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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department This submittal needs to be scheduled fora public nearing accordance wiN tin,elincs .set form in the Dly of MiamCede. The apphca He decision -making body will renew Ne information at the pubic hearing to render recommendation or final decision. PZ-1 9-4416 ANALYSIS FOR REZONE Staff Analysis Report No. PZ-19-4416 Location 2200 SW 27 Avenue, 2222 SW 27 Avenue Folio Number 0141160080010, 0141160080011 Miami 21 Transect "T5-O" Urban Center Zone — Open / Coral Way Beautification Master Plan (Zone 5) Overlay MCNP Designation Restricted Commercial Commission District District 4 — Manolo Reyes Neighborhood Service Center Coral Way Neighborhood Service Center Planner Elia Sorice, Planner II (email: esorice@miamigov.com) Property Owner 27" Avenue and Coral Way LLC Project Representative Ben Fernandez, Esq. (bfernandez@brzoninglaw.com) A. REQUEST Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21"), as amended, 27' Avenue and Coral Way LLC (the "Applicant") requests a change of zoning from "T5-O" Urban Center — Open to "T6-8-O" Urban Core Transect — Open, for the properties located at approximately 2200 and 2222 SW 27 Avenue, Miami, Florida (the "Property"). PZ-19-4416_ZC_2200 SW 27 AV I 1 T3-O T6-8-O WI I T6-0 T3-0 T4-O T3-0 T4-O T4-0 T3-R T4-0 T3-R Existing Miami 21 Transect Zone B. RECOMMENDATION T6- -O T3-0 T4-0 T3-0 T4-D NOTICE This submittal needs to be scheduled fora public hearing in accordance wah timellnd, set tohh In the CIO, Miami Code. The separable deomon-making body eti resiewthe Information at the pubic hearing to render a recommends -hoe or a final decision. PZ-1 9-4416 T4-0 T3-R Proposed Miami 21 Transect Zone Pursuant to Miami 21, Article 7, Section 7.1.2.8, the Planning Department recommends Denial of the requested change of zoning from "T5-O" Urban Center Transect — Open to "T6-8-O" Urban Core Transect — Open for the properties located at approximately 2200 and 2222 SW 27 Avenue, Miami, Florida based upon the findings in this staff analysis. C. PROJECT DATA Table 1: Surrounding Uses Miami 21 MCNP / Density Existing Use North T5-O Restricted Commercial General Commercial South T4-O Restricted Commercial General Commercial East T5-O Restricted Commercial Office/General Commercial West T5-O Restricted Commercial Office/General Commercial D. BACKGROUND The Property is located at the intersection of SW 22 Street ("Coral Way") and SW 27 Avenue on the block bound by Coral Way to the north, SW 27 Avenue to the east, SW 22 Terrace to the south, and SW 29 avenue to the west. According to the survey prepared by Longitude Surveyors, the Property comprises two parcels totaling approximately 48,927 square feet (1.12) acres. The Property is located in the Coral Way Neighborhood Service Center area. PZ-19-4416_ZC_2200 SW 27 AV 12 The Property is developed with a gas station, constructed in 1956, and a four-sto constructed in 1973; it is bordered Office and General Commercial Uses along SW 27 Avenue. The Property is in Zone 5 of the Coral Way Beautification Master within the boundary of the Coral Way Established Setback Area. Coral Way is a Cit Transit Corridor, well served by several Miami -Dade County Metro Bus route 24 buse of Miami Trolley "Coral Way" route trolleys, and is located just north of the Coconut Metrorail Station Transit Oriented Development ("TOD") area. }W 22NETER1 Subject Property Outlined in Yellow History of the Coral Way and SW 27 Avenue Corridors This submittal need, to bescheduled fora public hearing in cord arce will timelines set forth In the city of Miami Code. The applicable decision -making body will e✓iewthe inlortrrd at the pu bnc hearing to render a recon-mornenetion or a final decision. PZ-19-4416 Under the previous City of Miami Zoning Ordinance 11000, the Property, along with the Coral Way corridor between SW 12 Avenue and SW 37 Avenue, was designated "C-1" Commercial and r`O" Office with the SD-23 Overlay District. Similarly, the SW 27 Avenue corridor between Coral Way and S Dixie Highway ("US 1") was designated "C-1" Commercial and "0" Office with portions of the north -south corridor subject to the SD-24 Overlay. With the adoption of the Miami 21 Code in 2009, the properties fronting onto the Coral Way corridor were zoned "T6-8-0" Urban Core Transect— Open, and the SW 27 Avenue corridor between SW 22 Terrace and US 1 was zoned "T5-0" Urban Center Transect— Open. In response PZ-19-4416_ZC_2200 SW 27 AV 13 to feedback from neighbors and neighborhood associations that dates to the process, the City of Miami Planning Department initiated two rezonings (Ordinan 13191). Subsequently the rezonings changed the Coral Way corridor between S and SW 37 Avenue from T6-8-O to T5-O, and SW 27 Avenue between SW 22 Terra from T5-O to T4-O, respectively. lTls submittal needs to be scheduled fora public bearing ccofdanmvethtmeln s set fo,ih In the City of Miami Code. 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IIII.■ u IIIII■. i `'`rn 11111f11 11 IMAM! • �41+y^`l Pi.��E I11111- II11I 11 SW Yt dSTF=OM 5W 17AV TO 37 AV 1'.InTIR tIL11 rr I IIIII 1111111111'h 1` nu n11 tll 601 jlig"i 11111111111 11//11111 Elmo -IIIIIIII: 11 1111111 i11111111111 111111111111 1111111111E 1■ .lnm Ayr ;11IIIIII' III hl� ROM T6-3 0 TO T5-O Ordinance 13237 (December 16, 2010): Existing and Proposed Zoning PZ-19-4416 03/22/21 PZ-19-4416_ZC_2200 SW 27 AV 15 This submittal needs to be scheduled fora public hearing in accordance wdb la manes set forth In the City of Miami Cede. The spoils He decision making body xdll I.EW the lnbrmatIon at the pubic hearing to render recommendation or a final dec'sion PZ-19-4416 03/22/21 Ordinance 13191 (July 22, 2010): Existing and Proposed Zoning PZ-19-4416_ZC_2200 SW 27 AV 16 COVENANT: The Applicant submitted a draft Declaration of Restrictive Covenant ("Covenant") a 20-1051 with the City Attorney's office. The Covenant voluntarily proffers the response to Planning's review of the request: This submittal needs to be scheduled fora public hearing in vordanoe wife timelines set forth in the city of Miami Code. The applica He decision -making body Mg renew Ne inbnnadon at the pubic bearing to render recommendation or a final decision. PZ-1 9-4416 • Prior to the issuance of a new certificate of occupancy, the Owner shall contribute $100,000 to the City of Miami to fund the design and construction of two Speed Tables along SW 22nd Terrace in the area west of the Property. The Covenant was referred to the Department of Resilience and Public Works Transportation Division for comments. The Department of Resilience and Public Works Transportation Division does not support the proposed Covenant given there is no project and associated traffic study on file that deems speed tables appropriate in this location. Furthermore, the installment of any traffic calming measures requires approval from Miami Dade County pursuant to an interlocal agreement between the County and City of Miami. The Planning Department also requested that the timing of any contribution be required at time of Temporary Certificate of Occupancy (TCO) and prior to issuance of a new Certificate of Occupancy (CO). DEMOGRAPHICS: The Property is part of the US Census Block 120860070011. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the block group is $49,423, which is above the median household income for Miami ($39,049) and that for Miami -Dade County ($51,347). The Census Block Group in which the Property is located has a total of 944 households with a total of 1,047 housing units. The percentage of families living in poverty in this Block Group is 2.19 percent compared to the City at 19.32 percent and the County at 13.8 percent. The same ACS 5-year estimate data showed that approximately 54.56 percent of households in the subject Block Group rented their homes, which is less than the Block Group to the south, but greater than the surrounding Block Groups to the north, east and west. The median rent for a unit in the Block Group is $1,755, which is consistent with the median rents in the surrounding area. Table 2: Collected Census Data — 2010 Census Block Group: 120860070011 Topic Data' Number of Households 944 Number of Housing Units 1,047 Median Household Income $49,423 Percent of Families under the Poverty Line 2.19% Percent of Households that rent 54.56% Median Rent $1,755 (33.57% Rental cost burdened) 1. Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community Survey was compiled for this report. PZ-19-4416_ZC_2200 SW 27 AV 17 E. ANALYSIS The Rezoning, as proposed, has been analyzed for conformance with the Miami Neighborhood Plan, the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinan amended. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN: This submittal needs to be scheduled fora public hearing in accordance whp timelines sel form In the City of Miami Code. The spoils He decision -making body xdll I.EW the l nbrmatIon at the public hearing to render rcconmrcndo5onor a final decision. Pursuant to the adopted Future Land Use Map ("FLUM") of the Miami Neighborhood Comprehensive Plan (1eMCNP"), the Property is designated "Restricted Commercial" which allows a maximum Density of 150 DU/AC and has the most flexible allowance of uses. Per the Correspondence Table - Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from T5-O to T6-8-O is consistent with the Property's existing future land use ("FLU") designation, as such, a companion FLUM Amendment is not required. MIAMI 21 CODE: The Property is zoned "T5-O" Urban Center Transect - Open, as described above. Excerpts from Article 4, Table 3 and Article 5 of the Miami 21 Code highlight the allowed Uses and development standards that would change as a result of the proposed rezoning. As exhibited below, changes to the allowed Uses and processes with the change to T6-8-O would be minimal with the exception of Amusement Rides and Regional Activity complexes. Similarly, the T5 and T6 Transect Zones share development standards such as Setbacks, Lot coverage, and Frontage requirements, as shown in Table 4: Illustrations 5.5 and 5.6. The Primary difference between the existing and proposed zoning is the Density and Height of the T6-8-O Transect Zone which permits up to 150 DU/AC, and a maximum Height of eight stories By Right. Developments in the T6-8-O Transect Zone may seek an additional four stories of Bonus Height through the Public Benefits Program for a maximum height of 12 stories, pursuant to Article 3, Section 3.14 of Miami 21. Table 3: Excerpt of Article 4, Table 3 Commercial T5-O T6-8-O Amusement Ride E Civic T5-0 T6-8-0 Regional Activity Complex E Table 4: Illustrations 5.5 and 5.6 T5-O T6-8-O Building Disposition Lot Coverage 80% max. 80% max. Floor Lot Ratio (FLR) N/A 5 / 25% Frontage at front setback 70% min. 70% min. Density 65 DU/AC 150 DU/AC PZ-19-4416_ZC_2200 SW 27 AV 18 NOTICE Max. residential units Approx. 72 units mtaaubmntal needc to bes Approx. 16 �ordanmw timal Miami Cede. The applirahl reNewtbe Inbrmatlon at tl recommentlatior Setbacks 411A Pz 1 s Q 03/2 Principal Front 10 feet min. 10 feet min.,s et a.�'RcInE ory Secondary Front 10 feet min. 10 feet min., 20 feet above 8' story Side 0 feet min. 0 feet min., 30 feet above 8' story Rear 0 feet min. 0 feet min., 30 feet above 8' story Abutting Side or Rear T5 0 feet min. 1st through 5h'' Story, 10 ft. min 6 through 8 Story, 30 feet min. above 8' Story Building Height Min. Height 2 stories 2 stories Max. Height 5 stories 8 stories Max. Benefit Height 1 Story abutting D1 4 stories abutting all transect zones except T3 CRITERIA FOR REZONING: :heduled fora public hearing es set torte in the City of decision -making body Ma ie pubic hearing to render or a final decision. -4416 2/21 In accordance with 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 the recommendation, staff must show that it considered and studied the request with regard to the three criteria identified in Miami 21 Article 7, Section 7.1.2.8 (f). The criteria and staffs findings are provided below. Criteria 1 7.1.2.8 (f)(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 of The requested change of zoning from T5-O to T6-8-O is consistent with the Criteria 1 Property's existing future land use of Restricted Commercial; as such, a companion FLUM Amendment is not required. The Property is located along a City -designated Transit Corridor and just north of the Coconut Grove Metrorail Station TOD area, as described above. The request to rezone from T5-O to T6-8-O is consistent with Land Use Policy LU-1.1.7 which seeks to establish land development regulations and policies that "will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of PZ-19-4416_ZC_2200 SW 27 AV 19 Finding 1 Criteria 2 Analysis of Criteria 2 transportation modes, including pedestrianism, bicycle, auto transit." Based on the Applicant's intent to develop the Property with "neigh uses and needed multi -family residential housing opportunities" in clo places of employment and shopping, a change in zoning from T5-O to T6- needed to fulfill the above MCNP policy nor Policy LU-1.3.15 which is referenced in their letter of intent: "the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other." The requested change from T5-O to T6-8-O would result in minimal changes to the range of Uses permitted as the T5-O Transect Zone already permits a broad range of Residential, Commercial and Office development; therefore, the change would simply allow additional Density, Height, and development capacity. NOTICE This subrnthW needs to be scheduled fora public hearing In accordance w'rh timellnd, set forth In the City of Miami Code. The spoke He decision -making body Ma reNew thelnbrmatIon at the public hearing to render recommendation or a final decivon. Furthermore, the requested change does not conform to Miami 21 guiding principles Section 2.1.2.a.2 which aims to create a harmonious relationship "between low Density Residential neighborhoods and adjacent Commercial Corridors with appropriate transitions of Density and Height following the theory of the Transect." Pursuant to Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the request to rezone is inconsistent with the goals, objectives, and policies of the Comprehensive Plan and guiding principles of the Miami 21 Code. 7.1.2.8 (t)(1)(b) "The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." As stated above, the requested change from T5-O to T6-8-O would result in minimal changes to the range of Uses permitted as the T5-O Transect Zone already permits a broad range of Residential, Commercial and Office development; therefore, the change would simply allow additional Density, Height, and development capacity. Furthermore, a review the Miami 21 Zoning Atlas reveals that here have been no changes to the Transect boundaries that were established with the adoption of Miami 21 and the aforementioned changes to the Coral Way and SW 27 Avenue corridors with the exception of a rezoning from T4-R to T5-O for a portion of the property located directly to the west at 2750 SW 22 ST, pursuant to Ordinance 13418. Two additional changes from T4-R to T4-L were approved along SW 22 TER between SW 22 AV and SW 37 AV pursuant to Ordinance 13489 and Ordinance 13683. These rezones do not did not result in an increase in Density or Height, nor changed the east -west boundary that was established between the T5 properties along Coral Way and the T4 Transect to the south with the adoption of Miami 21. Finding 2 In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21 Code, the requested change in zoning is inconsistent. PZ-19-4416_ZC_2200 SW 27 AV 110 Criteria 3 Analysis of Criteria 3 Section 7.1.2.8 (f)(2) "A change may be made only to the nex Zone or by a Special Area Plan, and in a manner which maintai Miami 21 Code to preserve Neighborhoods and to provide transitio Building Height." Section 7.1.2.8.2. establishes that changes shall occur in succession, zoning change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. Although the request to rezone from T5-O to T6-8- 0 is successional pursuant to Article 7, Section 7.1.2.8.a.3. of Miami 21, the proposed change represents the encroachment of the T6-8-O Transect Zone along a well -established T5 corridor. 'Ns submittal needs to be scheduled fora public hearing in accordance wed- timeine, set forth in the City o! Miami Cade. The applicable decision-mahing body Ma review Neeodon at the public hearingrender reCommarnmentliion or a final Accdos PZ-1 9-4416 The proposed zoning change from T5-O to T6-8-O increases the maximum Density allowed from 65 DU/AC to 150 DU/AC and the maximum number of stories from five to eight By Right, with an additional four stories by participating in the public benefits program of Article 3, Section 3.14. While the area to east and west of the Property is largely a mix of Commercial and Office uses, and the Property is one of few along Coral Way that does not directly abut the T3 Transect, the Coral Way corridor was intentionally down -zoned to T5-O to protect the well -established T3 neighborhoods to the north and south from incompatible Density, intensity, and Height, as discussed in the Background section of this report. The applicant's request is a rezoning of only the southwest portion of this intersection to T6-8-O. This rezoning of only this corner results in an irregular zoning boundary along the south side of Coral Way that does not fully comply with the transitions sought by Miami 21. Finding 3 In accordance with Article 7, Section 7.1.2.8.a.3 of Miami 21 Code, the request to rezone is consistent with successional requirements. In accordance with Article 7, Section 7.1.2.8.f.2 of Miami 21 Code, the request to rezone is inconsistent with the Miami 21 Code. F. CONCLUSION Although the Property is near of a variety of transit options, there have been limited changes to the zoning boundaries along Coral Way and SW 27 AV since the adoption of Miami 21 and their subsequent down -zoning. The recent development cited in the Applicant's analysis and letter of intent were developed under the former 11000 Zoning Code which allowed a higher development intensity than the existing Miami 21 Zoning. While there are some merits to this application, a standalone rezone request as proposed by the Applicant, rezone results in an irregular zoning boundary that is incompatible with the Miami 21 principal of transitional zoning. Staff believes that a study of the entire neighborhood may be warranted to analyze if rezoning of the Coral Way corridor is appropriate. PZ-19-4416_ZC_2200 SW 27 AV 111 G. RECOMMENDATION in This submittal needs to be scheduled fora public hearing accordance with timelines .set forth in the City of Miami Code. The applica He decision making body will remewNe information at the pubic hearing to render recommendation or a final decision. PZ-1 9-4416 Based on Planning staffs analysis of the surrounding context, the Miami 21 Cod 11000 Ordinance, and the goals and objectives of Miami 21 and the MCNP, the reque from T5-O to T6-8-O is not justified. There are no conditions that prevent the Property fro designed and built in compliance with the T5 development standards of the Miami 21 Code. Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning Department recommends denial of the requested change of zoning from `T5-O" Urban Center Transect Zone — Open to "T6-8-O" Urban Core Transect Zone — Open for the properties located at approximately 2200 and 2222 SW 27 Avenue, Miami, Florida. The Applicant has voluntarily proffered a declaration of restrictive covenant that would require a $100,000 contribution to the City of Miami to fund the design and construction of two Speed Tables along SW 22nd Terrace in the area west of the Property. The Planning Department, in consultation with the Department of Resilience and Public Works Transportation Division, has expressed concerns over the validity of the proposed covenant. The covenant was not considered in staff's recommendation of the proposed rezone. Jacqueline Ellis, Chief Land Development IS Digitally signed by Ili Ellis, Jacqueline Jacqueline Date: 2021.03.19 17:17:12 -04'00' PZ-19-4416_ZC_2200 SW 27 AV 112 0 125 250 AERIAL ePLAN ID: PZ-19-4416 REZONE SW 22ND ST 500 Feet NOTICE This submittal needs to he scheduled fora public hearing in accordance wan timelines set forth in Me City , Miami Code The applicable decision -making body will reOew the information at the public hearing to render a recommenda on or a fine decision. PZ-19-4416 03/22/21 ) I I 1 1 1 1 I 1 I I 1 ' /4: \ I \ ADDRESSES: 2200 SW 27 AVE & 2222 SW 27 AVE SUBJECT PROPERTIES MIAMI 21 (EXISTING) ePLAN ID: PZ-19-4416 REZONE SW 21ST-TER -SW 22ND ST- SW22ND.TER T3-O T4-O - SW 23RD ST T4-O V 0 125 250 500 Feet SW 21 ST-TER NOTICE Thla auhr ...needs to be scheduled fora public hearing In accordance wale tlmallnec set forth In the ❑. of Miami Code. The appliwMe decision-maltlng body.. rexewtheinfirmation al the public hearing to resides recommendation er a final decision. PZ-19-4416 03/22/21 T3-R ADDRESSES: 2200 SW 27 AVE & 2222 SW 27 AVE SUBJECT PROPERTIES N 0 125 250 MIAMI 21 (PROPOSED) ePLAN ID: PZ-19-4416 REZONE 500 Feet T6-8-0 L T4-O PUeLic iris submittal needs to be scheduled for a public nearing in accordance v. timelines set fond in the ❑ty of Miami Cods The appaca de decision -making body. renew the informaton at the pudic hearing to render a recommendation or a foal decision. PZ-19-4416 j 03/23/21 EV I EW C° T3-R T3-R+1 I T3-R _Li T4-O T3-R E ADDRESSES 2200 SW 27 AVE & 2222 SW 27 AVE SUBJECT PROPERTIES w` ``'', PLANNING DEPARTMENT INCRRB :VIEDProject Fact Sheet This document is used to provide a summary for Planning Department related proj PROJECT INFORMATION Project Name: PZ-19-4416 Project Address: 2200 SW 27 and 2222 SW 27 Ave. L APPLICANT INFORMATION Company Name: 27th Avenue and Coral Way LLC Primary Contact: Ben Fernandez, Esq. Email: bfernandez@brzoninglaw.com Secondary Contact: Not Applicable Email: Not Applicable The Applicant submitted a draft Declaration of Restrictive Covenant ("Covenant") as Matter Id No. 20-1051 with the City Attorney's office. The Covenant voluntarily proffers : 1. Prior to the issuance of a new certificate of occupancy, the Owner shall contribute $100,000 to the City of Miami to fund the design and construction of two Speed Tables along SW 22nd Terrace in the area west of the Property. Lead Staff: Elia Sorice, Planner II Principal Division: Land Development Email: jellis©miamigov.com This submittal d to be scheduled for a public hearng accordancein rth rnehnes setforth nthe cty of Miami Code The ppllcaHtl aking body MC I.EW the Information at to p bM1 hearing to render recommendation or a final decision. PZ-19-4416 PROJECT DESCRIPTION The applicant requests a change of zoning from "T5-O" Urban Center - Open to "T6-8-O" Urban Core Transect - Open, for the properties located at 2200 and 2222 SW 27 Avenue, Miami, Florida. The difference between the existing and proposed zoning is the Density and Height of the T6-8-O Transect Zone which permits up to 150 DU/AC, and a maximum Height of eight stories By Right. Developments in the T6-8-O Transect Zone may seek an additional four stories of Bonus Height through the Public Benefits Program for a maximum height of 12 stories, pursuant to Article 3, Section 3.14 of Miami 21. Webs Link(s): BOARD REQUIREMENTS HEPB n PZAB n UDRB n WDRC n City Commission n AIPP AERIAL ePLEN ID. PZ-19441E REZONE GRAPHIC(S) SUBJECT PligNiRTIES Transect Zone(s): Commissioner District(s): Department of Human Service Neighborhood Service Center(s): Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP Revision Date: 02/04/2021