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Home My WebLink AboutAnalysis and MapsPlace Holder City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-24-18841 Location 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST Area 0.72 acres (31,312 square feet) Commission District 3 - Joe Carollo Commissioner District Office 3500 Pan American Drive, Miami FL 33133 Existing FLU Designation Medium Density Restricted Commercial Proposed FLU Designation Public Parks and Recreation Applicant City of Miami anoriega@miamigov.com Applicant Representative Jonathan Fanfan, Project Manager jfanfan@miamigov.com Planner Luiz Lam, Park Planner II LLam@miamigov.com Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Arthur Noriega, V, on behalf of the City of Miami ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the property at 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST, Miami, Florida ("the Property") from "Medium Density Restricted Commercial" to "Public Parks and Recreation." The proposed amendment contains approximately 0.72 acres. Small-scale comprehensive plan amendments are those that involve less than 10 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item under Eplan ID# PZ-24-18698. The companion application seeks to change the Property's zoning designation from "T5-L" (Urban Center Transect Zone — Limited) to "CS" (Civic Space Transect Zone). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 1 03/20/2025 Place Holder Summary of the Existing and Proposed FLU Designations and Zoning Designations # Address Folio FLUM Existing FLUM Proposed Miami 21 Existing Miami 21 Proposed 1 1628 NW 6 ST 0141020055840 Medium Density Restricted Public Parks and ecreation Recreation T5-L CS 2 1653 NW 5 ST 0141020055900 Medium Density Restricted Public Parks and Recreation ecreation T5-L CS 3 1644 NW 6 ST 0141020055850 Medium Density Restricted Commercial Public Parks and Recreation T5-L CS The subject property is located in the Marlins Park neighborhood within Little Havana. Stadium parking abuts the property on the east followed by Loan Depot Park, NW 17 AV is on the west followed by single family and duplex residential use, and stadium parking facilities are on the north and south of the property. PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 2 03/20/2025 Place Holder 0 95 190 880 Feet Figure 1: Aerial of the Property EXISTING FUTURE LAND USE DESIGNATION The subject properties have existing FLU designations of Medium Density Multifamily Residential. The primary goal of this zoning district is to function as a buffer between low -density residential areas and commercial land uses. Areas designated as "Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (100%), subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) shall be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 3 03/20/2025 Place Holder building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Lodging uses are permitted subject to the detailed provisions of applicable land development regulations. Professional offices, tourist and guest homes, museums, and private clubs are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). PROPOSED FUTURE LAND USE DESIGNATIONS The proposed FLU designation for the properties is Public Parks & Recreation which is consistent with the rest of the properties on the block that will become a new municipal park. The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is determined that conducting such commercial photography will not endanger significant environmental features within the area. [Added 3/23/99 by Ordinance 11782.] The maps below show the existing and proposed future land use designations for the subject property. PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 4 03/20/2025 95 190 380 Feet Figure 2: Existing Future Land Use Designation 95 190 380 Feet Place Holder 14.),4 1 ®O ,v v/.S� ! .rZ 5,L_ // _ Figure 3: Proposed Future Land Use Designation NEIGHBORHOOD CONTEXT The subject property is in the Marlins Park neighborhood within Little Havana in Commission District 3 of the City of Miami. The subject parcels are in the block adjacent on the west of Loan Depot Park, which serves as the home of the Miami Marlins baseball team as well as other special events. The property is surrounded by duplex residential use on the west, medium density commercial on the south, and restricted commercial on the north. There are two charter schools, SLAM Miami and Mater Preparatory Academy, just three blocks east of the property, and Citrus Grove K-8 Center is less than a mile west of the property. Miami Date Metrobus Routes 17 and 7 serve the immediate area around the property. There is one park within a ten-minute walk of the site, Grove Mini Park which is less than acre in size and two blocks north of the property. BACKGROUND AND PROPERTY HISTORY The subject properties were acquired by the City between 2022 and 2023 via eminent domain and sales to combine them with the rest of the block and adjacent block to form a new city park. The other lots were acquired by the city as part of the No Net Loss Policy in relation to the sale of city parkland that used to be Melreese Golf Course, soon to be a mixed -use development as part of Miami Freedom Park. PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 5 03/20/2025 Place Holder GEOSPATIAL ANALYSIS: EXISTING AND FUTURE LAND USE INVENTORY Most (70%) of the surrounding quarter mile around the property is comprised of residential uses, mainly single family, duplexes, and multifamily. Office and retail use comprise a combined 15% of the land, 6% is vacant and the rest of uses are less than a percentage each. This data suggests there is a stable residential neighborhood with lack of public space for recreational needs (see next page). PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 6 03/20/2025 Place Holder FLUM Overlaid by Existing Land Uses by Address Points 1628 NW 6 ST, 1653 NW 5 ST, AND 1644 NW 6 ST Q TARGET PARCELS Q 1/4 MILE BUFFER Future Land Use Designations Duplex - Residential ▪ Major Institutional, Public Facilities, Transportation and Utilities ▪ Medium Density Restricted Commercial Public Parks and Recreation ▪ Restricted Commercial Single Family - Residential Q Parcels within 1/4 Mile Existing Land Uses by Address Point • Condo • RESIDENTIAL- SINGLE FAMILY / 1 LIVING UNIT • RESIDENTIAL- 2 LIVING UNITS • RESIDENTIAL- MULTIFAMILY 3 OR MORE UNITS O RESIDENTIAL- MIXED USE - RETAIL OUTLET . OFFICE BUILDING • AUTOMOTIVE OR MARINE O SERVICE STATION -AUTOMOTIVE A MIXED USE - COMMERCIAL i LIGHT MFG & FOOD PROCESSING QRELIGIOUS GOVERNMENT ® PARKING LOT MISCELLANEOUS 1 VACANT LAND -GOVERNMENTAL 1 VACANT LAND SR 836 6 NW 9TH ■ IIIJ!ijWt1:111° ■ s � 11 `= Trial '- '�- ■O ._ f, 1111 Am ■ NEE ME' '; raft * 1 Di 111101r% i zff 4, Zwit �• -,�E mil t tail- �- �, a m -.. ■ �IMEw rm 11! 1111111111111 111E v1111I1a1111111r' !.IEIIlII.i!IIIIIllI��" ` Im n111111.,�I11 I11�. Elm 1!�4 111116I i�r er it; -me a—t i ■ • -- I�I_ �Il�li� 1�� -- 'Mgt A_ 7r -- �I`M -- 'ta �. I__ —� Asa 11a11;, SR S36 ■ii'ii.i.' ,iiiiiin.. IAIIIIAI� II"IIIIIAr F ui iiwli■II..I j ®E �I EI 7Yir illiiii[ `2All 61 L!h1P°uuhh1r°i; g ' 1" s itrllow �o :. /1 lE mie 'YY 9TH S ME r 10 !!!fl!!I!LdIiIIIIIII 411 e•ees` ri'teojIrrriiiI! 1111011ffig 111 PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 7 03/20/2025 Place Holder 1/4 MILE FUTURE LAND USE MAP OVERLAID BY EXISTING LAND USES BY ADDRESS EXISTING LAND USE BY ADDRESS # OF ADDRESSES WITHIN STUDY AREA % ADDRESSES WITHIN STUDY AREA CONDO 14 1.66% RESIDENTIAL - SINGLE FAMILY/ 1 LIVING UNIT 227 26.96% ADDITIONAL LIVING QUARTERS /2 LIVING UNITS 232 27.55% MULTIFAMILY 3 OR MORE UNITS 128 15.20% MIXED USE - RESIDENTIAL 7 0.83% RETAIL OUTLET 65 7.72% OFFICE BUILDING 69 8.19% AUTOMOTIVE OR MARINE 3 0.36% SERVICE STATION - AUTOMOTIVE 1 0.12% MIXED USE - COMMERCIAL 2 0.24% LIGHT MFG & FOOD PROCESSING 3 0.36% MUNICIPAL 16 1.90% RELIGIOUS 2 0.24% DADE COUNTY 2 0.24% PARKING LOT 1 0.12% EXTRA FEA OTHER THAN PARKING/MISCELLANEOUS 17 2.02% VACANT LAND - GOVERNMENTAL 22 2.61% VACANT LAND 31 3.68% TOTAL 842 100.00% Concurrency Analyses The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing is based on a potential increase in population. For this request, residential density would be eliminated under the proposed FLU designation. Because no residential density would be generated, the only concurrency testing required is for Transportation. Schools School concurrency is not required because the request reduces density from 65 dwelling units per acre (DU/AC) to zero. Recreation and Open Space The MCNP requires a 10-minute, %2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). Currently, there is one existing park that is within a 10-minute walk of the property, Grove Mini Park located at 1595 NW 8 ST and is approximately 0.46 acres. PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 8 03/20/2025 Place Holder Potable Water Potable Water concurrency testing is not required because the request reduces density from 65 DU/AC to zero. Sanitary Sewer Transmission Sanitary Sewer Transmission concurrency testing is not required because the request reduces density from 65 DU/AC to zero. Solid Waste Collection Solid Waste Collection concurrency testing is not required because the request reduces density from 65 DU/AC to zero. Transportatior The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the March, 2025 concurrency review for this application, the Department of Resilience and Public Works acknowledged that the proposed FLR and density have the potential to result in a decrease of 212 daily trips, particularly 29 AM and 35 PM less peak hour trips based on this proposal. At the time of redevelopment, traffic study may still be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Map by the Planning Department shall require a Level of Service (LOS) review and a finding from the Planning Department that the proposed amendment shall not result in a LOS that falls below the adopted minimum standards described in Policy CI-1.2.3, and shall not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department shall forward a recommended action on said amendment to the Planning, Zoning and Appeals Board, which shall then forward its recommendation to the City Commission." Analysis 1 Schools concurrency is not required because the request reduces density from 65 DU/AC to 0 DU/AC. Staff analyzed Recreation and Open Space using GIS and determined the proposal meets LOS standards. There currently is one park within a 10-minute PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 9 03/20/2025 Place Holder walking radius of the property. The property will serve as additional parkland in an area that is either served by one community park or none. Potable Water, Sanitary Sewer Transmission, and Solid Waste Collection concurrency testing are not required because the request reduces the density from 65 DU/AC to 0 DU/AC. Staff from Resilience & Public Works analyzed the application for Transportation LOS and found that 212 daily trips and 35 PM peak hour trips less would be generated by the proposed Public Parks and Recreation FLU designation. See Attachment 1. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Goal PR-1: "Provide sufficient opportunities for active and passive recreation to all City residents based on access to parks, recreation and open space, per capita park funding, and regular surveys of residents on park and recreation needs." Analysis 2 The proposed park will provide additional programming for passive and active recreation to the community that is only partly served by a half acre park with limited programming. Finding 2 Staff finds the request consistent with Goal PR-1. Criteria 3 Policy PR-1.1.6: "The City of Miami shall work towards providing a park of approximately one acre or more within a ten-minute, barrier -free walk to park entrances for 80% of the city's population." Analysis 3 The subject properties will be part of a larger park that will be the only park over one acre in size not just within 10-minute walk but within a twenty -minute walk in the area. Finding 3 Staff finds the request consistent with Goal PR-1.1.6. CONCLUSION & RECOMMENDATION Based on the analysis of the area context and the goals and objectives of the MCNP, the Planning Department recommends Approval of request to amend the FLUM by changing the designation for the property located at 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST ("the Property") from Medium Density Commercial to Public Parks and Recreation. Staff finds the request is justified based on the lack of existing municipal park and recreation space in the immediate area. PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 10 03/20/2025 Place Holder The proposal will add recreation and green space to residents within walking distance that are not currently served by a park. DocuSigned by: M', Slaw B6 David Snow Interim Planning Director DocuSigned by: StAILNAAAA, Sf itn-AX Sevanne Steiner, CNU-A Assistant Director -DocuSigned by: \ ..— 22L16431,L1 son? Luiz Lam Park Planner II Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analysis PZ-24-18841: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Comprehensive Plan Application — Page 11 03/20/2025 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-24-18841 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1628 NW 6 ST, 1653 NW 5 ST, AND 1644 NW 6 ST 0 95 190 380 Feet FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-24-18841 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1628 NW 6 ST, 1653 NW 5 ST, AND 1644 NW 6 ST 0 95 190 380 Feet