HomeMy WebLinkAboutAnalysis, Color Maps & PZAB ResoANALYSIS FOR ZONING CHANGE
Approximately 3601, 3651, 3681 and 3701 North Miami Ave, 3610, 3620 and
3630 Northeast Miami Court, 17 and 25 NE 36th Street
FILE NO 12-00084zc
The subject proposal seeks to amend the Miami 21 Zoning Atlas and has been reviewed pursuant to Article 7, Section 7.1.2.8 of the
Miami 21 Zoning Code, Ordinance 13114, as amended.
Application requests:
A change to the current zoning classification of T6-12-0 "Urban Core Transect Zone -Open" to T6-24-0 "Urban Core
Transect Zone — Open".
The subject properties are located within the Little Haiti NET area, and consist of thirteen parcels comprising 0.947 acres, located on
the North side of NE 36th Street; between North Miami Ave and NE Miami Court as described in Exhibit "A" (Complete legal
description is on file with the Hearing Boards Section).
Review and analysis of the proposed application finds that:
• The subject properties are part of a low intensity commercial corridor along NE 36 Street and it's located on the boundaries
of the formerly known -as -Design -District -and adjacent on the south to the Midtown Overlay District.
• Following are the densities allowed per transects:
T5-0 "Urban Center Transect Zone - Open" 65 Units per acre
T6-12-0 "Urban Core Transect Zone — Open" 150 Units per acre
T6-24-0 "Urban Core Transect Zone - Open" 150 Units per acre
• The subject properties have a T6-12-0 zoning designation and are surrounded by T6-12-0/T5-0 to the west, T6-12-0 to
the east, T6-24-0 to the south and by the 1-195 Expressway to the north.
• The T5-0 allows a maximum height of five (5) stories and six (6) with Public Benefits Program, T6-12-0 "Urban Core"
allows a maximum height of twelve (12) stories and twenty (20) with Public Benefits Program and T6-24-0 allows a
maximum height of twenty-four (24) stories and forty-eight (48) with Public Benefits Program..
• The subject parcels comply with Article 7, Amendment to the Miami 21 Code, 7.1.2.8 a. Successional Zoning.
• The proposed increase in Transect Zone would be out of scale with the remainder of the corridor. Additionally, an increase
to T6-24-0 does not provide appropriate transition between the proposed T6-24-0 and the T5-0/T6-12-0 neighborhood
immediately to the west.
• A zoning change at this location may set in motion similar zoning changes in the vicinity that will negatively impact the
character of the corridor and surrounding areas
• The proposed zoning designation is consistent with the Miami Comprehensive Neighborhood Plan (MCNP) FLUM
designation of Restricted Commercial.
Based on the aforementioned findings, the Planning Department recommends denial of the application as presented.
Analysis for ZONING CHANGE
File ID: 12-00084zc
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 bad 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.
MIAMI 21 MAP
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150
300
600 Feet
ADDRESS: 3601, 3651, 3681, and 3701 N MIAMI AV;
3610, 3620, and 3630 NE MIAMI CT; and
17 and 25 NE 36 ST
MIAMI 21 MAP - PROPOSED
�T3-L
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0
150
300
600 Feet
ADDRESS: 3601, 3651, 3681, and 3701 N MIAMI AV;
3610, 3620, and 3630 NE MIAMI CT; and
17 and 25 NE 36 ST
0
150
300
600 Feet
ADDRESS: 3601, 3651, 3681, and 3701 N MIAMI AV;
3610, 3620, and 3630 NE MIAMI CT; and
17 and 25 NE 36 ST
Miami Planning, Zoning and Appeals Board
File ID 12-00084zc
Resolution: PZAB-R-12-022
June 06, 2012 Item PZAB.2
Mr. Juvenal Pina offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING DENIAL TO THE MIAMI CITY COMMISSION, AMENDING THE ZONING
ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING
CLASSIFICATION FROM "T6-12 0" URBAN CORE TRANSECT ZONE TO "T6-24 0" URBAN
CORE TRANSECT ZONE, FOR THE PROPERTY LOCATED AT APPROXIMATELY 3601,
3651, 3681 AND 3701 NORTH MIAMI AVENUE, 3610, 3620 AND 3630 NORTHEAST MIAMI
COURT, 17 AND 25 NORTHEAST 36TH STREET, MIAMI, FLORIDA; LEGALLY DESCRIBED
AS EXHIBIT "A" (HEREBY ATTACHED), PUBLIC RECORDS OF MIAMI-DADE COUNTY,
FLORI DA.
Upon being seconded by Mr. David H. Young, the motion passed and was adopted by a
vote of 9-0:
Mr. Sergio Cruz Absent
Mr. Charles A. Garavaglia Yes
Mr. Patrick Goggins Yes
Ms. Maria Beatriz Gutierrez Yes
Mr. Lazaro Lopez Yes
Mr. Ernest Martin Yes
Mr. Daniel Milian Yes
Mr. Juvenal Pia Yes
Mr. Oscar Rodriguez Absent
Ms. Janice Tarbert Yes
Mr. David H. Young Yes
Franc! co Garcia, Director
tanning and Zoning Department
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Personally appeared before me, the undersigned authority, Anel Rodriguez, Clerk of the Planning, Zoning and Appeals Board of the
City of Miami, Florida, and acknowledges that he executed the foregoing Resolution.
Th
SWORN AND SUBSCRIBED BEFORE ME THIS F✓ DAY OF
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Personally know ' or Produced I.D.
Type and number of I.D. produced
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, 2012.
Notary Public S ate of Florida
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