HomeMy WebLinkAboutItem #7-PAB_06.18.08LEGISTAR FILE ID: 08-00681zc
PLANNING FACT SHEET
June 18, 2008 Item # 7
APPLICANT James H. Villacorta, executive Director of the City of Miami
Community Redevelopment Agency
REQUEST/LOCATION Consider amending page No. 23, of The Zoning Atlas of
Ordinance No. 11000, as amended, the Zoning Ordinance
of The City Of Miami, Article 4, Section 401, Schedule of
District Regulations, adding a HP "Historic Preservation
Overlay" upon the Zoning Classification R-4 "Multifamily
High Density Residential"
LEGAL DESCRIPTION See supporting documentation
PETITION
An Ordinance of the Miami City Commission with
attachment(s) amending page No. 23, of the Zoning Atlas
of Ordinance No. 11000, as amended, the Zoning
Ordinance of the City of Miami, article 4, section 401,
schedule of district regulations, by adding a HP "Historic
Preservation Overlay" upon the zoning classification R-4
"Multifamily High Density Residential" to allow office use for
the locally designated historic building (historically known
as "The Ward Rooming House") located at 249 NW 9th
Street, Miami, Florida; making findings; containing a
severability clause; and providing for an effective date.
PLANNING RECOMMENDATION APPROVAL
BACKGROUND AND ANALYSIS The proposed amendment is to add HP "Historic
Preservation Overlay" upon the zoning classification R-4
"Multifamily High Density Residential" to allow office use for
the locally designated historic building (historically known
as "The Ward Rooming House")
PLANNING ADVISORY BOARD VOTE:
CITY COMMISSION
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 6/10/2008 Page 1
ANALYSIS FOR ZONING CHANGE
Approximately 249 NW 9th Street
File ID #: 08-00681zc
Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning Ordi-
nance of the City of Miami, Florida, the subject proposal for an amendment to the Zoning
Atlas has been reviewed as follows:
The request is to change the Zoning designation as follows:
The proposal is for a change to page No. 23, of the Zoning Atlas of Ordinance No. 11000, as
amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, Schedule of District
Regulations, by changing the zoning classification from R-4 "Multifamily High -Density
Residential" to R-4 "Multifamily High -Density Residential with an Historic Preservation Overlay"
to allow offices within the property located at approximately 249 -255 NW 9th Street folio #:01-
0102-060-1250), Miami, Florida. Legally described as follows: LOTS 43 AND 46 OF BLOCK 26
OF P.W. WHITES RE -SUBDIVISION AS RECORDED ON PLAT BOOK B AT PAGE 34 OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
DISCUSSION
The subject property, historically known as the "Ward Rooming House" is one of only a few of
the original buildings left in the area known as "Overtown", an African -American community that
thrived beginning in the 1920s. African -Americans were prohibited from living in white communi-
ties and their homes as well as their religious, educational and social institutions were all clus-
tered in this one area. While the Ward Rooming House is a relatively small building, it is a survi-
vor. When its condition was nearing collapse, the Community Revitalization Agency took it upon
themselves to reconstruct this modest building, saving it from obliteration. The building was des-
ignated a local historic landmark by the Historic and Environmental Preservation Board even
though it was a reconstruction, because of its enormous social and cultural importance to the
community of Overtown.
An HP "Historic Preservation Overlay District" designation would allow a viable use to maintain
occupancy in the property. Without that the building could once again be endangered.
The following findings have been made:
• That at their meeting of May 6, 2008, the Historic and Environmental Preservation Board
unanimously recommended that a conditional use for office space at the Ward Rooming
House be granted.
• It is found that office use is particularly appropriate to this building, and that it is consistent
with the Secretary of the Interior's Standards for Rehabilitation, and in particular, Standard
#1.
• That the adaptation of the building for office use is vital to its continued use.
• That the proposed office use will have no adverse impacts to the properties that surround it.
• It is found that the proposed change does not affect in density or intensity the subject
property.
Based on these findings, the Planning Department is recommending approval of the
request.
1
Analysis for ZONING CHANGE
File ID: 08-00681zc
Yes No N/A.
® ❑ ❑ a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
❑ b) The proposed change is in harmony with the established land use pattern.
® c) The proposed change is related to adjacent and nearby districts.
❑ d) The change suggested is not out of scale with the needs of the neighborhood
or the city.
® ❑
® ❑
® ❑
❑ e) The proposed change maintains the same or similar population density
pattern and thereby does not increase or overtax the load on public facilities
such as schools, utilities, streets, etc.
f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
g) Changed or changing conditions make the passage of the proposed change
necessary.
h) The proposed change positively influences living conditions in the
neighborhood.
i) The proposed change has the same or similar impact on traffic and does not
affect public safety to a greater extent than the existing classification.
j) The proposed change has the same or similar impact on drainage as the
existing classification.
k) The proposed change has the same or similar impact on light and air to
adjacent areas as the existing classification.
I) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
m) The proposed change will contribute to the improvement or development of
adjacent property in accord with existing regulations.
n) The proposed change conveys the same treatment to the individual owner as
to owners within the same classification and the immediate area and furthers the
protection of the public welfare.
❑ o) There are substantial reasons why the use of the property is unfairly limited
under existing zoning.
❑ p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.
0
150
300
ZONING ATLAS MAP
NW 9TH ST
NW 8TH ST
NW 7TH S
600 Feet
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ADDRESS: 249-255 NW 9 Street
0 150 300
600 Feet
ADDRESS: 249-255 NW 9 Street
City of Miami
Legislation
PAB Resolution
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 08-00681zc Final Action Date:
AN ORDINANCE OF THE MIAMI CITY COMMISSION WITH ATTACHMENT(S)
AMENDING PAGE NO. 23, OF THE ZONING ATLAS OF ORDINANCE NO. 11000,
AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, ARTICLE 4,
SECTION 401, SCHEDULE OF DISTRICT REGULATIONS, BY ADDING AN HP
"HISTORIC PRESERVATION OVERLAY DISTRICT" TO AN EXISTING R-4
"MULTIFAMILY HIGH DENSITY RESIDENTIAL" ZONING CLASSIFICATION, IN
ORDER TO ALLOW OFFICE USE FOR THE LOCALLY -DESIGNATED HISTORIC
BUILDING (HISTORICALLY KNOWN AS "THE WARD ROOMING HOUSE")
LOCATED AT APPROXIMATELY 249 NORTHWEST 9TH STREET, MIAMI,
FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the Miami Planning Advisory Board, at its meeting on June 18, 2008, Item No.7,
following an advertised public hearing, adopted Resolution No. PAB by a vote of _ to _ ( - )
vote, recommending of Zoning Change as set forth; and
WHEREAS, the City Commission, after careful consideration of this matter, deems it advisable and
in the best interest of the general welfare of the City of Miami and its inhabitants to grant this change
of zoning classification as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by
reference and incorporated as if fully set forth in this Section.
Section 2. The Zoning Atlas of Ordinance No. 11000, as amended, the Zoning Ordinance of the
City of Miami, Florida, Article 4, Section 401, Schedule of District Regulations, is amended by
changing the zoning classification from PR (Parks and Recreation) to R-3 (Multifamily Medium -Density
Residential), for the property located at approximately 1421 NW 61st Street, Miami, Florida, as legally
described in Exhibit "A" attached hereto and made a part thereof.
Section 3. It is found that this zoning classification change:
(a) is in conformity with the adopted Miami Comprehensive Neighborhood Plan;
(b) is not contrary to the established land use pattern;
(c) will not create an isolated district unrelated to adjacent and nearby districts;
(d) is not out of scale with the needs of the neighborhood or the City;
(e) will not materially alter the population density pattern or increase or overtax the load on public
facilities such as schools, utilities, streets, etc.;
(f) is necessary due to changed or changing conditions;
(g) will not adversely influence living conditions in the neighborhood;
(h) will not create or excessively increase traffic congestion or otherwise affect public safety;
City of Miami Page 1 of 2 Printed On: 6/9/2008
File Number: 08-00681zc
(i) will not create a drainage problem;
(j) will not seriously reduce light and air to adjacent area;
(k) will not adversely affect property value in the adjacent area;
(I) will not be a deterrent to the improvement or development of adjacent property in accord with
existing regulations; and
(m) will not constitute a grant of special privilege to an individual owner so as to compromise the
protection of the public welfare.
Section 4. Page No. 23 of the Zoning Atlas, made a part of Ordinance No. 11000, as amended,
the Zoning Ordinance of the City of Miami, Florida, by reference and description in said Ordinance, is
amended to reflect the changes made necessary by this Amendment.
Section 5. If any section, part of section, paragraph, clause, phrase, or word of this Ordinance is
declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 6. This Ordinance shall become effective thirty-one (31) days after second reading and
adoption thereof pursuant and subject to §163.3187(3)(c). {1}
APPROVED AS TO FORM AND CORRECTNESS:
JULIE 0 BRU
CITY ATTORNEY
Footnotes:
{1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within
ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall
become effective immediately upon override of the veto by the City Commission or upon the
effective date stated herein, whichever is later.
City of Miami Page 2 of 2 Printed On: 6/9/2008