HomeMy WebLinkAboutPZAB (7434) ResolutionCity Hall
City of Miami
3500 Pan American Drive
PZAB Resolution Miami, FL33133
www.miamigov.com
Enactment Number: PZAB-R-20-017
File ID: 7434 Final Action Date: 7/1/2020
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
("PZAB"), WITH ATTACHMENT(S), RECOMMENDING APPROVAL OF AN
ORDINANCE TO THE MIAMI CITY COMMISSION AMENDING THE ZONING ATLAS
OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING
CLASSIFICATION FROM T4-L, "GENERAL URBAN TRANSECT ZONE — LIMITED"
TO T5-0, "URBAN CENTER TRANSECT ZONE - OPEN" OF THE PROPERTIES
LOCATED AT APPROXIMATELY 2824 AND 2828 SOUTHWEST 37 AVENUE MIAMI,
FLORIDA, AS MORE PARTICULARLY DESCRIBED IN THE ATTACHED AND
INCORPORATED EXHIBIT "A"; FURTHER RECOMMENDING TO THE CITY
COMMISSION ACCEPTANCE OF THE VOLUNTARILY PROFFERED COVENANT,
ATTACHED AND INCORPORATED AS EXHIBIT "B"; MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, properties located at approximately 2824 and 2828 Southwest 37 Avenue,
Miami, Florida, as more particularly described in the attached and incorporated Exhibit "A",
("Property") are currently zoned T4-L, "General Urban Transect Zone — Limited" in the Zoning
Atlas of Ordinance No. 13114, as amended, ("Miami 21 Code"); and
WHEREAS, 2814/16 SW 37 ("Applicant") has submitted a request to the City of Miami
("City") to change the zoning classification of the Property to T5-0, "Urban Center Transect
Zone - Open"; and
WHEREAS, the Applicant has submitted a concurrent application (File ID No. PZ-19-
2863) to amend the Future Land Use Map ("FLUM") designation of the Miami Comprehensive
Neighborhood Plan ("MCNP") for the Property from "Low Density Restricted Commercial' to
"Medium Density Restricted Commercial"; and
WHEREAS, the proposed "75-0, "Urban Center Transect-Open, zoning classification
would result in additional height, density, and building mass that is compatible with the existing
uses to the north, south and east; and
WHEREAS, the subject site consists of approximately 16,628 square feet (0.381 acre) in
area; and
WHEREAS, the Property consists of two (2) parcels currently developed with two (2)
duplex -family residential structures, constructed in 1947 and 1965; and
WHEREAS, the proposed rezone would further fortify a buffer of T4-L zoned parcels
from the T6-8-0 commercial corridor to the north; and
City of Miami Page 1 of 3 File ID: 7434 (Revision:) Printed On: 71712020
WHEREAS, the Planning, Zoning and Appeals Board ("PZAB") has considered the
goals, objectives, and policies of the MCNP, the Miami 21 Code, and all other City regulations;
and
WHEREAS, PZAB has considered the need and justification for the proposed change,
including changing and changed conditions that make the passage of the propose change
necessary; and
WHEREAS, the PZAB has considered the Declaration of Restrictive Covenants,
attached and incorporated as Exhibit "B", which was voluntarily proffered by the Applicant
limiting the development of the subject Property as summarized below:
- The Owner/Applicant shall provide a total of one (1) housing unit as a part of any
multifamily residential rental or condominium development on the Property that shall
be owner occupied and/or rental housing with a purchase cost, value, or monthly
rental, as applicable, equal to or less than the amounts established by the applicable
standards for those individuals whose income is at or below eighty percent (80%) of
Area Median Income based on Area Median Income as published by the United
States Department of Housing and Urban Development and certified by the
Department of Community and Economic Development.
- Alternatively, the Owner/Applicant shall contribute $10,000 (ten thousand dollars) as
a lump sum payment to the Public Benefit Trust Fund, prior to obtaining a building
permit for any residential development on the Property. This condition applies only
to Residential and Multi -family Housing development.
WHEREAS, the recently adopted rezoning of the parcels to the north resulting in a
Density increase, in addition to the proximity to the Douglas Road Metrorail Station, are the
catalyst to a change in the area of the Property; and
WHEREAS, the Property is located within the designated Transit Oriented Development
("TOD") area of the City, these TOD areas are deemed to be well -served by transportation and,
therefore, are susceptible for increases in density, intensity and/or for parking reduction; and
WHEREAS, the City's Planning Department recommends approval of the rezoning
application; and
WHEREAS, the Declaration of Restrictive Covenants does not affect review criteria and
is not considered in the Planning Department's recommendation or analysis; and
WHEREAS, the proposed zoning change is in keeping with the goals, objectives, and
policies of the City's MCNP; and
WHEREAS, the proposed change maintains the goals of the Miami 21 Code to preserve
neighborhoods and provide transitions in intensity and building height; and
WHEREAS, the proposed zoning change is appropriate in light of the intent of the Miami
21 Code and particularly in relation to the effects on adjoining properties;
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING AND APPEALS
BOARD OF THE CITY OF MIAMI, FLORIDA:
City of Miami Page 2 of 3 File ID: 7434 (Revision:) Printed On: 71712020
Section 1. The recitals and findings contained in the Preamble to this Resolution are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. The PZAB recommends that the City Commission amend the Zoning
Atlas of Ordinance No. 13114, as amended, by changing the zoning classification from T4-L
"General Urban Transect Zone — Limited" to T5-0 "Urban Center Transect Zone -Open", for the
property located at approximately 2824 and 2828 Southwest 37 Avenue, Miami, Florida, as
described in "Exhibit A", attached and incorporated.
Section 3. PZAB recommends that the City Commission accept the voluntarily
proffered Declaration of Restrictive Covenants, attached and incorporated as Exhibit "B".
Section 4. This Resolution shall become effective upon adoption by PZAB.
r 6
Franc' co Garcia, Director Executio Date
Depar n of Planning
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Personally appeared before me, the undersigned authority, ) �All
Clerk of the Planning, Zoning and Appeals Board of
the City of Miami, Florida, and acknowledges that s/he executed th foregoing Resolution.
SW ,N AND SUBSCRIBED BEFORE ME THIS` ) DAYOF c��'l>� 202
L `e._
Print Notary Name NaKary Public State of Florida
Personally know or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath
, ti Yp .• ERICAK.LEE
A.,,: W COMMISSION # 00188537
_*Q7EXPIRES; February21, 2022
�
Bonded Thru Notary Publlo Underwriter$ .
City of Miami Page 3 of 3 File 1D: 7434 (Revision:) Printed On: 71712020
Address: 2824 SW 37 Avenue
Folio No.: 01-4117-003-0050
NOTICE
ThisaubmlHalr d, to heschedaled for a p,ift hearing
In accordanavAtla Hmelinnaet forth in the City of
Mi.. Code The appllube debsi9n making body frill
Wllthelnformaadan at the W1,01 hee1119 to render a
rec mentlatlan or afinaldeci9on.
PZ-19-2864
04/07/20
Lot 5, Block 1, REALTY SECURITIES CORPORATION'S PLAT OF COCOANUT
GROVE, according to the Plat thereof as recorded in Plat Book 2, Page 85, of the Public
Records of Miami -Dade County, Florida.
Address: 2828 SW 37 Avenue
Folio No.: 01-4117-003-0080
Lot 8, Block 1, REALTY SECURITIES CORPORATION'S PLAT OF COCOANUT
GROVE, according to the Plat thereof as recorded in Plat Book 2, Page 85, of the Public
Records of Miami -Dade County, Florida.
This instrument prepared by, and after recording return to:
Name: Ben Fernandez, Esq.
Address: Bercow Radell Fernandez Larkin & Tapanes, PLLC
200 South Biscayne Boulevard, Suite 850
Miami, Florida 33131
(Space reserved for Clerk of Cmd)
DECLARATION OF RESTRICTIVE COVENANTS
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THIS DECLARATION OF RESTRICTIVE COVENANTS (the "Declaration"), made this day
of , 2020, by 2814/16 SW 37, LLC, a Florida Limited liability company
having offices at 85 Palm Avenue, Miami Beach, Florida 33139 (the "Owner"), in favor of the
City of Miami, Florida, a municipality of the State of Florida (the "City")
WITNESSETH:
WHEREAS, Owner holds fee -simple title to certain property in the City of Miami,
Florida, located at 2824-2828 SW 37 Avenue in Miami, Florida, legally described in Exhibit A
attached hereto and made a part hereof (the "Property"); and
WHEREAS, the Owner sought and obtained a rezoning pursuant to Ordinance No.
for the Property; and
WHEREAS, the Owner is desirous of making a voluntary binding commitment to assure
and affirm that the Property shall be developed in accordance with the provisions of the
Declaration herein.
NOW THEREFORE, the Owner, for valuable consideration, the receipt and adequacy
of which are hereby acknowledged, voluntarily covenants and agrees that the Property shall be
subject to the following restrictions that are intended and shall be deemed to be a covenant
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running with the land and binding upon the Owner of the Property, and its
06/23/20
successors, and assigns as follows:
1. Recitals. The recitals and findings set forth in the preamble of this Declaration
are hereby adopted by reference thereto and incorporated herein as if frilly set forth in this
Section.
2. Use/Restriction or Contribution. The Owner shall provide a total of one (1)
housing unit as a part of any multifamily residential rental or condominium development on the
Property that shall be owner occupied and/or rental housing with a purchase cost, value, or
monthly rental, as applicable, equal to or less than the amounts established by the applicable
standards for those individuals whose income is at or below eighty percent (80%) of Area
Median Income based on Area Median Income as published by the United States Department of
Housing and Urban Development and certified by the Department of Community and Economic
Development. Alternatively, the Owner shall contribute $10,000 (ten thousand dollars) as a
lump sum payment to the Public Benefit Trust Fund, prior to obtaining a building permit for any
residential development on the Property. This condition applies only to Residential and Multi-
family Housing development.
Prior to converting any of the Affordable or Work Force Housing Units from rental units
to homeownership units, the Owner, or its successors or assigns, must request and receive
written authorization from the City Manager. In the event that the conversion is authorized, the
City and Owner shall coordinate to record covenants on individual units ("Individual
Covenants") in a manner that creates the same amount of Affordable or Workforce
homeownership units specified in this Declaration. Each Individual Covenant must (i) specify
NOTICE
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' 06/23/20 ✓
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date the Covenant for Affordable or Workforce Housing; and
•
on the same as
In the event that any of the Work Force Housing Units are sold, the specific Unit(s) must
be sold with a purchase cost equal to or less than the standards for those individuals whose
income is at or below the AMI as established herein. Each Workforce or Affordable Force
Housing Unit sold shall include a deed restriction that the Unit shall only be sold with a purchase
cost equal to or less than the standards for those individuals whose income is at or below the
applicable AMI as established herein and shall further indicate that the Unit shall only be rented
to individuals whose income is at or below the AMI as established herein. The deed restriction
must specify the specific applicable AMI.
3. Effective Date. This Declaration shall constitute a covenant running with the title
to the Property and be binding upon Owner, its successors and assigns upon recordation in the
Public Records of Miami -Dade County, Florida. These restrictions shall be for the benefit of,
and a limitation upon, all present and future owners of the Property and for the public welfare.
4. Term of Declaration. This voluntary Declaration on the part of the Owner shall
remain in full force and effect and shall be binding upon the Owner, its successors in interest and
assigns for an initial period of thirty (30) years from the date this Declaration is recorded in the
public records, and shall be automatically extended for periods of ten (10) years, unless
modified, amended or released prior to the expiration thereof.
5. Inspection. It is understood and agreed that any official inspector of the City may
have the right at any time during nonnal working hours of the City's inspector to enter upon the
Property for the purpose of investigating the use of the Property, and for determining whether the
rr
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conditions of this Declaration and the requirements of the City's building and
06/23/20
are being complied with.
6. Enforcement. An action to enforce the terms and conditions of this Declaration
may be brought by the City and may be by action at law or in equity against any party or person
violating or attempting to violate any covenants of this Declaration or provisions of the building
and zoning regulations to restrain violations, to recover damages, or for any other remedy
available. In addition, any violation or noncompliance of this Declaration shall be immediately
referred to the Code Compliance Department for enforcement proceedings, lien placement, and
citations pursuant to Chapter 2, Article X of the City Code, Chapter 62 of the City Code, as both
may be amended, and this Declaration. Any violation or noncompliance of this Declaration shall
be referred to the City Attorney's Office for enforcement, including but not limited to injunctive
relief and/or any other remedies in law or equity. This enforcement provision shall be in
addition to any other remedies available under the law. The use of one remedy shall not preclude
the use of another.
7. Non -Compliance. Any violation or noncompliance of this Declaration regarding
the affordable housing component shall result in a monetary penalty to be deposited into the
Affordable Housing Trust Fund. Such monetary penalty shall be assessed as a daily fine of two
hundred fifty dollars ($250.00) per day per violation until proof of compliance has been provided
to the City. The monetary penalty shall not be subject to mitigation or otherwise modified by any
body or board including, but not limited, to the Code Enforcement Board.
8. Amendment, Modification, and Release. This Declaration may be modified,
amended, or released as to any portion or all of the Property only after approval by the City
NOTICE
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In. de w dmehnee sd forth in the city of
MI« Code The eppll®Cle ticelol nn wkhq body w&
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73 menmmenaetlan «e Mnt de Jl _
Commission at a publicly noticed hearing. All costs, expenses, and fees a ated 1,1th2864
06/23/20
releasing this Declaration shall be the sole responsibility of the party requesting the rele •
Any amendment, modification, or release approved by the City Commission shall be
executed by the Planning Director, the Zoning Director, and the Housing and Community
Development Director, or their successor, or designee, and be in a form acceptable to the City
Attorney.
9. Severability. Invalidation of any one of these covenants by judgment of Court
shall not affect any of the other provisions of this Declaration, which shall remain in full force
and effect.
10. Recording. This Declaration shall be filed of record among the Public Records of
Miami -Dade County, Florida, at the cost of the Owner, within thirty (30) days of the acceptance
by the City. The Owner shall furnish a copy of the recorded Declaration to the City Department
of Hearing Boards within thirty (30) days of recordation.
11. No Vested Rights. Nothing in this Declaration shall be construed to create any
vested rights whatsoever to the Owner, its successors and assigns.
SIGNATURE PAGES TO FOLLOW
IN WITNESS WHEREOF, the undersigned has set his hand and seal this
2020.
WITNESSES:
Signature
Print Name
Signature
Print Name
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
OWNER:
2814/16 SW 37, LLC
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OTICE
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In axardencewlUtfineWea set foM In Ue City of
Mlamt Code. Theeppdcade deciaVanmaking hodyw0.l
reNew Ue Miarmatlon at the public hearing to render a
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dd�-I6#2864
06/23/20
By AMBR as the Managing Member /
Partner of 2814/16 SW 37, LLC
Name: Toni Alam
Title: AMBR
85 Palm Avenue
Miami Beach, Florida 33139
The foregoing instrument was acknowledged before me by means of ❑ physical presence
or ❑ online notarization this day of , 2020 by Toni
Alam, authorized signatory of AMBR the Managing Member/ Partner of 2814/16 SW 37, LLC,
on behalf of the limited liability company. He personally appeared before me, is personally
known to me or produced as identification.
Naive:
Notary Public, State of Florida
Commission No.
My commission expires:
APPROVED AS TO CONTENTS:
Francisco Garcia, Director
Planning Department
Joseph A. Ruiz, Director
Office of Zoning
George Mensah, Director
Department of Housing and Community Development
APPROVED AS TO LEGAL
FORM AND CORRECTNESS:
Victoria Mendez
City Attorney
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NOTICE
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PZ-19-2864
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06/23/20
EXHIBIT A
Property Address: 2824-2828 SW 37 Avenue in Miami, Florida
Folio Nos.: 01-4117-003-0050 and 01-4117-003-0080
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PZ-19-2864
06/23/20 O
Legal Description: Lot 5, Block 1, REALTY SECURITIES CORPORATION'S
PLAT OF COCOANUT GROVE, according to the Plat thereof as
recorded in Plat Book 2, Page 85, of the Public Records of Miami -
Dade County, Florida; and Lot 8, Block 1, REALTY
SECURITIES CORPORATION'S PLAT OF COCOANUT
GROVE, according to the Plat thereof as recorded in Plat Book 2,
Page 85, of the Public Records of Miami -Dade County, Florida