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Home My WebLink AboutAnalysis, Maps & PZAB ResoANALYSIS FOR Change of Zoning PROJECT ADDRESS: 220 and 226 NW 16th Street, 1514 and 1540 NW 2nd Avenue, 211, 217, 229, 230, and 237 NW 15th Street, and 1501 and 1515 NW 3rd Avenue. FILE ID: 16-00051zc APPLICANT: Vicky Garcia -Toledo, Esquire, on behalf of the Lotus Endowment Fund. COMMISSION DISTRICT: District 5 NET OFFICE: Overtown ZONING DESIGNATION: T5-O/T5-L REQUEST Pursuant to Article 5 and Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant is requesting a change of zoning for eleven (11) parcels along NW 15th Street, NW 16th Street, and NW 3rd Avenue. The proposed change of zoning for much of the subject site is from T5-L (Urban Center Transect zone — Limited) to CI (Civic Institution), however the two parcels fronting NW 3rd Avenue will be changing from T5-O (Urban Center Transect zone — Open) to CI (Civic Institution). (Complete legal description is on file with the Hearing Boards Section). BACKGROUND The applicant's assemblage consists of eleven (11) parcels totaling approximately 1.3 acres, hereafter referred to as the "Subject Site". Nine of the parcels are zoned T5-L, and two of the eleven parcels are zoned T5-O. Much of the applicant's assemblage is located on a block bounded by NW 3rd Avenue on the west, NW 15th Street on the south, NE 2nd Avenue on the east, and NW 16th Street on the north. One parcel is located on the block south of this one. The Subject Site is located within the Southeast Overtown Park West CRA. The area proposed to be rezoned is located within the Overtown NET area, and Commission District 5. Much of the surrounding area is developed, although there is a substantial amount of underdeveloped and undeveloped land nearby EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Properties: Medium Density Restricted Commercial/ Restricted Commercial Maximum of 65/150 D.U. per acre Surrounding Properties NORTH: Medium Density Restricted Commercial Maximum of 65 D.U. per acre SOUTH: Medium Density Restricted Commercial Maximum of 65 D.U. per acre EAST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre WEST: Restricted Commercial Maximum of 150 D.U. per acre ANALYSIS ZONING Subject Properties: T5-L/O; General Urban Transect Zone Limited/Open Maximum of 65 D.U. per acre Surrounding Properties NORTH: T5-L; Urban Center Transect Zone Limited Maximum of 65 D.U. per acre SOUTH: T5-L; Urban Center Transect Zone Limited Maximum of 65 D.U. per acre EAST: T3-O; Sub -Urban Transect Zone Open Maximum of 18 D.U. per acre WEST: T6-8-O; Urban Core Transect Zone Open Maximum of 150 D.U. per acre Following the above referenced "Background", this proposal for rezoning is taking into consideration criteria set forth in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21: A change may be made only to the next intense 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. Lotus House is a women's shelter that was founded in 2006 in Miami's Overtown neighborhood. Today the shelter houses over 200 women and children daily, and provides them with a holistic range of supportive services. Lotus House has been so successful at accomplishing their mission that they are attempting to expand their operation onto newly acquired property. However, due to the unique mix of supportive services offered on premises, the Use onsite is classified as a Rescue Mission which is prohibited under the current zoning designation. The Use may continue to exist as a legal nonconformity, but can't expand. Hence, the reason for this zone change. The applicant has requested a rezoning to CI which would permit the Rescue Mission Use, and all new construction, by the Exception process. This would require an additional public hearing. File Id. 16-00051ZC Page 2 of 3 The expanded Lotus Village will be a mixed use, though largely residential project. The application as presented would rezone the subject site from T5-O and T5-L to Cl. This requested rezoning is successional as required by Article 7, Section 7.1.2.8 (a) 3, and meets both the 40,000 square foot and 200 linear feet of frontage thresholds. The rezoning is primarily intended to legalize and expand the existing use. Planning Staff considers CI an appropriate transect zone for several reasons. CI is inherently contextually sensitive, and does not provide substantially different treatment than what is already enjoyed under the current zoning designation. The only major difference is the calculation of height, which based on the surrounding zoning designation, would become T6-8. Based on the proximity of T3 to the Subject Site, new development would be limited to 8 stories. Additionally, as the zone change is primarily to legalize a use, planning considers the Exception process another benefit of the CI transect zone. This will provide any future development on the site, or expansion of existing development, with additional scrutiny on the staff level and an additional public hearing. There is also a requirement that a rezoning preserves neighborhoods. This area largely has a two-story multifamily residential fabric. A portion of the subject site is undeveloped, and its redevelopment will enhance the neighborhood. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & Zoning Department recommends approval of the proposed zoning change as presented. Christopher• Erimo Chief of Land Development J. Eisenberg File Id. 16-00051ZC Page 3 of 3 MIAMI 21 (EXISTING) 16-00051 zc • • • T6-8-O ■ ■ ■ ▪ 4/951r • ■ ■ . OA,7 ■ • /Lj4 • • • • • 036 1395 ON RAMP E • . ■ ■ • ■ w • • • • NW-16TH TER NW16THST T5 `L EIT NW-15TH ST - - ■ ■ • . NW 14TH TER • • • • ■ l — ▪ • NW-16TH ST • • J 0 z •NW-15TH ST • • • U 0 75 150 I i I 300 Feet 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV u 0 75 150 I i I MIAMI 21 (PROPOSED) 16-00051 zc 300 Feet I 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV AERIAL 16-00051 luzc u 0 75 150 300 Feet I 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-16-015 File ID 16-00051zc March 2, 2016 Item PZAB.4 Ms. Maria Beatriz Gutierrez 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 OF THE PROPERTY LOCATED AT APPROXIMATELY 220 AND 226 NORTHWEST 16 STREET, 1514 AND 1540 NORTHWEST 2 AVENUE, 211, 217, 229, 230, AND 237 NORTHWEST 15 STREET, AND 1507 AND 1515 NORTHWEST 3 AVENUE, MIAMI, FLORIDA, FROM T5-L "URBAN CENTER ZONE- LIMITED" AND T5-O "URBAN CENTER ZONE - OPEN" to CI "CIVIC INSTITUTION"; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Ms. Melody L. Torrens 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 Yes Dr. Ernest Martin Absent Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Yes Mr. Manuel J. Vadillo Yes Mr. David H. Young Yes 4c)vi Fran is arcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Ir "/0 Executio 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 23 DAY OF N1a(C`n 2016. n 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 Notaryyublic State of Florida My Commission Expires: tiM ;;; BEATRIZ ALVAREZ ,.; MY COMMISSION # FF 071860 ul EXPIRES: November 20, 2017 4:R4:11;04' Bonded Thru Notary Public Undenrriters Exhibit "A" Lotus Village Addresses, Folios, and Legal Description . 226 NW 16th Street, Miami, Florida 33136 01-3136-021-0890 2. 220 NW 16th Street, Miami, Florida 33136 01-3136-021-0880 3. 1540 NW 2nd Avenue, Miami, Florida 33136 01-3136-021-0860 4. 1514 NW 2nd Avenue, Mia i Florida 33136 01-3136-021-0980 5. 211 NW 15th Street, Miami, Florida 33136 01-3136-021-0970 6. 217 NW 15th Street, Miami, Florida 33136 01-3136-021-0960 7. 229 NW 15th Street, Miami, Florida 33136 01-3136-021-0950 8. 237 NW 15th Street, Miami, Florida 33136 01-3136-021-0940 9. 230 NW 15th Street, Miami, Florida 33136 01-3136-021-0760 10.1507 NW 3rd Avenue, Miami, Florida 01-3136-021-0930 36 11.1515 NW 3rd Avenue, Miami, Florida 33136 01-3136-021-0920 Lots 1, 3, 4, 8 to 14, Block 7 & Lot 5, Block 6, of: "AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI", according to the Plat thereof as recorded in Plat Book B, Page 88 of the public records of Miami -Dade County, Florida. MIAMI 4837136.1 79846/47091