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Home My WebLink AboutPZAB 09-22-14 Supporting DocumentsFile ID: Title: Location: Applicant(s): PZAB.3 PLANNING, ZONING AND APPEALS BOARD FACT SHEET 03-0423zc Quasi -Judicial A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING CLASSIFICATION FROM "T4-R" TO "T4-L", FOR THE PROPERTIES LOCATED AT APPROXIMATELY 3155 SOUTHWEST 22ND TERRACE AND A PORTION OF 3170, 3180 & 3190 SOUTHWEST 22ND STREET, MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Approximately 3155 SW 22nd Terrace and a portion of 3170, 3180 & 3190 SW 22nd Street [Commissioner Marc David Sarnoff - District 2] Daniel J. Alfonso, City Manager, on behalf of the City of Miami 3500 Pan American Drive Miami, FL 33133 (305) 250-5400 Purpose: This will change the above properties from "T4-R" to "T4-L". Item does not include a covenant. Finding(s): Planning & Zoning: Recommended approval. Planning, Zoning and Appeals Board: September 22, 2014 City of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING APPLICANT: Daniel J. Alfonso, City Manager, City of Miami FILE ID: 03-0423zc PROJECT ADDRESS: 3170, 3180, 3190 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 Scenic Coral Way Corridor. The parcels are comprised of 4 lots the combined lot area which is the subject of the rezoning is approximately 1.54 acres. The site is 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 four (4) individual lots. Lot 1 is located at 3190 SW 22 Street consisting of an existing Fast Food restaurant (Taco Bell) previously zoned Commercial Restrictive "C-1" and Two -Family Residential "R-2". Lot 2, located at 3180 SW 22 Street has an existing 14 story mixed - use residential building with approximately 99 units (Lofts at Midtown). Lot 3, located at 3170 SW 22 Street is a vacant lot with an active development approval via resolution R-04-0193 to allow a 20 story mixed -use residential building with 190 units. Lots 4, located at 3155 SW 22 Street is a 7,000 sq. ft. parking lot. Lots 2, 3, and 4 were previously zoned Commercial Restrictive "C-1 ". 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 2, 3, and 4 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. 03-0423zc Page 1 of 4 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 2, 3, & 4. However, the southern portion of lot 1 is designated Low Density Multifamily Residential and is found to be inconsistent with the proposed zoning designation of T4-L and the MCNP. D. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Properties T4-R; General Urban Transect Zone (Lots 2, 3, & 4) Lower portion T4-R; General Urban Transect Zone (Lot 1) Lower portion T5-0; Urban Transect Zone Open (Lots 1, 2, 3, & 4) 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 Low Density Multifamily Residential Maximum of 36 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: 03-0423zc Page 2 of 4 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 four (4) 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 2, 3 and 4 to be consistent with the goals of the Miami 21 Code as the request is 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 2, 3 and 4 from T4-R to T4-L will allow the existing and proposed commercial components to conform with the proposed underlying zoning Transect Zone of T4-L. Finding: Consistent for Tots 2, 3, & 4 Inconsistent for lot 1 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 Tots 2 & 3 and all of lot 4 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. However staff finds the request to rezone the lower portion of lot 1 to be inconsistent with the goals of the Miami 21 Code as said request is not compatible with the Comprehensive Neighborhood Plan (MCNP) as adopted. 03-0423zc Page 3 of 4 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 lots 2, 3 and 4 and denial of the rezoning of lot 1. 1 Antonio E. Perez Chief of Land Development 9/12/14 E. Nunez 03.0423zc Page 4 of 4 EXHIBIT A CITY OF MIAMI - CORAL WAY 03-0423ZC MIAMI 21 MAP (PROPOSED) _aril Gate Neighborhoods -Co iservation- ,Distrie 1 T3-R • • T4-R llL 14:7 SW 2211D-TER SW 22ND ST T5-0 Lots 21 3L of I - T3-0 SW 23RD ST SW 23RD TER �!ll W 150 300 000 Feet II I 1 II Lot 2 3180 SW 22nd Street Lot 3 3170 SW 22nd Street Lot 4 3155 SW 22 Terrace 0 MIAMI 21 MAP (EXISTING) Coral Gate Neighborhood Conservation District 150 300 600 Feet 111111111 Address: 3170, 3180, 3190 SW 22 ST & 3155 SW 22 TER 0 MIAMI 21 MAP (PROPOSED) Coral Gate Neighborhood Conservation District 150 300 600 Feet 111111111 Address: 3170, 3180, 3190 SW 22 ST & 3155 SW 22 TER Coral Gate Neighborhood ii , Conservation District • • SW721ST ST SW'21ST TER SW•22ND TER SW,23IID TEIE 0 150 300 600 Feet 111111111 Address: 3170, 3180, 3190 SW 22 ST & 3155 SW 22 TER