HomeMy WebLinkAboutStaff Analysis and MapsCity of Miami
Planning Department
ANALYSIS FOR
KI_LUNIN i
Staff Analysis Report
No.
PZ-19-4390
Location
615 and 537 NW 4 Avenue; 365, 353, 343, and 335
NW 6 Street; 348, 330, 350, 358, and 364 NW 6
Street; 531, 540, 534, 530, and 590 NW 3 Court
(Collectively the "Property")
Folio Number
01-0105-040-1030, 01-3137-029-0100;
01-0105-040-1040, 01-0105-040-1050,
01-0105-040-1060, 01-0105-040-1070;
01-3137-029-0020, 01-3137-029-0030,
01-3137-029-0070, 01-137-029-0080,
01-3137-029-0090; 01-0106-070-1050,
01-3137-029-0040, 01-3137-029-0050,
01-3137-029-0060, and 01-3137-029-0010.
Miami 21 Transect
"T6-8-L" Urban Core -Limited
MCNP Designation
Restricted Commercial
Commission District
D-5 (Commissioner Hardemon)
NET District
Overtown Neighborhood Enhancement Team (NET)
Area
Planner
Sergio Garrido, Plan. Developm
ent in
Property Owner
R. Post
Yacov Laviv, Orna, Laviv, ana i nomas
Project Applicant and
Representative
Make a Wish Southern Florida (Applicant)
Represented by Iris Escarra, Esquire.
Thlc submittal needs to be scbetluled fora public hewing
In accordance will tlmellnes set forth In the City m
Miami Coble. The applicable decision -making hotly will
re.ewtle information at the public hearing to render a
recommendation or a final decision.
PZ-19-4390
07/07/20
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, Make a Wish
Southern Florida (the "Applicant") duly authorized by "Affidavit of Authority to Act" included in the submittal, is
requesting, on behalf of Yacov Laviv, Orna, Laviv, and Thomas R. Post (the "Owner"), a Change of Zoning from
"T6-8-L" Urban Core Transect Zone - Limited to "T6-8-O" Urban Core Transect Zone - Open for the properties
generally located at 615 NW 4 Avenue, 537 NW 4 Avenue; 365 NW 6 Street, 353 NW 6 Street, 343 NW 6
Street, 335 NW 6 Street; 348 NW 6 Street, 330 NW 6 St, 350 NW 6 Street, 358 NW 6 Street 364 NW 6 Street;
531 NW 3 Court, 540 NW 3 Court, 534 NW 3 Court, 530 NW 3 Court, and 590 NW 3 Court Miami, Florida
(collectively the "Property") which are under contract of purchase.
Page 1 of 9
Illustration 1: Rezoning request
Existing Zoning
Proposed Zoning e -' i`
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Thic submittal needs to be scheduled fora hullo nearing
wilh fimelines set forth lh the City of
The ppd.. decision -making body will
lortnabnn at the public hearing render a
ommendalTon or a final deciv on.
PZ-19-4390
07/07/20
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8(c) (2) (g) of Ordinance 13114 ("Miami 21"), as amended, the Planning
Department recommends Approval of the requested change in zoning from "T6-8-L" Urban Core Transect
Zone -Limited to "T6-8-O" Urban Core Transect Zone - Open for the properties generally located at 615 NW
4 Avenue, 537 NW 4 Avenue; 365 NW 6 Street, 353 NW 6 Street, 343 NW 6 Street, 335 NW 6 Street; 348
NW 6 Street, 330 NW 6 St, 350 NW 6 Street, 358 NW 6 Street 364 NW 6 Street; 531 NW 3 Court, 540 NW
3 Court, 534 NW 3 Court, 530 NW 3 Court, and 590 NW 3 Court Miami, Florida, based upon the facts and
findings in this staff analysis.
C. PROJECT DATA
Area Characteristics
Miami 21
Miami Comprehensive
Neighborhood Plan
Existing
Use
North
T6-8-O
General Commercial
Vacant
South
T6-8-O and T6-8-L
General Commercial
YWCA
East
1-95 Express Highway as urban barrier
separating the properties from T6-12-
0 and CI zoning designation
General Commercial and
Major Inst, Public Facilities,
Transportation and Utilities
1-95 Express
Highway
West
T5-L
Restricted Commercial
Residential
development
D. THE PROPERTY
The Property is located directly to the west of the 1-95 Highway and contains 16 parcels located in the two
city blocks located between NW 7 Street to the north, NW 5 Street to the South, NW 4 Avenue to the west
and NW 3rd Court to the east.
Illustration 2: The Property (Aerial)
Page 2 of 9
This submittal needs to be echebuled fora pubic heanno
In accordance wilt fimelines set forth In the City of
Miami Code. The pr... decision -making body will
review the information at the public hearing to render a
rxommentlati on or a final tlecis on.
PZ-19-4390
07/07/20
Some of the parcels within the Property are sub -standard because they are remnants of the original Plat after
the construction of the 1-95 Highway.
The survey prepared by Shiskin & Associates, Inc, dated September 5, 2019, (provided as part of the
application) reflects that the Property has 71,191 ± square feet (1.63 acres) and is comprised of 16 parcels
arranged in three portions as follows (see illustration 2): North Portion with 38,017 ± square feet comprised of
five parcels, the Southwest Portion with 31,515 ± square feet comprised of nine parcels, and the Southeast
Portion with 1,659 ± square feet comprised of two parcels. The Southwest and the Southeast Portions are
abutting because they face each other across Maiden Lane, a former Thoroughfare originally platted in the
"Dorn Subdivision of the North Half of Block 68 N of Miami Florida Dade County".
The distribution of the parcels is depicted in Illustration 3 below, which consists of a sketch of the Survey of
the Property, submitted as part of the application, and Table 1 depicting the addresses and requests for the
three portions mentioned.
Illustration 3. Sketch of the Survey of the Property
Page 3 of 9
NOTICE
I needs to be. echebuled fora pubic hearing
wile timelines set forth In the City of
. The applieatle decision -making body will
formation at the public hearing to render a
ommendati on or a final deciv on.
PZ-19-4390
07/07/20
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Table 1: Property: Addresses, location and request
Portion
Folio No / Address
Lot Size
Zoning Designation
Current
Proposed
North
Portion
01-0105-040-1030
615 NW 4 Av.
38,017 square feet
T6-8-L
T6-8-O
01-0105-040-1040
365 NW 6 St.
01-0105-040-1050
353 NW 6 St.
01-0105-040-1060
343 NW 6 St.
01-0105-040-1070
335 NW 6 St.
Southwest
Portion
01-3137-029-0020
348 NW 6 St.
31,515 square feet
T6-8-L
T6-8-O
01-3137-029-0030
330 NW 6 St.
01-3137-029-0040
540 NW 3 Ct.
Page 4 of 9
Southeast
Portion
01-3137-029-0050
534 NW 3 Ct.
01-3137-029-0060
530 NW 3 Ct.
01-3137-029-0070
350 NW 6 St.
01-3137-029-0080
358 NW 6 St.
01-3137-029-0090
364 NW 6 St.
01-3137-029-0100
537 NW 4Av.
01-3137-029-0010
590 NW 3 Ct.
01-0106-070-1050
531 NW 3 Ct.
1,659 square feet
T6-8-L
This au Omit. needs to be scheduled fora public nearing
In accordance wilt Unman. set forth in the City of
h ami Coble. The applicable decision -making body will
review the inrrton at the public hearing to render a
rxommentlati on or a final tlecis on.
T6-8-O
PZ-19-4390
E. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
The Property has a Future Land Use (FLU) designation of Restricted Commercial; this designation allows for
equivalent Density to "High Density Multifamily Residential", and is intended for a broad mix of residential,
office, and general commercial uses that serve the daily retailing and service needs of the public.
Both the existing T6-8-L and the proposed T6-8-O Transect Zones are consistent with the Property's Restricted
Commercial FLU designation; therefore, a Comprehensive Plan amendment is not required for the requested
rezone.
Illustration 4: Future Land Use designation
Res4ricrK1 CcfnmerckiI
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iJCt3
rOaior Put
Far. Transp any
Illustration 5 highlights the vacant properties in the area, seven properties to the west of 1-95 Highway and
two to the east. It is worth to mention that the two vacant properties to the east of 1-95 Highway are currently
requesting permits to get entitlements (PZ-19-2545 And PZ-20-6249). This, in addition to the development in
progress is a clear indication of changing conditions in the area west to the 1-95.
Illustration 5: Vacant properties and projects in the vicinity
Page 5 of 9
Thls aubmmal needs to be scheduled bra public Comm
In accordance wilh timelines set forth In the City of
Kam Dade. The appliratle decision -making bodywill
restewtelntorreation at the public hearing to render a
recommendation or a final deciv on.
PZ-19-4390
07/07/20
Illustration 6 shows the year the properties in the area were built. It is to note that there are no recent
developments in the area. The rezoning request is a good indicator that the area may start to be of interest
for developers.
Illustration 6: Year built in the vicinity
The Property has convenient access to varied transportation options, since it is within a Transit Oriented
Development (TOD), as it is located within less than half a mile from the Historic Overtown Lyric Theater
Metrorail Station, a major transit hub and employment center, which provides convenient access to the most
important recreational, employment, and civic centers in Miami -Dade County.
Minimum Requirements to Request a Change of Zoning:
In accordance with Article 7, Section 7.1.2.8.a.3 of Miami 21, the request to change the zoning designation of the
Property from the T6-8-L Transect Zone to the T6-8-O Transect Zone complies with the transitional requirements
of Miami 21 for a rezoning. In compliance with Section 7.1.2.8(c)(1) of Miami 21, the Property exceeds 40,000 sq.
ft. in Lot Area. There is no Comprehensive Plan amendment proposed.
Per Article 7, Section 7.1.2.8.a, a change may be made to a transect zone in a manner which maintains the goals
of Miami 21. In a recommendation for such a change, the request is analyzed using the criteria identified in Article
7, Section 7.1.2.8.f. The criteria and staff's findings are provided below.
Page 6 of 9
Rezoning /Criteria
The following is a review of the request pursuant to the rezoning criteria in Article 7, Secti
21, as well as on the additional pertinent criteria derived in the light of the request.
Criterion Sec. 7.1.2.8(f)1(a), Requests for changes to zoning must consider,
1(a) "The relationship of the proposed amendment to the goals, objectives
and policies of the Comprehensive Plan, with appropriate consideration
as to whether the proposed change will further the goals, objectives
and policies of the Comprehensive Plan; the Miami 21 Code; and other
city regulations."
Analysis This request is consistent with the FLUM designation of Restricted
Criterion Commercial as the existing T6-8-L and the proposed T6-8-O Transect
1(a) Zones correspond with the General Commercial FLUM Designation.
Under the 11000 Zoning Ordinance, the Property, as well as the adjacent
properties to the north and west were zoned the R-4 "Multifamily High -
Density Residential", which also allowed Office, Commercial, Lodging,
and educational, among other ancillary Uses. Properties to the south
were zoned C-1 which allowed for more intensity and wide array of Uses,
and to the east, 1-95 Express Highway as urban barrier separating the
properties from SD-16.2 (Southeast Overtown Park West Commercial -
Residential District .2 and G/I Government and Institution.
The zoning requested, T6-8-O, and the current zoning designation, T6-8-
L, have the same density (150 du/acre). The fundamental difference is in
the Office and Commercial Uses which are limited to 25% of the Building
area and to two stories in the T6-8-L Transect while there are no
limitations in the T6-8-O Transect.
It is clearly stated in the Applicant's Letter of Intent (LOI) that the rezone
request is driven by an interest is to eliminate the Office limitation,
because of the convenience of Office Use in this location given its located
within '/ mile of the Overtown/Lyric Theater Station, a Metrorail Station
that provides also bus stops for local as well as Broward bus lines
services, and the NW North River Dr. Transit Corridor.
Miami 21 includes these policies as implementation of the following goals,
objectives, and policies found in the Miami Comprehensive
Neighborhood Plan (MCNP):
Policy LU-1.1.10: The City's land development regulations will encourage
high density residential development and redevelopment in close
proximity to Metrorail and Metromover stations.
Policy TR-2.1.3: The City will encourage increased density of
development within walking distance of transit corridors and Metrorail
stations.
Finding The rezoning, as requested, promotes the goals, objectives and policies
Criterion related to furthering the goals of LU-1.1.10 and TR-2.1.3, which
1(a) encourage redevelopment in close proximity of transit corridors, and
Metrorail and Metromover stations.
Criterion Sec.7.1.2.8. f. 1(b), a request for a rezone shall consider "[t]he need
1(b) and justification for the proposed change, including changed or changing
conditions that make the passage of the proposed change necessary".
This au belt. needs to he scheduled for a public hearing
In euoraance wen timelines set forth In the City of
Miami Code. The applica the decision -ma ling body will
rewew the Information at the public hearing to render a
recommendation or a final elect on.
PZ-19-4390
07/07/20
Page 7 of 9
Analysis
Criterion
1(b)
Finding 1(b)
Criterion 2
Analysis
Criterion
Finding 2
Given the existing urban form and conditions of the area, rezoning fro
the T6-8-L Transect Zone designation to the T6-8-O Transect Zon
designation is consistent with the T6-8-O Transect Zone directly to th
south, as well as a half block north of the Property.
Illustration 5 above highlights the vacant properties in the area, the
ongoing development, and entitlements in process to the east of 1-95,
suggest changing conditions in this area close to the Property. Given
vehicular and pedestrian connection below 1-95, this rezoning request
could be a catalyst for redevelopment in the area west to the 1-95.
As the properties immediately adjacent to the south are designated T6-8-
0 the requested rezoning is not introducing new Uses or Density to the
area.
The request is deemed consistent with the rezoning criteria set forth in
Section 7.1.2.8.f.1(b).
Sec.7.1.2.8 (f)(2) For rezoning: 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 this Miami 21 Code to preserve Neighborhoods
and to provide transitions in intensity and Building Height.
The requested change of zoning for the Property constitutes a
2 successional change of zoning; since it is proposed within the same
Transect Zone to a greater or lesser intensity, as depicted in Section
7.1.2.8 (a)
It is to note that the rezoning request for the Property, creates a disruptive
zoning pattern on the south block by leaving only two parcels with the
T6-8-L zoning designation should the rest of the block become T6-8-O,
however, the properties remaining with the T6-8-L zoning designation,
are already built as part of the YWCA Martha Sutton weeks women
Center, built in 1993.
The request complies with and is consistent with the requirements to be
transitional of Sec. 7.1.2.8 (a) and (f)(2)
F. CONCLUSION
This submittal needs to be echebuled fora pubic hearing
In accordance wilt fimelines set forth In the City of
Miami Code. The pr... decision -making body will
review the information at the pubic hearing to render a
rxommentlati on or a final tlecis on.
PZ-19-4390
07/07/20
The requested rezoning from T6-8-L to T6-8-0 will not change the Density, Height, or permitted Uses at the
Property. The difference between the existing and proposed Transect Zones is that T6-8-L limits Office and
Commercial Uses to 25% of the Building floor area and to two Stories, where T6-8-0 does not have limitations
for those Uses.
There are other T6-8-0 properties within the vicinity of the Property to the south as well as to the north. The
requested change in zoning would going towards to unify these areas under a common zoning designation.
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, and the findings, the
Planning Department recommends approval of the request to change the zoning designation of the Property (615
NW 4 Avenue, 537 NW 4Avenue; 365 NW 6 Street, 353 NW 6 Street, 343 NW 6 Street, 335 NW 6 Street; 348 NW
6 Street, 330 NW 6 St, 350 NW 6 Street, 358 NW 6 Street 364 NW 6 Street; 531 NW 3 Court, 540 NW 3 Court,
534 NW 3 Court, 530 NW 3 Court, and 590 NW 3 Court Miami, Florida) from "T6-8-L" Urban Core Transect Zone
-Limited to "T6-8-O" Urban Core Transect Zone - Open.
PZ-19-4390-ZC _615 NW 4 Av.
Page 1 of 10
Page 8 of 9
Jacqueline Ellis
Chief of Land Development
iliic submittal needs to be schebuled fora public Ieadng
In accordance wilt fimelines set forth In the City of
Miami code. The applicable decision -making body will
rewewlhe information at the public hearing to render a
recommendation or a final deciv on.
PZ-19-4390
07/07/20
Page 9 of 9
PLANNING DEPARTMENT
Project Fact Sheet
This document is used to provide a summary for Planning Department related proj
PROJECT INFORMATION
Project Name: Rezone from T6-8-L to T6-8-O
Project Address: 615-537 NW 4 Av; 365-335 NW 6 S
531-590 NW 3 Ct.
APPLICANT INFORMATION
Company Name: Make a Wish Southern Florida
Primary Contact: Iris Escarra, Esq.
Email: escarra.i@gtlaw.com
Secondary Contact: Marisol Rodriguez
Email: rodriguez.ms@gtlaw.com
Addresses: 615 and 537 NW 4 Avenue; 365, 353,
343, and 335 NW 6 Street; 348., 330, 350, 358,
and 364 NW 6 Street; 531, 540, 534, 530, and 590
NW 3 Court
L
1 ': : U
Lead Staff: Sergio Garrido
ct
NOTICE
This submittal needs to be scheduled for a public hearing
In accordance with timelines set forth in the city of
Miami Code.The apptica Ile decision -making bodywIIL
renew the information at the public hearing to render a
recommendation or a final decision.
Principal Division: Land Development
Email: sgarrido@miamigov.com
PZ-19-4390
07/07/20
PROJECT DESCRIPTION
Rezoning from T6-8-L to T6-8-O to allow unlimited
commercial or office uses.
Webs Link(s):
BOARD REQUIREMENTS
n HEPB
n PZAB
n UDRB
n WDRC
n City Commission
n AIPP
AERIAL
EPLAN 10: PZ-19-4390
REZONE
Transect Zone(s): T6-8-L
Commissioner District(s): D-5
NET Office(s): Overtown NET
Department Director: Francisco Garcia
Revision Date: 1/15/2020
AERIAL
EPLAN ID: PZ-19-4390
REZONE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miaml Code. The applicade decision-makIng bodywill
renew the Information al the public hearing to render a
recommendation or a final decision.
PZ-19-4390
07/07/20
ADDRESSES: 530, 531, 534, 540, 590 NW 3 CT; 537, 615 NW 4 AV;
330, 335, 343, 348, 350, 353, 358, 364, 365 NW 6 ST
Subject Property
0 125
250
500 Feet
M IAM 121 (PROPOSED)
EPLAN ID: PZ-19-4390
REZONE
T5-O
T6-8-O
NW-7TH•ST
I
T6-8-L
I
L
-NW6TH•ST-T6 8 0
T6-8-L
NW5THST--
T6-8-O
The submittal needs to be schedu d for a public hearing
accordance wilt hmellnes set forth in the City of
Men Code. The applies de deolsion-making body will
review the Intormagon at the public hearing to render a
recmendad on or a final decivon.
PZ-19-4390
07/07/20
T6-12-0
CI
ADDRESSES: 530, 531, 534, 540, 590 NW 3 CT 537, 615 NW 4 AV;
330, 335, 343, 348, 350, 353, 358, 364, 365 NW 6 ST
Subject Property
0 125 250 500 Feet