HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS FOR ZONING
CHANGE REQUEST
FILE ID: 15-00046zc
APPLICANT: Ben Fernandez, Esq on behalf of Twenty Third Street Investments, LLC
LOCATION: Approximately 3231 SW 23 ST ZIP: 33145
NET DISTRICT OFFICE: Coral Way NET COMMISSION DISTRICT: District 4
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 single parcel along SW 23rd Street
between SW 32nd AVE and SW 34th AVE. The proposed change of zoning for the parcel
fronting SW 23rd Street is from T3-O (Sub -Urban Transect Zone Open) to T4-R (General
Urban Transect Zone Restricted). (Complete legal description is on file with the Hearing
Boards Section).
The subject site consists of one parcel of approximately 11,250 sq.ft. (± .258 acres). The
parcel is fronting SW 23rd Street to the south, and on a block bounded by SW 34th Avenue
to the west, by SW 22nd Terrace to the north, and by SW 23rd Avenue to the east.
BACKGROUND
The site and the surrounding areas immediately to the north and west are zoned T3-O;
properties to the east are zoned T6-8-O; and properties due south of the subject area are
zoned T4-L.
The parcels adjacent to the east and designated with T6-8-O transect zone, conforms the
SW 32nd Avenue commercial corridor and the proposed zoning designation (T4-R) would
perform as a desirable transitional buffer to the T3-O. The subject site is two blocks south
of the Coral Way commercial corridor which is designated with a less intense zoning
classification (T5-O) though more highly trafficked, commercial corridor.
The Land Use designation currently approved on this parcel is Duplex Residential. The
proposed designation will be Low Density Multifamily Residential.
City
artment
EXISTING NEIGHBORHOOD CHARACTERISTICS:
FUTURE LAND USE DESIGNATION
Subject Property:
Duplex Residential Zone
Maximum of 18 D.U. per acre
Surrounding Properties
NORTH: Duplex Residential
Maximum of 18 D.U. per acre
SOUTH: Low Density Restricted
Commercial
Maximum of 36 D.U. per acre
EAST: Restricted Commercial
Maximum of 150 D.0 per acre
WEST: Duplex Residential
Maximum of 18 D.U. per acre
ANALYSIS
Following the above referenced "Background", this proposal for rezoning is taking in
consideration criteria set forth in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21:
ZONING
Subject Property:
T3-O; Sub -Urban Center Transect Zone
Open
Surrounding Properties
NORTH: T3-O; Sub -Urban Transect
Zone Open
SOUTH: T4-L; General Urban Transect
Zone Limited
EAST: T6-8-O; Urban Core Transect
WEST: T3-O; Sub -Urban Transect
Zone Open
Zone Open
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: The subject property is a part of an established T3-O duplex residential
neighborhood. Immediately to the north of this neighborhood is the Coral
Way commercial corridor, and to the east of the subject property is a
abutting to higher intensity development (T6-8-O).
Under the Miami 21 Code, the portion of SW 32nd Avenue adjacent and to
the east of the subject site was rezoned to T6-8-O, and three parcels to the
south of the subject site were rezoned T4-L. The T6-8-O was applied to
existing higher intensity development. The T4-L was applied to an existing
surface parking lot, as this is the least intense transect zone that
accommodates public parking as a use.
15-00046zc
Page 2 of 4
INf0
1
The intent of Miami 21 is to provide a moderate transition in building heights
and intensities between zones. Accordingly, the condition in the vicinity of
the subject site is highly undesirable. Much of the T6-8-O zone directly
abuts parcels zoned T3-O. A portion of this T6-8-O zone abuts T4-L,
creating a more desirable transition between the T3-O and the T6-8-O.
The proposed rezoning will produce a northward expansion of this existing
transitional zone. The applicant has proposed T4-R instead of T4-L in order
to provide this desirable transition in height and intensity while minimizing
the introduction of commercial uses into the residential neighborhood to the
west.
A proximate comparable model exists along Coral Way to the north of the
residential neighborhood. The T3-O residential neighborhood is buffered
from the higher intensity T5-O commercial corridor by a transitional T4-L
zone.
A rezoning of this parcel to T4-R will complement the uses of the residential
neighborhood while providing a more appropriate transition between the
T3-O neighborhood and the T6-8-O properties located along SW 32nd
Street.
Staff finds the proposed rezone of 3231 SW 23 ST from T3-O to T4-R 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
In regards to the uses allowed, "Table2. Excerpt of Article 4 Table 3 of Miami 21 Code"
shows how the new uses would potentially impact the surrounding area with the proposed
rezoning.
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code
DENSITY (UNITS PER ACRE)
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
HOME OFFICE
T3
R L O
9
9
18
R
R
R
R
R
R
R
R
R
R
R
T4
R L O
36
36
36
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
15-00046zc
Page 3 of 4
City
IP grid r !ng # Rrtment
ear`& p ent
b1e 2.•-Excerpt of Article 4 Table 3 of Miami 21 Code (Cont.)
DENSITY (UNITS PER ACRE)
LODGING
BED & BREAKFAST
CIVIC
RECREATIONAL FACILITY
RELIGIOUS FACILITY
CIVIL SUPPORT
INFRASTRUCTURE AND UTILITIES
MARINA
EDUCATIONAL
CHILDCARE
ELEMENTARY SCHOOL
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
CONCLUSION:
T3
R L O
9
9
18
E
E
E
E
E
E
w
w
w
E
E
E
E
E
E
E
E
E
T4
R L O
36
36
36
w
R
R
E
R
R
E
R
R
w
w
w
E
w
w
E
w
w
E
E
E
E
E
E
E
E
E
Staff finds the zoning request is consistent with the goals of the Miami 21 Code as the
request is compatible with the surrounding zoning districts.
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.
Christopher Brimo
Chief of Land Development
2/4/2015 S. Garrido
15.00046zc
Page 4 of 4
Analysis for ZONING CHANGE
File ID: 15-00046zc
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) 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 ZONING MAP (EXISTING)
150 300
600 Feet
CoraliWayy,Beautification
Master‘P.lan Zone 5
SW 24TH TER
ADDRESS: 3231 SW 23 ST
MIAMI 21 ZONING MAP (PROPOSED)
T5-
w
SW,21STjTER
T4LT3
&L.
lamzzzzSW 22Ns �T CAM, 'WI XXI
Coral Way-----------------
\Coral\Way'B autifi ation
Master Plan\(ZZone\6),
SW-22ND•TER
CoralWayy,Beautification
\\\\ \\\' \\\\'
MasterPlam(Zone 5)1 NI
L
T4TG
R
R
T3—O
z
M
T4; R jT6-8-O
SW-23RD ST
T4-
J
SW 23RDITER
r, \
1
SW 24TH ST
0
150
300
600 Feet
ADDRESS: 3231 SW 23 ST
SW1ND'TER
SW 24TH'ST
SWR23RD: ST
SW,23RD TER
o reeo Ejsri. D�i,gital@lobe
ap.ics. C•NEStAirb
Getmapping Ae ogrid IG
Community
;' wisstopo.',avidItee'�G1$ Tse,R
a
0 150 300 600 Feet
I i 1 I
ADDRESS: 3231 SW 23 ST
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-15-009
File ID 15-00046zc March 18, 2015 Item PZAB.3
Mr. David Young offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL
WITHOUT A COVENANT 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 "SUB -URBAN TRANSECT ZONE - OPEN" T3 - 0 TO "GENERAL URBAN TRANSECT
ZONE RESTRICTED" T4 - R, FOR THE PROPERTY LOCATED AT APPROXIMATELY 3231 SOUTHWEST 23RD
STREET, MIAMI FLORIDA, LEGALLY DESCRIBED IN EXHIBIT "A" AND HEREBY ATTACHED, MAKING
FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Upon being seconded by Mr. Charles Gibson, the motion passed and was adopted by a vote of 9 - 1:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins Yes
Ms. Maria Lievano-Cruz Absent
Mr. Charles A. Garavaglia Yes
Mr. Charles A. Gibson Yes
Ms. Maria Beatriz Gutierrez Yes
Dr. Ernest Martin No
Mr. Daniel Milian Absent
Mr. Juvenal Pina Yes
Ms. Melody L. Torrens Yes
Mr. Manuel J. Vadillo Yes
Mr. David H. Young Yes
Fran o'scocia, Director
Planning and Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
3CDS1
Execution D to
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 DO' AY OF Ci✓Ci� 1 , 2015.
V(,1 sa 1—
(1;it
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
..L!
Note to of Florida
Public to
My Commission Expires:
�,�AdV;Pya VANESSATRUJILLO
MY COMMISSION # EE 105250
EXPIRES: July 11, 2015
" pf �07 Bonded Thru Notary Public Underwriters
Exhibit A
Address: 3231 SW 23rd Street
Folio Number: 01-4116-009-1780
LEGAL DESCRIPTION
The East 1/2 of Lot 76 and all of Lot 77, Block 4, Miami Suburban Acres, according to the plat
thereof as recorded in Plat Book 4, Page 73, of the Public Records of Miami -Dade County, Florida