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Home My WebLink About(2695) - PZAB ResolutionJ 031, or City of Miami PZAB Resolution Enactment Number: PZAB-R-17-090 City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File ID: 2695 Final Action Date: 11 /15/2017 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENTS, RECOMMENDING DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION FROM "DUPLEX RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED COMMERCIAL" OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTIES AT 3043 NORTHWEST 3 AVENUE, 224, 234, 244, 252, 262, 268, 276, AND 284 NORTHWEST 31 STREET, AND THE WESTERN PORTION OF 3040 NORTHWEST 2 AVENUE, MIAMI, FLORIDA, AS MORE PARTICULARLY DESCRIBED IN EXHIBIT "A"; MAKING FINDINGS; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the properties located at 3043 Northwest 3 Avenue, 224, 234, 244, 252, 262, 268, 276, and 284 Northwest 31 Street, and the western portion of 3040 Northwest 2 Avenue ("Properties") have a current designation of "Duplex Residential" on the Future Land Use Map ("FLUM") of the Miami Comprehensive Neighborhood Plan ("MCNP"); and WHEREAS, Westdale Wynwood, LP ("Applicant") wishes to change the future land use designation to "Medium Density Restricted Commercial" for the Properties to develop the area as one (1) site; and WHEREAS, the Applicant has submitted a companion application to change the zoning classification of the properties from "T3-0", Sub -Urban Transect - Open, to "T4-L", General Urban Transect - Limited, as well as to change the zoning classification of the remaining properties on the block to the south from "T4-L", General Urban Transect — Limited, to "T5-L", Urban Center Transect - Limited, which would be compliant with the MCNP as they are already designated "Medium Density Restricted Commercial"; and WHEREAS, immediately adjacent to the block to the north are single-family and duplex homes; to the west is Miami -Dade County senior housing; to the east is the Northwest 2 Avenue small-scale commercial corridor which includes corner stores, small supermarkets, public educational facilities, and park facilities; and to the south along Northwest 29 Street is the Wynwood Arts District, delineated on the Miami 21 Zoning Atlas as the Neighborhood Revitalization District-1; and WHEREAS, east of the Properties is the Midtown development; and WHEREAS, the site is approximately 1.69 acres in size and is adjacent to the Northwest 2 Avenue corridor, a portion of which is designated a Transit Corridor by Ordinance No. 13114, City of Miami Page 1 of 3 File !D: 2695 (Revision: A) Printed On: 12/7/2017 as amended, the Zoning Ordinance of the City of Miami, Florida ("Miami 21"), with frequent bus and trolley service; and WHEREAS, the proposed amendment would increase development capacity and density for the site from 18 dwelling units per acre to 65 dwelling units per acre, increasing the net units allowed from 30 to 109 units; and WHEREAS, pursuant to Future Land Use Policy LU-1.6.4, the Department of Planning staff reviewed the application and found that the request to amend the FLUM from "Duplex Residential" to "Medium Density Restricted Commercial" for the Properties would meet Level of Service requirements; and WHEREAS, the Properties are in close proximity to transit, job opportunities, and public facilities, which meets the intent of Future Land Use Policy LU-1.1.7; and WHEREAS, in reviewing the nature of the application in context with the surrounding neighborhood, the Department of Planning expressed concerns regarding the development pressure on the existing neighborhood in Little San Juan and the residential area to the north of Wynwood; and WHEREAS, in its 2017 State of the Nation's Housing report, the Joint Center for Housing Studies at Harvard University noted the current trend of high rents and displacement pressures which results in economic segregation of cities including the replacement of low- income households with higher -income households; and WHEREAS, the pending application will result in the loss of naturally occurring affordable housing in exchange for higher -end dwelling units; and WHEREAS, without a framework to preserve housing affordability and avoid displacement during redevelopment throughout Wynwood to the south and Midtown to the east, the Department of Planning found that the request would not meet the intent of the MCNP, specifically Housing Objective HO-1.2; and WHEREAS, the Miami Planning, Zoning and Appeals Board ("PZAB") has considered the recommendations of the Planning Director; and WHEREAS, the PZAB has considered the goals, objectives, and policies of the MCNP, Miami 21, and all other City of Miami ("City") regulations; and WHEREAS, the PZAB, after careful consideration of this matter, deems it advisable and in the best interest of the general welfare of the City and its inhabitants to recommend denial of this Comprehensive Plan Amendment to the FLUM as hereinafter set forth; NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING AND APPEALS BOARD THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by reference and incorporated as fully set forth in this Section. Section 2. Ordinance No. 10544, as amended, the FLUM of the MCNP, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, should not be City of Miami Page 2 of 3 File ID: 2695 (Revision: A) Printed On: 12/7/2017 amended by changing the Future Land Use designation of 1.69 ± acres of the Properties from "Duplex Residential" to "Medium Density Restricted Commercial", as more particularly described in Exhibit "A", attached and incorporated. Section 3. This Resolution shall become effective immediately upon its adoption. Francis •o GarcDirector Depart en of Planning STATE OF FLORIDA COUNTY OF MIAMI-DADE ) 7 Execution ate Personally appeared before me, the undersigned authority, tCI C-tprC , Clerk of the Planning, Zoning and Appeals Board of the City of Miami, Florida, and acknowledges that s/he executed the foregoing Resolution. SWORN AND SUBSCRIBED BEFORE ME THIS DAY OF Dec , 2011 Print Notary Name Personally know or Produced 1.D. Type and number of I.D. produced Did take an oath or Did not take an oath N an/ 'u.lic State of Florid My Commission Expires: 9F.ATRIZ ALVARFZ Commission #GG153775 is < Expires November 20, 2021 rots `i.t ig Via,: Bodul T fain Insurance 80D 385 City of Miami Page 3 of 3 File ID: 2695 (Revision: A) Printed On: 1217/2017 EXHIBIT A FILE ID 2695 Address: 3043 NW 3 AV Folio: 01-3125-019-3290 Legal Description: WYNDWOOK PARK PB 5-23 LOT 9 BLK 17 LOT SIZE SITE VALUE OR 17980- 2014 0298 1 COC 26041-3686 11 2007 5 Address: 284 NW 31 ST Folio: 01-3125-019-3280 Legal Description: WYNDWOOD PARK PB 5-23 LOT 8 BLK 17 LOT SIZE 50.000 X 143 OR 15116- 2014 0791 4 Address: 276 NW 31 ST Folio: 01-3125-019-3270 Legal Description: WYNDWOOD PARK PB 5-23 LOT 7 BLK 17 LOT SIZE 50.000 X 143 OR 17725- 0434 0797 1 Address: 268 NW 31 ST Folio: 01-3125-019-3260 Legal Description: WYNDWOOD PARK PB 5-23 LOT 6 BLK 17 LOT SIZE 50.000 X 143 OR 18397- 974 1298 1 Address: 262 NW 31 ST Folio: 01-3125-019-3250 Legal Description: WYNDWOOD PARK PB 5-23 LOT 5 BLK 17 LOT SIZE 50.000 X 143 OR 14908- 3526 01914 Address: 252 NW 31 ST Folio: 01-3125-019-3240 Legal Description: WYNDWOOD PARK PB 5-23 LOT 4 BLK 17 LOT SIZE 50.000 X 143 OR 20430- 0862 04 2002 4 COC 25529-1602 25529-1614 0407 1 Address: 244 NW 31 ST Folio: 01-3125-019-3230 Legal Description: WYNDWOOD PARK PB 5-23 LOT 3 BLK 17 LOT SIZE 50.000 X 143 OR 17433- 3308 1096 4 COC 25456-4718 02 2007 5 Address: 234 NW 31 ST Folio: 01-3125-019-3220 Legal Description: WYNDWOOD PARK PB 5-23 LOT 2 BLK 17 LOT SIZE 50.000 X 143 OR 20969- 2070 012003 1 Address: 224 NW 31 ST Folio: 01-3125-019-3210 Legal Description: WYNDWOOD PARK PB 5-23 LOT 1 BLK 17 LOT SIZE 50.000 X 143 OR 16644- 2853 1294 1 Address: 3040 NW 2 AV Folio: 01-3125-024-3190 Legal Description: NORTHERN BLVD TR PB 2-29 LOTS 1-2 & 3 BLK 19 LOT SIZE IRREGULAR OR 9208-1016 0176 1