HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS FOR
Change of Zoning
PROJECT ADDRESS: 26 and 28 NW 30 ST
FILE ID: 16-01017zc
APPLICANT: Steven J. Wernick on behalf of 2994 NMA Gateway LLC
COMMISSION DISTRICT: District 5 NET OFFICE: Wynwood/Edgewater
ZONING DESIGNATION: T5-O
REQUEST
Pursuant to Article 5 and Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant
is requesting a change of zoning for two (2) parcels (26 and 28 NW 3091 Street) along the south
side of NE 30th Street between N Miami Avenue and NW 1st Avenue. The proposed change of
zoning for these parcels is from T5-0 (Urban Center Transect Zone Open) to T6-8-O (Urban
Core Transect Zone Open). (Complete legal description is on file with the Hearing Boards
Section).
BACKGROUND
The applicant's assemblage consists of two (2) parcels totaling approximately 0.32 acres. The
subject site is located on the south side of NW 30 ST, on a block bounded by NW 30 ST on the
north, N Miami AV on the east, NW 29 ST on the south, and NW 1 AV on the west.
Subject site outlined in red above.
There are two higher density and intensity activity centers that concern this area, one to the east,
Midtown Miami, and one to the south, the NRD-1. Midtown Miami is zoned T6-24A-O and the
NRD-1 is zoned a combination of 01, T5-O, and T6-8-O.
The area proposed to be rezoned is located within the Wynwood/Edgewater NET area, and
Commission District 5. Most of the surrounding area is fully developed.
EXISTING NEIGHBORHOOD CHARACTERISTICS:
FUTURE LAND USE DESIGNATION
Subject Properties;
Medium Density Multifamily Residential/
General Commercial
Maximum of 65/150 D.U. per acre
Surrounding Properties
NORTH: Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
SOUTH: General Commercial
Maximum of 150 D.U. per acre
EAST: General Commercial
Maximum of 150 D.U. per acre
WEST: Medium Density Multifamily Residential
Maximum of 65 D.U. per acre
ZONING
Subject Properties:
T5-O (Urban Center Transect
T4-R (General Urban Transect-
Restricted)
T6-8-O/NRD-1 (Urban Core Transect
Open / Neighborhood Revitalization
District)
T6-8-O/NRD-1 (Urban Core Transect
Open / Neighborhood Revitalization
District)
T5-O (Urban Center Transect Zone -
Open)
File Id. 16-01017ZC
Page 2 of 6
MIAMI 21 (EXISTING)
16-0l Dl 7zc
W31STST
T624A O
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wiss *War
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P
T6 go A Ad
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TOStrAffArrfFNW 29TH ST AA01.
riVrarirAfir. r
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NE 2BTH ST
Fr re to,
1 rxi 200
i I
NW 3DTH ST
400 Feet
ADDRESS: 26 & 28 NW 30 ST
File Id. 16-01017ZC
Page 3 of 6
ANALYSIS
Following the above referenced "Background", this proposal for rezoning is taking into
consideration criteria set forth in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21: 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
transitions iin intensity and building heights.
As Miami 21 was applied retroactively, this desirable and aspirational transition in intensity and
building heights is not found in every location. This particular area has this ideal transition from T-
8-0 on the corner of the block and down the corridors, to an area of T5-0 one parcel deep, to an
area of T4-R that is one parcel deep, to a large area of T3-0 representing an established duplex
neighborhood.
In this area, T6-8-0 is a corridor designation, lining major thoroughfares throughout the city. When
the NRD-1 was implemented, this intent was reinforced by applying the T6-8-O to Miami Avenue
and NW 291' Street, generally at the depth of one parcel.
This proposed zoning change is intended to accommodate an office building, although there
would be in increase in residential density from 65 du/a to 150 du/a. This requested rezoning is
successional as required by Article 7, Section 7.1.2.8 (a) 3, and an extension of an existing
transect zone. However, after analyzing the site conditions and surrounding context, the T6-8-0
requested and the abutting T6-8-O within the NRD-1 are radically different.
T6-8-0 within the NRD-1 is not governed by FLR, rather it is governed by lot coverage and
floorplate restrictions above the 8111 story. T6-8-0 outside the NRD-1 is governed by FLR. The by
right FLR of 5 provided to T6-8-0 provides for 6.25 stories of development at 80% lot coverage,
and the bonus FLR of 6.25 provides for 7.8 stories of development at 80% lot coverage, which is
not a substantial increase in entitlements over T5-0. However, future development would be
allowed to distribute that FLR into any building form up to 12 stories, which represents a
substantial potential imposition of height on the T4-L properties across from the subject site on
NW 36t" Street.
Planning considers the benefit to future development on the site to be outweighed by the potential
imposition of height on the abutting properties, and disruption of the existing desirable transition
in density, intensity, and height in the area.
Criteria 1
Sec. 7.1.2.8 (a).
Analysis of
Criteria 1
The City's growth and evolution over time will inevitably require
changes to the boundaries of certain Transect Zones. These changes
shall occur successionally, in which the zoning change may be made
only to a lesser Transect Zone; within the same Transect Zone to a
greater or lesser intensity; or to the next higher Transect Zone, or
through a Special Area Plan.
The proposed change is to the next intensity Transect Zone.
File Id. 16-01017ZC
Page 4 of 6
Finding 1
Criteria 2
Sec.7.1.2.8 (c)(1)
Analysis of
Criteria 2
Finding 2
Criteria 3
Sec.7.1.2.8 (f)(2)
Analysis of
Criteria 3
Finding 3
The request is consistent with the Miami 21 Code requirements for
rezoning set on Sec. 7.1.2.8 (a) as the change will only increase
intensity of the permitted uses and scale to the next transect zone,
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
feet of land area or two hundred (200) feet of street Frontage on one
(1) street.
The proposal of the rezoning involves the extension of an existing
T6-8-0 Transect Zone located east to the subject property.
The request is consistent with the Miami 21 Code requirements for
rezoning set on Sec.7.1.2.8 (c)(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 this Miami 21 Code to preserve Neighborhoods
and to provide transitions in intensity and Building Height.
The proposed change is to the next intensity Transect Zone.
The request is inconsistent with the Miami 21 Code requirements for
rezoning set on Sec. 7.1.2.8 (f)(2), as it disrupts an existing, ideal
transition in intensity and building heights.
File rd. 16-01017ZC
Page 5 of 6
Existing zoning, site is outlined in heavy black
RECOMMENDATION
Proposed zoning, site is outlined in heavy black
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned
findings, the Planning & Zoning Department recommends denial of the proposed zoning change
of the properties located at 26 and 28 NW 30 St. from T5-O to T6-8-O as presented.
Jacque li e :II's
Acting hie1 of Land Development
J. Eisenberg
File Id. 16-01017ZC
Page 0of6
Proposal No. 16-010171u
Date: 9/21/2016
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant: 2994 NMA Gateway Properties LLC represented by Steven J Wernick
Address: 28 NW 30 ST
Boundary Streets: North: NW 30 ST East: N MIAMI AV
South: NW 29 ST West: NW 1 AV
Proposed Change: From: Medium Density Multifamily Residential
To: General Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.1500 acres @ 65 DU/acre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FLR
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use Intensity
Residential 0.1500 acres @ 150 DU/acre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FLR
Peak Hour Person -Trip Generation, Other
Net Increment With Proposed Change:
Population
Dwelling Units
Peak Hour Person -Trips
Planning District
County Wastewater Collection Zone
Drainage Subcatchment Basin
Solid Waste Collection Route
Transportation Corridor Name
10 DU's
6
0 sq.ft.
23 DU's
12
0 sq.ft.
0
33
13
6
1/Edgewater
308
H2
114
N Miami Av
RECREATION AND OPEN SPACE
Population Increment, Residents 33
Space Requirement, .0013acres/resident 0.04
Excess Capacity Before Change 182.80
Excess Capacity After Change 182.76
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, 155g/r/d
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
33
5,079
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 33
Transmission Requirement, 141g/r/d 4,620
Excess Capacity Before Change See Note 1.
Excess Capacity After Change See Note 1.
Concurrency Checkoff WASA Permit Required
STORM SEWER CAPACITY
Exfiltration System Before Change
Exfiltration System After Change
Concurrency Checkoff
On -site
On -site
OK
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Land Use Goal LU-1
Land Use Objective LU-1.1
Land Use Policy 1.1.1
Capital Improvements Goal CI-1
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3 a - g
(See attachment 1)
SOLID WASTE COLLECTION
Population Increment, Residents
Solid Waste Generation,1.28tons/resident/yr
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
33
42
800
758
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
33
6
C
C
OK
NOTES: Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department (WASA) Excess capacity, if any, is currently not known.
"Medium Density Multifamily Residential" allows residential structures to a maximum density of 65 dwelling units per acre, subject to the detailed provisions of the applicable land
development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services
such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -
based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also
include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools,
and accessory post -secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within
historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential
areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to
those of the contributing structure(s).
"General Commercial" allows all activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other
businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive
repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and
transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily
residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations.
ASSUMPTIONS AND COMMENTS
Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles.
Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Potable water and wastewatertransmission capacities are in accordance with Miami -Dade
County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's
MIAMI 21 (EXISTING)
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0 100 200
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400 Feet
ADDRESS: 26 & 28 NW 30 ST
MIAMI 21 (PROPOSED)
16-01017zc
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A40,
Wynwood
NRD)
T5-O Q T6-8-O
NF �l�TH ST
0 100 200
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400 Feet
ADDRESS: 26 & 28 NW 30 ST
0 85 170
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340 Feet
AERIAL
16-01017Iu/zc
ADDRESS: 26 & 28 NW 30 ST
A
7J25/2016
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City of Miami Zoning Application
City
Miami 21 Zoning(Current):
Description:
C
Urban Center Zone
Areas of Specific Designation:
Section:
Enactment:
Special Area Planning:
Section:
Description:
Enactment:
Established Setbacks:
Section:
Description:
Former 11000(Not Valid
Descri • tion :
Liberal Commercial
Enactment:
12792
Former Overlay Districts:
Section:
Enactment:
Inin and Zoning
LU
Code:
Existing Land Use
Description:
Parking - Public
and Private
Garages and
Lots
Description:
TRAN SPO RTATI0N
COMMUNICATION,
AND UTILITIES
Future Land Use
FLU
Description:
Description:
Code:
Com.
9
General
General Commercial
Information:
District
City Commissioner
District:
5
City Commissioner;
Keon Hardemon
NET ID:
10
NET Name;
WYNWOODIEDGEWATER
NET Phone:
(305) 960-2904
Code Enforcement
2
District.
Code Enforcement
MARIA TOVAR
Admin:
Code Enforcement
Phone:
(305) 329-4800
Flood Zone:
Flood Zone:
X
Elevation:
-9999
Description:
AREAS LOCATED OUTSIDE
SPECIAL FLOOD HAZARD AREA
Property Information:
County
Address:
Owner:
Mailing Address:
Beds/Baths/Half:
Floors:
Living Units:
Actual Area:
Living Area:
Adjusted Area:
Lot Size:
Year Built:
Legal
Description:
Subdivision:
0131250280651
26 NW 30 ST
26NW30ST
2994 NMA GATEWAY
PROPERTIES LLC
28 W 36 ST 3RD FLOOR
NEW YORK, NY 10018
01010
0 Sq Ft
0 Sq Ft
0 Sq Ft
25 53 41 ST JAMES PI( PB 3-65 LOT
4 BLK4 LOT SIZE 50,000 X 138OR
18352-3905 0998 1 COG 22659-0791
08 2004 1
ST JAMES PARK
Assessment Information:
Land Value:
Building Value:
Assessed Value:
$828,000
$2,304
$830,304
$65.368
Sales Information:
Sale Amount:
Sale OM;
20160329
$6, 500, 000
30018-0162
$414,000
$2,328
$416,328
$59,426
20040801
$160.000
22659-0791
Homestead Information:
Year:
Homestead:
cond Homestead:
261/2NW3
$207,000
$209,352
$54,024
19980901
$57,000
18352-3906
Alternate Addresses:
ST
Historic
Pre
Scenic Transp.:
Histo
Arch.
lc Sites:
Zones:
Env. Prese
Historic District:
rch. Conse
environmental
rvation:
Flag Present:
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1/1
7/25/2016
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City of Miami Zoning Application
Mia
Zone:
T5-O
21 Zoning(Current):
Description:
Urban Center Zone
r,
Enactment:
13114
Areas of Specific Designation:
Section:
Description:
Enactment:
1 nnhig and Zoning
LU
Code:
Existing Land Use
Description:
Description:
20
Two -Family RESIDENTIAL
(Duplexes)
None
Future Land Use
Special Area Planning:
Section:
None
Description: Enactment;
Established Setbacks:
Section:
Description:
Area:
Sub:
FLU
Code:
4
Description:
Med D. MF
Res.
Description:
Medium Density
Multifamily Residential
None
Zone:
R-3
Former 11 Doll{Not Valid):
Description:
Multifamily Medium -Density
Residential
Enactment:
Former Overlay Districts:
District Information:
City Commissioner 5
District.
City Commissioner: Keon Hardemon
NET ID: 10
NET Name; WYNWOOWED GEWAT
NET Phone: (305) 960-2904
Code Enforcement 2
District
Section: Description:
SD-12 Buffer Overlay
Dist
rict
Enactment:
Code Enforcement MARIA TOVAR
Admin:
Code Enforcement (305) 329-4800
Phone:
Property Information:
Folio:
0131250280660
City Address:
28 NW 30 ST
County
Address:
28 NW 30 ST
{]weer:
2994 NMA GATEWAY
PROPERTIES LLC
Mailing Address:
28 W 36 ST 3RD FLOOR
NEW YORK, NY 10018
Beds Bath s/Half:
0/0/0
Floors:
0
Living Units:
0
Actual Area:
0 Sq Ft
Living Area:
0 Sq Ft
Adjusted Area:
0 Sq Ft
Lot Size:
6,900
Year Built:
0
Legal
Description:
25 53 41 ST DAMES PK PB 3-65 LOT
5 BLK 4 LOT SIZE 50.000 X 138 OR
13632-1758 02884
Subdivision:
ST JAMES PARK
Assessment
Information:
Year.
2016
2015
2014
Land Value:
$828,000
$414,000
$207,000
aullding Value:
$0
$0
$0
XF Value:
$0
$0
$0
Market Value:
$828,000
$414,000
$207,000
Assessed Value:
$61,117
$55,561
$50,510
Sales Information:
Year.
20160329
20080825
20680707
Amount:
bale
$6,500,000
$162,500
$14
Sale 0IR:
30018-0162
26648-2704
26467-2172
Homestead Information:
Year.
2016
2015
2014
Homestead:
$0
$0
$0
Second Homestead:
$0
$0
$0
Alternate Addresses:
Non®
Historic & Environmental
Preservation:
R Type:
Flag Present:
Scenic Transp.:
No
Historic Sites:
No
Arch. Zones:
No
Env. Preserv:
No
Historic District:
No
Arch. Conserv:
No
Flood Zone:
Flood Zone:
x
Elevation:
-9999
Description:
AREAS LOCATED OUTSIDE
SPECIAL FLOOD HAZARD AREA
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