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HomeMy WebLinkAboutAnalysis 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 Castle. The appall.. decker -malting body will 'career Ole Inbimat on at the public bearing to render resommenmtlon or a nasal decision. PZ-22-14675 06/21/22 Staff Analysis Report No. PZ-22-14675 Location 1950 NW 12AV Folio Number 01-3135-001-0010 Miami 21 Transect CI -HD - Civic Institution/Health District MCNP Designation Major Institutional, Public Facilities, Transportation, & Utilities Commission District 5 - Christine King Department of Human Service Neighborhood Service Center Overtown 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 265,996 square feet (6.106 acres) of the property located at 1950 NW 12 Ave, Miami, FL (the "Property") from "CI -HD" Civic Institution -Health District to "CS" Civic Space Zone. Concurrently, there is a companion application (PZ-22-14676) 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". 1 PZ-22-14675 Rezone 1950 NW 12 Av Page 1 of 14 Existing Miami 21 Transect Zone B. RECOMMENDATION n a[lUc NOTICE ThI: submittal needs to be scheduled fora public rearing In accordance wp manes set forth In the city of Miami Castle. The appall. He decision -making body will 'career He Inbnmaton at the public bearing to render recommenmdon ore noel decision. I Ar A, T6-12-0 1 ` o 1 T6-8-0 01 2TI1.T C5 1 CI -HD `�\ T \ Proposed Miami 21 Transect Zone in Green 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 "CI -HD" Civic Institution - Health District to "CS" Civic Space Zone based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-O Rest. Comm. - 150 du/ac Residential - Govt South CI -HD MIPFTU - 150 du/ac Hospital East CI -HD MIPFTU - 150 du/ac Hospital West CI -HD MIPFTU - 150 du/ac Municipal PZ-22-14675 Rezone 1950 NW 12 Av PZ-22-14675 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 Inbanatlon at the pubic hearing to render a rmommenmbon or a neat tlecpon. D. BACKGROUND The Property is located in the Health District, directly along the northern trunk of the Metrorail, with the Santa Clara station only one block away. Below is an aerial image in red showing the Property and its surroundings. Portion of the Property subject to the application outlined in red 3 PZ-22-14675 Rezone 1950 NW 12 Av PZ-22-14675 06/21/22 Page 3 of 14 ThIs submittal needs to be scheduled fora Paten hearing In ...int.. yd.-timelines timelines set forth in the city of Miami Cede. The applicable decision -making b W y will retiew Yee In.rrnation at the public hearing to render e recur.. Leon or a final Cep... PZ-22-14675 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 Located in the Health District, the Property is largely surrounded by hospital uses, including the Jackson Memorial Hospital to the southeast and the Veterans Affairs Hospital to the south. Directly across NW 12 Ave is a county owned wastewater facility. To the north are a variety of industrial and residential uses, including public housing developments. 4 PZ-22-14675 Rezone 1950 NW 12 Av Page 4 of 14 This submittal needs to be schedt led fora public hearing In Code ems wp timelines set forth in the City of Harm Code. The applIca de decision -malting body Wit reWew Ole Information at the pubic hearing to render a rmommenmbon or a Plat aecpon. 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 30.04. The table below shows the various data points for both the Census Tract in which the Subject Property is located and the City of Miami. Summary of Census Data for Subject Census Tract: 12086003004 Topic Census Tract 30.04 City of Miami Poaulation Households Avg Household Size 5,922 461,080 180,676 PZ-22-14675 Rezone 1950 NW 12 Av PZ-22-14675 06/21/22 Page 5 of 14 ThIs submittal needs to be scheduled fora Paten hearing In ...int.. yd.-timelines timelines set forth in the city of Miami Cede. The applicable decision -making b W y will retiew Yee In.rrnation at the public hearing to render e recur.. Leon or a final C.O.. PZ-22-14675 06/21/22 Owner -Occupied Housing 3.8% 26.2% Renter -Occupied Housing 84.6% 60.1% Vacant Housing Units 11.6% 13.6% Median Household Income $20,091 $44,268 Median Home Value $180,700 $344,300 Median Gross Rent $981 $1,242 0-Vehicle Households 25.4% 18.1% Census Tract 30.04 is approximately 231.16 acres (about 0.36 square miles) and consists of the area bounded by NW 20 St to the north, NW 12 Ave to the east, the Miami River to the south, and NW 17 Ave to the west. Over half of the Tract is zoned CI -HD Civic Institution — Health District, which allows residential density up to 150 dwelling units per acre. Despite the permission of residential uses, the portion of CI -HD that falls within Census Tract 30.04 consists of non-residential uses such as the University of Miami Hospital and College of Medicine, the Veteran's Affairs Medical Center, Miami -Dade County Police Department and other County department offices, Richard E. Gerstein Justice Building (Eleventh Judicial Circuit of Florida court), and the Miami -Dade State Attorney's Office. Removing the acreage of the institutional uses leaves approximately 94 acres for potential residential use, which yields a population density of roughly 63 people per acre. There are nearly 6,000 people residing across just over 2,000 households in Census Tract 30.04 for an average household size of 2.94. This is considerably larger than the average household size of the entire City of Miami, which is 2.55. The average household in Tract 30.04 is nearly three people whereas the City's average household is closer to 2.5. The housing characteristics of Tract 30.04 are very different from the typical household in the City of Miami. While both geographies are majority renter -occupied, it is much more prevalent in Tract 30.04. Less than four percent of all housing units in Tract 30.04 are owner -occupied, which is a stark contrast to the 26.2 percent owner -occupied housing rate throughout the entire City. For every 25 housing units in Census Tract 30.04, nearly one is owner -occupied. On the other hand, for every 25 housing units in the City of Miami, just over six are owner -occupied. This means owner -occupied housing units are more highly concentrated in other parts of the City. Homeownership and owner -occupied housing rates are important socioeconomic characteristics to observe as they are correlated with improved financial stability for occupants. Homeowners are typically locked into monthly expenses via a mortgage, which guarantees the same monthly payment for up to 30 years. On the other hand, renters are subject to annual rent increases and market volatility. In addition to predictable monthly housing costs, homeowners are able to generate wealth through eventual sale of their home. In Census Tract 30.04, the 6 PZ-22-14675 Rezone 1950 NW 12 Av 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-22-14675 06/21/22 typical house is valued well below the City's median home value. In fact, the median home value of Tract 30.04 is only 52.5 percent of the City's median home value. This means homeowners in Tract 30.04 will generate significantly less wealth when they sell their homes than the typical homeowner elsewhere in the City of Miami. In addition to lower home values, the median household income of Tract 30.04 is only 45 percent of the City of Miami's median household income. To put this into perspective, the Federal Poverty Level in 2020 for a two -person household was $17,240 and for a three -person household was $21,270. With an average household size of nearly three people, the typical household in Tract 30.04 would have been below the Federal Poverty Level in 2020. Looking at the median gross rent in the table above, it would appear that the lower median gross rent of $981 per month would put these low-income households in a better financial situation. However, the $261 monthly difference in rent between Tract 30.04 and the City of Miami is not enough to offset the severely low income of the area. In fact, Census Tract 30.04's median gross rent equates to $11,772 annually, which is approximately 58.6 percent of median household income. Conversely, the City of Miami's median gross rent of $1,242 yields $14,904 annually, or 33.7 percent of median household income. The US Department of Housing and Urban Development classifies households spending more than 30 percent of their income on housing as being rent burdened. While both Census Tract 30.04 and the City of Miami are rent burdened, the typical household in Tract 30.04 is more severely rent burdened than the typical household elsewhere in the City. Over one-fourth of all households in Census Tract 30.04 do not have any personal vehicles for transportation. More households in Tract 30.04 have to rely on public transportation and active transportation than elsewhere in the City of Miami. Fortunately, most of Tract 30.04 is within a Transit Oriented Development (TOD) Area. Roughly 204 acres, or 88 percent, of Census Tract 30.04 falls in the Civic Center TOD Area. Tract 30.04 is served by Metrorail with the Civic Center station located at 1501 NW 12 Ave, which is an approximately four -minute walk from the Property. In addition to Metrorail, Tract 30.04 is also served by Miami -Dade County's Metrobus and the City of Miami Trolley. The following Miami Trolley routes serve this area: Allapattah, Health District, and Stadium. At least eight different Metrobus routes also serve Tract 30.04. While Tract 30.04 has ample public transportation options and is also located partially in a major employment center (Health District), income is still near poverty level, which indicates a potential gap between jobs available and workforce training and education of the residents of the area exists. Overall, the demographic and economic characteristics of Census Tract 30.04 are below the City of Miami's averages and medians. 7 PZ-22-14675 Rezone 1950 NW 12 Av Page 7 of 14 This submittal needs to be scheduled for a pub!c hearing in accoMance wp enlaces set forth in the City of Miami Castle. The applicable daimon -making body will ',blew the Inbanabbn at the pubic hearing to render a reaommentrbon or a neat tlecpon. 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 Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "CI-HD"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 concurrently under ePlan File ID No. PZ-22-14676. 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-HD"Civic Institution — Health District. Supported development in this zoning designation is primarily intended for Civic and Civic Support Uses by Right, with ancillary Residential and Commercial Uses also by Right. The Applicant proposes to rezone the Property to "CS" Civic Space Transect Zone. Under "CS", many of the Civic Support, Educational, and Residential Uses that are currently allowed under "CI-HD"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. Table: Article 4, Table 3 Building Function: Uses DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE R ANCILLARY UNIT TWO FAMILY RESIDENCE MULTIFAMILY HOUSING R DORMITORY R 8 CS N/A PZ-22-14675 Rezone 1950 NW 12 Av PZ-22-14675 06/21/22 Page 8 of 14 HOME OFFICE LIVE - WORK WORK - LIVE LODGING BED & BREAKFAST R INN R HOTEL R OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTAB. ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTAB. R ALCOHOL BEVERAGE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL R PLACE OF ASSEMBLY E RECREATIONAL ESTAB. R AMUSEMENT RIDE CIVIC COMMUNITY FACILITY W RECREATIONAL FACILITY W RELIGIOUS FACILITY R REGIONAL ACTIVITY COMPLEX E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY E INFRASTRUCTURE AND UTILITIES W MAJOR FACILITY R 9 This submittal needs to be scheduled fora Paten hearing In ...int.. yd.-biplanes timelines set forth in the city of Miami Cede. The applicable decision -making b W y will retiew Yee Inbirnation at the public hearing to render e recur.. Leon or a final gey Pion. W W W W W W PZ-22-14675 Rezone 1950 NW 12 Av PZ-22-14675 06/21/22 Page 9 of 14 MARINA 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-22-14675 06/21/22 PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE R COLLEGE/UINVERSITY R ELEMENTARY SCHOOL R LEARNING CENTER R MIDDLE/HIGH SCHOOL R PRE-SCHOOL R RESEARCH FACILITY R SPECIAL TRAINING/VOCATIONAL R 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 "CI-HD"is intended for intensive hospital uses and their ancillary uses, 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. 10 PZ-22-14675 Rezone 1950 NW 12 Av Page 10 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. Neighborhood Context Photos Context photos retrieved from Google Streetview Image: Looking north down NW 12 Ave with the Property on the left Image: Looking south into the Property 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 staff's findings are provided below. 11 PZ-22-14675 Rezone 1950 NW 12 Av PZ-22-14675 06/21/22 Page 11 of 14 Criteria 1 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-22-14675 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-22-14676. 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. "There are no City parks within a 10-minute walk from this Property, and the neighborhood to the north are experiencing some redevelopment with expanded residential uses, including the Miami Produce Special Area Plan. Expanded park capacity will assist with the provision of this service. 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. 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 The City has requested this change to account for the conversion of park land at the Criteria 2 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, development opportunities within the immediate surrounding area, including elsewhere on the Property, will require park access in an area where currently there is none. This designation will address these changing conditions. 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. 12 PZ-22-14675 Rezone 1950 NW 12 Av 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 Inbanatlon at the pubic hearing to render a rmommenmbon or a neat tlecpon. PZ-22-14675 06/21/22 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 -HD" Civic Institution — Health District. 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 -HD" allows density up to 150 DU/AC and allows many Residential Uses by Right. "CI -HD" 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-HD"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 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 -HD" Civic Institution — Health District to "CS" Civic Space. 13 PZ-22-14675 Rezone 1950 NW 12 Av 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-22-14675 06/21/22 V� !EW CC�� Page 14 of 14 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-22-14675 06/21/22 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-14675 REZONE ADDRESSES: 150 NE 19 ST 0 125 250 500 Feet D2 MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-14675 REZONE ADDRESSES: 150 NE 19 ST 0 125 250 500 Feet D2 J 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 fina t decision. PZ-22-1 4675 06/21/22 ,MIaw11.1 ProdceSAP NW-21ST- ST T6-8-O NW20TH ST H 0 H 2 H CI -HD CS NW°12TH AV -NW 1 3TH.ST AERIAL EPLAN ID: PZ-22-14675 REZONE ADDRESSES: 1950 NW 12AV 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 Code. The applicable decision -making body veil reNew the information at the public hearing to render a recommendation or a final decision.