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Home My WebLink AboutAnalysis & MapsCity of Miami Planning and Zoning Department Division of Land Development ANALYSIS FOR REZONING PZAB File ID No. 1851 Applicant(s): Southern Investment Group Corp. (the "Applicant"). Location: Approximately 2900 S. Miami Ave and 2890, 2900, 2920, 2940, and 2960 S. Federal Highway, Miami, Florida 33129 Commission District District 2 — Commissioner Ken Russell Net District Office: Coconut Grove NET A. GENERAL INFORMATION AND REQUEST: REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant is requesting a rezoning for six (6) parcels zoned T3-R "Sub -Urban Transect Zone -Restricted" with NCD-3 "Coconut Grove Neighborhood Conservation District" overlay to T3-O "Sub -Urban Transect Zone -Open" with NCD-3 "Coconut Grove Neighborhood Conservation District" overlay. SUBJECT PROPERTIES: The subject properties are located within the Coconut Grove NET area, and is comprised of a row of parcels fronting South Federal Highway in a triangular block that limits to the north with South Federal Highway, to the southeast with South Miami Avenue, and to the southwest with SW 30th Road. (Complete legal description is on file with the Hearing Boards Section). Illustration 1: Subject properties City of Miami Planning and Zoning Department Division of Land Development Illustration 2: Current zoning designation Illustration 3: Proposed zoning designation File ID#:1851 Page 2 of 8 City of Miami Planning and Zoning Department Division of Land Development FUTURE LAND USE MAP (FLUM) CLASSIFICATION: It is to note that the proposed zoning designation is not compatible with the current Future Land Use Map (FLUM) classification, therefore the request requires for a for Future Land Use Map (FLUM) amendment for the subject properties from "Single Family — Residential" to "Duplex —Residential". This request corresponds to the companion item identified with the PZAB File ID: 1669. TABLE 1. PROPERTIES: IDENTIFICATION AND REQUEST # Folio No. Address Lot Size (Sq.Ft.)* 1 0141390030060 2900 S. Miami Ave. 14,459 2 0141390030070 2890 S. Federal Hwy. 6,720 3 0141400070040 2900 S. Federal Hwy. 8,921 4 0141400070030 2920 S. Federal Hwy. 9,000 5 0141400070020 2940 S. Federal Hwy. 9,000 6 0141400070010 2960 S. Federal Hwy. 8,546 56,646 *Note: The lot size provided in Table No.1 corresponds to public records, however for recommendations and decision making purposes the staff report will consider the lot size provided in the survey which is slightly different however is also deemed as the most updated source, therefor the total square footage to be used is 56,635 SF (1.30 ±acres) TABLE 2. PROPERTIES: REQUEST # Address I Folio FLUM Zoning classification Current Proposed Current Proposed 1 2900 S. Miami Ave. 0141390030060 Single Family Residential Duplex - Residential T3-R (Sub -Urban Transect Zone- Restricted) with NCD-3 overlay T3-0 (Sub -Urban Transect Zone - Open) with NCD-3 overlay 2 2890 S. Federal Hwy. 0141390030070 3 2900 S. Federal Hwy. 0141390070040 4 2920 S. Dixie Hwy. 0141400070030 5 2940 S. Federal Hwy. 0141400070020 6 2960 S. Dixie Hwy. 0141400070010 File ID#:1851 Page 3 of 8 City of Miami Planning and Zoning Department Division of Land Development B. BACKGROUND: Under zoning ordinance 11000 the subject properties were zoned R-1 "Single -Family Residential" with NCD-3 overlay, and subsequently, on April 2010, upon adoption of Miami 21 Code, the subject properties were rezoned to T3-R "Sub -Urban Transect Zone — Restricted" with NCD-3 overlay, keeping the character of the area to the south of South Federal Highway. Hearing History: A rezoning request with a companion item for FLUM amendment were originally submitted on 2014, as follow: July 21, 2014: An application requesting rezone the subject parcels from T3-R with NCD-3 overlay to T4-R (File ID #: 14-00729zc) and its consequent companion item for FLUM amendment (File ID #: 14-007291u) were filed. Hearing date assigned: October 15, 2014. October 15, 2014: Cases continued to December 17, 2014; Applicant to pay for re -notice. December 17, 2014: PZAB recommended DENIAL. February 26, 2015: City Commission DEFERRED to April 23, 2015. April 23, 2015: City Commission CONTINUED. Remanded to PZAB upon presentation of new plans provided for the subject property. May 6, 2015: PZAB recommended approval. May 28, 2015: The request failed on City Commission hearing. January 2017 The applicant submitted the following requests for the subject properties: FLUM amendment from "Single Family Residential" to "Low Density Multifamily Residential" (PZAB File ID: 1669), and rezoning from T3-R with NCD-3 overlay to T4-R with NCD-3 overlay (PZAB File ID: 1851). March 15, 2017 PZAB granted deferral of the case to a date certain of June 21, 2017, pursuant to applicant's request to reach out the neighbors in opposition with the current request. June 21, 2017 PZAB granted deferral of the case to a date certain of September 6, 2017, pursuant to applicant's request to revise the request. August 15, 2017 The applicant submitted a revised requests for the subject properties as follow: FLUM amendment from "Single Family Residential" to "Duplex -Residential" for the PZAB File ID: 1669, and rezoning from T3-R with NCD-3 overlay to T3-O with NCD-3 overlay for the PZAB File ID: 1851. File ID#:1851 Page 4 of 8 City of Miami Planning and Zoning Department Division of Land Development C. COMPREHENSIVE PLAN: The subject parcels are zoned T3-R "Sub -Urban Transect Zone -Restricted" with NCD-3 "Coconut Grove Neighborhood Conservation District" overlay and the Future Land Use Map (FLUM) designation is "Single Family — Residential" which is consistent with the surrounding zoning to the East, West and South, also designated Single -Family Residential. The requested zoning designation of T3-O is inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation requiring a Future Land Use Map (FLUM) amendment aforementioned to "Single Family — Residential" as provided by the companion item identified with the PZAB File ID: 1669. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Property T3-R (Sub -Urban Transect Zone- Restricted) / NCD-3 "Coconut Grove Neighborhood Conservation District" overlay Surrounding Properties NORTH: Subject properties are isolated to the North by an urban barrier comprised by South Federal Highway and 1-95. EAST: T3-R (Sub -Urban Transect Zone- Restricted) NCD-3 "Coconut Grove Neighborhood Conservation District" overlay SOUTH: T3-R (Sub -Urban Transect Zone- Restricted) NCD-3 "Coconut Grove Neighborhood Conservation District" overlay WEST: T3-R (Sub -Urban Transect Zone- Restricted) NCD-3 "Coconut Grove Neighborhood Conservation District" overlay FUTURE LAND USE DESIGNATION Single Family - Residential Maximum of 9 D.U. per acre Single Family - Residential Maximum of 9 D.U. per acre Single Family - Residential Maximum of 9 D.U. per acre Single Family - Residential Maximum of 9 D.U. per acre In regards to the uses allowed, "Table2. Excerpt of Article 4 Table 3 of Miami 21 Code" shows that, with the proposed rezoning, the "Two Family Residence" will be the only new use to the area. File ID#:1851 Page 5 of 8 City of Miami Planning and Zoning Department Division of Land Development Table 2. Excerpt of Article 4 Table 3 of Miami 21 Code DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE TWO FAMILY RESIDENCE HOME OFFICE D. ANALYSIS: T3-R T3-O 9 18 R R R R • R R R Archaeological Conservation Zone: Of note is that the subject properties are all within a "Moderate Probability" Archaeological Conservation Zone. Scenic Transportation Corridor: The eastern most property is located adjacent to a "Scenic Transportation Corridor" and is designated "Environmental Preservation District" (EP-46) as well, meaning that any development proposed the subject properties shall be reviewed and approved by the Historic, Environmental and Preservation (HEP) Officer and board (HEPB), as applicable. Buffering single family residential from South Federal Highway corridor: The application for rezoning as proposed implies an increase of density and intensity of the subject parcels which, will buffer the single family residential neighborhood to the south from the traffic and noise of South Federal Highway corridor, hence the rezoning deemed to be aligned with the principles of Miami 21 Code in regard to transitional zoning. Additional characteristics of the subject properties is that they front South Federal Highway to the north, a major traffic corridor which has significantly increased in terms of traffic and noise as a result of the recent redevelopment to the north and east of the subject properties, specifically Downtown and Brickell area. The development possible pursuant to this request will buffer the single family residential to the south from the activity of said corridor. NCD-3 Applicability: NCD-3 overlay is applicable to T3-R and silent to all other Transect Zones. The following is a review of the request pursuant to the rezoning criteria in Article 7, Section 7.1.2.8 (a)(3), and (f)(2) of Miami 21. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria Zoning changes 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, and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide transitions in density, and building heights. File ID#:1851 Page 6 of 8 City of Miami Planning and Zoning Department Division of Land Development Analysis: The application for the proposed rezoning complies with the technical requirements of Miami 21 Code in regard to successional zoning, area, and frontage length on one street. The subject properties are proposed for a successional transition within the same Transect Zone from T3-R to T3-O. Even though the applicant's request maintain the NCD-3 "Coconut Grove Neighborhood Conservation District" overlay, it is to note that NCD-3 overlay is applicable only to T3-R and is silent to all other Transect Zones. The proposed rezoning will allow to increase the density from 9 DU/acre in T3-R to 18 DU/acre in T3-O. With the intent to prevent any adverse impact to the neighborhood, the applicant submitted a Declaration of Restrictive Covenants providing only for residential uses, limiting the density of the subject parcel to a maximum of eighteen (18) residential units, and the possibility of a rear access if approved. The requested rezoning for parcels facing South Federal Highway proposes to create a buffer protecting the T3-R with NCD-3 overlay neighborhood to the south, and at the same time provide a transition in height and intensity from the corridor to the south. Finding: The request as presented: 1. Comply with the requirements by Code to be considered, and 2. Become itself in a buffer between the single-family residential area to the south from the activity of South Federal Highway. 3. Entails the lower increase of density possible pursuant to Miami 21 Code. 4. Set the density for the subject properties in 18 residential units though a self-imposed restriction, when the requested rezoning allows for a maximum of 23 dwelling units. Based on the aforementioned findings, the request is deemed consistent with the goals and objectives of the Miami 21 Code. E. CONCLUSION: Based on the aforementioned findings, the Planning and Zoning Department consider the proposed rezoning provides the subject properties with the appropriate density and intensity to face South Dixie Highway creating a buffer to protect the Single -Family Residential neighborhood to the south. File ID#:1851 Page 7 of 8 City of Miami Planning and Zoning Department Division of Land Development F. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the aforementioned findings, the Planning and Zoning Department recommends approval of the proposed rezoning as presented, with the self-imposed restrictions as provided by the Declaration of Restrictive Covenants attached herein. Jacq Chi i eline Ellis Land Development 8/7/2017 S. Garrido File 1D#:1851 Page 8 of 8 0 1 175 1 350 1 MIAMI 21 (EXISTING) File ID: 1851 Rezone 1 195 OFF RAMP S 700 Feet ADDRESS: 2900 S MIAMI AVE AND 2890, 2900, 2920, 2940, & 2960 S FEDERAL HWY 0 1 175 1 350 1 MIAMI 21 (PROPOSED) File ID: 1851 Rezone 1 700 Feet ADDRESS: 2900 S MIAMI AVE AND 2890, 2900, 2920, 2940, & 2960 S FEDERAL HWY 0 100 AERIAL File ID: 1851 Souk Esri 1 USES ®orinmunity 200 400 Feet ADDRESS: 2900 S MIAMI AVE AND 2890, 2900, 2920, 2940, & 2960 S FEDERAL HWY A