HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID 1670
PROJECT ADDRESS: 1900 NE Miami Ct., Miami, Florida.
APPLICANT: Steven J. Wernick, Akerman LLP
COMMISSION DISTRICT: 2 (Ken Russell) NET OFFICE: Wynwood
ZONING DESIGNATION: T6-8-O (Urban Core Transect Zone)
GENERAL REQUEST:
Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant has applied
for a Change of Zoning located at approximately 1900 NE Miami Court, Miami, Florida. The
applicant proposes to rezone the parcels from T6-8-O (Urban Core - Open) to T6-12-0 (Urban
Core - Open) which does not require a FLUM amendment. The related folio of the subject parcel
is 0131360020340. A complete legal description of the property is on file at the Hearing Boards
Office.
BACKGROUND:
The subject parcel comprises approximately 42,714 Sq. Ft. (approximately 0.98 acres) of land
which contains a multi -story building built in 1923 that most recently serviced a charter school.
The site is bounded by NW 201h Street to the north, NE 19 Street to the south, NE Miami Court to
the east and it abuts Florida East Coast Railroad and North Miami Avenue to the west. The subject
site is located within the Wynwood NET.
As shown in the above Zoning Map, the parcel to the north is zoned D1 (Workplace) and it is
occupied by Florida Power & Light facility. The CI (Civic Institution) parcel to the south contains
Biscayne Park and a fire station. The properties that lie to the east of the subject site are zoned
T6-12-0 and T6-8-O on the north and south sides of NE 19 Street, respectively. The T6-12-0
parcel that immediately abuts the site on the east houses an Auto -related Commercial
Establishment, specifically an auto repair facility. The T6-8-0 parcel which also immediately abuts
the subject site to the east currently has a multi -story chart school under construction.
As stated previously, the applicant proposes a change of zoning of the subject property from T6-
8-0 (Urban Core Open) to T6-12-0 (Urban Core -Open). In this case, preliminary site plans were
not submitted for review of the proposed zoning designation of T6-12-0.
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN:
The requested change of zoning is consistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation of General Commercial for the property, and therefore a
companion future land use amendment is not necessary.
EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING FUTURE LAND USE DESIGNATION
Subject Properties: Subject Properties:
T6-8-0: (Urban Core -Open) General Commercial
Maximum of 150 D.U. per acre
NORTH: D1 (Workplace) Light Industrial
Maximum of 36 D.U. per acre
SOUTH: CI (Civic Institution) Major Institutional Public Facility
Maximum of 150 Q.U. per acre
EAST: T-12-0 & T6-8-0 (Urban Core -Open) Restricted Commercial
Maximum of 150 D.U. per acre
WEST: T6-8-0 & D2 (Urban Core -Open & District Zone) General Commercial & Industrial
Maximum of 150 D.U. per acre
In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21 Code to
illustrate the additional uses allowed with the proposed change of zoning. The Chart shows the
change of zoning request of T6-8-O to T6-12-0 will not increase the intensity of allowed uses by
right or through administrative or Board approval.
Excerpt of Article 4, Table 3 of Miami 21 Code
DENSITY (UNITS PER ACRE)
RESIDENTIAL
SINGLE FAMILY RESIDENCE
COMMUNITY RESIDENCE
T6
R L
0
150
150
150
R
R
R
R R
R
File ID 1670
Page 2 of 6
DENSITY (UNITS PER ACRE)
RESIDENTIAL
ANCILLARY UNIT
TWO FAMILY RESIDENCE
MULTI FAMILY HOUSING
DORMITORY
HOME OFFICE
LIVE - WORK
WORK -LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB. ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
T6
R
L
0
150
150
150
R
R
R
R
R
R
R
R
R
R
R
R
R
E
R
R
E
R
R
R
R
R
R
W
W
R
R
W
R
R
E
E
W
R
R
W
W
W
W
E
R
R
R
R
W
W
E
R
R
E
R
R
E
W
W
W
W
W
E
W
W
File ID 1670
Page 3of6
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE/UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
ANALYSIS:
E
W
W
E
W
W
W
W
W
W
W
E
W
W
R
R
E
W
W
E
R
R
R
R
W
W
The following is a review of the request of change of zoning from T6-8-0 to T6-12-0 pursuant to
the criteria in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21.
Criteria 1
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 comprises an entire block occupied with a multi -story building
constructed in 1923. The proposed change of zoning represents no tangible
impact to the characteristics encountered in the area. As noted earlier in the
report, the site's area encompasses multiple transect zones consisting of D1,
D2, T6-8-0, T6-12-0, and Cl. The area's assortment of transect zones is
bolstered through its existing uses of a park, auto related commercial/industrial
establishments, schools and other commercial and residual residential uses. The
proposed rezoning of T6-12-0 is compatible with the area. In that, the requested
transect zone encourages mixed -use development and the transect zone allows
numerous uses that complements the area.
As proposed the change of zoning from T6-8-0 to T6-12-0 meets the
successional required pursuant to Article 7, Section 7.1.2.8 (a) 3 and also
constitutes an extension of an existing transect zone of the T6-12-0 that abuts
the subject property on the east. The proposed rezoning will complement the
established character of the neighborhood. Moreover, the development of the
site will create a more walkable neighborhood with better access to commercial
establishments serving the community.
After analyzing the site conditions and surrounding context, staff finds that the
proposed rezoning from T6-8-0 to T6-12-0 is compatible with the existing
development patterns, heights, multi -family and urban fabric uses in the
immediate neighborhood.
File ID 1670
Page 4 of 6
Finding 1
The request is consistent with the goals and objectives of the Miami 21 Code.
Furthermore, the subject property falls within the OMNI Community
Redevelopment Agency (CRA) boundaries which has a maximum permitted
density of 500 units per acre and the agency's objective is to stimulate
development of the area, which rezoning of property serves as an element the
spurs development.
Criteria 2
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 of
Criteria 2
The proposed rezoning to T6-12-0 will maintain its current residential density of
150 dwelling units per acre and current uses by right and through administrative
or Board approval.
Finding 2
The request creates a transition in intensity and scale which is consistent with
the goals of the Miami 21 Code.
CONCLUSION:
Based on the materials submitted, staff finds that the request to rezone from T6-8-O to T6-12-0
is consistent with the goals of Miami 21. The request is compatible with the surrounding zoning
district and provides appropriate zoning transitions.
Existing Zoning: T6-8-O
(Urban Core — Open)
MIAMI 21 (EXISTING)
Fire ID: 1670
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Proposed Zoning: T6-12-0
(Urban Core - Open)
MIAMI 21 (PROPOSED)
File ID. 1670
Rezone
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File ID 1670
Page 5 of 6
RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned
findings, the Department of Planning and Zoning recommends approval of the applicant's request
the rezoning from T6-8-O to T6-12-0 as presented.
Jacqueline Ellis
Chief``of Land Development
Derrick -60k, Planner II
Rafael Rodriguez, Planner I
February 16, 2017
File ID 1670
Page 6 of 6
MIAMI 21 (EXISTING)
File ID: 1670
Rezone
T6-8-0
T6-8-0
D2
T6-8-0
T6-1
2-0
NE 19TH TER
T6-8=0
NE 19TH ST
CI
ADDRESS: 1900 NE MIAMI CT
0
80 160
320 Feet
MIAMI 21 (PROPOSED)
File ID: 1670
Rezone
ADDRESS: 1900 NE MIAMI CT
0
80
160
320 Feet
1 I 1
0
70
140
280 Feet
AERIAL
File ID: 1670
SGSAeroGR:ID IGN9 and the GIS User Community
ADDRESS: 1900 NE MIAMI CT
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