HomeMy WebLinkAboutAnalysis and MapsANALYSIS FOR
REZONING
PZAB File ID No. 2718
Applicant(s): Twenty Three Project, LLC
Location: Approximately 3245 SW 23rd Street, Miami, Florida 33145
Commission District Francis Suarez District 4
Net District Office: Coral Way NET
A. GENERAL INFORMATION
REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the
applicant is requesting a rezoning from T3-O (Sub -Urban Transect Zone - Open) to T4R
(General Urban Transect Zone - Restricted) for the property identified with the Folio No.:
01-4116-009-1760, and located at approximately 3245 SW 23rd Street, Miami, Florida.
(Complete legal description of the property is on file with the Hearing Boards Office).
SUBJECT PROPERTY: The subject property is an interior parcel of approximately 11,250
square feet located in the city block bounded by SW 22nd Terrace to the north, by SW 32nd
Avenue to the east, by SW 23rd Street to the south, and SW 34th Avenue to the west.
Illustration 1: Aerial view of the 3245 SW 23rd Street
Illustrations 2 and 3 below provides a graphic representation of the request.
Illustration 2: Current zoning classification
Illustration 3: Proposed zoning classification
B. COMPREHENSIVE PLAN
The subject property is designated with a Future Land Use Map (FLUM) of "Duplex -
Residential" which is compatible with the current T3-O zoning designation, and the request
to Low Density - Multifamily Residential, will provide the consistent FLUM classification with
the proposed Transect Zone.
As a companion item for this request, the applicant is requesting the Future Land Use Map
(FLUM) amendment of the subject parcel from Duplex - Residential to Low Density -
Multifamily Residential (PZAB File ID No.: 2717), which FLUM classification is consistent
with the proposed Transect Zone.
File ID. 2718
Page 2 of 6
EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T3-O (Sub -Urban Transect Zone - Open)
Adjacent Properties
NORTH:T3-O (Sub -Urban Transect Zone - Open)
EAST: T4-R (General Urban Transect Zone —Restricted)
SOUTH: T4-L (General Urban Transect Zone —Limited)
T3-O (Sub -Urban Transect Zone - Open)
FUTURE LAND USE DESIGNATION
Subject Property
Duplex -Residential
Maximum of 18 D.U. per acre
Duplex -Residential
Maximum of 18 D.U. per acre
Low Density Multifamily Residential
Maximum of 36 D.U. per acre
Low Density Rest. Commercial
Maximum of 36 D.U. per acre
Duplex -Residential
Maximum of 18 D.U. per acre
WEST: T3-O (Sub -Urban Transect Zone - Open) Duplex -Residential
Maximum of 18 D.U. per acre
C. BACKGROUND
The Subject property is an interior parcel of approximately 11,250 square feet located in the
city block bounded by SW 22nd Terrace to the north, by SW 32nd Avenue to the east, by SW
23rd Street to the south, and SW 34t" Avenue to the west. On May 28, 2015 the City
Commission with enactment # 13522 adopted the rezoning from T3-O to T4-R for the
abutting property to the East, generally located at 3231 SW 23rd Street, Miami, FL, which
belong to the applicant, buffering the T3-O residential area to the east from the T6-8-O to
the west.
The aforementioned rezoned property is owned by the same applicant, and the intention of
the applicant is not to provide but to enlarge the currently existing transitional T4-R Transect
Zone which is buffering the T3-O residential district to the West from the T6-8-O to the East.
Currently both parcels are vacant.
D. ANALYSIS
In regards to the uses allowed, "Table2. Excerpt of Article 4 Table 3 of Miami 21 Code"
shows how the new uses would potentially impact the surrounding area with the proposed
rezoning.
File ID. 2718
Page 3 of 6
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
HOME OFFICE
LODGING
BED & BREAKFAST
T3-O
18
R
R
R
R
4
4
T4-R
36
R
R
R
R
R
R
CIVIC
RECREATIONAL FACILITY
RELIGIOUS FACILITY
CIVIL SUPPORT
INFRASTRUCTURE AND UTILITIES
EDUCATIONAL
CHILDCARE
ELEMENTARY SCHOOL
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
E
E
W
E
E
E
4
W
E
E
W
E
E
E
E
It is to not that Uses wise, there is no foreseeable impact other than the density and the
possibility to provide multi -family residential which is allowed by Right.
Applicant's Intent
The applicant owns both the subject property and abutting property located at 3231 SW
23rd Street, Miami, FL (the "Assemblage"). Twenty Three, LLC intends to develop the
Assemblage into two for -sale, multifamily residential projects on combined platted Lots that
will conform to both the City's subdivision regulations and the Miami 21 limitations on
maximum Lot size.
Approval the request will allow for the development of a maximum of nine units on the
subject site and a total 18 units on the whole assemblage. The applicant had indicated that
they only want to build 16 units, however, not covenant has been proffered to limit the
number of unit.
File ID. 2718
Page 4 of 6
Analysis of Intent
The proposed rezoning will provide for an extension of an existing transitional Transect
Zone. Therefore, the applicant is proposing to enlarge to the West the existing transitional
zoning, T4-R Transect Zone, between T3-O and T6-8-O (See Illustrations 2 and 3).
The intent of Miami 21 is to provide a moderate transition in building heights and intensities
between Transect Zones; however this transitional condition was already provided on May
28, 2015 when the City Commission adopted the rezoning from T3-O to T4-R for the abutting
property to the east, generally located at 3231 SW 23rd Street, Miami, FL, buffering the T3-
0 residential area to the East from the T6-8-O to the West.
The request is deemed unsubstantiated given the transitional zoning already exist, and there
is no hardship, or limitations to develop.
REVIEW CRITERIA FOR A REZONE
The following is a review of the request pursuant to the rezoning criteria in Article 7, Section
7.1.2.8 (a)(1), (a)(3), (c)(1) & (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
Analysis of
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 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
T4-R Transect Zone directly east to the subject property.
Finding 1 The request is consistent with the Miami 21 Code requirements for
rezoning.
Criteria 2
Analysis of
Criteria 2
Changes to the boundaries of the Transect Zones shall occur
successionally as indicated in Table for successional zoning
contained in Miami 21, Sec. 7.1.2.8 (a)(3)
The rezoning request is from T3 (Sub -Urban Transect Zone) to T4
(General Urban Transect Zone), which is deemed successional
pursuant to Miami 21, Sec. 7.1.2.8 (a)(3).
Finding 2 The request is consistent with the Miami 21 Code requirements for
rezoning.
Additional
considerations
a) The proposed change does not conform to the adopted Miami
Comprehensive Neighborhood Plan (MCNP) and requires a
plan amendment.
File ID. 2718
Page 5 of 6
b) The proposed change is not in harmony with the established
land use pattern. By enlarging the T4-R Transect Zone a
pocket of properties designated T3-O will be isolated with T4-
R by the north and south and T6-8-O by the east.
c) The proposed change corresponds is an intrusion into the T3-
0 Transect. Furthermore, this request is the cumulative effect
related to the previous rezoning of the abutting property to the
East.
d) The requested rezoning allows the doubling of the density
from 18 to 36 DU/acre, which in turn increases the load on
public facilities such as schools, utilities, streets, etc.
e) The existing transect zone boundaries are not illogically drawn
in relation to existing conditions on the property proposed for
change.
E. CONCLUSION
Based on the materials submitted, staff finds that the request to rezone from T3-O (Sub -
Urban Transect Zone - Open) to T4R (General Urban Transect Zone - Restricted), for the
subject property at 3245 SW 23 Street is inappropriate to the area and inconsistent with the
goals and objectives of Miami 21 Code.
F. 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 denial of the
rezoning as presented.
JacqEllis
Ch'e of La Development
SEG
8/18/2017
PZAB File ID. 2718
Page 6 of 6
MIAMI 21 (EXISTING)
FILE ID: 2718
REZONE
T4
R
• .SW-22ND ST 15_0
SW 22ND-TER
Coral, Way
Setback -Area
II_
T3-O
OT4
SW 23RDSTJ
J-L
SW 23RD TER
1
N
0 170 340 680 Feet
Coral Way .ter
Beautification
• Master Plii (Zone5),
R :: T4-L;
•
w
0
z
CV
c'7
U)
320
ADDRESSES: 3245 SW 23 ST
MIAMI 21 (PROPOSED)
FILE ID: 2718
REZONE
T4
R
• .SW-22ND ST 15_0
SW 22ND-TER
Coral, Way
Setback -Area
II_
T3—O
Coral Way .ter
Beautification
• Master Plii (Zone5),
R ::
•
w
Q
0
c)
T4—R ' ,O
SW 23RDSTJ
T4—L
SW 23RD TER
1
N
0 170 340 680 Feet
ADDRESSES: 3245 SW 23 ST
AERIAL
FILE ID: 2718
REZONE
ADDRESSES: 3245 SW 23 ST
0 137.5 275
1 i I
550 Feet