HomeMy WebLinkAboutStaff Analysis and MapsLocation:
Applicant(s):
Commission District:
Net District Office:
Planner:
File ID No. PZ-19-3865
3040 Carter Street, 3065, 3069, 3091 and 3095 Plaza Street
One Roble, LLC as represented by
Carlos Lago
District 2 - Commissioner Ken Russell
Coconut Grove Neighborhood Enhancement Team
Kevin Martin, Planner II
A. GENERAL INFORMATION
REQUESTS: Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, Carlos Lago, on
behalf of One Roble, LLC (the "Applicant') requests a change of zoning from 73-0" Sub -Urban
Transect Zone -Open with an Neighborhood Conservation District ("NCD-2") overlay to 74-R"
General Urban Transect Zone -Restricted with an "NCD-2" overlay for the properties located at
3069, 3091 and 3095 Plaza Street (the "South Lots"), and a zoning change from 73-0" Sub -
Urban Transect Zone -Open with an Neighborhood Conservation District ("NCD-2") overlay to
"74-0" General Urban Transect Zone -Open with an "NCD-2" overlay for the properties located
at 3065 Plaza Street and 3040 Carter Street (the "North Lots"). 3065 Plaza Street has a dual
zoning designation of 73-0" and 75-0", this application only includes the portion of the
property which is currently zoned 73-0".
The complete legal description and survey, is on file with the Hearing Boards Section, and is
included as Attachment A.
Concurrently, the Applicant proposes to amend the Future Land Use Map (FLUM) designation
from Duplex Residential ("DR") to Medium Density Multifamily Residential ("MDMR") for the
South Lots and from Duplex Residential ("DR") to Medium Density Restricted Commercial
("MDRC") for the North Lots The companion FLUM amendment application for this rezone is
ePlan File ID No. PZ-19-3868.
Figure 1: Aerial Map of Subject Properties outlined in red
The Applicant is also requesting a Waiver, pursuant to Miami 21 Code, Article 7, Section
7.1.2.8.g.7 to eliminate the required 18-month period between rezoning of the same property.
The Waiver of time limits is an effort to facilitate the eventual rezone for the properties located at
3065 Plaza Street and 3040 Carter Street, from 74-0" General Urban to the 75" Urban Center
Transect Zone.
B. RECOMMENDATION
Pursuant to Article 7 of Miami 21 (Ordinance 13114), as amended, and the findings in this
analysis, the Planning Department recommends approval of the requests to Rezone (1) the
properties located at 3069, 3091 and 3095 Plaza Street from 73-0" with a "NCD-2" overlay to
"74-R" with a "NCD-2" overlay; and (2) a rezoning from 73-0" with a "NCD-2" overlay to 74-0"
with a "NCD-2" overlay for the properties located at 3065 Plaza Street and 3040 Carter Street.
3065 Plaza Street has a dual zoning designation of 73-0" and 75-0", this application only
includes the portion of the property which is currently zoned 73-0".
Additionally, the Planning Department recommends denial of the request for an 18-month
waiver of time to rezone (if the above request is approved) for the properties located at 3065
Plaza Street and 3040 Carter Street from 74-0" to 75".
C. BACKGROUND
The subject site is bounded Dixie Highway (US-1) to the north, between Plaza and Carter
Streets (east and west respectively) and SW Shipping Avenue to the south. The property is
located within the Village West Island and Charles Avenue Neighborhood Conservation District
("NCD-2"), also known as the West Grove.
As surveyed, the subject site area consists of approximately 35,998 square feet, with 210 feet of
street frontage along Plaza Street. The rezone request complies with the minimum requirements
for rezone consideration set forth in Article 7, Section 7.1.2.8 of Miami 21. The attached survey
includes a complete legal description and site depiction prepared by John Ibarra & Assoc., Inc.,
dated July 31, 2019.
Currently, the site is mostly vacant with only two structures throughout the five properties. The
site contains one single-family home facing west (Image 1), along Plaza Street, and one duplex
structure northeast of the intersection of Plaza Street and SW Shipping Avenue (Image 2).
Along Carter Street, the site's eastern side, the site is developed as a commercial surface
parking lot, in connection with the properties along Dixie Highway (Images 3 and 4).
PZ-19-3865 — Page 2
Image 1: Single family home along Plaza Street
Image 2: Structure on subject site
Image 3: Portion of the site used as surface parking lot
PZ-19-3865 — Page 3
Image 4: Additional view of a portion of the site used as surface parking lot
D.PROPOSAL
The Applicant proposes: (1) rezoning properties located at 3069, 3091 and 3095 Plaza Street
from "T3-0" with a "NCD-2" overlay to "T4-R" with a "NCD-2" overlay; and (2) rezoning
properties located at 3065 Plaza Street (for the portion of the property zoned "T3-0") and 3040
Carter Street from 73-0" with a "NCD-2" overlay to 74-0" with a "NCD-2" overlay for the
properties as illustrated in the figures below.
Existing Zoning: "T3-0" with an "NCD-2" Overlay
Subject parcels for rezone are outlined in red.
PZ-19-3865 — Page 4
Proposed Zoning: "T4-R" and "T4-0" with a "NCD-2" Overlay
BIRD RD
T6-12-0 /
T5-0
D1
T5-O T4-O
T4:6
T4-R T_3-O
T4-R
v
TS-Os_.�-SWSH
T4-R w
IPPING AVE-U
Additionally, the Applicant is requesting a Waiver of time limits to eliminate the 18-month waiting
period required by Miami 21. The Waiver would allow the applicant to apply for a second rezone
(from "74" to "75" Transect Zone) for properties located at 3065 Plaza Street and 3040 Carter
Street, if this application is approved.
The requirement is established in Article 7 of Miami 21, requiring property owners to wait 18
months before submitting a rezoning application on the same property. Subsequently, Miami 21
establishes a waiver from the time limit request for certain cases as stated in Section
7.1.2.8.g.(7):
The time limits set forth in this subsection g. may be waived by a vote of at least three (3)
members of the City Commission when such action is deemed necessary to prevent injustice or
to facilitate development of the city in the context of the adopted Comprehensive Plan or any
portion thereof.
1. Zoning Comparison: South Properties - 3069, 3091 and 3095 Plaza Street
(a) Transect Development Standards
Transect Development Standards
Existing Zoning
Proposed Zoning:
TRANSECT
T3-0
T4-R
DENSITY
18 dulac
36 dulac
Total Max. Units
9 units
18 units
HEIGHT
Minimum
NIA
NIA
Maximum
2 stories (25')
3 stories (40')
Maximum Benefit Height
NIA
NIA
LOT COVERAGE
Maximum 50% 60°Io
GREEN/OPEN SPACE
Green/Open Space Min. 25% 15%
PZ-19-3865 — Page 5
The proposed rezoning would result in increased density, from 18 dwelling units per acre to 36
dwelling units per acre. The increased density would result in nine additional units among these
three properties. The rezoning proposal, would decrease the minimum Green Space
requirement from 5,400 square feet (25%) to 3,240 square feet (15%). Other notable results
include; additional Height allowance and an increased Lot Coverage maximum of 10%.
(b) Transect Permitted Uses
Transect Permitted Uses
Uses
Existing Zoning: T3-0
Proposed Zoning: T4-R
Ancillary Unit
Use Prohibited
Allowed by Right
Multi -Family Housing
Use Prohibited
Allowed by Right
Bed & Breakfast
Use Prohibited
Allowed by Warrant
Childcare
Use Prohibited
Allowed by Exception
Marina
Use Prohibited
Allowed by Exception
Public Parking
Use Prohibited
Allowed by Exception
Transit Facilities
Use Prohibited
Allowed by Exception
The proposed rezoning from Sub -Urban Transect Zone -Open ("73-0") to General Urban
Transect Zone -Restricted (74-R") would result in few additional uses permitted by right. As
noted above; the proposed zoning designation would allow Ancillary Units and Multi Family
Housing by right. Bed & Breakfast, Childcare Facilities, Marinas, and Public Parking uses would
require a Warrant, administrative approval. Transit Facilities would require an Exception,
granted by the Planning, Zoning and Appeals Board through a public hearing.
PZ-19-3865 — Page 6
2. Zoning Comparison: North Properties - 3065 Plaza Street and 3040 Carter Street
(a) Transect Development Standards
Transect Development Standards
Existing Zoning
Proposed Zoning:
TRANSECT
T3-0
T4-0
DENSITY
18 dulac
36 dulac
Total Max. Units
7 units
14 units
HEIGHT
Minimum NIA
NIA
Maximum 2 stories (25')
3 stories (40')
Maximum Benefit Height NIA
NIA
LOT COVERAGE
Maximum 50%
60%
GREEN/OPEN SPACE
ff-
Green/Open Space Min.
25%
15%
The proposed rezoning would result in increased density, from 18 dwelling units per acre to 36
dwelling units per acre. The increased density would result in seven additional units among
these two properties. The rezoning proposal, would decrease the minimum Green Space
requirement from 4,500 square feet (25%) to 2,700 square feet (15%). Other notable results
include; an additional one-story height allowance and an increased Lot Coverage maximum of
10%. (b) Transect Permitted Uses
PZ-19-3865 — Page 7
(b) Transect Permitted Uses
Transect Permitted Uses
Uses
Existing Zoning: T3-0
Proposed Zoning: T4-R
Ancillary Unit
Use Prohibited
Allowed by Right
Multi -Family
Housing
Use Prohibited
Allowed by Right
Dormitory
Use Prohibited
Allowed by Exception
Live Work
Use Prohibited
Allowed by Right
Bed & Breakfast
Use Prohibited
Allowed by Right
Inn
Use Prohibited
Allowed by Right
Office
Use Prohibited
Allowed by Right
Entertainment
Establishment
Use Prohibited
Allowed by Right
Food Service
Establishment
Use Prohibited
Allowed by Right
Alcohol Beverage
Establishment
Use Prohibited
Allowed by Exception
General
Commercial
Use Prohibited
Allowed by Right
Community Facility
Use Prohibited
Allowed by Warrant
Recreational
Facility
Allowed by Exception
Allowed by Right
Religious Facility
Allowed by Exception
Allowed by Right
Community
Support
Use Prohibited
Allowed by Warrant
Marina
Use Prohibited
Allowed by Warrant
Public Parking
Use Prohibited
Allowed by Warrant
Transit Facilities
Use Prohibited
Allowed by Warrant
Childcare
Use Prohibited
Allowed by Warrant
Learning Center
Use Prohibited
Allowed by Exception
Research Facility
Use Prohibited
Allowed by Right
Special
Train in gNocational
Use Prohibited
Allowed by Exception
The proposed rezoning from "73-0" Sub -Urban Transect Zone -Open to "74-0" General Urban
Transect Zone -Open would result in several additional uses permitted by right. Notably: Multi
Family Housing, Lodging, Office, and General Commercial uses such as restaurants and retail.
Additionally, the rezone would change the approval requirements for several other uses. For
example, Community Facilities, Public Parking, and Childcare facilities would be allowed
through Warrants. Similarly, Alcohol Beverage Establishments, Learning Centers, and
Dormitories could be allowed through Exceptions.
PZ-19-3865 — Page 8
E. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN
In accordance with the Correspondence Table in the Miami Comprehensive Neighborhood Plan
(MCNP), the Applicant has also requested a separate FLUM amendment (companion item PZ-
19-3868). Currently, the 2020 Future Land Use Map (the "FLUM") of the MCNP designates
properties located at 3069, 3091, and 3095 Plaza Street and 3040 Carter Street as Duplex
Residential. 3065 Plaza Street is split between two designations: Duplex Residential and
General Commercial. The proposed FLUM amendment requests that all properties be
designated as Medium Density Multifamily Residential.
The proposed designation is consistent with the goals, objectives, and policies, of the Miami
Neighborhood Comprehensive Plan as detailed and analyzed in the companion item PZ-19-
3868.
F. CRITERIA
Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code
In accordance with Article 7, Section 7.1.2.8.a, a change may be made to a transect zone in a
manner which maintains the goals of Miami 21.
Criteria Al:
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:
The proposed 74—R" and 74-0" rezone further advances the intent of Miami 21, Article 2,
Section 2.1.2, its Transect Principles (Section 2.1.3.1), and the established Community Guiding
Principles (Section 2.1.3.2) including the following:
1. Improving the relationship between low Density Residential neighborhoods and adjacent
Commercial Corridors with appropriate transitions of Density and Height following the theory of
the Transect.
The site is adjacent to a fast food establishment's surface parking lot, creating an ineffective
transition into the low scale neighborhood. To the north, the site abuts a commercial surface
parking lot along US 1. Both parking lots are zoned 75-0" Urban Center Transect.
The current zoning designation (73-0") does not provide a proper transition from the 75"
zoned properties along Dixie Highways to 73" zoned properties on the edge of the
neighborhood. The subject site's proposed 74" designations would buffer the residential
neighborhood from more intense 75" Uses to the north.
2. Establishing a rational process for successional growth in areas identified for density and
growth.
PZ-19-3865 — Page 9
3. New Development should be structured to reinforce a pattern of Neighborhoods and urban
centers, focusing growth at transit nodes rather than along Corridors.
4. Appropriate building Densities and land uses should occur within walking distance of transit
stops
5. Neighborhoods and Urban centers should be compact, pedestrian -oriented and Mixed -Use.
Density and Intensity of Use should relate to degree of transit service.
The site's location, with the Transit Oriented Development (TOD) walkshed, is consistent with
Miami 21 goals for neighborhood centers with density focused in areas near transit. The Letter
of Intent identifies the site's location within a TOD as an opportunity to advance Miami 21 transit
goals:
The Subject Property's location near public transit provides an ideal opportunity for a pedestrian
oriented, small scale redevelopment that will contribute to the continued revitalization of the
area by improving land which is currently vacant and underutilized. The proposed rezoning of
the Subject Property to T4 will maximize the development opportunity afforded by the Subject
Property's location near US-1.
Additional Comprehensive Plan analysis is included in companion item PZ-19-3868
Findings: Consistent.
Criteria A2:
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:
The proposed rezoning is a response to various changing conditions within the area and
citywide. Neighborhood centers have continued to develop along transit amenities. The areas
within the vicinity of mass transit facilities have continued to adapt, meeting the demands for
higher density housing and additional commercial opportunities. Further detailed within the
application's Letter of Intent:
The City's growth and evolution over time inevitably require changes to the existing zoning. With
the rapid expansion and development of the area surrounding the Douglas Road Metrorail
Station, South Dixie Highway and 37th Avenue have become primary gateways to this area and
vital commercial corridors. Most of this growth can be attributed to the City's efforts to
encourage development along transit stations.
The rapid growth of the area surrounding the Subject Property supports and demands the
zoning change to the next higher transect zone designation. The character of the South Dixie
Highway corridor has evolved to consist of denser residential uses and various commercial
uses. The Subject Property, with its convenient access to public transit options and proximity to
major educational, employment and entertainment centers, is uniquely positioned to provide the
additional, denser housing options the area needs to continue its remarkable growth.
Findings: Consistent.
PZ-19-3865 — Page 10
Criteria B:
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:
The proposed rezoning from 73-0" Sub -Urban Transect Zone -Open with an Neighborhood
Conservation District ("NCD-2") overlay to 74-R" General Urban Transect Zone -Restricted with
an "NCD-2" overlay for the properties located at 3069, 3091 and 3095 Plaza Street (the "South
Lots"), and a zoning change from Sub -Urban Transect Zone -Open (73-0") with an
Neighborhood Conservation District ("NCD-2") overlay to General Urban Transect Zone -Open
(74-0") with an "NCD-2" overlay; for properties located at 3065 Plaza Street and 3040 Carter
Street ("North Lots"); is consistent with Miami 21, Section 7.1.2.8 Successional Zone table.
The proposal maintains the goals of Miami 21 by providing an improved buffer between
commercial uses within 75" properties to the west and north and the low -scale residential
neighborhood to the east and south.
Findings: Consistent.
G. CONCLUSION
Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, and the goals
and objectives of Miami 21 and the MCNP, the request to rezone the properties from 73-0"
Sub -Urban Transect Zone -Open with an Neighborhood Conservation District ("NCD-2") overlay
to 74-R" General Urban Transect Zone -Restricted with an "NCD-2" overlay for the properties
located at 3069, 3091 and 3095 Plaza Street; and from 73-0" Sub -Urban Transect Zone -Open
with an Neighborhood Conservation District ("NCD-2") overlay to 74-0" General Urban
Transect Zone -Open with an "NCD-2" overlay for the properties located at 3065 Plaza Street
and 3040 Carter Street is supportable. Pursuant to Article 7 of Miami 21 (Ordinance 13114), as
amended, and the aforementioned findings, the Planning Department recommends approval of
the requests to Rezone to 74-R" and 74-0", with and "NCD-2" overlay; and a denial of the 18-
month waiver of time to request another rezoning of the site to T5-0.
f
09/ 12/2019
Jaccluclinc Ellis INSERT DATE,
Chicf of Land Development
cc: Attachment A: Legal Description and Survey
Attachment B: Applicant's Rezoning Analysis ("Statement")
PZ-19-3865 — Page 11
Attachment A: Legal Description and Survey
Legal description for the properties subject to the rezoning from "73-0" Sub -Urban Transect
Zone -Open to "74-R" General Urban Transect Zone -Restricted;
Lots 21-26, Block 4, Carters Addition, according to the Plat thereof, as recorded in Plat Book 2,
Page 101 of the Public Records of Miami -Dade County, Florida.
Legal description for the properties subject to the rezoning from "73-0" Sub -Urban Transect
Zone -Open to "74-0" General Urban Transect Zone -Open;
Lots 8, 9, 10, and 20, Block 4, Carters Addition, according to the Plat thereof, as recorded in
Plat Book 2, Page 101 of the Public Records of Miami -Dade County, Florida.
�Ah
MAP OF BOUNDARY SURVEY
Is
PZ-19-3865 — Page 12
Attachment 2: Applicant's Rezoning Analysis ("Statement")
PZ-19-3865 - Page 13
AERIAL
ePlan ID: 19-3658
REZONING
N
0 125 250 500 Feet
ADDRESSES: 3040 CARTER ST,
3065, 3069, 3091 AND 3095 PLAZA ST
SUBJECT PROPERTY
MIAMI 21 (EXISTING)
ePLAN ID: 19-3658
REZONING
T4-L W T3-0
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1 M
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BIRD RD--rBIRDAVE
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SWSHIPPING,AVE—v SHIPPING AVE
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N
N
Q
J
a
co
Z T3-0
T3-0
T5-L
T3-0
ADDRESSES: 3040 CARTER ST,
N 3065, 3069, 3091 AND 3095 PLAZA ST
+ = SUBJECT PROPERTY
0 125 250 500 Feet Village West Island & Charles Avenue (NCD-2)
MIAMI 21 (PROPOSED)
ePLAN ID: 19-3658
REZONING
T4-L W T3-0
U Q
co co
1 M
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I
BIRD RD--rBIRDAVE
T4-L
T6-12-0 01
5� T3-0
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T4=0
T4-R T3-O
T4-R co
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i U)
T4_R w m
SWSHIPPING,AVE—v SHIPPING AVE
N
N
Q
J
a
Z T3-0
T3-0
T5-L
T3-O
ADDRESSES: 3040 CARTER ST,
N 3065, 3069, 3091 AND 3095 PLAZA ST
+ = SUBJECT PROPERTY
0 125 250 500 Feet Village West Island & Charles Avenue (NCD-2)