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Home My WebLink AboutAnalysis, Maps, Zoning Referral, Sch. Conc. & PZAB ResoANALYSIS FOR ZONING CHANGE Approximately 2701, 2721, and 2751 SW 28th Avenue, and 2740 SW 27th Court. FILE NO 13-00077zc Pursuant to Article 5 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: A change to the existing zoning classifications of the acreage described herein of selected real properties located approximately 2701, 2721, and 2751 SW 28th Avenue, Miami, Florida from "T3-0" Sub -Urban — Open Transect Zone to "T4-0" General Urban — Open Transect Zone. The subject area is located within the Coral Way NET area and consists of three parcels 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 comply with Section 7.1.2.8 (a) of the Miami 21 Code, since the rezoning is proposed to the next higher Transect Zone. • The request is deemed in compliance with Section 7.1.2.8 (c) of the Miami 21 Code, since the shape of the aggregate of the parcels proposed for rezoning has more than two hundred feet of Street Frontage on one (1) street. • The proposed rezoning is in compliance with Miami 21 Code principle, generating appropriate transitions in height, scale, density and intensity of transects north to south and east to west. • The proposed rezoning does not require land use change. • The subject properties are within one-half (1/2) mile radius from a convergence of modes of transit, constituting a Transit Oriented Development (TOD) pursuant to Miami 21, Article 1.2 Definitions of Terms. Based on the aforementioned findings, the Planning and Zoning Department recommends approval of the proposal as presented. FILE NO 1-00077zc pg. 1 Yes No N/A. ® ❑ ❑ ® 0 ❑ ® ❑ ❑ ® 0 0 O ® ❑ ® 0 ❑ • 0 0 • 0 0 ® 0 0 ® 0 0 ® 0 0 O ® 0 ® ❑ 0 ® 0 0 ❑ ® 0 O ® 0 Analysis for ZONING CHANGE File ID: 13-00077zc 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 Toad 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 Tight 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. U SW 29TH AVE MIAMI 21 MAP (EXISTING) 0 W F— T4tLi 1 I T51O SW 27TH LN • L T6-8-O 0 150 SW 26TH ST 300 SW 27TH ST- V —~LLJ Q U = oo co, —N — N SW 27TH TER CI T5-01 Coconut Grove': oo Neighborhd . . ::::.... Conservation :,:.:. I. District 600 Feet SW 27TH ST JII _8- • 1SW-28TH ST • iT5-0;: ADDRESS: 2701, 2721, 2751 SW 28 AV & 2740 SW 27 CT U SW 29TH AVE MIAMI 21 MAP (PROPOSED) 0 1- 1- N T4-L 1 I T51O SW 27TH LN rya T6-8-O SW 29TH AVE 0 150 300 SW 26TH ST _-SW 28TH 'CT T. SW 27TH ST T4-O SW 27TH TER CI T5-O Coconut Grove': • :Neighborhood . . • Conservation •::.:. t:District 600 Feet SW 26TH LN SW 27TH ST TII •SW.28TH STD' iT5`-0: ,T3 R . ADDRESS: 2701, 2721, 2751 SW 28 AV & 2740 SW 27 CT 0 150 300 600 Feet ADDRESS: 2701, 2721, 2751 SW 28 AV & 2740 SW27 CT Tnes Applicanta^ Inarrero htd j, coA, Applicant Email Address a 1, a9a.s a1si, $w ace Ave ❑ Pre -Application Meeting ❑ Assisted Living Facility Principal Frontage Other: epr)in f 'e. Jan '', ad l Date dt.l,///(,o.0e13-/430; /43/; /432 / 4 3 3 Folio Number ,30 '• 89-79 6 Applicant Phone Number �2 o 6w c 9 (;. Project Street Address TO BE COMPLETED BY THE OFFICE OF ZONING _77370 Trtnsect Zone 5—e;6)te / "/ 4-i/740 ,7-7, /), "4/ � 50 ` &(e, 29 7-/o 7--teet R"-?"7771, Ap,-,,4 7-3 eto 7-179 . 2?" Type ermit Recsted - Code Sectiafi Summary of Request Referral issue CITY OF MIAMI OFFICE OF ZONING Ph: 303-416-1499 1 11 SW 2.d Ave 4th Floor ;Miami, FL 33130 www miamigov. com/ zoning . . City of Miami ff. .. 0 0 um @ frTi Is 0 JILIVQ D 0' ZONING REFERRAL .444 Southwest 2nd Avenue, 4th Floor • Miami, Florida 33130 qt,.,„ ....... ,.., 40, • . OP Hearing Boards Divisiona— Floor Planning Department 3rd Floor . • .,.': , ,.,• - ii-; REF: '72'1411 2-724 27.57 5' tr.) 2 841m 6e--, c.2 9.1/1 5 a/ 2 i' 'fir C Please provide the following application: MU. P INFO M.U.S.P. Variance Special Exception Zoning Change Other • APPEAL OF CLASS I /CLASS II SP.PMT Amendment to Atlas 1Provide Resolution# For the, property 1, Commission approval required PROVIDE RESOLUTION/FOR VARIANCE OR SPECIAL EXCEPTION OBTAINED COMMENTS: —4 • : 46 7 " M ; 5, e /:"- c.,/, g 8 ) .7) , • . i3. • THE OFFICE OF HEARING BOARD IS OPEN TO THE PUBLIC FROM 8:00 AM TO 3:00PM LANS VIEWER NING CHANGES THE APPLICATION HAS TO BE SIGNED BY ALL PROPERTY OWNER. Pu lic Hearing Plans must be submitted to the. Hearing Boards Div)sion no later than the first day of the last week of the month to be starnbe-d..and-Submitted'forreViewd by staff. • 4 tt,,k.o/uDE co, „P fir. tieing our students the world tIC Sakcf9 Miami -Dade County Public Schools Superintendent of Schools Alberto M. Carvalho February 21, 2013 VIA ELECTRONIC MAIL Ines Marrero-Priegues, Esquire Holland & Knight LLP 701 Brickell Avenue, Suite 3000 Miami, Florida 33131 ines.marrero@bellsouth.net giving our students the world Miami -Dade County School Board Perla Tabares Hantman, Chair Dr. Martin Karp, Vice Chair Dr. Dorothy Bendross-Mindingall Susie V. Castillo Carlos L. Curbelo Dr. Lawrence S. Feldman Dr. Wilbert "Tee" Holloway Dr. Marta Perez Raquel A. Regaledo RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS LANDAQ, INC. AND GROVE BLUFF, INC. 2701, 2721, 2740, 2751 — LG NO. 13-00077zc LOCATED SOUTH EAST OF SW 28 AVENUE AND SW 27 STREET PH0113021500121 - FOLIO Nos. 0141160231630, 0141160231631, 0141160231632, 0141160231633 Dear Applicant: Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review) for informational purposes only. As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 32 multi -family attached units, which generate 4 students; 2 elementary, 2 middle and 2 senior high students. At this time, all three school levels have sufficient capacity available to serve the application. However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to co tact me at 305-995-4501. Sin van M. Rodriguez, R.A Director I IMR:ir L-361 Enclosure cc: Ms. Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File Facilities Planning, Design and Sustainability Ana Rijo-Conde, AICP, Eco-Sustainability Officer• 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132 305-995-7285. 305-995-4760 (FAX) • arijo@dadeschools.net Concurrency Management System (CMS) Miami Dade County Public Schools Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis MDCPS Application Number: PH0113021500121 Local Government (LG): Miami Date Application Received: 2/15/2013 10:00:28 AM LG Application Number: 13-00077zc Type of Application: Public Hearing Sub Type: Zoning Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): Landaq, Inc. and Grove Bluff, Inc. 2701, 2721, 275 13990 SW 97Avenue, Miami, FI 33176 0141160231630 0141160231631, 0141160231632, 0141160231633, PROPOSED # OF UNITS 32 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 32 CONCURRENCY Facility Name SERVICE AREA SCHOOLS Net Available Seats Seats Capacity Required Taken LOS Met Source Type CSA Id 5041 SILVER BLUFF ELEMENTARY -21 2 0 NO Current CSA 5041 SILVER BLUFF ELEMENTARY 0 2 0 NO Current CSA Five Year Plan 6741 (PONCE DE LEON MIDDLE 107 1 1 YES Current CSA 7071 CORAL GABLES SENIOR -520 1 0 NO Current CSA 70 [ 7071 I CORAL GABLES SENIOR 0 1 0 NO Current CSA Five Year Plan ADJACENT SERVICE AREA SCHOOLS 5401 SUNSET EL - GEORGE CARVER EL CORAL GABLES EL 98 2 2 YES Adjacent CSA )7341 MIAMI JACKSON SENIOR 837 1 1 YES Adjacent CSA *An Impact reduction of 19.5% included for charter and magnet schools (Schools of Choice). MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net Miami Planning, Zoning and Appeals Board File ID 13-00077zc Resolution: PZAB-R-13-017 March 20, 2013 Item PZAB.1 Ms. Maria Beatriz Gutierrez 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 TO "T4-0" GENERAL URBAN ZONE, FOR THE PROPERTIES LOCATED AT APPROXIMATELY 2701, 2721, 2751 SOUTHWEST 28TH AVENUE AND 2740 SOUTHWEST 27TH COURT, MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. THIS ZONING CHANGE WAS RECOMMENDED APPROVAL WITH THE FOLLOWING MODIFICATIONS: 1) CHANGE THE ZONING CLASSIFICATION TO "T4-R" AND 2) SOUTHWEST 27TH COURT WILL GO TO CODE WITH PROPER PAVEMENT AND SIDEWALKS AND PROPER SIDEWALKS ON SOUTHWEST 28TH AVENUE. Upon being seconded by Mr. Chris Collins, the motion passed and was adopted by a vote of 8-3: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr. Charles A. Garavaglia Mr. Charles A. Gibson Ms. Maria Beatriz Gutierrez Mr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Pina Ms. Janice Tarbert Ms. Melody L. Torrens Mr. David H. Young Yes Yes Yes Yes Yes Yes Yes No Yes No Absent No Francisc9 G • rcia, Director Planning and Zonin' STATE OF FLORIDA COUNTY OF MIAMI-DADE PNotary Public State of Florida Sandra Forges My Commission EE 877365 0 Expires 02/21/2017 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. Y N` SWORN AND SUBSCRIBED BEFORE ME THIS ri,14, DAY OF a0a c. 1 Print Notary Name Notary)Py Stage of Florida 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 (M (.J/ _ 2013. 4"%Notary Public State of fl6lddida 4F, • . • Sandra Forges My Commission EE 8? 1 5 Expires 02/21/2017 /