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Home My WebLink AboutAnalysis & Maps-SUBCity of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. APPLICANT: Daniel J. Alfonso, City Manager, City of Miami FILE ID: 03-0423zc PROJECT ADDRESS: 3170, 3180 SW 22 Street ZIP: 33145 & 3155 SW 22 Terrace NET OFFICE: Coral Way HEARING DATE: 9/22/14 COMMISSION DISTRICT: District 4 ITEM: PZAB.3 A. GENERAL INFORMATION: REQUEST: Pursuant to Article 5 and Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant is requesting a change of zoning for a portion of the parcels zoned T4-R "General Urban Transect Zone Restricted" to T4-L "General Urban Transect Zone Limited". The subject properties are located within the Coral Way NET area and adjacent to the Coral Way Scenic Transportation Corridor. The combined portion of the lot areas which are the subject of the rezoning is approximately 1.36 acres. The lots are located near the SE corner of SW 32 Avenue and SW 22 Street. (Complete legal description is on file with the Hearing Boards Section). B. BACKGROUND: The subject sites consist of three (3) individual lots. Lot 1 located at 3180 SW 22 Street has an existing 14 story mixed -use residential building with approximately 99 units (Lofts at Midtown). Lot 2, located at 3170 SW 22 Street is a vacant lot with plans to develop under previous zoning entitlements. Lots 3, located at 3155 SW 22 Street is a 7,000 sq. ft. parking lot. Lots 1, 2 and 3 were previously zoned Commercial Restrictive "C-1" within the Coral Way Special Overlay District SD-23". The lots were subsequently rezoned on April 2010 under Miami 21 to Urban Center Transect Zone Open "T5-0" and Urban Transect Zone Restricted "T4-R". As a result of the rezoning for the southern portions of lots 1, 2, and all of lot 3 by the City to T4-R, the commercial component previously allowed by right prior to Miami 21 was eliminated, creating legal non -conforming commercial uses. 03-bn3z Anrnlys\s ,), MuQs - S% 03-0423zc Page 1 of 3 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. C. COMPREHENSIVE PLAN: The requested zoning designation of T4-L is found to be consistent with the Miami Comprehensive Neighborhood Plan (MCNP) designation of Restricted Commercial for Tots 1, 2 & 3. D. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Properties T4-R; General Urban Transect Zone Restrictive (Lots 1, 2, & 3) Lower portion T5-0; Urban Transect Zone Open (Lots 1, 2, & 3) Upper portion Surrounding Properties NORTH: T5-0; Urban Transect Zone (adjacent & across Coral Way) SOUTH: T3-0; Sub -Urban Transect Zone (across SW 22 Street) EAST: T4-R; General Urban Transect Zone (adjacent) WEST: T6-8-0; Urban Core Transect Zone (adjacent.) E. ANALYSIS: FUTURE LAND USE DESIGNATION Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Single -Family Residential Maximum of 9 D.U. per acre Single -Family Residential Maximum of 9 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre The following is a review of the request pursuant to a rezoning criteria at Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria: For rezonings: A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and building heights. Analysis: The properties are three (3) legally platted parcels located between SW 22 Street (Coral Way) and SW 22 Terrace. Staff finds the proposed zoning request for the southern portion of Tots 1, 2, and all of 3 to be consistent with the goals of the Miami 21 Code as the 03-0423zc Page 2 of 3 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT. request are found to be compatible with the surrounding zoning districts as the transition in height will remain the same. In addition, staff notes that there are active commercial uses along the corridor consistent with the intensity of T4-L. That there was a prior development order for lots 2 & 3, which have development rights under Chapter 2, Section 2-213 entitled "Pilot Program for Distressed Development Sites" as per as adopted by the City Commission. The lots were previously zoned C-1, SD-23. Rezoning lots 1, 2, and all of lot 3 from T4-R to T4-L will allow the existing and proposed commercial components to conform with the underlying zoning Transect Zone of T4-L as proposed. Finding: Consistent F. NEIGHBORHOOD SERVICES: Code Compliance No Objection Building No Objection Historic Preservation No Objection Environmental Resources No Objection Transportation No Objection G. CONCLUSION: The Department of Planning and Zoning recommends approval of the applicant's request for a change of zoning for the southern portion of lots 1, 2, and all of lot 3 as per Exhibit A attached here to. The proposed change of zoning is compatible with the adjacent density and intensity of the adjacent Transect Zones. As such, the proposed request would bring a series of existing and approved future commercial uses into conformity with the proposed underlying zoning Transect Zone. Staff finds the zoning request is consistent with the goals of the Miami 21 Code as the request is compatible with the surrounding zoning district and provides an appropriate zoning transition. H. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the aforementioned findings, the Planning & Zoning Department recommends approval of the proposed rezoning as presented for Tots 1, 2, and all of lot 3 as per Exhibit A attached hereto. Antonio E. Perez Chief of Land Development 9/12/14 E. Nunez 03-0423zc Page 3 of 3 Coral Gate Neighborhood Conservation District T3-R MIAMI 21 MAP (EXISTING) T4-R L i T4-L SW 32ND AVE T6-8; O SW 21ST ST SW 21S T ERI LT4-L T3-O %.; yin O 0 co SW 22ND-TER SW 22ND ST T5-O T4-R I I I T3-O SW 23RD ST 0 150 300 SW 23RD TER 600 Feet 111111111 Address: 3170, 3180 SW 22 ST & 3155 SW 22 TER MIAMI 21 MAP (PROPOSED) scorai Gate \Neighhorhcd` ' onservation- ,Dist ict1 T3-R N5 0 150 300 T6-8-O 600 Feet i i i I i i i I SW 21ST ST -SW21STTER T,4-L 44 1 60 Lot (1) 3180 SW 22nd Street Lot (2) 3170 SW 22nd Street Lot (3) 3155 SW 22 Terrace Coral Gate Neighborhood ii , Conservation District • • SW21ST ST SW'21ST TER SW22ND TER SW,23IIEuTEIE Gw ral 1' lit" i_ 1111 0 150 300 600 Feet 111111111 Address: 3170, 3180 SW 22 ST & 3155 SW 22 TER SUBSTITUTED City of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING APPLICANT: Da -1 J. Alfonso, City Manager, City of Miami FILE ID: 03-0423zc PROJECT ADDRES • 3170, 3180 SW 22 Street ZIP: 33145 3155 SW 22 Terrace NET OFFICE: Coral Way HEARING DATE: 9/22/14 COMMISSION DISTRICT: Dis t 4 ITEM: PZAB.3 A. GENERAL INFORMATION: REQUEST: Pursuant to Article 5 and Ar . e 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant is requesting a change of zo ' g for a portion of the parcels zoned T4-R "General Urban Transect Zone Restricted" to T4-L "Gen:.I Urban Transect Zone Limited". The subject properties are located within the Coral ay NET area and adjacent to the Scenic Coral Way Corridor. The parcels are comprised of 3 lots th- ombined lot area which is the subject of the rezoning is approximately 1.36 acres. The lots are loc. -d near the SE corner of SW 32 Avenue and SW 22 Street. (Complete legal description is on file wi the Hearing Boards Section). B. BACKGROUND: The subject sites consist of three (3) individual lots. Lot 1 locates -t 3180 SW 22 Street has an existing 14 story mixed -use residential building with approximately 99 its (Lofts at Midtown). Lot 2, located at 3170 SW 22 Street is a vacant lot with an active developmt approval via resolution R-04-0193 to allow a 20 story mixed -use residential building with 190 units. ots 3, located at 3155 SW 22 Street is a 7,000 sq. ft. parking lot. Lots 1, 2 and 3 were previou zoned Commercial Restrictive "C-1". The lots were subsequently rezoned on April 2010 under 'ami 21 to Urban Center Transect Zone Open "T5-0" and Urban Transect Zone Restricted "T4-R". As a result of the rezoning for the southern portions of lots 1, 2, and all of lot 3 by the the commercial component previously allowed by right prior to Miami 21 was eliminate legal non -conforming commercial uses. to T4-R, eating 03.0423zc Page 1 of 3 SUBSTITUTED C. COMPREHENSIVE PLAN: The requested zoning designation of T4-L is found to be consistent with the Miami Comprehensive Neighborhood Plan (MCNP) designation of Restricted Commercial for Tots 1, 2 & 3. IGHBORHOOD CHARACTERISTICS: ZON I Sub'ect Pr. 'erties T4-R; General ► ban Transect Zone (Lots 1, 2, & 3) Lo -r portion T5-0; Urban Transect (Lots 1, 2, & 3) Upper po Surrounding Properties NORTH: ne Open T5-0; Urban Tran (adjacent & across ct Zone al Way) SOUTH: T3-0; Sub -Urban Transeone (across SW 22 Street) EAST: T4-R; General Urban Transect (adjacent) WEST: T6-8-0; Urban Core Transect Zone (adjacent.) E. ANALYSIS: The following is a review of the request pursuant to a rezoning criter . at Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21. The Background section of this report is h. eby incorporated into the analysis and its corresponding criteria by reference: Criteria: For rezonings: A change may be made only to the next intensity T . sect Zone or by a Special Area Plan, and in a manner which maintains the goals of the 4iami 21 Code to preserve Neighborhoods and to provide transitions in intensity and building ieights. FUTURE LAND USE DESIGNATION Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Single -Family Residential Maximum of 9 D.U. per acre Single -Family Residential Maximum of 9 D.U. per acre estricted Commercial ximum of 150 D.U. per acre Analysis: The properties are three (3) legally platted parcels located between SW 22 -et (Coral Way) and SW 22 Terrace. Staff finds the proposed zoning request for the southe •ortion of Tots 1, 2, and all of 3 to be consistent with the goals of the Miami 21 Code the 03-0423zc Page 2 of 3 SUBSTITUTED request are found to be compatible with the surrounding zoning districts as the transition in height and intensity will remain the same. In addition, staff notes that there are active commercial uses along the corridor and that there is an active development order that allows for a commercial component for the undeveloped lot previously zoned C-1. Rezoning lots 1, 2, and all of lot 3 from T4-R to T4- L will allow the existing and proposed commercial components to conform with the nderlying zoning Transect Zone of T4-L as proposed. Finding: Co istent F. NEIGHBORHO SERVICES: Code Compliance No Objection Building No Objection Historic Preservation No Objection Environmental Resources No Objection Transportation No Objection G. CONCLUSION: The Department of Planning and Zon change of zoning for the southern port' here to. The proposed change of zoning is adjacent Transect Zones. As such, the prop approved future commercial uses into conform Zone. recommends approval of the applicant's request for a of lots 1, 2, and all of lot 3 as per Exhibit A attached patible with the adjacent density and intensity of the ed request would bring a series of existing and with the proposed underlying zoning Transect Staff finds the zoning request is consistent with the goof the Miami 21 Code as the request is compatible with the surrounding zoning district and provid• an appropriate zoning transition. H. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as a ded on the aforementioned findings, the Planning & Zoning Department recommends approval . the proposed rezoning as presented for Tots 1, 2, and all of lot 3 as per Exhibit A attached hereto. Antonia( Perez Chief of Land Development 9/12/14 E. Nunez 03-0423zc Page 3 of 3