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Home My WebLink AboutAnalysis & MapsCity of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING FILE ID: 14-01201zc APPLICANT: Daniel J. Alfonso, City Manager on behalf of the City of Miami PROJECT ADDRESS: An area generally bounded by SW 2nd Street to the north, SW 6th Street to the south, SW 11th Avenue to the west and Interstate-95, the Miami River and SW 4th Avenue, excluding Riverside Park. NET OFFICE: Little Havana NET Area HEARING DATE: 12/03/14 COMMISSION DISTRICT: District 3 ITEM: PZAB.3 A. GENERAL INFORMATION: REQUEST: Pursuant to Article 7, Section 7.1.2.8 (b)(2&3) of Ordinance 13114, as amended, the applicant is requesting a change of zoning for multiple parcels generally located between South River Drive, Interstate 1-95 and the west of midblock of SW 11 Avenue, south of midblock of SW 6th Street and the North of midblock of SW 2nd Street, excluding Riverside Park, ADA Merritt K-8 Learning Center and 601 SW 8th Avenue as identified in Exhibit B entitled "Proposed Zoning Area Key Map" as follows: Area A Section A-1: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to T5-0 "Urban Center Transect Zone -Open" for the properties approximately located between SW 1st Street and SW 2nd Street between SW 5th Avenue and the Miami River, including the South River Drive Historic District and the historic J.W. Warner House and excluding 129 SW 4th Avenue and 135 SW South River Drive. Section A-2: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to CI "Civic Institutional" for the eastern 2.18 acres +/- portion of the property approximately located at 660 SW 3rd Street, AKA "ADA Merritt K-8 Learning Center". Section A-3: Change of zoning from CI "Civic Institutional" to T5-L "Urban Center Transect Zone -Limited" for the property located approximately at 660 SW 4th Street, aka "Hope Center, Inc." 14-01201zc Page 1 of 5 Area B Section A-4: Change of zoning from T5-L "Urban Center Transect Zone -Limited" to T6- 8-0 "Urban Transect Zone -Open" for the properties fronting the east side of SW 8th Avenue along the north and south side of SW 7th Street as identified in Exhibit C. Section A -A: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to T5-L "Urban Center Transect Zone -Limited" for the properties approximately located between north of midblock of SW 2nd Street and south of midblock SW 6th Street between SW 8th Avenue and the Miami River and Interstate 95 excluding Jose Marti Park, Riverside Park and Section A-1, A-2, A-3, and A-4. Section B-1: Change of zoning from T4-L "General Urban Transect Zone -Limited" to T5-L "Urban Center Transect Zone -Limited" and T5-L "Urban Center Transect Zone - Limited" to T6-8-0 "Urban Transect Zone -Open" for the properties fronting the west side of SW 8th Avenue between SW 2nd Street and SW 7th Street including 835 SW 7th Street 822 SW 6th Street and 142nd SW 8th Avenue along with the parcels 639 SW 8th Avenue, 639 SW 8th Avenue 1 and 775 SW 8th Street. Section B-2: Change of zoning from T4-L "General Urban Transect Zone -Limited" to T5-L "Urban Center Transect Zone -Limited" for the properties approximately located at 1153 SW 2 Street, 128 SW 11 Avenue, 136 SW 11 Avenue, 1101 SW 2 Street, 1107 SW 2 Street and the southern portion of lot fronting SW 2nd Street identified under 1150 SW 1 Street. Section B-B: Change of zoning from T4-R "General Urban Transect Zone -Restricted" to T5-R "Urban Center Transect Zone -Restricted" for multiple parcels in an area generally bounded by the north midblock of SW 2nd Street, the south midblock of SW 6th Street, the west midblock of SW 11th to SW 8th Avenue, excluding Section B-1 and B-2. The subject properties of Area A and Area B are located within the Little Havana NET area. The total area proposed to be rezoned is approximately 126.39+/- net acres. (See Exhibit A) B. BACKGROUND: The area was predominately developed in the early 1900's as a suburban single-family neighborhood west of downtown Miami as part of the Riverview and Lawrence Subdivision. Over time the area experienced an economic decline and demographic shift, resulting in a discontinuity of uses and building types. Due to the evolving market development trends, the area experienced a proliferation of multifamily residential buildings, and single-family homes modified and converted into multifamily dwellings and/or commercial establishments of which some are inconsistent with the underlying zoning or land use designation. However in studying the patterns, uses, and building stock in the aforementioned area, the Planning and Zoning Department is proposing a rezoning of the subject area as identified in Exhibit B. 14-01201zc Page 2 of 5 The proposed rezoning will align the area with a zoning designation that is appropriate with the current character and future development needs of the neighborhood. In addition the Department has identified an eclectic collection of intact building structures and city blocks that represent various styles of architecture, including, but not limited to Mediterranean, Spanish, American Colonial, Bungalow and Craftsman, west of SW 8th Avenue as identified in Exhibit B. Said styles of architecture are indicative of the time period during which the area first developed. The Department is working with the Office of Historic Preservation to identify and analyze the existing building inventory in accordance with Policy LU-2.1.1 and Goal LU-2 of the Miami Comprehensive Neighborhood Plan (MCNP). C. COMPREHENSIVE PLAN: The requested zoning designations as proposed in Exhibit B are inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation as per Exhibit C entitled "Existing and Proposed Land Use". However, the existing character and density of the area is consistent with the proposed land use modifications as proposed under the Comprehensive Plan. As such, staff has submitted a companion item under (14-012011u) with this request to amend the land use designations for said parcels D. EXISTING NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Properties T4-R; General Urban Transect Zone Restrictive T4-L; General Urban Transect Zone Limited T5-L; Urban Center Transect Zone Limited CS; Civic Space Parks (Riverside Park) CI; Civic Institutional Zone (ADA Merritt K-8 Learning Center) (Hope Center Inc.) FUTURE LAND USE DESIGNATION Medium Density Multifamily Residential 65 D.U. per acre Low Density Restricted Commercial Maximum 36 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Public Parks and Recreation Major Institutional Public Facilities Maximum of 150 D.U. per acre 14-01201zc Page 3 of 5 Surrounding Properties NORTH: T6-8-0; Urban Core Transect Zone Open T6-12-8-0; Urban Core Transect Zone Open SOUTH: T6-8-0; Urban Core Transect Zone Open T5-L; Urban Center Transect Zone Limited EAST: T6-8-0; Urban Core Transect Zone Open CS; Civic Space (Jose Marti Park) WEST: T5-0; Urban Center Transect Zone Open T6-8-0; Urban Core Transect Zone Open E. ANALYSIS: Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre Public Parks and Recreation Restricted Commercial Maximum of 150 D.U. per acre Restricted Commercial Maximum of 150 D.U. per acre The following is a review of the request pursuant to the rezoning criteria under Article 7, Section 7.1.2.8 (b)(2&3) of Miami 21. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria: For rezoning: make recommendations to the City Commission for such amendments to the Miami 21 Code. (2). Every two years, the City may conduct a comprehensive review of the Miami 21 Atlas to evaluate the development direction of the City's neighborhoods and determine if additional amendments are appropriate. (3). Amendments to the text of the Miami 21 Code (including tables and diagrams) may be made only upon application of a city official and may be considered at any time during the year. 14-01201zc Page 4 of 5 Analysis: The Riverview and Lawrence neighborhoods form part of the Little Havana NET Area and over time the area developed in an inconsistent pattern. The area is dotted with midrise multifamily residential buildings amongst single-family homes that were converted into multi -family and commercial structures. This resulted in a discontinuity of uses and building types, some of which do not conform to the current underlying zoning and land use designation. In addition, a portion of the ADA Merritt K-8 Learning Center School is zoned T4-R vs. CI and Hope Center Inc. is zoned CI vs. T5-L. As part of the bi-annual zoning comprehensive review, the Department seeks to align the area with a zoning designation that is appropriate with the current character and future development needs of the neighborhood pursuant to Exhibit B. Staff finds the proposed rezoning to be successional and consistent with the goals of the Miami 21 Code as the proposal is compatible with the surrounding zoning districts. Finding: Consistent with the intent of the Miami 21 Code F. CONCLUSION: The Department of Planning and Zoning recommends approval of the request for a change of zoning. The Department finds the request to be compatible with the density and intensity of the adjacent Transect Zones. As such, the proposed request would bring a series of existing multi- family and commercial uses into conformity with the proposed zoning designation. Staff finds the zoning request is consistent with the goals of the Miami 21 Code as the request is compatible with the surrounding zoning district and provides an appropriate zoning transition. G. 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 rezoning as presented. cfa - lu • Antonio E. P ez Chief of Land Development 10/23/14 E. Nunez 14-01201zc Page 5 of 5 EXHIBIT A EXISTING AND PROPOSED ZONING MAPS 14-01201ZC Maimi 21 Map (Existing) T5 1co co 5-L • -8-0 T4-L munii _l k_ HIM 11111 ■■ 1M MUM ■■ ■ ■■ I_ ■ ■1 ■,■11- MM ■�■ our. BLOIS It 1111■ EMNIM MIME 11 1 ,1 Q'u■lll NM •IiMI • LJ MI1M MIIMM IEEE IEEE _ ____.� ___ _ 11 WPIiiiiErffiral Maid= M■ 111111 ■1111 IMM CI w __r ■■ 11■1 ram M� ■a _ — Cs —.■ _ _ _ NNW r■ -D3 T6- P.�iYyLe1��3.�� 6-12-0 00� L_ -M0/-12TH1 c3P 0 0.125 0.25 0.5 Miles)11111110.-Z Miami 21 Map (Proposed) TH AVE T4-R — J II 11 II 1 ci --i Jvw TH V€ -8- T5 R T-12-0 1 H T4 1 H 1 0 0.125 0.25 0.5 Miles 4 EXHIBIT B PROPOSED ZONING AREA KEY MAP 14-01201ZC Area B Area A Existing Zoning Area Key Map [Exhibit B] T8 0 r ! T T4-0 SAVE NW 12THAV6- TS-L- $o 1 I CI 4 'T4- ,11= fin_ _ f--� , H —MIMI— —__— -- { ill 111•11111M IMI 1■ I "III. T T44-L r B-B T 40 j _ 11 _ T4R— - ! - -�-1 C1 3 . _. .—' IIJ I 1 1� I 1 - : 7" y 1 I I HI --II I- `1 12-9 , I -.. 1 1 -_ FE I CO I1111 I✓ r . i11- , I L-_ ,- 1 B-1 T. I :FI=T•-LI T5-L T5-Q A-4 -- ;680 min H ( _ 1 SW _.A ' 1 1 ',NW 7TH = 1 CI 1 co I I - A -A I - l MIL, A-1 �-- , I — 1 D3 1 CS — t_ �1 1i � ... T6-8-6' 6-8-0 r i ` D3 6-36A-0, T6-8 ..... Address: Approximately bounded by Southwest 2nd Street to the north, Southwest 6th Street to the south, South- west llth Avenue to the west and South River Drive, Interstate-95, and Southwest 4th Avenue to the East, Miami, Florida 0 375 750 1,500Feet. 2 1 1 1 1 1 1 1 1 Area B Area A Proposed Zoning Area Key Map [Exhibit B] !l T5 L 44-R T5-L T8-O If 11 T6-8-0 co H I 1 r11- B-B T6-12-0 7B-1 1 43:9 11 T5-L It lI i Ill ELAIREEE1 H H k NW 12THAV€ T4-R NW 7THAVE D3 Address: Approximately bounded by Southwest 2nd Street to the north, Southwest 6th Street to the south, South- west 1 lth Avenue to the west and South River Drive, Interstate-95, and Southwest 4th Avenue to the East, Miami, Florida 0 375 750 1,500 Feet 1 I 1 I 1 I 1 I EXHIBIT C EXISTING AND PROPOSED LAND USE MAPS 14-01201LU Proposed Land Use Area Key Map [Exhibit C] SW 12iHAVE Restricted Com. Restricted Com w J C7 LL N 1 dustria' Restricted Com: Address: Approximately bounded by Southwest 2nd Street to the north, 0 375 750 11 Southwest 6th Street to the south, South- I i ' I west l lth Avenue to the west and South River Drive, Interstate-95, and Southwest 4th Avenue to the East, Miami, Florida 1,500 Feet)11111106.Z Existing Land Use Area Key Map [Exhibit C] Address: Approximately bounded by 0 Southwest 2nd Street to the north, Southwest 6th Street to the south, South- west llth Avenue to the west and South River Drive, Interstate-95, and Southwest 4th Avenue to the East, Miami, Florida 1,500 Feet )11111100. z iiiIii I I 375 750