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HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING FILE ID: 15-00083zc PROJECT ADDRESS: 22 & 25 NW 315t Street; 20 & 28 NW 32nd Street, Miami, Florida APPLICANT: Steven Wernick, Esquire on behalf of 31st Street Residences LLC, Gabin Investments Inc., and Miami -Dade County. COMMISSION DISTRICT: District 5 NET OFFICE: Wynwood/ Edgewater ZONING DESIGNATION: T3-O GENERAL INFORMATION: REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant requests a Change of Zoning for the parcels located at 22 NW 31 St Street, 25 NW 31st Street, 20 NW 32nd Street, and 28 NW 32nd Street. The lots are currently zoned T3-O (Sub -Urban Zone - Open). The applicant proposes to rezone the parcels from T3-O (Sub -Urban Zone - Open) to T4- L (General Urban Zone - Limited). BACKGROUND: The subject area consists of four parcels which comprise approximately 1.13 acres (49,357 square feet). Three of the lots are currently developed with multi -family residential units and the lot at 20 NW 32nd Street is vacant. The parcel known as 22 NW 31' Street is owned by Miami — Dade County, and has frontage on the south side of NW 31st Street. On April 21, 2015, the County Commission granted the applicant permission to include this parcel under this application. The parcels known as 25 NW 31st Street and 20 NW 32nd Street are owned by 31st Street Residences LLC. The parcel at 25 NW 31st Street has frontage on the north side of NW 31 st Street, just west of North Miami Avenue. The parcel at 20 NW 32nd Street is an interior lot that abuts the south side of 28 NW 32nd Street and the north side of 25 NW 31st street. The parcel known as 28 NW 32 Street is owned by Gabin Investments, Inc., and it has its frontage on the south side of NW 32 Street and directly abuts the north side of 20 NW 32nd Street. The lots are generally bounded by NW 32nd Street to the north, NW 31 st Street to the south, North Miami Avenue to the East, and NW 1st Avenue to the West. The complete legal description of the lots are on file with the Hearing Boards Section. The subject parcels were zoned "R-2" (Multi -Family Low Density Residential) under the 11000 Code. The present zoning designation of the parcels is T3-O (Sub -Urban Zone -Open). The applicant proposes a change of zoning to T4-L (General Urban Zone -Limited) and to amend the future land use designation of the properties to Low Density Restricted Commercial. 1 TABLE 1. PROPERTIES: DESCRIPTION AND REQUEST NET DISTRICT OFFICE: Wynwood / Edgewater Folio 0131250280020 Address 22 NW 31st Street Area Sq. Ft 20.700 ± Acre .475 LUC Req'd Yes FLUM Zoning classification Existing Duplex - Residential Proposed Low Density Restricted Commercial Existing T3-0 (Sub -Urban Transect Zone - Open) Proposed T4-L (General Urban Transect Zone - Limited) 2 3 4 0131250270250 0131250270080 0131250270070 25 NW 31st Street 20 NW 32nd Street 28 NW 32nd Street 14.300 4.400 10.000 .328 101 .229 Yes Yes Yes Duplex - Residential Duplex - Residential Duplex - Residential Low Density Restricted Commercial Low Density Restricted Commercial Low Density Restricted Commercial T3-0 (Sub -Urban Transect Zone - Open) T3-0 (Sub -Urban Transect Zone - Open) T3-0 (Sub -Urban Transect Zone - Open) T4-L (General Urban Transect Zone - Limited) T4-L (General Urban Transect Zone - Limited) T4-L (General Urban Transect Zone - Limited) Total 49.400 1.133 15-00083zc Page 2 of 6 COMPREHENSIVE PLAN: As proposed, the requested zoning designation is inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation for the parcels. As such, the applicant has submitted an application to amend the land use designation from Duplex Residential to Low Density Restricted Commercial as a companion item. EXISTING NEIGHBORHOOD CHARACTERISTICS: ZONING FUTURE LAND USE DESIGNATION Subject Property: Subject Property: T3-O (Sub -Urban Transect-Open) Duplex Residential Maximum of 18 D.U. per acre. Surrounding Properties NORTH: T3-O (Sub -Urban Transect-Open) Duplex Residential Maximum of 18 D.U. per acre SOUTH: T4-R (Urban Center Transect-Restricted) Med. Density Multifamily Residential Maximum of 36 D.U. per acre EAST: T5-O (Urban Center Transect-Open) General Commercial Maximum of 65 D.U. per acre WEST: T3-O (Sub -Urban Transect-Open) Duplex Residential Maximum of 18 D.U. per acre. ANALYSIS: The following is a review of the request pursuant to the rezoning criteria at Article 7, Section 7.1.2.8 (a) (3) and (c) (1) of Miami 21 Code. The background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: 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 this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height. 15-00083zc Page 3 of 6 Analysis: Rezoning the subject parcels from T3-O to T4-L will allow an increase of residential density from 18 to 36 dwelling units (D.U) per acre, which doubles the current residential density allowed. However, the size and scale of the adjacent uses, structures, circulation and roadways within the neighborhood to the north and to the west support this increase in density and intensity. The development pattern exhibited in the neighborhood is made up of bungalow style homes, many with multiple structures on one parcel, duplexes and small apartment buildings. The neighborhood development pattern is more in line with the T4 Transect than with the current T3 Transect zone, as described in Article 4, Table 1 of the Miami 21 Code. The applicant has proposed a Comprehensive Plan Amendment to amend the FLUM designation properties from Duplex Residential (18 D.0 per acre) to Low Density Restricted Commercial (36 D.0 per acre). Findings: The proposed zoning request is consistent with the goals and objectives of the Miami 21 Code as the request complies with the successional zoning requirements. The introduction of a T4-L Transect Zone, between the existing T3-O and T5-O provides a buffer between the residential neighborhood to the west and the commercial uses to the east. Furthermore, the proposed up zoning to T4-L is compatible with the established development patterns of uses in the immediate neighborhood. In regards to the uses allowed, "Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code" shows how the new uses will 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 DORMITORY HOME OFFICE LIVE - WORK LODGING BED & BREAKFAST INN OFFICE OFFICE 9 9 18 R R R R R R R R R R R T4 36 36 36 R R R R R R R R R R R R R R R E E R R R R R W R R R 15-00083zc Page 4 of 6 R 9 T3 L 9 O, 18 T4 R 36 L 36 O 36 DENSITY (UNITS PER ACRE) COMMERCIAL ENTERTAINMENT ESTABLISHMENT R FOOD SERVICE ESTABLISHMENT R R ALCOHOL BEVERAGE SERVICE ESTAB. E E GENERAL COMMERCIAL R R CIVIC COMMUNITY FACILITY W W RECREATIONAL FACILITY EEE ER R RELIGIOUS FACILITY E E E _.136, R T3 T4 ° = DENSITY (UNITS PER ACRE) 9 9 18 36 36 36 CIVIL SUPPORT COMMUNITY SUPPORT FACILITY W W INFRASTRUCTURE AND UTILITIES WWW W W W MARINA E W W PUBLIC PARKING W W TRANSIT FACILITIES W EDUCATIONAL CHILDCARE ELEMENTARY SCHOOL LEARNING CENTER MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL E E E E E E E E E INE E W W E E E E E E E E E E E R R E 15-00083zc Page 5 of 6 CONCLUSION: Based on staffs analysis and the materials submitted by the applicant, staff finds that the request is consistent with the goals and objectives of Miami 21. The request is compatible with the existing development pattern in the neighborhood, and it does provide an appropriate transition in density and intensity. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Department of Planning and Zoning recommends Approval of the applicant's request of the proposed rezoning from T3-O to T4-L. Christopher Brimo Chief of Land Development L. Vicentini 5/11/2015 15-00083zc Page 6 of 6 MIAMI 21 ZONING MAP (EXISTING) h� w z w 1- z NW 32ND ST NW 31 ST ST NW 31 ST ST J T4-R NW 1ST AVE NW 29TH ST 150 300 600 Feet i I I ADDRESS: 22-25 NW 31 ST AND 20-28 NW 32 ST w z w 1- z NW 32ND ST NW 31 ST ST NW 31 ST ST J T4-R NW 1ST AVE NW 29TH ST 150 300 600 Feet i I I ADDRESS: 22-25 NW 31 ST AND 20-28 NW 32 ST MIAMI 21 ZONING MAP (PROPOSED) 02© NW 1 T5-O W NW 29TH ST 0 150 300 600 Feet I i I I Midtown/ j Miami West ; Special /District T6-24-0 //// 1/10.4 Midtown Miami Eas %NE29TH ST ADDRESS: 22-25 NW 31 STAND 20-28 NW 32 ST 411,1UN 4 0 NW 33RD ST NW 34TH ST,, NW31STST t'L " NE32ND ST ^ �. geAe7J�7 o EM, PP, .o7po auld � D✓ P r,Drouni h Al li.11o_ 0 150 300 600 Feet I i I I ADDRESS: 22-25 NW 31 STAND 20-28 NW 32 ST Franc' co Ga`I^ia, Director Planni g-°ar�"dZoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE ) Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-15-025 File ID 15-00083zc May 20, 2015 Item PZAB.6 Mr. Juvenal Pilia 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 T3-O "SUB -URBAN TRANSECT ZONE OPEN" TO T4-L "GENERAL URBAN TRANSECT ZONE LIMITED", FOR THE PROPERTIES LOCATED AT APPROXIMATELY 22 & 25 NORTHWEST 31ST STREET AND 20 & 28 NORTHWEST 32ND STREET , MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A, HEREBY ATTACHED; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Chris Collins, the motion passed and was adopted by a vote of 8 - 0: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Absent Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Absent Ms. Maria Beatriz Gutierrez Yes Dr. Ernest Martin Yes Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Absent Mr. Manuel J. Vadillo Yes Mr. David H. Young Absent ca-(0) Execution ate 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 2("tY OF N't-di , 2015. q ,!r i e t/C✓p,1 "-- C.; i t J(3 Print Notary Name Personally know K or Produced I.D. Type and number of1,D. produced Did take an oath or Did not take an oath J - 0 Notary Public State of Florida My Commission Expires: P VANESSATRUJILLO •*: MY COMMISSION # FF 229944 ;aEXPIRES: July 11, 2019 Bonded Thn1 Notary Public Underwriters Exhibit A — Addresses and Legal Description Subject Property: I) 22 NW 31 Street 25 NW 31 Street 2 20 NW 32 Street 28 NW 32 Street Legal Description: Folio 01-3125-028-0020 Folio 01-3125-027-0250 Folio 01-3125-027-0080 Folio 01-3125-027-0070 Lots 4, 5, 6, Block 1, Saint James Park, According to the Plat thereof as recorded in Plat Book 3, Page(s) 65, of the Public Records of Miami -Dade County, Florida, Lots 30 and 31 and the South 43.57 feet of Lots 12 and 13, in Block "A", of Price's Addition to St. James Park, according to the Plat thereof, as recorded in Plat Book 4 at Page 47 of the Public Records of Miami -Dade County, Florida. The North 100 feet of the Lots 12 and 13, Block A, of PRICE'S ADDITION TO ST. JAMES PARK, according to the Plat thereof, as recorded in Plat Book 4, at Page 47, of the Public Records of Miami -Dade County, Florida. (26746877,1)