HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Departmeh
ANALYSIS FOR
REZONE
NOTICE
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PZ-22-14679
06/21/22
Staff Analysis Report No.
PZ-22-14679
Location
1641, 1649, 1651, and 1680 NW 5 ST; and 1610 NW 6 ST
Folio Number
01-3136-000-0020
Miami 21 Transect
"Cl" — Civic Institution & "T5-L" Urban Center Transect - Limited
MCNP Designation
Major Institutional, Public Facilities, Transportation, & Utilities
and Medium Density Restricted Commercial
Commission District
3 — Joe Carollo
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 1641, 1649, 1651, and 1680 NW 5 St and 1610 NW 6 St, Miami, FL (the
"Property") from"Cl" Civic Institution and "TS-L" Urban Center Transect — Limited to "CS"
Civic Space Zone. Concurrently, there is a companion application (PZ-22-14680) to amend the
Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from
"Major Institutional, Public Facilities, Transportation, & Utilities" and "Medium Density Restricted
Commercial" to "Public Parks and Recreation".
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n a[lUc
NOTICE
This submittal needs to be scher fled for a pob4e meaning
In accordance!C yr. timanes set forth In the city of
Miami Code. The addled. daimon -malting body will
'mime bre Inbnnatbn at the pobac Munro to render a
recommendation or a anal decision.
L L_I I I I I L111
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 and
"T5-L" Urban Center Transect - Limited 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
CI
MIPFTU - 36 du/ac
Vacant/Parking
South
T5-L
Med. Dens. Rest. Comm. -
65 du/ac
Residential
East
CI
MIPFTU - 36 du/ac
Stadium
West
T3-O
Duplex Resi. -18 du/ac
Residential
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Page 2 of 14
D. BACKGROUND
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PZ-22-14679
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IEW CCts$
The Property is located in the Little Havana neighborhood, immediately adjacent to the Marlins
baseball stadium. The Property sits on the west side of NW 17 Ave with the Miami River and
Allapattah to the north. The Property, consisting of five parcels, contains approximately 4.195
acres. The three properties at 1641, 1649, and 1651 NW 5 St are all zoned "T5-L"and contain
approximately half an acre. The remainder of the properties at 1680 NW 5 St and 1610 NW 6
St are zoned "CI" and contain approximately 3.685 acres.
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Subject Property outlined in red
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ThIs submittal needs to be scheduled for a Pub. hearing
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PZ-22-14679
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 Use;
The Property is located immediately adjacent to the Marlins baseball stadium, which itself is
located within the heavily residential portion of northern Little Havana. The Property is located
near the intersection of NW 17 Ave and NW 7 St. NW 7 St is heavily commercial and retail
while NW 17 Ave is predominantly residential. The neighborhood directly across NW 17 Ave
to the west is largely single family homes and duplexes.
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ThIs submittal needs to be scheduled fora Paten hearing
In ...int.. yd.-timelines timelines set forth in the city of
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recur.. Leon or a final C.O..
PZ-22-14679
06/21/22
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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 52.01. 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: 12086005201
Topic
Census Tract 52.01
City of Miami
Population
6,039
461,080
Households
2,317
180,676
Avg Household Size
2.61
2.55
Owner -Occupied Housing
6.0%
26.2%
Renter -Occupied Housing
86.8%
60.1%
Vacant Housing Units
7.3%
13.6%
Median Household Income
$27,645
$44,268
Median Home Value
$184,500
$344,300
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1641 NW 5 St
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Median Gross Rent
PZ-22-14679
06/21/22
$1,011
$1,242
0-Vehicle Households
25.9%
18.1%
Census Tract 52.01 is just under 150 acres (about 0.23 square miles) and consists of the area
bounded by NW 7 St to the north, NW 12 Ave to the east, W Flagler St to the south, and NW 17
Ave to the west. Roughly 32 acres, or 21.1 percent, of Census Tract 52.01 is occupied by
LoanDepot Park (FKA Marlins Park) and its parking garages. This equates to a density of
roughly 47 people per acre.
According to ACS data, Census Tract 52.01 had a population 6,039 people living across 2,317
households for an average household size of 2.61 in 2020. ACS data reveals drastically
different housing characteristics between Tract 52.01 and citywide. While both the City of Miami
and Tract 52.01 are majority renter -occupied, Tract 52.01 has an owner -occupancy rate of only
6 percent whereas the citywide owner -occupancy rate is over 26 percent.
Households in Census Tract 52.01 earn $16,623 less than the typical household in the City of
Miami. This equates to 62.4 percent of the citywide median household income. Looking at the
table above, one would assume that despite the lower income, households may be better off as
the median gross rent is $232 cheaper per month than citywide. However, the median gross
rent is more than 81 percent of the citywide median gross rent. In fact, Census Tract 52.01's
median gross rent yields $12,132 annually, which is just under 44 percent of the median
household income. The citywide median gross rent yields $14,904 annually, which is 33.7
percent of the citywide median household income. According to the US Department of Housing
and Urban Development, households that spend more than 30 percent of their income on rent
are considered rent burdened. While the typical household in the City of Miami are rent
burdened, the typical household in Census Tract 52.01 is more severely rent burdened due to
the higher share of income going towards rent.
For the 6.4 percent of homes occupied by homeowners in Tract 52.01, their home values are
only 54 percent of the typical home elsewhere in the City of Miami. This is important to note
because most households and families generate wealth through homeownership, so
homeowners in Census Tract 52.01 will generate less wealth from selling their homes than the
typical homeowner elsewhere in the city.
More than a quarter of all households in Census Tract 52.01 have zero personal vehicles and
must rely on public transportation. This is nearly 8 percentage points higher than the citywide
average. While Metrorail does not extend to this area, these households are served by
Metrobus and Miami Trolley. Metrobus' 7, 11, 12, 17, and 208 lines have multiple stops along
the roads bounding Census Tract 52.01. The City of Miami Trolley's Little Havana and Stadium
routes also serve the area. Despite the availability of public transportation, the sizeable share of
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PZ-22-14679
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the Census Tracts population without any vehicles at home presents a barrier towards
accessing employment. Households and families without any vehicles may be limited to
employment opportunities in the immediate vicinity or accessible by public transportation.
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, to of the parcels that
make up the Property (approximately 86 percent of the Property) are 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 remaining 14 percent are designated
"Medium Density Restricted Commercial", which allows a maximum density of 65 dwelling
units per acre. 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 "Cl" and "T5-L" 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" and "Medium Density Restricted Commercial"
to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ-
22-14680. 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 and "'T5-L" Urban Center Transect - Limited.
Supported development in the "CI"zoning designation is primarily intended for Civic and Civic
Support Uses by Exception, with restricted Commercial Uses through the Exception process.
The "T5-L"transect allows a wide variety of uses, from residential to commercial to civic, many
of these by Right. 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.
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Table: Article 4, Table 3 Building Function: Uses
DENSITY (UNITS PER ACRE)
65 AZ** 4 N/A
RESIDENTIAL
SINGLE FAMILY RESIDENCE
R
COMMUNITY RESIDENCE
R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
MULTIFAMILY HOUSING
R
DORMITORY
R
E
HOME OFFICE
R
LIVE - WORK
R
WORK - LIVE
LODGING
BED & BREAKFAST
R
INN
R
HOTEL
R
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTAB.
W
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTAB.
R
E
ALCOHOL BEVERAGE ESTAB.
E
GENERAL COMMERCIAL
R
E
MARINE RELATED COMMERCIAL
ESTAB.
W
OPEN AIR RETAIL
W
E
PLACE OF ASSEMBLY
R
E
RECREATIONAL ESTAB.
R
E
AMUSEMENT RIDE
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W
W
1641 NW 5 St
This submittal needs to be Khufu led fora Pubic hearing
In acconi anis with timelines set forth in the city of
Miami Cada The appllca hie decision -making b W y will
reWew One Informat on at the pubic hearing to render a
reeommenciitlon or a final .Oen.
PZ-22-14679
06/21/22
Page 8 of 14
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In a!CMonce wp timelines set forth in the city of
Miami ada The applica hie decision -making b W y will
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reeommenciitlon or a final .Oen.
PZ-22-14679
06/21/22
CIVIC
COMMUNITY FACILITY
W
E
RECREATIONAL FACILITY
R
E
RELIGIOUS FACILITY
R
E
REGIONAL ACTIVITY COMPLEX
E
CIVIC SUPPORT
COMMUNITY SUPPORT FACILITY
W
E
INFRASTRUCTURE AND UTILITIES
W
E
MAJOR FACILITY
E
MARINA
W
E
PUBLIC PARKING
W
E
RESCUE MISSION
E
TRANSIT FACILITIES
W
E
EDUCATIONAL
CHILDCARE
W
E
COLLEGE/UINVERSITY
W
E
ELEMENTARY SCHOOL
W
E
LEARNING CENTER
R
E
MIDDLE/HIGH SCHOOL
W
E
PRE-SCHOOL
R
E
RESEARCH FACILITY
R
E
SPECIAL TRAINING/VOCATIONAL
W
E
INDUSTRIAL
AUTO -RELATED INDUSTRIAL ESTAB.
MANUFACTURING AND PROCESSING
MARINE RELATED INUSTRIAL ESTAB.
PRODUCTS AND SERVICES
STORAGE/DISTRIBUTION FACILITY
W
W
W
W
In addition to differences in Uses, there are different standards for development between the
three transects. Article 5 of Miami 21 specifies the permissible standards for each Transect
Zone with relation to Building Disposition, Building Configuration, Building Function and
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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 from "Cl". "T5"
allows up to five stories and a larger amount of lot coverage given the intent of development
in a dense, urban pattern. As such, "CS"would be a decrease in development capacity. In
this case the surrounding Transects to the north, east, and south allow higher development
capacities and density, while the neighborhood to the west is much lower scale, with "T3".
"T3" however still allows more development than "CS".
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 Photo(
Image: Looking west down NW 16 Ave with the Property on the left
Page 10 PZ-22-14679 1641 NW 5 St
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This submittal needs to be schedt led fora public hearing
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ems wp timelines set forth in the City of
Harm Castle. The applies de decision -malting body will
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rmommenmbon or a neat tlecpon.
Image: Looking west along NW 5 St with the Property straddling the street
Image: Looking south into the northern corner of the Property at the intersection of NW 16
Ave and NW 6 St
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.
Page 11 PZ-22-14679 1641 NW 5 St
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Criteria 1
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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"and "T5"to "CS"is inconsistent with the Property's
Criteria 1 existing 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-22-14680.
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. "The
adjacent neighborhoods do not have a large amount of park space. In fact, there is
no open space zoned "CS"that is dedicated to open passive or active recreation
within the neighborhood bounded by NW 7 St, NW 17 Ave, W Flagler St, and NW
12 Ave. As such the designation of this large Property would enable greater
provision of park space to a neighborhood that has relied on the Marlins stadium
site for open space needs.
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.
Additionally, the preservation of open spaces for passive and active recreation
ensure every neighborhood, growing or not, has access to outdoor spaces.
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.
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Criteria 3
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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 and "T5"Urban Center Transect - Limited. 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 dwelling
units per acre and allows some Residential Uses by Right and "T5"allows up to 65
dwelling units per acre and many uses by Right. "CS"is a lesser Transect Zone than
"CI" and "T5".
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"and "T5"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"Civic Institution and "T5-L"Urban Center Transect -
Limited to "CS" Civic Space.
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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-22-14679
06/21/22
V�
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Page 14 of 14
MIAMI 21 (EXISTING)
EPLAN ID: PZ-22-14679
REZONE
ADDRESSES: 1680 NW 5 ST, 1610 NW 6 ST,
1641 NW 5 ST, 1649 NW 5 ST, and 1651 NW 5 ST
0 125 250
500 Feet
1
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth In the City of
Miami Cede. The applicable decision -making body MI
redew the information at the public hearing to render a
recommendation or a final decision.
MIAMI 21 (PROPOSED)
EPLAN ID: PZ-22-14679
REZONE
ADDRESSES: 1680 NW 5 ST, 1610 NW 6 ST,
1641 NW 5 ST, 1649 NW 5 ST, and 1651 NW 5 ST
0 125 250
T3-O
J
500 Feet
1
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth In the City of
Miami Cede. The applicable decision -making body MI
redew the information at the public hearing to render a
recommendation or a final decision.
L
r
CS
L
T5-L
AERIAL
EPLAN ID: PZ-22-14679
REZONE
ADDRESSES: 1680 NW 5 ST, 1610 NW 6 ST,
1641 NW 5 ST, 1649 NW 5 ST, and 1651 NW 5 ST
0 125 250
+ I I I I
500 Feet
I
Thls 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-22-14679
06/21/22