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HomeMy WebLinkAboutAnalysis, Maps, Zoning Referral & PZAB ResoANALYSIS FOR ZONING CHANGE approximately at 2991-95 SW 22nd Street and 2984 SW 21 st Terrace FILE NO 12-00839xc 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 for three parcels as follow: No. Address 1 2991 SW 22rd Street Folio No. Area From To 0141090390800 17,765 s,r. T5.0 "Urban Center Transect Zone 2 N 2995 SW 22nd Street 2984 SW 21 Terrace — open" T4-0'"General Urban 0141090390792 8,880 s.t. Transect Zone -Open" 0141090390810 9,416 s.f. T3.O °'Sun -Urban Transect Zone — Open" The subject properties are located within the Coral Way NET area, and consist of three contiguous parcels comprising a total of approximately 0.828 acres, that is approximately 36,061 S.F. Two of the parcels (identified as 1 and 2) are located on the north bound of Coral Way (SW 22nd Street) and Parcel No. 3 is adjacent to the northwest of parcel No.1 (Complete legal description is on the with the Hearing Boards Section), Review and analysis of the proposed application finds that: • The subject properties belong to the same owner; however they are independent properties with different addresses, and different folio numbers and therefore, a Unity of Tile shall be required. The first two properties (2991 and 2995 SW 22nd Street) are part of the Coral Way corridor, designated Scenic Transportation Corridor and extended to the rear all the way to SW 21 st Terrace with "Urban Center Transect Zone - Open" T5-O zoning designation.T5-0 is the lowest zoning designation along this corridor and between SW 17;hAvenue and SW 3701 Avenue, • Parcel No. 3 (2984 SW 21 Terrace) adjacent to the previously mentioned parcels is an interior lot, fronting SW 2151 Terrace, designated "Sub Urban Transect Zone - Open" T3-O, surrounded by T3-O, except to the south, where abuts parcel No. 1 (2991SW 22nd St). FILE NO 12-00839zc Page 1 of 2 • The applicant is proposing to rezone all parcels from T5- 0 and T3-0 to T4-O, in order to provide additional surface parking for the existing commercial development along Coral Way. • The three subject properties, treated as one, obtained from the Office of Zoning a Waiver on 7/17/2012, pursuant to Article 7 Section 7,1.2.5(a)(28) of the Miami 21 Zoning Code, to allow modifications up to 10% of any standards of the Code. Specifically, to reduce the minimum required Lot Size from 40,000 square feet to 36,000 square feet, subject to the following conditions: o Any substantial changes that arise may require a new Waiver, o A Unity of Title shall be executed by the applicant at time of the granting of the rezoning. • The first two properties (2991 and 2995 SW 22nd Street) are proposed to down zone from "Urban Center Transect Zone - Open' T5-0 to "General Urban Transect Zone — Open" T4-0. Parcel No. 3 (2984 SW 21 Terrace) is proposed to change the zoning designation from T3-0 to "General Urban Transect Zone — Open" T4-0, • The proposed zoning designation for Parcel No,3 is inconsistent with the current Comprehensive Neighborhood Plan (MCNP) designation of 'Duplex Residential" (8 units/acre) and requires a Future Land Use Map (FLUM) amendment to "Low Density Restricted Commercial" (36 units/acre). • Changing the zoning designation of Parcel No. 3 (2984 SW 21 Terrace) from T3-O to T4-0 will create an intrusion of commercial uses into a well established residential neighborhood, and will allow for greater density and intensity. • Even though the proposed zoning change of the parcels fronting SW 220 Street to T4-0 complies with successional zoning, it does not maintain the existing T5-0 corridor along SW 22th Street. The requested change will result in a negative spot zoning condition, • The Planning and Zoning Department recommends that the parcels currently zoned T5-0 to remain along SW 22nd Street from SW 170 Avenue to SW 37rh Avenue. Based on the aforementioned findings, the Planning and Zoning Department recommends denial of the application as presented. FILE NO 12-00839zc Page 2 of 2 Yes No N/A. ❑ J Analysis for ZONING CHANGE File ID: 12-00839zc E 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. ® T ❑ 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. ❑ L ❑ 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. ❑ Z ❑ 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. [] tl n 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. 1❑ ►� ❑ 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 (EXISTING) SW 19TH TER SW 20TH ST SW21ST STD U / CO SW 21ST TER T5-O SW 19TH TER SW 20TH ST T3-R I � T3-O SW 22ND ST SW 21 ST S T4-R co m SW 23RD ST T3-O SW 23RD ST I I I I I I 1 11 I SW 29TH AVE SW 23RD ST ADDRESS: 2984 SW 21 TER 0 150 300 600 Feet 2991 & 2995 SW 22 ST V) m MIAMI 21 MAP (PROPOSED) SW 19TH TER J L SW 19TH TER SW 20TH ST SW 20TH ST T3-R I � SW 21ST ST _ T3-O SW 21 ST TER T5-O SW 22ND ST SW 21 ST ST m T4-R SW 23RD ST w V) T3-O SW 23RD ST I I I I I I 1 11 I SW 29TH AVE SW 23RD ST ADDRESS: 2984 SW 21 TER 0 150 300 600 Feet 2991 & 2995 SW 22 ST I 1 I I 0 150 300 'SW 21 ST ST 600 Feet SW 19TH TER SW 23RD ST ADDRESS: 2984 SW 21 TER 2991 & 2995 SW 22 ST I City of Miami ZONING REFERRAL 444 Southwest 2nd Avenue, 4th Floor Miami, Florida 33130 Hearing Boards Division 7th Floor REF: Z97/ 2215 G9ha,a4 29, 5 2 ,c / .SSI/ —'' Please provide the following application: M.U.S.P. 'Variance 1 'Special Exception APPEAL OF CLASS 1 /CLASS II SP.PMT Planning Department 3rd Flog MUSP INFO oning Change lOther f}Amendment to Atlas Provide Resolution# For the. property L 'Commission approval required Pr nVFflP s��finLUTiON/FOR VARIANCE OR SPECIAL EXCEr'T�n� rsRTAin�Pn COMMENTS: THE OFFICE OF HEARING BOARD IS OPEN TO THE PUBLIC FROM 8:00 AM TO 3:OOPM 2 i ZO G PL S REVIEWER ate © ZONING CHANGES THE APPLICATION HAS TO BE SIGNED BY ALL PROPERTY OWNER_ PublicHearing Plans must be submitted to the. Hearing Boards Division no later than the first day of the last week of the month to be stamp6d:andsubmitted for;reviewd by staff. J. r Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-12-036 File ID 12-00839zc September 19, 2012 Item PZAB.2 Mr. Patrick Goggins 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-O" SUB -URBAN ZONE AND "T5-O" URBAN CENTER ZONE TO "T4-O" GENERAL URBAN ZONE, FOR THE PROPERTIES LOCATED AT APPROXIMATELY 2991 AND 2995 SOUTHWEST 22ND STREET, 2984 SOUTHWEST 21ST TERRACE, MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. THIS ZONING CHANGE WAS RECOMMENDED APPROVAL WITH THE FOLLOWING MODIFICATION: REZONE THE ENTIRE AREA OF THE SUBJECT PROPERTY THAT PRESENTLY EXISTS NORTH OF "T5-O" LINE TO "T4-L". THE APPLICANT PROFFERED A COVENANT FOR THESE PROPERTIES. Upon being seconded by Ms. Maria Beatriz Gutierrez, the motion passed and was adopted by a vote of 6-3: Mr. Sergio Cruz Yes Mr. Charles A. Garavaglia Absent Mr. Charles A. Gibson Absent Mr. Patrick Goggins Yes Ms. Maria Beatriz Gutierrez Yes Mr. Ernest Martin No Mr. Daniel Milian No Mr. Juvenal Pina No Ms. Janice Tarbert Yes Ms. Melody L. Torrens Yes Mr. David H. Young Yes Francisco a cia, Director Planning and oning 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. S ORN AND SUBSCRIBED BEFORE ME THIS'DAY OR (*111 Q (2012. c. nka es Print Notary Name L Personally know tror Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath Notary blic S te of Florida My Commission Expires: "eve 4"1'aG Notary Public State of Flbrida Sandra Forges c.: R My Commission DD859677 Expires 02/09/2013