HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 14-01065zc
APPLICANT: Daniel J. Alfonso, City Manager on behalf of the City of Miami
PROJECT ADDRESS: Approximately NW 20th Street from NW 13th Avenue to NW 27th Avenue
excluding Gerry Curtis Park
NET OFFICE: Allapattah NET Area HEARING DATE: 11/05/14
COMMISSION DISTRICT: District 1 ITEM: PZAB.7
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 from D-1 (District Zone — Work Place) to T6-8-0
(Urban Core Transect Zone Open) for multiple parcels located between NW 20th Street and NW
21st Street between NW 19th Avenue to NW 13th Avenue and for properties fronting the North side
of NW 20th Street from NW 19th Avenue to NW 27th Avenue along with properties fronting the South
side of NW 20th Street from NW 27th Street to the Seybold canal excluding Gerry Curtis Park.
The subject properties are located within the Allapattah NET area. The total area proposed to be
rezoned is approximately 62.7 acres. (See Exhibit A)
B. BACKGROUND:
The subject site consists of multiple parcels of which the vast majority, front NW 20th Street from
NW 13th Avenue to NW 27th Avenue. Previously, under Zoning Ordinance 11000, the parcels
fronting the south side of NW 20th Street between NW 27th Avenue to the Seybold Canal, were
zoned C-2 (Liberal Commercial). Under C-2 a residential density of a minimum 65 to a maximum of
150 dwelling units (D.U.) per acre were permitted, along with an array of uses such as but not
limited to wholesale, warehouse, office, hotel, retail uses and residential facilities. The parcels
fronting the north side of NW 20th Street from NW 13th Avenue to NW 27th Avenue were previously
zoned Industrial. Under the "I" zoning designation the following uses, such as but not limited to
automotive, paint body shops, wholesale, breweries and distilleries were allowed, over time the
corridor was developed with said uses with wholesale and retail use being the prominent use along
14-01065zc
Page 1 of 4
the corridor. Subsequently with the adoption of Miami 21, the residential density was reduced from
a minimum of 65 to a maximum of 150 D.U. per acre to 36 D.U. per acre.
In studying the patterns and uses on the aforementioned area, the Planning and Zoning
Department is proposing a rezoning of the subject properties in order to create an appropriate
transition between the existing transect zones to the North, South and East.
C. COMPREHENSIVE PLAN:
The requested zoning designation of T6-8-0 "Urban Core Transect Zone Open" is inconsistent with
the current Miami Comprehensive Neighborhood Plan (MCNP) designation of Light Industrial.
However, the existing character and density of the corridor are currently consistent with "General
Commercial" designation under the Comprehensive Plan, specifically because this, future land use
designation acknowledges the existing wholesaling activities within the corridor.
As such, staff has submitted a companion item under (14-010651u) with this request to amend the
land use designation from "Light Industrial" to "General Commercial",
D. NEIGHBORHOOD CHARACTERISTICS:
ZONING FUTURE LAND USE DESIGNATION
Subject Properties
D-1; District Zone — Work Place Light Industrial
Maximum of 36 D.U. per acre
Surrounding Properties
NORTH: D-2; District Zone — Industrial Industrial
Maximum of 36 D.U. per acre
SOUTH: T6-8-0; Urban Core Transect Zone Restricted Commercial
Open Maximum of 150 D.U. per acre
T6-8-R; Urban Core Transect Zone High Density Multifamily Residential
Restrictive Maximum of 150 D.U. per acre
T4-L; General Urban Transect Zone Low Density Restricted Commercial
Limited Maximum 36 D.U. per acre
T4-R; General Urban Transect Zone Low Density Multifamily Residential
Restrictive 36 D.U. per acre
CS; Civic Space Public Parks and Recreation
T3-0; Suburban Transect Zone Open Duplex Residential
Maximum of 18 D.U. per acre
14-01065zc
Page 2 of 4
EAST: T3-R; Suburban Transect Zone
Restrictive
WEST: Unincorporated Miami -Dade County
E. ANALYSIS:
Single -Family Residential
Maximum of 9 D.U. per acre
Out of the Jurisdiction of City of Miami
The following is a review of the request pursuant to a rezoning criteria at Article 7, Section 7,12.8
(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.
Analysis: Northwest 20th Street serves as one the principle east, west commercial corridor within the
Allaphatta NET Area, connecting to the Alapahatta metro rail station and Jackson
Memorial Hospital to the east. Upon adoption of Miami 21, the Northwest 20th Street
corridor was rezoned to Work Place District (D-1) from Liberal Commercial (C-2) and
Industrial (I), resulting in the reduction of residential density and the creation of legal non-
conforming uses.
There are existing active commercial uses along the NW 20th Street corridor consistent
with the density and intensity of T6-8-0 Transect Zone. The rezone provides a transition in
height, density and intensity to the properties to the north and south, as well as
consistency on the corridor's character east to west.
Staff finds the proposed rezone of NW 20th Street from D-1 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 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
commercial uses into conformity with the proposed zoning designation.
14-01065zc
Page 3 of 4
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 an the aforementioned
findings, the Planning & Zoning Department recommends approval of the •roposed rezoning as
presented.
Antonio j'erez
Chief of Land Development
10/23/14 E. Nunez
14-01065zc
Page 4 of 4
Analysis for ZONING CHANGE
File ID: 14-01065zc
Yes No N/A.
❑ ® ❑ 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 load 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 f 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.
Z ❑ ❑ 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.
Z ❑ ❑ 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.
Z ❑ ❑ 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.
Z ❑ ❑ 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.
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Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-14-068
File ID 14-01065zc November 5, 2014 Item PZAB.7
Ms. Maria Lievano-Cruz offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL 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 D1
"DISTRICT ZONE - WORK PLACE" TO T6-8-0 "URBAN CORE TRANSECT ZONE - OPEN" FOR THE
PROPERTIES APPROXIMATELY LOCATED BETWEEN NORTHWEST 20TH STREET AND NORTHWEST 21ST
STREET AND NORTHWEST 13TH AVENUE AND NORTHWEST 19TH AVENUE; AND FOR THE PROPERTIES
FRONTING THE NORTH SIDE OF NORTHWEST 20TH STREET BETWEEN NORTHWEST 19TH AVENUE AND
NORTHWEST 27TH AVENUE; AND FOR THE PROPERTIES FRONTING THE SOUTH SIDE OF NORTHWEST
20TH STREET FROM NORTHWEST 27TH AVENUE TO THE SEYBOLD CANAL, MIAMI FLORIDA, DESCRIBED
IN EXHIBIT "A", HEREBY ATTACHED; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
Upon being seconded by Ms. Jennifer Ocana Barnes, the motion passed by a vote of 7-0:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins Yes
Ms. Maria Lievano-Cruz Yes
Mr. Charles A. Garavaglia Yes
Mr. Charles A. Gibson Absent
Ms. Maria Beatriz Gutierrez Yes
Dr. Ernest Martin Absent
Mr. Daniel Milian Absent
Mr. Juvenal Pina Absent
Ms. Melody L. Torrens Absent
Mr. Manuel J. Vadillo Yes
Mr. David H. Young Yes
Franbiec66Garcia, Director
Planning and Zoning Department
STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
flJ7)Executionate
4
Personally appeared before me, the undersigned authority, Olga Zamora, Clerk of the Planning, Zoning and Appeals Board of the
City of Miami, Florida, and acknowledges that he executed the foregoing Resolution,
SWORN AND SUBSCRIBED BEFORE ME THIS L DAY OF NQv`'tYL014.
v471e3-c 174ji1!0
Print Notary Name
Personally know or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
Notary Public State of Florida
My Commission Expires:
c'''''% VANESSATRUJILLO
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i MY COMMISSION # EE 105250
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