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Home My WebLink AboutAnalysis, Maps & PZAB Reso+nerou6iee 9296 City 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 7th Avenue, will change from T5-L (Urban Center Transect Zone Limited) to T5-O (Urban Center Transect Zone Open). The parcel fronting SW 7th Street and SW 7th Avenue will change from T6-8-O to T6-8-L (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 change from T6-8-O to T6-8-L. 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 review for compliance with Article 4, Table 12 of the Miami 21 Code. The property fronting SW 8th Street and SW 7th Avenue will changefromT6-8-O to T6-8-L. 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 NORTH: Medium Density Residential Commercial 65 D.U. per acre. SOUTH: Restricted Commercial Maximum 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 ZONING Subject Properties: T5-L; Urban Center Transect Zone Limited Maximum of 65 D.U. per acre & T6-8-L Urban Core Open 150 D.U. per acre Surrounding Properties NORTH: T5-L; Urban Center Limited 65 D.U. per acre. SOUTH: T6-8-O; Urban Core Open Maximum 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 15.00053zc Page 2 of 6 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. Excerpt of Article 4, Table 3 of Miami 21 Code RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK WORK -LIVE 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 CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA PUBLIC PARKING CIVIL SUPPORT RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE/UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY T5-L T5-0 65 65 R R T5-L T5-0 R R T5-L T5-O R R T5-L T5-0 W W W W R R R R T5-L T5-0 W W R R T5-L W W W W W W W W T5-L T5-0 W W T5-L T5-0 W W W W E E E E W W R R 15-00053zc Page 3 of 6 In the T5-L and T5-O Zones, under Commercial Uses; "Auto -Related Commercial Establishements" are allowed by Warrant; which requires notification to abutting property owners and compliance with Aricle 4, Table 12 of Miami 21 Code Design Review Criterias. The rest of the allow 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. The requested change from T5-L to T5-O; for example, Alcohol Beverage Establishment, that would requie an Exception for both L and 0 designations. Auto -Related Commmercial Establishment uses are already present along SW 8th Avenue between SW 7th Street and SW 8th Streets, to the West. 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 The subject site is within an existing T5-L and T6-8-0 zoned neighborhood in Criteria 1 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 toT5-0 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 T5-0 and T6-8-0 to T6-8-L 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. 15.00053zc Page 4 of 6 Analysis of Criteria 2 There are already some existing commercial uses along both sides of SW 7th Avenue, from the middle of the block to SW 8th Street. Along SW 7th Street, it remains low multifamily; however at the corner of SW 8th Avenue and SW 7' Street a legal non -conforming surface lot condition already exist under the Miami 21, T5-L designation.The former R-3 zoning designation with a SD-12 overlay district allowed for a surface parking by Class II Special Permit. SW 7th Street is a three lanes, one way west from Downton allowing traffic from Downtown and Brickell to travel west connecting to the rest of the City which will be more compatible with a T5-O Urban Center designation. Existing structures fronting NW 7th Avenue and SW 7th Street, are a mixture of one to three stories in height. The proposed rezoning to T5-O and T6-8-L 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 7th Avenue, and 701 SW 8th Street consistent with the intent of Miami 21 Zoning Code. Any Auto -Related use would be subject to a Warrant permit and Design Review Criterias of Article 4, Table 12. Existing Zoning T5-L (Urban Center) Proposed Zoning T5-O (Urban Center) & & T6-8-L (Urban Core) & T6-8-O (Urban Core) 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. 15-00053zc Page 5 of 6 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 Rev.1 T. Perez 15-00053zc Page 6 of 6 i T4-R - T3=0 N MIAMI 21 (EXISTING) 16-00054zc SW 6TH ST SW 8TH ST SW9THST T4-R SW8ST SETBACK AREA •-• • • • • • • • • • • • • 712 SW 7 ST, 704 SW 7 AV, AND 701 SW 8 ST 0 125 250 1 i I 500 Feet i T4-R - T3=0 N MIAMI 21 (PROPOSED) 16-00054zc SW 6TH ST SW 8TH ST SW9THST T4-R SW8ST SETBACK AREA •-• • • • • • • • • • • • • 712 SW 7 ST, 704 SW 7 AV, AND 701 SW 8 ST 0 125 250 1 i I 500 Feet AERIAL 16-00054zc SW 9T +` 11111, 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 � `I�u� lic ota ry State of Flori My Commission Expires: eewun ,�s+ rr; BEATRIZ ALVAREZ fe;*, MY COMMISSION # FF 071860 EXPIRES: November 20, 2017 s° ti 11,0 Bonded Titre Notary public Underwriters cez "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