HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
ANALYSIS FOR
RE -Zoning Application
Staff Analysis Report No.
PZ-18-340-ZC
Location
3227 Charles Avenue
Folio Number
0141210075201
Transect
T3 - Sub Urban Transect
MCNP Designation
ISingle Family Residential
Commission
IDistrict 2 - Commissioner Ken Russell
NET District
COCONUT GROVE
Planner
Kevin Martin
Property Owner
Stirrup Properties Inc., Carol Henley, 3227 Grove LLC.
Project Representative
Carlos Lago
A. GENERAL INFORMATION
REQUESTS: Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, Carlos Lago, on behalf of
Stirrup Properties, Inc., Carol Henley, and 3227 Grove, LLC (the "Applicant") requests a change of
zoning from "73-R" Sub -Urban Transect Zone -Restricted with an Neighborhood Conservation District
("NCD-2") overlay to "74-L" General Urban Transect Zone -Limited with an "NCD-2" overlay for the
properties located at 3227, 3247, 3257, and 3277 Charles Avenue; and 3256, 3270 William Avenue
(the "Property").
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
Single Family Residential ("SFR") to Low Density Restricted Commercial ("LDRCr). The companion
FLUM amendment application for this rezone is ePlan File ID No. PZ-19-337.
Page 1 of 9
A. 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 the properties located at 3227,
3247, 3257, and 3277 Charles Avenue; and 3256, 3270 William Avenue from 73-R" with a NCD-2 overlay
to "74-L" with a NCD-2 overlay.
B. BACKGROUND
The subject site is bounded by Charles Avenue to the south and William Avenue to the north. The
Property is adjacent to the Historic Coconut Grove Playhouse to the east and single-family residential
units to the neighboring west. The Property is located within the Village West Island and Charles
Avenue Neighborhood Conservation District ("NCD-2"), also known as the West Grove. Particularly,
the site fronts the historically designated Evangelist Street/Charles Avenue site.
Figure 1: Aerial Map of Subject Properties outlined in red
As surveyed, the subject site area consists of approximately 42,023 square feet (0.98 acre) in area,
composed of six parcels. The site fronts Charles Avenue for 143.75 feet (3227, 3247, 3257, and 3277
Charles Avenue) and William Avenue for 160 feet (3256 and 3270 William Avenue).
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 Nova Surveyors, Inc., dated March 22, 2018.
Currently, the Property is mostly unimproved except for three structures along William Avenue. 3270
William Avenue, at the western extend of the Property, houses a single-family home as seen in Image
1. 3256 William Avenue contains two single-family homes (image 2 and Image 3).
Image 1: Structure on 3270 William Avenue
Page 2 of 9
Image 2: Structure on 3256 William Avenue
Image 3: Structure on 3256 William Avenue
To the east, the Property is located directly adjacent to the Coconut Grove Playhouse (3500 Main
Highway). Although the playhouse has not been operational for years, there are active initiatives to
redevelop the site and resume operations. Along the subject site's eastern edge, the theatre's surface
parking lot is widely visible, see Images 4 and 5.
Images 4 and 5: Coconut Grove Playhouse Surface Parking
Wi
Page 3 of 9
To the west, the Property abuts residential properties fronting William Avenue to the north and Charles
Avenue to the south. Charles Avenue is a historically designated street, described:
"The legacy of the most peculiar and unique street in South Florida is directly associated with
the Bahamian community that settled in the area known today as West Grove (or West Village)
in Coconut Grove. Evangelist Street, as it was first named due to the number of churches it had,
symbolizes the thriving black community that helped shape Coconut Grove and of which the
local history could not be told separately' (City of Miami, 2012).
D.PROPOSAL
The Applicant proposes rezoning properties located at 3227, 3247, 3257, and 3277 Charles Avenue;
and 3256, 3270 William Avenue from "73-R" with a "NCD-2" overlay to "74-U with a "NCD-2" overlay
for the properties as illustrated in the figures below.
1. Existing Zoning: "73-R" with an "NCD-2" Overlay
Subject parcels for rezone are outlined in red.
2. Proposed Zoning: "74-L" with a "NCD-2" Overlay
Page 4 of 9
-WILLIAM
T4-L
ISSN
T4-L
cl
Subject parcels for rezone are outlined in red.
3. Zoning Comparison
(a) Transect Development Standards
Development Standards
Existing Zoning
Proposed Zoning
TRANSECT
T3-R — NCD-2
T4-1- — NCD-2
DENSITY
9 du/ac
36 du/ac
Total Max. Units
9 units
36 units
HEIGHT
Minimum
N/A
N/A
Maximum
2 stories (25')
3 stories (40')
Maximum Benefit Height
N/A
N/A
LOT COVERAGE
Maximum
50%
60%
GREEN/OPEN SPACE
Green/Open Space Min.
30%
15%
The proposed rezoning would result in increased density, from nine dwelling units per acre to 36
dwelling units per acre. The increased density would result in 27 additional units among these six
parcels. The rezoning proposal, would significantly decrease the minimum Green/Open Space
requirement from 12,607 square feet (30%) to 6,304 square feet (15%). Other notable changes,
resulting from the proposed rezone, include; additional Height allowance and an increased Lot
Coverage maximum of 10%.
(b) Transect Permitted Uses
Permitted Uses
Existing Zoning
Proposed Zoning
TRANSECT T3-R — NCD-2
T4-L — NCD-2
Residential
Ancillary Unit Use Prohibited
Allowed by Right
Page 5 of 9
Permitted Uses
Two Family Residence
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
Lodging
Bed & Breakfast
Use Prohibited
Allowed by Right
Office
Office
Use Prohibited
Allowed by Right
Commercial
Food Service Est.
Use Prohibited
Allowed by Right
Alcohol Beverage Service Est.
Use Prohibited
Allowed by Exception
General Commercial
Use Prohibited
Allowed by Right
Civic Support
Community Support Facility
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
Educational
Childcare
Use Prohibited
Allowed by Warrant
Learning Center
Use Prohibited
Allowed by Exception
Research Facility
Use Prohibited
Allowed by Right
The proposed rezoning from "73-R" Sub -Urban Transect Zone -Restricted to "74-L" General Urban
Transect Zone -Limited would result in multiple additional uses permitted by right. As noted above; the
proposed zoning designation would allow Ancillary Units, Two -Family Residence, Multi -Family
Housing, and Live -Work residential uses by right.
More notably, the proposed zoning permits Bed & Breakfast, Office, Food Service Establishments,
General Commercial, and Research Facility uses by right; Childcare and Civic Support uses by
Warrant (administrative review); and Alcohol Beverage Service Establishments and Learning Center
uses by Exception, granted by the Planning, Zoning and Appeals Board through a public hearing.
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 Future Land Use Map ("FLUM") amendment
(companion item PZ-18-337). Currently, the 2020 Future Land Use Map of the MCNP designates
properties located at 3227, 3247, 3257, and 3277 Charles Avenue; and 3256, 3270 William Avenue as
"Single Family Residential" The proposed FLUM amendment requests that all properties be designated
as "Low Density Restricted Commercial".
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-18-337.
F. CRITERIA
Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code
Page 6 of 9
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 All:
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 All:
The proposed "73—R" to "74-L" 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 Transect encourages the making of places that build on historic character and that evolve
over time. This evolution, with the principles enumerated below guiding growth or reduction in
Density and Intensity, is called succession. Successional change emerges from a vision of the
larger urban context and appropriate transitions across Transect Zones.
The site is bounded by the Coconut Grove Playhouse, zoned "Cl" Civic Institution Zone, to the
east; and the neighboring "73-R" Sub -Urban Zone to the west, north, and south. Although, the
Coconut Grove Playhouse has not been in operation for many years, there are active initiatives
to restore the historic facility and revitalize the site. Beyond the theatre, Main Highway is lined
with a mixture of commercial uses, within the site's vicinity.
The proposed "74-L" will create a proper transition between the "Cl" commercial and civic facility
to the east and the residential neighborhood to the west. The subject site's proposed "74-L"
designations will buffer the residential neighborhood from more intense nonresidential uses to
the east.
2. Neighborhoods and Urban centers should be compact, pedestrian -oriented and Mixed -Use. Density
and Intensity of Use should relate to degree of transit service.
Coconut Grove hosts a neighborhood center with a variety of pedestrian oriented uses and
transit services. The proposed increase in Density, resulting from the proposed "74"
designation, is consistent with Miami 21 Community Guiding Principles. The subject site is
located within the Coconut Grove Business Improvement District, which also supports Miami 21
neighborhood center goals.
Coconut Grove Business Improvement District Mission Statement:
To help re-establish Coconut Grove as a world -class commercial walking village with
impeccably clean and visibly safe streets and to create a stronger sense of place with a more
compelling retail mix so that the Village Center can flourish by attracting increasing numbers of
high -value customers to shop and dine in our district and to stay as guests at our hotels.
Additional Comprehensive Plan analysis is included in companion item PZ-19-3868.
Findings All: Consistent.
Page 7 of 9
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 A2:
The proposed rezoning is a response to various changing conditions within the area and citywide.
Coconut Grove's neighborhood center has continued to expand and flourish in recent years. The
area's changing conditions include the Coconut Grove Playhouse revitalization efforts, additional
transportation options, Cocowalk retail complex upgrade, and new office and lodging projects. Further
detailed within the application's Letter of Intent:
The Subject Property, with its convenient access to public transit options and proximity to major
employment and entertainment centers, is uniquely positioned to provide additional
development options which will complement the existing and proposed retail, office and civic
uses in the surrounding area.
Findings A2: Consistent.
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 B:
The proposed rezoning from "73-R" Sub -Urban Transect Zone -Restricted 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 3227, 3247, 3257, and 3277 Charles Avenue; and 3256, 3270
William Avenue 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 "Cl" Civic Institution Zone properties to the east and north and the low -scale residential
neighborhood to the east and south, while transitioning building heights approprietly.
Findings B: 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-R" Sub -Urban
Transect Zone -Restricted with an Neighborhood Conservation District ("NCD-2") overlay to "74-L"
General Urban Transect Zone -Limited with an "NCD-2" overlay for the properties located at 3227,
3247, 3257, and 3277 Charles Avenue; and 3256, 3270 William Avenue 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-L", with and "NCD-2" overlay.
Page 8 of 9
Jacqueline Ellis
Chief of Land Development
NOTICE
The final decision may be appealed by any aggrieved party, within fifteen (15) days of the date of
issuance by filing a written appeal and appropriate fee with the Office of Hearing Boards, located at 444
SW 2nd Ave., 3rd Floor, Miami, FL 33130 Telephone number (305) 416-2030.
Page 9 of 9
AERIAL
ePlan ID: PZ-18-340
REZONE
N
0 125 250 500 Feet
ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV
AND 3256 AND 3270 WILLIAM AV
SUBJECT PROPERTY
MIAMI 21 (EXISTING)
ePLAN ID: PZ-18-340
REZONE
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FRANKLIN AVE 0�6 OO°
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T3-R
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0 125 250 500 Feet
ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV
AND 3256 AND 3270 WILLIAM AV
SUBJECT PROPERTY
MIAMI 21 (PROPOSED)
ePLAN ID: PZ-18-340
REZONE
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FRANKLIN AVE 0�6- OO
T3-R °
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0 125 250 500 Feet
ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV
AND 3256 AND 3270 WILLIAM AV
SUBJECT PROPERTY