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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 - NOTICE Thls s�hminal neeas m be eIheaelee mr a p�ben hearing In accoreanm wkh timelines set forth in the City M Mlami Cotle. The appllcade tleci-n-making bWy will reWew the kInnam atthe pubkc hearingt. n,ntlera recommentlatlon or a final tleclaon. PZ-23-15987 02/22/23 Z' 1{" City of Miami # g IA°IN °aoR e[fY Planning De artmek, ANALYSIS FOR REZONE Staff Analysis Report No. PZ-23-15987 Location 3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452, 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street Folio Number 041210120630 Miami 21 Transect 73-R" Sub -Urban Transect Zone — Restricted and 75-0" Urban Center Transect Zone — Open MCNP Designation Single Family Residential/ "Medium Density Restricted Commercial" Commission District District 2 Commission District Office Coconut Grove Planner Sevanne Steiner, Assistant Director Property Owner Christ Episcopal Church Project Representative City of Miami Planning Department tannin miami ov.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the City of Miami (the "Applicant") requests a change in the zoning classification from 73-R" Sub - Urban Transect Zone — Restricted with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay to 74-0" General Urban Transect Zone -Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the properties generally located at 3475, 3479, and 3481 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452, 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street and a Change in the zoning classification from 73-R" General Urban Transect Zone — Restricted and 75-0" Urban Center Transect Zone — Open to 74-0" General Urban Transect Zone - Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3449 Hibiscus Street. RECOMMENDATION PZ-23-15987— Page 1 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 411y!are� NOTICE mie eobmidal needs m --headed mr a pbk healing In accordance wM1h hmellnee set forth in the City & Miami CWe. The appliwd, decision-rnaXing bWy will rewewthe inbrmadon at the pubdc hearing to render e recommendation nr a final deciaon. PZ-23-15987 / �Av 02/22/23 /f Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the request based upon the facts and findings in this staff report. B. BACKGROUND The Property is located in the Village West Island and Charles Avenue Neighborhood Conservation District (NCD-2). The precursor for the NCD-2, the "SD-26 Coconut Grove Market Overlay District," was established by Ordinance No.12324 by amending the prior City of Miami Zoning Ordinance, Ordinance No. 11000 ("Ordinance No. 11000"). On September 25, 2003, the City Commission adopted Ordinance No. 12417 rescinding Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No. 11000 to establish the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District". On January 27, 2005, the City Commission adopted Ordinance No. 12651 amending Article 6 to add Section 626, titled "Village West Island Special Overlay District," and to repeal the NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District and further amending Article 8 to create Section 802, titled "Charles Avenue Neighborhood Conservation Overlay District". On April 23, 2020, the Miami City Commission, per City Commission Resolution No. R-20- 0131, found that the West Grove has been plagued by economic blight. Pursuant to City Commission directive on September 10, 2020, the City of Miami, working with a consultant, completed a report to identify future housing opportunities within the West Grove community, titled "West Grove Affordable Housing Blueprint." At the October 13, 2022 City Commission meeting, the City Commission directed the City Manager and the City Attorney to take any and all actions to improve affordable housing within the Little Bahamas area of the City of Miami. Appendix A.2 of the Miami 21 Code contains the Neighborhood Conservation District regulations, titled "Village West Island District and Charles Avenue" ("NCD-2"). The intent of the NCD-2 is to identify and recognize areas in Coconut Grove that are historically significant; to promote gateways, gathering places, and activities corresponding to its culture and heritage; to compliment the character of the entire community and promote the history of the Island District; and to promote its successful revitalization and restoration. Pursuant to Appendix A.2.2 of the Miami 21 Code: Village West Island District is of special and substantial public interest due to the unique role of Grand Avenue and Douglas Road as the "Main Streets" for the surrounding Village West Island District Community and the unique Caribbean and Bahamian character and heritage PZ-23-15987— Page 2 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5c44817144 NOTICE This submittal needs b be scheduled ton a public h—ing In—nbance whh timelines set forth in the City M M., Cotle. The applicad, beci-n-making bdywill reWew the inbnnatbn at the public hearing to n,nde, a recommendation or a final tleciaon. PZ-23-15987 / w 02/22/23 /f of the Village West Island District in general. On Charles Avenue this NCD-2 will help define the uses and designs of buildings and help maintain the scale and character of the existing neighborhood. Both Village Island West and Charles Avenue illustrate the incomparable legacy of the African -American community to the City of Miami. The intent of NCD-2 is to identify and recognize this historical significance; to promote gateways, gathering places and activities corresponding to its culture and heritage; to compliment the character of the entire community and promote the history of the Island District, and to promote its successful revitalization and restoration. Charles Avenue (originally Evangelist Street) has historically housed some of the original Bahamian settlements within the Village West Island District that occupies the neighborhoods around the intersection of Douglas Road and Grand Avenue. This street has been degraded through demolition, abandonment and redevelopment and thereby diminishing the historic integrity to become a historic district, however, it is of special and substantial public interest due to its historic identity and remaining historic structures. This designation will encourage appropriate infill to preserve the context of historic sites on Charles Avenue, including: the Mariah Brown House, home of the first Bahamian settler, the Historic Black Cemetery, the E.F. Stirrup House, home of the first black doctor, historical churches, and several other historic homes. The Property consists of 14 parcels totaling approximately 2.24 acres (97,752 square feet.) AT M111011 Figure: Aerial PZ-23-15987— Page 3 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5c44817144 `11Y f1R'� NOTICE ThI,.0 bfnitlaln d, b te•ach.&o d b,. public hexhng In accond—wM1h hmelln. se frrtih in the City & Miami CWe. The appU.de b.1—n- naXing bWywil rewewihe inbrmatiran at the pubec hearing to rentler e nxommend.., nr z final tleciaon. PZ-23-15987 02/22/23 • C. ANALYSIS The Applicant is requesting a change in the zoning classification from 73-R" Sub -Urban Transect Zone — Restricted to 74-0" General Urban Transect Zone — Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the properties generally located at 3475, 3479, And 3481 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street and a change in the zoning classification from 73-R" General Urban Transect Zone — Restricted and 75-0" Urban Center Transect Zone — Open to 74-0" General Urban Transect Zone - Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3449 Hibiscus Street. Figure: Existing Miami 21 Zoning THOMASA) 3 Figure: Proposed Miami 21 Zoning PZ-23-15987— Page 4 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 411y!are� NOTICE mie eobmidal needs m —Ih.&dmra pbk healing In accordance wM1h hmellnee set forth in the City & Miami CWe. The appliwde dz-n- naXing bWy will rewewthe inbrmadon at the pubdc hearing to render e recommendation nr a final d-id., PZ-23-15987 / �Av 02/22/23 /f Per the Correspondence Table — Zoning and Comprehensive Plan of the Miami Comprehensive Neighborhood Plan (MCNP), the requested change of zoning is not consistent with the current MCNP designation of "Single Family Residential" for the properties generally located at 3475, 3479, And 3481 Hibiscus Street, 3475, 3447, 3435, and 3401 William Avenue and has requested a change of land use to "Medium Density Restricted Commercial" and "Single Family Residential" / "Medium Density Restricted Commercial" for the properties generally located at, 3452 3440, 3430, and 3460 Thomas Avenue, and 3456 Elizabeth Street and has requested a change of land use to "Medium Density Restricted Commercial" The Applicant has submitted a FLUM Amendment to change the land use designation and is concurrently reviewed under PZ- 23-15991. a IIIIIIII Him Figure: Existing Future Land Use Map Figure: Proposed Future Land Use Map Designation Designation Criteria 1 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 1 Policy LU-1.1.1 The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; 2 the adverse impacts of future land uses in adjacent areas PZ-23-15987— Page 5 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 411y!are� NOTICE mie eobmidal needs m —Ih.&dmra pbk heahng In accond—wM1h hmellnee set forth in the City & Miami CWe. The appliwh, bec—n-rnaXing bWy will rewewthe inbrmation at the pubec hearing to n,nde, e recommendation nr a final d-in., PZ-23-15987 �Av 02/22/23 that disrupt or degrade public health and safety, or natural or man- made amenities; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations. Policy LU-1.1.7: Land development regulations and policies 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 transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. Policy LU-1.6.9: The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The proposed change from 73-R" to 74-0" would create a buffer from lower intensity 73-0" zones and the higher intensity 75-R" zones. Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Criteria 1 Code, the requested change from 73-R" to 74-0" is consistent. Criteria 2 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 for On April 23, 2020, the City Commission adopted Resolution No. R-20- Criteria 2 0131, which found that the West Grove has been plagued by economic blight. Economic blight is a negatively changing condition. Changes from 73-R" to 74-0" could alleviate the conditions of blight while supporting the intentions of maintaining the distinct character and heritage of Village West Island District. Finding In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Criteria 2 Code, the requested change in zoning is consistent. PZ-23-15987— Page 6 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 411y!are� NOTICE mie eobmidal needs b --headed br a pbk healing In accordance wM1h hmellnee set forth in the City & Miami CWe. The appliwde dz-n- naXing bWy will rewewthe inbrmadon at the pubc hearing to render e recommendation nr a final d-id., PZ-23-15987 / �Av 02/22/23 /f 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 Section 7.1.2.8 (a) establishes that changes shall occur in succession, Criteria 3 in which the 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. The proposed zoning changes are consistent with the successional zoning change requirements stated in the table in Section 7.1.2.8 (a)(3). The proposed zoning change from "73-0" to "74-0" are successional changes to a higher or lesser tansect zone. Additionally, the existing zoning pattern of "73-0" adjacent to "75-0" does not have a buffer of higher and lower intensities. Introducing "74- 0" would create a transition in intensity and height between "73-0" and "75-R", consistent with the Miami 21 principal of transitional zoning. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the Criteria 3 requested change from "T3-R" to "74-0" is consistent. D. CONCLUSION Staff finds that the proposed request is consistent with the Rezoning Criteria Article 7, Section 7.1.2.8.f. of the Miami 21 Code. Staff recommends Approval of the requested rezone. DocuSigned by: F�5��634SF... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: �v�FrorsoFZFdAa Sevanne Steiner CNU-A, Interim Chief of Land Development PZ-23-15987— Page 7 AERIAL EPLAN ID: PZ-23-15987 REZONE ADDRESSES: 3454 & 3456 ELIZABETH ST; 3449, 3475, 3479, & 3481 HIBISCUS ST, 3430, 3440, 3452, 3454, & 3460 THCMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV 125 250 500 Feet C p'N yV NOTICE Thissabmitfal need—tx.hedai d far a pobLc hearing cord,,,, with tlm,li,es set f,nh in the City of Miami Ccde. The applicade dxision--king bodywill renewN infoi —, at the pub4c hearing to render, recommentlatlon ar a final decig- PZ-23-15987 02/22/23 M IAM 121 ATLAS (EXISTING) EPLAN ID: PZ-23-1 5987 NOTICE Thi�l—d haled b, a pobLc he ing a wh de h n i City a deThe appk.d,tleio.-mking hoyvllREZ�NE at the p04c hearing to render a recommentlalion or a final deciaon. ADDRESSES. 3454 & 3456 ELIZABETH ST, 3449, 3475, 3479, & 3481 HIBISCUS ST, 3430, PZ-23-15987 3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV o2/22/23 0 125 250 500 Feet T4=O • GRANDiV1_ . r . . . . . . . . . . _ Grand Avenue l'lisforiPlan . . , . . . cs f ... i i ...... ... T5-[} Ll I CD-2 THOMAS AV T5-R THOMAS AV w m i i I I Lu T3-0� Lu = va-UAM AV T3-R M IAM 121 ATLAS (PROPOSED) EPLAN ID: PZ-23-1 5987 NOTICE Thi�l nd--hadd b, a pobLc he ing a wh d h n the City a deThe appk.d,tl—,..-mking hoyvllREZONE at the p04c hearing to render a recommentlalion or a final deciaon. ADDRESSES. 3454 & 3456 ELIZABETH ST, 3449, 3475, 3479, & 3481 HIBISCUS ST, 3430, PZ-23-15987 3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV o2/22/23 0 125 250 500 Feet T4=O AL. • GRANDiV1_ . r . . . . , . . . . . _ Grand Avenue l'lisforiPlan , . . . cs . . . . . . . . . . . . r THOMAS AV T3-07 T� m z W}LLiAM AV T3-R I THOMAS AV ;n z Lu w m J w T5' R