The URL can be used to link to this page

Home My WebLink AboutAnalysis and MapsCity of Miami Planning DepartmeiAx ANALYSIS FOR REZONE NOTICE This submdtal neads to. be scheduled b, a pubk hearing ao,d—wkn dn,ann let ioWh m tna City& Mlami Code. The applies Lie de,lslon-making body.11 reWewthe Intormadon al the public hearing t, rend,, e rerommendatlon orefinal tlecison PZ-20-7972 / 03/02/21 /1 Staff Analysis Report No. PZ-20-7972 Location 3231 SW 23 TER Folio Number 0141160094030 Miami 21 Transect '73-0" Sub -Urban Zone — Open MCNP Designation Duplex Residential Commission District District 4 — Manolo Reyes NET District Coral Way Neighborhood Enhancement Team NET Planner Elia Sorice, Planner II email: esorice miami ov.com Property Owner Rosa Maria Carreras Project Representative James Williams, Esq. 'ames.williams hklaw.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21 "), as amended, Rosa Maria Carreras (the "Applicant") requests a change of zoning from '73-0" Sub -Urban Zone — Open to 74-L" General Urban Zone — Limited for the Property located at approximately 3231 Southwest 23 Terrace, Miami, Florida (the "Property"). Concurrently, the Applicant seeks an amendment to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from Duplex Residential to Low Density Restricted Commercial. This companion application has ePlan File ID No. PZ-20-7970. PZ-20-7972_ZC_3231 SW 23 TER 1 1 T3-0 - Y+-H 9' Existing Miami 21 Transect Zone Proposed Miami 21 Transect Zone B. RECOMMENDATION Pursuant to Miami 21, Article 7, Section 7.1.2.8, as amended, the Planning Department recommends Denial of the requested change of zoning from "T3-0" Sub -Urban Zone — Open to "T4-L" General Urban Zone — Limited for the Property located at approximately 3231 Southwest 23 Terrace, Miami, Florida based upon the findings in this staff analysis. Table 1: Surrounding Uses Miami 21 MCNP / Density Existing Use North T4-L Low Density Restricted Commercial Commercial (36 DU/AC) South T3-0 Duplex Residential Two-family residential (18 DU/AC) East T4-L Low Density Restricted Sales and Services Commercial (36 DU/AC) West T3-0 Duplex Residential (18 DU/AC) Two-family residential D. BACKGROUND The Property is located on the north side of SW 23 TER on the block generally bound by SW 23 ST to the north, SW 32 AV to the east, SW 23 to the south, and SW 34 AV. According to the Survey prepared by FormTech Land Surveying, Inc., the Property is comprised of a single parcel totaling approximately 6,655 square feet (0.15 acres). The Property is zoned "73-0" Sub -Urban Zone — Open and is in the Coral Way Neighborhood Enhancement Team (NET) area. PZ-20-7972_ZC_3231 SW 23 TER 1 2 �•�a/J`J/ F F4� NOTICE The Property is developed with a one-story duplex, constructed in 1970, and "hsa�ael ti,tbnd`.etdro"pheCityhbk ng da[...1, tl melinessetforth In the City of Miami Code. The applies Lie decision -making body mil reNewthe ietn,nadoe at the public hearing to rende, e south and west by other duplexes. Directly to the north and east are parcels z �ommendadon orahnaltleclden operate as surface parking associated with a banquet center fronting SW 32 AV. PZ-20-7972 and T4 Transect Zones allow for a maximum height of two and three stories, resp 03/02/21 properties in the vicinity of the Property are primarily one-story in height. The propertie • within the T6-8-0 Transect Zone along SW 32 AV between Coral Way to SW 23 TER also range between one and two stories in Height except for a six -story multifamily residential building located one block north of the Property at 2280 SW 32 AV. The Property is located south of SW 22 AV (Coral Way) which is a city -designated Transit Corridor and well served by several Miami -Dade County Metrobus routes and the City of Miami Trolley "Coral Way" route. Subject Property outlined in yellow Proposal The request for rezoning is made in preparation for future development of the Property in conjunction with the assemblage located directly to the north and east along SW 32 AV and outlined in yellow, below. PZ-20-7972_ZC_3231 SW 23 TER 1 3 th •_ NaTICE According to the Applicant's Letter of Intent dated December 8, 2020, "the Prope Th' a°° a`"ee'smb s`he°ulef 'ntbgnTyating In aceordan th timelines setfMh In the Ci & Miami CWe. Theappt,.Ud d.W.n--king body.11 eeNew the Infn'mallt➢p at the public hearing to render a to be incorporated into a proposed Extended Care Facility development as 'ope rsom—d;kon ra finald dd., residents and employees of the project to enjoy" (the "Project"). Approval of PZ-20-7972 Rezoning and FLUM Amendment will "allow for greater consistency with th 03/02/21 immediately abutting the Property to the north and east, and will also allow the Prop • developed into one cohesive development..." The Applicant did not proffer a covenant which would require the site to be developed in accordance with the project described in their letter of intent; however, a Warrant application for an Extended Care Facility is being processed under ePlan file no. PZ-20-7955. Assemblage shown in yellow DEMOGRAPHICS: The Property is part of the US Census Tract 12086007001. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the Census Tract is $49,925, which is above the median household income for Miami ($39,049) and for Miami - Dade County ($51,347). The Census Tract in which the Property is located has a total of 3,738 households with a total of 4,316 housing units which is higher than the surrounding Census tracts which contain between 1,392 and 3,494 units. The percentage of families living in poverty in this Census Tract is 11.3 percent compared to the City at 19.32 percent and the County at 13.8 percent. The same ACS 5-year estimate data showed that approximately 65.3 percent of households in the subject Census Tract rented their homes. The median rent for a unit in the Census Tract is $1,699 which is comparable to the Census Tracts to the north and south. Table 2: Collected Census Data — 2010 Census Tract: 12086007001 Topic Data' Number of Households 3,738 Number of Housing Units 4,316 Median Household Income $ 49,925 Percent of Families under the Poverty Line 11.3 Percent of Households that rent 65.3 PZ-20-7972_ZC_3231 SW 23 TER 1 4 I Median Rent 1 $1,699 (49.1% Rental cost=l 1. Data was retrieved from the U.S. Census Bureau. Data from the Decenn the American Community Survey was compiled for this report. NOTICE rnI aubmlttw peeds to. be scheduled br a public hewing ccordzn wd,b—ims set ronh in h, cry of M,m Cale. The a,pl_N, decision -ma king body mll reWewtheintorm , al the pubdo hearing U render. r nm dzhon ora ffi Mdecison. PZ-20-7972 / 03/02/21 /1 The Rezoning, as proposed, has been analyzed for conformance with the Miami Comprehensive Neighborhood Plan, the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN: Pursuant to the adopted Future Land Use Map (FLUM) of the Miami Neighborhood Comprehensive Plan (MCNP), the Property is designated "Duplex Residential" which allows a maximum Density of 18 DU/AC and is intended primarily for residential uses with limited community -serving uses such as schools and religious facilities. Per the Correspondence Table - Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from T3-0 to T4-L is inconsistent with the Property's existing future land use (FLU); as such, a companion FLUM Amendment from Duplex Residential to Low Density Restricted Commercial is being processed concurrently under ePlan File ID No. PZ-20-7970. Existing MCNP Future Land Use MIAMI 21 CODE: NINE! Proposed MCNP Future Land Use The Property is zoned "T3-0" Sub -Urban Zone — Open, as described above. Supported development in this zoning designation is primarily intended for Residential Uses By Right, with restricted Civic, Civic Support, and Educational Uses through the Warrant and Exception PZ-20-7972_ZC_3231 SW 23 TER 1 5 • NOTICE processes. Excerpts from Article 4, Table 3 and Article 5 of the Miami 21 Cot'M-1 9 sa�42cee.=-LinhefMhinth°e Cit& t t t Co Th-Won-m,ing Mi eMewflemathPb'eto —dea owe ses an eve opment stan ar s at wou c ange as a resu of e pro—nnd."n O'-hecringn PZ-20-7972 , As exhibited below, changes to the allowed Uses and processes with the chang 03/02/21 expand the number of Residential, Civic, Civic Support, and Educational Uses a change will also introduce the possibility for new, more intense Uses such as L Commercial, and Office Uses which are currently not permitted in the T3-0 Transect Zone. Furthermore, the requested change from T3-0 to T4-L will result in an increase in Density from 18 dwelling units per acre to 36 dwelling units per acre, and an increase in maximum Height from two Stories to three Stories by Right. Table 3: Article 4, Table 3 Building Function: Uses DENSITY UNITS PER ACRE RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK WORK - LIVE :7 .7 LODGING BED & BREAKFAST R INN HOTEL OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTABLISHMENT ADULT FOOD SERVICE ESTABLISHMENT ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL PLACE OF ASSEMBLY PZ-20-7972_ZC_3231 SW 23 TER 1 6 REC REATIONAL ESTABLISHMENT AMUSEMENT RIDE CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE / UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL � W E R E R 4 4 4 W W W W W W W E E E E E E E R NOTICE Z aubmktat—de .be Idled tar a pub- hearing �aotd—wi omennes set torah in the cityo Mlaml m, The applm kle d&,lon-making bo ywlI "V"the Infmmatlon at the public heaving m render a -mends on ov a final decisi M. i PZ-20-7972 \�\ 03/02/21 Table 3: Article 5 T3-O T4-L Building Disposition Lot Coverage 50% max. first floor 60% max. Floor Lot Ratio (FLR) N/A N/A Frontage at front setback N/A 50% min. Density 18 DU/AC 36 DU/AC Setbacks Principal Front 20 feet min. 10 feet min. Secondary Front 10 feet min. 10 feet min. Side 5 feet min. 20% Lot Width total min. 0 feet or 5 feet min. Abutting a Setback Rear 20 feet min. 20 feet min. Building Height PZ-20-7972_ZC_3231 SW 23 TER 1 7 Min. HeightIN/A/A Max. Heiaht 2 stories and 25 ft. to eave max NEIGHBORHOOD CONTEXT PHOTOS: Nh 3 stories and FW s.LU94p� NOTICE mim s�bn,mai needs b be soh Wd b,a pbkh—1,g in ceo,d—whh hmellnea eH iodh In the City & Mlami CWe. The appkwde tlzbn-making body wilt reukw Meintrnm -at the pubkc hearing to rendera reco —d�on o,a nnM d-W.,. 4��PZ-20-7972 / ' 03/02/21 .// Planning Department staff conducted a site visit in January 2021. Staff walked around SW 23 Ter, SW 23 St, SW 22 St, SW 32 Ave, and SW 34 Ave. Staff observed a stable residential neighborhood with many duplex residential units either currently under construction, under remodeling, or recently completed remodeling. Most dwelling units had cars parked in front, indicating most dwelling units were occupied. Traffic felt above moderate on SW 32 Ave, however, it is important to note this avenue only has two lanes, one in each direction, which may exacerbate the perception of heavy traffic. It is also worth mentioning staff waited for vehicles to dissipate before taking photos. The photos below were taken from the site visit. Looking north at the Property (right building) from SW 23 Ter.The duplex abutting the Property to the west is under construction. Condos can be seen in the distance to the north These condos front SW 22 St. Looking south on SW 23 Ter directly across the street from the Property you can see duplexes. The sidewalk stops at the fence of the white duplex on the left and does not continue west for the remainder of SW 23 Ter. Looking west from in front of the Proeprty on SW 23 Ter. Looking east on SW 23 Ter from about 500' west of the Occupied duplexes are seen fronting the terrace. A toy car can Property. The sidewalk can be seen on both sides of the be seen outside indicating a family with children lives here. terrace. PZ-20-7972_ZC_3231 SW 23 TER 1 8 Looking southwest across the street from the Property. A new duplex is under construction to the right, and a residential unit to the left has been renovated recently. Looking northeast along SW 32 Ave from the southwest side of the intersection with SW 23 Ter. A laundromat (blue) is seen on the corner. Despite its appearance it's open for business. A liquor store, convenience store, and bar line the avenue. An office with Terrabank signage and condos can be seen in the distance. These larger buildings front SW 22 St. Looking south from SW 23 St at the event venue abutting the Property. Looking south at the parcel abutting the Property to the north on SW 23 St. The abutting parcel is an occupied duplex with fencing enclosing the land. CRITERIA FOR REZONING: Looking west on SW 23 Ter towards SW on the left with the fence on wall abuts the is an event venue with parking lots enclose hh J ♦.t r,'p lyv NOTICE Th'ssubmlttel needs tc to e,hetl and to s public nearing word— wnn nn,ennes set ronh in the city m M—C— Re applied, de i,bn-making body wilt r,v-the ih}o &,d at the public nearing to renders menaticn or a Bode decivcn. v K PZ-20-7972 Looking east at SW 23 Ter beyond SW 32 Ave. More duplex residential lines both sides of the street. The posted speed limit is 25 MPH on the terrace. While not visible in the photos, traffic along SW 32 Ave was moderate during the site visit. Looking north on SW 23 St from the parcel abutting the Subject Property to the north. Another new duplex is under construction. A condo building fronting SW 22 St can be seen in the background. r Looking northwest along SW 23 St. Duplexes line the street and more condo buildings can be seen in the distance. These condos also front SW 22 St. 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. In the recommendation, staff must show that it considered and studied the request with regard to the three criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staff's findings are provided below. PZ-20-7972_ZC_3231 SW 23 TER 1 9 � hti NOTICE mid sobmMa[ needs b. a`Ze ied wr a pbk ne:rin9 u°r0—wph tirn 1h. Set forth in the City °f Criteria 1 7.1.2.8 (t)(1)(a) "The relationship of the proposed amendment to t mi-C=The s�F� hr deols n-ma king body will n.,_the rnr°m ,, at the p,bh, nearing t, render and policies of the Comprehensive Plan, with appropriate co re�onanend.n nra enat ae°id°n PZ-20-7972 whether the proposed change will further the goals, objective 03/02/21 the Comprehensive Plan; the Miami 21 Code; and other city regulati + Analysis of The request to rezone from T3-0 to T4-L is inconsistent with the Property's existing Criteria 1 Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from Duplex Residential to Low Density Restricted Commercial under ePlan File ID No. PZ-20-7970. The Property is located in an established residential neighborhood. In fact, the Property is surrounded by T3-0 Zoning Transects and Duplex Residential Future Land Use designations (FLU) to the south and west. Earlier in this report, maps show the Property is situated along the highly residential terrace rather than the commercial avenue. A site visit conducted by Planning Department staff observed a mostly occupied duplex residential neighborhood along SW 23 Ter and SW 23 St between SW 32 Ave and SW 34 Ave. Staff saw multiple duplexes either under construction, under remodel, or recently remodeled, indicating property owners maintain their land and the neighborhood is stable. The increased density and new uses allowed either by right or entitlement, as explained in the analysis section of this report, with a T4-L Zoning Transect has the potential to create adverse impacts on the residential neighborhood, which is inconsistent with Policy LU-1.6.9 of the MCNP. The Applicant states in their Letter of Intent, that rezoning the land from T3-0 to T4- L and amending the FLU from Duplex Residential to Low Density Restricted Commercial would enhance the buffer between the T3-0 uses immediately to the west and the T6-8-0 uses along SW 32 Ave. The Applicant cited this to support Goal LU-1 of the MCNP by providing a "transitional buffer" between Duplex Residential and Restricted Commercial along SW 32 Ave. During a site visit, Planning Department staff found that the existing T4-L between the T6-8-0 and T3-0 parcels meets the requirement for providing a transition between uses, densities, and intensities and granting the rezone would result in an encroachment of more uses, higher density and intensity into the residential neighborhood along SW 23 Ter. Finding 1 Pursuant to Article 7, Section 7.1.28 (f)(1)(a) of Miami 21 Code, the request to rezone is inconsistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code. Criteria 2 7.1.2.8 (0(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 of Under the former City of Miami Zoning Ordinance 11000, the Property along with the Criteria 2 properties to the south and west were zoned "R-2" Two -Family Residential, which is similar to the Miami 21 T3-0 Transect Zones (18 DU/AC). The properties along SW 32 AV were zoned "C-1" Restricted Commercial which is similar to the Miami 21 T6- L and T6-0 (150 DU/AC). The three parcels to the north and east of the Property PZ-20-7972_ZC_3231 SW 23 TER 1 10 st "'N lyvC)TICEwere designated "R-2" with the SD-12Buffer Overlay District, whm-lin,°�°�'inth,Ct JL�n pbk y&Nhtlmel h. eti,fthdtn, n the City ofappU.de between the "C-1" district to the east along SW 32 AV and tI°a""ep°b°`°`e'i°9'°re°°e'®entlatgna tl.W.n-making bWy W1area aMa!—iig°n.residential neighborhood to the west. Under the SD-12 Overlay-20-7972lots that shared a common lot line with commercial, office, or Ind3/02/21could be developed with the underlying residential use or as parking lo. ' with the adjoining nonresidential property. With the adoption of the Miami 21 Code, this area was rezoned to generally match the corresponding Miami 21 Transect Zones (the properties designated "R-2" were zoned '73-0" Sub -Urban Zone - Open and the properties designated "C-1" were zoned "T6-8-0"); however, the three parcels with the SD-12 Buffer Overlay were zoned "74-L" General Urban Zone - Limited. The change to T4-L for the three eastern parcels provided for a transitional zoning designation in conformance with the goals of the Miami 21 Code. The zoning under the former 11000 Code and existing Miami 21 Code are shown in the maps below. Former 11000 Zoning Code PZ-20-7972_ZC_3231 SW 23 TER 1 11 Existing Miami 21 Code In the past five years, there have been two approved changes in zoning one block north of the Property. Ordinance NO. 13522: On May 28, 2015, City Commission, with a recommendation of approval from the Planning Department and the Planning, Zoning, and Appeals Board (PZAB) approved a change from T3-0 to T4-R for the property located at 3231 SW 23 ST. The result was consistent buffer of T4 on either side of SW 23 ST. • Ordinance 13756: On March 22, 2018, the City Commission subsequently approved a rezoning from T3-0 to T4-R for the property directly to the west of the first rezoning located at 3245 SW 23 ST. It should be noted that the Planning Department did not recommend approval of the requested change as it constituted a further encroachment of the T4-R Transect Zone in the T3-0 neighborhood. Apart from the aforementioned rezonings, there have been no other changes to the zoning boundaries that were established with the adoption of the Miami 21 Code. PZ-20-7972_ZC_3231 SW 23 TER 1 12 _12e'Op',, • hh J NOTICE e,bn,n�l—d—de Iheawee w, a P�bk hearing ,d— win an,ann1 set ronh I th, Citym Mlami CWe, The apPllu Lie beclslon-making bwy wilt renew the Inbnnation at the Pubkc hearing to render e rxomrnendation or a final d"Im.n. 3245 SW 23 ST PZ 20 7972 (Ord. 13756) 3231 SW 23 ST 03/02/21 F(Ord.13522) • T7-0 T4-L I Ordinances 13522 and 13756 Beyond zoning boundary changes, the Applicant stated the use of the Property would be an open space as part of the eastern abutting assemblage with an applicant for a Warrant to build an extended care facility (Community Support Facility under ePlan ID PZ-20-7955). The Applicant has made reference to the Warrant application and no covenant is proffered for the Property. Under the Property's current zoning, T3-0, the owner may demolish the existing duplex and leave the lot vacant to act as open space. Rezoning from T3-0 to T4-L is not necessary to utilize the land as proposed; there is no need for rezoning the land. 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 inconsistent. Criteria 3 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 of Section 7.1.2.8.2. establishes that changes shall occur in succession, in which the Criteria 3 zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. Although the request to rezone from T3-0 to T4-L is successional pursuant to Article 7, Section 7.1.2.8.a.3. of Miami 21 and would "provide for a more uniform and cohesive buffer between the residential neighborhood to the east and the commercial uses to the east," as stated in the Applicant's letter of intent, the proposed change represents the further encroachment of the T4-L Transect Zone within an established T3 neighborhood. PZ-20-7972_ZC_3231 SW 23 TER 1 13 _tize'o+'.y "�- Fti -,N t� NOTICE As discussed above, there have been few changes to the Transe TM'°s°bm�alneebs,°�=`"ed°�tl h' °`ryo" In areortl 77 Mti —Li— &f°nh in the Ci f Ml—C°tle.7he appk.c ,tle°isi°n-making bWywill immediate area since the adoption of Miami 21. Additionally, a '°'°�a°°na"hep ""°''°°'°re° It mmtentla�on ara final tl¢is°n. many duplex buildings were under construction, remodeling, PZ-20-7972 completed remodeling, indicating the residential neighborhood is 03/02/21 decline or experiencing drastic change, as property owners maintai their land. The proposed zoning change to T4-L would increase the maximum Density allowed from 18 DU/AC to 36 DU/AC and the maximum number of stories from two stories (25 feet to the eave maximum) to three stories (40 feet maximum) By Right. The requested change would expand the number of Residential, Civic, Civic Support, and Educational Uses allowed on the Property as well as introduce the possibility for new, more intense Uses such as Lodging, Commercial, and Office Uses which are currently not permitted in the T3-0 Transect Zone. Collectively, these changes are incompatible with the longstanding development patterns in the neighborhood which are primarily low and medium density residential, and could negatively impact the neighborhood's quality of life by introducing more commercial uses, increased density, and intensity further into the established residential neighborhood. Finding 3 In accordance with Article 7, Section 7.1.2.8 (a)(3) of Miami 21 Code, the request to rezone is consistent with successional requirements. In accordance with Article 7, Section 7.1.2.8 (f)(2) of Miami 21 Code, the request to rezone is inconsistent with the Miami 21 Code. F. NEIGHBORHOOD SERVICES Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the Planning Department has made referrals to the agencies below: • Coral Way Neighborhood Enhancement Team Area • Office of Code Compliance The comments and recommendations from the reviewing departments and agencies have been considered and are reflected in this staff report. G. CONCLUSION Based on Planning staff's analysis of the surrounding context, the Miami 21 Code, the former 11000 Ordinance, and the goals and objectives of Miami 21 and the MCNP, the request to rezone the Property from T3-0 to T4-0 is not justified. There are no conditions that prevent the Property from being designed and built in compliance with the Miami 21 Code. With the exception of two parcels one block north, the neighborhood has not seen an increase in density, intensity, or mix of uses, therefore, the requested change to T4-L would allow the encroachment of additional Height, Density, and Development Capacity that is incompatible with the existing context and the Miami 21 principal of transitional zoning. PZ-20-7972_ZC_3231 SW 23 TER 1 14 Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as arrl aforementioned findings, the Planning Department recommends denial of the rec of zoning from "T3-O" Suburban Transect Zone — Open to "74-L" General Urban — Limited for the Property located at 3231 SW 23 Ter. Digitally signed by Ellis, Ellis, Jacqueline Jacqueline Date: 2021.02.23 12:57:40-OS'00' Jacqueline Ellis Chief of Land Development S f� n�N iVS NOTICE This submi[tel needs b be s,hMtl Wd br s pubic hearing In acco,d— wfh tl Helloes set forth in the City of MlarniCWe. TheappZ de de W.n-making body wilt rewew>re nbnnatlon at the public hearing to render a rcsannnencaticn or a fnai decivon. PZ-20-7972 / 03/02/21 .// PZ-20-7972_ZC_3231 SW 23 TER 1 15 AERIAL ePLAN ID: PZ-20-7972 REZONE t z '-fw SW,24TF N 0 125 250 500 Feet hti f< st U fi 4p� NOTICE mi. s�bmma[d,bbe lhea Wd bra pbkh-1,g ceold—whh hmelln. se forth h the City & Mlami CWe. The appu-de tle W.. making btlywil{ revlewiheinbrtn - d the pubkc hearing to render. rec.—,de ., ora fl aMd-ivon. PZ-20-7972 \�\ 03/02/21 n .],- 9 ADDRESS: 3231 SW 23 TER T4-R MIAMI 21 (EXISTING) E P LAN ID: PZ-20-7972 REZONE SW.22ND -TER SW 23RD ST T4-L I T3-O SW 23RD TER T3-O SW 24TH ST N 0 125 250 500 Feet T6-8-O w a 0 z N M U) hti f< st U fi 4p� NOTICE mi. s�bmmai -es b be lhea Wd bra pbkh-1,g ceold—whh hmelln. se forth h the City & Mlami CWe. The appu-de tle W.. making btlywil{ revlewiheinbrtn - d the pubkc hearing to render. recommentletion or a fl aMd-ivon. PZ-20-7972 03/02/21 ADDRESS: 3231 SW 23 TER T4-R M IAM 121 (PROPOSED) E P LAN ID: PZ-20-7972 REZONE SW.22ND -TER SW 23RD ST T4-L I T4-L SW 23RD TER T3-O -SW 24TH ST N 0 125 250 500 Feet T6-8-O w a 0 z N M U) hti f< st U fi 4p� NOTICE mi. s�bmmai -es b be lhea Wd bra pbkh-1,g ceold—whh hmelln. se forth h the City & Mlami CWe. The appu-de tle W.. making btlywil{ revlewiheinbrtn - d the pubkc hearing to render. recommentletion or a fl aMd-ivon. PZ-20-7972 03/02/21 ADDRESS: 3231 SW 23 TER CNv Op * INBORP ORAIE0 \� 18 9 6 � R PLANNING DEPARTMENT Project Fact Sheeti This document is used to provide a summary for Planning Department related pro Project Name: PZ-20-7972 Project Address: 3231 SW Company Name: Rosa Maria Carreras Primary Contact: James Williams Email: james.williams@hklaw.com Secondary Contact: Email: I" Existing Miami 21 Transect Zone Lead Staff: Elia Sorice, Planner II FW �C s.LU94ps NOTICE Ths submittal need t be h &ied tor xp bk h ahng rds wrmti II set forth th City of M amccoCcde The appl d tl ision king oWy will renawttie ntormali tth p Mich i gt dera recom—dad ., Qr a flnal de, id PZ-20-7972 03/02/21 Principal Division: Land Development Email: esorice@miamigov.com ':1)TFCT _kFSCV,1PTT1 The Applicant seeks to rezone the land at 3231 SW 23 Ter from 73-0" - Sub -urban Transect Zone - Open to 74-L" - General Urban Transect Zone - Open. The Property is approximately 0.15 acres. The Applicant has also applied for an Amendment to the Comprehensive Plan's Future Land Use Map under companion item ePlan ID: PZ-20-7970. The Applicant seeks to amend the Future Land Use (FLU) Designation of the Property from "Duplex Residential" to "Low Density Restricted Commercial." The proposed Zoning Transect and Future Land Use Designations are consistent with each other as they both have a maximum density of 36 dwelling units per acre. Webs Link(s): i4-L Proposed Miami 21 Transect Zone U WDRC 0 City Commission n AIPP Existing Miami 21 Tmnsect Zane Proposed Miami 21 Tmnsect Zone I Transect Zone(s): T3-0 Commissioner District(s): 4 Department of Human Service Neighborhood Service Center(s): Coral Way Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP Revision Date: 02/04/2021