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Home My WebLink AboutStaff Analysis & MapsCity of Miami Planning and Zoning Department ANALYSIS FOR CHANGE OF ZONING FILE ID: 1485 APPLICANT: City of Miami PROJECT ADDRESS: Approximately 3550 West Glencoe Street, and 3535 Hiawatha Avenue, Miami, FL 33133 FOLIO NUMBER: 01-4114-008-0560, 01-4140-058-0001 COMMISSION DISTRICT: District 2, Ken Russell NET OFFICE: Coconut Grove GENERAL INFORMATION: REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the City of Miami requests a change of zoning to the Northwesterly 10.00 feet of lot 8, Block 4 of Glencoe, according to the Plat thereof, as recorded in Plat Book 5, at page 119, of the Public Records of Miami -Dade County Florida, and a portion of Tract "C", of "Steel Park Subdivision", according to the Plat thereof, as recorded in plat book 63, at page 85, of the Public Records of the Miami - Dade County, Florida, being more particularly described in Exhibit "A"; from T5-R with NCD-3- "Coconut Grove Neighborhood Conservation District" to T3-R with NCD-3-"Coconut Grove Neighborhood Conservation District". The complete legal description for the site is on file with the Hearing Boards Section. BACKGROUND: This rezone is in order to satisfy condition no. 23 of the Tentative Plat # 1792-C for "RESIDENCES AT VIZCAYA — (Third Resubmittal)" and Resolution No.06-0404 for the "Hiawatha Village" (MUSP). The subject area consists of approximately 940 sq. ft. (0.0215 acres) along the Northwesterly line of lot 8, and approximately 75 sq. ft. (0.0015 acres) of Tract "C" within the Coconut Grove NET area. The requested changes to T3-R with NCD-3 "Coconut Grove Neighborhood Conservation District" from T5-R with NCD-3 "Coconut Grove Neighborhood Conservation District", would change to a lower transect zone designation, for a small portion of the existing developed Hiawatha MUSP. The proposed adjustments would not affect any of the approved Hiawatha MUSP entitlements. In addition, once the requested change is approved by the Planning, Zoning and Appeals Board (PZAB) and adopted by City Commission, the current "Residence at Vizcaya Tentative Plat" would be able to record the Final Plat. NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Properties: Medium Density Multifamily Residential Maximum of 65 D.U. per acre Surrounding Properties NORTH: Single Multifamily Residential Maximum of 9 D.U. per acre SOUTH: Medium Density Multifamily Residential Maximum of 65 D.U. per acre EAST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre WEST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre ZONING Subject Properties: T5-R (Urban -Restricted) Maximum of 65 D.U. per acre and NCD-3 Coconut Grove Neighborhood Conservation District Surrounding Properties NORTH: T3-R (Sub -Urban -Restricted) Maximum of 9 D.U. per acre and NCD-3 (Coconut Grove Neighborhood Conservation District-3) SOUTH: T5-R (Urban -Restricted) Maximum of 65 D.U. per acre and NCD-3 (Coconut Grove Neighborhood Conservation District-3) EAST: T5-R (Urban -Restricted) Maximum of 65 D.U. per acre and NCD-3 (Coconut Grove Neighborhood Conservation District-3) WEST: T5-R (Urban -Restricted) Maximum of 65 D.U. per acre and NCD-3 (Coconut Grove Neighborhood Conservation District-3) In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21 Code. Which in this case, illustrates the decrease of uses allowed with the proposed change of zoning from T5-R to T3-R. Excerpt of Article 4, Table 3 of Miami 21 Code RESIDENTIAL DENSITY (UNITS PER ACRE) SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTIFAMILY HOUSING T3-R 9 1485 Page 2 of 5 DORMITORY HOME OFFICE LIVE - WORK WORK LIVE Excerpt of Article 4, Table 3 of Miami 21 Code LODGING DENSITY (UNITS PER ACRE) BED & BREAKFAST INN HOTEL T5-R T3-R 65 9 Within the T5-R Transect Zone, multi -family uses are allowed and also include "Bed & Breakfast" uses that are only permitted by an Exception. However, the proposed change to T3-R with NCD- 3 "Coconut Grove Neighborhood Conservation District" restricts mufti -family housing as well as the Bed & Breakfast use. See the above excerpt of Article 4, Table 3 of Miami 21 Code. The requested change of zoning allow for compliance of condition no. 23, for the "Residence at Vizcaya — Tentative Plat # 1792-C, and Resolution No.06-0404 for the"Hiawatha Village" (MUSP). 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 relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami21 Code; and other city regulations. The proposed zoning change to the above referenced addresses, to portions of Lots 8 and Tract "C"; from are T5-R/NCD-3 (Urban-Restricted/Neighborhood Conservation District) to T3-RINCD (Sub -Urban -Restricted/ Neighborhood Conservation District) will further the goals, objectives and policies of the Miami 21 Code by limiting uses to single-family uses, and by reducing the density from 65 unit per acre to 9 units the acre. 1485 Page 3 of 5 The portions of lot and tract being rezone from T5-R/NCD-3 (Urban -Restricted/ Coconut Grove Neighborhood Conservation District) to T3-R/NCD (Sub-Urban- Restrictedl Coconut Grove Neighborhood Conservation District) further protects the intent of the NCD-3, by excluding the Bed & Breakfast use. 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. Additional Analysis of Criteria 1 The Hiawatha MUSP would continue as is without any change. The rezoning to portions of the subject for condition no. 23 to the "RESIDENCE AT VISCAYA — TENTATIVE PLAT # 1292-C (THIRD RE -SUBMITTAL)" located along the southwesterly side of West Glencoe Street, between South Bayshore Court and East Glencoe Street and would satisfy the Tentative Plat condition no.23. The proposed rezone from T5-RINCD-3 (Urban-Restricted/Neighborhood Conservation District) to T3-R/NCD (Sub -Urban -Restricted/ Neighborhood Conservation District) will be in scale and development patterns along West Glencoe Street, between South Bayshore Court and East Glencoe Street. 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. Existing Zoning T5-R (Urban Restricted} NCD-3-"Coconut Grove Neighborhood Conservation District" Proposed Zoning T3-R (Sub -Urban Restricted) NCD-3-"Coconut Grove Neighborhood Conservation District" 1485 Page4of5 CONCLUSION: The proposed change of zoning from T5-R-NCD-3 (Urban Residential/ Coconut Grove Neighborhood Conservation District-3) to T3-R/NCD-3 (Sub -Urban Residential/ Coconut Grove Neighborhood Conservation District-3) provides the proper transitions and protection in the immediate neighborhood. 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 T5-RINCD-3 (Urban -Restricted/ Coconut Grove Neighborhood Conservation District-3) to T3-RINCD (Sub -Urban -Restricted/ Coconut Grove Neighborhood Conservation District-3). s Acti g G "ief ." Land Development T. Perez 12/1212016 1485 Page 5 of 5 Exhibit "A" THE NORTHWESTERLY 101.50 FEET OF TRACT "A" OF "STEEL PARK SUBDIVISION", ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 63 AT PAGE 85 OF THE PUBLIC RECORDS OF MIAMI DADE COUNTY, FLORIDA. AND A PORTION OF TRACT "C" OF "STEEL PARK SUBDIVISION" ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 63, AT PAGE 85 OF THE PUBLIC RECORDS OF MIAMI-DADS COUNTY, FLORIDA BEING MORE PARTICULARY DESCRIBED AS FOLLOWS: BEGIN AT THE MOST NORTHERLY CORNER OF SAID TRACT "C" THENCE 532'51'15E, FOR 10.01 FEET; THENCE 555°15'16"W, FOR 7.40 FEET; THENCE N33'57'30"W, FOR 10.00 FEET; THENCE N55'15'16E, FOR 7.59 FEET TO POINT OF BEGONNING 0 MIAMI 21 (EXISTING) File ID: 1485 N 100 200 400 Feet ADDRESS: PORTIONS OF 3550 W GLENCOE STAND 3535 HIAWATHA AV i I i 0 100 200 MIAMI 21 (PROPOSED) File ID: 1485 400 Feet ADDRESS: PORTIONS OF 3550 W GLENCOE STAND 3535 HIAWATHA AV i I i AERIAL File ID: 1485 3 Subject Properties Area subject to the Application 0 37.5 75 1 i I 150 Feet ADDRESS: 3550 W GLENCOE ST AND 3535 HIAWATHA AV A