HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 15-00719zc
PROJECT ADDRESS: Approximately 2970 SW 37 Ave.; 2950, 2960, and 2970 SW 37 Ct.;
2955, 2965, 2971, 2952, 2964, and 2970 SW 38 Ave.; 2951, 2957, 2981, 2952, and 2970 SW
38 Ct.; 2961 and 2983 SW 39 Ave., Miami, Florida
APPLICANT: Daniel J. Alfonso, City Manager on behalf of the City of Miami
COMMISSION DISTRICT: District 2 NET OFFICE: Coral Way
ZONING DESIGNATION: T3-O (Sub -Urban -Open)
GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant
requests a Change of Zoning approximately 2970 SW 37 Ave.; 2950, 2960, and 2970 SW 37
Ct.; 2955, 2965, 2971, 2952, 2964, and 2970 SW 38 Ave.; 2951, 2957, 2981, 2952, and 2970 SW
38 Ct.; 2961 and 2983 SW 39 Ave., Miami, Florida. The applicant proposes to rezone the parcels
from T3-O (Sub -Urban Transect-Open) to T4-L (General Urban Transect-Limited). A complete
legal description of the property is on file at the Hearing Boards Office.
BACKGROUND:
The subject area consists of approximately 3.79 acres which is generally bounded by SW 37
Avenue to the east, SW 39 Avenue (the City of Miami's western boundary) to the west, SW 29
Street to the north, and Bird Road to the south. The subject area is located within the Coral Way
NET.
The rezone area consists of 17 parcels and a portion of parcel (northwest corner) of the Florida
Power & Light (FPL) substation site. Of the 17 lots, 14 are developed predominantly with duplexes
with a few multi -family structures. Within the proposed rezone area there are three (3) vacant
lots located along SW 38 Court. The existing multi -family uses are non -conforming to the existing
T3-O zoning.
Under the 11000 Zoning Ordinance, the area was previously zoned R-2 (Two Family Residential).
Additionally, the three (3) properties currently vacant on SW 38 Court had an SD-12 (Special
Buffer District) Overlay. Under the 11000 Code, the district could have been developed only with
uses of the underlying residential use, or as parking lots in combination with adjoining commercial
lots.
In studying the existing development patterns and uses within the aforementioned area, the
Planning and Zoning Department proposes rezoning the subject properties to T4-L (Urban
General) in order to create a better transition between the existing transects T5-O (Urban Center)
to the south and the T3-O (Sub -Urban) to the north.
COMPREHENSIVE PLAN:
The requested zoning change is inconsistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation for the properties. 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
Subject Properties:
T3-O (Sub -Urban Transect-Open)
Surroundinq Properties
NORTH: T3-O (Sub -Urban Transect-Open)
SOUTH: T5-O (Urban Center Transect-Open)
EAST: T3-O-3 (Sub -Urban Transect-Open) and
D1- (Work Place)
WEST: City of Coral Gables
T3-O-3 (Sub -Urban Transect-Open) and
D1- (Work Place)
FUTURE LAND USE DESIGNATION
Subject Properties:
Duplex Residential
Duplex Residential
Maximum of 18 D.U. per acre
Med. Density Restricted Commercial
Maximum of 65 D.U. per acre
Duplex Residential
Maximum of 18 D.U. per acre
Light Industrial
Maximum of 36 DU per acre
Duplex Residential
Maximum of 18 D.U. per acre
Light Industrial
Maximum of 36 DU per acre
File id. 15-00719zc
Page 2 of 6
In regards to the uses allowed, "Table 2. Excerpt of Article 4, Table 3 of Miami 21 Code" 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
COMMERCIAL
ENTERTAINMENT ESTABLISHMENT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
T3
9
9
18
R
R
R
R
R
R
R
R
R
R
R
E
E
E
E
E
E
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
R
R
R
R
R
E
E
R
R
W
W
E
R
R
E
R
R
File Id. 15-00719zc
Page 3 of 6
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code (continued)
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MARINA
PUBLIC PARKING
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING 1 VOCATIONAL
T3
T4
w
w
w
E
E
E
E
E
E
E
E
E
w
w
w
w
w
E
w
w
w
w
w
w
E
w
w
E
E
E
E
E
E
E
E
E
E
E
R
R
E
ANALYSIS:
The following is a review of the request pursuant to the rezoning criteria in Article 7, Section
7.1.2.8 (a)(3) & (f)(2) of Miami 21. The background section of this report is hereby incorporated
into the analysis and its corresponding criteria by reference:
Criteria 1
Analysis
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.
The subject area is an existing T3-O zoned neighborhood consisting of duplex
and multi -family dwelling units. South of the proposed rezone are parcels zoned
T5-O with commercial. The proposed successional rezoning from T3-O to T4-L
provides a transition in height and intensity between the T5-O and the T3-O. The
rezone to T4-L will begin from an alley north of the T5-O zoned properties and
travel north for approximately 155 feet, stopping midblock (or approximately 300
feet) from SW 29th Street. From this point north, the zoning will remain zoned
T3-O. As proposed, this rezone will create an appropriate transition in intensity
and heights.
File Id. 15-00719zc
Page 4 of 6
Finding
Criteria 2
Analysis
Based on the allowed uses and limitation of heights to a maximum of three -
stories, the proposed rezoning to T4-L is compatible with neighboring uses and
existing development patterns. The size and scale of the adjacent uses,
structures, and circulation within the neighborhood support this increase in
density and intensity.
Rezoning the subject parcels from T3-O to T4-L allows an increase of residential
density from 18 to 36 dwelling units (D.U) per acre and will permit some Tight
commercial use (as described in the inserted table). The T4-L zoning, will further
encourage mixed -use development and redevelopment and provide flexibility for
existing uses and any new development.
With the rezone to T4-L, the mix of neighborhood residential and light
commercial uses may promote a walkable, pedestrian friendly neighborhood.
The City's development regulations and Miami 21 Code contains mechanisms to
mitigate potentially adverse impacts of new development within existing
neighborhoods through the application of appropriate standards and setback
requirements.
The request creates a transition in density and intensity which is consistent with
the goals of the Miami 21 Code.
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.
The proposed rezone provides a transition in intensity and scale from the T5-O
and T3-O zoning districts. The proposed rezone from T3-O to T4-L begins from
the alley north of the T5-O zoning along Bird Road and travels approximately for
155 feet north stopping midblock (or approximately 300 feet) south of SW 29
Street. This rezone would capture the existing non -conforming multi -family uses
in the T3-O zone, bringing them into conformity.
A rezone of this area to the T4-L will align the area with a zoning designation that
is appropriate to the current character and future development needs of the
neighborhood. In studying the development patterns, uses, and building stock
in the area, the Planning and Zoning Department endorses a rezoning of the
subject area as identified. The proposed rezone will contribute to the
improvement of development of properties in the adjacent area in accordance
with existing regulations.
The area to be rezoned is within two blocks of the Douglas Road Metrorail
station, which further promotes Miami 21 Article 2, Section 2.1.3.1, in regards to
focusing growth at transit nodes.
The City's development regulations contains mechanisms to mitigate potentially
adverse impacts of new development within existing neighborhoods through the
application of appropriate standards and setback requirements
File Id. 15-00719zc
Page 5 of 6
Finding
The request creates a transition in intensity and scale which is consistent with
the goals of the Miami 21 Code.
CONCLUSION:
The Department of Planning and Zoning recommends approval of the applicant's request for a
change of zoning from T3-O to T4-L. The proposed change of zoning provides a transition in
height and intensity and will contribute to the improvement of development of properties in the
adjacent area in accordance with existing regulations.
Additionally, the proposed request would bring the existing mufti -family uses into conformity with
the proposed T4-L zoning designation. Staff finds that 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.
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 rezoning from T3-
0 to T4-L. This requested change of zoning will complement the existing residential uses that
remain and create opportunities for further development on those lots fronting Bird Road, thereby
improving development and redevelopment opportunities.
Christopher Brimo, AICP
Chief of Land Development
J. Ellis
June 17, 2015
File Id. 15-00719zc
Page 6 of
of
- p R
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-1 5-045
File ID 15-00719zc July 1, 2015 Item PZAB.7
Ms. Melody Torrens offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING 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 T3-0 "SUB-
URBAN TRANSECT ZONE OPEN" TO T4-L "GENERAL URBAN TRANSECT ZONE LIMITED", FOR THE
PROPERTIES LOCATED AT APPROXIMATELY 2970 SOUTHWEST 37TH AVENUE; 2950, 2960, AND 2970
SOUTHWEST 37TH COURT; 2955, 2965, 2971, 2952, 2964, AND 2970 SOUTHWEST 38TH AVENUE; 2951, 2957,
2981, 2952, AND 2970 SOUTHWEST 38TH COURT; AND 2961 AND 2983 SOUTHWEST 39TH AVENUE, MIAMI,
FLORIDA, DESCRIBED IN EXHIBIT A (HEREBY ATTACHED); MAKING FINDINGS; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Upon being seconded by Mr. David Young, the motion passed and was adopted by a vote of 8 - 0:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins Absent
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 Pifia Yes
Ms. Melody L. Torrens Yes
Mr. Manuel J. Vadillo Absent
Mr. David H. Young Yes
Francisc Garcia, Director
Planning d Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
—7) 2 )c
Execution Date
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 'DAY OF -) U (y , 2015.
i
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:
saQr,�y tom. .a._, _ ..
TR
O
11 MY COMMISSSIION # FF 229944
r EXPIRES: July 11, 2019
,yr. Bonded That Notary Pubic UnderwritersPH��
EXHIBIT A
0
150
300
MIAMI 21 MAP (EXISTING)
600 Feet
I
ADDRESS: BIRD RD AT SW 37 AV
PONCE
MIAMI 21 MAP (PROPOSED)
SHIPPING AVE
0 150 300 600 Feet
I i I I
T6-12-0
D1
1-
D1
PEACOCK AVE
ADDRESS: BIRD RD AT SW 37 AV
0
150
300
600 Feet
ADDRESS: BIRD RD AT SW 37 AV