HomeMy WebLinkAbout(2696) - PZAB ResolutionCity of Miami
PZAB Resolution
Enactment Number: PZAB-R-17-091
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File ID: 2696
Final Action Date: 11/15/2017
AN RESOLUTION OF THE MIAMI PLANNING, ZONING, AND APPEALS BOARD,
WITH ATTACHMENTS, RECOMMENDING DENIAL OF AN ORDINANCE AMENDING
THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING
THE ZONING CLASSIFICATION FROM "T3-O", SUB -URBAN -OPEN, TO "T4-L",
GENERAL URBAN -LIMITED, FOR THE PROPERTIES LOCATED WITHIN BLOCK 17
OF THE WYNWOOD PARK PLAT AT APPROXIMATELY 3043 NORTHWEST 3
AVENUE, 3040 NORTHWEST 2 AVENUE, AND 224, 234, 244, 252, 262, 268, 276,
AND 284 NORTHWEST 31 STREET, AND FROM "T4-L", GENERAL URBAN -
LIMITED, TO "T5-L", URBAN CENTER - LIMITED, FOR THE PROPERTIES
LOCATED AT APPROXIMATELY 221, 229, 237, 243, 251, 267, 269, 275, 285, AND
291 NORTHWEST 30 STREET, MIAMI, FLORIDA, AS MORE PARTICULARLY
DESCRIBED IN EXHIBIT "A"; MAKING FINDINGS; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Westdale Wynwood, LP ("Applicant") has submitted an application
to change the zoning classification from "T3-O", Sub -Urban - Open, to "T4-L", General
Urban - Limited, for the properties located within block 17 of the Wynwood Park Plat at
approximately 3043 Northwest 3 Avenue, 3040 Northwest 2 Avenue, and 224, 234, 244,
252, 262, 268, 276, and 284 Northwest 31 Street and from °T4-L", General Urban -
Limited, to "T5-L", Urban Center - Limited, for the properties located at approximately
221, 229, 237, 243, 251, 267, 269, 275, 285, and 291 Northwest 30 Street, Miami,
Florida; and
WHEREAS, the subject properties are located within the Wynwood Edgewater
Net Area and have an area of approximately 4.86 contiguous acres of which
approximately four (4) acres are the subject of the pending application; and
WHEREAS, the surrounding block has a current zoning classification of "T3-O",
Sub -Urban - Open, "T4-L" General Urban - Limited, and "T5-O", Urban Center - Open;
and
WHEREAS, on February 7, 1917, the City Commission, pursuant to Resolution
No. 1098, approved the Wynwood Park Subdivision establishing block 17; and
WHEREAS, the Miami -Dade County Property Appraiser indicates 50 reported
residential dwelling units for block 17, which consist of an array of building typologies
including multi -family apartment buildings, duplexes, and single-family structures; and
City of Miami Page 1 of 4 File ID: 2696 (Revision: A) Printed On: 11/21/2017
WHEREAS, the vast majority of the existing residential structures on the block
were constructed in the Mission, Mediterranean, and Florida Vernacular Architectural
styles and were constructed between 1926 and 1938; and
WHEREAS, the eastern commercial portion of the block is comprised of a single -
story and a two-story commercial building fronting Northwest 2 Avenue which serves as
the north -south commercial and civic corridor for the immediate neighborhood with
specialty retail shops that cater to the local Hispanic and Puerto Rican Community; and
WHEREAS, over time, the Wynwood Park Subdivision became a predominate
working-class Puerto Rican neighborhood comprised of workers from the textile industry
and other manufacturing jobs from the adjacent industrial area; and
WHEREAS, at the center of the neighborhood on the abutting block to the north
fronting Northwest 2 Avenue is the San Juan Bautista Catholic Mission named after the
patron saint of San Juan, Puerto Rico ("Mission"); and •
WHEREAS, the Mission serves as a small outreach facility for the Catholic parish
of Corpus Christi, which was bisected by the construction of interstate 1-95 in the 1960s;
and
WHEREAS, the Mission affords parishioners the opportunity to walk to church
and other social events in the neighborhood without having to commute to the main
parish complex; and
WHEREAS, between 2016 and 2017, the Applicant began assembling the
parcels located within block 17 under one ownership; and
WHEREAS, on July 20, 2017, the Applicant submitted the current request to
change the zoning classification; and
WHEREAS, on October 16, 2017, the Applicant voluntarily proffered a
Declaration of Restrictive Covenants, attached to the staff analysis as Exhibit "C"
("Covenant"); and
WHEREAS, the Covenant requires that the subject properties be treated as a
unified development site to be developed in one or more phases consistent with the
concept plan for multi -family residential development with a mix of unit sizes, on -site
parking, community amenities, and limited commercial uses along the ground floor of
Northwest 30 Street and subject to a recorded Unity of Title or Covenant in Lieu of Unity
of Title pursuant to Article 7 of Ordinance No. 13114, as amended, the Zoning
Ordinance of the City of Miami, Florida ("Miami 21 Code"); and
WHEREAS, the Covenant requires that any material changes to the concept
plan must be reviewed and approved by Exception by the Planning, Zoning and
Appeals Board ("PZAB"); and
City of Miami Page 2 of 4 File ID: 2696 (Revision: A) Printed On: 11/21/2017
WHEREAS, the Covenant requires the proposed development on the north
parcels to not exceed a maximum Height of Three (3) Stories with an overall Height of
40 feet and further requires the development to incorporate architectural elements
consistent with the existing structures in the neighborhood, including but not limited to
Spanish Mission and Mediterranean Revival; and
WHEREAS, the Covenant requires that the Applicant shall in future development
of the subject properties reserve a minimum of ten (10) multi -family residential dwelling
units, at a mix of unit sizes, as Workforce Housing, as defined in Article 1.2, entitled
Definitions", of the Miami 21 Code; and
WHEREAS, the Department of Planning notes that under the current zoning
designation of "T3-O", Sub -Urban — Open, and "T4-L", General Urban — Limited, the
maximum combined development capacity allowed is approximately 108 dwelling units
per acre; and
WHEREAS, under the proposed change of zoning classification to "T4-L",
General Urban — Limited, and "T5-L", Urban Center — Limited, the maximum combined
development capacity allowed would be approximately 202 dwelling units per acre of
which the Applicant is proffering ten (10) multi -family residential dwelling units, or 4.95%
of the dwelling units, as Workforce Housing; and
WHEREAS, the Department of Planning has evaluated this application solely
upon the criteria found in Article 7, Sections 7.1.2.8(a)(3) and (f)(2) of the Miami 21
Code; and
WHEREAS, the proposed change of zoning classification is not in harmony with
the established land use pattern and the adjacent and nearby districts; and
WHEREAS, the proposed change of zoning classification will increase the
intensity of allowed uses and density of the subject properties, which will be inconsistent
with the current neighborhood context; and
WHEREAS, the proposed change of zoning classification is out of scale with the
needs of the neighborhood and the City of Miami ("City"); and
WHEREAS, the proposed change of zoning classification will increase the Height
and intensity of the buildings allowed for the subject properties that will be inconsistent
within the current neighborhood context; and
WHEREAS, the proposed change of zoning classification will increase population
and congestion in the immediate neighborhood and community by allowing thirty-six
(36) dwelling units per acre where eighteen (18) dwelling units per acre are currently
allowed under the zoning designation of "T3-O", Sub -Urban — Open, and sixty-five (65)
City of Miami Page 3 of 4 File ID: 2696 (Revision: A) Printed On: 11/21/2017
dwelling units per acre where thirty-six (36) dwelling units per acre are currently allowed
under the "T4-L", General Urban -Limited, Transect Zones; and
WHEREAS, the proposed change of zoning classification will not maintain the
same or similar population density pattern and thereby does increase or overtax the
load on public facilities such as schools, utilities, and streets; and
WHEREAS, the proposed change of zoning classification and potential
development is not in keeping with the goals, objectives, and policies of the City's
Comprehensive Neighborhood Plan; 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 that this proposed change of zoning classification as hereinafter set forth
be denied;
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING, ZONING AND
APPEALS BOARD OF 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 if fully set forth in this Section.
Section 2. The Zoning Atlas of Ordinance No. 13114, as amended, should not
be further amended by changing the zoning classification from "T3-O", Sub -Urban —
Open, to "T4-L" General Urban — Limited, for the properties located within block 17 of
the Wynwood Park Plat at approximately 3043 Northwest 3 Avenue, 3040 Northwest 2
Avenue, and 224, 234, 244, 252, 262, 268, 276, and 284 Northwest 31 Street and from
"T4-L", General Urban -Limited, to "T5-L", Urban Center - Limited, for the properties
located at approximately 221, 229, 237, 243, 251, 267, 269, 275, 285, and 291
Northwest 30 Street, Miami, Florida, as more particularly described in Exhibit "A".
Sec on 3. This Resolution shall be effective immediately upon its adoption.
Franci.co (' a, 'rector
Department of Planning
STATE c?F'FLORIDA
COUNTY OF MIAMI-DADE
O1 3 of
Personally appeared before me, the undersigned authority, aCIIM jV C4 , 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 2.1J U \
DAY OF I , 201cV
ir
Execution
1)
late
}
}
164:zoir`IZ. - lvQy-e7
Print Notary Name
Personally know or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
Notary Public State of Florid
My Commission xpu
= 8EA7'RIZALVRR£Z
:,= Commission # GG 153775
Expires November 20, 2021
'•?'*`•• Bonded Thru Troy Fain tnwrara 80o-3E5.7019
City of Miami
Page 4 of 4 File ID: 2696 (Revision: A) Printed On: 11/21/2017
DRAFT
Exhibit "A"
Legal Description
North Parcels
Lot 3, Block 19, of NORTHERN BOULEVARD TRACT, according to the Plat thereof, as recorded in
Plat Book 2, Page 29 of the Public Records of Miami -Dade County, Florida.
TOGETHER WITH
Lots 1 through 9, inclusive, Block 17, of WYNWOOD PARK, according to the Plat thereof, as recorded
in Plat Book 5, Page 23 of the Public Records of Miami -Dade County, Florida.
South Parcels
Lot 4, Block 19, of NORTHERN BOULEVARD TRACT, according to the Plat thereof, as recorded in
Plat Book 2, Page 29 of the Public Records of Miami -Dade County, Florida.
TOGETHER WITH
Lots 10 through 18, inclusive, Block 17, of WYNWOOD PARK, according to the Plat thereof, as
recorded in Plat Book 5, Page 23 of the Public Records of Miami -Dade County, Florida.
42894953;6
43113820;1