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HomeMy WebLinkAboutAnalysis and MapsCITY OF MIAMI PLANNING DEPARTMENT LAND DEVELOPMENT DIVISION Change of Zoning Staff Analysis File ID 5140 Applicant Emilio T. Gonzalez, Ph.D. on behalf of the City of Miami Location 2201 Southwest 26th Street, Miami, FL 33133 Commission District District 4 — Commissioner Manolo Reyes NET District Size Companion Item Coral Way Approximately 0.12 acres (5,250 square feet) 5139 Planner Lance Larios, Park Planner A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, Emilio T. Gonzalez on behalf of the City of Miami ("Applicant") is requesting a change of zoning for one (1) property at 2201 Southwest 26th Street ("Subject Property") by changing the classification from "T3-R," Sub - Urban Transect — Restricted to "CS," Civic Space. B. BACKGROUND SUBJECT PROPERTY The Subject Property is comprised of two platted lots: Lots 18 and 19, Block 31 of the Silver Bluff Estates Section "B" subdivision. The combined land area of the Subject Property is 0.12 acres (5,250 square feet). The Subject Property is located within the Coral Way NET Area in a block bounded on the North by Southwest 25" Terrace, on the East by Southwest. 22nd Avenue, on the West by Southwest 23Td Avenue, and the South by Southwest 26th Street. The Subject Property is not located within "Area Specific Designation," "Special Area Plans," "Design Guideline," "Neighborhood Revitalization District," or other special areas defined with Miami 21. FUTURE LAND USE MAP DESIGNATION The proposed change of zoning has a companion item (File ID No. 5139). This item proposes to amend Ordinance No. 10544, Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP), to change the Future Land Use (FLU) designation from "Single Family Residential" to "Public Parks and Recreation." Table 1, below, compares the existing designations to the proposed change of zoning and FLUM amendment. File ID 5140 Page 1 of 6 Table 1: Existing and Proposed Future Land Use Designation and Zoning Classification Address/Folio Lot Size (Sq. Ft.) Future Land Use Designation Zoning Classification Existing Proposed Existing Proposed 2201 SW 26th ST 0141150072590 5,250 Single Family Residential Public Parks and Recreation "T3-R" Sub -Urban Transect Restricted "CS" Civic Space Zone C. NEIGHBORHOOD CHARACTERISTICS The proposal seeks to rezone a City -owned property, acquired by the City of Miami with the intended use for a passive public park. As seen in Image 1, the neighborhood follows a coherent development pattern of single family residential uses. South of the Subject Property is an area with mixed multifamily residential uses of varying densities. The existing zoning designations are shown in Image 2. In juxtaposition, Image 3 depicts the proposed zoning change to the Subject Property within the surrounding context of the neighborhood. This comparison is further broken down in Table 2, which details the existing Zoning and Future Land Use Designation within the area. Image 1: Subject Property Aerial Photography T, YrINNa�.4 I : . ` ti :- Lfil111'7A1 F ai EI!i.� Tt 11k4. �t; c* !, � �.,� SWt24TH TERM -: • . ..! OW.!I `2►` e;Vi 4 '+ i ttl.L1�Cl►, i'�tJ� s, r4r�ir�_�'_Ai- :�P�5W 25TH ST (. ;�16 u ,�,� til'ille3211173WIFIll�,@ •mot ��ii�r�a.,1� ® f ia 'liiThigirsi � Y� ge +oleic . a�� .SW 25TH ST_ �..... !1.1.7! 'I:4 1 iit lit 1 : '41-`- 5TH TER - .. - - 1+ rOirt Mit15. ngf.4911111�i1 r,r,y-z :1:421"..l1ate.-"wSSW 257 HTERIW .a. ,1 IF"Ilifriglefeida4111tatii"Ntiltr;:;j11 " alLUL-W10,:ritripg7 il ���.� ,� :. ; a,,..;� c� y p +� W�26TH STA -, dm MI ��■�i r o. ' 7itEirro.... i �. ri„r�%r. ill' oil- d 122 �2266TH E[ ,. N ' �Z. _ 3 1.4'., -, ode u.#.1 �� .0 ` y $ ,�0P ,fit �SV� D_ VII .Q•� SECOFFEisT mina V [� li J1.0111 ea. Dr:.hic-.© Subject Property City Parcels 0 250 500 N Feet A1,000 File ID 5140 Page 2 of 6 Image 2: Miami 21 Existing Zoning Designation CI S SW 24TH TER SW 25TH ST SW 25TH TER 76THTER T4-R ti D1 SW 23RD AV T4-R s� T4-O T3-R SW 22ND AV v T5-R SW 25TH ST SW 25TH T 5R SW 26TH ST- e SECCFFEE ST T3-R z cn 2�,N�I �CNES/Ai bus DS.USDA. USGS. AeroGRlD. IGN. and d ttheVGIS User Community Legend Miami 21 Zoning Q Subject Property CI T3-R T4-R City Parcels D1 T4-0 T5-R 0 250 500 N I Feet Image 3: Miami 21 Proposed Zoning Designation SW 24TH TER SW 25TH TER 0 SW 26TH TER _ _.._._.‘..N 441 - gJJ26�N. SW 25TH TER T4-0 - SECOFFEE ST, i. ig 021' vtleONES/Airbus DS!USDA U GS. AeroGRI1Dt aIGNeandapttheoGs. IS S User Community Legend Subject Property rj City Parcels Miami 21 Zoning 0 250 500 CI D1 T4-O T5-R CS T3-R T4-R N I Feet A File ID 5140 Page 3 of 6 Table 2: Neighborhood Characteristics of Zoning and Future Land Use ZONING FUTURE LAND USE DESIGNATION Subject Property "T3-R" Sub -Urban — Restricted Single Family Residential Maximum of 9 D.U. per acre Surrounding Properties "T3-R," NORTH: Sub -Urban — Restricted (Adjacent Use) Single Family Single Family Residential Maximum of 9 D.U. per acre SOUTH: "T5-R," Urban Center Zone — Restricted (Adjacent Use) Multifamily Low Density Medium Density Multifamily Residential Maximum 65 D.U. per acre EAST: "T3-R," Sub -Urban — Restricted (Adjacent Use) Single Family Residence Single Family Residential Maximum of 9 D.U. per acre WEST: "T3-R," Sub -Urban — Restricted (Adjacent Use) Single Family Residence Single Family Residential Maximum of 9 D.U. per acre In regards to allowable uses, Table 3 (below) is an excerpt of Article 4, Table 3 of Miami 21 Code which illustrates all of the uses of the current and proposed zoning. Any box noted with an "R" is a use allowed by right. Any box marked as "W" is a use allowed by the City's administrative warrant process. Any box noted as "E" is a use allowed through Exception via the Public Hearing process administrated through the Planning and Zoning Appeals Board. Finally any box without a notation are designated "Use prohibited". The current "T3-R" Sub -Urban — Restricted zoning does not allow community facilities and only allows recreational facilities by "Exception". The "CS" Civic Space zoning would allow the City to construct recreational and community facilities by the warrant administrative process. The warrant administrative process gives the City the flexibility to conduct public meetings to collect input from the neighborhood, as prescribed by the Miami Parks and Public Space Master Plan. Through their contributions, the citizens will be able to shape the amenities provided within the park and open space. File ID 5140 Page 4 of 6 Table 3: Excerpt of Article 4, Table 3 of Miami 21 Zoning Ordinance T3 C SUB -URBAN CIVIC R CS DENSITY UNITS PER ACRE) RESIDENTIAL 9 N/A SINGLE FAMILY RESIDENCE R COMMUNITY RESIDENCE R ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DOMRITORY HOME OFFICE R LIVE - WORK WORK - LIVE LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTABLISHMENT ENTERTAINMENT ESTAB. -ADULT FOOD SERVICE ESTABLISHMENT N/ ALCOHOL BEVERAGE SERVICE ESTAB. GENERAL COMMERCIAL E MARINE RELATED COMMERCIAL ESTAB. E OPEN AIR RETAIL W PLACE OF ASSEMBLY RECREATIONAL ESTABLISHMENT CMC COMMUNITY FACILITY W RECREATIONAL FACILITY E W RELIGIOUS FACILITY E W REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES W W MAJOR FACILITY MARINA R PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE E COLLEGE/UNIVESRITY ELEMENTARY SCHOOL E LEARNING CENTER E MIDDLE/HIGH SCHOOL E PRE-SCHOOL E RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL File ID 5140 Page 5 of 6 D. ANALYSIS The application for the proposed rezoning complies with the technical requirements of Miami 21 Code in regard to successful zoning, area, and frontage length on one street. Criteria 1 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 the Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and building heights. Analysis of Criteria 1 The Subject Property has an existing zoning of T3-R which corresponds to the surrounding zoning. However, the proposed rezoning to CS will expand the public space transition from the nearby T5-R to the T3-R portion of the neighborhood. Finding 1 The request is consistent with the goals and objectives of Criteria 1. Criteria 2 For rezoning: A change may be made only to the next intensity Transect Zone or by 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. Analysis of Criteria 2 The rezoning is appropriate because it will provide a smoother transition between intensities and scale within the neighborhood. Additionally, the rezoning will allow the Applicant to redevelopment the site into the desired passive open space. Finding 2 The request is consistent with the goals and objectives of Criteria 1. E. CONCLUSION The proposed change of zoning from "T3-R," Sub -Urban Transect Zone — Restricted to "CS" Civic Space provides the proper transition and protections to the adjacent properties. The proposal will effectively transition for the "T5-R," Urban Center Transect Zone — Restricted to the lower density "T3-R," Sub -Urban Transect Zone — Restricted. In addition, the designation of the "CS," Civic Space Transect Zone will introduce additional parks and open space while expanding the Park Level -of -Service. Staff finds the change of zone request for the Subject Property to be consistent with the goals of the Miami 21 Code due to the compatibility with surrounding zoning districts. This proposal will result in a positive impact for the City of Miami in general. F. RECOMMENDATION Pursuant of Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the Planning Department recommends approval for the change of zoning designation from "T3-R," Sub - Urban Transect Zone - Restricted" to "CS," Civic Space Zone for the property located at 2201 Southwest 26th Str _Miami, -FL 33133. k e� Jacq'ueline E)lis`— Chief; L-and Development City of Miami Planning Department LAL 11/1/2018 File ID 5140 Page 6of6 AERIAL 0 1 i 125 1 N 250 I 1 1 i 500 Feet I 1 ADDRESS: 2201 SW 26 ST MIAMI 21 (EXISTING) FILE ID: XXXX REZONE SW 25TH'ST SW 23RD AVE i SW 25TH TER N J T3--Rj 0 125 250 500 Feet 111111111 SW22ND'AVE SW 25TH ST SW 25TH TER T3-R ADDRESS: 2201 SW 26 ST MIAMI 21 (PROPOSED) FILE ID: XXXX REZONE SW 25TH'ST SW 23RD AVE i SW 25TH TER N J T3--Rj 0 125 250 500 Feet 111111111 SW22ND'AVE SW 25TH ST SW 25TH TER T3-R ADDRESS: 2201 SW 26 ST