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Home My WebLink AboutAnalysis and Maps.!jv Op P� k IkP/A 11191i 1F IIF R City of Miami Planning Department ANALYSIS FOR REZONE NOTICE min sebmn9al neademb�a�neewee r�ra Rebut nearmy Ne Ci9Y of Miamicoraance wiNtimelincssel --k Cede. The appllca He tlecisinn-making bMy will renew Neinloenatian at the pubM1c M1earing to renaera rcconrcncndadun oral eeci9on. PZ-19_4a fin16 03/22/21 Staff Analysis Report No. PZ-19-4416 Location 2200 SW 27 Avenue, 2222 SW 27 Avenue Folio Number 0141160080010, 0141160080011 Miami 21 Transect '75-0" Urban Center Zone — Open / Coral Way Beautification Master Plan Zone 5 Overlay MCNP Designation Restricted Commercial Commission District District 4 — Manolo Reyes Neighborhood Service Center Coral Way Neighborhood Service Center Planner Elia Sorice, Planner II email: esorice miami ov.com Property Owner 27t" Avenue and Coral Way LLC Project Representative Ben Fernandez, Esq. (bfernandez@brzoninglaw.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21"), as amended, 27' Avenue and Coral Way LLC (the "Applicant") requests a change of zoning from 75-0" Urban Center — Open to '76-8-0" Urban Core Transect — Open, for the properties located at approximately 2200 and 2222 SW 27 Avenue, Miami, Florida (the "Property"). PZ-19-4416_ZC_2200 SW 27 AV I 1 Existing Miami 21 Transect Zone B. RECOMMENDATION T9-0 Proposed Miami 21 Transect Zone Pursuant to Miami 21, Article 7, Section 7.1.2.8, the Planning Department recommends Denial of the requested change of zoning from 75-0" Urban Center Transect — Open to 76-8-0" Urban Core Transect — Open for the properties located at approximately 2200 and 2222 SW 27 Avenue, Miami, Florida based upon the findings in this staff analysis. C. PROJECT DATA Table 1: Surrounding Uses Miami 21 MCNP / Density Existing Use North T5-0 Restricted Commercial General Commercial South T4-0 Restricted Commercial General Commercial East Office/General T5-0 Restricted Commercial Commercial West T5-0 Restricted Commercial Office/General Commercial D. BACKGROUND The Property is located at the intersection of SW 22 Street ("Coral Way") and SW 27 Avenue on the block bound by Coral Way to the north, SW 27 Avenue to the east, SW 22 Terrace to the south, and SW 29 avenue to the west. According to the survey prepared by Longitude Surveyors, the Property comprises two parcels totaling approximately 48,927 square feet (1.12) acres. The Property is located in the Coral Way Neighborhood Service Center area. PZ-19-4416_ZC_2200 SW 27 AV 12 NOTICE The Property is developed with a gas station, constructed in 1956, and a four-sto eat cedm ome h,d e[,d nr ",bJ, e "''a �� "pe°`ro' a`°"°"°era°°b°`n�'"9 constructed in 1973; it is bordered Office and General Commercial Uses along Miami C., Theap1,.r etlecis -making baywill w"e ma,e°,,,;;,,° ,aId ;d.� sera SW 27 Avenue. The Property is in Zone 5 of the Coral Way Beautification Master PZ-19-4416 within the boundary of the Coral Way Established Setback Area. Coral Way is a Cit , 031/22//21 Transit Corridor, well served by several Miami -Dade County Metro Bus route 24 buse of Miami Trolley "Coral Way" route trolleys, and is located just north of the Coconut Metrorail Station Transit Oriented Development ("TOD") area. Subject Property Outlined in Yellow History of the Coral Way and SW 27 Avenue Corridors Under the previous City of Miami Zoning Ordinance 11000, the Property, along with the Coral Way corridor between SW 12 Avenue and SW 37 Avenue, was designated "C-1" Commercial and "O" Office with the SD-23 Overlay District. Similarly, the SW 27 Avenue corridor between Coral Way and S Dixie Highway ("US V) was designated "C-1" Commercial and "O" Office with portions of the north -south corridor subject to the SD-24 Overlay. With the adoption of the Miami 21 Code in 2009, the properties fronting onto the Coral Way corridor were zoned "76-8-0" Urban Core Transect— Open, and the SW 27 Avenue corridor between SW 22 Terrace and US 1 was zoned 75-0" Urban Center Transect— Open. In response PZ-19-4416_ZC_2200 SW 27 AV 13 to feedback from neighbors and neighborhood associations that dates to the M process, the City of Miami Planning Department initiated two rezonings (Ordinan 13191). 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AV HIM MS - (7 1aRLs¢, Ordinance 13191 (July 22, 2010): Existing and Proposed Zoning PZ-19-4416_ZC_2200 SW 27 AV 1 6 NOTICE COVENANT: Th=spbmtlta neetiv to b sch,dWetl fora p,bR, hearing Miamivnraanve wim timelines s� term n the city m Ccde. The apph.H, decision -making body M11 %'0322/21 e pubic hearingThe Applicant submitted a draft Declaration of Restrictive Covenant ("Covenant") aZ-19-4416 20-1051 with the City Attorney's office. The Covenant voluntarily proffers t response to Planning's review of the request: • • Prior to the issuance of a new certificate of occupancy, the Owner shall contribute $100,000 to the City of Miami to fund the design and construction of two Speed Tables along SW 2211 Terrace in the area west of the Property. The Covenant was referred to the Department of Resilience and Public Works Transportation Division for comments. The Department of Resilience and Public Works Transportation Division does not support the proposed Covenant given there is no project and associated traffic study on file that deems speed tables appropriate in this location. Furthermore, the installment of any traffic calming measures requires approval from Miami Dade County pursuant to an interlocal agreement between the County and City of Miami. The Planning Department also requested that the timing of any contribution be required at time of Temporary Certificate of Occupancy (TCO) and prior to issuance of a new Certificate of Occupancy (CO). 014►yi[sir]:7_1 :J:I 114 The Property is part of the US Census Block 120860070011. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the block group is $49,423, which is above the median household income for Miami ($39,049) and that for Miami -Dade County ($51,347). The Census Block Group in which the Property is located has a total of 944 households with a total of 1,047 housing units. The percentage of families living in poverty in this Block Group is 2.19 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 54.56 percent of households in the subject Block Group rented their homes, which is less than the Block Group to the south, but greater than the surrounding Block Groups to the north, east and west. The median rent for a unit in the Block Group is $1,755, which is consistent with the median rents in the surrounding area. Table 2: Collected Census Data — 2010 Census Block Group: 120860070011 Topic Data' Number of Households 944 Number of Housing Units 1,047 Median Household Income $49,423 Percent of Families under the Poverty Line 2.19% Percent of Households that rent 54.56% Median Rent $1,755 33.57% Rental cost burdened 1. Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community Survey was compiled for this report. PZ-19-4416_ZC_2200 SW 27 AV 17 NOTICE E. ANALYSIS Th=,pbmnt,�z, d, bmhed,M f,, p,bR, hearing rc°raan�— bv— set r°nn in the city m Mleml C°be. The epph,H, dmisi°n-making body M11 reWewtle lnbrmatl°n M- pubb. hearing t. rentlera The Rezoning,as proposed, has been analyzed for conformance with the Miami rcwmncrafinaldeci°° p p y PZ-19-19-4416 Neighborhood Plan, the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinan 03/22/21 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 "Restricted Commercial" which allows a maximum Density of 150 DU/AC and has the most flexible allowance of uses. Per the Correspondence Table - Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from T5-0 to T6-8-0 is consistent with the Property's existing future land use ("FLU") designation, as such, a companion FLUM Amendment is not required. MIAMI 21 CODE: The Property is zoned "75-0" Urban Center Transect - Open, as described above. Excerpts from Article 4, Table 3 and Article 5 of the Miami 21 Code highlight the allowed Uses and development standards that would change as a result of the proposed rezoning. As exhibited below, changes to the allowed Uses and processes with the change to T6-8-0 would be minimal with the exception of Amusement Rides and Regional Activity complexes. Similarly, the T5 and T6 Transect Zones share development standards such as Setbacks, Lot coverage, and Frontage requirements, as shown in Table 4: Illustrations 5.5 and 5.6. The Primary difference between the existing and proposed zoning is the Density and Height of the T6-8-0 Transect Zone which permits up to 150 DU/AC, and a maximum Height of eight stories By Right. Developments in the T6-8-0 Transect Zone may seek an additional four stories of Bonus Height through the Public Benefits Program for a maximum height of 12 stories, pursuant to Article 3, Section 3.14 of Miami 21. Table 3: Excerpt of Article 4, Table 3 Commercial T5-0 T6-8-0 Amusement Ride E Civic T5-0 T6-8-0 Re ional Activity Complex E Table 4: Illustrations 5.5 and 5.6 T5-0 T6-8-0 Building Disposition Lot Coverage 80% max. 80% max. Floor Lot Ratio (FLR) N/A 5 / 25% Frontage at front setback 70% min. 70% min. Density 65 DU/AC 150 DU/AC PZ-19-4416_ZC_2200 SW 27 AV 18 lt.�# NOTICE Max. residential Approx. 72 units msubmntal neetic m be e Approx. 16 �olJvnmw time) ��++ units Mlaml Cotle. The epph.r reNewlbe Inbrmatlon al tl recommentlatior PZ-19 Setbacks 03/2 10 feet min., 20 feet a Principal Front 10 feet min. story Secondary Front 10 feet min. 10 feet min., 20 feet above 8m story Side 0 feet min. 0 feet min., 30 feet above 8th story 0 feet min. 0 feet min., 30 feet above 8th Rear story Abutting Side or 0 feet min. 1ht through 5hh Story, 10 ft. min 6 through 8 Story, Rear T5 30 feet min. above 8th Story Building Height Min. Height 2 stories 2 stories Max. Height 5 stories 8 stories Max. Benefit 1 Story abutting D1 4 stories abutting all transect Height zones except T3 CRITERIA FOR REZONING: :h.duM fora pu bk hearing ee s0 -h In the Dly of dmi,i -making botly M11 or a fins l tleclson. -4416 2/21 /A. 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. Criteria 1 7.1.2.8 (0(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 of The requested change of zoning from T5-0 to T6-8-0 is consistent with the Criteria 1 Property's existing future land use of Restricted Commercial; as such, a companion FLUM Amendment is not required. The Property is located along a City -designated Transit Corridor and just north of the Coconut Grove Metrorail Station TOD area, as described above. The request to rezone from T5-0 to T6-8-0 is consistent with Land Use Policy LU-1.1.7 which seeks to establish land development regulations and policies that "will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of PZ-19-4416_ZC_2200 SW 27 AV 19 1 Ad r/1 nR a Awl NOTICE transportation modes, including pedestrianism, bicycle, auto ThL,pbm�al""tl` b-in, df,� I'°b°`iy& Inazcortlance d, i timell h—kdp , In the Ci of Mlaml Cote. The appllreblemng breotlnytl 11 n,atpbc 1-11g1otransit." r a final tlec'von. PZ-19-4416 Based on the Applicant's intent to develop the Property with "neigh . 03i22i21 uses and needed multi -family residential housing opportunities" in clo places of employment and shopping, a change in zoning from T5-O to T6- needed to fulfill the above MCNP policy nor Policy LU-1.3.15 which is referenced in their letter of intent: "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." The requested change from T5-0 to T6-8-0 would result in minimal changes to the range of Uses permitted as the T5-0 Transect Zone already permits a broad range of Residential, Commercial and Office development; therefore, the change would simply allow additional Density, Height, and development capacity. Furthermore, the requested change does not conform to Miami 21 guiding principles Section 2.1.2.a.2 which aims to create a harmonious relationship "between low Density Residential neighborhoods and adjacent Commercial Corridors with appropriate transitions of Density and Height following the theory of the Transect." Finding 1 Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the request to rezone is inconsistent with the goals, objectives, and policies of the Comprehensive Plan and guiding principles of the 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 As stated above, the requested change from T5-0 to T6-8-0 would result in minimal Criteria 2 changes to the range of Uses permitted as the T5-0 Transect Zone already permits a broad range of Residential, Commercial and Office development; therefore, the change would simply allow additional Density, Height, and development capacity. Furthermore, a review the Miami 21 Zoning Atlas reveals that here have been no changes to the Transect boundaries that were established with the adoption of Miami 21 and the aforementioned changes to the Coral Way and SW 27 Avenue corridors with the exception of a rezoning from T4-R to T5-0 for a portion of the property located directly to the west at 2750 SW 22 ST, pursuant to Ordinance 13418. Two additional changes from T4-R to T4-L were approved along SW 22 TER between SW 22 AV and SW 37 AV pursuant to Ordinance 13489 and Ordinance 13683. These rezones do not did not result in an increase in Density or Height, nor changed the east -west boundary that was established between the T5 properties along Coral Way and the T4 Transect to the south with the adoption of Miami 21. 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. PZ-19-4416_ZC_2200 SW 27 AV 1 10 �tnR a NOTICE Thl s submittal needs b be schetluletl for, p,bR, hearing Criteria 3 Section 7.1.2.8 (f)(2) A change may be made only to the nex I1-Man1I&tJIlin &fohhn - Ells& Miami Cetle. The apph,,U, dekiln ,iking botly M11 reNewIt-1to rcntlera Zone or y a Special Area an, an in manner which mamtai Neiat th er�arnrnEnb�tlpnrapub�ic hearingnlge�>;an. Miami 21 Code to preserve Neighborhoods and to provide transitio PZ-19-4416 Building Height. " 03/22/21 Analysis of Section 7.1.2.8.2. establishes that changes shall occur in succession, • 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 T5-0 to T6-8- 0 is successional pursuant to Article 7, Section 7.1.2.8.a.3. of Miami 21, the proposed change represents the encroachment of the T6-8-0 Transect Zone along a well -established T5 corridor. The proposed zoning change from T5-0 to T6-8-0 increases the maximum Density allowed from 65 DU/AC to 150 DU/AC and the maximum number of stories from five to eight By Right, with an additional four stories by participating in the public benefits program of Article 3, Section 3.14. While the area to east and west of the Property is largely a mix of Commercial and Office uses, and the Property is one of few along Coral Way that does not directly abut the T3 Transect, the Coral Way corridor was intentionally down -zoned to T5-0 to protect the well -established T3 neighborhoods to the north and south from incompatible Density, intensity, and Height, as discussed in the Background section of this report. The applicant's request is a rezoning of only the southwest portion of this intersection to T6-8-0. This rezoning of only this corner results in an irregular zoning boundary along the south side of Coral Way that does not fully comply with the transitions sought by Miami 21. 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. CONCLUSION Although the Property is near of a variety of transit options, there have been limited changes to the zoning boundaries along Coral Way and SW 27 AV since the adoption of Miami 21 and their subsequent down -zoning. The recent development cited in the Applicant's analysis and letter of intent were developed under the former 11000 Zoning Code which allowed a higher development intensity than the existing Miami 21 Zoning. While there are some merits to this application, a standalone rezone request as proposed by the Applicant, rezone results in an irregular zoning boundary that is incompatible with the Miami 21 principal of transitional zoning. Staff believes that a study of the entire neighborhood may be warranted to analyze if rezoning of the Coral Way corridor is appropriate. PZ-19-4416_ZC_2200 SW 27 AV 1 11 G. RECOMMENDATION /I NOTICE This submRtai needy to be scheduled for a public hearing cordance with fimelincs sel fobh in the Cih of Miamed i Ce. The apph. H, decision-r king body will renew Ne nbrrn— at the pu- M1e -, to render a recommendation or ",a decison. PZ-19-4416 Based on Planning staffs analysis of the surrounding context, the Miami 21 Cod%,03/22/21 11000 Ordinance, and the goals and objectives of Miami 21 and the MCNP, the requefrom T5-O to T6-8-O is not justified. There are no conditions that prevent the Propert designed and built in compliance with the T5 development standards of the Miami 21 Code. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning Department recommends denial of the requested change of zoning from 75-0" Urban Center Transect Zone — Open to 76-8-0" Urban Core Transect Zone — Open for the properties located at approximately 2200 and 2222 SW 27 Avenue, Miami, Florida. The Applicant has voluntarily proffered a declaration of restrictive covenant that would require a $100,000 contribution to the City of Miami to fund the design and construction of two Speed Tables along SW 22nd Terrace in the area west of the Property. The Planning Department, in consultation with the Department of Resilience and Public Works Transportation Division, has expressed concerns over the validity of the proposed covenant. The covenant was not considered in staff's recommendation of the proposed rezone. s Digitally signed by Ellis, Jacqueline Jacqueline Ellis, Chief Jacqueline Date:2021.03.19 Land Development 17:17:12-04'00' PZ-19-4416_ZC_2200 SW 27 AV 1 12 iy�+t AERIAL AW1�t R ePLAN ID: PZ-19-4416 NOTICE This submittal neetls ro be sin,a a,etl for a pebUo hearing REZONEy of ieaero.danez.poll.K.d—itn—ki goody Miami the in The appllraHe tlecision-mring t hotly will rewewtlie infprm and at the puMlc hearing to render a recommentlatlon orefinal tleci9on _ PZ-19-4416 03/22/21 L �� M 1� • SW 21 ST TER Ed mmmaws �— - L3 SW 21 ST-TER� . r• , SW 22ND ST 1,1 lL Ilik • i. :" -- � - .,_ _ . ,ram � ��.• --- -- _ -_. _ � : i Z] .' �: � 11 b 1a_s , , � "e � e�i � iu•I -ir,a �I V'IIII�_ ,. SW 22ND TER �+ 41 — i SW 23RD1ST 10 SVV 3RD STit ** �! e f - -►► j] �.rr ems' ■ L1t ,� _ 1 f.. . � •a a �1 _ 4_ 1 �-�i Q,. � till ] 'O4,p. r N ADDRESSES: 2200 SW 27 AVE & 2222 SW 27 AVE 0 125 250 500 Feet SUBJECT PROPERTIES T3-0 SW 21 ST-TE T4-R SW22ND- =0 M IAM 121 (EXISTING) ePLAN ID: PZ-19-4416 REZONE T6-8-0 -SW 22ND ST T3-0 11 T4-0 1.1 SW 23RD S T3-0 N 0 125 250 500 Feet T4-0 at rI R a C: NOTICE Thla aabmMainretic to be acM1etlu led br a public M1mring ccokance wAM1 tlmellnesaet fortM1 Iry the ❑ty M Mlaml Cotle. The appliwMe dsiaion-maltlng botlywllt rexew Meinfirmation al iM1e public Aearirg to rentlera recommendation or a final Exidon. PZ-19-4416 1\\ 03/22/21 T�J SW 21 ST-TE R T3 � T T4-O 3-R E SW 23RD ST- T4-0 T3-R ADDRESSES: 2200 SW 27 AVE & 2222 SW 27 AVE SUBJECT PROPERTIES N ADDRESSES 2200 SW 27AVE & 2222 SW 27 AVE 0 125 250 500 Feet SUBJECT PROPERTIES Gt�Y �, P �1 �w 1� PLANNING DEPARTMENT INCRRB 96ATER i�, P r o e c t Fact Sheet ?A 0 R R , This document is used to provide a summary for Planning Department rel PROJECT INFORMATION PLANNING Project Name: PZ-19-4416 1 1 Lead Staff: Elia Sorice, Planner II Project Address: 2200 SW 27 and 2222 SW 27 Ave L Company Name: 27th Avenue and Coral Way LLC Primary Contact: Ben Fernandez, Esq. Email: bfernandez@brzoninglaw.com Secondary Contact: Not Applicable Email: Not Applicable The Applicant submitted a draft Declaration of Restrictive Covenant ("Covenant") as Matter Id No. 20-1051 with the City Attorney's office. The Covenant voluntarily proffers : 1. Prior to the issuance of a new certificate of occupancy, the Owner shall contribute $100,000 to the City of Miami to fund the design and construction of two Speed Tables along SW 22nd Terrace in the area west of the Property. r AERIAL 'PLAN ID'. PZ-t&4415 I. <„R a NOTICE Thls sub nt tl t be h d leef pu bk he ,,g a ab em l' M nb n-Elly & Mleml CW,. ppIi,a ,d king boyxtlll reWew tbl b ati not tb p bbM1 ing to renaera ttm dA.n or a fins l aeci— PZ-19-4416 k\, 03/22/21 /J( Principal Division: Land Development Email: jellis@miamigov.com PR07ECT R R The applicant requests a change of zoning from "75-0" Urban Center - Open to "76-8-0" Urban Core Transect - Open, for the properties located at 2200 and 2222 SW 27 Avenue, Miami, Florida. The difference between the existing and proposed zoning is the Density and Height of the T6-8-0 Transect Zone which permits up to 150 DU/AC, and a maximum Height of eight stories By Right. Developments in the T6-8-0 Transect Zone may seek an additional four stories of Bonus Height through the Public Benefits Program for a maximum height of 12 stories, pursuant to Article 3, Section 3.14 of Miami 21. Webs Link(s): 0 HEPB ❑ WDRC Q✓ PZAB ❑✓ City Commission 0 UDRB 0 AIPP Transect Zon Commissioner District(s): Department of Human Service Neighborhood Service Center(s): Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP Revision Date: 02/0412021