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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` rec T43-1-L -. 1 . �} ` 16-1 2-0 y ...), i R Tr14... I TO- 2-0 } Taii - " T14 T! 8-0 E>-re LI z f6-1.0 Ie f 1kti, ?-.1 i ,. i I'{ ee a TB-4�-0 T6-B.LI -- . : �� 4 Toil _. r f I I • -' 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 mrsnr..1.1-4 1016 .1 +if li. 1 w �i" 40. �� — , ar 'Ikd w +gip a- wkkr o li >aix - rtr-�., lV1SF tsar 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 R rtiCt , y5 GClPnr71Ci�7+�t,. a`,. 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