HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
APPLICANT: Pedro J. Enriquez, Miami Green Houses,
Miami Management Group, Inc. and
Marks Subdivision Apt. LLC
FILE ID: 15-00973zc
PROJECT ADDRESS: 30, 48, 54 & 62 NW 34 Street ZIP: 33127
NET OFFICE: Wynwood / Edge Water HEARING DATE: 9/16/15
COMMISSION DISTRICT: District 5 ITEM: PZAB.7
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 5 and Article 7, Section 7.1.2.8 of Ordinance 13114, as amended,
the applicants are requesting a change of zoning for a group of parcels zoned T3-0 "Suburban
Transect Zone" to T4-0 "General Center Transect Zone".
The subject properties form part of the Wynwood Park Subdivision and are located within the
Wynwood / Edgewater NET area. The parcels combined lot area is approximately 29,993 sq. ft.
(+/-0.68 acres). The parcels are the 2nd, 3rd, 4th and 5th interior lots located at the southwest corner
of NW 34th Street and North Miami Avenue. (Complete legal description is on file with the Hearing
Boards Section).
B. BACKGROUND:
The subject site is comprised of six individually plated lots. Lots 9, 10 and 11 consist of a light
industrial facility constructed in 1925 and has been in continued use since. Lots 12,13 and 14 consist
of three (3) multi -family, single story residential craftsman and mission style bungalows constructed
between 1925 and 1938. Lots 9, 10, 11, 12, 13 and 14 are located on the south side of NW 34th
Street as per Exhibit A entitled "Lots 9 through 14 of Block 12 of the Wyndwood Park Subdivision"
attached hereto. The properties were previously zoned Two -Family Residential District "R-2" under
11000 and were subsequently rezoned on April 2010 under Miami 21 to Suburban Transect Zone
"T3-0".
15-00973zc
Page 1 of 6
C. COMPREHENSIVE PLAN:
The requested zoning designation of T4-0 is inconsistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation of Duplex Residential. As such, the applicants have
submitted an application to amend the land use designation from "Duplex Residential" to "Low
Density Restricted Commercial", as a companion item under File No. 15-009731u.
D. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T3-0 Sub -Urban Transect Zone
(Miami Equipment Services)
Surrounding Properties
FUTURE LAND USE DESIGNATION
Duplex Residential
Maximum of 18 D.U. per acre
NORTH: T5-0; Urban Center Transect Zone Medium Density Restricted Commercial
(adjacent) Commercial Maximum of 65 D.U. per acre
T3-0; Sub -Urban Transect Zone Duplex Residential
(adjacent) Wyndwood Park Subdivision Maximum of 18 D.U. per acre
SOUTH: T3-0; Sub -Urban Transect Zone Duplex Residential
(adjacent) Wyndwood Park Subdivision Maximum of 18 D.U. per acre
EAST: T5-0; Urban Center Transect Zone Medium Density Restricted Commercial
(adjacent) Commercial / Retail Maximum of 65 D.U. per acre
WEST: T3-0; Sub -Urban Transect Zone Duplex Residential
(adjacent) Wyndwood Park Subdivision Maximum of 18 D.U. per acre
E. ANALYSIS:
The following is a review of the request pursuant to a rezoning criteria at 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: For rezoning's: 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.
15.00973zc
Page 2 of 6
Analysis: Lots 9, 10 & 11 are legally platted parcels located within the Wyndwood Park Subdivision.
Said lots are joined to form one parcel under the following address (30 NW 34 Street). The
principle structure on site houses an equipment, and wood mill / cabinet manufacturing
business. The principle structure was constructed in 1925 and has operated as a commercial
facility since. Staff finds the proposed zoning request is consistent with the goals of the
Miami 21 Code as the request is compatible with the surrounding zoning districts and
provides a transition in height and intensity. Staff notes that lots 9, 10 and 11 directly abuts
a T5-0 to the east and north. See Image 1 below.
Rezoning lots 9 through 11 would provide a transition in height and intensity between the
T5-0 transect zone to the north and east. Furthermore rezoning said lots would bring the
current legal non -conforming business more into conformity with the proposed transect zone
of T4-0. As noted above the property has been operating as a commercial use since 1925.
Finding: Consistent with the intent of the Miami 21 Code
Max 19 du/ac
T3-0
T3-0
Max 19 du/ac
T5-0
Max 65 du/ac
T5-O
!Max 150 du/ac
E -
T 24A-0
!
N
Image 1
Analysis: Lots 12, 13 and 14 (48, 54 & 62 NW 34 Street) are legally platted parcel located within
Wyndwood Park Subdivision. Staff finds the proposed zoning request is inconsistent with
the goals of the Miami 21 Code as the request is not compatible with the surrounding zoning
districts nor would it provide a transition in height and intensity. Staff notes that rezoning lots
12, 13 and 14 from T3-0 to T4-0 would allow an increase in density, height and intensity
into the clearly established residential district to the west of North Miami Avenue. Said
rezoning would allow for further intrusion of commercial uses into the predominantly single
story neighborhood such as but not limited to General Commercial, Office, Parking Facilities,
15-00973zc
Page 3 of 6
Entertainment and Food Establishment uses. See chart entitled "Building Function: Uses"
below:
"Building Function: Uses" Excerpt of Article 4, Table 3 of Miami 21 Code" how the new
uses will impact the surrounding area with the proposed rezoning.
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
15.00973zc
Page 4 of 6
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 / VOCATIONAL
T3
W
W
W
E
E
E
E
E
E
E
E
E
T4
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
"Building Function: Uses" Excerpt of Article 4, Table 3 of Miami 21 Code" illustrate how the new uses will impact the surrounding area
with the proposed rezoning.
The intrusion of commercial uses into the residential district and the increase in density from
18 dwelling units to 36 dwelling units per acre in addition to an increase in height from 2
stories (25' to eave max) to 3 stories (40' max height) may have an adverse negative impact
in the Level of Services (LOS) and character of the neighborhood. (See Image 2)
Furthermore, staff notes that rezoning Lots 12, 13, and 14 will allow for the encroachment
of higher intensity and height in the neighborhood. Staff has expressed concerns that the
up -zoning of said parcels may put at risk the remaining residential structures within the
Wyndwood Park Subdivision.
Finding: Inconsistent with the intent of the Miami 21 Code
Existing Zoning
_I I I I L.LL L
NW 341-H TER
Image 2
11111111
NW 33RD ST
I n}
Proposed Zoning
PM—i L11_LL I _ ll_LU L_l
NW 34TH TER
-II11I11
NW 34TH ST
T4-O 1T5 o s
o m0
9
N
NE
15-00973zc
Page 5 of 6
F. NEIGHBORHOOD SERVICES:
Code Compliance
Building
Historic Preservation
Environmental Resources
NET
G. CONCLUSION:
No Objection
Required
No Objection pursuant to staff's recommendations.
No Objection
No Objection
Lots 9,10 and 11 (30 NW 34th Street)
The Department of Planning and Zoning recommends approval of the applicant's request for a
change of zoning for Lots 9, 10 and 11. Staff finds the proposed zoning request is consistent with
the goals of the Miami 21 Code and the (NCD-2) as the request is compatible with the surrounding
zoning districts and provides an appropriate transition in height and intensity. Furthermore rezoning
said lots will bring the existing legal non -conforming business and structures more into conformity
with proposed transected zone.
Lots 12, 13 and 14 (48, 54 and 62 NW 34th Street)
The Department of Planning and Zoning recommends denial of the applicant's request for a change
of zoning for Lots 12,13 and 14. The proposed change of zoning is an intrusion of a higher density
and intensity into the transitional zoning. As such, the proposed request would be incompatible as
there is no T4-0 adjacent to the property.
Staff finds the zoning request for Lots 12,13 and 14 is inconsistent with the goals of the Miami 21
Code as the request is not compatible with the surrounding zoning districts nor provides an
appropriate zoning transition.
H. 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 for Lots 9, 10 and 11 (30 NW 34th Street) and denial of lots 12, 13 and 14 (48, 54 and
62 NW 34th Street).
Christopher Brimo AICP
Chief of Land Development
8/31/15 Efren Nunez
15.00973zc
Page 6 of 6
EXHIBIT A
"Lots 9-14 of Block 12 of the Wyndwood Park Subdivision"
30, 48, 54 & 62 SW 34 ST. Rezoning 15-00973zc
EXHIBIT A
Lots 9-14 of the Wyndwood Park Subdivision (15-00973zc)
0
NORTH
SCALE: 1--20-
- -t
BOUNDARY SURVEY
NW 34th STREET
AM Zoe wow • - ..
X lei leolterr Lr. f melt- It ate eseir-ow
Lot 14
62 NW 34 ST
Lot 13
54 NW 34 ST
Lot 12
48 NW 34 ST
Lots 11,10&9
30 NW 34 ST
41
e
YOU NM
era
eaa r:
f
pOA
,I}
LOCAL Drear11014r
Lots 3. PC.)),12, 13 4 14 dock 12 cf 11,0011,44X70 Pfr .
accorPubic Records d Meng -Dade County. floreeto Ole plit thereof as recordedn Part Book 5 Page 23 of she
+.:- W ter:'"'
�� J111•rt•wa-f i.teram.
+MrG• t+wwwar ma10
"'etas Iv
*Ai t/r to et l+ra+tre llr`
rbt nor
nr. Jr
feign==
lit
(1 t 11112MMi1yyI1�MMttp0 ,i
J +IMNMMMkitwi
TOGAN* OOP
lint NM
NOTES:
I) The herein ceeseed Property errs sinecied and dootobed
bead on the share leg/ Demon ar Fronded by Ciert.
2) The Caticatron a only for the hurls d derrbeel It na not a
mticadm of Tett, Zooms fareruner, or foe loo of
firswbrweb. A66IRAGT 010F RLM1aEMID.
3) Thane my be addtn.i Retartapse rot down on ear envy that N/
be bad n teat fete Ree ente of Mu►Ctade Gooey, Etuenatpn
of erne clotatalrkfaff Nee not performed to determine
Wobbled .etnrntoto f any affecting the property.
41 Ataracyl The expected use of the laid, an cleel/ted In the Mtwaae
TeenerI Stemd> (5.I.17), a 7Ajh Rail. geadeewe The
✓ enewer neetm a dream accuracy for the tyre of boundary envy o
1 foot in 10,000 fee. The acevacy one a ed by raeaeueterb and
caki+1on ore dead gtoitttnc Ire meter bud to creed tie
5) faitdattae atdlor 'comp that my crow br/ord the boundary hoes of
the pored helm eesrnb¢d are nee shorn hereon.
Gl Not vial ragout the sermon and the mend reed seal of a I'01v1
Issued Nowyar and Mmpps. MOW* w delettao to meey
maps or ref Oft by either Mon the twiny Forty or penmen no froleb'ted
.(tone NOON coot of the Staten party or potato.
7) Contact the appropriate amlont/ poor to an/ deb r Tort on pee hour
deserted parcel for !Weiss and Zoning fibro ee.
8) 1MNrnrund dates are not depicted le to% contact the appal•ote:
▪ prior to any diesel mirk or canatnemn oe the poverty teen
eetiOnterd. Bung ce Mall be fondled as to any donation from utlhn
sheen hereon,
01 enwa to 011441041 CV TIME
1 11 T of f Omer Boundary 5wwsy
121 North arrow dre1ben and bewnee are boned on Cone We of
MN 34 Suet of ktrewahle Comity, Ronde
131 dot etono are breed oar Thtalr Geodetic Veohnl Daum of 1 ff29
141 Bosch Mork I/aedr City of Mew !Jere 16.030.O 26m 15,770 N.G.V.O.
f 5) Property Address+ 1 G) flood iorto xr
20.30, 48, 54 4 G2 NW 34 5tmt Pad Na,tber1205GCO294 C
Malty. Pl. 33127 Oa o 5C7 1 1, 2009
ease flood "Seer.= wan
SURVEYORS CERTIFICATE:
I flabby Contdy to the bast of ny mor,
0 told trot kris ar mere e a
true and representation reprrtation of the 51.110Srt, of tee tell
pepotty deeertbad hereon.
I ir)ler err* Nut pee cave; ,w5 preportd.t eccctdtnee n1Nt the
>tpt+bcable Moyle of QUtJ.1 T rim* Arnast7 011 CMk.
0ngoe Feb 8drviry l*c Just . -f
kti*it
1
•
A
11
g
1
1.
1
i
1
:rid ewer
fisnda, ,Zt9ad(ta n Ho. 31 G2 ! f w
MIAMI 21 ZONING MAP (EXISTING)
i
R
CI
NW 36TH ST
NW 35TH ST
T4-R
IN
NW 34TH TER
■
NW 34TH ST
T3-O
T3-O
NW 33RD ST
NW 32ND ST
w
a
T5-O
2
T4-9-
0 150 300 600 Feet
I i I I
T6-12=0
v,A
N
4/4
2
NE 34TH ST
NE 32ND ST N
ADDRESS: 30, 48, 54 & 62 NW 34 ST
NW 36TH
NW_ 34TH TER.
34TH,ST
NW 33RD ST
32ND ST
NE►34TH ST
ai)El o'ns10 Ui,-14.E4.fe; Ge0' A 1-6-boo r677, :514
` �u-�i)Jup}l 3 ,"°\ bus D i 52;w Lrjea,ao%',,
i ipp1suj, / ThJ ad IGN, mIfGP,: p,I 3,o7�
0 150 300 600 Feet
I i I I
ADDRESS: 30, 48, 54 & 62 NW 34 ST
0 150 300
600 Feet
ADDRESS: 30, 48, 54 & 62 NW 34 ST
VGne , sc, Trui ', 11
Print Notary Name
Personally know Ck or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath °t
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-1 5-060
File ID 15-00973zc September 16, 2015
Item PZAB.6
Mr. Charles A. Gibson 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-O TO T4-0,
FOR THE PROPERTIES LOCATED AT APPROXIMATELY 30, 48, 54, AND 62 NORTHWEST 34TH STREET,
MIAMI, FLORIDA; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
Upon being seconded by Ms. Maria Beatriz Gutierrez, the motion passed and was adopted by a vote of
7-1:
Ms. Jennifer Ocana Barnes Absent
Mr. Chris Collins No
Ms. Maria Lievano-Cruz Absent
Mr. Charles A, Garavaglia Yes
Mr. Charles A. Gibson Yes
Ms. Maria Beatriz Gutierrez Yes
Dr. Ernest Martin Absent
Mr. Daniel Milian Yes
Mr. Juvenal Pina Absent
Ms. Melody L. Torrens Yes
Mr. Manuel J. Vadillo Yes
Mr. David H. Young Yes
Francisco Garcia, Director
PI ning~'and Zoning Department
le) )4./
Execution Date
STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
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 I `I DAY 014; 10 , 2015.
u lic State
Notary of Florida
My Commission Expires:
VANESSAThUJILLO
a+?' , , MY COMMISSION # FF 229944
EXPIRES: July 11, 2019
'9l,}'' • Bonded Tin Notary public Underwriters