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Home My WebLink AboutAnalysis and MapsThis submittal needs to be scheduled fora pubic hearing In aaordancc 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 decla on. PZ-23-16137 08/29/23 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-23-16137 Location 713, 725, and 735 Southwest 63 Court, Miami, Florida 33144 Folio Number 0140010057110, 0140010057100, and 0140010057090 Miami 21 Transect "T3-R" Sub -Urban Zone Restricted MCNP Designation Single Family Residential Commission District 4 — Manolo Reyes Department of Human Service Neighborhood Service Center Flagami Planner Luiz Lam, Park Planner II LLam@miamigov.com Property Owner City of Miami anoriega@miamigov.com Project Representative Marisol Martinez marmartinez@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 to rezone the properties located at 713, 725, and 735 Southwest 63rd Court, Miami, Florida ("the Property") from "T3-R" Sub -Urban Transect Zone - Restricted 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-23-16142). The companion application seeks to change the designation of the properties at 713, 725, and 735 Southwest 63rd Court, Miami, Florida ("the Property") from "Single Family Residential" to "Public Parks & Recreation." Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 1 08/16/2023 4 PUel./ NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Mlaml Code. The applica decision-mahing body will renew the Information at the pubs hearing to render a recommendation or a final decision. PZ-23-16137 08/29/23 44, ''VIEW CO Figure 1: Existing Miami 21 Transect Zone Figure 2: Proposed Miami 21 Transect Zone 125 250 500 Feet 0 125 250 500 Fee T3-R sweTH ST CS T5-O T3-R T6-8-O Tti B. RECOMMENDATION T3-R SVJBTH ST T5-O CS T6-8-O 5- Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the request to rezone from "T3-R" Sub -Urban Transect Zone - Restricted 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 CS Civic Space Zone Public Parks & Recreation Single -Family, Med.- Density (2-5 DU/Gross Acre). South T5-O Urban Center Zone Medium Density Restricted Commercial Multi -Family, Low -Density (Under 25 DU/Gross Acre). Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 2 08/16/2023 This submittal needs to be scheduled fora pubic hearing In aaordancc 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 decla on. PZ-23-16137 08/29/23 East T3-R Sub -Urban Zone Single Family - Residential Single -Family, Med.- Density (2-5 DU/Gross Acre). West T3-R Sub -Urban Zone Single Family - Residential Single -Family, Med.- Density (2-5 DU/Gross Acre). RELATED APPROVALS Date Action 2022 PZ-21-11843: 600 SW 63 AVE-Comprehensive Plan Application, Ordinance 14090: adjacent lots to the north of the Property. 2022 PZ-21-11449: 600 SW 63 AVE-RE-Zoning Application, Ordinance 14091: adjacent lots to the north of the Property. N/A PZ-23-16142: 713 SW 63 CT - Comprehensive Plan Application 2023 Capital Improvements Project: B-233506 — Fairlawn Community Park BACKGROUND On June 5th,1923, the Fair Lawn subdivision was established as per Plat Book 5, page 108 of the public records of Miami Dade County (see Attachment 1 — Fairlawn 1923 Platt). The document designated block 36, just south of the Property to be a park, as well as three plazas at intersections within the neighborhood. The dedicated park was subsequently developed w/ multifamily housing, and the plazas currently now serve as empty right of way fawned areas with roads bisecting them, leaving no public space within the neighborhood. On September 13th, 2022, Miami City Commission adopted Ordinance 14090 and 14091 to rezone four adjacent lots to the north of the property to from "T3-R" Sub -Urban Transect Zone - Restricted to "CS" Civic Space Transect Zone, and amended the Future Land Use Map of the MCNP, by changing the Future Land Use Designation from "Single -Family Residential" to "Public Parks And Recreation" to create Fairlawn Community Park. This request follows the approval of converting four adjacent lots to Fairlawn Community Park, the Property would be added to the park. The Property is located along the west side of SW 63 Ave on the block generally bounded by SW 6 St to the north, SW 63 Ct to the west and south, and SW 63 Ave to the east. According to the survey prepared by Miller Legg, the Property is comprised of four parcels totaling 0.475 acres. The Property is zoned "T3-R" Sub -Urban Transect Zone — Restricted and is in the Flagami Neighborhood Service Center area. Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 3 08/16/2023 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 recommendation or a final decla on. PZ-23-16137 08/29/23 The Property consists of three vacant lots that are in between the approved Fairlawn community Park to the North and a multifamily building to the south. There are several other multifamily properties in the vicinity. There is single family residential use to the east and west of the Property. The Property is located less than a quarter -mile north of the City of Miami boundary along SW 8 St. The City of West Miami begins on the south side of SW 8 St where the City of Miami's jurisdiction ends. 0 125 250 Figure 3: Aerial of subject site 500 Feet Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 4 08/16/2023 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 recommendation or a final decla on. PZ-23-16137 08/29/23 The request for rezoning is made in preparation for a Capital Improvements Project (CIP) to develop the Property as an addition to the approved Fairlawn Community Park. The City of Miami's Office of Capital Improvements has assigned the Property a CIP Project Number: B- 233506. E. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Single -Family Residential", which allows a maximum Density of 9 DU/AC and is intended primarily for single-family detached residential uses. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T3-R"to "CS" is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM Amendment from "Single -Family Residential" to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ- 23-16142. The existing FLU is consistent with the existing zoning, and the proposed FLU is consistent with the proposed zoning. Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 5 08/16/2023 125 250 Figure 4: Future Land Use Map 500 Feet (a/lic Paris nd Ree\ation Rests cteedd Commerel2 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 recommendation or a final decla on. PZ-23-16137 08/29/23 Miami 21 Code The Property is zoned "T3-R" Sub -Urban— Restricted Transect Zone. 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 Transect Zone. Under "CS", all the Residential Uses that are currently allowed under "T3-R" would be prohibited. While Commercial Uses are prohibited under "T3-R", 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 Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 6 08/16/2023 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 recommendation or a final decla on. PZ-23-16137 08/29/23 Exception under the existing "T3-R" 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-R" Zoning Transect. Below are excerpts from Article 4, Table 3 of the Miami 21 Code highlight the allowed Uses and development standards that would change because of the proposed rezoning. Table 1: Article 4, Table 3 Building Function: Uses DENSITY (UNITS PER ACRE) 11297 4 RESIDENTIAL SINGLE FAMILY RESIDENCE R COMMUNITY RESIDENCE R ANCILLARY UNIT TWO FAMILY RESIDENCE MULTIFAMILY HOUSING DORMITORY HOME OFFICE R LIVE - WORK WORK - LIVE 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 CS N/A W E E W Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 7 08/16/2023 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 4 4 4 4 4 4 4 4 W W W W R 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 recommendation or a final decla on. PZ-23-16137 08/29/23 In addition to differences in Uses, there are different standards for development between the two transects. Article 5 of Miami 21 specifies the permissible standards for each Transect Zone with relation to Building Disposition, Building Configuration, Building Function and Density, Parking Standards, Architectural Standards, Landscape Standards, and Ambient Standards. Civic Space zones should have a minimum of 50 percent of its perimeter fronting a Thoroughfare and Buildings cannot have a Floor Area that exceeds 25 percent of the Lot Area. There are no Floor Area restrictions for the current zoning, which is "T3-R." Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 8 08/16/2023 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 recommendation or a final decla on. PZ-23-16137 08/29/23 Criteria for Rezoning 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 regarding 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 Criteria 1 The request to rezone from "T3-R" to "CS" is inconsistent with the Property's existing Future Land Use designation; therefore, the Applicant is concurrently processing a companion FLUM Amendment from "Single - Family Residential" to "Public Parks and Recreation" under ePlan File ID No. PZ-23-16142. The Property is in an established residential neighborhood. 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 in close proximity to each other. Finding 1 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 Criteria 2 Both the Miami Comprehensive Neighborhood Plan ("MNCP") and Miami 21 Zoning Code have language calling for more walkable and pedestrian - friendly development. In the MCNP, Policy PR-1.1.2 calls for acquiring land Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 9 08/16/2023 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 recommendation or a final decla on. PZ-23-16137 08/29/23 to create "walk -to parks, including neighborhood parks, in underserved areas of the City". The MCNP defines Parks and Open Space Levels of Service as having a threshold of the City's population residing within a 10-minute, barrier -free walk to a City park. Currently, the Property and its surrounding housing units are not located within walking distance of a park, meaning they are underserved and there is a need for more park space. 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." Analysis of Criteria 3 Under Article 7, Section 7.1.2.8.a. of Miami 21, "These changes shall occur successionally, 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 Special Area Plan." The Property is currently zoned "T3-R" Sub -Urban Transect Zone — Restricted. The Applicant has proposed to change the zoning to "CS" Civic Space Zone. "CS" does not allow for any density or 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-R". The Property is surrounded by properties currently zoned "T3-R" and "T5- 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-R" to "CS" would preserve and 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. F. CONCLUSION 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-R" to "CS" 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. Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 10 08/16/2023 NOTICE This submittal needs b be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applicade decision -making bodywill renew the information at the pubc hearing to render a recommendation or a final decision. PZ-23-16137 08/29/23 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-R" Sub -Urban Transect Zone — Restricted to "CS" Civic Space Transect Zone. jDocuSigned by: AtiLL l�tnl l 7F35EEF0C6C349F.. Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: `— 77D014848CA84B6... David Snow Assistant Planning Director ,—DocuSigned by: `-2F2D7B43B459475... Luiz Lam Park Planner II Attachments: Exhibit A - Legal Description Attachment 1 — Fairlawn 1923 Plat Staff Analysis Report No. PZ-23-16137. Address: 713, 725, and 735 SW 63 CT — Page 11 08/16/2023 AERIAL EPLAN ID: PZ-23-16137 REZONE ADDRESS(ES): 713 SW 63 CT; 725 SW 63 CT; AND 735 SW 63 CT 0 125 250 500 Feet This submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicatle decision -making body Anil rexew the information at the public hearing to render recommendation or a final dedaon. PZ-23-16137 08/29/23 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-16137 REZONE ADDRESS(ES): 713 SW 63 CT; 725 SW 63 CT; AND 735 SW 63 CT SW 6TH ST J H U cc co T5-O CS T3-R T6-8-O This submittalneedc to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Code. The applicatle decision -making body VLI renew theinforrnaeon at the public hearing to render recommendation or a final deciaon. PZ-23-16137 08/29/23 ,2 C) 0 co MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-23-16137 REZONE ADDRESS(ES): 713 SW 63 CT; 725 SW 63 CT; AND 735 SW 63 CT SW 6TH ST J 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-23-16137 08/29/23 ,2