HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
LUNINLI Al LAS AMI_NDMI_N I
11
Staff Analysis Report
No.
PZ-20-8889
Location
3301 Rickenbacker Causeway (the "Property")
Miami 21 Transect
Undesignated
MCNP Designation
Undesignated, Public Parks and Recreation proposed
Commission District
2- Ken Russell
Planner
Jeremy Calleros Gauger, Interim Director
Property Owner
Miami -Dade County
Project Representative
City Manager Art Noriega on behalf of the City of Miami
NOTICE
Thlc submittal needs to be scnetluled fora public blearing
In accordance will tlmellnes set forth In the City m
Miami Coble. The applicable decision -making hotly will
re.ewtle information at the public hearing to render a
recommendation or a final decision.
—� i— ti
FVI EW CO°
PZ-20-8889
11/26/20
A. REQUEST
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the
"Applicant" requests an amendment to the Miami 21 Code Zoning Atlas changing undesignated land to "CS"
Civic Space for a property located at 3301 Rickenbacker Causeway, Miami, Florida.
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B. RECOMMENDATION
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the
Department of Planning recommends Approval of the Miami 21 Code Zoning Atlas amendment (rezone)
based upon the facts and findings in this staff report.
C. PROJECT DATA
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
CS
Recreation / 0
Beaches
South
Open water
N/A
N/A
East
CS
Recreation / 0
Marina complexes
0
Page 1 of 5
West
T1
Conservation
RELATED APPROVALS
Date
Pending
Action
Municip
MCNP amendment designating the Property as "Recreation"
ThIs submittal needs to be schetlu MP fora public hearing
In cord anor wilt timelines set forth In the Cby of
Miami Code. The appdcable dsision-making hotly will
reVewthe Information at the public hearing to render a
recomme.. on or a final decision.
PZ-20-8889
11/26/20
D. BACKGROUND
Proposal
The request would amend the Zoning Atlas to designate the Property as "CS" Civic Space.
Civic Space (CS): A zone with mainly outdoor area dedicated for functioning for community purposes.
With the specific use:
Recreational Facility: A non-commercial facility, primarily an open space, serving the recreation needs of
the general public. This may include but is not limited to golf courses, parks, camping facilities, playfields and
playgrounds.
This Proposal is a change in designation, but not in functional use of the site. The site is owned by Miami
Dade county and managed by Miami -Dade County Parks and Recreation.
Site Location & Surrounding Uses
Figure: Aerial of subject site
Page 2 of 5
A130FE5iES: 337I RICJE'KER CSWY
!COAT( ADDRESS)
''1L'Feel
iliic submittal needs to be schebuled fora public Ieadng
In accordance wilt fimelines set forth In the City of
Miami code. The applicable decision -making body will
review the information at the public hearing to render a
recommendation or a final deciv on.
PZ-20-8889
11/26/20
The Property is approximately 11.8 acres on the south side of a man-made island created to support the
Rickenbacker Causeway in Biscayne Bay which opened in 1947. The Property is geographically isolated
approximately 535 feet from the mainland and 4,000 feet from Virginia Key. The Property is limited to the
uplands on the south side of the Rickenbacker Causeway but connect under the bridge abutments to additional
recreational space on the north side of the causeway. The island is low-lying, long, and narrow
with narrow beaches on the north and south. Hurricane Irma eroded beaches in 2017 which have been
restored and remain popular. Shallow water and grass flats surround the island which limits boat traffic from
coming close to shore. The water around the island is protected by Virginia and Key Biscayne which creates
consistently calm conditions particularly well -suited for recreational water activities.
The Property is known as "Hobie Beach Park North" in the Miami -Dade County Parks and
Recreation (MDCPR) inventory. The entire island is commonly known as the "Dog Beach" or "Hobie Beach"
informally since both names describe common uses of the beaches. Consistent wind and calm water attract
kite -boarders and windsurfers. The parking lot is also commonly used by cyclists using the Rickenbacker
causeway and particularly the tall bridge between the island and Virginia Key to the east. The intracoastal
waterway passes under the bridge between The Property and Virginia Key and has a very high volume of boat
traffic and is popular fishing location.
The Property is easily accessible by car via the Rickenbacker Causeway and serves as a regional attraction
managed and maintained by MDCPR. The beach area is one of the few located within City of Miami limits and
has parking, restroom facilities, recreational watercraft available for rent.
The nearest mainland properties are Alice Wainwright Park and waterfront condominium towers along SE 25
Road near south Brickell Avenue. Marinas and restaurant uses on Virginia Key are the closest uses on Virginia
Key, but are considerably more distant.
Demographics
Page 3 of 5
The subject properties and immediately adjacent areas do not have permanent residen
census tract 67.06 which includes portions of the nearby South Brickell Neighborhood. Th
estimated 8,802 residents with a median income of $82,992 per the 2018 American Com
Additional tracts 67.05, 67.02, and 68.02 are within a 1/2 mile (10 minute) walk. All areas a
AMI well above either the City or County.
While neighborhood residents should be considered, it is more appropriate to consider the
recreational space. Due to the ease of vehicular access, broad range of active uses, and allowe
rarely permitted at other beaches, (particularly canine beach access) this island appeals to a broad r
users who may travel great distances.
While the Rickenbacker Causeway requires a fee for vehicle access, (currently $2.25) there is no fee for
parking or for access to the beach and recreational area. In contrast to the Property, nearby beach locations
require significantly higher access fees. Bill Baggs State Park, and Miami -Dade County Crandon Park charge
entry fees while freely accessible beaches on barrier islands like Miami Beach have much higher parking fees.
The Planning Department believes that designating the site as a Civic Space Zone will preserve access and
is in the best interest of the City of Miami.
This submittal need; to he scheduled fora public hearing
In accordance wM1b limellnes set forth In the City of
Miami Code The applicable decision -making body will
renew the information at the public hearing to render a
recommenclapon or a final decision.
PZ-20-8889
11/26/20
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
Existing land uses within 1/4 mile include six Multi -Family High Density properties, a single Municipal Operated
Parks, and Beaches. All existing land uses are aligned with Future Land Uses as illustrated in the Future Land
Use map of the MCNP.
The map below illustrates Existing Land Uses with the Multi -Family High Density Properties on the mainland
north of the Rickenbacker Causeway.
Figure: Future Land Use Map
Per PZ-20-8886 analysis and data, the Planning Department finds the re -designation of the site as "Public Parks
and Recreation".
Miami 21 Cod(
The property currently lacks a zoning designation. Civic Space designation will:
1. Require development to face the thoroughfare
2. Limit building floor area to a maximum of 25% of the lot area and require any development to support
the principal use of the Civic Space
3. Ensure that facilities remain government owned or operated.
The rezoning application is consistent with the Rezoning criteria within Miami 21, Article 7, Section 7.1.2.8.f :
Criteria la "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."
The effect of designating an existing park will ensure that future development is limited, (without an additional
change in entitlements) and that the Property continues to function as a park improving access to tlAda4t,5
preserving coastal areas, and improving the recreational and non -motorized transportation
consistent with goals, policies, and objectives of the MCNP.
Criteria 1b: "The need and justification for the proposed change, including changed o
that make the passage of the proposed change necessary"
The designation of the Property as Civic Space recognizes that the space has function
facility since construction in 1947 and that the site has transitioned from an informal to formal facility
such as paving, parking, and restroom facilities.
NOTICE
This so belt. needs to to echebuled fora pubic nearing
In accordance wllbtimelines set fort In the City of
Miami Code. The applicate dedsion-making body will
renewthe Informaton at the public Leering to render a
reoommendat on or a final deciv on.
PZ-20-8889
11/26/20
Criteria 2: For rezonings: 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.
Currently, the Property does not have a Transect Zone designation on the Miami 21 Zoning Atlas. As such
there is no standard application of the requirement for the rezoning to be limited to the next intensity Transect Zone.
Instead, the Property already functions as a municipally -owned public park and its designation as Civic Space
on the Miami 21 Zoning Atlas will allow for standards that are consistent with the exiting use and that provide for
predictable enforcement.
F. CONCLUSION
Based on Planning staff's analysis of the surrounding context, the analysis provided in supporting documents
of application PZ-20-8886 supporting the Future Land Use Map amendment, and the application's consistency
with intent of Miami 21, and the application's alignment with goals, policies, and objectives in the MCNP, the
Planning Department recommends approval of the Miami 21 Atlas amendment to designate the Property as
Civic Space.
Jacqueline Ellis
Chief of Land Development
NOTICE
The final decision may be appealed by any aggrieved party, within fifteen (15) days of the date of issuance
by filing a written appeal and appropriate fee with the Office of Hearing Boards, located at 444 SW 2nd Ave.,
3rd Floor, Miami, FL 33130 Telephone number (305) 416-2030.
Jacqueline Ellis
Chief of Land Development
Staff Analysis ePlan Report No. PZ-20_8889 (3301 Rickenbacker Causeway) — Page 1
Page 5 of 5
AERIAL
EPLAN ID: PZ-20-8889
REZONE
NOTICE
This submidel needs to be scheduled fora public hearing
In accordance vn h timelines set forth in the City of
Mlaml Code. The applicade decision-makIng bodyw,IL
renew the Infonnatlon at the public hearing to render a
recommendation or a final decision.
PZ-20-8889
11/30/20
ADDRESSES: 3301 RICKENBACKER CSWY
(COUNTY ADDRESS)
0 375 750
1,500 Feet
MIAMI 21 (EXISTING)
EPLAN ID: PZ-20-8889
REZONE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision-makIng bodywill
renew the Information at the public hearing to render a
recommendation or a final decision.
PZ-20-8889
11/30/20
ADDRESS: 3301 RICKENBACKER CSWY
(COUNTY ADDRESS)
0
415 830
1,660 Feet
PURL/
N
M IAM 121 (PROPOSED)
EPLAN ID: PZ-20-8889
REZONE
0
4-
NOTICE
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.
PZ-20-8889
11/26/20
RE
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ADDRESS: 3301 RICKENBACKER CSWY
(COUNTY ADDRESS)
0 415 830
1,660 Feet
PLANNING DEPARTMENT
Project Fact Sheet
This document is used to provide a summary for Planning Department related proj
PROJECT INFORMATION
Project Name: Hobie Beach Rezone
Project Address: 3301 Rickenbacker Cswy
APPLICANT INFORMATION
Company Name: City of Miami
Primary Contact: Ryan Shedd
Email: rshedd@miamigov.com
Secondary Contact:
Email:
This application, and its companion, will ensure the
City is in compliance with the Miami
Comprehensive Neighborhood Plan's No -Net -Loss
requirement for the conversation of park space
within the City.
1 ': : U
Lead Staff: Ryan Shedd
Principal Division: Planning
Email: rshedd@miamigov.com
ct
NOTICE
This submittal needs to be scheduled for a public hearing
In accordance Intl timelines set forth in the City of
Miami Code. The applica de decision -malting body
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-20-8889
11/26/20
PROJECT DESCRIPTION
PZ-20-8889: In conjunction with the Jungle Island
Special Area Plan, the City is requesting the Hobie
Beach Island Park be designated Civic Space on
the Miami 21 Atlas. It currently does not have a
Zoning designation. This Rezone has a companion
Comprehensive Plan Amendment, PZ-20-8886.
That application seeks to designate the land Public
Parks and Recreation on the Future Land Use Map.
Webs Link(s):
BOARD REQUIREMENTS
n HEPB
n PZAB
n UDRB
n WDRC
n City Commission
n AIPP
Transect Zone(s): CS
Commissioner District(s): 2
NET Office(s): Downtown/Brickell
Department Director: Francisco Garcia
Revision Date: 1/15/2020