HomeMy WebLinkAboutPZAB 12-3-14 Supporting DocumentationFile ID:
Title:
PZAB.5
PLANNING, ZONING AND APPEALS BOARD
FACT SHEET
14-01201 zc 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 OF THE ACREAGE DESCRIBED HEREIN
OF REAL PROPERTIES LOCATED BETWEEN SOUTH RIVER DRIVE,
INTERSTATE 95 AND SOUTHEAST 4TH AVENUE TO THE SOUTH OF
MIDBLOCK OF SOUTHWEST 6TH STREET AND THE NORTH OF
MIDBLOCK OF SOUTHWEST 2ND STREET, THE SOUTH RIVER DRIVE
HISTORIC DISTRICT AND THE HISTORIC J.W. WARNER HOUSE, AS
IDENTIFIED IN EXHIBIT "B", ENTITLED "PROPOSED ZONING AREA KEY
MAP", EXCLUDING 129 SOUTHWEST 4TH AVENUE, 135 SOUTHWEST
SOUTH RIVER DRIVE, RIVERSIDE PARK, AND JOSE MARTI PARK; MORE
SPECI FICALLY:
AREA A:
SECTION A-1:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT ZONE -
RESTRICTED" TO T5-O "URBAN CENTER TRANSECT ZONE -OPEN" FOR
THE PROPERTIES APPROXIMATELY LOCATED BETWEEN SOUTHWEST
1ST STREET AND SOUTHWEST 2ND STREET BETWEEN SOUTHWEST
5TH AVENUE AND THE MIAMI RIVER, INCLUDING THE SOUTH RIVER
DRIVE HISTORIC DISTRICT AND THE HISTORIC J.W. WARNER HOUSE,
AND EXCLUDING THE PROPERTIES APPROXIMATELY LOCATED AT 129
SOUTHWEST 4TH AVENUE AND 135 SOUTHWEST SOUTH RIVER DRIVE;
AND
SECTION A-2:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT ZONE -
RESTRICTED" TO CI "CIVIC INSTITUTIONAL" FOR THE EASTERN 2.18
ACRES +/- PORTION OF THE PROPERTY APPROXIMATELY LOCATED AT
660 SOUTHWEST 3RD STREET, AKA "ADA MERRITT K-8 LEARNING
CENTER"; AND
SECTION A-3:
CHANGE OF ZONING FROM CI "CIVIC INSTITUTIONAL" TO T5-L "URBAN
CENTER TRANSECT ZONE -LIMITED" FOR THE PROPERTY
APPROXIMATELY LOCATED AT 660 SOUTHWEST 4TH STREET, AKA
"HOPE CENTER, INC"; AND
SECTION A-4:
CHANGE OF ZONING FROM T5-L "URBAN CENTER TRANSECT ZONE -
LIMITED" TO T6-8-O "URBAN TRANSECT ZONE -OPEN" FOR THE
PROPERTIES FRONTING THE EAST SIDE OF SOUTHWEST 8TH AVENUE
ALONG THE NORTH AND SOUTH SIDE OF SOUTHWEST 7TH STREET AS
IDENTIFIED IN EXHIBIT "C"; AND
SECTION A -A:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT ZONE -
RESTRICTED" TO T5-L "URBAN CENTER TRANSECT ZONE -LIMITED" FOR
THE PROPERTIES APPROXIMATELY LOCATED BETWEEN NORTH OF
MIDBLOCK OF SOUTHWEST 2ND STREET AND SOUTH OF MIDBLOCK
SOUTHWEST 6TH STREET BETWEEN SOUTHWEST 8TH AVENUE AND
THE MIAMI RIVER AND INTERSTATE 95, EXCLUDING JOSE MARTI PARK,
RIVERSIDE PARK, AND SECTION A-1, A-2, A-3, AND A-4; AND
AREA B
SECTION B-1:
CHANGE OF ZONING FROM T4-L "GENERAL URBAN TRANSECT ZONE -
LIMITED" TO T5-L "URBAN CENTER TRANSECT ZONE -LIMITED" AND T5-L
"URBAN CENTER TRANSECT ZONE -LIMITED" TO T6-8-O "URBAN
TRANSECT ZONE -OPEN" FOR THE PROPERTIES FRONTING THE WEST
SIDE OF SOUTHWEST 8TH AVENUE BETWEEN SOUTHWEST 2ND
STREET AND SOUTHWEST 7TH STREET INCLUDING 835 SOUTHWEST
7TH STREET, 822 SOUTHWEST 6TH STREET, AND 142ND SOUTHWEST
8TH AVENUE ALONG WITH THE PARCELS 639 SOUTHWEST 8TH
AVENUE, 639 SOUTHWEST 8TH AVENUE 1 AND 775 SOUTHWEST 8TH
STREET; AND
SECTION B-2:
CHANGE OF ZONING FROM T4-L "GENERAL URBAN TRANSECT ZONE -
LIMITED" TO T5-L "URBAN CENTER TRANSECT ZONE -LIMITED" FOR THE
PROPERTIES APPROXIMATELY LOCATED AT 1153 SOUTHWEST 2ND
STREET, 128 SOUTHWEST 11TH AVENUE, 136 SOUTHWEST 11TH
AVENUE, 1101 SOUTHWEST 2ND STREET, 1107 SOUTHWEST 2ND
STREET, AND THE SOUTHERN PORTION OF THE LOT FRONTING
SOUTHWEST 2ND STREET IDENTIFIED UNDER 1150 SOUTHWEST 1ST
STREET; AND
SECTION B-B:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT ZONE -
RESTRICTED" TO T5-R "URBAN CENTER TRANSECT ZONE -RESTRICTED"
FOR MULTIPLE PARCELS IN AN AREA GENERALLY BOUNDED BY THE
NORTH MIDBLOCK OF SOUTHWEST 2ND STREET, THE SOUTH
MIDBLOCK OF SOUTHWEST 6TH STREET, THE WEST MIDBLOCK OF
SOUTHWEST 11TH TO SOUTHWEST 8TH AVENUE, EXCLUDING SECTION
B-1 AND B-2;
Location:
Applicant(s):
Purpose:
Finding(s):
Planning & Zoning:
MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED
AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING
FOR AN EFFECTIVE DATE.
An area generally bounded by SW 2nd Street to the north, SW 6th Street to the
south, SW 11th Avenue to the west, and Interstate 95, the Miami River and SW
4th Avenue to the east, excluding Riverside Park. [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 designation for the above referenced area. The
proposed rezoning will align the area with a zoning designation that is
appropriate with the current character and future development needs of the
neighborhood and bring a series of non -conforming properties into compliance.
Recommended approval. See Companion File ID 14-012011u.
Planning, Zoning and
Appeals Board: December 3, 2014.
City of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 14-01201zc
APPLICANT: Daniel J. Alfonso, City Manager on behalf of the City of Miami
PROJECT ADDRESS: An area generally bounded by SW 2nd Street to the north, SW 6th
Street to the south, SW 11th Avenue to the west and Interstate-95, the Miami River and SW 4th
Avenue, excluding Riverside Park.
NET OFFICE: Little Havana NET Area HEARING DATE: 12/03/14
COMMISSION DISTRICT: District 3 ITEM: PZAB.3
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8 (b)(2&3) of Ordinance 13114, as amended, the
applicant is requesting a change of zoning for multiple parcels generally located between South
River Drive, Interstate 1-95 and the west of midblock of SW 11 Avenue, south of midblock of SW
6th Street and the North of midblock of SW 2nd Street, excluding Riverside Park, ADA Merritt K-8
Learning Center and 601 SW 8th Avenue as identified in Exhibit B entitled "Proposed Zoning Area
Key Map" as follows:
Area A
Section A-1: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to
T5-0 "Urban Center Transect Zone -Open" for the properties approximately located
between SW 1st Street and SW 2nd Street between SW 5th Avenue and the Miami River,
including the South River Drive Historic District and the historic J.W. Warner House and
excluding 129 SW 4th Avenue and 135 SW South River Drive.
Section A-2: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to
CI "Civic Institutional" for the eastern 2.18 acres +/- portion of the property approximately
located at 660 SW 3rd Street, AKA "ADA Merritt K-8 Learning Center".
Section A-3: Change of zoning from CI "Civic Institutional" to T5-L "Urban Center
Transect Zone -Limited" for the property located approximately at 660 SW 4th Street, aka
"Hope Center, Inc."
14-01201zc
Pagel of 5
Area B
Section A-4: Change of zoning from T5-L "Urban Center Transect Zone -Limited" to T6-
8-0 "Urban Transect Zone -Open" for the properties fronting the east side of SW 8th
Avenue along the north and south side of SW 7th Street as identified in Exhibit C.
Section A -A: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to
T5-L "Urban Center Transect Zone -Limited" for the properties approximately located
between north of midblock of SW 2nd Street and south of midblock SW 6th Street between
SW 8th Avenue and the Miami River and Interstate 95 excluding Jose Marti Park, Riverside
Park and Section A-1, A-2, A-3, and A-4.
Section B-1: Change of zoning from T4-L "General Urban Transect Zone -Limited" to
T5-L "Urban Center Transect Zone -Limited" and T5-L "Urban Center Transect Zone -
Limited" to T6-8-0 "Urban Transect Zone -Open" for the properties fronting the west side
of SW 8th Avenue between SW 2nd Street and SW 7th Street including 835 SW 7th Street
822 SW 6th Street and 142nd SW 8th Avenue along with the parcels 639 SW 8th
Avenue, 639 SW 8th Avenue 1 and 775 SW 8th Street.
Section B-2: Change of zoning from T4-L "General Urban Transect Zone -Limited" to
T5-L "Urban Center Transect Zone -Limited" for the properties approximately located at
1153 SW 2 Street, 128 SW 11 Avenue, 136 SW 11 Avenue, 1101 SW 2 Street, 1107 SW 2
Street and the southern portion of lot fronting SW 2nd Street identified under 1150 SW 1
Street.
Section B-B: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to
T5-R "Urban Center Transect Zone -Restricted" for multiple parcels in an area generally
bounded by the north midblock of SW 2nd Street, the south midblock of SW 6th Street, the
west midblock of SW 11th to SW 8th Avenue, excluding Section B-1 and B-2.
The subject properties of Area A and Area B are located within the Little Havana NET area. The
total area proposed to be rezoned is approximately 126.39+/- net acres. (See Exhibit A)
B. BACKGROUND:
The area was predominately developed in the early 1900's as a suburban single-family
neighborhood west of downtown Miami as part of the Riverview and Lawrence Subdivision. Over
time the area experienced an economic decline and demographic shift, resulting in a discontinuity
of uses and building types. Due to the evolving market development trends, the area experienced a
proliferation of multifamily residential buildings, and single-family homes modified and converted
into multifamily dwellings and/or commercial establishments of which some are inconsistent with
the underlying zoning or land use designation.
However in studying the patterns, uses, and building stock in the aforementioned area, the
Planning and Zoning Department is proposing a rezoning of the subject area as identified in Exhibit
B.
14-01201zc
Page 2 of 5
The proposed rezoning will align the area with a zoning designation that is appropriate with the
current character and future development needs of the neighborhood.
In addition the Department has identified an eclectic collection of intact building structures and city
blocks that represent various styles of architecture, including, but not limited to Mediterranean,
Spanish, American Colonial, Bungalow and Craftsman, west of SW 8th Avenue as identified in
Exhibit B. Said styles of architecture are indicative of the time period during which the area first
developed.
The Department is working with the Office of Historic Preservation to identify and analyze the
existing building inventory in accordance with Policy LU-2.1.1 and Goal LU-2 of the Miami
Comprehensive Neighborhood Plan (MCNP).
C. COMPREHENSIVE PLAN:
The requested zoning designations as proposed in Exhibit B are inconsistent with the current
Miami Comprehensive Neighborhood Plan (MCNP) designation as per Exhibit C entitled "Existing
and Proposed Land Use". However, the existing character and density of the area is consistent
with the proposed land use modifications as proposed under the Comprehensive Plan.
As such, staff has submitted a companion item under (14-012011u) with this request to amend the
land use designations for said parcels
D. EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Properties
FUTURE LAND USE DESIGNATION
T4-R; General Urban Transect Zone Medium Density Multifamily Residential
Restrictive 65 D.U. per acre
T4-L; General Urban Transect Zone Low Density Restricted Commercial
Limited Maximum 36 D.U. per acre
T5-L; Urban Center Transect Zone Restricted Commercial
Limited Maximum of 150 D.U. per acre
CS; Civic Space Parks Public Parks and Recreation
(Riverside Park)
CI; Civic Institutional Zone
(ADA Merritt K-8 Learning Center)
(Hope Center Inc.)
Major Institutional Public Facilities
Maximum of 150 D.U. per acre
14-01201zc
Page 3 of 5
Surrounding Properties
NORTH: T6-8-0; Urban Core Transect Zone
Open
T6-12-8-0; Urban Core Transect Zone
Open
SOUTH: T6-8-0; Urban Core Transect Zone
Open
T5-L; Urban Center Transect Zone
Limited
EAST: T6-8-0; Urban Core Transect Zone
Open
CS; Civic Space
(Jose Marti Park)
WEST: T5-0; Urban Center Transect Zone
Open
T6-8-0; Urban Core Transect Zone
Open
E. ANALYSIS:
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
Restricted Commercial
Maximum of 150 D.U. per acre
Public Parks and Recreation
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
The following is a review of the request pursuant to the rezoning criteria under Article 7, Section 7.1.2.8
(b)(2&3) of Miami 21. The Background section of this report is hereby incorporated into the analysis
and its corresponding criteria by reference:
Criteria: For rezoning: make recommendations to the City Commission for such amendments to the
Miami 21 Code. (2). Every two years, the City may conduct a comprehensive review of the
Miami 21 Atlas to evaluate the development direction of the City's neighborhoods and
determine if additional amendments are appropriate. (3). Amendments to the text of the
Miami 21 Code (including tables and diagrams) may be made only upon application of a
city official and may be considered at any time during the year.
14-01201zc
Page 4 of 5
Analysis: The Riverview and Lawrence neighborhoods form part of the Little Havana NET Area and
over time the area developed in an inconsistent pattern. The area is dotted with midrise
multifamily residential buildings amongst single-family homes that were converted into
multi -family and commercial structures. This resulted in a discontinuity of uses and building
types, some of which do not conform to the current underlying zoning and land use
designation. In addition, a portion of the ADA Merritt K-8 Learning Center School is zoned
T4-R vs. CI and Hope Center Inc. is zoned CI vs. T5-L. As part of the bi-annual zoning
comprehensive review, the Department seeks to align the area with a zoning designation
that is appropriate with the current character and future development needs of the
neighborhood pursuant to Exhibit B.
Staff finds the proposed rezoning 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 the Miami 21 Code
F. CONCLUSION:
The Department of Planning and Zoning recommends approval of the request for a change of
zoning. The Department finds the request to be compatible with the density and intensity of the
adjacent Transect Zones. As such, the proposed request would bring a series of existing multi-
family and commercial uses into conformity with the proposed zoning designation.
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.
G. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned
findings, the Planning & Zoning Department recommends approval of the proposed rezoning as
presented.
A-
-Cy/ Antonio E. P ez
Chief of Land Development
10/23/14 E. Nunez
14-01201zc
Page 5 of 5
City of Miami
Legislation
PZAB Resolution
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 14-01201zc 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 OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTIES LOCATED BETWEEN SOUTH RIVER DRIVE, INTERSTATE 95 AND
SOUTHEAST 4TH AVENUE TO THE SOUTH OF MIDBLOCK OF SOUTHWEST 6TH
STREET AND THE NORTH OF MIDBLOCK OF SOUTHWEST 2ND STREET, THE
SOUTH RIVER DRIVE HISTORIC DISTRICT AND THE HISTORIC J.W. WARNER
HOUSE, AS IDENTIFIED IN EXHIBIT "B", ENTITLED "PROPOSED ZONING AREA
KEY MAP", EXCLUDING 129 SOUTHWEST 4TH AVENUE, 135 SOUTHWEST
SOUTH RIVER DRIVE, RIVERSIDE PARK, AND JOSE MARTI PARK; MORE
SPECIFICALLY:
AREA A:
SECTION A-1:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT
ZONE -RESTRICTED" TO T5-O "URBAN CENTER TRANSECT ZONE -OPEN" FOR
THE PROPERTIES APPROXIMATELY LOCATED BETWEEN SOUTHWEST 1ST
STREET AND SOUTHWEST 2ND STREET BETWEEN SOUTHWEST 5TH AVENUE
AND THE MIAMI RIVER, INCLUDING THE SOUTH RIVER DRIVE HISTORIC
DISTRICT AND THE HISTORIC J.W. WARNER HOUSE, AND EXCLUDING THE
PROPERTIES APPROXIMATELY LOCATED AT 129 SOUTHWEST 4TH AVENUE
AND 135 SOUTHWEST SOUTH RIVER DRIVE; AND
SECTION A-2:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT
ZONE -RESTRICTED" TO CI "CIVIC INSTITUTIONAL" FOR THE EASTERN 2.18
ACRES +/- PORTION OF THE PROPERTY APPROXIMATELY LOCATED AT 660
SOUTHWEST 3RD STREET, AKA "ADA MERRITT K-8 LEARNING CENTER"; AND
SECTION A-3:
CHANGE OF ZONING FROM CI "CIVIC INSTITUTIONAL" TO T5-L "URBAN
CENTER TRANSECT ZONE -LIMITED" FOR THE PROPERTY APPROXIMATELY
LOCATED AT 660 SOUTHWEST 4TH STREET, AKA "HOPE CENTER, INC"; AND
SECTION A-4:
CHANGE OF ZONING FROM T5-L "URBAN CENTER TRANSECT ZONE -LIMITED"
TO T6-8-O "URBAN TRANSECT ZONE -OPEN" FOR THE PROPERTIES FRONTING
THE EAST SIDE OF SOUTHWEST 8TH AVENUE ALONG THE NORTH AND
SOUTH SIDE OF SOUTHWEST 7TH STREET AS IDENTIFIED IN EXHIBIT "C";
AND
City of Miami
Page 1 of 5 File Id: 14-01201zc (Version: 1) Printed On: 11/25/2014
File Number: 14-01201zc
SECTION A -A:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT
ZONE -RESTRICTED" TO T5-L "URBAN CENTER TRANSECT ZONE -LIMITED" FOR
THE PROPERTIES APPROXIMATELY LOCATED BETWEEN NORTH OF
MIDBLOCK OF SOUTHWEST 2ND STREET AND SOUTH OF MIDBLOCK
SOUTHWEST 6TH STREET BETWEEN SOUTHWEST 8TH AVENUE AND THE
MIAMI RIVER AND INTERSTATE 95, EXCLUDING JOSE MARTI PARK, RIVERSIDE
PARK, AND SECTION A-1, A-2, A-3, AND A-4; AND
AREA B
SECTION B-1:
CHANGE OF ZONING FROM T4-L "GENERAL URBAN TRANSECT ZONE -LIMITED"
TO T5-L "URBAN CENTER TRANSECT ZONE -LIMITED" AND T5-L "URBAN
CENTER TRANSECT ZONE -LIMITED" TO T6-8-O "URBAN TRANSECT
ZONE -OPEN" FOR THE PROPERTIES FRONTING THE WEST SIDE OF
SOUTHWEST 8TH AVENUE BETWEEN SOUTHWEST 2ND STREET AND
SOUTHWEST 7TH STREET INCLUDING 835 SOUTHWEST 7TH STREET, 822
SOUTHWEST 6TH STREET, AND 142ND SOUTHWEST 8TH AVENUE ALONG
WITH THE PARCELS 639 SOUTHWEST 8TH AVENUE, 639 SOUTHWEST 8TH
AVENUE 1 AND 775 SOUTHWEST 8TH STREET; AND
SECTION B-2:
CHANGE OF ZONING FROM T4-L "GENERAL URBAN TRANSECT ZONE -LIMITED"
TO T5-L "URBAN CENTER TRANSECT ZONE -LIMITED" FOR THE PROPERTIES
APPROXIMATELY LOCATED AT 1153 SOUTHWEST 2ND STREET, 128
SOUTHWEST 11TH AVENUE, 136 SOUTHWEST 11TH AVENUE, 1101
SOUTHWEST 2ND STREET, 1107 SOUTHWEST 2ND STREET, AND THE
SOUTHERN PORTION OF THE LOT FRONTING SOUTHWEST 2ND STREET
IDENTIFIED UNDER 1150 SOUTHWEST 1ST STREET; AND
SECTION B-B:
CHANGE OF ZONING FROM T4-R "GENERAL URBAN TRANSECT
ZONE -RESTRICTED" TO T5-R "URBAN CENTER TRANSECT
ZONE -RESTRICTED" FOR MULTIPLE PARCELS IN AN AREA GENERALLY
BOUNDED BY THE NORTH MIDBLOCK OF SOUTHWEST 2ND STREET, THE
SOUTH MIDBLOCK OF SOUTHWEST 6TH STREET, THE WEST MIDBLOCK OF
SOUTHWEST 11TH TO SOUTHWEST 8TH AVENUE, EXCLUDING SECTION B-1
AND B-2;
MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.
LOCATION: An area generally bounded by SW 2nd Street to the north, SW 6th
Street to the south, SW 11th Avenue to the west, and Interstate 95, the Miami River
and SW 4th Avenue to the east, excluding Riverside Park. [Commissioner Frank
Carollo - District 3]
APPLICANT(S): Daniel J. Alfonso, City Manager, on behalf of the City of Miami
FINDING(S):
City of Miami Page 2 of 5 File Id: 14-01201zc (Version: 1) Printed On: 11/25/2014
File Number: 14-01201zc
PLANNING AND ZONING DEPARTMENT: Recommended approval. See companion
File ID 14-012011u.
PURPOSE: This will change the zoning designation for the above referenced area.
The proposed rezoning will align the area with a zoning designation that is
appropriate with the current character and future development needs of the
neighborhood and bring a series of non -conforming properties into compliance.
WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on December 3, 2014,
following an advertised public hearing, adopted Resolution No. PZAB-R-* by a vote of * to * (*-*), item
PZAB.5, recommending * of the Zoning Change as set forth; and
WHEREAS, the Board, pursuant to Article 7, Section 7,1.2.8(b)(2&3) of Ordinance 13114, as
amended, approved the request for a change of zoning as identified above; and
WHEREAS, part of the bi-annual zoning comprehensive review, the Department seeks to align
the area with a zoning designation that is appropriate with the current character and future
development needs of the neighborhood pursuant to Exhibit "B"; and
WHEREAS, the subject area was predominantly developed in the early 1900s as a suburban
single-family neighborhood located west of downtown Miami as part of the Riverview and Lawrence
Subdivision; and overtime the area experienced an economic decline and demographic shift, resulting
in a discontinuity of uses and building types; and
WHEREAS, due to the evolving market development trends, the area experienced a
proliferation of multifamily residential buildings, and single-family homes modified and converted into
multifamily dwellings and/or commercial establishments of which some are inconsistent with the
underlying zoning or land use designation; and
WHEREAS, in studying the patterns, uses, and building stock in the aforementioned area, the
Planning and Zoning Department proposed a rezoning of the subject area as identified in Exhibit "B";
and
WHEREAS, the proposed rezoning would align the area with a zoning designation that is
appropriate with the current character and future development needs of the neighborhood; and
WHEREAS, in addition the Department has identified an eclectic collection of intact building
structures and city blocks that represent various styles of architecture, including, but not limited to,
Mediterranean, Spanish, American Colonial, Bungalow and Craftsman west of Southwest 8th Avenue,
as identified in Exhibit "B"; and said styles of architecture are indicative of the time period during which
the area first developed; and
WHEREAS, the Department is working with the Office of Historic Preservation to further
identify and analyze the existing building inventory in accordance with Policy LU-2.1.1 and Goal LU-2
of the Miami Comprehensive Neighborhood Plan (MCNP); and
WHEREAS, the requested zoning designations as proposed in Exhibit "B" are found to be
inconsistent with the current MCNP designation as per Exhibit "C" entitled "Existing and Proposed
Land Use"; however, the existing character and density of the area is consistent with the proposed
land use modifications as proposed under the Comprehensive Plan, as such, staff has submitted a
companion item under File ID 14-012011u with this request to amend the land use designations for
City of Miami Page 3 of 5 File Id: 14-01201zc (Version: 1) Printed On: 11/25/2014
File Number: 14-01201zc
said parcels; and
WHEREAS, it is found pursuant to the rezoning criteria under Article 7, Section 7.1.2.8(b)(2&3)
of the Miami 21 Code as per the background section of the staff analysis change of zoning report
which is hereby incorporated and its corresponding criteria by reference; and
WHEREAS, it is found that the Riverview and Lawrence neighborhoods form part of the Little
Havana NET Area, and over time the area developed in an inconsistent pattern; and said area is
dotted with midrise multifamily residential buildings amongst single-family homes that were converted
into multifamily and commercial structures; and
WHEREAS, this has resulted in a discontinuity of uses and building types, some of which do
not conform to the current underlying zoning and land use designations; in addition, a portion of the
ADA Merritt K-8 Learning Center School is zoned T4-R versus CI and Hope Center Inc. is zoned CI
versus T5-L; and as part of the biannual zoning comprehensive review, the Department seeks to align
the area with a zoning designation that is appropriate with the current character and future
development needs of the neighborhood pursuant to Exhibit "B"; and
WHEREAS, staff finds the proposed rezoning to be successional and consistent with the goals
of the Miami 21 Code as the proposal is compatible with the surrounding zoning districts; and
WHEREAS, the proposed rezone will contribute to the improvement of development of
properties in the adjacent area in accordance with existing regulations; and
WHEREAS, the proposed rezone conveys 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 as described in "Exhibit B", 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
City of Miami Page 4 of 5 File Id: 14-01201 zc (Version: 1) Printed On: 11/25/2014
File Number: 14-01201zc
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 5 of 5 File Id: 14-01201zc (Version: 1) Printed On: 11/25/2014
EXHIBIT A
EXISTING AND PROPOSED ZONING MAPS 14-01201ZC
Maimi 21 Map (Existing)
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Miami 21 Map (Proposed)
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NW7TH AVE
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0 0.125 0.25 0.5 Miles
I i i i 1 i i i 1
EXHIBIT B
PROPOSED ZONING AREA KEY MAP 14-01201ZC
Area B
Area A
Existing Zoning Area Key Map
[Exhibit B]
4-0
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I 1 i HAVE -- III
NW 12THAVE-
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B-1
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A-4 T680
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A -A
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Address: Approximately bounded by
Southwest 2nd Street to the north,
Southwest 6th Street to the south, South-
west llth Avenue to the west and South
River Drive, Interstate-95, and Southwest
4th Avenue to the East, Miami, Florida
L 1
H
0 375 750
1 1 1 1 1 1
T6-12-0
1
D3
636A-0
T6-8 y
fis
fltn
D3
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T6-8-0
l.d
1,500 Feet)111101,..z
1 I
Area B
Area A
Proposed Zoning Area Key Map
[Exhibit B]
5
1
12TH AVE
NW 12THAV€
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1'6-8-0
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SW 711-1A
A-3
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H
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75-12-0
mmimmili‘oul UM 4000
co
uJ
W
C9
4
NW 7THAVE,
Address: Approximately bounded by
Southwest 2nd Street to the north,
Southwest 6th Street to the south, South-
west llth Avenue to the west and South
River Drive, Interstate-95, and Southwest
4th Avenue to the East, Miami, Florida
0 375 750
1,500 Feet
I 1 1 1 1 1 1 I
EXHIBIT C
EXISTING AND PROPOSED LAND USE MAPS 14-01201LU
Proposed Land Use Area Key Map
[Exhibit C]
MUI,jor PUB,'
Recreatio
AVE
Ijor PUB, 'AC
Med D. Rest Com
Recreation
Indust
Restricted Corn.
est Com
Restricted Com.
r
LLI
0
J
NW 7THAVE
Indus:
Address: Approximately bounded by
Southwest 2nd Street to the north, 0 375 750
Southwest 6th Street to the south, South- ' i i I i i i
west llth Avenue to the west and South
River Drive, Interstate-95, and Southwest
4th Avenue to the East, Miami, Florida
1,500 Feet)1111106..
Existing Land Use Area Key Map
[Exhibit C]
Address: Approximately bounded by 0
Southwest 2nd Street to the north, I l 1 I_ _ __ l
Southwest 6th Street to the south, South-
west l lth Avenue to the west and South
River Drive, Interstate-95, and Southwest
4th Avenue to the East, Miami, Florida
375 750
1,500 Feet)111.0.,
1 1 I