HomeMy WebLinkAbout04-28-16 CC Analyis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 16-00054zc
APPLICANT:
LLC
Miami Automotive Retail Inc; MAR 704,LLC, and 701 Assoc.,
PROJECT ADDRESS: Approximately 712 SW 7 th Street, 704 SW 7th Avenue, and 701
SW 8th Street
FOLIO NUMBER: 01-0204-060-1020, 01-0204-060-1010, 01-0204-060-1170
COMMISION DISTRICT: District 3
NET OFFICE: Little Havana
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 of three parcels; two of the three parcels are located
along SW 7th Street and one along SW 8th Street, West of SW 7th Avenue. The proposed change
of zoning for the parcels along SW 7th Street and SW 7" Avenue, will change from T5-L (Urban
Center Transect Zone Limited) to T5-O (Urban Center Transect Zone Open). The parcel fronting
SW 7h Street and SW 7th Avenue will remain as T6-8-O (Urban Core). Complete legal
description is on file with the Hearing Boards Section.
BACKGROUND:
The subject area consists of (3) parcels totaling approximately .34 acres within the Little Havana
NET. The parcels along SW 7th Street are zoned T5-L (North); and the parcels along SW 8th
Street (South) will remain as T6-8-R.
The current the block has some Multifamily residential, and Auto -related commercial uses along
SW 8th Avenue and SW 7th Street. Approximately 62% of the entire block along SW 8th Street is
consistant with Auto Related Commercial Establishment needs as part of a car dealership, with
existing nonconforming structures.
The properties were previously zoned under ZO-11000 as "R-3" (Multifamily Residential) with a
maximum density of (65) units per acre. The properties along SW 8th Street were "C-1"
(Restricted Commercial) with SD-12 (Buffer Overlay District) with a maximum density of (150)
units per acre.
SD-12 'Special Buffer Overlay District" was intended to create buffer areas between residential
and nonresidential districs in specific areas of the city when abutting by common lot line. The
request from T5-L to T5-O along SW 7th Street will allow for the existing or future modifications
to the Auto Related Commercial Establishments through a Warrant process and it will be
reviewed for compliance with Article 4, Table 12 of the Miami 21 Code. The property fronting SW
8th Street and SW 7th Avenue will not be changed, and will remain as T6-8-O.
NEIGHBORHOOD
CHARACTERISTICS:
FUTURE LAND USE DESIGNATION
Subject Properties:
Medium Density Restricted Commercial
Maximum of 65 D.U. per acre &
Restricted Commercial 150 D.U. per acre
Surrounding Properties
ZONING
Subject Properties:
T5-L; Urban Center Transect Zone Limited
Maximum of 65 D.U. per acre &
T6-8-O Urban Core Open 150 D.U. per acre
Surrounding Properties
NORTH: Medium Density Residential NORTH: T5-L; Urban Center Limited
Commercial 65 D.U. per acre. 65 D.U, per acre.
SOUTH: Restricted Commercial SOUTH: T6-8-O; Urban Core Open
Maximum 150 D.U. per acre Maximum of 150 D.U. per acre
EAST: Medium Density Restricted
Commercial Maximum 65 &
Restricted Commercial150 D.U. per acre
WEST: Medium Density Restricted
Commercial Maximum 65 D.U.
acre & Restricted Commercial of
150 D.U. per acre
EAST: T5-L; Urban Center Transect Zone
Limited 65 D.U. per acre & Rest.
Commercial of 150 D.U. per acre
WEST: T5-L; Urban Center Transect Zone
Limited 65 D.U. per acre & Rest.
Commercial 150 D.U. per acre
In regards to the uses allowed below; an excerpt of Article 4, Table 3 of Miami 21 Code,
illustrate the additional uses allowed with the proposed change of zoning.
15.00053zc
Page 2 of 5
Excerpt of Article 4, Table 3 of Miami 21 Code
RESIDENTIAL
T5-L
T5-O
65
65
SINGLE FAMILY RESIDENCE
R
R
COMMUNITY RESIDENCE
R
R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
R
MULTI FAMILY HOUSING
R
R
DORMITORY
R
R
HOME OFFICE
R
R
LIVE - WORK
R
R
WORK -LIVE
LODGING
T5-L
TS-O
BED & BREAKFAST
R
R
INN
R
R
HOTEL
R
R
OFFICE
T5-L
T5-O
OFFICE
R
R
COMMERCIAL
T5-L
T5-O
AUTO -RELATED COMMERCIAL ESTAB.
`mm♦`
W
R
ENTERTAINMENT ESTABLISHMENT
►
--IP
ENTERTAINMENT ESTAB. ADULT
FOOD SERVICE ESTABLISHMENT
R
R
ALCOHOL BEVERAGE SERVICE ESTAB.
Q
Q
GENERAL COMMERCIAL
R
R
MARINE RELATED COMMERCIAL ESTAB.
W
W
OPEN AIR RETAIL
W
W
PLACE OF ASSEMBLY
R
R
RECREATIONAL ESTABLISHMENT
R
R
CIVIC
T5-L
T5-O
COMMUNITY FACILITY
W
W
RECREATIONAL FACILITY
R
R
RELIGIOUS FACILITY
R
R
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
T5-L
COMMUNITY SUPPORT FACILITY
W
W
INFRASTRUCTURE AND UTILITIES
W
W
MAJOR FACILITY
MARINA
W
W
PUBLIC PARKING
W
W
CIVIL SUPPORT
T5-L
T5-O
RESCUE MISSION
TRANSIT FACILITIES
W
W
EDUCATIONAL
T5-L
T5-O
CHILDCARE
W
W
COLLEGE/UNIVERSITY
W
W
ELEMENTARY SCHOOL
E
E
LEARNING CENTER
E
E
MIDDLE / HIGH SCHOOL
W
W
PRE-SCHOOL
R
R
ESEARCH FACILITY
R
R
15.00053zc
Page 3 of 5
In the T5-L and T5-O Zones, under Commercial Uses;"Auto-Related Commercial
Establishement" is allowed by Warrant, which requires notification to abutting property owners,
and compliance with Aricle 4, Table 12 of Miami 21 Code for Design Review Criteria. The rest of
the allowed uses are consistant with the current T5-L designation. Lastly, there are other uses
permitted to operate within this Zone through Warrant and/or Exception. Auto -Related
Commmercial Establishment uses are already present along SW 8t" Avenue between SW 7'
Street and SW 8th Street to the West; between SW 7th Street to SW 8' Street.
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)(5) & (f)(2) of Miami 21:
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 T5-L and T6-8-O zoned neighborhood in
between two major vehicular corridors connecting Downtown and the western
boundary of City of Miami. The proposed rezoning will be consistant with its
immediate context of commercial uses and multi -family neighborhood.
The proposed chage toT5-O from T5-L zoning allows for Auto -Related
Commercial uses by Warrant to mitigate any potential adverse effect through
Miami 21, Article 4, Table 12.
As proposed, the rezoning changes from T5-L and T5-O will be compatible with
the existing development patterns, heights, and multi -family uses in the
immediate neighborhood.
Finding
The request is consistent with the goals and objectives of the Miami 21 Code.
For rezoning: A change may be made in a manner 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 already some existing commercial uses along both sides of SW 7"
Avenue, from the middle of the block to SW 8' Street. Along SW 7t" Street, it
remains low multifamily; however at the corner of SW 8" Avenue and SW 7th
Street a legal non -conforming surface to condition already exist under the
Miami 21 T5-L designation.The former R-3 zoning designation with a SD-12
ovelay district allowed for a surface parking by Class II Special Permit. SW 7t"
Street is three lanes, one way west from Downton, allowing traffic from
Downtown Brickell travel west connecting downtown to the rest of the City better
suited for a T5-O Urban Center designation. Existing structures fronting NW 7'
Avenue and SW 7" Street, are a mixture of one to three stories in heights.
15-00053zc
Page 4 of 5
The proposed rezone to T5-O will be compatible with the existing development
patterns and the existing multi -family uses in the immediate neighborhood.
Finding
The request will create a design in scale and it will be consistant with the goals
and objectives of the Miami 21 Code.
Staff finds the proposed rezoning successional for 712 SW 7 th Street, 704 SW
71h Avenue, and 701 SW Er Street consistent with the intent of Miami 21 Zoning
Code.Any Auto -Related use would be subject to a Warrant permit subject to
Design Review Criterias of Article 4, Table 12.
Existing Zoning T5-L (Urban Center) Proposed Zoning T5-O (Urban Center)
& T6-8-O (Urban Core)
L
T6-8-O
CONCLUSION:
The proposed change of zoning is compatible with the density and intensity of the adjacent
Transect Zones. It will require additional reviews and approval, by Warrant, for intrusion of
commercial uses into the low -scale multifamily residential neighborhood.
Staff finds the zoning request to be consistent with the goals of the Miami 21 Code as it will be
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
T. Perez
15-00053zc
Page 5 of 5
MIAMI 21 (EXISTING)
16-00054zc
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T4-R
T4-L
T4-R
T3-O
T6-8-O
SW 7TH CT
SW 6TH ST
'SW 7TH ST
SW 8TH ST
1
T5L-L
j2
I—in
C3Q
T4=R-
SW 6TH CT
T6-8-O
SW 8 ST
SETBACK AREA
SW 9TH ST
T4-R
I—in
Q
0 75 150
1 1 1
300 Feet
1 1
712SW7ST, 704 SW 7 AV, AND 701 SW8ST
MIAMI 21 (PROPOSED)
16-00054zc
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T4-R
T4-L
T4-R
T3-O
T6-8-O
SW 7TH CT
SW 6TH ST
SW 7TH ST
T5i0
SW 8TH ST
w
T4=R-
SW 6TH CT
T6-8-O
SW 8 ST
SETBACK AREA
SW 9TH ST
T4-R
I—in
Q
0 75 150
1 1 1
300 Feet
1 1
712SW7ST, 704 SW 7 AV, AND 701 SW8ST
AERIAL
16-00054zc
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YEZ_IL LLiiimi k' ;IMAM NW MEN' 113711111111 MIR
0 62.5 125
1 i I
250 Feet
1
712 SW 7 ST, 704 SW 7 AV, AND 701 SW8ST
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-16-017
File ID 16-00054zc March 16, 2016
Item PZAB.5
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 T5-L "URBAN CENTER
TRANSECT ZONE LIMITED" AND T6-8-0 "URBAN CORE ZONE" TO T5-O "URBAN CENTER
OPEN" AND T6-8-O "URBAN CORE ZONE", FOR THE PROPERTIES LOCATED AT
APPROXIMATELY 712 SOUTHWEST 7TH STREET, 704 SOUTHWEST 7TH AVENUE, AND
701 SOUTHWEST 8TH STREET, MIAMI, FLORIDA; 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 7-1:
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 No
Mr. Daniel Milian Absent
Mr. Juvenal Pina Yes
Ms. Melody L. Torrens Absent
Mr. Manuel J. Vadillo Absent
Mr. David H. Young Yes
Fran isco $arcia, Director
Planning and Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Thias /vs -
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 THISZ_ DAY OF MCAY Cr) , 2016.
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
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My Commission Expires:
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EXPIRES: November 20, 2017
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"EX I
IT A"
LOCATION MAP
A PORTION OF SECTION 37 TOWNSHIP 54 SOUTH RANGE 41 EAST
MIAMI - DADE COUNTY, FLORIDA
SCALE: N,T,S
SW 7th STREET
10 9 I 8 7 6 5 4 3
465
14 15,16 17 18 19
SW 8th STREET
SURVEYOR S NOTES+
1. THIS SKETCH AND LEGAL DESCRIPTION DOES
NOT CONSTITUTE A BOUNDARY SURVEY.
2. SEE SHEET 2 FOR GEOMETRIC SKETCH.
3. SEE SHEET 3 FOR LEGAL DESCRIPTION.
4. BEARINGS SHOWN HEREON WAS BASED UPON
AN ASSUMED VALUE OF N87°5 102"E FOR THE
CENTER LINE OF SW 8th STREET AS SHOWN ON
THIS SURVEY.
LEGEND'
N,T,S
RW
ft
NOT TO SCALE
RIGHT OF WAY
CENTER LINE
MONUMENT LINE
BJ
SIT
:CT
FLORIDA INTERNATIONAL LAND SURVEYORS, INC, (LB 2668)
/I/
BY:
THIS SHEET IS NOT VALID
WITHOUT THE OTHERS, State of Florida.
VICENTE A. TOME
Reg, Land Surveyor No, 3103
JOB,Nod J302-15
Env,IJM ADVISOR
DATE 12-17-2015
Drawn: ES
Sheet 1 of 3 Sheets
" X1LJL I I IT A"
SKETCH TO ACOMPANNY LEGAL 9 ESCRIPTION
THIS SHEET IS NOT VALID
WITHOUT THE OTHERS,
SW 7th STREET L
Lri 50' RW
N87°51'02"E,.,_10000'
N87°51'02'E
50,00'
N87°51'02"E
d 150,00'
ui
S8th STR'T
7T0 R W .�-
- N87°51'02"E
o
JOB,No,; J302-15
EnwJM ADVISOR
DATE' 12-17-2015
Drawn; EG
Sheet 2 of 3 Sheets
"EX /I
IT A"
LEGAL DESCRIPTION
All of lot 20 and lot 1 less the South 20 feet and Lot 2 and the south 20 feet
of Lot 1, in Block 46S, of "MAP OF MIAMI", according to the Plat thereof,as recorded
in Plat Book B at Page 41 of the Public Records of Miami —Dade County, Florida.
THIS SHEET IS NOT VALID
WITHOUT THE OTHERS,
JOB,No,' J302-15
Env,'JM ADVISOR
DATE! 12-17-2015
Drawn! EG
Sheet 3 of 3 Sheets