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HomeMy WebLinkAboutAnalysis, Maps, Zoning Referral & PZAB ResoANALYSIS FOR ZONING CHANGE Northern portion of a vacant irregularly shaped property located within the block bounded by Florida Ave on the North, Plaza St. on the East, Grand Ave on the South, and Douglas Ave on the West FILE NO 12-00841zc Pursuant to Article 5 and Article 7, Section 7,1.2.8 of Ordinance 13114, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed for an amendment to the Zoning Atlas as follows: Application requests: The request is to change the zoning classifications from "Sub -Urban Transect Zone — Restricted" T3-R with "Neighborhood Conservation Districts — 2'" NCD-2 overlay to "General Urban Transect Zone -Open" T4-O with NCD-2 for the North portion of the property identified with the Folio Number: 01-4121-007-3850, fronting Plaza Street and Florida Avenue. The subject property is located within the Southwest Coconut Grove NET area, and consists of two contiguous parcels unified in one folio number comprising a total of approximately 1.194 acres, that is approximately 52,000 O. The property, irregularly shaped, is fronting North to Florida Avenue, East to Plaza Street, and South to Grand Avenue (Complete legal description is on file with the Hearing Boards Section). Review and analysis of the proposed application finds that: • The subject property is comprised of a total of approximately 1.194 acres, that is approximately 52,000 s.fand has two zoning designations as follow: North portion consists of approximately 25,000 s.f. of vacant land designated with "Sub Urban Transect Zone - Restricted" T3-R zoning designation with a "Neighborhood Conservation Districts — 2" NCD-2 overlay district, and South portion which is designated with "Urban Center Transect Zone - Open" T5-0 zoning designation with a "Neighborhood Conservation Districts — 2" NCD-2 overlay district. • The Miami Comprehensive Neighborhood Plan designates the northern portion "Single Family Residential", and the southern portion with "Restricted Commercial" which are consistent with the current zoning designation for each portion. FILE NO 12-00841zc Page 1 of 2 1 N r i i • The north portion of the subject property, as presented is consistent with the residential character of Florida Avenue, while the southern portion, facing Grand Avenue, as described is consistent with the current T5-0 transect. • The south portion as described is also part of the designated "Grand Avenue Vision Pfau" which was created to guide the redevelopment along this important neighborhood "main street'. corridor thru the Village West Coconut Grove community. This plan is a consensus document supporting the neighborhoods inherent virtues, cultural character, historical precedent and need for redevelopment. Change the zoning designation to the northern portion will require a PLUM amendment to the Miami Comprehensive Neighborhood Plan to "Low Density Restricted Commercial" as companion Item. • The zoning change requested to T4-0 is required by the applicant in order to comply with Section 3.3.1 of Miami 21 Code which limits the access from T5 through the T4-O zoned property rather than T4-R or T4-1.. • The zoning change requested is not supported with a project showing the preservation of characters of Grand and Florida Avenue respectively, for that reason its approval would set precedents of commercial intrusion in a well established residential neighborhood. Based on the aforementioned findings, the Planning and Zoning Department recommends denial of the application as presented. FILE NO 12-00841zc Page 2 of 2 Analysis for ZONING CHANGE File ID: 12-00841zc Yes No N/A. ❑ ail ❑ a) The proposed change conforms with the adopted Miami Comprenensive Neighborhood Plan and does not require a plan amendment. ❑ El ❑ b) The proposed change is in harmony with the established land use pattern. ❑ ( ❑ c) The proposed change is related to adjacent and nearby districts. M1 ❑ ❑ 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. • Z ❑ f) Existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 115 ❑ g) Changed or changing conditions make the passage of the proposed change necessary. ❑ ❑ h) The proposed change positively influences living conditions in the neighborhood. E i) The proposed change has the same or similar impact an traffic and does not affect public safety to a greater extent than the existing classification. ❑ E j) The proposed change has the same or similar impact on drainage as the existing classification. ❑ E © k) The proposed change has the same or similar impact on light and air to adjacent areas as the existing classification. RI ❑ ❑ l) 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. ❑1 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 (EXISTING) PERCIVAL AVE"• • w :tip ::::::::::::::: >1._ CI AK AVE ............ . FROW AVE NCD_2... FLORIDA AVE ....i............... �......... 3= • Cl) • • • THOMAS AVE WILLIAMAVE • 1- u) ... CHARLES AVE HIBISCUS ST l 150 300 600 Feet ADDRESS: A PORTION OF 01-4121-007-3850 MIAMI 21 MAP (PROPOSED) PERCIVAL AVE"• OAK ............ AVE FROW AVE ........ :r........ ...TOI >. :. ..... 4- Q T3=0 .... • • •• : vimy vv'v.• �\ • •:. \;•: �. \��\\‘.` \' . • • THOMAS AVE WILLIAM'AVE \ . • ..... .... .... CHARLES AVE HIBISCUS ST 0 150 300 600 Feet ADDRESS: A PORTION OF 01-4121-007-3850 0 150 300 600 Feet ADDRESS: A PORTION OF 01-4121-007-3850 City of Miami ZONING REFERRAL 444 Southwest 2nd Avenue, 4th Floor Miami, Florida 33130 Hearing Boards Division 7th Floor REF: Fal0 N .toles 12: 0/- 412J-007-3050. Please provide the following application: �M_u_S.P. Variance I1 Special Exception APPEAL OF CLASS 1/CLASS 11 SP.PMT Provide Resolution# For the. property Planning Department 3rd Floor MUSP INFO I s"zoning Change Amendment to Atlas Other Commission approval required PROVIDE RESOLUTION/FOR VARIANCE OR SPECIAL EXCEPTION OBTAINED COMMENTS: I za�Rrenrc ,se. 4 ci 7 - 71.z.. . (d (z) Ai -a po or CV F _ 4P-z ,�v T4-0 (Doi. Ascr7-Z F THE OFFICE OF HEARING BOARD IS OPEN TO THE PUBLIC FROM 8:00 AM TO 3:0OPM Z4.I .. ii G PLANSREVIEWER FOR ZONING CHANGES THE APPLICATION HAS TO BE SIGNED BY ALL PROPERTY OWNER Public Hearing Plans must be submitted to the, Hearing Boards Division no later than the first day of the last week of the month to be stamped and sutsrnitted foryreviewd by staff, ii Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-12-038 File ID 12-00841zc September 19, 2012 Item PZAB.4 Mr. Juvenal Pi na offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL WITH MODIFICATIONS TO THE MIAMI CITY -COMMISSION, AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING CLASSIFICATION FROM "T3-R" SUB -URBAN ZONE AND "NCD-2" VILLAGE WEST ISLAND AND CHARLES AVENUE CONSERVATION DISTRICT TO "T4-O" GENERAL URBAN ZONE AND "NCD-2" VILLAGE WEST ISLAND AND CHARLES AVENUE CONSERVATION DISTRICT, FOR THE PROPERTY LOCATED AT APPROXIMATELY A PORTION OF FOLIO #01-4121-007-3850, MIAMI, FLORIDA, THE PROPERTY CONSISTS OF THE NORTHERN PORTION OF A VACANT IRREGULARLY SHAPED PROPERTY LOCATED WITHIN THE BLOCK BOUNDED BY FLORIDA AVENUE ON THE NORTH, PLAZA STREET ON THE EAST, GRAND AVENUE ON THE SOUTH, AND DOUGLAS AVENUE ON THE WEST, THE LOTS IN QUESTION FRONT ON FLORIDA AND PLAZA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. THIS LAND USE CHANGE WAS RECOMMENDED APPROVAL WITH THE FOLLOWING MODIFICATIONS: 1) THE NORTHERN MOST 25 FEET FRONTING FLORIDA AVENUE TO REMAIN AS "T3-R" SUB -URBAN ZONE; 2) THE REMAINING PORTION (SOUTHERN PART FRONTING FLORIDA AVENUE) TO BE CHANGED TO "T4-O" GENERAL URBAN ZONE 3) THE APPLICANT'S PROFFERED COVENANT TO BE REVISED TO INCLUDE AFFORDABLE HOUSING STANDARD OF FEDERAL GOVERNMENT AND THE TIME FRAME TO BE 50 YEARS INSTEAD OF 30 YEARS. Upon being seconded by Mr. Daniel Milian, the motion passed and was adopted by a vote of 8-1: Mr. Sergio Cruz Yes Mr. Charles A. Garavaglia Absent Mr. Charles A. Gibson Abstain Mr. Patrick Goggins Yes Ms. Maria Beatriz Gutierrez Yes Mr. Ernest Martin No Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Janice Tarbert Yes Ms. Melody L. Torrens Yes Mr. David H. Young Yes Francisco G. rcia, Director lanning and Zining 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. 1 'fh /A SWORN AND SUBSCRIBED BEFORE ME THIS d', DAY OF 1" J 2012. 1 Notary Public State of Flbrlda v G,n „ ; Sandra Forges Pryr 7lJY(IU�G ��l ��. Al Commission DD859677 rint�N tar Name S Nota Public Sta e of Florida '!boo r%ogMRims 02/09/2013 Personally know or Produced I.D. My Commission Expires: Type and number of I.D. produced Did take an oath or Did not take an oath