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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 Castle. The appall.. decker -malting body will 'career Ole Inbimat on at the public bearing to render resommenmtlon or a nasal decision. PZ-22-14677 06/21/22 Staff Analysis Report No. PZ-22-14677 Location 3851 Rickenbacker Causeway Folio Number 01-4216-000-0050 Miami 21 Transect CI — Civic Institution MCNP Designation Major Institutional, Public Facilities, Transportation, & Utilities Commission District 2 — Ken Russell Department of Human Service Neighborhood Service Center Downtown/Brickell Planner Ryan Shedd, Planner II Property Owner City of Miami anoriega@miamigov.com A. REQUEST B. 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 7.859 acres of land at the property located at 3851 Rickenbacker Causeway, Miami, FL (the "Property")from "Cl" Civic Institution to "CS" Civic Space Zone. Concurrently, there is a companion application (PZ-22-14678) 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". 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 a rmommenmbon or a neat tlecpon. Existing Miami 21 Transect Zone Proposed Miami 21 Transect Zone in Green C. 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. D. PROJECT DA i SURROUNDING USES Miami 21 MCNP / Density Existing Use North T1 Conservation - 0 du/ac Conservation South T1 Conservation - 0 du/ac Conservation East CI MIPFTU - 0 du/ac Municipal - Wastewater West T1 Conservation - 0 du/ac Conservation PZ-22-14677 06/21/22 Page 2 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-22-14677 06/21/22 E. BACKGROUND The Property is located on Virginia Key, next to Miami Dade County's wastewater treatment facility. Though located in the Downtown-Brickell service area of the Department of Human Services Neighborhood Services, the Property is tucked away on the far end of Virginia Key and is not currently accessible to the public. The graphic below shows the 7.859 acres subject to this Rezoning request within the larger property at 3851 Rickenbacker Causeway. This portion is the only portion zoned "CI". The remainder of the property is zoned "T1" Conservation. Page 3 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-22-14677 06/21/22 ti I1IIIIINIIIUIIII pIIIIInIIIIIIIIIi Subject Property outlined in red 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. Page 4 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-22-14677 06/21/22 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- Located on the back side of the County's wastewater treatment facility on the end of Virginia Key opposite from the Rickenbacker Causeway, the only other surrounding use is conservation of natural lands. The Property is located very close to the water, as the wastewater treatment facility takes up a significant amount of space on the island. The graphic below shows the Property in context with the uses surrounding it. 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-22-14677 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 9804. 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: 12086980400 Topic Census Tract 9804 City of Miami Population 0 461,080 Households 0 180,676 Avg Household Size 0 2.55 Owner -Occupied Housing 0.0% 26.2% Renter -Occupied Housing 0.0% 60.1 % Vacant Housing Units 0.0% 13.6% 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-22-14677 06/21/22 Median Household Income $0 $44,268 Median Home Value $0 $344,300 Median Gross Rent $0 $1,242 0-Vehicle Households 0.0% 18.1% The "Summary of Census Data for Subject Census Tract: 12086980400,"" table above shows there are no households, housing units, or population in Census Tract 9804. This is due to the location and geography of Tract 9804. The Property is located on the northwestern side of Virginia Key and is abutted to the east by Miami -Dade County's Central District Wastewater Treatment Plant. Tract 9804 consists of Virginia Key, Crandon Park, and parts of Biscayne Bay. A map of Tract 9804 can be seen on the next page. Virginia Key consists of three different zoning districts: T1 Natural Transect Zone, CS Civic Space Zone, and CI Civic Institution Zone. All three of these districts prohibit residential uses, which supports the Census data seen in the table above. Census Tract 9804 extends beyond the City of Miami boundary as seen in the map below. The portions of Census Tract 9804 that are outside of the City of Miami limits consist of Crandon Park and Crandon Golf Course, which are recreational facilities of Miami -Dade County and have no residential uses. No sociodemographic analysis is necessary since there is no population residing in or near the Subject Property. Page 7 of 14 Ho bie Island Beach Park BI=r,Iyne Ray Rickenh:f Bill Baggs Cape Florida stare Park -I City Boundary Subject Property 0 Census Tract 9804 0 0.25 0.5 1 Miles I l l l I l l 1 I This submittal needs to be schedt bed for a pub4u hearing in ecconi ems yell 4mines set forth in the City of Miami Code. The applicable tlaiaion-ma Xing body will naiew Te Inbanatbn at the pubic hearing to render a reoommenmbon or a nnal aecpon. PZ-22-14677 06/21/22 Page 8 of 14 ThIs submittal needs to be scheduled for a Pubtc hearing In ...int.. wMtimelines set torte in the city of Miami Code. The applicable decision -making b W y yAll redeni late Intoirnation at the public hearing to render e recur.. Leon or a final gec Flop. F. 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. Primarily surrounded by Conservation FLU designations and the wastewater treatment facility, it can be expected that there would be no residential development on this site or neighboring it. Per the Correspondence Table —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 concurrently under ePlan File ID No. PZ-22-14678. 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. Table: Article 4, Table 3 Building Function: Uses DENSITY (UNITS PER ACRE) AZ** 14 RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTIFAMILY HOUSING DORMITORY E HOME OFFICE CS N/A PZ-22-14677 06/21/22 Page 9 of 14 LIVE - WORK WORK - LIVE LODGING BED & BREAKFAST INN HOTEL MOTEL OFFICE OFFICE 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 W W W W W W Tills submittal needs to be scheduled for a Pobis hearing In KiriMenes with timelines set forth in the city of Miami Coda The aping. decision -making body will rmiew Wm Information at the pubic hearing to render a recommendition or a ...Om PZ-22-14677 06/21/22 Page 10 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-22-14677 06/21/22 MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE E COLLEGE/UINVERSITY E ELEMENTARY SCHOOL E LEARNING CENTER E MIDDLE/HIGH SCHOOL E PRE-SCHOOL E RESEARCH FACILITY E SPECIAL TRAINING/VOCATIONAL E 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 minor decrease of development allowances, since being surrounded by "T1", the Property is currently very limited in any development capacity. 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. Page 11 of 14 This submittal needs to be schedt led 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 Inbanatlon at the pubic hearing to render a reaommentrbon 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-22-14677 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 NR-1.1 of the MCNP states, "Preserve and protect the existing natural systems within Virginia Key, the Dinner Key spoil islands, and those portions of Biscayne Bay that lie within the City's boundaries. "This request would reserve an additional 7.859 acres of land for preserving space for green space and recreation, aiding in the preservation of natural areas on Virginia Key. Furthermore, subject to the no -net -loss requirement for public park land in Parks, Recreation, and Open Space Policy PR-2.1.1, this Rezone request assists 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 Objective NR-1.1's stated intent of preserving and protecting natural systems on Criteria 2 Virginia Key necessitate the designation of more land for parks, recreation, and open space, particularly as the rest of Miami continues to develop. Though Virginia Key Page 12 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 applies de daimon -making body will ',blew the Inbanatlon at the pubic hearing to render a reaommentrbon or a neat tlecpon. PZ-22-14677 06/21/22 is not a walk -to park, it is a regional recreation amenity visited by City residents and other stakeholders year-round for a variety of purposes. As 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, though this Property is not developable with residential or commercial uses. "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. G. CONCLUSION Based on Planning staffs analysis of the surrounding area context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan (MCNP), the request to rezone the Property from "CI"to "CS"is justified. There is a need for open spaces and natural systems preservation on Virginia Key, 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 to "CS" Civic Space. Page 13 of 14 Jacqueline Ellis Chief of Land Development This su bottle needs tole scheduled fora outgo helms In accordance tlmetines set forth In the City of ThapWPM Cede. The applicable decision -making body will Helmuth, Infirmation at the public hearing to render a recommended on or a final oedYon. PZ-22-14677 06/21/22 Page 14 of 14 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-14677 REZONE ADDRESSES: 3851 RICKENBACKER CSWY 0 250 500 1,000 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 vAl reNew the information at the public hearing to render a recommendation or a final decision. MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-14677 REZONE ADDRESSES: 3851 RICKENBACKER CSWY 0 250 500 1,000 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 redew the Information at the public hearing to render e recommendation or a fina t decision. PZ-22-14677 06/21/22 AERIAL EPLAN ID: PZ-22-14677 REZONE ADDRESSES: 3851 RICKENBACKER CSWY 0 250 500 1,000 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 redew the Information at the public hearing to render e recommendation or a fina t decision. PZ-22-14677 06/21/22 111111111111111