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ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 1364
APPLICANT: City of Miami
PROJECT ADDRESS: Approximately 100 NW 17 Street, Miami, FL 33130
FOLIO NUMBER: 01-3125-048-1150
COMMISSION DISTRICT: District 2
NET OFFICE: Overtown
GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the
applicant requests a change of zoning of one parcel. The parcel is located at the southwest
corner of NW 1 Avenue and NW 17 Street. The proposed change of zoning is from T3-O (Sub -
Urban Transect Zone Open) to CI (Civic Institution) as a successional Transect Zone. The
complete legal description is on file with the Hearing Boards Section.
BACKGROUND:
The subject area consists of one (1) parcel totaling approximately .179 acres (7,800 square feet)
within the Overtown NET area. The lot is the site of the existing historic Dorsey Library, which is
in a state of disrepair and an unsafe structure. The library use falls under the category of a
"Community Support Facility". The current T3-O (Sub -Urban Transect Zone Open) zoning
designation does not permit the existing historic use of the structure "Community Support
Facility". The Dorsey Library has been on the site since 1941, and the covenant that deeded the
land to the City of Miami explicitly requires the land to house a public library for the community.
The City of Miami Capital Improvements Department has secured funding to restore the
historically designated structure back to its original use, design and current building code
requirements. The property has been deemed by the Building Department as an unsafe
structure. The change of zoning to the "Cl" (Civic Institution) designation allows the historic
designated library to be renovated for community purposes such as educational functions, and
community center uses.
FUTURE LAND USE DESIGNATION
Subject Properties:
Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
Surrounding Properties
NORTH: Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
SOUTH: Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
EAST: Light Industrial
Maximum of 36 D.U. per acre
WEST: Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
ZONING
Subject Properties:
T3-O (Sub -Urban -Open)
Maximum of 18 D.U. per acre
Surrounding Properties
NORTH: T3-O (Sub -Urban -Open)
Maximum of 18 D.U. per acre
SOUTH: T3-O (Sub -Urban -Open)
Maximum of 18 D.U. per acre
EAST: D1 (Work Place)
Maximum of 36 D.U. per acre
WEST: T3-O (Sub -Urban -Open)
Maximum of 18 D.U. per acre
NEIGHBORHOOD CHARACTERISTICS:
In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21 Code,
which illustrates the additional uses allowed with the proposed change of zoning.
Excerpt of Article 4, Table 3 of Miami 21 Code
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
T3-O
w
cl
w
E
E
E
T3-R
T4-L I
E
E
Within the T3-O Transect Zone, the only use permitted (with the approval of a Warrant) under
the Civil Support designation are "Infrastructure and Utilities". In the CI Transect Zone under
Civic Support, the designation allows the establishment and operation of a "Community Support
Facility" (such as Dorsey Library) by approval of an Exception.
1364
Page 2 of 5
In addition, other Civil Support use may be established and operate within the CI Zone through
the approval of an Exception. The process of an Exception requires noticing to all property
owners within 500 feet of the proposal and registered homeowners association(s) and a public
hearing. Public noticing and hearings provide an opportunity for public input and comment.
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
Criteria 1
The subject site is within an existing T3-O zoned neighborhood on the corner
of two vehicular corridors, NW 17 Street to the north and NW 1 Avenue to the
east. The proposed rezoning will be consistent with transitional zoning from the
north -south corridor (NW 1 Avenue) within a residential neighborhood to Civic
Institution "Cl", to the East.
The rezone from T3-O to CI allows limited uses only by Exception only. The
Exception process requires a public hearing before the Planning, Zoning and
Appeals Board (PZAB) and is appealable to City Commission. The Exception
process, with its required noticing and public hearing, help protect abutting T3-
0 properties; it provides analysis in order to mitigate any potential adverse
effects pursuant to criteria of Miami 21, Article 4, and Table 12.
As proposed, the rezoning from T3-0 to CI will be transitional to the D1, to the
immediate neighborhood context to, the east, and the surrounding
neighborhood as CI development must be developed to the standards of the
most restrictive abutting transect zone.
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.
1364
Page 3 of 5
Additional
Analysis of
Criteria 1
The continuance of a library at this location has been established since 1941.
In addition, the existing library structure has been designated historic since
2003. The rezoning of the property would allow the City to bring the property
into compliance with the requirements of the covenant.
The proposed rezone to CI will be successional in scale and development
patterns to the existing neighborhood.
Finding
The request will create a design in scale and it will be consistent with the goals
and objectives of the Miami 21 Code.
Staff finds the proposed rezoning successional and consistent with the intent of
Miami 21 Zoning Code.
0
Existing Zoning T3-O (Sub -Urban) Proposed Zoning Civic ("Cl")
CONCLUSION:
The proposed change of zoning from T3-O (Sub -Urban Open) to CI (Civic Institution) provides
the proper transitions and protections to the adjacent established T3-O (Sub -Urban -Open)
Transect Zone. Article 4, Table 4 of Miami 21 requires that all uses proposed to be established
and operated within the CI Transect Zone obtain the approval on an Exception, which includes
review through a public hearing by process. The Exception process helps provide analysis uses
next to the low -scale single-family residential neighborhood.
Staff finds the change of zoning request for this site to be consistent with the goals of the Miami
21 Code as it will be compatible with the surrounding zoning districts.
1364
Page 4 of 5
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
from T3-O (Sub -Urban Open) to CI (Civil Support) as presented.
Jac-iuelinlis
Ac ; ng C)iief of Land Development
T. Perez
111/29/2016
1364
Page 5 of 5
Proposal No. 1444
Date: 12/21/2016
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant: City of Miami
Address: 100 NW 17 ST
Boundary Streets: North: NW 17 ST East: NW 1 CT
South: NW 16 ST West: NW 1 PL
Proposed Change: From: Medium Density Multifamily Residential
To: Major Institutional, Public Facilities, Transp, and Utilities
Existing Designation, Maximum Land Use Intensity
Residential 0.1790 acres @ 65 DU/acre 12 DU's
Peak Hour Person -Trip Generation, Residential 8
Other sq.ft. @ FLR 0 sq.ft.
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use Intensity
Residential 0.1790 acres @ 0 DU/acre 0 DU's
Peak Hour Person -Trip Generation, Residential 0
Other sq.ft. @ FLR 0 sq.ft.
Peak Hour Person -Trip Generation, Other 0
Net Increment With Proposed Change:
Population -30
Dwelling Units -12
Peak Hour Person -Trips -8
Planning District Overtown
County Wastewater Collection Zone 308
Drainage Subcatchment Basin H2
Solid Waste Collection Route 114
Transportation Corridor Name N Miami Av
RECREATION AND OPEN SPACE
Population Increment, Residents -30
Space Requirement, .0013acres/resident -0.04
Excess Capacity Before Change 182.80
Excess Capacity After Change 182.84
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents -30
Transmission Requirement, 155g/r/d -4,635
Excess Capacity Before Change >2% above demand
Excess Capacity After Change >2% above demand
Concurrency Checkoff OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents -30
Transmission Requirement, 141g/r/d -4,216
Excess Capacity Before Change See Note 1.
Excess Capacity After Change See Note 1.
Concurrency Checkoff WASA Permit Required
STORM SEWER CAPACITY
Exfiltration System Before Change On -site
Exfiltration System After Change On -site
Concurrency Checkoff OK
SOLID WASTE COLLECTION
Population Increment, Residents -30
Solid Waste Generation, 1.28tons/resident/yi -38
Excess Capacity Before Change 800
Excess Capacity After Change 838
Concurrency Checkoff OK
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Land Use Goal LU-1 (See attachment 1)
Land Use Objective LU-1.1
Land Use Policy 1.1.1
Capital Improvements Goal CI-1
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3 a - g
TRAFFIC CIRCULATION
Population Increment, Residents -30
Peak -Hour Person -Trip Generation -8
LOS Before Change C
LOS After Change C
Concurrency Checkoff OK
NOTES: Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department (WASA) Excess capacity, if any, is currently not known.
"Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, subject to the detailed provisions of the applicable land
development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services
such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -
based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also
include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools,
and accessory post -secondary educational facilities.
"Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural,
religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High
Density Multifamily Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions.
Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities allow nonresidential uses to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject
property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net
lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0
times the net lot area of the subject property.
ASSUMPTIONS AND COMMENTS
Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles.
Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Miami -Dade
County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's
0 100 200
MIAMI 21 (EXISTING)
File ID: 1364
400 Feet
ADDRESS: 100 NW 17 ST
0 100 200
MIAMI 21 (PROPOSED)
File ID: 1364
400 Feet
ADDRESS: 100 NW 17 ST
0 55 110
I i I
220 Feet
AERIAL
File ID: 1444 & 1364
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Corirm nity
ADDRESS: 100 NW 17 ST
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