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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Departmeh ANALYSIS FOR REZONE n a[lUc NOTICE This submittal needs to be scheduled fora public rearing In accordance wp metro® set forth In the City of Miami Code. The appall.. decker -malting body will 'career ble Inbimat on at the pubic bearing to render rwommenmdon or a nnal decision. PZ-22-14671 06/21/22 Staff Analysis Report No. PZ-22-14671 Location 150 NE 19 ST Folio Number 01-3136-000-0020 Miami 21 Transect CI - Civic Institution MCNP Designation Major Institutional, Public Facilities, Transportation, & Utilities Commission District 5 - Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Planner Ryan Shedd, Planner II Property Owner City of Miami anoriega@miamigov.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Arthur Noriega V, City Manager on behalf of the City of Miami (the "Applicant")requests to rezone the property located at 150 NE 19 Street, Miami, FL (the "Property") from "Cl" Civic Institution to "CS" Civic Space Zone. Concurrently, there is a companion application (PZ- 22-14674) to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from "Major Institutional, Public Facilities, Transportation, & Utilities" to "Public Parks and Recreation". 11 Page PZ-22-1471 150 NE 19 ST Page 1 of 14 This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanatlon at the pubic hearing to render rmommenmbon or a neat tlecpon. �zrrxTr T612-0 T6-24A 0-1' 76 24A o .. Existing Miami 21 Transect Zone Proposed Miami 21 Transect Zone in Green 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 the Property from "Cl" Civic Institution to "CS" Civic Space Zone based upon the facts and findings in this staff report. C. PROJECT DAT,- SURROUNDING USES Miami 21 MCNP / Density Existing Use North Cl/T6-8-O Single -Family Res. - 9 du/ac Municipal/Religious South CI MIPFTU - 36 du/ac Cemetery East CI MIPFTU - 36 du/ac Religious West CI MIPFTU - 36 du/ac Fire Station 21 Page PZ-22-1471 150 NE 19 ST PZ-22-14671 06/21/22 Page 2 of 14 This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanation at the pubic hearing to render a rmommenmbon or a neat tlecpon. D. BACKGROUND The Property is located along the south side of NE 19 St on the block generally bounded by NE 19 St to the north, N Miami Ave and the Florida East Coast Railway to the west, and NE 2 Ave to the east. Immediately south of the Property is a city -owned cemetery. According to the survey prepared by Miller Legg, the Property is comprised of the majority of one parcel totaling 268,765 square feet (6.170 acres). The Property is zoned "CI"Civic Institution and is in the Wynwood/Edgewater Neighborhood Service Center area. Property outlined in red 31 Page PZ-22-1471 150 NE 19 ST PZ-22-14671 06/21/22 Page 3 of 14 n a[lUc NOTICE This submittal needs to be scheduled fora public rearing In accordance wp metro® set forth In the City of Miami Castle. The appall.. decker -malting body will 'career Ole Inbimat on at the pubic bearing to render rwommenmdon or a nasal decision. PZ-22-14671 06/21/22 Proposal The request to rezone this Property is in conjunction with the proposed Miami Freedom Park Special Area Plan ("SAP")and its companion Comprehensive Plan Amendment ("CPA"). The SAP and CPA both propose to convert approximately 23 acres of park land to other uses through rezoning and amendments to the Future Land Use Map. This loss of public park land must be mitigated as there is a no net loss policy for public park land in the City of Miami. To comply with the Miami Comprehensive Neighborhood Plan's policy PR 2.1.1 for no -net - loss for public park land, the City has brought forward a total of five rezone applications and their companion Comprehensive Plan Amendments to convert those properties to land designated for parks. Including this application, there are a total of 10 applications (companion items of Rezone and Comprehensive Plan Amendments) filed in with the City and identified as: PZ-22-14671, PZ- 22-14674, PZ-22-14675, PZ-22-14676, PZ-22-14677, PZ-22-14678, PZ-22-14679, PZ-22- 14680, PZ-22-14681, and PZ-22-14682. Each of the five rezones would designate the properties as "CS" — Civic Space and the Comprehensive Plan Amendments would designate the properties as "Public Parks & Recreation" on the Future Land Use Map, which eliminates the loss of public park land. Site Location & Surrounding Uses The Property is located just north of the rapidly developing Omni neighborhood. Immediately south of the Property is a City -owned cemetery, which is directly north abutting this Omni neighborhood. Close to the Property are multiple large-scale development projects under construction or in the pipeline. To the west, north, and east are predominantly commercial, retail, office, and food establishment uses, particularly moving closer to the Wynwood and central Edgewater neighborhoods. 41 Page PZ-22-1471 150 NE 19 ST Page 4 of 14 This submittal needs to be scheduled for a Pub4o hearIng In a!Code The wp timelines set forth in the city of Miami Code. The appall.. decision -making b W y will reWew bee Information at the public hearing to render e recommenc424on or a final gec Flop. PZ-22-14671 06/21/22 Existing Land Uses surrounding the Property Demographics Planning Department Staff retrieved data from the US Census Bureau's American Community Survey (ACS) to analyze the sociodemographic conditions of the area surrounding the Subject Property. Staff utilized the Census Bureau's 2016-2020 ACS 5-Year Estimates and observed various data points for Census Tract 27.02. The table below shows the various data points for both the Census Tract in which the Property is located and the City of Miami. Summary of Census Data for Subject Census Tract: 12086002702 Topic Census Tract 27.02 City of Miami Population 3,884 461,080 Households 1,486 180,676 Avg Household Size 2.61 2.55 Owner -Occupied Housing 5.6% 26.2% Renter -Occupied Housing 81.5% 60.1% Vacant Housing Units 12.9% 13.6% Median Household Income $52,305 $44,268 51 Page PZ-22-1471 150 NE 19 ST Page 5 of 14 This submittal needs to be scheduled for a Pub4o hearIng In a!Code The wp timelines set forth in the city of Miami Code. The appall.. decision -making b W y will reWew bee Information at the public hearing to render e recommenc424on or a final gec Flop. PZ-22-14671 06/21/22 Median Home Value $555,300 $344,300 Median Gross Rent $1,670 $1,242 0-Vehicle Households 18.2% 18.1% Census Tract 27.02 is just under 250 acres (about 0.39 square miles) and consists of the area bounded by 1-195 to the north, Biscayne Blvd to the east, NE 15 St and NW 15 St to the south, and the FEC Railway to the west. Census Tract 27.02 includes some notable parcels with uses that preclude them from residential development including FPL, Cemex, Braman Motors, and the Old City Cemetery. These parcels account for just over 24 acres. After accounting for these uses, the density of Census Tract 27.02 is estimated to be 17.21 people per acre, which is far lower than the maximum density permissible under most of the Tract's zoning transects. According to ACS data, Census Tract 27.02 had a population of 3,884 people living across 1,486 households for an average household size of 2.61 in 2020. This is only marginally larger than the City of Miami's average household size of 2.55. In addition to average household size, both the City of Miami and Census Tract 27.02 have similar housing vacancy rates and are majority renter -occupied. While both geographies' housing characteristics are similar overall, it is important to highlight that drastic difference in the share of owner -occupied housing. Census Tract 27.02 has an owner -occupied housing rate of only 5.6 percent versus the City's 26.2 percent. For every 20 housing units in Census Tract 27.02, only one is owner -occupied. For every 20 housing units in the City of Miami, five are owner -occupied. Households in Census Tract 27.02 earn more than the typical City of Miami household. The typical household in Census Tract 27.02 earns $8,037 more than typical Miami households. Despite the higher earnings, the median gross rent almost equalizes the median household incomes of the City and Tract 27.02. Renters in Tract 27.02 pay $418 per month more than the typical renter in the City of Miami. This translates to $5,016 extra in rent per year. The median gross rent of Tract 27.02 is $1,670 per month, which equates to $20,040 per year, or 38.3 percent of income. This is considerably higher than the typical household in the City of Miami, which has a median gross rent of $1,242 per month, or $14,904 per year, which is 33.7 percent of income. The US Department of Housing and Urban Development classifies households spending more than 30 percent of their income on rent as being rent burdened. The typical household in both Census Tract 27.02 and the City of Miami are rent burdened, however, the burden is higher for households in Tract 27.02 despite their higher income. Home values in Tract 27.02 are 162.3 percent higher than the City of Miami's median home value. The typical home in Census Tract 27.02 is worth $555,300, which is $211,000 higher than the City of Miami's median home value of $344,300. This is important because homeowners in Census Tract 27.02 can generate more wealth through homeownership than the 61 Page PZ-22-1471 150 NE 19 ST Page 6 of 14 This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanation at the pubic hearing to render a rmommenmbon or a neat tlecpon. PZ-22-14671 06/21/22 typical homeowner elsewhere in the City of Miami. While this is a great opportunity for homeowners in Tract 27.02, only 5.6 percent of all housing units are owner -occupied, meaning far less households are capitalizing on this opportunity. While the median home value is lower citywide, more than one-fourth of all housing units are owner -occupied. This means more homeowners citywide can capitalize off potential wealth through homeownership than within Tract 27.02. The frequency of households without personal vehicles is nearly identical between Census Tract 27.02 and the rest of the city: 18.2 and 18.1 percent respectively. While 18.2 percent is a decent share of households without vehicles, a sizeable portion of Tract 27.02 is within a Transit Oriented Development (TOD) Area. Tract 27.02 is served by the School Board Metromover Station and Adrienne Arsht Metromover Station. Roughly 104 acres — or 41.6 percent — of Tract 27.02 falls within a TOD Area. In addition to the Metromover, Tract 27.02 is also served by Miami Trolley's Biscayne, Wynwood, and Allapattah Routes and at least seven different Miami - Dade County Metrobus routes. Miami -Dade County is also in the process of creating a protected bike lane network that serves part of Tract 27.02. While many households in Tract 27.02 do not have their own personal vehicles, there are ample public transportation options that improve access to employment, education, and other important destinations. Overall, Census Tract 27.02 has the infrastructure of a highly urbanized area and the property values and housing costs of an urbanized area. However, Tract 27.02 has room to grow as evidenced by its lower population density. This area has experienced tremendous growth with regard to housing supply as over 2,000 housing units have been delivered to the market over the last five years within the boundaries of Census Tract 27.02. E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Major Institutional, Public Facilities, Transportation, and Utilities", which allows a maximum Density of 150 DU/AC, ancillary to those uses intended within this FLU designation and in consideration of surrounding FLU designations. The surrounding FLU designations and Miami 21 transects allow up to 150 dwelling units per acre. Per the CorrespondenceTable —Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "CI"to "CS" is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM Amendment from "Major Institutional, Public Facilities, Transportation, and Utilities" to "Public Parks and Recreation" is being processed 71 Page PZ-22-1471 150 NE 19 ST Page 7 of 14 PURL/ Code This submittal needs to be schedt led fora public hearing In Komiems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanatlon at the pubic hearing to render a rmommenmbon or a neat tlecpon. concurrently under ePlan File ID No. PZ-22-14674. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. Miami 21 Code The Property is zoned "CI"Civic Institution. Supported development in this zoning designation is primarily intended for Civic and Civic Support Uses by Exception, with restricted Commercial Uses through the Exception process. The Applicant proposes to rezone the Property to "CS"Civic Space Transect Zone. Under "CS", many of the Civic Support Uses that are currently allowed under "CI"by Exception would be prohibited, while other would be allowed by Right, such as Marina, or by Warrant, such as Civic uses. Below are excerpts from Article 4, Table 3 of the Miami 21 Code highlight the allowed Uses and development standards that would change as a result of the proposed rezoning. ( ) DENSITY EIETASNLAIY RSDNE OMNTEIECACLAY UITO FMLEIECMLIAIY HUIG OMTRHMFIE IE - WRWRIE LODGING BED & BREAKFAST INN HOTEL MOTEL OFFICE OFFICE Table: Article 4, Table 3 Building Function: Uses UNITS PER ACRE AZ** 4 N/A 81 Page PZ-22-1471 150 NE 19 ST PZ-22-14671 06/21/22 tsSIEW CO Page 8 of 14 Tills submittal needs to be Khufu led for a pub4c hearing In a!Coda The wp timelines set forth in the city of Miami Coda The aping.. decision -making body will rmiew Om Information at the public hearing to render a reeommendition or a ...Om PZ-22-14671 06/21/22 COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTAB. ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTAB. E ALCOHOL BEVERAGE ESTAB. GENERAL COMMERCIAL E MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL E PLACE OF ASSEMBLY E RECREATIONAL ESTAB. E AMUSEMENT RIDE CIVIC COMMUNITY FACILITY E RECREATIONAL FACILITY E RELIGIOUS FACILITY E REGIONAL ACTIVITY COMPLEX E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY E INFRASTRUCTURE AND UTILITIES E MAJOR FACILITY E MARINA E PUBLIC PARKING E RESCUE MISSION E TRANSIT FACILITIES E EDUCATIONAL CHILDCARE E COLLEGE/UINVERSITY E ELEMENTARY SCHOOL E LEARNING CENTER E MIDDLE/HIGH SCHOOL E PRE-SCHOOL E W W W W W W 91 Page PZ-22-1471 150 NE 19 ST Page 9 of 14 This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanation at the pubic hearing to render a rmommenmbon or a neat tlecpon. RESEARCH FACILITY SPECIAL TRAINING/VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTAB. MANUFACTURING AND PROCESSING MARINE RELATED INUSTRIAL ESTAB. PRODUCTS AND SERVICES STORAGE/DISTRIBUTION FACILITY In addition to differences in Uses, there are different standards for development between the two transects. Article 5 of Miami 21 specifies the permissible standards for each Transect Zone with relation to Building Disposition, Building Configuration, Building Function and Density, Parking Standards, Architectural Standards, Landscape Standards, and Ambient Standards. Given that "Cl" is intended to be responsive to the surrounding Transects, the conversion to "CS"would result in a decrease of development allowances. In this case the surrounding Transects allow significantly higher development capacities. The intent of the Civic Space Transect Zone is the preservation of open, public spaces for parks, other recreational uses, and gathering spaces. As such Civic Space limits Buildings to a maximum Floor Area to 25 percent of the Lot Area. Neighborhood Context Photos Image: Looking west down NE 19 St with the Property on the left 10 I Page PZ-22-1471 150 NE 19 ST PZ-22-14671 06/21/22 Page 10 of 14 Image: Looking south into the into the western end of the Property rto, �IiII !IIIIIIIIIIIIH* This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanatlon at the pubic hearing to render a rmommenmbon or a neat tlecpon. Criteria for Rezoning In accordance with Article 7, Section 7.1.2.3(a), a change may be made to a Transect Zone in a manner which maintains the goals of Miami 21. In the recommendation, staff must show that it considered and studied the request with regard to the three criteria identified in Miami 21 Article 7, Section 7.1.2.8(f). The criteria and staffs findings are provided below. Criteria 1 PZ-22-14671 06/21/22 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 change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations." Analysis of The request to rezone from "CI"to "CS"is inconsistent with the Property's existing Criteria 1 Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Major Institutional, Public Facilities, Transportation, and Utilities" to "Public Parks & Recreation" under ePlan File ID No. PZ-22-14674. Objective PR-1.1 of the MCNP states, "The City shall work to achieve a medium - term objective of providing a park within a ten minute walk of every resident. "Though there are a couple City parks within a 10-minute walk from this Property, the rapid growth of the area will put increasing pressure on those parks to service the neighborhood. Expanded park capacity will assist with the provision of this service. Reserving space for public park land will benefit the neighborhood through future development. Furthermore, subject to the no -net -loss requirement for public park land in Parks, Recreation, and Open Space Policy PR-2.1.1, this request would assist in ensuring the City complies with this policy as it converts approximately 23 acres of public park land through the Miami Freedom Park SAP to uses other than public park. 111 Page PZ-22-1471 150 NE 19 ST Page 11 of 14 Finding 1 Criteria 2 This submittal needs to be scheduled for a Pub4o hearIng In a!Code The wp timelines set forth in the city of Miami Code. The appall.. decision -making b W y will reWew bee Information at the public hearing to render e recommenc424on or a final gec Flop. PZ-22-14671 06/21/22 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. 7.1.2.8 (0(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 The City has requested this Rezone to account for the conversion of park land at Criteria 2 the Miami Freedom Park SAP, which necessitates preserving other space for public park land elsewhere. This request will ensure compliance with this policy while accommodating future development. Furthermore, rapid development of the Omni, Edgewater, and Wynwood neighborhoods will necessitate expanded park land servicing the growing population. 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 Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur Criteria 3 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 is currently zoned "CI"Civic Institution. The Applicant has proposed to change the zoning to "CS" Civic Space Zone. "CS" does not allow for any density or Residential Uses, whereas "CI"allows density up to 36 DU/AC and allows some Residential Uses by Right. "Cl" also allows development capacity responsive to surrounding Transect Zones. "CS" is a lesser Transect Zone than "CI". 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. F. CONCLUSION Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the Property from "CI"to "CS"is justified. There is a need for more parks and open spaces in the area, and the requested rezone would satisfy the no -net -loss 12 I Page PZ-22-1471 150 NE 19 ST Page 12 of 14 This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Castle. The applies de decision -malting body will reWew Ole Inbanation at the pubic hearing to render a rmommenmbon or a neat tlecpon. PZ-22-14671 06/21/22 requirement of Policy PR-2.1.1 as it relates to the Miami Freedom Park Special Area Plan and its companion Comprehensive Plan Amendment. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the aforementioned findings, the Planning Department recommends approval of the requested change of zoning from "CI" Civic Institution to "CS" Civic Space. 13 I Page PZ-22-1471 150 NE 19 ST Page 13 of 14 PUBLic 0 Q. Jacqueline Ellis Chief of Land Development Or eSe NOTICE This su hour. needs tole scheduled fora public bearing In accordance wpes lid tlmellnset forth In the City of Th Mleml Cede. e applies decision -making body will reWeerthe Intormatios at the public bearing to render a recommendab on or a final declYon. PZ-22-14671 06/21/22 V� !EW CC�� Page 14 of 14 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-14671 REZONE ADDRESSES: 150 NE 19 ST 0 125 250 500 Feet NE .19TH ST -NW-19TH ST a D1 NE 17TH TER Thla submittal needs to be scheduled fora public hearing In accordance with timelines set forth In the City of Miami Code. The applicable decision -making body MI review the Information at the public hearing to render a recommendation or a final decision. PZ-22-14671 06/21/22 NE 20TH-TER NE 20TH ST i T6-12-0 NE-19TH:TER NE 19TH ST T 6-24A-0__=1 MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-14671 REZONE ADDRESSES: 150 NE 19 ST 0 125 250 500 Feet This submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the City of Miami Cole. The applicable decision -making body will reNew the Information at the public hearing to render a recommendation or a final decision. PZ-22-14671 06/21/22 � i` AERIAL EPLAN ID: PZ-22-14671 REZONE ADDRESSES: 150 NE 19 ST 0 125 250 500 Feet This submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the City of Miami Cole. The applicable decision -making body will reNew the Information at the public hearing to render a recommendation or a final decision. PZ-22-14671 06/21/22