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Home My WebLink AboutAnalysis & MapsCity of Miami Planning and Zoning Depaw. Division of Land Developrn ANALYSIS FOR REZONING PZAB File ID No. 2700 Applicant(a): 701 Associates, L,LC and Miami Automotive Retail, Inc. Location: Approximately 704 SW 7 Avenue. 712, 716, 720, 734 SW 7 Street Miarni. Florida 33130 Commission District District 3 — Commissioner Frank Carollo Net District Office: Little Havana NET Planner: Derrick Cook A. 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 five Lots generally located at: 704 SW 7 Avenue and 712, 716, 720, and 734 SVV 7 Street, Miami, Florida from T5-0 "Urban Center — Open Transect Zone to T -8- O "Urban Core — Open" Transect Zone. Illustration): Subject property (Aerial) l '. +DCRESSES: 7L4 SW 7 7t2, 715, 720, & 734 OW 7 ST SUBJECT PROPERTIES: The subject properties encompass half a city block: generally bounded to the North by SW 7 Street, to the East by SW 7 Ave.. to the South by SW 8 Street, and to the West by SW 8 Avenue. The assemblage of the propertiescomprises five (5) parcels totaling approximately 37,366 square feet or 0.86 acres: as depicted in "Table No.1: Property description and rezoning request' (complete legal description of the property is on file with the Hearing Boards Office). Table No. 1: Property description and rezoning request 2 Folio No. 0102040601010 0102040601020 0102040601030 Address Lot Size (Sq.Ft,)* Zoning Classification Current 704 SW 7 Avenue 6,366 712 SW 7 Street 8,500 716 SW 7 Street 4 0102040601040 720 SW 7 Street 7.500 7.500 0102040601050 1 734 SW 7 Street 7,500 37,366 T5-O ::Urban Center Transect Zone - Open Proposed T6-8-O (Urban Core Transect Zone - Open Note: Lot size in Table 1 reflects information obtained from public records. The surveys provided as part of the application show adjustments in size when considering dedications. The aggregate area as per Survey is 37,500 sq_ ft. (0,66 ± acres). The request depicted in Table 1 qualifies to be considered for a rezone pursuant to Miami 21 Code, Sec. 7.1.2.8(c) by including at least 200 square feet of street Frontage on one (1) street and an extension of an existing Transect boundary and the change of zoning request is successional pursuant to Sec. 7.1.2.8(a). B. BACKGROUND The subject five Lots represents a portion of an assemblage of parcels owned by 701 Associates, LLC and Miami Automotive Retail, Inc., which house Brickell Motors automotive dealerships. Currently, the dealerships offers an assortment of automotive selections. Brickell FMlotors assemblage of parcels are generally bound on the south by SW 8 Street, the east by SW 6 Avenue, the north by SW 7 Street, and the west by SW 8 Avenue. The dealerships have operated within Miami for decades. In 2016, two of the subject five parcels, 704 SW 7 Avenue and 712 SW 7 Street, went through a change of zoning process from T5-L to T5-0 to allow the expansion of the existing Brickell Motors Auto -related Commercial Use through the Warrant Permit Process. Subsequent to the approved rezoning to T5-0, on July 20, 2016, the Office of Planning received a Warrant Permit referral from the Office of Zoning to expand the Auto -related Commercial Establishment Use into the 704 SW 7 Avenue and 712 SW 7 Street Lots. Planning's staff issued comments of the proposal on August 5, 2017, which as of the date of this analysis no response from the applicant has been received. The parcels highlighted in the chart below denote the Brickell Motors operation area. PZAE3 File ID No. 2700 Page 2of9 BrickeIl Motors C. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN: The requested change of zoning of T6-8-O is inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation of "Medium Density Restricted Commercial" for the properties and therefore a companion future land use amendment is necessary of "General Commercial or restricted Commercial'. The applicant is seeking to amendment the MCNP to "Restricted Commercial' under File # 2699. Existing Zoning Designation 14L J in.' Igo � IN l• 555 6-11 S+ [1-.1-1R'_ ' • • 7k 1 ST— TH i 1 nTT$rrw Khal'� C T4-R 111111111 iMMMIgNi MEI Proposed Zoning Designation W Ry3 r:IN.VS3 TNTST PZAB File ID No. 2700 Page 3 of 9 FUTURE LAND USE DESIGNATION ZONING Subject Properties: Subject Properties: Medium Density Restricted Commercial 65 DU/AC. T5-O "Urban Center' Transect Zone Open'' NEIGHBORHOOD CHARACTERISTICS: NORTH: Medium Density Restricted Commercial 65 NORTH: T5-L "Urban Center — Limited" DU/AC SOUTH: Restricted Commercial 150 DU/AC South: T6-8-O "Urban Core — Open" EAST: Medium Density Restricted Commercial 65 EAST: T5-L "Urban Center Limited" DU/AC WEST: Medium Density Restricted Commercial 65 WEST T5-L "Urban Center — Limited" DU/AC 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 RESIDENTIAL T6-0 T6i-O 66 16U 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 R R R T6-D R T6- -O R R R R T6-O R. R T6F 8-0 R TS-0 TI-O W E E R R W w W w PZAB File ID No. 2700 Page 4 of 9 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 !CIVIL SUPPORT RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE/UNIVERSITY ELEMENTARY SCHOOL LEARNING -CENTER a� MIDDLE 1 HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING/VOCATIONAL R T6_8-0 W R R w R T5-O W T16-8-0 W W W vv w l+ T5-0 T6-8-O 1N w E E E w R R W BUILDING DISPOSITION LOT OCCUPATION a. Lot Area - IPa1th rear ,rehi °ar _.::,ass 5.000 s f. min.: 400X D.L mar. -- . ".200 5 f. Irvin' 40, 6.t. max. b.Lot Y. h -'With rear'aehlauar woes: 5aftn' 15ft. n-i1i. c. Lot Coverage 9)% max. d. Floor Lot Ratio {=LR) I,I!'A e. Frontage at front Setbach 70% min. f. Open qoace 1a% Lot Area min. 9. pertaOf ay lilac max. BUILDING SETBACK a, Principal Fronk OM grin. b. Secondary Ftprrt Oft rrr. c. Side Of, mil d. Rear 0 ft rtn. e. Abutting. Side or Rear T4 fi if. min Abutting Side or Rear T3 10% of Lo depthe'inin 10 throwiti 24 &cry 26 Pi Irvin- aba+re 2'1 Stay Urban Center Transect Zones "T5" BUILDING NFIGUF ATION FRONTAGE a. Common Lam pro, vied b. Parch & Fence per Died c. Te9'rme cr L.C. ptor Died d. Emmet permitted e. Stop permitted t. 5ho*o t aermittedd I;T5 L arA Tv' D onlyr 9. Gaiety oermitted by Speadal Area Plan h. Arcade p'-lined by Special Alter Plan BUILDING HEIGHT a Alin. knit 2 b Max. Height 5 Sues c 141 Bereft I' e 1StcryMuting 01 PZAB File ID No. 270CI Page 5of9 BUILDING DISPOITtON L.OTOCCLPATiON a Lot Ana S903 s.f. fixer, 40,000 s i. rat Cetut Widtr 50Rnrr. e. Lo9 Coverage -t-8Sales max - Abyte 8h aStry 15.ac70 sq ft mac FloorpLme kar wuiden WI & Lodging 31l,x76 sq ft raw F# Adaie ix Vice Commercial d nog Lot Roo (RRi 5r25'•OadtldenfllRick dflnefr c- Ernie at heat Se6eck rd 5 min f. cperi Spice lOti Lo1 Area min # daxrty `SQduffle nein' BUILDING SETBACK a Phinupal From t0 ft. me; 2ti R nano abet* V' Story IG Seer! Frets 10IL m1n.; 2C R mrn. atoae8t.Story c- Sidc D R. rain.; 30 fir. rrin. shove C' Story d.Rear 5ft min,;34h Rim .zr0ove9'Starr e. AltiAln4 Sisk nr P.M i5 3 1 Min. 1-' larough S' Seri 13 t. mitt it tire* 8' Story 33 it. min above 9• Story Nailing Side or Fea-PI E R mil. 1' through Smr rilrje 26 R min. ably& Story Mutt ngSlide crRear T# 10% dr Latirrectir ran 1.ryrmpl.aorir 26 R min. 34 time 5" Siert 4$ rL rim. awe 5b Story Urban Coro TransoctZon s TI BUILDING CONFIGURATION FRONTAGE a_ C.urtrirei Lawn Q'ctlibited b. Porch f Fen:.e prcnibited .. t Terrace or L C. prch>rhited d 1Fatan rt ierrrtated e. Q0Cip cerrneed f. Shapfrent perlrr l (T848 L and T6.8 0 x) 9. Gallery termed by Special Area Psall h. krade nerrritted by Special Area Ran BUILDING HEIGHT a. I. Height b. Max Height 2 Stades Sted Max. Benefit Height 4 Stories 4 filling III Transacts Zones ex€)ep! T3 As expressed earlier, the allowed Uses within the T5-0 and T6-8-0 Transect Zones are identical and prescribed the same processes to permit the Uses. Similarly, as the above Building Disposition and Building Configuration charts show for T5 and T6-8, site development for both Transects are saddled by equivalent constraints, i.e- Setbacks, Lot coverage, and Frontage requirements- The principal exceptions fall under T6-8 that necessitate additional Setback above the eighth story, has greater Density, and Height and Floor Lot Ratio (FUR) bonus, However, an applicant may trigger the additional Setback above the eighth story by seeking additional Floor Area up to bonus Height and FLR above the T6-8 by -right Height of eight stories through the Public Benefits Program, pursuant to Article 3, Section 3.14 of the Miami 21 Code. D. ANALYSIS: This application request a change of zoning of the properties generally located at 704 SVV 7 Avenue and 712, 716, 720, and 734 SW 7 Street. Miami, Florida from T5-0 (Urban Center Transect Zone - Open) to T6-8-0 (Urban Core Transect Zone - Open). The following is a review of the request pursuant to the rezoning criteria in Article 7, Section 7.1.2.8 (a), (a)(3), (c)(1) & (f)(2). of Miami 21: Criteria 1 Sec.7.1,2.8 (c) (1) `Except where the proposal for the rezoning of property involves an extension of an existing Transect boundary, no rezoning of land shall be considered which involves less than forty thousand (40,000) square PZAB File ID No. 2700 Page ri3 of 9, feet of land area or two hundred (200) feet of street Frontage an one (1) street"_ Analysis of The request is for the rezoning of five properties of which the aggregated Criteria 1 area involves more than two hundred (200) feet of street Frontage on one street and an extension of an existing Transect Boundary. Finding 1 The request complies with requirement for rezoning as set forth in Miami 21 Code, Sec. 7.1.2.8 (c) (1). Criteria 2 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 this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height. Analysis of The rezoning, as requested, is indicated as successional by Miami 21 Code. Criteria 2 Finding 2 The rezoning: as requested. matches with the successional Table for rezoning set forth in Miami 21 Code, Sec. 7,1.2.8 (a)(2), and consequently comply with Sec .7.1.2.8 (f)(2), Criteria 3 Are the proposed changes related to adjacent and nearby districts, and within the scale and needs of the neighborhood? Analysis of Even with properties located south of the subject parcels are zoned T6-8- Criteria 3 0, the extension of the Transect boundary represents a further intrusion of T6-8-0 within an established T-5 Transect that is represented along both sides of SW 7 Street from SW 4 Avenue to SW t7 Avenue. Finding 3 The change of zoning disrupts the existing transitional nature of the area with T6-8-0 along SW 8 Street, T5-L and T5-0 along SW 7Street that buffers the well -established T4-L neighborhood to the north. The area's transitional pattern vividly demonstrates a guiding principal of the Miami 21 Code of transitional of Density and Intensity_ The requested rezoning represents an intrusion of higher density and intensity in the area, The change of zoning allots opportunity to produce a development out of scale with the area that adversely impacts traffic conditions, Staff deems this rezoning request as inappropriate and inconsistent with current urban fabric of the area, Furthermore, to reiterate, the TS-0 Transect allocates the same Uses PZAB File ID No. 2700 Page 7 of 9 Criteria 4 that T-8-0 with similar develop capacity, except concerning Height and Density_ The proposed charge maintains the same or similar population density pattern and thereby does not increase or overtax the Toad on public facilities such as schools: utilities, streets, etc. Analysis of The requested rezoning entails significant increase in the number of units Criteria 4 allowed and therefore load on public facilities such as schools, utilities, streets: etc. Finding 4 The existing T5-0 and T5-L district boundaries along SW 7 Street show a logically drawn Transect boundary line that provides a Miami 21 principal transition between uses and density. Criteria 6 The proposed change of zoning constitutes an increase in Density and Intensity within well -established T5 Transect Zone_ Therefore, the change of zoning to T6-8-O is inconsistent with the establish area. It is difficult to find other adequate sites in the surrounding area for the proposed use in districts already permitting such use. Analysis of The subject properties are buildable. Staff is unaware of any hardship or Criteria 5 condition that prevent them to be designed and built complying with Miami 21 Code_ The current zoning allows the same Uses as the proposed zoning to T6-8-O. The current zoning of T5-O and proposed zoning of T6-8-O occupy similar development constraints regarding Setback and Lot coverage_ Finding 6 Not granting the rezoning does not entail any limitation to the property owner. E. CONCLUSION: As most recently specified, the subject properties constitute fully developable Lot under their current zoning of T5-O. No site constraint are evident that generate any hardships that hinder design options preventing compliance with the Miami 2`i Code. The current zoning allows the same Uses as the proposed zoning to T -8-0_ The current zoning of T5-O and proposed zoning of T6-8-O occupy similar development constraints regarding Setback and Lot coverage_ As presented, the change of zoning application does not justify the rezoning as requested_ The rezoning from T5-0 to T6-8-0 denotes an intrusion of density and intensity within a defined Transect boundary that disrupts a key Miami 21 principal of transitional zoning. PZAB File ID No. 2700 Page 8 of 9 F. RECOMMENDATION: Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114: as amended and the aforementioned findings, the Department of Planning and Zoning recommends Denial of the rezoning requested of the properties generally Iodated at: 704 SW 7 Avenue and 712, 716, 720, and 734 SW 7 Street, from T5-0 to T6-8-O_ e Ellis Chief of Land Development Derrick Cook Re. 813612017 PZAB Fide ID No. 2700 Page 9 of 9 AERIAL FILE ID: 2700 REZONE 0 U IIIIIm 01441 i-Dade Count, ADDRESSES: 704 SW 7 AV; 712, 716, 720, & 734 SW 7 ST 0 137.5 275 1 i I 550 Feet MIAMI 21 (EXISTING) FILE ID: 2700 REZONE SW 8 ST-SETBACK-AREA SW 8TH ST N 0 170 340 ADDRESSES: 704 SW 7 AV; 712, 716, 720, & 734 SW 7 ST 680 Feet N 0 170 340 MIAMI 21 (PROPOSED) FILE ID: 2700 REZONE T5'--L ADDRESSES: 704 SW 7 AV; 712, 716, 720, & 734 SW 7 ST 680 Feet