HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID: 2683
PROJECT ADDRESS: 2222-2260 NW N. River Drive, Miami, Florida.
APPLICANTS: BL Miami River LLC, JF Miami River LLC, LAG Miami River LLC, CA Miami
River LLC, LSG Miami River LLC, DF Miami River LLC, JMG Miami River LLC.
COMMISSION DISTRICT: 1 (Wifredo "Willy" Gort)
ZONING DESIGNATION: T3-O (Sub -Urban Transect -Open )
REVIEWER: Luiz Vicentini / Planner I
NET OFFICE: Allapattah
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 2222-2260 NW N. River Drive, Miami, Florida.
The applicant proposes to rezone the parcels from T3-O (Sub -Urban Transect Zone -Open) to T4-
R (General Urban Transect Zone -Restricted). The related folios of the subject parcels are 01-
3134-027-0010 and 01-3134-028-0241. A complete legal description of the property is on file at
the Hearing Boards Office.
BACKGROUND:
The subject rezone consists of two parcels located along the north side of the Miami River. The
site is approximately 1.066 acres (46,435 square feet) of land bounded on the south by the Miami
River, east and west by Yacht Basins adjacent to the Miami River and by NW North River Drive
to the north. The subject parcel is within the Washburns 2nd Addition Subdivision and is located
within the Allapattah NET.
The subject site is zoned T3-O and is currently developed with three two-story multi -family
structures constructed in the 1960s. The area was rezoned in April 2010 under Miami 21 to Sub -
Urban -Open (T3-O). The property directly to the north is zoned T3-O and separated from the
subject property by the two lane NW North River Drive roadway. The properties to the East, West
and South are separated by the Miami River and are zoned T6-8-O, T3-O, and D3 respectively.
The proposed Change of Zoning and Future Land Use Map request (companion item for this
application) is subject to review for consistency with the intent of the Miami River Corridor Urban
Infill Plan and the Miami River Greenway Action Plan. As such, this application is required to
undergo review by the Miami River Commission (MRC) and its subcommittees prior to the hearing
at City Commission pursuant to Miami City Code, Chapter 29, Article IV-Waterforont Advisory
Board, Section 29-122. The intent of the MRC's review is to provide recommendation to the City
Commission regarding whether the proposal is consistent with the intent of Miami 21, the Miami
River Corridor Urban Infill Plan, and Miami River Greenway Action Plan. At the time of
redevelopment, the subject site will also be required to follow the regulations imposed by the
Miami River Greenway Design Standards.
However, this proposed rezone and future land use map amendment is not tied to a covenant
and no plans have been proffered, therefore review pursuant to the Miami River Greenway Design
Standards will occur at the time of site redevelopment.
COMPREHENSIVE PLAN:
The requested change of zoning is inconsistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) FLUM designation for the properties. As such, the applicant has
submitted a companion application (File id 2682) to amend the Future Land Use Map designation
from "Duplex Residential" to "Low Density Multifamily Residential".
EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING FUTURE LAND USE DESIGNATION
Subject Properties: Subject Properties:
T3-O (Sub -Urban -Open) Duplex Residential
Maximum of 18 D.U. per acre
Adjacent Properties
NORTH: T3-O (Sub -Urban -Open)
SOUTH: D3 (Marine industrial)
EAST: T6-8-O (Urban Core -Open)
Duplex Residential
Maximum of 18 D.U. per acre
Marine Industrial
No residential Density
Restricted Commercial
Maximum of 150 D.U. per acre
WEST: T3-O (Sub -Urban -Open) Duplex Residential
Maximum of 18 D.U. per acre
File Id. 2683zc
Page 2of7
T5-R
T3 -0
T4R
n1L". 17.H
NV') 11.IH'S
NV,' 1A7r-'
T4-L
1-
Z
T6-8-O
NW 19TH TLE4
z
NV, 1°-11 it
Subject Site
Map 1: Context of Surrounding Neighborhoods
The subject site is in close proximity to areas of higher density and abuts T6-8-0 Transect Zone
to the east. Additionally, there are T4 transect zones to the north. The context of the adjacent
neighborhood to the north is primarily duplex and multifamily housing.
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.
File Id. 2683zc
Page 3 of 7
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
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
T3
R
L
0
9
9
18
R
R
R
R
R
R
R
R
R R
R
E
E
E
E
E
E
T4
R
L
0
3fi 36
W R
R
R
E
R
36
R
R
R
R
R
E
R
W W
E
R
R
E
R
R
File Id. 2683zc
Page 4 of 7
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE/UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
W
W
W
1
E
E
E
E
E
E
E
E
E
E W W
E
E
E
E
E
E
E
E
E
E
E
R
R
E
ANALYSIS:
The following is a review of the request pursuant to the rezoning criteria in Article 7, Section
7.1.2.8 (a)(3) & (f)(2) of Miami 21. The background section of this report is hereby incorporated
into the analysis and its corresponding criteria by reference:
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 abuts a T6-8-O property on the east and a T3-O property to the
west and north. The site is currently developed with a two-story residential
apartment complex built in the 1960s. The proposed zone change does not alter
the major character of the multi -family site. The proposed rezoning creates a
transitional neighborhood consisting of low scale multi -family development.
The proposed rezoning will not disrupt the established character of the multi-
family neighborhood. The proposed T4-R zoning increases residential density
from 18 units per acre to 36 units per acre and allows multifamily housing by
Right. The size and scale of the adjacent uses and structures within existing
neighborhood support this increase in density and intensity.
As proposed, the rezoning from T3-O to T4-R is compatible with the existing
development patterns, heights, multi -family, and industrial (marine related) uses
in the immediate neighborhood.
File Id. 2683zc
Page 5of7
Finding
The request is consistent with the goals and objectives of the Miami 21 Code.
Criteria 2
For rezoning: A change may be made only to the next intense 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 application proposes to rezone the property from T3-O (Sub -Urban Zone -
Open) to T4-R (General Urban- Restricted Zone). The proposal provides a
proper transition in intensity and scale. There is no conflict with the working
waterfront and the proposed rezone. Furthermore, the proposed change does
not change the major character of the site, but creates a transition between the
uses in the area while maintaining the character of residential neighborhood.
Furthermore, these parcels are located within the middle river as defined in the
Miami River Corridor Urban Infill Plan and Miami River Greenways Action Plan.
The Miami River Corridor Urban Infill Plan suggests that residential uses are not
the most appropriate for this area. However, when residential uses are present
they should be oriented toward low -to medium -density, mixed -use as opposed
to high density.
The Miami River Greenways Action Plan suggests that an on road greenway be
constructed along NW North River Drive directly abutting the subject property in
lieu of a waterfront walkway. The applicant proposes to rezone to a T4-R transect
zone, which does not require a waterfront walkway to be constructed at the time
of re -development.
Finding
The request creates a transition in intensity and scale which is consistent with
the goals of the Miami 21 Code.
The proposed density does not exceed what the Miami River Corridor Urban Infill
Plan anticipates as the best residential density for the Middle River area.
The proposal to rezone to T4-R at the subject property does not conflict with the
intent of the Miami River Greenways Action Plan.
File Id. 2683zc
Page 6of7
Existing Zoning: T3-O
(Sub -Urban- Open)
CONCLUSION:
Proposed Zoning: T4-R
(General Urban -Restricted)
Based on the analysis and findings above, staff finds that the request to rezone from T3-O to T4-
R is consistent with the goals of Miami 21, the Miami River Corridor Urban Infill Plan, and the
Miami River Greenways Action Plan. The request is compatible with the surrounding zoning
district and provides appropriate zoning transitions.
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
for the rezoning of the site from T3-O to T4-R as presented.
Ch of and Development
File Id. 2683zc
Page 7 of 7
N
MIAMI 21 (EXISTING)
File ID: 2683
Miami River
Greenway, Regulatory
Design Standards
ADDRESSES: 2222 & 2260 NW N RIVER DR
0
210
420
840 Feet
N
MIAMI 21 (PROPOSED)
File ID: 2683
Miami River
Greenway, Regulatory
Design Standards
ADDRESSES: 2222 & 2260 NW N RIVER DR
0
210
420
840 Feet
137.5
AERIAL
File ID: 2683
NW NORTH
RIVER DR
275
550 Feet
Miami -Dade.. ounntyy, FE)
ADDRESS: 2222 & 2260 NW N RIVER DR
A