HomeMy WebLinkAboutAnalysis & Mapsrl City of Miami
.L.v till Planning and Zoning Department
`! BCl6 �
o `;f�`' Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
FILE ID 2694
PROJECT ADDRESS: 1392 NW 36 Street, 1385 NW 35 Street and 1373 NW 35 Street,
Miami, Florida.
APPLICANT: Integra Investments, LLC
COMMISSION DISTRICT: 1 (Wifredo "Willy" Gort) NET OFFICE: Allapattah
ZONING DESIGNATION: T5-L (Urban Center - Limited Transect Zone)
PREPARED BY: Rafael Rodriguez, Planner I
GENERAL REQUEST:
Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant has
applied for a Change of Zoning located at approximately 1392 NW 36 Street, 1385 NW 35 Street
and 1373 NW 35 Street Miami, Florida. The applicant proposes to rezone the parcels from T5-L
(Urban Center- Limited) to T6-8-O (Urban Core - Open) which will not require a FLUM
amendment. The related folio of the subject parcels are 0131260392860, 0131260392875 and
0131260392850. A complete legal description of the property is on file at the Hearing Boards
Office.
BACKGROUND:
The subject parcels comprises approximately 26,266 Sq. Ft. (0.60 acres) of land which is currently
occupied with commercial use. The subject property is located in the West End Park
neighborhood within the Allapattah NET and is bounded by NW 36 Street and properties fronting
NW 36 Street to the north, NW 14 Avenue and Commercial uses to the west, duplex residential
homes to the east and south. One of the addresses included in the application (1385 NW 35
Street) has a dual zone with T6-8-O on the northern half of the parcel and T5-L for the southern
portion of the parcel. The applicant is requesting to extend the T6-8-O Transect Zone to the
southern three properties included in the application which are currently designated as T5-L
Transect Zone.
Zoning Map
MIAMI 21 (EXIST NG)
FILE R!: 2e04
REZONE
■I_.u.■■ -R..■ sfa- o
ENdill Ili■ ■
■
11111•111 MU 1
1111/11111 i� IIIIl=
1111111111.
11111111:1=1illuililj=
Aerial Map
AERIAL
FILE':C: S5§n
R:ZCOO
As shown in the above Zoning Map, the parcels to the north are zoned T6-8-O (Urban Core -
Open) and are occupied by Commercial uses. The properties directly to the south are zoned
T3-O (Sub -Urban — Open) and is predominantly occupied with single family and duplex residential
homes. The properties immediately towards the east of the subject property are zoned T5-L
(Urban Center - Limited) and is comprised of single family and duplex residential homes. Directly
to the west of the subject property is also zoned T5-L and is currently occupied with Commercial
uses.
As stated previously, the applicant proposes a change of zoning of the subject property from
T5-L (Urban Center - Limited) to T6-8-O (Urban Core - Open).
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN:
The requested change of zoning is consistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation of General Commercial for the properties, and therefore
a companion future land use amendment is not necessary.
EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING FUTURE LAND USE DESIGNATION
Subject Properties: Subject Properties:
T5-L: (Urban Center -Limited) General Commercial
Maximum of 65 D.U. per acre
NORTH: T6-8-O: (Urban Core -Open) General Commercial
Maximum of 150 D.U. per acre
SOUTH: T3-O: (Sub -Urban -Open) Duplex Residential
Maximum of 18 D.U. per acre
EAST: T5-L: (Urban Center -Limited) General Commercial
Maximum of 65 D.U. per acre
WEST: T5-L: (Urban Center -Limited) General Commercial
Maximum of 65 D.U. per acre
In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21 Code to
illustrate the additional uses allowed with the proposed change of zoning. The Chart shows the
change of zoning request of T5-L to T6-8-O will increase the intensity of allowed uses by right or
through administrative or Board approval.
File ID 2694
Page 2 of 5
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
DORMITORY
HOME OFFICE
LIVE - WORK
WORK -LIVE
LODGING
BED & BREAKFAST
INN
HOTEL
OFFICE
OFFICE
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB. ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
CIVIC
COMMUNITY FACILITY
RECREATIONAL FACILITY
RELIGIOUS FACILITY
REGIONAL ACTIVITY COMPLEX
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
R
T5
L
0
65
65
65
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
E
R
R
R
R
R
R
W
W
R
R
R
E
E
R
R
W
W
W
W
R
R
R
R
W
W
E
R
R
E
R
R
W
W
W
W
W
E
W
W
E
W
W
E
W
W
T6
R
L
0
150
150
150
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
E
R
R
E
R
R
R
R
R
R
W
W
R
R
W
R
R
E
E
W
R
R
W
W
W
W
E
R
R
R
R
W
W
E
R
R
E
R
R
E
W
W
W
W
W
E
W
W
E
W
W
E
W
W
File !D 2694
Page 3 of 5
EDUCATIONAL
CHILDCARE
COLLEGE/UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
ANALYSIS:
E
W
W
W
W
E
W
W
R
R
E
W
W
E
R
R
R
R
W
W
W
W
W
W
W
E
W
W
R
R
E
W
W
E
R
R
R
R
W
W
The following is a review of the request of change of zoning from T5-L to T6-8-O pursuant to the
criteria in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21.
Criteria 1
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 the Miami 21 Code to
preserve Neighborhoods and to provide transitions in intensity and building
heights.
Analysis of
Criteria 1
The subject site is comprised of three parcels within one block totaling 26,266
square feet with 200' of street frontage along NW 35 Street. The proposed
change of zoning represents a tangible impact to the characteristics encountered
in the area. As noted earlier in the report, the site's surrounding areas are zoned
T5-L (Urban Center — Limited) and T3-O (Sub -Urban — Open) which has uses
consisting of single family and duplex homes. Considering the surrounding
areas transect zones, the proposed rezoning of T6-8-O will result in an intrusion
to the residential Transect Zones and uses to the east, west and south with
respect to building height.
After analyzing the site conditions and surrounding context, staff finds that the
proposed rezoning from T5-L to T6-8-O is not compatible with the existing
development patterns, heights, multi -family and urban fabric uses in the
immediate neighborhood.
Finding 1
The request is not consistent with the goals and objectives of the Miami 21 Code.
Furthermore, the proposed rezone will increase the height of the buildings
allowed up to eight stories (without bonuses) for the three parcels of land
immediately abutting a T3-O (Sub -Urban — Open) Transect Zone predominately
occupied by single family and duplex homes.
Criteria 2
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 the Miami 21 Code to
preserve Neighborhoods and to provide proper transitions in intensity and scale.
File ID 2694
Page 4of5
Analysis of
Criteria 2
The proposed rezone to T6-8-O will have an adverse effect on the community by
allowing a building to be developed up to eight stories (without bonuses) with
150 D.0 per acre where otherwise a building of five stories with 65 D.U. per acre
will be allowed. Additional uses will also be allowed by right and through
administrative or Board approval such as auto related commercial establishment
and entertainment establishments.
Finding 2
The request creates an intrusion which disrupts the intent of transition, intensity
and scale which is not consistent with the goals of the Miami 21 Code.
Additionally, increased population and congestion will be introduced to the
immediate neighborhood and community.
CONCLUSION:
Based on the materials submitted, staff finds that the request to rezone from T5-L to T6-8-O is
not consistent with the goals of Miami 21. The request is not compatible with the surrounding
zoning district and provides an inappropriate zoning transition.
Existing Zoning: T5-L
(Urban Center -- Limited)
NwJ lit SI -
MIAMI21 {EXISTiNGJ
FILE ID: 2694
REZONE
AD❑RS.'rc5. 3551 MV 14 AY { 13i2 MY 36'.:f $
AND 1373d 1IM NNUIST
IT❑ 34❑
ENO Peat
Proposed Zoning: T6-8-O
(Urban Core - Open)
MIAMI21 (PROPOSED)
FILE ID: 2694
REZONE
\,
p
XW3311S1
17T3
■
1
III
•
minm11i
smiEnti
❑ 170 340 88G Feet
I t I i I
ADORM.ES d9. MY N 1VlI13823Nf38T�
AND 1373411385 5111360T
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 applicant's request
the rezoning from T5-L to T6-8-O as presented.
Jacqueline Ellis
Chief Land Development
File ID 2694
Page 5 of 5
0
1
75
150
AERIAL
FILE ID: 2694
REZONE
300 Feet
ADDRESSES: 3551 NW 14 AV (COUNTY: 1392 NW 36 ST)
AND 1385 NW 35 STAND 1373 NW 35 ST
A
MIAMI 21 (EXISTING)
FILE ID: 2694
REZONE
T3=0
-NW37TH ST
J
a
NW 36TH ST—T6_8_O
NW 34TH ST
N
0 170 340
1373
T3
O
NW 34TH ST
680 Feet
I
NW 13TH AVE
1•
ADDRESSES: 3551 NW 14 AV (1392 NW 36 ST)
AND 1373 & 1385 NW 35 ST
MIAMI 21 (PROPOSED)
FILE ID: 2694
REZONE
T3=0
-NW37TH ST
NW 36TH ST—T6_8_O
NW 34TH ST
N
0 170 340
NW 35TH ST
w
1-
1373
T3
O
NW 34TH ST
680 Feet
I
NW 13TH AVE
1•
ADDRESSES: 3551 NW 14 AV (1392 NW 36 ST)
AND 1373 & 1385 NW 35 ST