Article 7, Section 7.1.2.8.f. The
criteria and Staff's findings are provided below.
Criteria 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: The proposal's consistency with the Comprehensive Plan is analyzed through
companion application File ID 4435. That analysis found the following:
"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.
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.
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: Consistent.
Criteria 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: The Wynwood neighborhood is evolving through a process of holistic
redevelopment. New multifamily developments are nearing completion, and
many of the neighborhood's existing warehouses have been adaptively reused
into commercial establishments. The subject site is proximate to the NRD-1
overlay district that catalyzed much of the neighborhood's redevelopment.
PZAB File ID No. 4436
Page 5 of 7
Planning staff is also taking into consideration that the NRD-1 overlay district was
originally intended to include the subject site. The requested T5-O zoning is a 5-
story building typology that is consistent with the surrounding zoning in terms of
form and function. A substantial amount of analysis was conducted in 2014 and
2015 through the NRD-1 planning process, and that analysis suggested that 5-
stories was a desirable minimum height for this parcel.
The subject site's split zoning may make it difficult to redevelop and contribute to
the evolution of the surrounding neighborhood. Unifying the subject site under a
single zoning designation and Future Land Use Map designation will ensure
consistent development throughout the entire site, rather than treating two
portions of a single development site separately.
Finding: Consistent.
Criteria 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: This proposed change is from T4-L to the next intensity Transect Zone of T5-O.
The T4 (3-stories and 36 dwelling units per acre) to T5 (5-stories and 65 dwelling
units per acre) transition is an example of an ideal transition in intensity and
building height. Through this rezoning, the applicant is requesting that the
transition occur at the site's property line rather than in the middle of the
Applicant's assemblage.
Finding: Consistent.
F. CONCLUSION
Per the Applicant's letter of intent and supporting documents, and the above analysis, staff
finds that the requested change in zoning is appropriate.
G. RECOMMENDATION
Pursuant to Miami 21, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the
aforementioned findings, the Department of Planning recommends approval of the rezoning
nest for two western lots of the property located at 201 NW 21 Street.
Jace Ellis
Chie of Land Development
Attachment 1: Property Survey
i
PZAB File ID No. 4436
Page 6 of 7
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AERIAL
FILE ID: 4436
ADDRESS: APPROXIMATELY 201 NW 21 ST
0 125 250
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500 Feet
MIAMI 21 (EXISTING)
FILE ID: 4436
REZONE
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NW 21 ST ST
SEOPW Community
Redevelopment Plan
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ADDRESS: APPROXIMATELY 201 NW 21 ST
0 125 250
500 Feet
MIAMI 21 (PROPOSED)
FILE ID: 4436
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ADDRESS: APPROXIMATELY 201 NW 21 ST
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