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Home My WebLink AboutAnalysis and Maps-SUB4 PURL/ THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT City of Miami Planning Department ANALYSIS FOR REZONE G 0 Q a. NOTICE This submittal needs to be scheduled for a puboc hearing in cord once kh timelines set forth in the city of Miamc w Code.The applica de decision -making body NOR renew the Information at the public hearing to render a recommendation or a final decision. 44, ''VIEW COr- PZ-19-2769 09/21/23 Staff Analysis Report No. PZ-19-2769 Location 118 Southwest South River Drive and 437 and 445 Southwest 2 Street Folio Number 0102010801020, 0102010801160, and 0102010801150 Miami 21 Transect "T4-R" General Urban Transect Zone — Restricted MCNP Designation Medium Density Multifamily Residential Commissioner District Office Little Havana City Commissioner Joe Carollo Planner Darren Murphy, Planner II; dmurphy@miamigov.com Property Owner River Inn SRD, LLC Project Representative Amanda Bonvecchio A. REQUEST Pursuant to Article 7, Section 7.1.2.8(c) of Ordinance 13114 ("Miami 21"), as amended, Amanda Bonvecchio, on behalf of the River Inn SRD, LLC (the "Applicant") requests an amendment to the Miami 21 Zoning Atlas (rezone) of the site from "T4-R" General Transect Urban Zone — Restricted to "T5-O" Urban Transect Center Zone — Open for the property located at 118 Southwest South River Drive and 437 and 445 Southwest 2 Street, Miami, Florida (the "Property"). Concurrently, the Applicant is requesting a change to the adopted Future Land Use Map (the "FLUM") of the Miami Comprehensive Neighborhood Plan (MCNP) as a companion item (PZ- 19-4230). The companion application seeks to change the Property's Future Land Use designation from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial". The proposed amendment contains approximately 1.64 acres (71,332 Square Feet). A Small-scale comprehensive plan amendment involves less than 10 acres of property and is subject to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. The table below summarizes the request. The table below summarizes the proposed changes, please refer to Table 1. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 1 of 16 14986 - Analysis and Maps -SUB THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making bodywill renew the information at the public hearing to render a recommendation or a final decision. PZ-19-2769 09/21/23 # Address Folio FLUM Existing FLUM Proposed Miami 21 Existing Miami 21 Proposed 1 118 Southwest SOUTH RIVER Drive 0102010801020 Medium Density Multifamily Residential Medium Density Restricted Commercial °T4-R" "T5-0" 2 437 Southwest 2 Street 0102010801160 3 445 Southwest 2 Street 0102010801150 Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8(c) of Miami 21, as amended, the Planning Department recommends Approval of the rezone from "T4-R" General Urban Transect Zone — Restricted ("T4-R") to "T5-O" Urban Center Transect Zone — Open ("T5-O"), request based upon the facts and findings in this staff report. C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T6-12-0" Restricted Commercial (150 DU/AC) Residential, Multifamily Residential South "T4-R" Medium Density Multifamily Residential (36 DU/AC) Residential, Multifamily Residential East "T6-8-O" Restricted Commercial (150 DU/AC) Vacant West "T4-R" Medium Density Multifamily Residential (36 DU/AC) Residential, Multifamily Residential Site Location & Surrounding Uses The Property is located along the west bank of the Miami River, in the east Little Havana neighborhood. The Property is located on the west side of Southwest South River Drive. On the east side of Northwest South River Drive, there is a row of private properties between the Property and the Miami River. The aerial image below shows the site, outlined in red, and the immediate surrounding context, please refer to Figure 1. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 2 of 16 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT This submittal needs to be scheduled for a public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica de decision -making body ...AIL renew the information at the public hearing to render a recommendation or a final decision. PZ-19-2769 09/21/23 Figure 1: Aerial Photo of Subject Site (red outline) The Property is in the "T4-R" Transect zone area, predominately surrounded by multifamily residential uses. Redevelopment of the Southwest 1 Street Bridge incorporates a combination four lane bi-directional roadway and enhanced bicycle lanes to form a reinforced buffer between the "T4-R" properties to the south of Southwest 1 Street and the "T6-12-0" properties to the north of Southwest 1 Street. The Property is located along a Transit Corridor, Southwest 1 Street, and due to proximity to the Government Center Metrorail and Metromover Stations and the bicycle lane extension on Southwest 1 Street, the Property is within a Transit Oriented Development. Miami -Dade Transit runs a frequent bus, Number 11, which connects Downtown with Florida International University's main campus, as well as the Little Havana circulator. This bus runs both clockwise PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 3 of 16 4 PURL/ THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT G 0 Q Q. NOTICE This submittal needs to be scheduled for a puboc hearing in cord once kh timelines set forth in the city of Miamc w Code.The applica de decision -making body NOR renew the Information at the public hearing to render a recommendation or a final decision. 44, RSV! EW COr- PZ-19-2769 09/21/23 and counterclockwise through Little Havana, Downtown, and Brickell, every 15 minutes. The Metrorail station at Government Center is also within a half -mile walk from the Property, by way of the Southwest 1 Street bridge. The Property is within the Little Havana neighborhood. In the immediate vicinity, Jose Marti Park provides a variety of recreational services, including basketball courts, a baseball field, playgrounds, and a fitness center. Also, within reach of the Property is county -owned Riverside Park, which also has several recreational facilities. The Miami -Dade Public Library and the History Miami Museum offer public cultural amenities at the County's Cultural Center in Downtown Miami, within a quarter -mile walk of the Property, across the Miami River. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 4 of 16 PUBC/ THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT D. BACKGROUND G 0 Q Q. 4 NOTICE This submittal needs to be scheduled for a puboc hearing in cord once kh timelines set forth in the city of Miamc w Code.The applica de decision -making body NOR renew the Information at the public hearing to render a recommendation or a final decision. 44, V ''VIEW COv" PZ-19-2769 09/21/23 On September 30,1986, per Resolution HC-86-14, the Heritage Conservation Board ("HBC") made a recommendation to the Miami City Commission to designate 428 Southwest 1 Street, 438 Southwest 1 Street, 431 Southwest 2 Street, 433 Southwest 2 Street, 435 Southwest 2 Street, 437 Southwest 2 Street, 104 Southwest South River Drive, 109 Southwest South River Drive, 118 Southwest South River Drive, and 124 Southwest South River Drive as the South River Drive Historic District. On November 18, 1986, per Resolution HC-86-20, the HBC recommended that 428 and 438 Southwest 1 Street., 437 Southwest 2 Street, and 104, 109 and 118 Southwest South River Drive be nominated to the National Register of Historic Places. On January 22, 1987, per Ordinance 10213, the Miami City Commission designated 428 Southwest 1 Street, 438 Southwest 1 Street, 431 Southwest 2 Street, 433 Southwest 2 Street, 435 Southwest 2 Street, 437 Southwest 2 Street, 104 Southwest South River Drive, 109 Southwest South River Drive, 118 Southwest South River Drive, and 124 Southwest South River Drive as the South River Drive Historic District. On March 17, 1987, per Resolution HC-87-6, the HBC reaffirmed the recommendation that the 438 Southwest 1 Street., 437 Southwest 2 Street, and 104, 109 and 118 Southwest South River Drive be nominated to the National Register of Historic Places. On August 10, 1987, the properties located at 428 and 438 Southwest 1 Street., 437 Southwest 2 Street, and 104, 109 and 118 Southwest South River Drive were listed on the National Register of Historic Places as the South River Drive Historic District. On November 3, 2015, the Historic and Environmental Preservation Board, per Resolution HEPB-R-15-101, granted a Special Certificate of Appropriate to allow for three (3) exceptions to permit a Hotel Use, a Food Service Establishment, and an Outdoor Dining area at the Property. Demographics The subject properties are located within the 2020 Census Tract 12086003605 (the "Census Tract"). According to the 2020 Census, the Median Family Income for all families for this Census Tract is $19,911 which is 61.43 percent lower than the Median Family Income for all families in the City of Miami ($51,625) and 70.85 percent lower than the Area Median Income (AMI) for Miami -Dade County ($68,300). The Census Tract in which the Property is located has a total of 1,441 households as compared to the City of Miami with 181,597 households. The percentage of people living in poverty in this PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 5 of 16 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT This submittal needs to be scheduled for a pubic hearing in cord since w'rch timelines set forth in the City of Miami Code.The applica de decision -making bcdywill rewew the infonnaion at the pubs hearing to render a recommendation or a final decision. Census Tract is 27.33 percent, which is 23.71 percent higher than the City of Miami at 20.85 percent. The 2020 Census showed that 90.98 percent of the residents for this Census Tract rented, as compared to 69.98 percent for the City of Miami. The median rent for a unit in this Census Tract is $1,113, as compared to $1,361 for the City of Miami. This information is summarized in the table below. Topic — United States 2020 Census Census Tract 36.05 City of Miami Population 3,433 442,241 Total Households 1,441 181,597 Average Household Size 1.82 2.38 People in Poverty (All) 27.33% 20.85% Number of Homeowners (All) 9.02% 30.02% Number of Renters (All) 90.98% 69.98% Vacant Rate 17.84% 13.97% Median Family Income (All Families) $19,911 $51,625 Median Gross Rent $1,113 $1,361 E. ANALYSIS Miami 21 Code The Property is zoned "T4-R". This zoning designation is primarily intended for Residential Uses by Right, and restricted Civic and Educational Uses through the Warrant and Exception processes; excerpts from Article 4, Table 3, and Article 5 of the Miami 21 Code highlight the allowed Uses and development standards that would change because of the proposed rezoning. As exhibited below, the Applicant is seeking to rezone their Property from "T4-R" to "T5-O", please refer to Figures 4 and 5. The Applicant's requested rezoning changes the density and intensity, especially Lodging and Commercial Uses, which are currently not permitted in the "T4- R" Transect Zone, please refer to Table 3. Furthermore, the requested change from "T4-R" to "T5-O" will result in an increase in Density from 36 dwelling units per acre to 65 dwelling units per acre, and an increase in maximum Height from three Stories to five Stories By Right. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 6 of 16 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT This submittal needs to be scheduled fora pubic hearing In accordance whh Idmatinee set forth in the City of Miami Code. The applicable decision -malting body NOR resiew the intonation at the public hearing to render a recommendation or a final decision. Figure 2: Existing Transect Zone Map, orange color = T4-R Transect Zone Figure 3: Proposed Transect Zone Map, brown color = T5-O Transect Zone PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 7 of 16 PURL/ THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT G 0 Q Q. 4 NOTICE This submittal needs to be scheduled for a puboc hearing In accord once wkh amarines set forth in the City of Miami Code.The applica de decision -making body NOR reWew the Inform .on at the pubtic hearing to render recommendation or a final decision. V Rib! EW CO' PZ-19-2769 09/21/23 BUILDING FUNCTION: USES T4-R T5-O RESIDENTIAL ANCILLARY UNIT R TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R R DORMITORY R HOME OFFICE R R LIVE — WORK R LODGING BED & BREAKFAST W R INN R HOTEL R OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R FOOD SERVICE ESTABLISHMENT R ALCOHOL BEVERAGE SERVICE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL ESTAB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY R RECREATIONAL ESTABLISHMENT R CIVIC COMMUNITY FACILITY W COMMUNITY SUPPORT FACILITY W MAJOR FACILITY MARINA E W PUBLIC PARKING W TRANSIT FACILITIES W EDUCATIONAL CHILDCARE E W COLLEGE / UNIVERSITY W ELEMENTARY SCHOOL E W PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 8 of 16 PURL/ THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT G 0 Q Q. 4 NOTICE This submittal needs to be scheduled for a pubic hearing In accordance wkh amarines set forth in the City of Miami Code.The applica de decision -making body NOR relew the Inform .on at the public hearing to render a recommendation or a final decision. PZ-19-2769 09/21/23 ''VIEW CO' BUILDING FUNCTION: USES T4-R T5-0 LEARNING CENTER R MIDDLE / HIGH SCHOOL E W PRE-SCHOOL E R RESEARCH FACILITY R SPECIAL TRAINING / VOCATIONAL W Table 2: Building Function: Uses F. REZONING CRITERIA Criteria 1 7.1.2.8.f1.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 Staff reviewed the proposal with regard to the MCNP. Staff found that the proposed rezoning would meet the intent of Coastal Management Policy CM- 4.1.2 by allowing non-residential land uses within the Coastal High Hazard Area ("CHHA"). This policy directs the residential population away from the CHHA, within which the Property is located. Staff did not find the proposal to conflict with any other goals, objectives, or policies of the MCNP. Additionally, the Community Guiding Principles of Article 2 of Miami 21 encourage appropriate densities and land uses within walking distance to mass transit. This Property is located within the Government Center Transit Oriented Development. Finally, the Guiding Principles of the Block and the Building of Article 2 direct the preservation and renewal of historic resources. The rezoning to T5-O would facilitate the preservation of the building by aligning allowed uses with various City processes. Finding 1 In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the requested change in zoning 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 2 Per the designation report, five (5) of the structures on the Property were constructed in the early 1910s and exemplify the architectural trends in Miami prior to 1915. Located within close proximity of the Miami River and the Flagler PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 9 of 16 4 PUBS, THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT G 0 Q Q. NOTICE This submittal needs to be scheduled for a puboc hearing in cord once kh timelines set forth in the city of Miamc w Code.The applica de decision -making body NOR renew the Information at the public hearing to render a recommendation or a final decision. 44, V ''VIEW COv" PZ-19-2769 09/21/23 Street bridge, these structures served as rooming houses to tourists and potential new residents. As such, rezoning from "T4-R" to "T5-O" would return the site to its historic land use pattern. Prior to the enactment of the Miami 21 Code, the zoning designation for the Property was R-3. The 11000 Zoning Code describes R-3 as Multifamily Medium -Density Residential, which permitted 65 dwelling units per acre and a height of 50 feet, with "rooming or lodging houses by Special Exception only." This prescribed density is like the existing density permitted in "T5." 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.f2. "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 3 Section 7.1.2.8 (f)(2) 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 change is consistent with the successional zoning change requirements stated in Section 7.1.2.8 (a)(3). The proposed zoning change from "T4-R" to "T5-O" is a change to the next higher intensity. The Property is located such that is has high -intensity "T6-12-0" on two sides and lower -intensity T4 on the other two sides. A change to T5 would enable the intended transition between Transect zones, creating a stepped -down development pattern. Finding 3 Pursuant to Article 7, Section 7.1.2.8.(f)(2) of the Miami 21 Code, the request to rezone is consistent with the Miami 21 Code in that it is Successional and meets the transition standards of Miami 21 Code. G. 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. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 10 of 16 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT ,—DocuSigned by: `-7F35EEF0C6C349F.. Lakisha Hull, AICP, LEED AP BD+C Planning Department Director f—DocuSigned by: St&.aun,lt,t, —3A75CAC5AF7E446... Sevanne Steiner, CNU-A, Assistant Director Planning Department ,—DocuSigned by: air A t (L 1 Darren Murphy, Planner II Planning Department 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 pubs hearing to render a recommendation or a final decision. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 11 of 16 AERIAL EPLAN ID: PZ-19-2769 REZONE ADDRESSES: 118 SW SOUTH RIVER DR, 437 SW 2 ST & 445 SW 2 ST THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT 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 applicable decision -making body will reNew the Information at the public hearing to render a recommendation or a final decision. MIAMI 21 (EXISTING) EPLAN ID: PZ-19-2769 Rezone THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT ADDRESSES: 118 SW SOUTH RIVER DR, 437 SW 2 ST & 445 SW 2 ST 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 applicable decision -making body will reNew the Information at the public hearing to render a recommendation or a final decision. MIAMI 21 (PROPOSED) EPLAN ID: PZ-19-2769 Rezone THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL. BACKUP ORIGINAL CAN BE SEEN AT THE END OF THIS DOCUMENT ADDRESSES: 118 SW SOUTH RIVER DR, 437 SW 2 ST & 445 SW 2 ST 0 125 250 500 Feet This aubmktal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making bodywgl reNew the Infonnadon at the public hearing to render a recommendation or a final decision. PZ-19-2769 09/21/23 4 PU$l./ SUBSTITUTED City of Miami Planning Department ANALYSIS FOR REZONE G 0 4- a. NOTI This submittal needs to be ac In accordance wbh timell Miaml Code. The applica rewewthe information reCOMIllen E led bra public hearing set forth in the City of decision -making body ...AIL e public hearing to render a on or a final decision. -19-2769 09/21/23 Rev? Ew c°� Staff Analysis Report No. PZ-19-2769 Location 118 Southwest South River Dr'te and 437 and 445 Southwest 2 Street Folio Number 0102010801020, 010201 1.01160, and 0102010801150 Miami 21 Transect "T4-R" General Urban ansect Zone — Restricted MCNP Designation Medium Density Mul ' . mily Residential Commissioner District Office Little Havana City Commissioner Joe Carollo Planner Darren Mur, y, Planner II; dmurphy@miamigov.com Property Owner River In .RD, LLC Project Representative Aman•: Bonvecchio A. REQUEST Pursuant to Article 7, Section 7.1 .8(c) of Ordinance 13114 ("Miami 21"), as amended, Amanda Bonvecchio, on behalf of the Riv Inn SRD, LLC (the "Applicant") requests an amendment to the Miami 21 Zoning Atlas (rez. e) of the site from "T4-R" General Transect Urban Zone — Restricted to "T5-O" Urba ' Transect Center Zone — Open for the property located at 118 Southwest South River Dri - and 437 and 445 Southwest 2 Street, Miami, Florida (the "Property"). Concurrently, the App ' ant is requesting a change to the adopted Future Land Use Map (the "FLUM") of the Mia Comprehensive Neighborhood Plan (MCNP) as a companion item (PZ- 19-4230). The co .anion application seeks to change the Property's Future Land Use designation fro edium Density Multifamily Residential" to "Medium Density Restricted Commercial". he proposed amendment contains approximately 1.64 acres (71,332 Square Feet). A Sm. -scale comprehensive plan amendment involves less than 10 acres of property and is sub' ct to the Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes he table below summarizes the request. The table below summarizes the proposed chang , please refer to Table 1. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 1 of 16 SUBSTITUTED This submittal needs to be sche In accordance wM1h timelln Mlaml Code.The applica renew the information a recommend ti bra public hearing et forth in the City of ecision-malting body will public hearing to render a n or a final decision. 9-2769 # Address Folio FLUM Existing FLUM Proposed ' mi Existing Miami 21 Proposed 1 118 Southwest SOUTH RIVER Drive 0102010801020 Medium Mediu Density Den ' Multifamily7icted °T4-R" "T5-0" 2 437 Southwest 2 Street 0102010801160 0102010801150Residentialmercial 3 445 Southwest 2 Street Table 1: Summary of the Existing and Proposed FLU D B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8(c) of Mi i 21, as amended, the Planning Department recommends Approval of the rezone from "T-R" General Urban Transect Zone — Restricted ("T4-R") to "T5-O" Urban Center Transect • ne — Open ("T5-O"), request based upon the facts and findings in this staff report. ignations and Zoning Designations C. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T6-12-0" estricted Commercial (150 DU/AC) Residential, Multifamily Residential South "T4-R" Medium Density Multifamily Residential (36 DU/AC) Residential, Multifamily Residential East "T6-8-O" Restricted Commercial (150 DU/AC) Vacant West "T4-R" Medium Density Multifamily Residential (36 DU/AC) Residential, Multifamily Residential Site Locat . & Surrounding Uses The Pro. -rty is located along the west bank of the Miami River, in the east Little Havana neigh • , rhood. The Property is located on the west side of Southwest South River Drive. On the east .ide of Northwest South River Drive, there is a row of private properties between the Pr► •erty and the Miami River. The aerial image below shows the site, outlined in red, and the I f mediate surrounding context, please refer to Figure 1. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 2 of 16 SUBSTITUTED This submittal needs to be sche In accordance wM1h timelln Mlaml Code.The applica renew the information a recommend igure 1: Aerial Photo of Subject Site (red outline) The Property is in e "T4-R" Transect zone area, predominately surrounded by multifamily residential uses. edevelopment of the Southwest 1 Street Bridge incorporates a combination four lane bi-dirtional roadway and enhanced bicycle lanes to form a reinforced buffer between the "T4-R" p . perties to the south of Southwest 1 Street and the "T6-12-0" properties to the north of S • 4 thwest 1 Street. ti bra public hearing et forth in the City of ecision-malting body will public hearing to render a n or a final decision. 9-2769 The Pr'. •erty is located along a Transit Corridor, Southwest 1 Street, and due to proximity to the •vernment Center Metrorail and Metromover Stations and the bicycle lane extension on So hwest 1 Street, the Property is within a Transit Oriented Development. Miami -Dade Transit s a frequent bus, Number 11, which connects Downtown with Florida International niversity's main campus, as well as the Little Havana circulator. This bus runs both clockwise PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 3 of 16 SUBSTITUTED and counterclockwise through Little Havana, Downtown, and Brickell, every 1 Metrorail station at Government Center is also within a half -mile walk from th of the Southwest 1 Street bridge. 5 This submittal needs to be sche In accord ance with timelin Miami Ccde.The applica renew the information a recommend mutes. The roperty, by way d fora public hearing et forth in the City of ecision-making body will public hearing to render a n or a final dec.ie on. 9-2769 09/21/23 The Property is within the Little Havana neighborhood. In the immediat- icinity, Jose Marti Park provides a variety of recreational services, including basketball courts - baseball field, playgrounds, and a fitness center. Also, within reach of the Propert county -owned Riverside Park, which also has several recreational facilities. The Miami -Dade Public Library and the History Miami Museu f offer public cultural amenities at the County's Cultural Center in Downtown Miami, within a q .rter-mile walk of the Property, across the Miami River. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 4 of 16 SUBSTITUTED D. BACKGROUND This submittal needs to be sche In accordance wM1h timelln Mlaml Code.The applica renew the information a recommend ti bra public hearing et forth in the City of ecision-malting body will public hearing to render a n or a final decision. 9-2769 09/21/23 On September 30,1986, per Resolution HC-86-14, the Heritage Conserv. .n Board ("HBC") made a recommendation to the Miami City Commission to designate 4 : Southwest 1 Street, 438 Southwest 1 Street, 431 Southwest 2 Street, 433 Southwest 2 St et, 435 Southwest 2 Street, 437 Southwest 2 Street, 104 Southwest South River Drive, Southwest South River Drive, 118 Southwest South River Drive, and 124 Southwest Sou River Drive as the South River Drive Historic District. On November 18, 1986, per Resolution HC-86-20, the HBC -commended that 428 and 438 Southwest 1 Street., 437 Southwest 2 Street, and 104, 10' and 118 Southwest South River Drive be nominated to the National Register of Historic • aces. On January 22, 1987, per Ordinance 10213, the Mi- i City Commission designated 428 Southwest 1 Street, 438 Southwest 1 Street, 431 `. uthwest 2 Street, 433 Southwest 2 Street, 435 Southwest 2 Street, 437 Southwest 2 Stree 104 Southwest South River Drive, 109 Southwest South River Drive, 118 Southwest '.uth River Drive, and 124 Southwest South River Drive as the South River Drive Histori •istrict. On March 17, 1987, per Resolution HC- 438 Southwest 1 Street., 437 Southw Drive be nominated to the National -6, the HBC reaffirmed the recommendation that the 2 Street, and 104, 109 and 118 Southwest South River gister of Historic Places. On August 10, 1987, the prope s located at 428 and 438 Southwest 1 Street., 437 Southwest 2 Street, and 104, 109 and 11 outhwest South River Drive were listed on the National Register of Historic Places - the South River Drive Historic District. On November 3, 2015, t HEPB-R-15-101, gra permit a Hotel Use, Demographics The subject pr►•erties are located within the 2020 Census Tract 12086003605 (the "Census Tract"). Acc• sing to the 2020 Census, the Median Family Income for all families for this Census Tract is $1 '.,911 which is 61.43 percent lower than the Median Family Income for all families in the City f Miami ($51,625) and 70.85 percent lower than the Area Median Income (AMI) for Miami lade County ($68,300). Th- Census Tract in which the Property is located has a total of 1,441 households as compared t► he City of Miami with 181,597 households. The percentage of people living in poverty in this Historic and Environmental Preservation Board, per Resolution d a Special Certificate of Appropriate to allow for three (3) exceptions to ood Service Establishment, and an Outdoor Dining area at the Property. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 5 of 16 SUBSTITUTED This submittal needs to be sche in accordance with timelin Miami Ccde.The applica renew Ne information a recommend Census Tract is 27.33 percent, which is 23.71 percent higher than the City of M. mi at 20.85 percent. The 2020 Census showed that 90.98 percent of the residents for this Cen .s Tract rented, as compared to 69.98 percent for the City of Miami. The median rent for a it in this Census Tract is $1,113, as compared to $1,361 for the City of Miami. This informatio is summarized in the table below. d fora public hearing et forth in the City of ecision-making body will public hearing to render a n or a final decie on. 9-2769 Topic — United States 2020 Census Census Tract .05 City of Miami Population 3,433 442,241 Total Households 1,441 181,597 Average Household Size 1.82 2.38 People in Poverty (All) 27. % 20.85% Number of Homeowners (All) . 2% 30.02% Number of Renters (All) 90.98% 69.98% Vacant Rate 17.84% 13.97% Median Family Income (All Families) $19,911 $51,625 Median Gross Rent $1,113 $1,361 E. ANALYSIS Miami 21 Code The Property is zone by Right, and restri processes; excer allowed Uses rezoning. T4-R". This zoning designation is primarily intended for Residential Uses ed Civic and Educational Uses through the Warrant and Exception s from Article 4, Table 3, and Article 5 of the Miami 21 Code highlight the development standards that would change because of the proposed As exhibi d below, the Applicant is seeking to rezone their Property from "T4-R" to "T5-O", please e fer to Figures 4 and 5. The Applicant's requested rezoning changes the density and inten y, especially Lodging and Commercial Uses, which are currently not permitted in the "T4- R" ansect Zone, please refer to Table 3. Furthermore, the requested change from "T4-R" to -0" will result in an increase in Density from 36 dwelling units per acre to 65 dwelling units er acre, and an increase in maximum Height from three Stories to five Stories By Right. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 6 of 16 SUBSTITUTED Ti Qe LEl,T Figure 2: Existing Transect Zone Map orange color = T4-R Transect Zone This submittal needs to be sche In accordance wM1h timelln Mlaml Code.The applica renew the information a recommend Figure 3: Proposed Transect Zone Map, brown color = T5-O Transect Zone PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 7 of 16 ti bra public hearing et forth in the City of ecision-malting body will public hearing to render a n or a final decision. 9-2769 09/21/23 SUBSTITUTED This submittal needs to be sche In accordance wM1h timelln Mlaml Code.The applica renew the information a recommend ti bra public hearing et forth in the City of -malting body will public hearing to render a n or a final decision. 9-2769 BUILDING FUNCTION: USES T4-R T5-O RESIDENTIAL ANCILLARY UNIT R TWO FAMILY RESIDENCE R R MULTI FAMILY HOUSING R DORMITORY R HOME OFFICE R R LIVE — WORK R LODGING BED & BREAKFAST W R INN R HOTEL R OFFICE OFFICE R COMMERCIAL AUTO -RELATED COMMERCIAL ESTAB. W ENTERTAINMENT ESTABLISHMENT R FOOD SERVICE ESTABLISHMENT R ALCOHOL BEVERAGE SERVICE ESTAB. E GENERAL COMMERCIAL R MARINE RELATED COMMERCIAL E` AB. W OPEN AIR RETAIL W PLACE OF ASSEMBLY R RECREATIONAL ESTABLISH ENT R CIVIC COMMUNITY FACILIT W COMMUNITY SUPP'J'TFACILITY W MAJOR FACILIT MARINA E W PUBLIC PA' NG W TRANSIT ' A CILITIES W EDUC A IONAL CHI iCARE E W ', LEGE / UNIVERSITY W LEMENTARY SCHOOL E W PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 8 of 16 SUBSTITUTED This submittal needs to be sche In accord ance with timelin Miami Ccde.The applica renew the information a recommend d fora public hearing et forth in the City of ecision-making body will public hearing to render a n or a final dec.ie on. 9-2769 BUILDING FUNCTION: USES T4-R T5-O LEARNING CENTER R MIDDLE / HIGH SCHOOL E W PRE-SCHOOL E R RESEARCH FACILITY R SPECIAL TRAINING / VOCATIONAL W Table 2: Building Function: Uses F. REZONING CRITERIA Criteria 1 7.1.2.8.f.1.a "The relationship of th proposed amendment to the goals, objectives and policies of the omprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the •mprehensive Plan; the Miami 21 Code; and other city regulations." Analysis 1 Staff reviewed the propos. with regard to the MCNP. Staff found that the proposed rezoning would eet the intent of Coastal Management Policy CM- 4.1.2 by allowing non -re- dential land uses within the Coastal High Hazard Area ("CHHA"). This policy directs the residential population away from the CHHA, within which the Prot -rty is located. Staff did not find the proposal to conflict with any other goals, o► ectives, or policies of the MCNP. Additionally, ' - Community Guiding Principles of Article 2 of Miami 21 encourage - , •ropriate densities and land uses within walking distance to mass transit. Th. Property is located within the Government Center Transit Oriented Develop, ent. Fina , the Guiding Principles of the Block and the Building of Article 2 direct the preservation and renewal of historic resources. The rezoning to T5-O would f ilitate the preservation of the building by aligning allowed uses with various ity processes. Finding 1 In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the requested change in zoning is consistent. Criteri. 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." i alysis 2 Per the designation report, five (5) of the structures on the Property were constructed in the early 1910s and exemplify the architectural trends in Miami prior to 1915. Located within close proximity of the Miami River and the Flagler PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 9 of 16 SUBSTITUTED This submittal needs to be sche In accordance wM1h timelln Mlaml Code.The applica renew the information a recommend ti bra public hearing et forth in the City of ecision-malting body will public hearing to render a n or a final decision. 9-2769 Street bridge, these structures served as rooming houses to to sts and potential new residents. As such, rezoning from "T4-R" to "T •" would return the site to its historic land use pattern. Prior to the enactment of the Miami 21 Code, the zoning gesignation for the Property was R-3. The 11000 Zoning Code describes -3 as Multifamily Medium -Density Residential, which permitted 65 d ling units per acre and a height of 50 feet, with "rooming or lodging house •y Special Exception only." This prescribed density is like the existing densi - permitted in "T5." Finding 2 In accordance with Article 7, Section 7.1.2.; f)(1)(b) of Miami 21 Code, the requested change in zoning is consistent. Criteria 3 Section 7.1.2.8.E 2. "A change may be m- e only to the next intensity Transect Zone or by a Special Area Plan, and in manner, which maintains the goals of this Miami 21 Code to preserve Nei• borhoods and to provide transitions in intensity and Building Height." Analysis 3 Section 7.1.2.8 (f)(2) establishe hat changes shall occur in succession, in which the zoning change may g - made only to a lesser Transect Zone; within the same Transect Zone to . greater or lesser intensity; or to the next higher Transect Zone, or through .. pecial Area Plan. The proposed zoning c - ge is consistent with the successional zoning change requirements stated i .ection 7.1.2.8 (a)(3). The proposed zoning change from "T4-R" to "T5-O" is . hange to the next higher intensity. The Property is •cated such that is has high -intensity "T6-12-0" on two sides and lower-inte ity T4 on the other two sides. A change to T5 would enable the intended tr sition between Transect zones, creating a stepped -down developm- t pattern. Finding 3 Pursua o Article 7, Section 7.1.2.8.(f)(2) of the Miami 21 Code, the request to rezon: s consistent with the Miami 21 Code in that it is Successional and meets the . nsition standards of Miami 21 Code. G. CONCL .ION Staff ds that the proposed request is consistent with the Rezoning Criteria Article 7, Seion 7.1.2.8.f. of the Miami 21 Code. Staff recommends Approval of the requested r' one. PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 10 of 16 PU$o SUBSTITUTED This submittal needs to be sche in accordance with bmelln Miami Ccde.The applied renew the intannalion a recommend ,—DocuSigned by: (Ais(t,ai. `-7F35EEF0C6C349F.. Lakisha Hull, AICP, LEED AP BD+C Planning Department Director ,—DocuSigned by: 5tAttunIAA, SkitAkr `-3A75CAC5AF7E446... Sevanne Steiner, CNU-A, Assistant Director Planning Department DocuSigned by: r 72 CE l Darren Murphy, Planner II Planning Department PZ-19-2769: 118 SW SOUTH RIVER DR -RE -Zoning Application — Page 11 of 16 d bra public hearing et forth in the city of ecision-making bcdy will public hearing to render a n or a final dec.ie on. 9-2769 09/21/23 AERIAL EPLAN ID: PZ-19-2769 REZONE ADDRESSES: 118 SW SOUTH RIVER DR, 437 SW 2 ST & 445 SW 2 ST SUBSTITUTED 0 125 250 500 Feet This aubmktat needs to besche in accordance with timetin Miami Code. The applica reNew the Information a recommend d fora public hearing et forth in the City or ecision making body will public hearing to render a n or a final decision. 9-2769 MIAMI 21 (EXISTING) EPLAN ID: PZ-19-2769 Rezone ADDRESSES: 118 SW SOUTH RIVER DR, 437 SW 2 ST & 445 SW 2 ST SUBSTITUTED 0 125 250 500 Feet This submittal needsto be ache in accordance withtimelin Miami Code. The applica review the information a recommend d fora public hearing et forth in the City of .. making body will public hearing to render a no final decM on. 9-2769 M IAM 121 (PROPOSED) EPLAN ID: PZ-19-2769 Rezone ADDRESSES: 118 SW SOUTH RIVER DR, 437 SW 2 ST & 445 SW 2 ST SUBSTITUTED 0 125 250 500 Feet This submittal needsto be ache in accordance withtimelin Miami Code. The applica review the information a recommend d fora public hearing et forth in the City of .. making body will public hearing to render a no final decM on. 9-2769