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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 City of Miami Planning Department ANALYSIS FOR REZONE NOTICE This submittal needs to be scheduled fora pubic hearing In aaordancc wYh timelines set forth in the City of Miami Code. The applicable decision -ma king body NOR resiew the information at the public hearing to render a recommendation or serial decld on. PZ-22-15533 04/14/23 Staff Analysis Report No. PZ-22-15533 Location 3699 SW 1 Ave, Miami, FL 33145, and 3701 SW 1 Ave, Miami, FL 33145 Folio Number 01-4139-007-0380 and 01-4139-007-0390 Miami 21 Transect T3-O Sub -Urban Open Zone MCNP Designation Duplex - Residential Commission District 3 - Joe Carollo Department of Human Service Neighborhood Service Center Little Havana Planner Luiz Lam, Park Planner II Property Owner City of Miami anoriega@miamigov.com Project Representative Jonathan Fanfan jfanfan@miamigov.com A. REQUEST Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the City fo Miami ("Applicant") is requesting to rezone the properties located at 3699 SW 1 Ave, Miami, FL 33145, and 3701 SW 1 Ave, Miami, FL 33145, Miami, Florida from "T3-O" Sub -Urban Transect Zone - Open to "CS" Civic Space Zone. Concurrently, the Applicant is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the Miami Comprehensive Neighborhood Plan (MCNP) as a companion item (ePlan ID: PZ-22-15757). The companion application seeks to change the designation of the property at 3699 and 3701 SW 1 Ave, Miami, FL 33145 ("the Property") from "Duplex — Residential" to "Public Parks & Recreation." Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 1 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Figure 1: Existing Miami 21 Transect Zone Figure 2: Proposed Miami 21 B. RECOMMENDATION ThIs submttal needs to be scheduled bra public hearing in r<ortlance wM1h tlmein. set forth in the City of Mlaml Code. The applicade decision -making body wil! review the informagon at the public hearing to render a recommendation or a final decision. PZ-22-15533 04/14/23 Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, the Department of Planning recommends Approval of the request to rezone from "T3-O" Sub -Urban Transect Zone - Open to "CS" Civic Space Zone based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T3-O Duplex - Residential Residential -Single Family South T3-R Single Family - Residential Residential -Single Family East T3-O Duplex - Residential Multifamily 2-9 Units: 2 Living Units West T3-O Duplex - Residential Residential -Single Family RELATED APPROVALS Date Action N/A PZ-22-15084: 3699 SW 1 AV -Unity of Title N/A PZ-22-15757: 3699 SW 1 AV -Comprehensive Plan Application Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 2 PUel. ic DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 D. BACKGROUND The Property is located in East Shenandoah along SW 1 AV where SW 1 AV converge near SW 16 AV. The Property abuts Metrorail and S Dixie HWY and is rou southwest of the Vizcaya Metrorail Station. 4 0 Q- Q. NOTICE This submittal needs to be scheduled fora pane hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the public hearing to render a recommended on or a final decla on. PZ-22-15533 94. 04/14/23 ��st Rt Ew CO The Department of Real Estate Asset Management (DREAM) of the City of Miami identified lots when they were for sale since they were adjacent to the M-Path Trail and future Underline Linear Park. The area was also in need of a park within a ten-minute walking radius, so it acquired the two lots in 2019 and 2020 to be developed into a park to add green space and recreational uses to the community. 0 125 Figure 3: Aerial of subject site (outlined in yellow) 250 + I 500 Feet e Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 3 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Proposal NOTICE This submittal needs to be scheduled fora pane hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the pu biic hearing to render a recommendation or a final decib on. PZ-22-15533 04/14/23 The Applicant proposes to rezone the land from "T3-O" Sub -Urban Transect Zone — Op "CS" Civic Space Zone. With a successful rezoning and redesignation of the underlying Future Land Use, the Applicant intends to create a park for the public. Covenant There currently is an application for Unity of Title in progress under ePlan ID: PZ-22-15084 for the two lots within the site, 3699 SW 1 Ave, Miami, FL 33145, and 3701 SW 1 Ave, Miami, FL 33145. Site Location & Surrounding Uses The site is located north of the M-Path Trail and future Underline Linear Park, which runs parallel to South Dixie Highway (US-1). It fronts SW 1st Avenue on the north, single family housing to the west and a duplex to the east. Most of the surrounding land consists of residential uses, primarily duplexes and single-family housing. In addition to the residential uses, there is a Florida Power and Light substation approximately 340 feet southwest of the site. There is restricted commercial use roughly 700 feet southwest of the site. Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 4 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Figure 4: Existing Land Uses surrounding the Property • L Single Family, Medium Density ▪ Two -Family Duplexes ■ Utilities ■ Low -Density Multi -Family This submittal needs b be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde. The applicade decision -making body will renew the information at the pubhc hearing to render a recommendation or a final decision. PZ-22-15533 04/14/23 Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 5 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 4 PUBLic G 0 Q- Q. Demographics Topic Census Tract 67.15 City of Miarrl Population 3,454 440,807 Households 1,529 181,597 Avg Household Size 2.26 2.38 Owner -Occupied 30.28% 25.83% Renter -Occupied 52.55% 60.20% Vacant 17.17% 13.97% Med Household Income $74,446 $47,860 Med Home Value $564,500 $369,100 Med Gross Rent $2,435 $1,361 0 Vehicle Households 4.19% 17.53% E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP` NOTICE This submittal needs to be scheduled fora pubic hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -ma Xing body NOR resiew the information at the public hearing to render a recommendation or a final decid on. 44, tbl EW CO PZ-22-15533 04/14/23 Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Duplex - Residential", which allows a maximum Density of 18 dwelling units per acre and is intended primarily for residential structures of up to two dwelling units. Per the Correspondence Table — Zoning and Comprehensive Plan, the requested change of zoning from "T3-O" Sub -Urban Transect Zone — Open to "CS" Civic Space Zone is inconsistent with the Property's existing Future Land Use (FLU) of "Duplex — Residential"; as such, a companion Comprehensive Plan Amendment to change the Future Land Use designation from "Duplex - Residential" to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ-22-15757. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 6 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Figure 5: Future Land Use Map This submittal needs to be scheduled for a public hearing In accordance w'rch timelines set forth in the City of Mlaml Code. The applica de decision -making bcdywill review the information at the pubs hearing to render a recommendation or a final decision. Duplex - Residential Single Family - Residential 11. Restricted Commercial Miami 21 Code The Property is zoned "T3-O" Sub -Urban Transect Zone - Open. Supported development in this zoning designation is primarily intended for some Residential Uses by Right, with restricted Civic, Civic Support, and Educational Uses through the Warrant and Exception processes. The Applicant proposes to rezone the Property to "CS" Civic Space Zone. Under "CS", all the Residential Uses that are currently allowed under "T3-O" would be prohibited. While Commercial Uses are prohibited under "T3-O", some Commercial Uses would be allowed by Warrant or Exception under "CS". Additionally, more Civic and Civic Support Uses would be allowed by Warrant or Right under "CS" where they are currently either prohibited or allowed by Exception or Warrant. Finally, the Educational Uses currently allowed by Exception under the existing "T3-O" would be prohibited under the proposed "CS". Only two types of Educational Uses would be allowed by Exception in "CS" that are prohibited under the existing "T3-O" Zoning Transect. Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 7 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 4 PUel. ic Below are excerpts from Article 4, Table 3 of the Miami 21 Zoning Code t allowed Uses and development standards that would change because o rezoning. Figure: Miami 21 Transect Zone DENSITY (UNITS PER ACRE) RESIDENTIAL SINGLE FAMILY RESIDENCE R COMMUNITY RESIDENCE R ANCILLARY UNIT TWO FAMILY RESIDENCE R MULTIFAMILY HOUSING DORMITORY HOME OFFICE R LIVE - WORK WORK - LIVE LODGING BED & BREAKFAST INN HOTEL MOTEL OFFICE OFFICE COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. ENTERTAINMENT ESTAB. ENTERTAINMENT ESTAB. - ADULT FOOD SERVICE ESTAB. ALCOHOL BEVERAGE ESTAB. GENERAL COMMERCIAL MARINE RELATED COMMERCIAL ESTAB. OPEN AIR RETAIL PLACE OF ASSEMBLY RECREATIONAL ESTAB. AMUSEMENT RIDE 4 4 4 4 4 4 4 4 G O 4- Q CS N/A W E E W NOTICE This submittal needs to be scheduled fora public hearing In accordance whh timelines set forth in the City of Miami Code. The applies de decision -making body will review the information at the public hearing to render a recommended on or a final deciv on. 44, fblEW CO PZ-22-15533 04/14/23 Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 8 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY E RELIGIOUS FACILITY E REGIONAL ACTIVITY COMPLEX CIVIC SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES W MAJOR FACILITY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE/UINVERSITY ELEMENTARY SCHOOL E LEARNING CENTER MIDDLE/HIGH SCHOOL E PRE-SCHOOL E RESEARCH FACILITY SPECIAL TRAINING/VOCATIONAL INDUSTRIAL AUTO -RELATED INDUSTRIAL ESTAB. MANUFACTURING AND PROCESSING MARINE RELATED INUSTRIAL ESTAB. PRODUCTS AND SERVICES STORAGE/DISTRIBUTION FACILITY Neighborhood Context Photos 4 4 4 4 4 4 W W NOTICE This submittal needs to be scheduled fora pane hearing In accordance whh bmellnes set forth in the City of Miami Code. The applicable decislon-making body NOR resiew the information at the pu biic hearing to render a recommendation or a final decib on. Planning Department staff visited the site on January 13, 2023. The site visit was conducted between 3pm and 4:30pm. Staff observed a quiet residential neighborhood. There is good tree canopy coverage in the area, but also narrow sidewalks and a lack of safe pedestrian crossings. Overall, the neighborhood was quiet with little traffic, except for the intersection of SW 1 Ave, SW 3 Ave and SW 16 Ave were traffic especially intensified during rush hour. Below are photos taken by staff from the site visit. Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 9 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Looking south at the entrance of the property, several large canopy trees currently exist onsite. Looking west from property at SW 1 Ave. The Property is seen on the left. Looking east from the south end of the property facing the Metrorail and future Underline Linear Park (currently under construction). NOTICE Thla submittal needs to be scheduled fora public hearing In accordance wilt tr ehnes set forth in the City of Miami Code. The appllcade decision-malcng body will renewthe Informaion at the pubec hearing to render a recommendation or a final decid on. PZ-22-15533 04/14/23 Looking east from property at SW 1 Ave. Duplexes and single family homes can be seen in a residential street. Looking north from inside the entrance of the property at SW 1 Ave. The site faces a single family home and large trees line the surrounding streets. Looking west the south end of the property facing the Metrorail and future Underline Linear Park (currently under construction). Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 10 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Looking west from the center of the site, large trees with dense canopy occupy the west side of the site. Neighboring duplex seen in the background. Standing on the abutting Underline facing west, the site is on the left. F. CRITERIA FOR REZONING NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision -making body NOR renewthe Information at the public hearing to render a recommendation or a final decision. PZ-22-15533 04/14/23 Looking east form the center of the site, a large open space covered in grass. Neighboring duplex seen in the background. Intersection of SW 1 Ave with SW 3 Ave and SW 16 Ave just to the west of the site. Several roads meet while there are no pedestrian crossings; sidewalks are narrow and uneven. In accordance with Article 7, Section 7.1.2.3(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 staff's 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 request to rezone from "T3-O" to "CS" is inconsistent with the Property's existing Criteria 1 Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Duplex - Residential" to "Public Parks and Recreation" under ePlan File ID No. PZ-22-15757. Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 11 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Finding 1 The Property is located in an established residential neighbor Property is surrounded by "T3-O" and "T3-R" Zoning Transec Residential" Future Land Use designations (FLU) to the north, ea Single Family - Residential to the south. Earlier in this report, Property is situated along a highly residential street rather than a thoroughfare. A site visit conducted by Planning Department staff observe occupied single-family and duplex residential neighborhood spanning all directions away from the Property. The new Uses that would be allowed by Right or entitlement under the proposed "CS" zoning would complement the surrounding residential neighborhood. The Applicant's Letter of Intent (LOI) specified that the City of Miami intends to develop the Property into a municipal park for the community to enjoy, which is consistent with the proposed "CS" zoning. The Uses allowed under the proposed "CS" and the intent to develop the Property into a park are consistent with Policy LU-1.3.15 of the MCNP, which states that "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 near each other. This submittal needs b be scheduled fora pubic hearing In accordance with tlmetres set forth in the City of Miami Code. The applica decision -making body will renew the Intmrmatlon at the public hearing to render a recornmendatI on or a final decid on. PZ-22-15533 04/14/23 Pursuant to Article 7, Section 7.1.28 (f)(1)(a) of Miami 21 Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan, Miami 21 Code 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 of Both the Miami Comprehensive Neighborhood Plan and Miami 21 Zoning Code Criteria 2 have language calling for more walkable and pedestrian -friendly development. In the MCNP, Policy PR-1.1.2 calls for acquiring land to create "walk -to parks, including neighborhood parks, in underserved areas of the City. Currently there are no parks within a 10-minute walking radius of the site. As the City's population continues to grow, creation of more parks is necessary to meet the Levels of Service (LOS) standards identified in Policy PR-1.1.4. 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 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." Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 12 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 Analysis of Under Article 7, Section 7.1.2.8.a. of Miami 21, "These ch Criteria 3 successionally, in which the zoning change may be made only to Zone; within the same Transect Zone to a greater or lesser intens higher Transect Zone, or through Special Area Plan." The Prope zoned "T3-O" Sub -Urban Transect Zone — Open. The Applicant has change the zoning to "CS" Civic Space Zone. "CS" does not allow for any Residential Uses, whereas "T3-R" allows density up to 9 DU/AC and allows some Residential Uses by Right. "CS" is a lesser Transect Zone than "T3-O". This submittal needs to be scheduled tor a rat bdc healing in accordance with umellnes .set forth come City of Miami Code.The applicade decision -making bodywill review the Intorma0on at the public hearing to render a recornmentlahonue a final decision. PZ-22-15533 04/14/23 The Property is surrounded by properties currently zoned "T3-O". Changing the zoning of the Property from "T3-R" to "CS" would allow for the development of a municipal park to serve the residential neighborhood. The proposed change in zoning from "T3-O" to "CS" would not only preserve, but would enhance the neighborhood. Finding 3 In accordance with Article 7, Section 7.1.2.8(f)(2) of Miami 21 Code, the requested change in zoning is consistent. Based on Planning staff's analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the Property from "T3-O" Sub -Urban Transect Zone — Open to "CS" Civic Space Zone is justified. There is a need for more parks and open spaces in the area, and the requested rezone would facilitate the development of a new park to serve the residential neighborhood. 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 approval of the requested change of zoning from "T3-O" Sub -Urban Transect Zone - Open to "CS" Civic Space Zone. DocuSigned by: r(Atis6 tkat, 7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: S.1-UtAkr 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Interim Chief, Land Development Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 13 DocuSign Envelope ID: 0E28B8E0-D9B6-4645-A491-02629DAD0344 DocuSigned by: btAill) IA* 04FF... Luiz Lam Park Planner II This submittal needs to be scheduled for a public nearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making body will review the information at the public hearing to render a recommendation or a final decision. Staff Analysis Report No. PZ-22-15533_3699 SW 1 Ave, Miami, FL 33145 — Page 14 AERIAL EPLAN ID: PZ-22-15533 REZONE ADDRESS(ES): 3699 SW 1 AV and 3701 SW 1 AV 0 125 250 500 Feet This submittal needs to be scheduled fora public hearing In accordance with amein. set forth in the City of Miami Code. The applied Ile decision -making body VLI renew the information at the public hearing to render recommendation or a anal decuon. PZ-22-15533 04/14/23 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-22-15533 REZONE ADDRESS(ES): 3699 SW 1 AV and 3701 SW 1 AV 0 125 250 500 Feet NOTICE This submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicat/e decision -making body Anil renew the information at the public hearing to rendera recommendation or a final deco on. PZ-22-15533 04/14/23 MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-22-15533 REZONE ADDRESS(ES): 3699 SW 1 AV and 3701 SW 1 AV 0 125 250 500 Feet NOTICE This submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicat/e decision -making body Anil renew the information at the public hearing to rendera recommendation or a final deco on. PZ-22-15533 04/14/23