HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
This submittal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-22-15088
05/09/23
City of Miami
Planning Departme.
ANALYSIS FOR
REZONE
Staff Analysis Report No.
PZ-22-15088
Location
3030 Southwest 22nd Street, Miami, Florida
Folio Number
0141160090265
Miami 21 Transect
"T4-R"General Urban Transect Zone — Restricted
"T5-O" Urban Center Transect Zone — Open
Area of Specific
Designation
Coral Way Beautification Master Plan
Historic and Environmental Preservation — Overlay:
• Scenic Transportation Corridor
MCNP Designation
Restricted Commercial
Commission District
Commission District 4 — Manolo Reyes
Commissioner District
Office
Coral Way District 4 Office
Planner
Maxwell Utter, Planner II
mutter@miamigov.com
Property Owner
Bomart Real Estate, LLC
ebalter@brzoninglaw.com
Project Representative
Melissa Tapanes Llahues, Esq.
mtapanes@brzoninglaw.com
Recommendation
Denial, alternatively recommend approval of "T4-L" General
Urban Transect Zone - Limited
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Melissa
Tapanes Llahues, Esq., on behalf of Bomart Real Estate, LLC (the "Applicant") requests to
change the zoning designation from "T5-O" Urban Center Transect Zone — Open and "T4-R"
General Urban Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open
and "T4-O" General Urban Transect Zone - Open of the property located approximately at
3030 Southwest 22nd Street, Miami, Florida (the "Property").The parcel's location is within the
Coral Way Scenic Corridor. The zoning designations of the parcel are listed on Table 1.
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 1
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs b be scheduled for a public hearing
In accordance with timelines set forth in the City of
Miami Code. The applica de decision -making bodywill
roldew the information at the punt hearing to render a
recommendation or a final decision.
PZ-22-15088
05/09/23
Property
Current Square
Existing Zoning
Pro • osed
Pro • osed
Footage
Square
Zoning
Foota • e
3030 SW 22 St.
17,442
T5-0
32,461
T5-0
(Northern
Portion
3030 SW 22 St.
22,029
T4-R
7,010
T4-O
Southern
Portion)
TOTAL
39,471 (gross)
39,471 (gross)
Table 1- Property Information
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Denial of the request to change the zoning designation of the southern portion of
the Property from "T4-R" — General Urban Transect Zone — Restricted to "T5-O" Urban Center
Transect Zone — Open and "T4-O" — General Urban Transect Zone — Open based upon the facts
and findings in this staff report and alternatively recommends rezoning from "T4-R" — General
Urban Transect Zone — Restricted to "T5-O" Urban Center Transect Zone — Open and "T4-L" —
General Urban Transect Zone — Limited.
C. PROJECT DATA
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
"T5-O"
Restricted Commercial
Office Building
Sales and Services
South
"T3-O"
Residential
Single Family
Two Family
East
"T5-O"
"T4-R"
Restricted Commercial
Multi -Family Residential
West
"T5-O"
"T4-R"
Restricted Commercial
Two Family
Sales and Services
Table 2- Surrounding Uses
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 2
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs to be'scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-22-15088
05/09/23
D. BACKGROUND
Previous Land Use/ Zoning Adoptions
Since the adoption of Miami 21, no land use changes have occurred.
Site Location
The Subject Property consists of one (1) parcel with an approximate total area of 39,471 square
feet (0.906 acres). The Property fronts Coral Way. Currently the northern section of the lot is
zoned "T5-O" Urban Center Transect Zone — Open while the southern portion of the lot that is
used for parking and is zoned "T4-R General Urban Transect Zone — Restricted. The lot is
bounded on the west by SW 31 st Avenue and to the north by SW 22nd St. The aerial image below
shows the site, outlined in red, and the immediately surrounding context.
111111111111
Figure 1: Aerial of subject site (red outline)
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 3
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs to be'scheduled bra puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-22-15088
05/09/23
SW 22nd Street, as shown in the map above is the site of the Coral Way Scenic Corridor. Scenic
Corridors are "those roadway areas which have a unique landscape character and extensive tree
canopy and are of substantial environmental importance to the residents of the City as well as to
visitors". The Coral Way Scenic Corridor was designated by the City of Miami in 1984 due to the
presence of historic banyan trees along the roadway as shown in Figure 2.
Figure 2: Banyan trees near 3030 SW 22nd Street (the subject site)
Demographics
The Applicant's Properties are located within the 2020 United States Census Tract
"12086007001" (the "Census Tract"). Staff reviewed the following socioeconomic
indicators/variables (Population, Households, Average Household Size, Families in Poverty,
Owner -Occupied Housing, Renter -Occupied Housing, Vacant Housing, Median Family Income,
and Median Gross Rent) to understand the differences between this Census Tract and the City
of Miami. This census tract closely aligns with the overall population, income, and other
demographic information among the City of Miami as a whole. Rents for the census tracts are
as of 2019, whereas the rest of the data is from 2021.
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 4
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applicable decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-22-15088
05/09/23
Topic — United States 2020 Census
Census Tract 70.01
City of Miami
Population
9,862
442,241
Households
3,982
180,676
Average Household Size
2.5
2.5
Families in Poverty
17.93%
17.14%
Owner -Occupied Housing
31.84%
30.37%
Renter -Occupied Housing
59.41%
69.63%
Vacant Housing
8.73%
13.62%
Median Family Income
$50,783
$48,003
Median Gross Rent
$1,062
$1,242
Table 3: 2020 United States Census: Census Tract 12086007001
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
On the adopted 2020 Future Land Use Map (the "FLUM") of the Miami Comprehensive
Neighborhood Plan (the "MCNP"), the parcel has a "Restricted Commercial" Future Land Use
("FLU") designation. Areas designated as "Restricted Commercial" are described in the MCNP
as:
Areas designated as "Restricted Commercial" allow residential uses (except rescue
missions) to a maximum density equivalent to "High Density Multifamily Residential" (150
du/acre) subject to the same limiting conditions and a finding by the Planning Director that
the proposed site's proximity to other residentially zoned property makes it a logical
extension or continuation of existing residential development and that adequate services
and amenities exist in the adjacent area to accommodate the needs of potential residents;
transitory residential facilities such as hotels and motels. This category also allows general
office use; clinics and laboratories, auditoriums, libraries, convention facilities, places of
worship, and primary and secondary schools. Also allowed are commercial activities that
generally serve the daily retailing and service needs of the public, typically requiring easy
access by personal auto, and often located along arterial or collector roadways, which
include: general retailing, personal and professional services, real estate, banking and
other financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment facilities
and other commercial activities whose scale and land use impacts are similar in nature to
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 5
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applicable decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-22-15088
05/09/23
those uses described above. This category also includes commercial marinas and living
quarters on vessels as permissible. Since the density allowed for Restricted Commercial
150 du/acre, is greater than that allowed by a T4 zoning tract, a FLUM amendment has
not been submitted as it is not needed to allow density equal to a T4 tract.
Miami 21 Code
The Applicant requests a change in zoning classification of the southern portion of the lot
currently zoned "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center
Transect Zone — Open and the last 50 feet of the lot (7,010 square feet) to "T4-O" General
Urban Transect Zone — Open (Figures 3 and 4). Table 4 lists the permitted uses for "T4-R"
General Urban Transect Zone - Restricted, "T4-L" General Urban Transect Zone - Limited,
and "T4-O' General Urban Transect Zone - Open for comparison.
Figure 3: Miami 21 Transect Zone (Existing)
Figure 4: Miami 21 Transect Zone (Proposed)
BUILDING FUNCTION: USES
T4-R
T4-L
T4-O
RESIDENTIAL
SINGLE FAMILY RESIDENCE
R
R
R
COMMUNITY RESIDENCE
R
R
R
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 6
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-22-15088
05/09/23
BUILDING FUNCTION: USES
T4-R
T4-L
T4-O
ANCILLARY UNIT
R
R
R
TWO FAMILY RESIDENCE
R
R
R
MULTI FAMILY HOUSING
R
R
R
DORMITORY
E
E
HOME OFFICE
R
R
R
LIVE - WORK
R
R
WORK - LIVE
LODGING
BED & BREAKFAST
W
R
R
INN
R
HOTEL
OFFICE
OFFICE
R
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
R
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT
R
R
ALCOHOL BEVERAGE SERVICE ESTAB.
E
E
GENERAL COMMERCIAL
R
R
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
AMUSEMENT RIDE
CIVIC
COMMUNITY FACILITY
W
W
RECREATIONAL FACILITY
E
R
R
RELIGIOUS FACILITY
E
R
R
REGIONAL ACTIVITY COMPLEX
CIVIC SUPPORT
COMMUNITY SUPPORT FACILITY
W
W
INFRASTRUCTURE AND UTILITIES
W
W
W
MAJOR FACILITY
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 7
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs to be'scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-22-15088
05/09/23
BUILDING FUNCTION: USES
T4-R
T4-L
T4-O
MARINA
E
W
W
PUBLIC PARKING
W
W
RESCUE MISSION
TRANSIT FACILITIES
E
W
W
EDUCATIONAL
E
CHILDCARE
W
W
COLLEGE / UNIVERSITY
E
ELEMENTARY SCHOOL
E
E
LEARNING CENTER
E
E
E
MIDDLE / HIGH SCHOOL
E
E
E
PRE-SCHOOL
E
E
RESEARCH FACILITY
R R
SPECIAL TRAINING / VOCATIONAL
E
E
Table 4: Excerpt of Article 4, Table 3 of Miami 21, a comparison of Uses between the "T4-R", eT4-L" and `T4-0"
Zoning Designations
F. FINDINGS
Criteria 1: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(f.)(1.)(a.): "The relationship of
the proposed amendment to the goals, objectives, and policies of the [MCNP], with appropriate
consideration as to whether the proposed change will further the goals, objectives, and policies
of the [MCNP]; the Miami 21 Code; and other city regulations."
Analysis 1: As noted in the letter of intent, the Property Owner is attempting to create more
uniformity in zoning by reducing the discrepancy in the zoning designation across their parcel
while increasing the amount of uses. This aligns with the following MCNP's Land Use Element,
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. Rezoning can help with development of well -designed
mixed -use neighborhoods as mentioned.
In terms of housing options for the City's residents specifically, the Applicant's requested
rezoning of its Property will neither promote or inhibit residential development, while being within
the City's designated Transit Oriented Development area centered around Coral Way. This
aligns with the following MCNP's Transportation Element, Policy TR-1.1.5: "Within
Neighborhoods, a range of housing types and price levels should accommodate diverse ages
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 8
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs to be'scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appll®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-22-15088
05/09/23
and incomes" and Miami 21 Code's Article 2, Section 2.1.2(b.)(2.): "Rebuilding the City's
commercial Corridors to function as Mixed -Use, transit -oriented, walkable centers for adjacent
Residential Neighborhoods" as development of this facility would not be expected to affect
prices of residential developments, nor would the expansion of facilities in line with their original
use support or act to the detriment of the development of the neighborhood.
With respect to both land use and housing, the area is designated Restricted Commercial.
Restricted Commercial, as previously mentioned, supports a property density of 150 dwelling
units per acre. "T4" General Urban Transect Zones support a density of 36 dwelling units per
acre. Therefore, the Property could support up to "T6" Urban Center Transect Zone and be
compliant with the land use designation. The proximity to "T3-O" Suburban Transect Zone -
Open zoned properties is the reason why the current proposal is to rezone the southern portion
of the property to "T4-O" — General Urban Transect Zone — Open, as opposed to a higher
zoning designation. Regardless, "T4-O" — General Urban Transect Zone — Open permits a
variety of uses that could negate the positive impacts of upzoning. Rezoning to "T4-L" — General
Urban Transect Zone — Limited would allow the benefit of higher density while still limiting more
sensitive uses.
Finding 1: Does not comply. Per Table 4 above, the wide variety of uses associated with "T4-
0" — General Urban Transect Zone — Open could negatively affect the abutting "T3-O"
Suburban Transect Zone — Open properties. However, the uses of "T4-L" — General Urban
Transect Zone — Limited are suitable based on the location of the "T3-O" Suburban Transect
Zone — Open properties to the south. Therefore, rezoning to "T4-L" — General Urban Transect
Zone — Limited would comply.
Criteria 2: Pursuant to Miami 21 Code, Article 7, Section 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 2: As noted in Figures 2 and 3, the parcel has two (2) zoning designations and one (1)
future land use designation, which would make future development of the site difficult. Per the
MCNP Land Use Element Policy 1.3.15 "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".
Rezoning to allow for more uses would support residential properties in the area. Provided that
any change in zoning use doesn't create increases in density, an increase in available uses
could be seen as necessary. Rezoning to "T4-L" — General Urban Transect Zone — Limited is
not without precedent, as there are properties roughly 500 feet from the site to the west and
north, which were recently rezoned to "T4-L" General Urban Transect Zone- Limited from "T4-R"
General Urban Transect Zone- Restricted. The properties to the west were rezoned using
ordinances 13489 and 13683, whereas the properties to the north were rezoned using
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 9
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs to be'scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appll®de decision -malting body will
rodew the information at the pubc hearing to render a
recommended on or a final decla on.
PZ-22-15088
05/09/23
ordinance 13237. As there have not been rezones to "T4-O" General Urban Transect Zone —
Open within the immediate vicinity, it would stand to reason that the best solution is to rezone to
"T4-L" — General Urban Transect Zone — Limited to remain within precedent.
Finding 2: Rezoning to "T4-O" — General Urban Transect Zone — Open would not comply but
rezoning to "T4-L" — General Urban Transect Zone — Limited would comply.
Criteria 3: Pursuant to Miami 21 Code, Article 7, 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 3: The Property is currently zoned "T4-R" General Urban Transect Zone- Restricted
and "T5-O" Urban Center Transect Zone- Open. Pursuant to Miami 21 Code, Article 7, Section
7.1.2.8(a.), the Applicant's requested change is following the "Successional Zoning" pattern that
allows the existing, underlying Transect Zone to go from "T4-R" General Urban Transect Zone -
Restricted to "T4-O" General Urban Transect Zone- Open. On a technical level, the Applicant's
request complies with 7.1.2.8(a.).
However, to prevent any disruption to quality of life for the inhabitants of the surrounding "T3-O"
Suburban Zone — Open properties, the Planning Department recommends rezoning to "T4-L" —
General Urban Transect Zone — Limited for the southern portion of the property rather than "T4-
0" — General Urban Transect Zone — Open in Figure 4. Zoning the property such that the "T5-
0" Urban Center Transect Zone- Open zoning designation abuts the commercial corridor while
keeping the 50 feet of the property closest to "T3-O" Suburban Zone — Open as "T4-L" General
Urban Transect Zone - Limited, would allow a mix of uses while maintaining an orderly transition
from "T5-O" Urban Center Transect Zone -Open uses abutting the commercial corridor to "T3-O"
Suburban Transect Zone - Open uses abutting the southern portion of the property.
Finding 3: Complies
G. CONCLUSION
Miami 21 has incorporated a variety of planning principles that provide important "checks and
balances" such as the criteria required for a change of zoning. These allow a more cohesive
growth pattern that is intended to advance the interests of both conservation and redevelopment
while responding to the existing conditions of the City, infrastructure, and established
neighborhoods. In this context, this proposed zoning change supports the City of Miami's
objectives to develop a mixed balance of uses, while limiting encroachment into the existing single
family and two- family neighborhood.
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 10
5/2/2023
DocuSign Envelope ID: 12AF13D5-4DC7-46C3-B486-CB72DDFD86BC
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubec hearing to render a
recommended on or a final decla on.
PZ-22-15088
05/09/23
Per the criteria in Article 7, Section 7.1.2.8 of the Miami 21 Code and findings outlined above,
the Planning Department recommends Denial of the request to change the zoning designation
of the parcel located at approximately 3030 SW 22nd Street, from "T5-O" Urban Center Transect
Zone — Open and "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center
Transect Zone — Open and "T4-O" General Urban Transect Zone- Open and alternatively
recommends a rezone of the property from "T5-O" Urban Center Transect Zone — Open and
"T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone —
Open and "T4-L" General Urban Transect Zone- Limited.
DocuSigned by:
rtAis6 th,t,
—7F35CifOCOC349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
DocuSigned by:
SOMA/UAL Stub
3A75SA65,4a Ea448...
Sevanne Steiner CNU-A,
Assistant Director and Interim Chief of Land Development
DocuSigned by:
dlit.a mil, U{f x
516A5D057573427...
Maxwell Utter
Planner II
Staff Analysis Report No. (PZ-22-15088 3030 SW 22 ST) — Page 11
5/2/2023
AERIAL
EPLAN ID: PZ-22-15088
REZONE
ADDRESS(ES): 3030 SW 22 ST
0
125
250
500 Feet
I la
1 '
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Cede. The appll®de deolslon-making body will
review the Intormatlon at the public hearing to render a
recommended on or a final deci5lon.
PZ-22-15088
05/09/23
1''Il
1 I
1
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-22-15088
REZONE
ADDRESS(ES): 3030 SW 22 ST
0
125
250
500 Feet
J
•
•
-1
< SW21STTER
I I I
•
•
• .l •w . ...
•
SW 31STAV
•
•
•
T5-O €W122NO ST
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Cede. The appll®de deolslon-making body will
review the Intormatlon at the public hearing to render a
recommended on or a final deci5lon.
PZ-22-15088
05/09/23
T3-O
M IAM 121 ATLAS (PROPOSED)
EPLAN ID: PZ-22-15088
REZONE
ADDRESS(ES): 3030 SW 22 ST
0
125 250
500 Feet
1
•
•
•
•
I I I
SW21STTER
Thissubmittat needs to be scheduled fora public hearing
In accordance with timelines set forth in the City of
Miami code. The applicable decision -making bead wll
review the Information at the public hearing to render
recommendation or a gnat decision.
•
SW 30TH CT
T4-L
•
•
•
T5' O 6Wj22ND ST
•
•
•
SW 31STAV
T3-O
EW 23RD ST
A