HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 15-00967zc
PROJECT ADDRESS: Approximately 2149 SW 30th Ct. Miami, Florida
APPLICANT: Mara Gonzalez, on behalf of Azeta International LLC.
COMMISSION DISTRICT: District 4 NET OFFICE: Coral Way
ZONING DESIGNATION: T3-0 (Sub -Urban -Open)
GENERAL INFORMATION:
REQUEST: Pursuant to Article 5 and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the
applicant requests a Change of Zoning approximately 2149 SW 30th Ct., Miami, Florida. The applicant
proposes to rezone the parcel from T3-O (Sub -Urban Transect-Open) to T4-L (General Urban Transect-
Limited). A complete legal description of the property is on file at the Hearing Boards Office.
BACKGROUND:
The subject parcel consists of approximately 0.185 acres and is generally bounded by SW 21 st St. to the
north, SW 22nd St. (Coral Way) to the south, SW 21st Ter. to the east and SW 30th Ct. (the City of Miami's
western boundary) to the west. The subject area is Iocated within the Coral Way NET.
Under the 11000 Zoning Ordinance, the area was previously zoned R-2 (Two Family Residential) and was
subsequently rezoned on April 2010 under Miami 21 Code to "T3-0' (Urban Transect Zone Open),
subsequently the applicant acquired the property on November 26, 2014.
The applicant seeks to rezone the subject property from T3-0 (Sub -Urban) Transect Zone to T4-L (Urban
General) Transect Zone to accommodate the expansion of its business and to provide additional parking
spaces to clients and staff.
The rezone consists of one (1) parcel containing one (1) story single family residence, with approximately
1270.94 square feet and a detached garage with approximately 341.70 square feet. The subject property has
capacity to accommodate four (4) vehicles into its driveway.
The applicant currently owns another property directly to south west from subject site and seeks to expand
the existing business dedicated to design and decoration, by adding to subject site the following uses:
• Increase the showroom area
• Extend the parking footprint to support the business growth
• Add an interior design office
15-000967ze
Page 1 of 5
COMPREHENSIVE PLAN:
The requested zoning change is inconsistent with the current Miami Comprehensive Neighborhood Plan
(MCNP) designation for the property. As such, the applicant has submitted an application to amend the land
use designation from "Duplex Residential" to "Low Density Restricted Commercial', as a companion item.
EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Properties:
T3-O (Sub -Urban Transect-Open)
Surrounding Properties
NORTH: T3-O; (Sub -Urban Transect-Open)
(Adjacent)
SOUTH: T5-O; (Urban Center Transect-Open)
(Adjacent)
EAST: T4-L; (General -Urban Transect-Open)
(Adjacent)
WEST: T3-O; (Sub -Urban Transect-Open)
(Across the street)
In regards to the uses allowed, "Table 2. Excerpt of Article 4,
will impact the surrounding area with the proposed rezoning.
FUTURE LAND USE DESIGNATION
Subject Properties:
Duplex Residential
Maximum of 18 D.0 per acre
Duplex Residential
Maximum of 18 D.U. per acre
Med. Density Restricted Commercial
Maximum of 65 D.U. per acre
Low Density Restricted Commercial
Maximum of 36 D.U. per acre
Duplex Residential
Maximum of 18 D.U. per acre
Table 3 of Miami 21 Code" how the new uses
Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code
DENSITY (UNITS PER ACRE)
T3
T4
9
9
18
RESIDENTIAL lit
SINGLE FAMILY RESIDENCE
R
R
R
COMMUNITY RESIDENCE
R
R
R
ANCILLARY UNIT
R
TWO FAMILY RESIDENCE
R
MULTI FAMILY HOUSING
DORMITORY
_
HOME OFFICE
R 1
R
R
LIVE - WORK
36.
36,
30-
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
E
E
R
R
R
R.
R
File Id. 15-00967zc
Page 2 of 5
DENSITY (UNITS PER ACRE)
LODGING
BED & BREAKFAST
OFFICE
OFFICE
COMMERCIAL
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
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
T3
9
918
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
T4
36
36
36
W
R R
R
E
E
R
R
W W
E
R
R
E
R
R
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
File Id. 15-00967zc
Page 3 of 5
ANALYSIS:
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
The subject area is an existing T3-0 zoned neighborhood consisting of duplex and multi-
family dwelling units.
Although the proposed rezoning provides a transition in height and intensity from SW 22nd
Street to the north, the proposed rezoning will result in an encroachment of higher intensity
use into a well -established residential neighborhood, altering the character of SW 3Qth Ct.
and to the duplex residential neighborhood to the north and west.
Based on the allowed uses and limitation of heights to a maximum of three -stories, the
proposed rezoning to T4-L is incompatible with neighboring uses and existing
development patterns. The size and scale of the adjacent uses, structures, and circulation
within the north and west neighborhood does not support this increase in density and
intensity.
Finding
in studying the existing development patterns and uses within the aforementioned area,
the request does not create a transition in density and intensity consistent 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 manner which maintains the goals of the Miami 21 Code to
preserve Neighborhoods and to provide proper transitions in intensity and scale.
Analysis
Although the applicant has proffered a Restrictive Covenant (Refer to attachment), this
rezone would negatively impact the neighborhood, not only increasing the commercial
activity to the area, but also by allowing the introduction of a higher traffic pattern into the
residential neighborhood.
Pursuant to Policy HO-1.1.8, "Through the land development regulations, the City will
protect existing viable neighborhood in those areas suitable for housing and, where
appropriate, enhance them in a manner compatible with their existing Character.
Finding
The request would allow for the intrusion of higher intensity use into an established single
family / duplex residential neighborhood.
CONCLUSION:
The Department of Planning and Zoning recommends Denial of the applicant's request for a change of
zoning from T3-0 to T4-L. The proposed change of zoning is incompatible with the density and intensity of
the adjacent Transect Zones. It represents an intrusion of intensity and commercial uses into a well -
established residential neighborhood.
Staff finds that the zoning request inconsistent with the goals of the Miami 21 Code as the request is not
compatible with the surrounding zoning district and does not provides an appropriate zoning transition. As of
October 26, 2015, the Planning and Zoning Department received one (1) comment in writing from the public,
in opposition of the subject application. (Refer to Exhibit -Al )
File Id. 15-00967zc
Page 4 of 5
RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of 0rdinance 13114, as amended and the aforementioned findings, the
Department of Planning and Zoning recommends Denial of the rezoning from T3-0 to T4-L as presented.
Christopher nma, AICP
Chief of Land Development
Luiz Vicentini
October 26, 2015
File Id. 15-00967zc
Page 5 of 5
MIAMI 21 ZONING MAP (EXISTING)
SW 19TH TER
wcn
1-
SW20T f ST
1 T3-R1
W 21ST ST
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1-
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SW 21ST TER
1
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SW 19TH TER
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SW 21ST ST
SW 21ST TER
.
SW.23RD ST
f 1" T -I1�
SW31STAVE
1-
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SW 20TH ST
-T3=O
T4-L
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SW 21ST ST
SW 22ND ST (CORAL WAY)
.
T4-R
SW 22ND TER
T3-O
SW 29TH AVE
•
SW 23RD ST SW 23RD ST
I-IMF1 1
0 150 300 600 Feet
I i I I
ADDRESS: 2149 SW 30 CT
w
Q
N
N
MIAMI 21 ZONING MAP (PROPOSED)
SW 19TH TER _ SW 19TH TER
r
W21ST ST
SW 21ST TER
1
. .
-'w
SW20T f ST
SW21STST
SW 21ST TER
SW31ST AVE
SW 20T H ST
T4 - L T4L
T5-O
SW21STST
SW 22ND ST (CORAL WAY)
T4-R
SW 22ND TER
SW 29TH AVE
SW 23RD ST SW 23RD ST SW 23RD ST
f 1 T-1�� 1 1 1
0 150 300 600 Feet
I i I I
ADDRESS: 2149 SW 30 CT
91.1
47,
I.go
SW,21ST ST
SW,21ST TER
SW,23RD ST
SW20TH ST
SW21STTER'
SW22NDST
(CORAL WAY)
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jcf ate, s MDTE); .. W 2Q .D ST
a CJ11111It_n' .pa Oki T.
0 150
300
600 Feet
ADDRESS: 2149 SW 30 CT
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-16-002
File ID 15-00967zc January 6, 2016
Item PZAB.2
Mr. Juvenal Piiia 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" SUB -URBAN TRANSECT ZONE, OPEN, TO "T4-L"
GENERAL URBAN TRANSECT ZONE, LIMITED, FOR THE PROPERTY LOCATED AT
APPROXIMATELY 2149 SOUTHWEST 30TH COURT, MIAMI, FLORIDA; MAKING FINDINGS;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Upon being seconded by Mr. David H. Young, 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 Yes
Dr. Ernest Martin Yes
Mr. Daniel Milian Yes
Mr. Juvenal Pina Yes
Ms. Melody L. Torrens Absent
Mr. Manuel J. Vadillo Yes
Mr. David H. Young Yes
1,1 )c)--016
Fra cisco-Garcia, Director Executio Date
Planning and Zoning Department
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 lZ DAY OF tau , , 2016.
'?Y Ct! V L -\JCt -c2
Print Notary Name Notary Public State of Florida
Personally know V.
or Produced LD,'
Type and number of I.D. produced s`
Did take an oath or Did not take an oath
My Commission Expires:
I3EATRIZ ALVAREZ
MY COMMISSION ItFF 071864':.
J EXPIRES: Novembera4&2O!1i
1000 Thru Nolaypu117 tt d vMers,„
Exh b
A
The South of I_ot 1 and all ofI_at 7, Block 6, AUBURN
HEIGHTS, according to the plat thereof, as recorded in Plat
Book Page 67 of the Public Records oiar i-D de County,
Florida