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Home My WebLink AboutAnalysis & MapsCity of Miami Planning and Zoning Department Division of Land Development ANALYSIS FOR CHANGE OF ZONING FILE ID: 1-00975zc APPLICANT: Melissa Tapanes Llahues, Esq„ on behalf of MacArthur Properties III, LLC (the "Owner") PROJECT ADDRESS: 3701, 3737 Biscayne Blvd., 308 and 316 NE 38 Street ZIP: 33137 NET OFFICE: Upper Eastside COMMISSION DISTRICT: District 2 GENERAL INFORMATION: REQUEST: Pursuant to Article 7, Section 7,1.2,8 of Ordinance 13114, as amended, the applicant is requesting a change of zoning of four parcels zoned T6-12-L "Urban Core Transect Zone - Limited" to T6-12-O "Urban Core Transect Zone — Open The subject properties are located within the Upper Eastside NET area. The subject parcels comprise approximately 0.802 acres, see Table 1, located off Biscayne Boulevard bounded by NE 38-h Street to the north, by Interstate 195 ramp to the east, Interstate 195 overpass to the south, and by Biscayne Boulevard to the west. (Complete legal description is on file with the Hearing Boards Section). BACKGROUND: The subject properties were previously zoned SD-8, Miami Design District, which permitted generally principal uses and structures of C-1 zone, under Zoning Ordinance 11000. The area was subsequently rezoned on April 2010 under Miami 21 to T6-12-L "Urban Core Transect Zone - Limited' maintaining the general character of the area. The subject properties currently consist one structure built in 1954 located on the southwest corner parcel, a vacant lot on the northeast corner parcel, and two surface parking lots that serve the existing structure and the former structure. which is now a vacant lot_ City of Miami Planning and Zoning Department Division of Land Development TABLE 1. PROPERTIES: DESCRIPTION AND REQUEST NET DISTRICT OFFICE: Upper East Side NET Folio Address Area Luc Req d PLUM Zoning classification q ft ± Acre Current Proposed _ Current Proposed 0132190110310 306 NE 38 'Street 10,596 .243 No General Commercial T6-12-L (Urban Core Transept Zone - Limited) T6-12-0 (Urban Core Transect Zone - Open) 0132190110290 316 NE 38 Street 10,262 .236 No General Commercial - T -1 -L (Urban Core Transect Zone - Limited) T6-12-0 (Urban Core Transect Zone - Open) 0132190190230 3701 Biscayne Blvd 9,694 .223 No enerai Commercial - T6-12-L (Urban Core Transect Zone - Limited) T6-12-0 (Urban Core Transect Zone - Open) 4 0132190190190 3737 Biscayne Blvd 4,365 .100 No General Commercial - T6-12-L (Urban Core Transept Zone - Limited) T6-12-0 (Urban Core Transect Zone - Open) Total 34,919 .802 —j City of Miarni Planning and Zoning Department Division of Land Development kaitt COMPREHENSIVE PLAN: .Ve3. 44 i \\\I '`Ni The subject parcels are zoned T6-12-L and is consistent with the zoning to the North conforming a well -established mixed use area. The requested zoning designation of T6-12-O lir is consistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation of General Commercial_ Therefore, the requested zoning change does not require a Future Land Use Map amendment.' NEIGHBORHOOD CHARACTERISTICS: Subject Properties T6-1 2-L (Urban Gore Transect Zone - Limited) Surroundinp Properties NORTH: T6-12-L (Urban Core Transect Zone - Limited ) EAST: T5-R. (Urban Center Transect Zone - Restricted) SOUTH: T6-24-O (Urban Core Transect Zone - Open) WEST: T6-1 -0 (Urban Core Transect Zone - Open) FUTURE LAND USE DESIGNATION General Commercial Maximum of 150 C D.U. per acre General Commercial Maximum of 150 D.U. per acre Medium Density - Multifamily Residential Maximum of 65 D.U. per acre Restricted Commercial Maximum of 150 Q.U. per acre General Commercial Maximum of 150 D.U. per acre Criteria A rezoning 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: The proposed rezoning complies with the successional change as allowed in Miami 21 Code and involves an extension of an existing transect boundary_ The subject property is proposed for a successional up -zoning from T6-12-L to T6-12-0 following the trend of thischanging area. The T6-12-L Transect Zone allows Commercial Use limited to the two Story of the Principal Building and 15.O0975zc Page 3 of 6 City of Miami Planning and Zoning Department Division of Land Development Finding: Office and Commercial Use shall be less than 25% of the Building floor area total. Whereas, T6-12-0 does not present such limitation of usage. The proposed zoning change will mirror the intensity of uses to west and south of the properties. M 0 Thi& r ipiosed re iuest for a T6-12-0 "Urban Core Transect Zone -Open" is deemed appropriate for the subject properties given the location along and adjacent to Biscayne Boulevard, which is a commercial corridor and is located within walking distance of the Miami Design District Retail Street, and Midtown area, Staff finds the proposed zoning request to be consistent with the goals of the iviiarni 21 Code, as the request is compatible with the surrounding zoning districts to the west, north, and south along Biscayne Boulevard_ In regards to the uses allowed, "Table2. Excerpt of Article 4 Table 3 of Miami 21 Code" shows how the new uses will impact the surrounding area with the proposed rezoning. Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code ,DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK WORK - LIVE T6 F L 0 150 150 15D R R R R R R R R R R R R R R R R R R R 1540975tn Page 4 of 6 ove .00 osie .00 City of Miami Planning and Zo i g Department Division of Land Development Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code (Cont...) N C 0 11DENSITY (UNITS PER ACRE) 10101* LODGING BED & BREAKFAS 0 INN OTEL 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 PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES Tfi R 0 150 150 150 E R R E R R R R W R R R R E W R W W E W R W R R R E E R R E W W W W W E W W E W W E W R R City of Miami ZSSS Planning and Zoning Department Division of Land Development Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code (Cont...) EDUCATIONAL CHILDCARE COLLEGE / UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING 1 VOCATIONAL INDUSTRIAL - - ` AUTO -RELATED INDUSTRIAL ESTBL. MANUFACTURING AND PROCESSING MARINE RELATED INDUSTRIAL ESTBL. PRODUCTS AND SERVICES STORAGE/ DISTRIBUTION FACILITY CONCLUSION: 150 150 150 w w w E W R R E W W" E R R 1V W Staff finds the zoning request is consistent with the goals of the Miami 21 Cade as the request is compatible with the surrounding zoning districts. 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 as presented. Christopherrimo, AICP Chief of Land Development 8/14/2015 D. Cook 97 Page 6 o6 MIAMI 21 ZONING MAP (Existing) TO CI /// ' iffirT6-12-0 iT6-12-0 /// aIMiamDesign /Disric� 0 x / IIAI Retail,Street,m Special,Areaz • P,lan�Q • /,/ „ ai T6=12-0' T3-R T6-8-O NE 39THTSTL 1 T4-R T5=R 1- L NE 39TH ST ri 12-0 ITT—= NE'36TH ST NE 35TH TER NE 35TH TER rionor- 0 150 300 600 Feet ADDRESS: 3701 3737 BISCAYNE BLVD 306 316 NE 37 ST MIAMI 21 ZONING MAP (Proposed) TO CI iT6�///-12'-O,,, I I T6//-12//.O 4• � i fI/ MiaDesign I mDistrict Retail,Street,m Special/Areaz • P, la n�� • T6=12-O'i4 T3-R T6-8-O NE 39TH'STL 1 NE 39TH ST T4-R T5=R re] 12-0 ITT—= NE'36TH ST NE 35TH TER NE 35TH TER row- 0 150 300 600 Feet ADDRESS: 3701 3737 BISCAYNE BLVD 306 316 NE 37 ST _L: ,111 ,II.I NE 35TH TER aagj faph kpp1 P rapjig rAl mg NE►39TH ST A. bed Eai thsta r USCS,EX, �ndeIti 0 150 300 600 Feet ADDRESS: 3701 3737 BISCAYNE BLVD 306 316 NE 37 ST