HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
APPLICANT: Michael Liu, on behalf of Miami -Dade County FILE ID: 15-00976zc
Public Housing and Community Development
PROJECT ADDRESS: 1150 NW llth Street Road NET OFFICE: Overtown
COMMISSION DISTRICT: 5 (Hardemon) ITEM: PZAB 5
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the
applicant is requesting a Change of Zoning from T6-8-L (Urban Core -Limited) to T6-8-O
(Urban Core -Open) for a property located approximately at 1150 NW 11th Street Road,
Miami, Florida. The related folio of the subject lot is: 01-3135-019-2100, A complete legal
description of the property is on file with the Hearing Boards Section.
B. BACKGROUND:
The subject property is part of the Highland Park Subdivision and is located within the
Overtown Net Area. The subject property has a lot area is approximately 1.04 acres, (61,282
square feet) of land generally bounded by NW 12th Street on the north, NW 11th Street on
the south, NW 8th Street Road to the west, and NW 11th Street Road to the east.
Aerial view of the 1150 NW 11th Street Road outlined in red
The subject lot is zoned T6-8-L and is developed with a seven -story structure known as the
Helen M. Sawyer Assisted Living Facility, constructed in 1976 with 104 residential units.
The applicant (Miami -Dade County Public Housing and Community Development
Department) is seeking a change of zoning in order to operate a 28 person Adult Day Care
Facility on the subject property. Under the current designation of T6-8-L, the applicant can
operate a maximum of 9 person Adult Day Care Facility via approval of a Warrant.
The property was previously zoned "R-4" (Multifamily High -Density Residential) under the
11000 Code. The area was rezoned in April 2010 under the Miami 21 Code to Urban Core
- Limited (T6-8-L). The zoning of the properties to the north of the site is T6-8-L, to the south
T6-8-O, to the east T6-8-L and T6-8-O, and to the west T6-8-L and T6-8-O.
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1§,1541 NW 11 Slreel Road lSltfyecl Parcel
1111NW S S1RD and r ,24 NW 1r STRD
M1Y.tiwa! ROW Parcels
0 Cdy Parcels
IItletroRal Slaloms
,I1,1evoRa11 Ratite
Map of zoning in the area of the subject site and the Metrorail line
To the north and east of the proposed rezone area, the Tots are developed with multi -family
dwelling units. East of the site there are multi -family uses and a property split zoned T6-8-L
and T6-8-O owned by Miami -Dade County. West of the site the uses are primarily residential
in nature.
It is important to point out that the abutting lots 1 and 2 in the above graphic are not part of
the rezone proposal. If the rezone is approved, Tots 1 and 2 will become islands of T6-8-L
surrounded by T6-8-O zoning.
The three lots (3, 4, and 5 in the graphic) south of the subject site are zoned T6-8-O. However,
these lots are used for the Metrorail right of way and do not contain any other development.
As stated previously, the applicant requests a change of zoning of the lot from T6-8-O (Urban
Core - Limited) to T6-8-O (Urban Core - Open).
C. COMPREHENSIVE PLAN:
The requested change of zoning is consistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation for the property as the land use designation is
"Restricted Commercial]".
File Id. 15-00976zc
Page 2 of 6
D. EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property:
T6-8-L (Urban Core -Limited)
Surrounding Properties
NORTH: T6-8-L (Urban Core -Limited)
SOUTH: T6-8-O (Urban Core -Open)
EAST: T6-8-L (Urban Core -Limited)
T6-8-O (Urban Core -Open)
WEST: T6-8-L (Urban Core -Limited)
FUTURE LAND USE DESIGNATION
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
Restricted Commercial
Maximum of 150 D.U. per acre
In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21
Code to illustrate the additional uses allowed with the proposed change of zoning.
Excerpt of Article 4, Table 3 of Miami 21 Code, For
DENSITY (UNITS PER ACRE)
T6
R L 0
150
150
150
RESIDENTIAL
SINGLE FAMILY RESIDENCE
R
R
R
COMMUNITY RESIDENCE
R
R
R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
R
R
MULTI FAMILY HOUSING
R
R
R
DORMITORY
R
R
R
HOME OFFICE
R
R
R
LIVE - WORK
R
R
R
WORK -LIVE
File Id. 15-00976zc
Page 3 of 6
LODGING
BED & BREAKFAST
INN
HOTEL
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB. ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB,
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
Excerpt of Article 4, Table 3 of Miami 21 Code
continued
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE/UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
R
L
0
E R R
E
R
R
R
R
R
L
0
R
L
0
W W
R
R
W
R
R
E
E
W
R
R
W
W
W
W
E
E
R
R
R
T6
R
L
0
W W
E R R
E
R
R
E
W W W
W
W
W
W
W
W
W
W
W
W
W
W
W W W
W
W
W
W
W
W
R
R
R
File Id. 15-00976zc
Page 4 of 6
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
E. ANALYSIS:
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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
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
of
Criteria
1
The subject site is within an existing T6-8-L zoned neighborhood consisting of
low scale multi -family dwelling units. The proposed rezoning will not preserve
the established, character of the multi -family neighborhood as it would allow
many commercial uses by right within a predominately residential
neighborhood. Moreover, the request creates a non-contiguous zoning line that
creates islands of T6-8-L zoned properties surrounded by T6-8-0 zoned
properties.
As proposed, the rezoning from T6-8-L to T6-8-0 is not compatible with the
existing residential development patterns, heights, and multi -family uses in the
immediate neighborhood.
Finding
The request is inconsistent with the goals and objectives of the Miami 21 Code.
Criteria
2
For rezoning: A change may be made only to the next intensity Transect Zone
or by a Special Area Plan, and in a mariner which maintains the goals of the
Miami 21 Code to preserve Neighborhoods and to provide proper transitions in
intensity and scale.
Analysis
of
Criteria
2
There are no commercial uses within the immediate vicinity of the subject site.
Additionally few buildings within the vicinity contain commercial uses. The
rezone to T6-8-0 would introduce commercial uses into a predominately
residential area.
There are no structures in the adjacent blocks with the intensity and scale
permitted by the T6-8-0 zone. The proposed rezone to T6-8-0 is not compatible
with the existing development patterns and uses in the immediate
neighborhood.
Finding
The request does not create a transition in intensity and scale which is
consistent with the goals of the Miami 21 Code.
File Id. 15-00976zc
Page 5 of 6
MIAMI 21 ZONING MAP (EXISTING)
F. NEIGHBORHOOD SERVICES:
Code Compliance
Building
Public Works
Historic Preservation:
Enviornmental Resources
NET
G. CONCLUSION:
MIAMI 21 ZONING MAP (PROPOSED)
No Objection
Required
No Objection
No Objection
No Objection
No Objection
Based on the materials submitted, staff finds that the request to rezone from T8-8-L to
T6-8-O is inconsistent with the goals of Miami 21. The request creates a non-contiguous
zoning line that creates islands of T6-8-L zoned lands surrounded by T6-8-O zoned
properties. The level of uses allowed in the T6-8-O is not compatible with the
surrounding zoning district. There are few structures or uses within the adjacent blocks
within the same zoning district, or with the proposed, with the height and density
permitted by the T6-8-O zone.
H. 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 denial
of the applicant's request of the proposed rezoning from T6-8-L to T6-8-O as presented.
G�?
Christopher Brimo, AICP
Chief of Land Development
Jacqueline Ellis
September 23, 2015
File Id. 15-00976zc
Page 6 of 6
MIAMI 21 ZONING MAP (EXISTING)
0 150 300 600 Feet
I 1 I I
ADDRESS: 1150 NW 11 STRD
0
2
MIAMI 21 ZONING MAP (PROPOSED)
NW 13TH ST
NW 12TH ST
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NW 13TH ST NW 13TH ST
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1 NW 12TH ST
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ADDRESS: 1150 NW 11 STRD
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ADDRESS: 1150 NW 11 STRD
File ID 15-00976zc
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-1 5-074
November 4, 2015
Item PZAB.3
Dr. Ernest Martin 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 T6-8 "URBAN CORE TRANSECT ZONE - LIMITED", TO T6-8 "URBAN CORE
TRANSECT ZONE OPEN", FOR THE PROPERTY LOCATED AT APPROXIMATELY 1150 NORTHWEST
11TH STREET ROAD, 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 Ms. Melody Torrens, the motion passed and was adopted by a vote of 11-0:
Ms. Jennifer Ocana Barnes Yes
Mr. Chris Collins Yes
Ms. Maria Lievano-Cruz Yes
Mr. Charles A. Garavaglia Yes
Mr. Adam Gersten Yes
Ms. Maria Beatriz Gutierrez Absent
Dr. Ernest Martin Yes
Mr. Daniel Milian Yes
Mr. Juvenal Pina Yes
Ms. Melody L. Torrens Yes
Mr. Manuel J. Vadillo Yes
Mr. David H. Young Yes
Franco Q.rcia, Director
Planning and Zoning Department
STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
1//Execution Da e
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 c, DAY OF NoV etY) 2015.
( 33C, T(Z i 110
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 Publib State of Florida
My Commission Expires:
VANESSATRUJILLO
MY COMMISSION # FF 229944
EXPIRES: July 11, 2019
uonded Thru Notary Public Unde w iters
SUBJECT" PROPERTY ADDRESS:
1150 Northwest 11 th Street Road
Miami, Florida 33136
LEGAL DESCRIPTION:
Lots 7 thru 14 and 28 thru 34, Block 14, of:
"HIGHLAND PARK" according to the Plat
thereof, as recorded in Plat Book 2, at Page
13, of the Public Records of Miami -Dade
County, Florida.
`EXHIBIT A'
TSAO DesignGroup