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City of Miami
Planning Departmerrz
ANALYSIS FOR
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Q.
NOTICE
This submittal needs to be scheduled fora pubuc hearing
in accordance with dmellnes set forth in the City of
Miami Code. The applies Lie decision-makIng bodymll
review the Information at the public hearing to rendef a
recommendation or a final 1ecis on.
9,
PZ-20-7972
03/02/21
REVIEW COr4
Staff Analysis Report No.
PZ-20-7972
Location
3231 SW 23 TER
Folio Number
0141160094030
Miami 21 Transect
"T3-O" Sub -Urban Zone — Open
MCNP Designation
Duplex Residential
Commission District
District 4 — Manolo Reyes
NET District
Coral Way Neighborhood Enhancement Team (NET)
Planner
Elia Sorice, Planner II (email: esorice@miamigov.com)
Property Owner
Rosa Maria Carreras
Project Representative
James Williams, Esq. (james.williams@hklaw.com)
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21"), as amended, Rosa Maria
Carreras (the "Applicant") requests a change of zoning from "T3-O" Sub -Urban Zone — Open to
"T4-L" General Urban Zone — Limited for the Property located at approximately 3231 Southwest
23 Terrace, Miami, Florida (the "Property").
Concurrently, the Applicant seeks an amendment to the Future Land Use Map (FLUM) of the
Miami Comprehensive Neighborhood Plan (MCNP) from Duplex Residential to Low Density
Restricted Commercial. This companion application has ePlan File ID No. PZ-20-7970.
PZ-20-7972_ZC_3231 SW 23 TER I 1
T4-R
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T4-L
3-0
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T63-0
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Existing Miami 21 Transect Zone
B. RECOMMENDATION
This submittal needs to be scheduled for a puboc hearing
accordancein with timelines set torah in the City of
HamCode. The applicable decision -making bedywill
renew the information at the pubc hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
Proposed Miami 21 Transect Zone
Pursuant to Miami 21, Article 7, Section 7.1.2.8, as amended, the Planning Department
recommends Denial of the requested change of zoning from "T3-O" Sub -Urban Zone — Open to
"T4-L" General Urban Zone — Limited for the Property located at approximately 3231 Southwest
23 Terrace, Miami, Florida based upon the findings in this staff analysis.
Table 1: Surrounding Uses
Miami 21
MCNP / Density
Existing Use
North
T4-L
Low Density Restricted
Commercial (36 DU/AC)
Commercial
South
T3-O
Duplex Residential
(18 DU/AC)
Two-family residential
East
T4-L
Low Density Restricted
Commercial (36 DU/AC)
Sales and Services
West
T3-O
Duplex Residential (18 DU/AC)
Two-family residential
D. BACKGROUND
The Property is located on the north side of SW 23 TER on the block generally bound by SW 23
ST to the north, SW 32 AV to the east, SW 23 to the south, and SW 34 AV. According to the
Survey prepared by FormTech Land Surveying, Inc., the Property is comprised of a single parcel
totaling approximately 6,655 square feet (0.15 acres). The Property is zoned "T3-O" Sub -Urban
Zone — Open and is in the Coral Way Neighborhood Enhancement Team (NET) area.
PZ-20-7972_ZC_3231 SW 23 TER 12
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Q.
The Property is developed with a one-story duplex, constructed in 1970, and
south and west by other duplexes. Directly to the north and east are parcels z
operate as surface parking associated with a banquet center fronting SW 32 AV.
and T4 Transect Zones allow for a maximum height of two and three stories, resp
properties in the vicinity of the Property are primarily one-story in height. The propertie
within the T6-8-O Transect Zone along SW 32 AV between Coral Way to SW 23 TER also range
between one and two stories in Height except for a six -story multifamily residential building
located one block north of the Property at 2280 SW 32 AV.
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NOTICE
This submtttel needs to be scheduled for a pubuc hearing
accordance vet tlmelines set forth In the City of
Miami Code. The applicable decision -making body will
revewtho Infornatlon at the public hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
RE
!EW CO°4
The Property is located south of SW 22 AV (Coral Way) which is a city -designated Transit Corridor
and well served by several Miami -Dade County Metrobus routes and the City of Miami Trolley
"Coral Way" route.
Subject Property outlined in yellow
Proposal
The request for rezoning is made in preparation for future development of the Property in
conjunction with the assemblage located directly to the north and east along SW 32 AV and
outlined in yellow, below.
PZ-20-7972_ZC_3231 SW 23 TER 13
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According to the Applicant's Letter of Intent dated December 8, 2020, "the Prope
to be incorporated into a proposed Extended Care Facility development as 'ope
residents and employees of the project to enjoy" (the "Project"). Approval of
Rezoning and FLUM Amendment will "allow for greater consistency with th
immediately abutting the Property to the north and east, and will also allow the Prop
developed into one cohesive development..."
NOTICE
This submittal needs to be scheduled for a pubuc hearing
In accordance wdh bmelinm set forth in the City of
Miami Code. The appllcade declslon-makIng body will
review the Information at the public hearing to render a
recommendatl on or a final decision.
RF!EW1/Go�4v
PZ-20-7972
03/02/21
The Applicant did not proffer a covenant which would require the site to be developed in
accordance with the project described in their letter of intent; however, a Warrant application for
an Extended Care Facility is being processed under ePlan file no. PZ-20-7955.
Assemblage shown in yellow
DEMOGRAPHICS:
The Property is part of the US Census Tract 12086007001. According to the American Community
Survey (ACS), 5-year estimates (2015-2019), the median household income for the Census Tract
is $49,925, which is above the median household income for Miami ($39,049) and for Miami -
Dade County ($51,347).
The Census Tract in which the Property is located has a total of 3,738 households with a total of
4,316 housing units which is higher than the surrounding Census tracts which contain between
1,392 and 3,494 units. The percentage of families living in poverty in this Census Tract is 11.3
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 65.3 percent of households in
the subject Census Tract rented their homes. The median rent for a unit in the Census Tract is
$1,699 which is comparable to the Census Tracts to the north and south.
Table 2: Collected Census Data — 2010 Census Tract: 12086007001
Topic
Data'
Number of Households
3,738
Number of Housing Units
4,316
Median Household Income
$ 49,925
Percent of Families under the Poverty Line
11.3
Percent of Households that rent
65.3
PZ-20-7972_ZC_3231 SW 23 TER 14
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Median Rent
$1,699 (49.1% Rental cost
1. Data was retrieved from the U.S. Census Bureau. Data from the Decenni
the American Community Survey was compiled for this report.
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NOTICE
TMs submittal needs to be scheduled for a public hearing
in ccordance wM timelines set forth in the city of
Miami Cale. The a{plicahle decision -making body will
review -the information at the public hearing to render a
recommendation or a final decid on.
PZ-20-7972
03/02/21
REV! EW GC'4
The Rezoning, as proposed, has been analyzed for conformance with the Miami Comprehensive
Neighborhood Plan, the Miami 21 Code, and Article 7, Section 7.1.2.8, of Ordinance 13114, as
amended.
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN:
Pursuant to the adopted Future Land Use Map (FLUM) of the Miami Neighborhood
Comprehensive Plan (MCNP), the Property is designated "Duplex Residential" which allows a
maximum Density of 18 DU/AC and is intended primarily for residential uses with limited
community -serving uses such as schools and religious facilities.
Per the Correspondence Table - Zoning and Comprehensive Plan of the FLUM, the requested
change of zoning from T3-O to T4-L is inconsistent with the Property's existing future land use
(FLU); as such, a companion FLUM Amendment from Duplex Residential to Low Density
Restricted Commercial is being processed concurrently under ePlan File ID No. PZ-20-7970.
Res�oen4en
taai
Existing MCNP Future Land Use
MIAMI 21 CODE:
SW 73/40 TEN
Sw NTH ST
1
Proposed MCNP Future Land Use
The Property is zoned "T3-O" Sub -Urban Zone — Open, as described above. Supported
development in this zoning designation is primarily intended for Residential Uses By Right, with
restricted Civic, Civic Support, and Educational Uses through the Warrant and Exception
PZ-20-7972_ZC_3231 SW 23 TER 15
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PUBLIC
processes. Excerpts from Article 4, Table 3 and Article 5 of the Miami 21 Co
allowed Uses and development standards that would change as a result of the pro
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As exhibited below, changes to the allowed Uses and processes with the chang
expand the number of Residential, Civic, Civic Support, and Educational Uses a
change will also introduce the possibility for new, more intense Uses such as
Commercial, and Office Uses which are currently not permitted in the T3-O Transect Zone.
Furthermore, the requested change from T3-O to T4-L will result in an increase in Density from
18 dwelling units per acre to 36 dwelling units per acre, and an increase in maximum Height from
two Stories to three Stories by Right.
NOTICE
This submittal needs to be scheduled for a pubuc hearing
in accordance wah timelines set forth in the City of
Miami Code. The applies Lie decision-makIng body...AIL
review the information at the public hearing to render a
recommendation Dr a final decision.
Table 3: Article 4, Table 3 Building Function: Uses
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 ESTABLISHMENT ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB.
OPEN AIR RETAIL
PLACE OF ASSEMBLY
T3-O
18
R
R
R
R
4
4
4
4
4
4
4
4
4
T4-L
36
R
R
R
R
R
E
R
R
R
R
R
E
R
L
PZ-20-7972
03/02/21
V
''VIEW CO°4
PZ-20-7972_ZC_3231 SW 23 TER 16
REC REATIONAL ESTABLISHMENT
AMUSEMENT RIDE
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
EDUCATIONAL
CHILDCARE
COLLEGE / UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
MIDDLE / HIGH SCHOOL
PRE-SCHOOL
RESEARCH FACILITY
SPECIAL TRAINING / VOCATIONAL
W
4
4
4
4
4
4
4
4
4
W
R
W
W
W
W
W
W
This submktal needs to be scheduled fora public hearing
in accordance with ti mellow set forth in the City of
Miami Code. The applicable decision -making body entl
review the Information at the public hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
Table 3: Article 5
T3-O
T4-L
Building Disposition
Lot Coverage
50% max. first floor
60°/o max.
Floor Lot Ratio (FLR)
N/A
N/A
Frontage at front
setback
N/A
50% min.
Density
18 DU/AC
36 DU/AC
Setbacks
Principal Front
20 feet min.
10 feet min.
Secondary Front
10 feet min.
10 feet min.
Side
5 feet min. 20% Lot Width total
min.
0 feet or 5 feet min. Abutting a
Setback
Rear
20 feet min.
20 feet min.
Building Height
PZ-20-7972_ZC_3231 SW 23 TER 17
Min. Height
Max. Height
N/A
2 stories and 25 ft. to eave max.
NEIGHBORHOOD CONTEXT PHOTOS:
N/
3 stories and
NOTICE
This submittal needs to be scheduled for a pubic hearing
in ceordance 0M1h tmellnes set forth in the City of
Miami Cede. The apPllcade decision -making body
review the inlrnmadon at the public hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
Planning Department staff conducted a site visit in January 2021. Staff walked around SW 23 Ter,
SW 23 St, SW 22 St, SW 32 Ave, and SW 34 Ave. Staff observed a stable residential
neighborhood with many duplex residential units either currently under construction, under
remodeling, or recently completed remodeling. Most dwelling units had cars parked in front,
indicating most dwelling units were occupied. Traffic felt above moderate on SW 32 Ave, however,
it is important to note this avenue only has two lanes, one in each direction, which may exacerbate
the perception of heavy traffic. It is also worth mentioning staff waited for vehicles to dissipate
before taking photos. The photos below were taken from the site visit.
Looking north at the Property (right building) from SW 23
Ter.The duplex abutting the Property to the west is under
construction. Condos can be seen in the distance to the north.
These condos front SW 22 St.
Looking west from in front of the Proeprty on SW 23 Ter.
Occupied duplexes are seen fronting the terrace. A toy car can
be seen outside indicating a famil with children lives here.
Looking south on SW 23 Ter directly across the street from the
Property you can see duplexes. The sidewalk stops at the
fence of the white duplex on the left and does not continue
west for the remainder of SW 23 Ter.
Looking east on SW 23 Ter from about 500' west of the
Property. The sidewalk can be seen on both sides of the
terrace.
`Ifllll�iilllllillll l+j�lll �'y
PZ-20-7972_ZC_3231 SW 23 TER 18
Looking southwest across the street from the Property. A new
duplex is under construction to the right, and a residential unit
to the left has been renovated recently.
Looking northeast along SW 32 Ave from the southwest side
of the intersection with SW 23 Ter. A Laundromat (blue) is seen
on the corner. Despite its appearance it's open for business. A
liquor store, convenience store, and bar line the avenue. An
office with Terrabank signage and condos can be seen in the
distance. These larger buildings front SW 22 St.
Looking south from SW 23 St at the event venue abutting the
Property.
Looking south at the parcel abutting the Property to the north
on SW 23 St. The abutting parcel is an occupied duplex with
fencing enclosing the land.
CRITERIA FOR REZONING:
In accordance with Article 7, Section 7.1.2.8 (a),
manner which maintains the goals of Miami 21
considered and studied the request with regard
7, Section 7.1.2.8 (f). The criteria and staffs find
Looking west on SW 23 Ter towards SW 3
on the left with the fence on wall abuts the
is an event venue with parking lots enclosed
This submittal needs to be scheduled for a pubic hearing
in accordance with timelines set forth in the city of
Morn Co,e. Rre appLioade decision -ma ping body wilt
ro,toW the Ihfo,malion at the public nearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
Looking east at SW 23 Ter beyond SW 32 Ave. More duplex
residential lines both sides of the street. The posted speed
limit is 25 MPH on the terrace. While not visible in the photos,
traffic along SW 32 Ave was moderate during the site visit.
Looking north on SW 23 St from the parcel abutting the
Subject Property to the north. Another new duplex is under
construction. A condo building fronting SW 22 St can be seen
in the background.
Looking northwest along SW 23 St. Duplexes line the street
and more condo buildings can be seen in the distance. These
condos also front SW 22 St.
a change may be made to a Transect Zone in a
. In the recommendation, staff must show that it
to the three criteria identified in Miami 21 Article
ings are provided below.
PZ-20-7972_ZC_3231 SW 23 TER 19
Criteria 1
Analysis of
Criteria 1
Finding 1
Criteria 2
Analysis of
Criteria 2
7.1.2.8 (f)(1)(a) "The relationship of the proposed amendment to t
and policies of the Comprehensive Plan, with appropriate co
whether the proposed change will further the goals, objective
the Comprehensive Plan; the Miami 21 Code; and other city regulati
This submittal needs to be scheduled for a pubic hearing
bs accordance wit timelines set forth in the City of
Miami Code. The sp{dicatle decision -ma ping body will
review the lnfomuMon at the public hearing to render a
recommendation or a fine decision.
PZ-20-7972
03/02/21
The request to rezone from T3-O to T4-L is inconsistent with the Property's existing
Future Land Use designation; therefore, the Applicant is concurrently processing a
companion FLUM Amendment from Duplex Residential to Low Density Restricted
Commercial under ePlan File ID No. PZ-20-7970.
The Property is located in an established residential neighborhood. In fact, the
Property is surrounded by T3-O Zoning Transects and Duplex Residential Future
Land Use designations (FLU) to the south and west. Earlier in this report, maps show
the Property is situated along the highly residential terrace rather than the
commercial avenue. A site visit conducted by Planning Department staff observed a
mostly occupied duplex residential neighborhood along SW 23 Ter and SW 23 St
between SW 32 Ave and SW 34 Ave. Staff saw multiple duplexes either under
construction, under remodel, or recently remodeled, indicating property owners
maintain their land and the neighborhood is stable. The increased density and new
uses allowed either by right or entitlement, as explained in the analysis section of this
report, with a T4-L Zoning Transect has the potential to create adverse impacts on
the residential neighborhood, which is inconsistent with Policy LU-1.6.9 of the MCNP.
The Applicant states in their Letter of Intent, that rezoning the land from T3-O to T4-
L and amending the FLU from Duplex Residential to Low Density Restricted
Commercial would enhance the buffer between the T3-O uses immediately to the
west and the T6-8-O uses along SW 32 Ave. The Applicant cited this to support Goal
LU-1 of the MCNP by providing a "transitional buffer" between Duplex Residential
and Restricted Commercial along SW 32 Ave. During a site visit, Planning
Department staff found that the existing T4-L between the T6-8-O and T3-O parcels
meets the requirement for providing a transition between uses, densities, and
intensities and granting the rezone would result in an encroachment of more uses,
higher density and intensity into the residential neighborhood along SW 23 Ter.
Pursuant to Article 7, Section 7.1.28 (f)(1)(a) of Miami 21 Code, the request to rezone
is inconsistent with the goals, objectives, and policies of the Comprehensive Plan,
Miami 21 Code.
7.1.2.8 (f)(1)(b): "The need and justification for the proposed change, including
changed or changing conditions that make the passage of the proposed change
necessary."
Under the former City of Miami Zoning Ordinance 11000, the Property along with the
properties to the south and west were zoned "R-2" Two -Family Residential, which is
similar to the Miami 21 T3-0 Transect Zones (18 DU/AC). The properties along SW
32 AV were zoned "C-1" Restricted Commercial which is similar to the Miami 21 T6-
L and T6-0 (150 DU/AC). The three parcels to the north and east of the Property
PZ-20-7972_ZC_3231 SW 23 TER 110
were designated "R-2" with the SD-12 Buffer Overlay District, wh
area between the "C-1" district to the east along SW 32 AV and t
residential neighborhood to the west. Under the SD-12 Overlay
lots that shared a common lot line with commercial, office, or indus
could be developed with the underlying residential use or as parking lot
with the adjoining nonresidential property.
This submittal needs to be scheduled fora public hearing
in ccoftlanre wt lh tlmelino set forth in the City of
Miami Cede. The applicade decislon-ma Xing bodyo41
re•Aew the Intonnadon al the pubuc hearing to render a
recwnmentlaton ar a final tecision.
PZ-20-7972
03/02/21
With the adoption of the Miami 21 Code, this area was rezoned to generally match
the corresponding Miami 21 Transect Zones (the properties designated "R-2" were
zoned "T3-O" Sub -Urban Zone — Open and the properties designated "C-1" were
zoned "T6-8-0"); however, the three parcels with the SD-12 Buffer Overlay were
zoned "T4-L" General Urban Zone — Limited. The change to T4-L for the three
eastern parcels provided for a transitional zoning designation in conformance with
the goals of the Miami 21 Code. The zoning under the former 11000 Code and
existing Miami 21 Code are shown in the maps below.
Former 11000 Zoning Code
PZ-20-7972_ZC_3231 SW 23 TER 111
This submittal needs hr be scheduled fora pubic hearing
in accordance wM tirnellnes set forth in the City of
Miami Cede, The appLk1 Lie decision -ma ping body
review the information at the public hearing to render
recommendation or a final decision.
PZ-20-7972
03/02/21
Existing Miami 21 Code
In the past five years, there have been two approved changes in zoning one block
north of the Property.
• Ordinance NO. 13522: On May 28, 2015, City Commission, with a
recommendation of approval from the Planning Department and the Planning,
Zoning, and Appeals Board (PZAB) approved a change from T3-O to T4-R
for the property located at 3231 SW 23 ST. The result was consistent buffer
of T4 on either side of SW 23 ST.
• Ordinance 13756: On March 22, 2018, the City Commission subsequently
approved a rezoning from T3-O to T4-R for the property directly to the west
of the first rezoning located at 3245 SW 23 ST.
It should be noted that the Planning Department did not recommend approval
of the requested change as it constituted a further encroachment of the T4-R
Transect Zone in the T3-O neighborhood.
Apart from the aforementioned rezonings, there have been no other changes to the
zoning boundaries that were established with the adoption of the Miami 21 Code.
PZ-20-7972_ZC_3231 SW 23 TER 112
This submittal needsto be scheduled fora pubic hearing
accordance with dm alines set forth in the city of
Miami Cale. The appllu Lie decision -making body wilt
renew the Intormabon at the public hearing to render a
rc omrnendeti on or a final decision.
PZ-20-7972
03/02/21
Ordinances 13522 and 13756
Beyond zoning boundary changes, the Applicant stated the use of the Property would
be an open space as part of the eastern abutting assemblage with an applicant for a
Warrant to build an extended care facility (Community Support Facility under ePlan
ID PZ-20-7955). The Applicant has made reference to the Warrant application and
no covenant is proffered for the Property. Under the Property's current zoning, T3-O,
the owner may demolish the existing duplex and leave the lot vacant to act as open
space. Rezoning from T3-O to T4-L is not necessary to utilize the land as proposed;
there is no need for rezoning the land.
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.
Criteria 3 Section 7.1.2.8 (f)(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 this
Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and
Building Height."
Analysis of Section 7.1.2.8.2. establishes that changes shall occur in succession, in which the
Criteria 3 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 T3-0 to T4-L is successional pursuant to Article
7, Section 7.1.2.8.a.3. of Miami 21 and would "provide for a more uniform and
cohesive buffer between the residential neighborhood to the east and the commercial
uses to the east," as stated in the Applicant's letter of intent, the proposed change
represents the further encroachment of the T4-L Transect Zone within an established
T3 neighborhood.
PZ-20-7972_ZC_3231 SW 23 TER 113
As discussed above, there have been few changes to the Transe
immediate area since the adoption of Miami 21. Additionally, a
many duplex buildings were under construction, remodeling,
completed remodeling, indicating the residential neighborhood is
decline or experiencing drastic change, as property owners maintai
their land.
This submittalneeds to be scheduled bra puboc hearing
In accordance with ti metines set forth in the City of
Miami Cotle.The applicade decision -making bodywill
renewrhe information at the pubs hewing to render a
re.mmentlation ara linaItecidon.
PZ-20-7972
03/02/21
The proposed zoning change to T4-L would increase the maximum Density allowed
from 18 DU/AC to 36 DU/AC and the maximum number of stories from two stories
(25 feet to the eave maximum) to three stories (40 feet maximum) By Right. The
requested change would expand the number of Residential, Civic, Civic Support, and
Educational Uses allowed on the Property as well as introduce the possibility for new,
more intense Uses such as Lodging, Commercial, and Office Uses which are
currently not permitted in the T3-O Transect Zone.
Collectively, these changes are incompatible with the longstanding development
patterns in the neighborhood which are primarily low and medium density residential,
and could negatively impact the neighborhood's quality of life by introducing more
commercial uses, increased density, and intensity further into the established
residential neighborhood.
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. NEIGHBORHOOD SERVICES
Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the Planning Department has made
referrals to the agencies below:
• Coral Way Neighborhood Enhancement Team Area
• Office of Code Compliance
The comments and recommendations from the reviewing departments and agencies have been
considered and are reflected in this staff report.
G. CONCLUSION
Based on Planning staffs analysis of the surrounding context, the Miami 21 Code, the former
11000 Ordinance, and the goals and objectives of Miami 21 and the MCNP, the request to rezone
the Property from T3-O to T4-O is not justified. There are no conditions that prevent the Property
from being designed and built in compliance with the Miami 21 Code.
With the exception of two parcels one block north, the neighborhood has not seen an increase in
density, intensity, or mix of uses, therefore, the requested change to T4-L would allow the
encroachment of additional Height, Density, and Development Capacity that is incompatible with
the existing context and the Miami 21 principal of transitional zoning.
PZ-20-7972_ZC_3231 SW 23 TER 114
Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as a
aforementioned findings, the Planning Department recommends denial of the req
of zoning from "T3-0" Suburban Transect Zone — Open to "T4-L" General Urban
— Limited for the Property located at 3231 SW 23 Ter.
Digitally signed by Ellis,
Ellis, Jacqueline Jacqueline
Date: 2021.02.23 12:57:40 -05'00'
Jacqueline Ellis
Chief of Land Development
This submittal needs to be scheduled fora pubic hearing
In accordance wel t meiines set forth in the City of
Miami Code. The appliczde decision -ma ping body
reulewtl5e ntonnaton at the pubec hearing to render a
recammencaden or a final deciv on.
PZ-20-7972
03/02/21
PZ-20-7972_ZC_3231 SW 23 TER 115
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•
1
AERIAL
ePLAN ID: PZ-20-7972
REZONE
SW 22ND TER
ST
500 Feet
Et
pu8fie
o/
Q.
NOTICE
This submittal needs to be scheduled fora pubic hearing
in accordance wM1h timelines set forth In the City of
Miami Code. The appllca de decision -ma ping bodyvnll
review the information at the pubec hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
COv"
:El
ADDRESS: 3231 SW 23 TER
II T4-R 1
N
MIAMI 21 (EXISTING)
E P LAN ID: PZ-20-7972
REZONE
SW 24TH ST
NOTICE
This submittal needs to be scheduled fora pubic hearing
in accordance wM1h timelines set forth in the City of
Miami Code. The appllca de decision -ma ping body
review the information at the pubec hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
ADDRESS: 3231 SW 23 TER
0 125 250
500 Feet
II T4-R 1
N
M IAM 121 (PROPOSED)
E P LAN ID: PZ-20-7972
REZONE
SW-22ND TER
-SW 24TH ST
NOTICE
This submittal needs to be scheduled fora pubic hearing
in accordance wM1h timelines set forth in the City of
Miami Code. The appllca de decision -ma ping body
review the information at the pubec hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
ADDRESS: 3231 SW 23 TER
0 125 250
500 Feet
PLANNING DEPARTMENT
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INCORP RRAl1ER Pro e ct Fa ct S e et
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This document is used to provide a summary for Planning Department related prof
PROJECT INFORMATION
Project Name: PZ-20-7972
Project Address: 3231 SW 23 Ter
APPLICANT INFORMATION
Company Name: Rosa Maria Carreras
Primary Contact: James Williams
Email: james.williams@hklaw.com
Secondary Contact:
Email:
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NOTICE
This submittal needs to be scheduled fora pubic hearing
in cord ance 'nth timelines set forth in the City of
Miami 'nthCcde.The applica de decision -making bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-20-7972
03/02/21
ZEla
Lead Staff: Elia Sorce, Planner II •
Principal Division: Land Development
Email: esorice@miamigov.com
PROJECT DESCRIPTION
The Applicant seeks to rezone the land at 3231 SW 23 Ter from
"T3-0" - Sub -urban Transect Zone - Open to "T4-L" - General Urban
Transect Zone - Open. The Property is approximately 0.15 acres.
The Applicant has also applied for an Amendment to the
Comprehensive Plan's Future Land Use Map under companion item
ePlan ID: PZ-20-7970. The Applicant seeks to amend the Future
Land Use (FLU) Designation of the Property from "Duplex
Residential" to "Low Density Restricted Commercial." The proposed
Zoning Transect and Future Land Use Designations are consistent
with each other as they both have a maximum density of 36 dwelling
units per acre.
Webs Link(s):
BOARD REQUIREMENTS
n HEPB
n PZAB
n UDRB
fWDRC
n City Commission
n AIPP
GRAPHIC(S)
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Tso
II1Ill mil 1 1 11 . \ \ A(
Existing Miami 21 Transect Zone
4-1
.eA
lilll l l
ti.\
Proposed Miami 21 Transect Zone
1-
11
II I I IIII IIII k
1111
1
I1i-r
Hilllllllllll L� �V[
Existing Miami 21 Transect Zone Proposed Miami 21 Transect Zone
L
Transect Zone(s): T3-O
Commissioner District(s): 4
Department of Human Service
Neighborhood Service Center(s):
Coral Way
Department Director: Cesar M. Garcia -Pons, AICP,
LEEP AP
Revision Date: 02/04/2021