HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-23-15996
02/22/23
City of Miami
Planning Departme.
ANALYSIS FOR
REZONE
Staff Analysis Report No.
PZ-23-15996
Location
3121, 3147, 3135, 3145, 3153, 3163, And 3173 Mundy Street
and 3645 and 3633 Day Avenue
Folio Number
See PZD-3
Miami 21 Transect
"T3-O" Suburban Transect Zone - Open
MCNP Designation
"Duplex Residential"
Commission District
District 2 —
Planner
Sevanne Steiner, Assistant Director
Property Owner
Casa Valentina Inc
Project Representative
City of Miami Planning Department
SSteiner@miamigov.com
A. REQUEST
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the City
of Miami (the "Applicant") requests a change in the zoning classification from "T3-O" Sub -
Urban Transect Zone — Open to "T4-O" General Urban Transect Zone — Open with a "Village
West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District)
Overlay for the property generally located at 3121, 3135, 3145, 3147, 3153, 3163, and 3173
Mundy Street, and 3645 and 3633 Day Avenue, Miami, Florida, (collectively, "the Property.")
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Approval of the request based upon the facts and findings in this staff report.
C, BACKGROUND
The Property is located in the Village West Island and Charles Avenue Neighborhood
Conservation District (NCD-2). The precursor for the NCD-2, the "SD-26 Coconut Grove
Market Overlay District," was established by Ordinance No.12324 by amending the prior City
of Miami Zoning Ordinance, Ordinance No. 11000 ("Ordinance No. 11000").
Staff Analysis Report No. ePlan PZ-23-15996. — Page 1
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra puboc hearing
In aaordancc whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubdc hearing to render a
recommended on or a final decision.
On September 25, 2003, the City Commission adopted Ordinance No. 12417 rescinding
Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No. 11000 to
establish the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District".
On January 27, 2005, the City Commission adopted Ordinance No. 12651 amending Article
6 to add Section 626, titled "Village West Island Special Overlay District," and to repeal the
NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District and further
amending Article 8 to create Section 802, titled "Charles Avenue Neighborhood
Conservation Overlay District".
On April 23, 2020, the Miami City Commission, per City Commission Resolution No. R-20-
0131, found that the West Grove has been plagued by economic blight.
Pursuant to City Commission directive on September 10, 2020, the City of Miami, working
with a consultant, completed a report to identify future housing opportunities within the West
Grove community, titled "West Grove Affordable Housing Blueprint."
At the October 13, 2022 City Commission meeting, the City Commission directed the City
Manager and the City Attorney to take any and all actions to improve affordable housing
within the Little Bahamas area of the City of Miami.
Appendix A.2 of the Miami 21 Code contains the Neighborhood Conservation District
regulations, titled "Village West Island District and Charles Avenue" ("NCD-2"). The intent of
the NCD-2 is to identify and recognize areas in Coconut Grove that are historically
significant; to promote gateways, gathering places, and activities corresponding to its culture
and heritage; to compliment the character of the entire community and promote the history
of the Island District; and to promote its successful revitalization and restoration.
Pursuant to Appendix A.2.2 of the Miami 21 Code:
Village West Island District is of special and substantial public interest due to the unique role
of Grand Avenue and Douglas Road as the "Main Streets" for the surrounding Village West
Island District Community and the unique Caribbean and Bahamian character and heritage
of the Village West Island District in general. On Charles Avenue this NCD-2 will help define
the uses and designs of buildings and help maintain the scale and character of the existing
neighborhood. Both Village Island West and Charles Avenue illustrate the incomparable
legacy of the African -American community to the City of Miami. The intent of NCD-2 is to
identify and recognize this historical significance; to promote gateways, gathering places
and activities corresponding to its culture and heritage; to compliment the character of the
entire community and promote the history of the Island District; and to promote its
successful revitalization and restoration.
Staff Analysis Report No. ePlan PZ-23-15996. — Page 2
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Cede. The applicable decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-23-15996
02/22/23
Charles Avenue (originally Evangelist Street) has historically housed some of the original
Bahamian settlements within the Village West Island District that occupies the
neighborhoods around the intersection of Douglas Road and Grand Avenue. This street has
been degraded through demolition, abandonment and redevelopment and thereby
diminishing the historic integrity to become a historic district; however, it is of special and
substantial public interest due to its historic identity and remaining historic structures. This
designation will encourage appropriate infill to preserve the context of historic sites on
Charles Avenue, including: the Mariah Brown House, home of the first Bahamian settler; the
Historic Black Cemetery; the E.F. Stirrup House, home of the first black doctor; historical
churches, and several other historic homes.
The Property is comprised of nine (9) parcels totaling approximately 50,290 square feet
(1.15 acres) of land.
Figure: Aerial of the Property
Staff Analysis Report No. ePlan PZ-23-15996. — Page 3
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubic hearing to render a
recommended on or a final decision.
D. ANALYSIS
The Applicant requests a change in the zoning classification from "T3-O" Sub -Urban
Transect Zone — Open to "T4-O" General Urban Transect Zone - Open for the property
generally located at 3121, 3147, 3135, 3145, 3153, 3163, and 3173 Mundy Street and 3645
And 3633 Day Avenue with a "Village West Island District and Charles Avenue NCD-2"
(Neighborhood Conservation District) Overlay.
Di
1
DAY AV
T4-R
SW SHIPPING AV,
T3-O
I1
Figure: Existing Miami 21 Designation
CARTER ST
Staff Analysis Report No. ePlan PZ-23-15996. — Page 4
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
minT5-0
T4-O
f
DAY AV
T4-R
H
a
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
yr
SW SHIPPINU AV
T3-O
Figure: Proposed Miami 21 Designation
PZ-23-15996
02/22/23
Per the Correspondence Table — Zoning and Comprehensive Plan of the Miami
Comprehensive Neighborhood Plan (MCNP), the requested change of zoning is not
consistent with the current MCNP designation of "Duplex Residential" for the properties with
the addresses located at approximately 3121, 3147, 3135, 3145, 3153, 3163, and 3173
Mundy Street and 3645 and 3633 Day Avenue. As a result, the Applicant has submitted a
FLUM Amendment to change the land use designation of the properties from "Duplex
Residential" to "Medium Density Restricted Commercial" processed concurrently under PZ-
22-15994.
Staff Analysis Report No. ePlan PZ-23-15996. — Page 5
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appll®de decision -malting body will
rodew the information at the pubic hearing to render a
recommended on or a final decision.
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 1
Policy LU-1.1.3: The City's zoning ordinance provides for protection
of all areas of the city from: (1) the encroachment of incompatible land
uses; (2) the adverse impacts of future land uses in adjacent areas
that disrupt or degrade public health and safety, or natural or man-
made amenities; (3) transportation policies that divide or fragment
established neighborhoods; and (4) degradation of public open space,
environment, and ecology. Strategies to further protect existing
neighborhoods through the development of appropriate transition
standards and buffering requirements will be incorporated into the
City's land development regulations.
Policy LU-1.1.7: Land development regulations and policies 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 transportation modes, including pedestrianism, bicycles,
automobiles, and mass transit.
Policy LU-1.6.9: The City's land development regulations will
establish mechanisms to mitigate the potentially adverse impacts of
new development on existing neighborhoods through the
development of appropriate transition standards and buffering
requirements.
The proposed change from "T3-O" to "T4-O" buffer from lower
intensity "T3-O" zones and the higher intensity "T5-O" zones.
Finding
Criteria 1
In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21
Code, the requested change from "T3-O" to "T4-O" is consistent.
Criteria 2
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."
Analysis for
Criteria 2
On April 23, 2020, the City Commission adopted Resolution No. R-20-
0131, which found that the West Grove has been plagued by
economic blight. Economic blight is a negatively changing condition.
Staff Analysis Report No. ePlan PZ-23-15996. — Page 6
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appll®de decision -malting body will
rodew the information at the pubic hearing to render e
recommended on or a final decision.
Changes from "T3-O" to "T4-O" could alleviate the conditions of blight
while supporting the intentions of maintaining the distinct character
and heritage of Village West Island District.
Finding
Criteria 2
In accordance with Article 7, Section 7.1.2.8 (f)(1)(b) of Miami 21
Code, the requested change in zoning is consistent.
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
Criteria 3
Section 7.1.2.8 (a) establishes that changes shall occur in succession,
in which the 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.
The proposed zoning changes are consistent with the successional
zoning change requirements stated in the table in Section 7.1.2.8
(a)(3). The proposed zoning change from "T3-O" to "T4-O" are
successional changes to a higher transect zone.
Additionally, the existing zoning pattern of "T3-O" adjacent to "T5-O"
does not have a buffer of higher and lower intensities. Introducing "T4-
0" would create a transition in intensity and height between "T3-O"
and "T5-O", consistent with the Miami 21 principal of transitional
zoning.
Finding
Criteria 3
Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the
requested change from "T3-O" to "T4-O" is consistent.
E. CONCLUSION
Staff finds that the proposed request is consistent with the Rezoning Criteria Article 7,
Section 7.1.2.8.f. of the Miami 21 Code. Staff recommends Approval of the requested
rezone.
Staff Analysis Report No. ePlan PZ-23-15996. — Page 7
11/15/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
,—DocuSigned by:
ba.4isIA a,
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
�DocuSigned by:
\-3A75CAC5AF7E446_.
Sevanne Steiner CNU-A,
Interim Chief of Land Development
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca decision -malting body will
rodew the information at the pubic hearing to render a
recommended on or a final decision.
Staff Analysis Report No. ePlan PZ-23-15996. — Page 8
11/15/2022
AERIAL
EPLAN ID: PZ-23-15996
REZONE
ADDRESS(ES): 3121 MUNDY ST, 3147 MUNDY ST, 3135 MUNDY ST, 3145 MUNDY ST, 3153
MUNDY ST, 3163 MUNDY ST, 3173 MUNDY ST, 3633 DAY AV, 3645 DAY AV
0
125 250
500 Feet
This submittal needs to be schebu led bra public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The applicable decIslon-makingbody will
review the Informagon at the public hearing to render a
recommendation or a final dada on.
PZ-23-15996
02/22/23
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-23-15996
REZONE
ADDRESS(ES): 3121 MUNDY ST, 3147 MUNDY ST, 3135 MUNDY ST, 3145 MUNDY ST, 3153
MUNDY ST, 3163 MUNDY ST, 3173 MUNDY ST, 3633 DAY AV, 3645 DAY AV
0 125 250
500 Feet
7
T6-12-0
D1
T5-0
T5-L
T6-8-0
DAY AV
1)
r
z
2
T4-O
DAY AV
T4-R
NOTICE
This submittal needs to be schebu led bra public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de decIslon-makingbody will
review the Information at the public hearing to render a
recommendation or a final dada on.
a_
SW SHIPPING AV
T3-0
T3-R
CARTER ST
CS
M IAM 121 ATLAS (PROPOSED)
EPLAN ID: PZ-23-15996
REZONE
ADDRESS(ES): 3121 MUNDY ST, 3147 MUNDY ST, 3135 MUNDY ST, 3145 MUNDY ST, 3153
MUNDY ST, 3163 MUNDY ST, 3173 MUNDY ST, 3633 DAY AV, 3645 DAY AV
0 125 250
500 Feet
7
T6-12-0
D1
T5-L
T6-8-0
DAY AV
T5-0
T4-0
T4-O
DAY AV
T4-R
NOTICE
This submittal needs to be schebu led bra public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de decIslon-makingbody will
review the Information at the public hearing to render a
recommendation or a final dada on.
a_
SW SHIPPING AV
T3-0
T3-R
CARTER ST
CS