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Home My WebLink AboutAnalysis & MapsApplicant(s): Location: Folio Numbers: Commission District: ANALYSIS FOR REZONING PZAB File ID No. 1672 Luar Investments, LLC and Luar Investments, LLC TRS 735 Land Trust Approximately 2950 NW 7th Avenue, 720 NW 30th Street, 730 NW 30' Street, 744 NW 30' Street, and 735 NW 291" Street. 0131260060010, 0131260060020, 0131260060030, 0131260060040, 0131260060050 District 1 — Commissioner Wifredo Gort Net District Office: Allapattah NET A. 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 five (5) parcels. The parcels are located west of NW 7t" Avenue between NW 29' Street and NW 30" Street. The proposed change of zoning is from T4-O (General Urban Transect Zone Open) to T5-O (Urban Center Transect Zone Open) as a successional Transect Zone along NW 7' Avenue; and from T4-R (General Urban Transect Zone Restricted) to T5-R (Urban Center Transect Zone Restricted).The complete legal description is on file with the Hearing Boards Section. Table 1. Request # Folio No. Address Lot Size (Sq.Ft.)* 1 0131260060010 2950 NW 7 Ave. 18,842 2 0131260060020 720 NW 30 ST 6,400 3 0131260060030 730 NW 30 ST 6,400 4 0131260060040 744 NW 30 ST 6,400 5 0131260060050 735 NW 30 ST 6,400 44,442 Zoning Classification Current T4-O (GENERAL URBAN TRANSECT ZONE - OPEN) T4R (GENERAL URBAN TRANSECT ZONE - RESTRICTED) Proposed T5-O (URBAN CENTER TRANSECT ZONE -OPEN) T5-R (URBAN CENTER TRANSECT ZONE- RESTRICTED) B. BACKGROUND: The subject zoning change consists of five (5) parcels totaling approximately 1.04 acres (45,232 square feet) within the Allapatah NET area. The lot fronting NW 7th Avenue houses a one-story building of approximately 8,956 Sq. ft. for "National Health Transport Ambulances". The properties to the west, at 2950 NW 7th Avenue are used mainly for parking of ambulances. The property immediately to the east; across NW 7th Avenue is zoned D-1 (Work Place). The immediate context of the neighborhood to the north, west and south of the subject properties; indicate consistency with the current zoning designations of T4-O and T4-R (General Urban Transect Zone). The scale and uses along NW 7th Avenue; from NW 29th Terrace (South) to NW 32nd Street (North) also reflects the context of the area. 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. FUTURE LAND USE DESIGNATION Subject Properties: General Commercial Maximum 150 D.U. per acre. Medium Density Multifamily Restricted Maximum 65 D.U. per acre. NEIGHBORHOOD CHARACTERISTICS: Surrounding Properties NORTH: General Commercial 150 D.U. per acre & Medium Density Multifamily Restricted 65 D.U. per acre SOUTH: General Commercial 150 D.U. per acre & Medium Density Multifamily Restricted 65 D.U. per acre EAST: Light Industrial 36 D.U. per acre & Industrial 0 D.U. per acre WEST: Medium Density Multifamily Restricted Maximum of 65 D.U. per acre ZONING Subject Properties: T4-O (General Urban -Open) and T4-R (General Urban Restricted 36 D.U. per acre. Surrounding Properties NORTH: T4-O (General Urban -Open) & T4-R (General Urban - Restricted) 36 D.U. per acre SOUTH: T4-O (General Urban -Open) & T4-R (General Urban - Restricted) 36 D.U. per acre EAST: D1 (Work Place) Maximum of 36 D.U. per acre WEST: T4-R (General Urban -Restricted) Maximum 36 D.U. per acre PZAB File ID No. 1672 Page 2of5 Existing Zoning Designation Proposed Zoning Designation T3 T4-R T4-o III T4 L so In regards to the uses allowed for the Transect Zone involved in this rezoning request, 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 RESTRICTED DORMITORY BED & BREAKFAST ALCOHOL BEVERAGE SERVICE ESTAB. MARINA PUBLIC PARKING LEARNING CENTER SPECIAL TRAINING / VOCATIONAL ANALYSIS: T4-R w T4-O E R E E T4-R E T4-O E w T5-O R E T5-O R w 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) & (0(2) of Miami 21: Criteria 1 Sec. 7.1.2.8 (f)(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 transitions in intensity and building heights. PZAB File ID No. 1672 Page 3 of 5 Analysis of Criteria 1 The subject site is within an existing T4-0 and T4-R zones just west of NW 7th Avenue between NW 29th Terrace and NW 30th Street with mainly Low Density Multifamily Restricted of a maximum density of 36 D.U./AC. Along 7th Avenue, a north -south vehicular corridors. The proposed rezoning will not be compatible within the existing context. The increase in density from 36 D.U. per acre to 65 D.U. per acre would allow for incompatible intensity and uses to extend, west of NW 7th Avenue. Finding 1 The request is transitional; however, the potential increase in density and intensity does not fit the neighborhood context.. Criteria 2 Additional Analysis of Criteria 2 The request is incompatible with the established Low and Medium Density T4-O neighborhood, to the west. Northwest 7' Avenue; from NW 28th Street to NW 32rd Street, allows for CI Zone (just north of NW 32 Street and south NW 28th Street) to develop no more than the maximum height of T6-8 when it abuts a T5 Zone, D1 (Work Place) and D2 (Industrial) designations. The requested T5-0 designation is in close proximity from Cl- Civic Institution. The request of the T4-0, just to the west from the existing T4-R is inconsistent with the existing Restricted context of the neighborhood and the goals and objectives of 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. The rezone from T4-0 to T5-0 and from T4-R to T5-R, allows uses such as Alcohol Beverage Establishments, by Exception. The Exception process requires a public hearing before the Planning, Zoning and Appeals Board (PZAB) and is appealable to City Commission. As proposed, rezoning from T4-0 to T5-0, although transitional, it is not compatible with the immediate Restricted context. Also, the change to T5-R, to the west is not compatible. Finding 2 The request will create an intrusion of General Commercial uses that would not be consistent with the goals and objectives of the Miami 21 Code. The requested rezoning is not compatible, in this case, with the intent of Miami 21 Zoning Code. PZAB File ID No. 1672 Page 4 of 5 The proposed rezone does not provide a benefit to neighborhood as it creates zoning unlike the existing Transect Zones within the surrounding properties in the area. Existing Zoning within a 500 feet radious CONCLUSION: The proposed change of zoning from T4-O (General Urban -Open) to T5-O (Urban Center - Open); and from T4-R (General -Urban -Restricted) Transect Zone to T5-R (Urban Center - Open) is not compatible and does not provide the proper transitions and protections to the adjacent established low density multifamily residential neighborhood. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the aforementioned fi Jacq Chie T. Perez 2/21/2017 nning : oning Department recommends Denial of the rezoning as presented. Development PZAB File ID No. 1672 Page 5 of 5 MIAMI 21 (EXISTING) File ID: 1672 Rezone ADDRESS: 2950 NW 7 AV, 720, 730, & 744 NW 30 ST, AND 735 NW 29 TER 0 125 I 250 I 500 Feet 0 1 125 1 250 1 MIAMI 21 (PROPOSED) File ID: 1672 Rezone I 500 Feet it I ADDRESS: 2950 NW 7 AV, 720, 730, & 744 NW 30 ST, AND 735 NW 29 TER 0 1 100 200 AERIAL File ID: 1672 400 Feet 1 • sa NW 30TH ST DigitalGlobe, GeyeEahstar USGSj, AEX, Getmapping, Aerogrid User ®Grnmun'ity'- ADDRESS: 2950 NW 7 AV, 720, 730, & 744 NW 30 ST, AND 735 NW 29 TER A