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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A City of Miami Planning Department This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR rodew the information at the pubc hearing to render a recommendation or a hnaI decld on. PZ-22-11961 03/01/23 ANALYSIS FOR REZONING Staff Analysis Report No. PZ-22-11961 Location 3500 and 3526 North Miami Avenue Folio Number 0131250190050, 0131250190030 Miami 21 Transect "T5-O" Urban Center Transect Zone — Open Wynwood Norte Neighborhood Revitalization District - 2 (NRD- 2) MCNP Designation General Commercial Commission District D-5 Commissioner Christine King Commission District Office Wynwood/Edgewater Planner Graham Jones, Chief of Urban Design (gjones@miamigov.com) Property Owner 3526 Wyndwood Corp, 3500 Wyndwood Corp Applicant Arthur Noriega, City Manager, City of Miami A. REQUEST The City of Miami is the applicant for the proposed rezoning of two abutting land parcels located at 3500 North Miami Avenue and 3526 North Miami Avenue ("the Property"). The Property is located within the Wynwood Norte Neighborhood Revitalization District ("NRD-2") Overlay. If approved, the transect zone would be amended from "T5-O" Urban Center Transect Zone - Open to "T6-8-O" Urban Core. The boundary of NRD-2 will not be affected. ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 1 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A MIAMI 21 (EXISTING) EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 500 Feet eilZ r-ic/�� II fI AO ail ' 35TH ST NRU_2 r`"''t AdA''7AwAm?.PPr � / '/ �, NW 4THTER -®%f// T4-R 0/ Ao/ A „WA V/r" rao/64,1011.110twAjwArvi -` a 2 z Figure 1: Existing Miami 21 Designation NOTICE scheduled fora public hearing Maccordance with timlnes set forth in the city of iami Code. The apptlutte decision -malting body mil reviewthe information at the public hearing to render a mendation or a final decision. 4d •Q w NE 36TH ST z ►rrrrrrrrrTrrrr NE.34TH S PZ-22-11961 03/01/23 ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue — Page 2 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A NOTICE es to be scheduled for a outdo hearing in cocordance need; timelines set forth in the City of Miami Code. The ®police de decision -making body will review the information at the pubdc hearing to render a recommendation or a final decld on. MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 I I 500 Feet t- T r T T T r �1 1 I T5L I 1 --i J�II NW 35TH ST— ��/__, , F rik / i IT-, ,, 1 ` A.,, % /,, 1 I _,,,,,,55,5,.., NW 34TH TER---=,r' dthPA PA� � II T41- iII rjaielar 1 Ji /�� jiii . 0#r., ._ Sri//� II 1 m Ar ,,W 34TH ST Ir //%� , .....„..„- if A Ailir- NE 36TH,ST NE 34TH ST Figure 2: Proposed Miami 21 Designation ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 3 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as Planning Department recommends Approval of the requested rezone of the "T5-O" Urban Center Transect Zone — Open to "T6-8-O" Urban Core Transect Zo C. PROJECT DATA This submittal needs to be scheduled fora puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -malting body NOR rodew the information at the pubdc hearing to render a recommendation or final decision. PZ-22-11961 03/01/23 SURROUNDING USES Miami 21 MCNP / Density Existing Use North T6-8-O / NRD-2 General Commercial Commercial South T5-O/ NRD-2 Restricted Commercial Commercial East T6-24A-O / SD.27.2 Midtown Miami West Special District General Commercial Commercial West T5-L / NRD-2 General Commercial Vacant / Residential u. BACKGROUND On December 10, 2020, in conjunction with the adoption of NRD-2, the City Commission approved the rezone of properties generally bounded by Northwest 29 Street, North Miami Avenue, 1-195, and 1-95. Collectively, the parcels total approximately 92 acres. During that rezone process, it was noted by the property owner that the proposed transect boundary line bifurcated a building located on their property, with a portion to the north designated "T6-8-O" and a portion to the south designated "T5-O". It was also noted that the Wynwood Norte Community Vision Plan, published in September 2019, proposed those parcels be designated "T6-8-O" and not "T5-O". This was confirmed by the Planning Department at the time as an omission in the preparation of the zoning map. It was considered too late in the NRD-2 process to amend the Zoning map, but that an application could be brought forward later to correct the zoning designation. The property owner continues to be in support of moving this rezone application forward. Site, Location, and Vicinity: The Property includes two abutting land parcels located within the NRD-2 and is approximately 9,000 square feet. The intent of the overlay is to establish a protective series of land development regulations to restore, enhance and grow the existing diverse, and mixed - use neighborhood. Immediately to the east of the Property across North Miami Avenue is the Midtown Miami West Special District ("District") which includes several large retailers and mixed -use residential towers further to the east. The purpose of the District regulations is to promote neighborhood redevelopment through medium to high -density mixed -use development. While the underlying zoning is "T6-24A-O", the regulations place limits on the height of development and apply other design requirements. The property is well served by several Miami -Dade County Metrobus routes. ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue — Page 4 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A AERIAL EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 500 Feet Subject Property Outlined in Red This su bm 1al needs to be scheduled for a public hearing In cord ante nth set forth in the city of Miamiith tim Code. The appli[a ale decision -making body will renewlre I nforrnadon at the public hearing to render a recommendation or a final decision. PZ-22-11961 03/01/23 ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 5 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Addresses and Owners: Folio 0131250190050 0131250190030 E. DEMOGRAPHIC F. Address 3500 N MIAMI AVE 3526 N MIAMI AVE The Property is part of the US Census Tract 26. This submittal needs to be scheduled for a public hearing In accordance with bmalines set forth in the City of lkMiami Code.The applica de decision -making bodywill renew the information at the pubc hearing to render a recommendation or a final decision. Property 0 3500 WYNDWOO 3526 WYNDWOOD Topic Tract 26. Data Miami -Dade Data Population 6,426 2,662,777 Number of Households 2,584 963,477 Number of Housing Units 3,269 1,084,304 Median Household Income $58,319 $59,044 Percent under the Poverty Line 12.7% 14.9% Percent of Households that rent 83% 47% Median Contract Rent $1501 $1,389 Civilian labor force: Unemployed 1.4% 3.8% Source: U.S. Census Bureau Census Tract 26 2021 American Community Survey (1 or 5-year estimates) The request to change the zoning designation has been analyzed for conformance with the Miami Comprehensive Neighborhood Plan ("MCNP"), the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN: Per the Correspondence Table - Zoning and Comprehensive Plan of the adopted Future Land Use Map (FLUM) of the MCNP, the requested change of zoning from "T5-O" Urban Center to "T6-8-O" Urban Core for the Property is consistent with the Property's existing future land use ("FLU") of General Commercial; as such, a FLUM Amendment is not required. The General Commercial land use designation is intended for a broad mix of residential, office, and general commercial uses that serve the daily retailing and service needs of the public. Maximum residential Density permitted in General Commercial is equivalent to the "High Density Multifamily Residential" FLU designation. MIAMI 21 ZONING CODE: The Property is located within the NRD-2 and is zoned "T5-O" Urban Center. Supported development under this zoning designation includes a variety of Residential, Lodging, Commercial, Civic, Civic Support, and Educational Uses. Section 4, Table 1; Section 4, Table 2; and Section 5, Illustrations 5.2 and 5.3 (T5 and T6-8), and Appendix J of the Miami 21 Code, highlight the allowed Uses and development standards that would be permitted under the proposed zoning. ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue — Page 6 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A The allowed Uses within the "T5-O" and "T6-8-O" Transect Zones are ide Community Garden and Regional Activity Complex. Commercial Uses are on to 5 floors within the existing T-5 Transect, whereas Commercial Uses are pe floor within the T-6-8 Transect. Development parameters are similar within "T5- 0" Transect Zones including setbacks, Lot Coverage, and Frontage Requirements. This submRtal needs to be scheduled bra public hearing In accordance v h timelines set forth in the City of Miami Code. The appticade decision -malting body will rewewthe information et the public hearing to render a recommendation or a final decision. PZ-22-11961 03/01/23 The permitted Height is five stories in the "T5-0" and eight stories in the proposed "T6-8-0". Developments in the "T5-0" Transect Zone may seek an additional three stories of Bonus Height for a maximum height of 8 stories. Developments in the proposed "T6-8-0" Transect Zone may seek an additional four stories of Bonus Height for a maximum height of 12 stories. Bonus Height is pursuant to Appendix P - Wynwood Norte NRD-2 Section 3.3 NRD-2 benefits Program or participation in NRD-2 Transfer of Development Rights ("TDR") Program. The NRD-2 Public Benefits Program allow Bonus Building Height in the T4, T5, and T6 Transect Zones in exchange for the developer's contribution to specified programs that provide benefits to the Public within the boundaries. Such benefits include Affordable/Workforce Housing, Public Parks and Open Space, Civic Space or Civil Support space, and Micro-Retail/Startup Space, Climate Adaptation and Resiliency Infrastructure. The Public Benefits Program supersedes the Program generally applicable in the City under Section 3.14 of the Code, with the exception of the City's Affordable and Attainable Mixed Income Housing Special Benefit Program which continues to be applicable. It is the intent of the NRD-2 TDR Program to recognize and encourage the preservation and restoration of Legacy Structures, as defined in Appendix P - Wynwood Norte NRD-2, Section 3.4, by creating a process whereby the otherwise unusable Development Rights of the sites may be converted into an asset that may be sold to an eligible receiving site located within the NRD-2. Developments within "T5-0" and T6 Transect Zones may receive such Rights to obtain additional Bonus Building Height. In the "T5-0" Transect Zone, TDRs may only be acquired for a Building Height above the first floor of Bonus Development Building Height. In the proposed T6 Transect Zone, TDRs may only be acquired for the two upper floors of a Development's Bonus Building Height. ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 7 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Civic Community Garden Excerpt of Miami 21 Code, Appendix J, Section 4 Table 1 T5-O w Regional Activity Complex Excerpt of Miami 21 Code, Appendix J, Section 4, Table 2 T5-O T6-O NOTICE This submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code. The applica decision -malting body will renew the Information at the pubdc hearing to render a recommendation or a final decision. PZ-22-11961 03/01/23 Commercial Commercial Uses permitted up to the Fifth Story. Excerpt of Miami 21 Code, Appendix J, Section 5, Illustrations 5.2 and 5.3 T5-O T6-8-O Building Disposition Floor Lot Ratio (FLR) N/A 5 with 50% Bonus FLR, with 1 additional FLR for surplus parking. Lot Coverage 80% 80% (1-8 stories) Above eight floor: • 18,000 sq. ft. max. Floorplate for Residential & Lodging • 30,000 sq. ft. max. Floorplate for Office & Commercial Frontage at front setback 70% min. 70% min. Density 150 du/ac max. 150 du/ac max. Setbacks Principal Front 10 feet min 10 ft. min; 15 ft. min. above 6th Story Secondary Front 10 feet min. 10 ft. min; 15 ft. min. above 6th Story Side 0 feet min. 0 ft. min.; 10 ft. min. above 6th Story Rear 0 feet min. 0 ft. min.; 10 ft. min. above 6th Story Building Height Min. Height 2 stories 2 stories Max. Height By Right 5 stories 8 stories Max. Benefit Height 3 stories 4 stories abutting all transect zones except T3 ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 8 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A 4 PU$// CRITERIA FOR REZONING: In accordance with Article 7, Section 7.1.2.8 (a), a change may be made to a Tran manner which maintains the goals of Miami Zoning Code and complies with identified in Miami 21 Article 7, Section 7.1.2.8 (f). Criteria 1 G 0 4- a. '-N to NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information al the pubc hearing to render s recommendation or a final decision. 44, RtVIEW CO PZ-22-11961 03/01/23 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 Criteria 1 The request to rezone from "T5-O" to "T6-8-O" is consistent with the FLUM designation of General Commercial and, as such, a FLUM amendment is not required. The existing and proposed zoning for the Property has the same density of 150 DU/AC. There are several innovative policies which afford applicants increases in Density, Intensity, Height above what is permitted in the underlying transect zone. Applicants implement these programs in exchange for providing a public benefit per the NRD-2. Such public benefits include Affordable/Workforce Housing, Public Parks and Open Space, Civic Space or Civil Support space, and Micro- Retail/Startup Space, Climate Adaptation and Resiliency Infrastructure. Identical programs are available to the Property without going through the rezone process. The only differential with this proposed rezone is the number of Stories allowed by Right and the additional Bonus Stories made available through increased contributions to the Public Benefits Program. This creates opportunities to further the following MCNP Policies, Goals, and Objectives: MCNP Goal LU-4: "Incentivize sustainable, affordable housing solutions while continually improving the quality of life for all who live in the City of Miami." MCNP Objective LU-1.3: "Promote, facilitate, and catalyze the redevelopment and revitalization of blighted, declining or threatened residential, commercial and industrial areas through a variety of public, private, and public -private redevelopment initiatives and revitalization programs including, where appropriate, historic designations." Finding 1 Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the request to rezone the Property is consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 9 PU$// DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Criteria 2 Criteria 3 7.1.2.8 (f)(1)(b) "The need and justification for the proposed ch changed or changing conditions that make the passage of the pro necessary." Analysis of Criteria 2 4 0 4- 4 n A L9F NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wr h ti metres set forth in the City of Miami Code. The apptiwtle decision -making bodywill renew the Information at the public hearing to render a recommendaton or a final decision. 44, V '' VIEW CO ' PZ-22-11961 03/01/23 Through an examination of the existing land use patterns to the West and development potential to the north and east, the proposed rezoning is in accordance with the changing development conditions over time. In line with this, the adopted Wynwood Notre Community Vision Plan proposed the Property as "T6-8-O" (see Figure 3). An omission by the City included the Property within the "T5-O" Transect Zone. The proposed change is necessary to correct this omission. �• L r 0 cs Figure 3: Extract from the Wynwood Norte Community Vision Plan: Proposed Zoning, Page 49, Adopted 2019 Finding 2 Property location Pursuant to Article 7, 7.1.2.8 (f)(1)(b) of Miami 21 Code, the request to rezone the Property is consistent with Criteria 2. Section 7.1.2.8 (f)(2) "A change maybe 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 Criteria 3 Section 7.1.2.8 (a) establishes that changes shall occur in succession, in which the zoning change may be made only to a lesser Transect Zone; within the same ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 10 DocuSign Envelope ID: 366087F2-273E-4154-8583-9542C99E569A Transect Zone to a greater or lesser intensity; or to the next hi Zone, or through a Special Area Plan. The request to rezone the Property from "T5-O" to "T6-8-O" is s pursuant to the Article 7, Section 7.1.2.8.a.3 of Miami 21. The requeste from "T5-O" to "T6-8-O" would allow Height and Floor Lot Ration (FLR) t compatible with the neighboring properties by maintaining an appropriate transition in intensity and Building Height from abutting properties. The proposed change would not negatively impact the character of the NRD-2 to the west or the district to the east. This submittal needs to be scheduled for a public hearing in accordance with bmellnes set forth in the City of Miami Cade. The applica de decision -making body will renew the intemiaion at the pubc hearing to render a recommendation or a final decision. Finding 3 Pursuant to Article 7, Section 7.1.2.8.a.3 of Miami 21 Code, the request to rezone the Property from T5-L to "T6-8-O" is consistent with successional requirements. Pursuant to Article 7, Section 7.1.2.8.f.2 of Miami 21 Code, the request to rezone the Property from "T5-O" to "T6-8-O" is consistent Based on an analysis of the surrounding context, the Policies, Goals and Objectives of Miami Zoning Code and the MCNP, the Planning Department recommends Approval of the request of a change in zoning from "T5-O" Urban Center Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone. Graham Jones Chief of Urban Design FDocuSigned by: . sf, 3A76CAC6AF7E116.. Sevanne Steiner, CNU-A Assistant Director and Interim Chief of Land Development FDocuSigned by: ACS6 htt 7r36CCroc6c31or... Lakisha Hull, AICP, LEED AP, BD+C Planning Director ePIanPZ No. PZ-22-11961, 3500-3526 North Miami Avenue— Page 11 AERIAL EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 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 Cade. The applicable decision -making body will review Me information at the public hearing to render a recommendation or a final decid on. PZ-22-11961 03/01/23 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 500 Feet PZ-22-11961 03/01/23 NOTICE This submittal needs to be scheduled fore public hearing in accordance with timelines 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 decision. T6-24A-O SD-27.2 MIAMI 21 (PROPOSED) EPLAN ID: PZ-22-11961 REZONE ADDRESSES: 3500 & 3526 N MIAMI AV 0 125 250 500 Feet NOTICE This submittal needs to be scheduled fore public hearing in accordance with timelines 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 decision. PZ-22-11961 03/01/23