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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-24-18698 Location 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST Folio Number 01-4102-005-5840, 01-4102-005-5900, and 01-4102-005-5850 Miami 21 Transect "T5-L" Urban Center Transect Zone - Limited MCNP Designation Medium Density Restricted Commercial Commission District 3 - Joe Carollo Commissioner District Office 3500 Pan American Drive, Miami FL 33133 Planner Luiz Lam, Park Planner II LLam@miamigov.com Property Owner City of Miami anoriega@miamigov.com Project Representative Jonathan Fanfan, Project Manager jfanfan@miamigov.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Arthur Noriega, V, on behalf of the City of Miami (the "Applicant") requests to rezone the property located at 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST, Miami, Florida ("the Property") from "T5-L" Urban Center Transect Zone — Limited to "CS" Civic Space Transect Zone. Concurrently, the Applicant is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the Miami Comprehensive Neighborhood Plan (MCNP) as a companion item (ePlan ID: PZ-24-18841). The companion application seeks to change the designation of the property from "Medium Density Restricted Commercial" to "Public Parks & Recreation." B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval to rezone the property from "T5-L" Urban Center Transect Zone — Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 1 03/06/2025 Limited to "CS" Civic Space Transect Zone based upon the facts and findings in this staff report. C. BACKGROUND The purpose of this request is to rezone 0.72 acres (31,312 square feet) to unify all the lots on the block as Civic Space and create a new park. This park will provide new green space to improve quality of life and general health of the community. The zoning change will allow the city to create a park that will increase accessibility to quality open space and enhance the lives of citizens while supporting overall ecology of the surrounding environment. The aim is to combine the subject property with the rest of the lost on the block as well the south abutting block, vacate the portion of street between them (NW 5 ST between NW 17 AV and NW 16 AV), and form a new park that will span over four acres. Site Locatior, 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. Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 2 03/06/2025 0 95 190 380 Feet Figure 1: Aerial of the Property Surrounding Uses Miami 21 MNCP Future Land Use Existing Use / Density North "Cl" Civic Institution Transect Zone Major Institutional, Public Facilities, Transportation and Utilities Sports Stadiums, Arenas, and Tracks. South "CS" Civic Space Transect Zone Public Parks and Recreation Sports Stadiums, Arenas, and Tracks. East "CS" Civic Space Transect Zone Public Parks and Recreation Sports Stadiums, Arenas, and Tracks. West "T3-O" Sub -Urban Transect Zone Duplex - Residential Single -Family, Med.- Density (2-5 DU/Gross Acre) Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 3 03/06/2025 D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application requires a corresponding Future and Use Map (FLUM) amendment. Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Medium Density Multifamily Residential". This designation allows a maximum Density of 65 dwelling units per acre (65 DU/AC) and allows to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T5-L" Urban Center Transect Zone — Limited to "CS" Civic Space Transect Zone is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "Medium Density Restricted Commercial" to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ-24-18841. 95 190 300 Feet I Figure 2: Existing Future Land Use Designation 95 190 t I 3fi0 Feet I 0 1 Vto,!;,0 00 oo 00 L'9IIdd�Hr, A Figure 3: Proposed Future Land Use Designation Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 4 03/06/2025 Miami 21 Code The Property is zoned T5-L" Urban Center Transect Zone — Limited. The Urban Center Zone consists of higher Density Mixed -Use Building types that accommodate retail and office Uses, rowhouses and apartments. A network of small blocks has Thoroughfares with wide Sidewalks, steady street tree planting and Buildings set close to the Frontages with frequent doors and windows. The Applicant proposes to rezone the Property to "CS" Civic Space Transect Zone. The Civic Zone consists of public use space and facilities that may contrast in use to their surroundings while reflecting adjacent Setbacks and landscape. Below is a breakdown of the uses allowed in the existing zoning compared to the proposed. DENSITY (UNITS PER ACRE) 65 4 RESIDENTIAL CO -LIVING R SINGLE FAMILY RESIDENCE R COMMUNITY RESIDENCE R ANCILLARY UNIT TWO FAMILY RESIDENCE R MULTIFAMILY HOUSING R DORMITORY R HOME OFFICE R LIVE - WORK WORK - LIVE LODGING BED & BREAKFAST R INN R HOTEL R OFFICE OFFICE R 4 4 4 4 4 4 4 4 4 4 4 CS N/A Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 5 03/06/2025 COM MERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTAB. VV ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTAB. R ALCOHOL BEVERAGE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL ESTAB. VV OPEN AIR RETAIL VV PLACE OF ASSEMBLY R RECREATIONAL ESTAB. R AMUSEMENT RIDE CIVIC COMMUNITY FACILITY VV RECREATIONAL FACILITY R RELIGIOUS FACILITY R REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT COMMUNITY SUPPORT FACILITY VV INFRASTRUCTURE AND UTILITIES W MAJOR FACILITY MARINA VV PUBLIC PARKING VV RESCUE MISSION TRANSIT FACILITIES VV EDUCATIONAL CHILDCARE W COLLEGE/UINVERSITY VV ELEMENTARY SCHOOL VV LEARNING CENTER R MIDDLE/HIGH SCHOOL VV PRE-SCHOOL R 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 W E E W R R W W R E E Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 6 03/06/2025 RESEARCH FACILITY R SPECIAL TRAINING / VOCATIONAL W 4 4 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. Civic Space zones should have a minimum of 50 percent of its perimeter fronting a Thoroughfare and Buildings cannot have a Floor Area that exceeds 25 percent of the Lot Area. 0 87.5 175 I I I I I 350 Feet T6-8-O CI • JNW 5THST cs Figure 4: Existing Miami 21 Designation Criteria for Rezoning ] 87.5 175 350 Feet I I I I I I I I 6TH ST CS NW STH ST Figure 5: Proposed Miami 21 Designation Article 7, Section 7.1.2.8.a of the Miami 21 Code states that zoning changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 7 03/06/2025 within the same Transect Zone to a greater or lesser intensity. All changes shall maintain the goals of this Code to preserve Neighborhoods and to provide transitions in Intensity, Density, Building Height, and Scale. Criteria 1 Pursuant to Article 7, Section 7.1.2.8.f.1.(a) of the Miami 21 Code: "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 1 The requested change of zoning from "T5-L" Urban Center Transect Zone — Limited to "CS" Civic Space Transect Zone is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "Medium Density Restricted Commercial" to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ-24-18841. 23-17142. The Property is located within an established residential neighborhood. The new Uses that would be allowed by Right or entitlement under the proposed "CS" zoning would complement the surrounding residential neighborhood. The Applicant's Letter of Intent (LOI) specified that the City of Miami intends to develop the Property into a municipal park for the enjoyment of the community, which is consistent with the proposed "CS" zoning. The Uses allowed under the proposed "CS" and the intent to develop the Property into a park are consistent with Policy LU-1.3.15 of the MCNP, which states that "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other." Finding 1 Pursuant to Article 7, Section 7.1.2.8.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, and other city regulations. Criteria 2 Pursuant to Article 7, Section 7.1.2.8.f.1.(b) of the Miami 21 Code: "the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis 2 The purpose of this request is to rezone 0.72 acres (31,312 square feet) to unify all the Tots on the block as Civic Space and create a new park. This will provide a new park to the community, creating green space to improve quality of life and general health. The Zoning change will allow the city to create a park that will increase Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 8 03/06/2025 accessibility to quality open space to enhance the lives of citizens while supporting overall ecology of the surrounding environment. 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 Pursuant to 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 3 The Applicant has proposed to change the zoning from T5-L" Urban Center Transect Zone — Limited to "CS" Civic Space Zone. "CS" does not allow for any density or Residential Uses, whereas "T5-L" allows density up to 65 dwelling units per acre; "CS" is a lesser Transect Zone than "T5-L". The Property is within proximity of properties currently zoned "T3," "T5," and "T6." Changing the zoning of the Property from "T5-L" to "CS" would allow for the development of a municipal park to serve the residential neighborhood. The proposed change in zoning from "T5-L" to "CS" would preserve and enhance the neighborhood. 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. E. CONCLUSION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the findings above, and the Applicant's submittal, the Planning Department recommends Approval of the proposed change in zoning classification from "T5-L" Urban Center Transect Zone — Limited to "CS" Civic Space Transect Zone for the properties generally located at 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST. Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 9 03/06/2025 1-DocuSigned by: Rum", JtaW ‘._77nn1ARARrARd BC David Snow Planning Director DocuSigned by: 1d107Q5:189rR44R0 Graham Jones Assistant Planning Director DocuSigned by: bitiA) (AAA 2 FFB43B469476... Luiz Lam Park Planner II Attachments: Exhibit A — Legal Description Staff Analysis Report No. PZ-24-18698: 1628 NW 6 ST, 1653 NW 5 ST, and 1644 NW 6 ST - Rezone — Page 10 03/06/2025 AERIAL EPLAN ID: PZ-24-18698 REZONE ADDRESS(ES): 1628 NW 6 ST, 1653 NW 5 ST, AND 1644 NW 6 ST 0 1 95 190 1 380 Feet 1 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 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-24-18698 REZONE ADDRESS(ES): 1628 NW 6 ST, 1653 NW 5 ST, AND 1644 NW 6 ST 0 87.5 175 T3-O_ 350 Feet I 1 N A MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-24-18698 REZONE ADDRESS(ES): 1628 NW 6 ST, 1653 NW 5 ST, AND 1644 NW 6 ST 0 87.5 175 350 Feet