HomeMy WebLinkAboutPZAB 10-15-14 Supporting DocumentationPZAB.3
File ID:
Title:
Location:
Applicant(s):
Purpose:
Finding(s):
Planning & Zoning:
PLANNING, ZONING AND APPEALS BOARD
FACT SHEET
14-00963zc 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 T5-O "URBAN CENTER TRANSECT
ZONE - OPEN" TO T6-8-O "URBAN CORE TRANSECT ZONE - OPEN" , FOR
THE PROPERTIES LOCATED AT APPROXIMATELY SOUTHWEST 1ST
STREET BETWEEN SOUTHWEST 13TH AVENUE AND SOUTHWEST 17TH
AVENUE, MIAMI, FLORIDA; AND BY CHANGING THE ZONING
CLASSIFICATION FROM T4-L "URBAN GENERAL TRANZECT ZONE -
OPEN" to T5-L "URBAN CENTER TRANSECT ZONE - LIMITED", FOR THE
PROPERTIES LOCATED AT APPROXIMATELY SOUTHWEST 2ND STREET
BETWEEN SOUTHWEST 13TH AVENUE AND SOUTHWEST 17TH AVENUE,
MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Approximately SW 1st Street between SW 13th Avenue and SW 17th Avenue;
and SW 2nd Street between SW 13th Avenue and SW 17th Avenue
[Commissioner Frank Carollo - District 3]
Daniel J. Alfonso, City Manager, on behalf of the City of Miami
3500 Pan American Drive
Miami, FL 33133
(305) 250-5400
This will change the zoning classification from "T5-O" to "T6-8-O" for the
properties located at approximately SW 1st Street between SW 13th Avenue
and SW 17th Avenue; and from "T4-L" to "T5-L" for the properties located at
approximately SW 2nd Street between SW 13th Avenue and SW 17th Avenue.
Item does not include a covenant.
Recommended approval.
Planning, Zoning and
Appeals Board: October 15, 2014.
City of Miami
Planning and Zoning Department
Land Development Section
FILE ID:
APPLICANT:
PROJECT ADDRESS:
FOLIO NUMBER:
COMMISION DISTRICT:
NET OFFICE:
ANALYSIS FOR
CHANGE OF ZONING
14-00963zc
Daniel Alfonso, City Manager, on behalf of the City of Miami
SW 1st Street approximately between 13th and 17th Avenues; and
SW 2nd Street approximately between 13th and 17th Avenues
Multiple (See graphics)
District 3
Little Havana
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 multiple parcels along SW 1st and
SW 2nd Streets between (approximately) 13th and 17th Avenues. The proposed change of
zoning for the parcels fronting SW 1st Street is from T5-O (Urban Center Transect Zone Open)
to T6-8-O (Urban Core Transect Zone Open), and for the properties fronting SW 2nd Street from
T4-L (Urban General Transect Zone Limited) to T5-L (Urban Center Transect Zone Limited).
(Complete legal description is on file with the Hearing Boards Section).
BACKGROUND:
The subject area consists of multiple parcels along two streets (SW 1st and SW 2nd). The area
proposed to be rezoned is located within the Little Havana NET area. Most of the area is fully
developed with the exception of two or three vacant lots on both streets. The total area
proposed for rezoning is 36.42 acres, of which 18.37 acres is located along SW 1st Street
between 13th and 17th Avenues and 18.05 acres is located along SW 2nd Street approximately
between SW 13th and 17th Avenues.
Under Zoning Ordinance 11000, the area that the streets were located in was regulated by a
Special District known as SD-14 "Latin Quarter Commercial — Residential" and SD-14.1 "Latin
Quarter - Residential District". The properties fronting SW 1st Street were previously zoned SD-
14 (Latin Quarter Commercial -Residential) which was the same as the properties located along
SW Flagler Terrace and W. Flagler Street. The properties that front SW 2nd Street were
previously zoned SD-14.1 (Latin Quarter -Residential District).
14-00963zc
Page 1 of 5
With the adoption of Miami 21 Zoning Code, the SW 1st Street corridor from SW 13th Avenue, on
the east, to SW 17th Avenue, on the north, was subsequently rezoned in 2010 to "T5-O" (Urban
Center Transect Zone) and SW 2nd Street was rezoned to T4-L (Urban General Transect Zone
Limited) previously zoned SD 14.1 "Residential District".
In studying the patterns and uses on aforementioned streets, the Planning and Zoning
Department is proposing a rezoning of the subject properties in order to create a better
transition between the existing transects in both a north -south and east -west directions.
NEIGHBORHOOD CHARACTERISTICS:
Existing Zoning Designations
Subject Rezone Area
T5-0 Urban Center Transect (SW 1st Street) and
T4-L Urban General Limited (SW 2nd Street)
Surrounding Properties
NORTH: T6-8-0 (Urban Transect Zone)
SOUTH: T4-L (Urban Transect Zone)
EAST: T6-12-0 (Urban Core Transect); and
T5-0 (Urban Center Transect)
WEST: T6-8-0 (Urban Transect Zone); and
T5-0 (Urban Core Transect Zone)
Future Land Use Designation
Restricted Commercial
Maximum of 150 D.U. per acre
Med. D. Restricted Commercial
Maximum of 65 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Med. D. Restricted Commercial
Maximum of 65 D.U. per acre
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
Restricted Commercial
Maximum of 150 D.U. per acre
14-00963zc
Page 2 of 5
ANALYSIS:
Following the above referenced "Background", this proposal for rezoning has taken in
consideration criteria set forth in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21:
Rezone of SW 1st between (approximately) 13th and 17th Avenues from T5-O to T6-8-O
Criteria: For rezoning: 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: Flagler Street and SW 1st Street are one-way, parallel, multi -lane, streets that
carry major traffic flows. Previously under Zoning Ordinance 11000, Flagler and
SW 1st were zoned SD-14 (Latin Quarter — Commercial); with similar
development patterns. These streets are still one-way pair street corridors.
Under the Miami 21 Code, Flagler Street was rezoned to T6-8-O and SW 1st
Street T-5-O. As a result of the rezoning for the lots on SW 1st Street by the City
from SD-14 to T5-O, the type of development and uses previously allowed by
right prior to Miami 21 was eliminated. This created legal non -conforming
commercial uses along this corridor and decreased the density/intensity
previously permitted.
There are existing active commercial uses along the SW 1st Street corridor
consistent with the density and intensity of T6-8-O Transect Zone. The rezone
provides a transition in height, density and intensity to the properties to the north,
south, east and west.
The previous (SD-14) zoning complemented the zoning directly north, specifically
SW Flagler Terrace and West Flagler Street, and SW 1st Street. A rezoning of
this portion of SW 1st Street to T6-8-O will complement the uses on Flagler and
will allow for redevelopment opportunities consistent with SW Flagler Terrace
and West Flagler Street while providing appropriate transitions with the
properties located along SW 1st Street.
Staff finds the proposed rezone of SW 1st Street from T5-L to T6-8-0 to be
successional and consistent with the goals of the Miami 21 Code as the proposal
is compatible with the surrounding zoning districts.
Finding: Consistent with the intent of Miami 21 Zoning Code
Rezone SW 2nd between (approximately) SW 13th and SW 17th Avenues from T4-L to T5-L
Criteria: For rezoning: 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 proper transitions in intensity
and scale.
14-00963zc
Page 3 of 5
Analysis: The current development pattern on SW 2nd Street is similar to, but less intense
and dense than that of SW 1st Street to the north. However, the existing uses and
development pattern is higher and more commercial than the street to the
immediate South on SW 3rd Street. To create a better transition staff
recommends the rezoning of the area from T4-L to T5-L. This will provide a
transition to the existing T4-L properties to the South..
This area of the Little Havana neighborhood is intended to promote
neighborhood scale retail. The properties fronting SW 2nd Street have a mix of
residential and commercial uses as well as a mix of heights and densities.
Additionally, this neighborhood provides a transition from the nearby stadium
entertainment zone to the north.
To rezone SW 2nd Street from T4-L to T5-L will provide flexibility for development
and thereby improve the mix of neighborhood residential and Tight commercial
uses. This rezone will complement the existing uses that remain and create
opportunities for further development on those lots fronting SW 2nd Street.
Finding: Consistent with the intent of Miami 21 Zoning Code
LAND USE CLASSIFICATION:
Rezone SW lst between (approximately) 13th and 17th Avenues from T5-O to T6-8-O
Is the proposed zoning designation compatible with the MCNP-FLUM:
® Yes ❑ No
Rezone SW 2nd between (approximately) 13th and 17tt' Avenues from T4-L to T5-L
Is the proposed zoning designation compatible with the MCNP-FLUM:
® Yes ❑ No
CONCLUSION:
The proposed change of zoning is compatible with the 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.
14-00963zc
Page 4 of 5
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.
An-toffii% E Jerez
Chief,of Land Development
jye 1(i--01-14
14-00963zc
Page 5 of 5
Analysis for ZONING CHANGE
File ID: 14-00963zc
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 light 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.
MIAMI 21 MAP (EXISTING)
C_,
J
1-
NW 2ND ST
T5- L
NW 1ST ST
T6-8-0
T5-O
T6-8-O
1
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W FLAGLERST
SWFLAGLER•TER-
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1
T6-8-O
W'
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SW 1ST ST
T666-12 ,0
T4-IL
SW 2ND ST
T4I_,-
W3RDST
T5-O
0 225 450 900 Feet Address: SW 1 ST & SW 2 ST BETWEEN 13 AND 17 AVENUES
i I I i t i
1-
NW 2ND ST
T5- L
NW 1ST ST
T6-8-0
T5-O
T6-8-O
1
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W FLAGLERST
SWFLAGLER•TER-
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1
T6-8-O
W'
�i T5-0
SW 1ST ST
T666-12 ,0
T4-IL
SW 2ND ST
T4I_,-
W3RDST
T5-O
0 225 450 900 Feet Address: SW 1 ST & SW 2 ST BETWEEN 13 AND 17 AVENUES
i I I i t i
MIAMI 21 MAP (PROPOSED)
Li
NW 2ND S
T5-L
NW 1ST ST
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T5-O
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T6-8 01
W FLAGLER ST
SW RIAGL ER.TER
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SW 2ND S
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SW 3RD ST
0 225 450 900 Fe et
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1
T6-8-O
6117111611kH
f
T5-O
Address: SW 1 ST & SW 2 ST BETWEEN 13 AND 17 AVENUES
0 225 450
900 Feet
111111111
Address: SW 1 ST & SW 2 ST BETWEEN 13 AND 17 AVENUES
City of Miami
Legislation
PZAB Resolution
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 14-00963zc Final Action Date:
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 T5-O "URBAN CENTER TRANSECT ZONE -OPEN" TO
T6-8-O "URBAN CORE TRANSECT ZONE - OPEN" , FOR THE PROPERTIES
LOCATED AT APPROXIMATELY SOUTHWEST 1ST STREET BETWEEN
SOUTHWEST 13TH AVENUE AND SOUTHWEST 17TH AVENUE, MIAMI, FLORIDA;
AND BY CHANGING THE ZONING CLASSIFICATION FROM T4-L "URBAN
GENERAL TRANZECT ZONE - OPEN" to T5-L "URBAN CENTER TRANSECT ZONE
- LIMITED", FOR THE PROPERTIES LOCATED AT APPROXIMATELY
SOUTHWEST 2ND STREET BETWEEN SOUTHWEST 13TH AVENUE AND
SOUTHWEST 17TH AVENUE, MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING
A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately SW 1st Street between SW 13th Avenue and SW 17th
Avenue; and SW 2nd Street between SW 13th Avenue and SW 17th Avenue
[Commissioner Frank Carollo - District 3]
APPLICANT(S): Daniel J. Alfonso, City Manager, on behalf of the City of Miami
FINDING(S):
PLANNING AND ZONING DEPARTMENT: Recommended approval.
PURPOSE: This will change the zoning classification from "T5-O" to "T6-8-O" for the
properties located at approximately SW 1st Street between SW 13th Avenue and SW
17th Avenue; and from "T4-L" to "T5-L" for the properties located at approximately
SW 2nd Street between SW 13th Avenue and SW 17th Avenue. Item does not
include a covenant.
WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on October 15, 2014,
following an advertised public hearing, adopted Resolution No. PZAB-R-* by a vote of * to * (*--*), item
no. *, recommending * of the Zoning Change as set forth; and
WHEREAS, the proposed zone changes conform with the adopted Miami Comprehensive
Neighborhood plan and do not require a plan amendment; and
WHEREAS, the proposed zone changes maintain the same or similar population density
pattern and thereby do not increase or overtax the load on public facilities such as schools, utilities,
streets, etc.; and
WHEREAS, the proposed zone changes will contribute to the improvement of development of
City of Miami Page 1 of 2 File Id: 14-00963zc (Version: 1) Printed On: 10/7/2014
File Number: 14-00963zc
properties in the adjacent area in accordance with existing regulations; and
WHEREAS, the proposed zone changes convey the same treatment to the individual owner as
to the owners within the same classification and the immediate area, and furthers the protection of the
public welfare; and
WHEREAS, the City Commission, after careful consideration of this matter, deems it advisable and
in the best interest of the general welfare of the City of Miami and its inhabitants to grant this change
of zoning classification as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by
reference and incorporated as if fully set forth in this Section.
Section 2. The Zoning Atlas of Ordinance No. 13114, as amended, is further amended by
changing the zoning classification from T5-O (Urban Center Transect Zone - Open) to T6-8-O (Urban
Core Transect Zone -Open) at SW 1st Street approximately between SW 13th and SW 17th
Avenues, Miami, Florida; and from T4-L (Urban General Transect Zone- Limited) to T5-L (Urban
Center Transect Zone - Limited) at SW 2nd Street approximately between SW 13th and SW 17th
Avenues, Miami, Florida, as described in "Exhibit A", attached and incorporated.
Section 3. If any section, part of section, paragraph, clause, phrase, or word of this Ordinance is
declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 4. It is the intention of the City Commission that the provisions of this Ordinance shall
become and be made a part of the Miami 21 Code of the City of Miami, Florida, as amended, which
provisions may be renumbered or relettered and that the word "ordinance" may be changed to
"section", "article", or other appropriate word to accomplish such intention.
Section 5. This Ordinance shall become effective thirty-one (31) days after second reading and
adoption thereof, pursuant and subject to §163.3187(3)(c), Florida Statutes.{1}
APPROVED AS TO FORM AND CORRECTNESS:
VICTORIA MENDEZ
CITY ATTORNEY
Footnotes:
{1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten
days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become
effective immediately upon override of the veto by the City Commission or upon the effective date
stated herein, whichever is later.
City of Miami Page 2 of 2 File Id: 14-00963zc (Version: 1) Printed On: 10/7/2014
EXHIBIT A
MIAMI 21 MAP (EXISTING)
T6-8-O
If
T5-O
u
NW2NDST
T5- L j
NW 1ST ST
T6-8-O
T61-8 1O
w
a
dL
W FLAGLER ST
SWFL'AGLER•TER—
wr
T5-O
ti
SW 1ST ST
JK
4 - L1
SW 2ND ST
1
T41i�
SW 3RD ST
0 225 450 900 Feet
w
u)
1
T5-O
Address: SW 1 ST & SW 2 ST BETWEEN 13 AND 17 AVENUES
EXHIBIT A
MIAMI 21 MAP (PROPOSED)
4'
LLI
>
IF -
T5-O
0
I Li
225 450
NW 2ND ST
T51-L
NW 1ST ST
T6-8 0
ii L
J
02
W FLAGLER ST
SW FLAGLER TER
T6-8-O
SW 1ST ST
5111-1
LSW 2ND ST
T4-L
SW 3RD ST
900 Feet
I
Address: SW 1 ST & SW 2 ST BETWEEN 13 AND 17 AVENUES