HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled fora pubic hearing
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PZ-22-15001
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City of Miami
Planning Department
ANALYSIS FOR
REZONING
Staff Analysis Report No.
PZ-22-15001
Location
2973 SW 36 Avenue and 3555 SW 29 Terrace
Folio Number
01-4116- 019-1320 and 01-4116- 019-1330
Miami 21 Transect
"T3-O" — Sub -Urban Transect Zone — Open and "T5-O" Urban
Center Transect Zone - Open
MCNP Designation
Duplex — Residential and General Commercial
Commission District
District 4 — Manolo Reyes
NET Area
Coral Way
Planner
Maxwell Utter, Planner II
mutter@miamigov.com
Primary Applicant
O'Malley Holdings LLC
Property Owner
O'Malley Holdings LLC
Applicant Representative
Alejandro Uribe
auribe@wsh-Iaw.com
Recommendation
Denial: Property encroaches into residential neighborhood
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Alejandro
Uribe on behalf of O'Malley Holdings LLC, (the "Applicant") requests a change in zoning from "T3-
0" — Sub -Urban Transect Zone — Open to "T4-L" General Urban Transect Zone — Limited and
from "T5-O" Urban Center Transect Zone - Open to "T6-8-O" Urban Core Transect Zone — Open
for the properties generally located at 2973 SW 36 Avenue and 3555 SW 29 Terrace, collectively
the Subject Property. Concurrently, the Applicant is requesting to change the Future Land Use
designation from Duplex Residential and General Commercial to General Commercial (ePlan File
ID# PZ-22-15003), see Table 1.
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 1
08/07/2023
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PZ-22-15001
08/25/23
''VIEW COv-
Address
Folio
Area
Existing
FLUM
Designation
Proposed
FLUM
Designation
Existing
Zoning
Proposed
Zoning
2973 SW 36
01-4116- 019-
7,005
Duplex
General
T3-O
T4-L
Avenue
1320
sq. ft.
Residential
Commercial
(0.161 ac)
3555 SW 29
01-4116- 019-
15,503
General
General
T5-O
T6-8-O
Terrace
1330
sq. ft.
Commercial
Commercial
(0.356 ac)
Total
22,508 sq.
ft.
(0.517 ac)
Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Denial for the requested change in zoning "T3-O" — Sub -Urban Transect Zone —
Open to "T4-L" — General Urban Transect Zone — Limited and from "T5-O" Urban Center Transect
Zone - Open to "T6-8-O" Urban Core Transect Zone — Open for the properties generally located
at 2973 SW 36 Avenue and 3555 SW 29 Terrace, collectively the Subject Property, based upon
the facts and findings in this staff report.
C. PROJECT BACKGROUND
Proposal
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8(a.) — Successional Zoning, the Applicant is
requesting to change both the existing, underlying Subject Property's MCNP, Future Land Use
Map ("FLUM") designation from "Duplex Residential" and "General Commercial" to "General
Commercial". The applicant also proposes to change the Miami 21 Code's Zoning Atlas Transect
Zone zoning designation of the parcel at 2973 SW 36th Avenue from "T3-O" Sub -Urban Transect
Zone - Open to "T4-L" General Urban Transect Zone — Limited and change the zoning designation
of the parcel at 3555 SW 29th Terrace from "T5-O" Urban Center Transect Zone - Open to "T6-
8-0" Urban Core Transect Zone — Open.
Aajacent Properties ana their associated Lana Use designation(s), ransect Lone(s),
and Existing Use(s)
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 2
08/07/2023
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PZ-22-15001
08/25/23
Based on the surrounding existing Uses, please refer to Table 2, the Applicant's northern and
eastern abutting properties are predominantly residential. To the south, is Bird Road and the
Metro Rail tracks. To the west is a car dealership.
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
T3-O" — Sub -Urban Transect
Zone — Open
Duplex Residential
Duplex
South
D1" — Work Place District
Transect Zone
N/A
Metro Rail Tracks
East
T3-O" — Sub -Urban Transect
Zone — Open
Duplex - Residential
Office Building
West
"T6-8-O" — Urban Core
Transect Zone — Open
General Commercial
Car Dealership
Table 1: Surrounding Uses
The Subject Property directly fronts SW 36th Avenue to the west and SW 29th Terrace to the
south. An office building exists to the east, and there is a duplex to the north (see Figure 1). The
Subject Property consists of two (2) parcels with an approximate area of 15,600 sq. ft. (0.358
acres), and approximately 290 feet of frontage on SW 29th Terrace. The aerial image below
shows the site, outlined in red, and the immediately surrounding context.
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 3
08/07/2023
Figure 1: Aerial Photo of Subject Site (red outline)
Covenant
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While not affiliated this rezone, the Applicant proffered a covenant for 3555 Southwest 29
Terrace on October 2' 2021 that guarantees it will be used for a paid training program for foster
youth either as an automotive service technician, vehicle salesman, or office assistant.
Sociodemographics
The Applicant's Properties are located within the 2020 United States Census Tract
"12086007002" (the "Census Tract"). Staff reviewed the following socioeconomic
indicators/variables (Population, Households, Average Household Size, Families in Poverty,
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 4
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Code.The applica de decision -making body NOR
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08/25/23
44,
''VIEW COv-
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. Most metrics are very similar between this tract and the rest of Miami, but rent is more
expensive even though the rate of poverty is higher. Rents for the census tracts are as of 2019,
whereas the rest of the data is from 2021.
Topic — United States 2020 Census
Census Tract 70.02
City of Miami
Population
7,600
442,241
Households
2,847
180,676
Average Household Size
2.7
2.5
Families in Poverty
20.82%
17.14%
Owner -Occupied Housing
28.41%
30.37%
Renter -Occupied Housing
63.29%
69.63%
Vacant Housing
8.28%
13.62%
Median Family Income
$50,911
$48,003
Median Gross Rent
$1,552
$1,242
Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents
D. PREVIOUS LAND USE/ZONING ADOPTIONS
Since Miami 21, 3555 SW 29th Terrace was rezoned from "D1" — Workplace District Transect
Zone to "T5-O" Urban Center Transect Zone — Open per Ordinance 13879 enacted September
16th 2019. 2973 SW 36th Avenue has never been rezoned.
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
The parcel proposed to have a new land use designation in this request has an existing,
underlying FLU designation of "Duplex Residential, which is defined by the MCNP as:
Areas designated as "Duplex Residential" allow residential structures of up to two dwelling
units each to a maximum density of 18 dwelling units per acre, subject to the detailed provisions
of the applicable land development regulations and the maintenance of required levels of
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 5
08/07/2023
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PZ-22-15001
08/25/23
service for facilities and services included in the City's adopted concurrency management
requirements.
Community based residential facilities (14 clients or less, not including drug, alcohol or
correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places
of worship, primary and secondary schools, child day care centers and adult day care centers
are permissible in suitable locations within duplex residential areas.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are
allowed only in contributing structures within historic sites or historic districts that have been
designated by the Historical and Environmental Preservation Board and are in suitable locations
within duplex residential areas, pursuant to applicable land development regulations and the
maintenance of required levels of service for such uses. Density and intensity limitations for said
uses shall be restricted to those of the contributing structure(s).
The Applicant is seeking to change the existing, underlying FLU designation of to "General
Commercial'; which is defined by the MCNP as:
Areas designated as "General Commercial" allow all activities included in the "Restricted
Commercial" designations, as well as wholesaling and distribution activities that generally serve
the needs of other businesses; generally require on and off loading facilities; and benefit from
close proximity to industrial areas. These commercial activities include retailing of second hand
items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy
equipment sales and service, building material sales and storage, wholesaling, warehousing,
distribution and transport related services, light manufacturing and assembly and other activities
whose scale of operation and land use impacts are similar to those uses described above.
Multifamily residential structures of a density equal to High Density Multifamily Residential, are
allowed subject to the detailed provisions of the applicable land development regulations.
The nonresidential portions of developments within areas designated as "General Commercial"
allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such
FLR may be increased upon compliance with the detailed provisions of the applicable land
development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of
the subject property. Properties designated as "General Commercial" in the Urban Central
Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot
ratio (FLR) of 37.0 times the net lot area of the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land
development regulations and the maintenance of required levels of service for facilities and
services included in the City's adopted concurrency management requirements.
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 6
08/07/2023
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08/25/23
Miami 21 Code
The Applicant is requesting to change the Subject Property's existing, underlying Miami 21
zoning designation of the parcel at 2973 SW 36th Avenue from "T3-O" Sub -Urban Transect
Zone - Open to "T4-L" General Urban Transect Zone — Limited and change the zoning
designation of the parcel at 3555 SW 29th Terrace from "T5-O" Urban Center Transect Zone -
Open to "T6-8-O" Urban Core Transect Zone — Open. "T4-L" General Urban Transect Zone —
Limited consists of higher densities (36 vs 18 du/acre), and a wider variety of Uses per Miami 21
Code, Article 4, Table 3. Additionally, "T6-8-O" Urban Core Transect Zone — Open has higher
densities than "T5-O" Urban Center Transect Zone - Open (150 vs 65 du/acre), please refer to
Table 4:
-1----
L
1
—
T3-0
"
-
78-0
Erl
T4-L
✓J
F/
J
TB.8 0
__
�T.
J
i J'
srt : ..3
.
T4-L
G. T4 L
Ai.i
T6-120 /
T6.12A /
��
DI
/I
J
/
J
T4-0
•
I.
4.R
T4-R
/
i
I
Figure 1: Miami 21 Transect Zone (Existing)
Figure 3: Miami 21 Transect Zone (Proposed)
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 7
08/07/2023
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PZ-22-15001
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BUILDING FUNCTION: USES
T3-O
T4-L
T5-O
T6-8-O
RESIDENTIAL
SINGLE FAMILY RESIDENCE
R
R
R
R
COMMUNITY RESIDENCE
R
R
R
R
ANCILLARY UNIT
R
TWO FAMILY RESIDENCE
R
R
R
R
MULTI FAMILY HOUSING
R
R
R
DORMITORY
E
R
R
HOME OFFICE
R
R
R
R
LIVE - WORK
R
R
R
WORK - LIVE
LODGING
BED & BREAKFAST
R
R
R
INN
R
R
HOTEL
R
R
OFFICE
OFFICE
R
R
R
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
W
W
ENTERTAINMENT ESTABLISHMENT
R
R
ENTERTAINMENT ESTAB. - ADULT
FOOD SERVICE ESTABLISHMENT
R
R
R
ALCOHOL BEVERAGE SERVICE ESTAB.
E
E
E
GENERAL COMMERCIAL
R
R
R
MARINE RELATED COMMERCIAL ESTAB.
W
W
OPEN AIR RETAIL
W
W
PLACE OF ASSEMBLY
R
R
RECREATIONAL ESTABLISHMENT
R
R
AMUSEMENT RIDE
E
CIVIC
COMMUNITY FACILITY
W
W
W
RECREATIONAL FACILITY
E
R
R
R
RELIGIOUS FACILITY
E
R
R
R
REGIONAL ACTIVITY COMPLEX
E
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 8
08/07/2023
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44,
''VIEW COv"
BUILDING FUNCTION: USES
T3-O
T4-L
T5-O
T6-8-O
CIVIC SUPPORT
COMMUNITY SUPPORT FACILITY
W
W
W
INFRASTRUCTURE AND UTILITIES
W
W
W
W
MAJOR FACILITY
MARINA
W
W
W
PUBLIC PARKING
W
W
W
RESCUE MISSION
TRANSIT FACILITIES
W
W
W
EDUCATIONAL
CHILDCARE
W
W
W
COLLEGE / UNIVERSITY
W
W
ELEMENTARY SCHOOL
E
E
W
W
LEARNING CENTER
E
R
R
MIDDLE / HIGH SCHOOL
E
E
W
W
PRE-SCHOOL
E
E
R
R
RESEARCH FACILITY
R
R
R
SPECIAL TRAINING / VOCATIONAL
W
R
W
W
Table 4: Excerpt of Article 4, Table 3 of Miami 21, a comparison of Uses between the "T3-0" "T4-L", "T5-0" and "T6-
8-0" zoning designations"
In addition to the allowable uses listed above, Table 5 below shows some of the building standards
for structures in "T3-O" Sub -Urban Transect Zone - Open and "T4-L" General Urban Transect
Zone — Limited. Table 6 below shows some of the building standards for structures in "T5-O"
Urban Center Transect Zone - Open and "T6-8-O" Urban Core Transect Zone- Open.
BUILDING DISPOSITION
T3-O
T4-L
LOT OCCUPATION
a. Lot Area
5,000 s.f.min.
5,000 s.f. min.; 20,000 s.f.
max.
b. Lot Width
50 ft min.
50 ft min.
With rear vehicular access
16 ft min.
c. Lot Coverage
50% max. first floor
60% max.
d. Floor Lot Ratio (FLR)
N/A
N/A
e. Frontage at front Setback
N/A
50% min.
f. Green Space
25% Lot Area min.
15% Lot Area min.
g. Density
18 du/ac max.
36 du/ac max.
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 9
08/07/2023
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BUILDING SETBACK
a. Principal Front
20 ft. min.
10 ft. min.
b. Secondary Front
10 ft. min.
10 ft. min.
c. Side
5 ft. min. 20% Lot Width total
min.
0 ft. or 5 ft. min. Abutting a
Setback
d. Rear
20 ft. min.
20 ft. min.
OUTBUILDING
a. Principal Front
N/A
30 ft. min.
b. Secondary Front
N/A
10 ft. min.
c. Side
N/A
0 ft. or 5 ft. min. Abutting a
Setback
d. Rear
N/A
5 ft. min.
BUILDING HEIGHT
a. Principal Building
2 Stories and 25 ft. to eave
max.
3 Stories and 40 ft. max.
b. Outbuilding
2 Stories and 25 ft. to eave
max.
2 Stories max.
PARKING
Facade Width
T3-O 60% max.
Table 5- Building Standards for T3-O and T4-L Transect Zones
BUILDING DISPOSITION
T5-O
T6-8-O
LOT OCCUPATION
a. Lot Area
1,200 s.f. - 40,000 s.f.**
5,000 sf. min 40,000 s.f.
max.**
b. Lot Width
16 ft. min / 50 ft. min.**
50 ft. min.
c. Lot Coverage
80% max.**
80% max.**
d. Floor Lot Ratio (FLR)
5 / 25% additional Public
Benefit ***
e. Frontage at front Setback
70% min.
70% min.
f. Green Space
10% Lot Area min.
10% Lot Area min.
g. Density
65 du/acre max
150 du/acre max
BUILDING SETBACK
a. Principal Front
10 ft. min.
10 ft. min.
b. Secondary Front
10 ft. min.
10 ft. min.
c. Side
0 ft. min.**
0 ft. min.**
d. Rear
0 ft. min.**
0 ft. min.**
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 10
08/07/2023
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OUTBUILDING
a. Principal Front
N/A
N/A
b. Secondary Front
N/A
N/A
c. Side
N/A
N/A
d. Rear
N/A
N/A
BUILDING HEIGHT
a. Principal Building
2 stories min 5 stories max
2 stories min 8 stories max 4
stories public benefits except
when abutting T3
Table 5- Building Standards for "T5-0" and `T6-8-0" Transect Zones
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: The following goals, objectives and policies of the MCNP are applicable:
Policy LU- 1.1.10 The City's land development regulations will encourage high density
residential development and redevelopment in close proximity to Metrorail and Metromover
stations.
Policy LU-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."
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.
Policy PR-2.1.2 The City will continue to define and protect conservation areas in the zoning
code, as well as other parks and recreation areas.
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08/07/2023
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Douglas Road Metrorail Station is less than a 10-minute walk away. Amending the zoning
designation of the parcel at 2973 SW 36th Avenue from "T3-O" Sub -urban Transect Zone -
Open to "T4-L" General Transect Zone — Limited and changing the zoning designation of the
parcel at 3555 SW 29th Terrace from "T5-O" Urban Center Transect Zone - Open to "T6-8-O"
Urban Core Transect Zone — Open has the potential to encourage further development within
the transit corridor. Thus, it has the potential of encouraging alternative transportations options
to the automobile for future City of Miami residents. However, amending the Subject Property's
existing FLUM designation from "Duplex Residential" to "General Commercial" increases the
density of allowable development from 18 to 150 du/acre and introduces uses not permitted
under the "Duplex Residential" land use designation. The existing neighborhood has a distinct
single-family form. While it would be reasonable to encourage more development, the area is
best suited for higher -density development of a residential character.
Finding 1: Inconsistent
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: The City prioritizes keeping the character of a T3 neighborhood intact. The
rezoning of the parcel at 2973 SW 36th Avenue from "T3-O" Sub -Urban Transect Zone - Open
to "T4-L" General Urban Transect Zone — Limited and changing the zoning designation of the
parcel at 3555 SW 29th Terrace from "T5-O" Urban Center Transect Zone - Open to "T6-8-O"
Urban Core Transect Zone — Open would not match those priorities.
Finding 2: Inconsistent
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: 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 rezoning of the parcel at
2973 SW 36th Avenue from "T3-O" Sub -Urban Transect Zone - Open to "T4-L" General Urban
Transect Zone — Limited, and change the zoning designation of the parcel at 3555 SW 29th
Terrace from "T5-O" Urban Center Transect Zone - Open to "T6-8-O" Urban Core Transect
Zone — Open. The proposed rezone would cause a "T3-O" Sub -Urban Transect Zone - Open
zoned property to border a "T6-8-O" Urban Core Transect Zone — Open property. Article 7
Section 7.1.2.8(a) states "The City's growth and evolution over time will inevitably require
changes to the boundaries of certain Transect Zones. These changes shall occur
successionally, in which the zoning change may be made only to a lesser Transect Zone; within
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 12
08/07/2023
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the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or
through a Special Area Plan. All changes shall maintain the goals of this Code to preserve
Neighborhoods and to provide transitions in Intensity, Density, Building Height and
Scale." The proposed rezone would not meet the transition requirement as specified in the
above section. as There would then be no buffer zone between a property where an eight (8)
story building is permitted and the existing one to two story residential dwelling. Allowing the
uses of a "T6-8-O" Urban Core Transect Zone — Open zoned property to exist next to a "T3-O"
Sub -Urban Transect Zone — Open property would create an encroachment of non -compatible
use commercial uses into a residential area.
Finding 3: Inconsistent
G. CONCLUSION
The Applicant's requested rezoning parcel at 2973 SW 36th Avenue from "T3-O" Sub -Urban
Transect Zone - Open to "T4-L" General Urban Transect Zone — Limited, and change the
zoning designation of the parcel at 3555 SW 29th Terrace from "T5-O" Urban Center Transect
Zone - Open to "T6-8-O" Urban Core Transect Zone — Open, collectively the "Subject Property
was reviewed based on a "balanced approach" of weighing the merits of this application being
compliant with Miami 21 Code's Successional Zoning Changes, the MCNP's Goals, Objectives,
and Policies, and the Applicant's goals to provide more parking for their business.
This proposed land use change is not sufficiently consistent with both Miami 21 and the MCNP.
Therefore, the Planning Department recommends "Denial" for the suggested rezone of the
parcel at 2973 SW 36th Avenue from "T3-O" Sub -Urban Transect Zone - Open to "T4-L"
General Urban Transect Zone — Limited, and change the zoning designation of the parcel at
3555 SW 29th Terrace from "T5-O" Urban Center Transect Zone - Open to "T6-8-O" Urban
Core Transect Zone — Open based upon the facts and findings in this staff report.
DocuSigned by:
L iS(44, �UU,
7F35EEF0C6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 13
08/07/2023
This submittal needs b be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Ccde.The applicade decision -making bodywill
renew the information at the pubc hearing to render a
recommendation or a final decision.
,—DocuSigned by:
StaA.aln,UU S'fuln x
`-3A75CAC5AF7E446...
Sevanne Steiner CNU-A,
Assistant Planning Director
,—DocuSigned by:
AAA),m t (Ale
516A5D057573427...
Maxwell Utter, Planner II
Land Development
Staff Analysis Report No. ePIanPZ No. PZ-22-15001 2973 SW 36th Ave Rezoning Application , et al. — Page 14
08/07/2023
AERIAL
E P LAN I D : PZ-22-15001
REZONE
ADDRESS(ES) : 2973 SW 36 AV and 3555 SW 29 TER
0 125 250
500 Feet
1
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Cale. The applica de decision-rna king body will
en ew the infomnauon at the public hearing to render a
recommendation or a final decision.
PZ-22-15001
08/29/23
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-22-15001
REZONE
ADDRESS(ES): 2973 SW 36 AV, 3555 SW 29 TER
0
125
250
500 Feet
This submittal needs to be schebu led for a public hearing
In accordance wilt Inmellnes set forth in the City of
Miami Code. The appllcade declslon-making body will
renewthe Informagon at the public hearing to render a
recommendation or a final decw on.
PZ-22-15001
08/25/23
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-22-15001
REZONE
ADDRESS(ES): 2973 SW 36 AV, 3555 SW 29 TER
0
125
250
500 Feet
This submittal needs to be schebu led for a public hearing
In accordance wilt Inmellnes set forth in the City of
Miami Code. The appllcade declslon-making body will
renewthe Informagon at the public hearing to render a
recommendation or a final decw on.
PZ-22-15001
08/25/23