HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
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
review the Information at the public hearing to render a
recommendation or a final decision.
PZ-23-16171
10/04/23
ANALYSIS FOR
EXCEPTION
Staff Analysis Report No.
PZ-23-16171
Location
3265 Bird Avenue
Folio Number
0141160220030
Miami 21 Transect
"T4-L" General Urban Transect Zone - Limited
MCNP Designation
Medium Density Restricted Commercial
Commission District
District 2 — Sabina Covo
Commissioner District
Office
Coconut Grove
Planner
Maxwell Utter, Planner II mutter@miamigov.com
Property Owner
Bolonki LLC
Project Representative
Mario Garcia -Serra, Esq.
mgarcia-serra(a�gunster.com
A. REQUEST
Pursuant to Article 7 Section 7.1.2.6 and Article 4 Diagram 11 of Ordinance 13114 ("Miami 21"),
as amended, and Chapter 23 — Historic Preservation of the City of Miami Code of Ordinances
("City Code"), as amended Mario Garcia -Serra, Esq., on behalf of Bolonki LLC (the "Applicant"),
requests an Exception to allow for the transfer of development density to allow for an additional
dwelling unit at a Multi -Family Building at the Property located at 3265 Bird Avenue, Miami,
Florida (the "Property").
S. RECOMMENDATION
Pursuant to Article 7 Section 7.1.2.6 and Article 4 Diagram 11 of the Miami 21 Code, as
amended, and Chapter 23 — Historic Preservation of the City Code, as amended, the Planning
Department recommends Approval with Conditions based on the facts and findings stated in
this staff report.
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Ccde.The appticd de decision -making bodywill
rewew the information at the public hearing to render a
recommendation or a final decision.
C. PROJECT DATA
Based on the surrounding uses, all abutting properties have the same land use designations
and zoning as the Subject Property.
SURROUNDING USES
Miami 21
MCNP
Existing Use
North
"T5-O"
Restricted Commercial
Multi -Family, Low -Density
(Under 25 DU/Gross Acre
South
"T4-L"
Medium Density
Restricted Commercial
Two -Family and Institutional
East
"T4-L"
Medium Density
Restricted Commercial
and Restricted
Commercial
Multi -Family, Low -Density
(Under 25 DU/Gross Acre)
West
"T4-L"
Medium Density
Restricted Commercial
Multi -Family, Low -Density
(Under 25 DU/Gross Acre)
Table 1: Surrounding Uses
D. BACKGROUND
Site Location & Surrounding Uses
The Property is composed of one (1) parcel with an approximate lot area of 13,000 square feet
(0.298 acres). The Property is generally located in a commercial corridor, with residential uses
roughly 500 feet away to the south, and across Dixie Highway to the north. The Property fronts
Bird Avenue. The Property is within the Coconut Grove Neighborhood Conservation District
(NCD-3).
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applies de decision -malting body will
rodew the information at the pubc hearing to render a
recommendation or a final decid on.
PZ-23-16171
10/04/23
Figure 1: Aerial Map of Site
Proposal
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applies de decision -making body will
rodew the information at the pubc hearing to render a
recommendation or a final decid on.
PZ-23-16171
10/04/23
The Property is currently developed with Multi -Family Housing, with a total of 10 units. The
Applicant is requesting approval for the transfer of one (1) dwelling unit to divide one unit into
two, for a total of 11 units.
UNIT-1
100' PROPERTY LINE
BEDROOM
BEDROOM
BATHE'
II
udL
LIVING ROOM
nnn
KITCHEN
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•
LIVING ROOM
KI fCNEN
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UNIS ONI
LNTRANCE ENTRAN9
Figure 2: Site Plan
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
CL,
0
UNIT-2
BEDROOM
BATHROOM1
A
IIII co 01
LAU, DR`S f1 h IJ
P��
BEDROOM
BATHROOM
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applies de decision -malting body will
rodew the information at the pubdc hearing to render a
recommendation or a final decid on.
PZ-23-16171
10/04/23
MIAMI 21 CODE REQUIRED
ZONING DISTRICT: T4-L ( URBAN TRANSECT ZONE )
PROVIDED
BUILDING DISPOSITION
LOT OCCUPATION
A- LOT AREA 5,000 SF MIN.; 5,000 SF MIN.; 13,000 SF (0.2984 ACRES)
20,000 SF MAX- 20,000 SF MAX.
B- LOT WIDTH 50 FT MIN. 50 FT MIN. 100 FT
C- LOT COVERAGE 60 % MAX. 60 % MAX.
= 7,800 SF MAX. 7,638 SF
D- FLOOR LOT RATIO (FLR) N/A N/A
FLOOR AREAS
BASEMENT (PARKING GARAGE)
GROUND FLOOR AREA (3 DWELLING UNITS)
SECOND FLOOR AREA (4 DWELLING UNITS)
THIRD FLOOR AREA (4 DWELLING UNITS)
7,392 SF
6,159 SF
7,495 SF
7,495 SF
TOTAL FLOOR LOT RATIO 28,541 SF
E- FRONTAGE AT FRONT OF SETBACK 50%MIN. 50 % MIN.
50°-0" FT MIN
79' 1"
F- OPEN SPACE REQUIREMENTS 15 % LOT AREA MIN. 15 % LOT AREA MIN.
1,950 SF MIN. 5,466 SF
G- DENSITY 36 DU 1 ACRE MAX. 36 DU x 0.2984 ACRE 11 DWELLING UNITS
= 10.74 DU
PARKING REQUIREMENTS
PARKING SPACES (STANDARD 8'-6" x 18".0") REQUIRED: 1.5 SPACE MIN. FOR UNIT
11 UNITS X 1.5 = 16.5 PS SPACES MIN.
1 SPACES EVERY 10 UNITS DESIGNATED FOR VISITORS 11 TOTAL UNITS / 10 1.1 PS
ACCESSIBLE / VAN ACCESSIBLE PARKING SPACES REQUIRED
17.6 SPACES MIN. REQD.
18 PS (TOTAL PROVIDED)
1 SPACE MIN. 1 PROVIDED
(INCLUDED IN TOTAL) (INCLUDED IN TOTAL)
Figure 3: Zoning Data
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
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NOTICE
This submittal needs to be schedu led fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating bodywill
renew the information at the public hearing to render a
recommendation or a final decision.
J, PZ-23-16171 44,
10/04/23 <C
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l:w CO'.
E. ANALYSIS
Miami Comprehensive Neighborhood Plan
The Property is located within the MCNP's Future Land (FLU) designation of "Medium Density
Restricted Commercial. See Figure 3
The MCNP describes "Medium Density Restricted Commercial" as:
Areas designated as "Medium Density Restricted Commercial" allow residential uses (except
rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential"
subject to the same limiting conditions; transitory residential facilities such as hotels and motels.
This category also allows general office use, clinics and laboratories, auditoriums, libraries,
convention facilities, places of worship, and primary and secondary schools. Also allowed are
commercial activities that generally serve the daily retailing and service needs of the public,
typically requiring easy access by personal auto, and often located along arterial or collector
roadways, which include:
general retailing, personal and professional services, real estate, banking and other financial
services, restaurants, saloons and cafes, general entertainment facilities, private clubs and
recreation facilities, major sports and exhibition or entertainment facilities and other commercial
activities whose scale and land use impacts are similar in nature to those uses described above.
This category also includes commercial marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Medium Density
Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the
subject Property.
Analysis: The existing structure is an apartment complex and is compliant with the uses in the
MCNP. Splitting one apartment into two would not change the land use of the Property.
Therefore, the Applicant's proposal would not impact any compliance with MCNP.
Findings: Complies
Miami 21 Code
The Property has a "T4-L" General Urban Transect Zone- Limited zoning designation. According
to Miami 21 Article 4 Table 3, Multi -Family housing is allowed by Right.
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
4
0 PU8 ,
411
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the information al the pubic hearing to render a
recommendation or a final decision.
PZ-23-16171
10/04/23
44,
! Ew CO '
Zoning Overlay
The Property is in Coconut Grove's NCD-3. See Figure 4. The intent of the NCD-3 is to
"establish a protective series of legislative elements to preserve the historic, heavily landscaped
character of Coconut Grove's residential areas; enhance and protect Coconut Grove's natural
features such as the tree canopy and green space; and protect the architectural variety within
the unique single-family neighborhood that comprises Coconut Grove."
Figure 4: Zoning Designation
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body will
renew the information al the pubic hearing to render a
recommendation or a final decision.
J, PZ-23-16171 44,
10/04/23 <C
VI
l:w CO'.
Criteria
Criteria 1:
Pursuant to Article 4, Diagram 11, "TOD RESIDENTIAL DENSITY TRANSFER AREA — Up to
a fifty percent (50%) increase above allowable Density in a T4, T5, and T6 is permitted through
the Historic Preservation Transfer of Development Density program established in Chapter 23 of
the City Code. This increase is allowable within three-quarters (%) of a mile of a transit station.
Density transfer into T4 is allowed by Exception with City Commission approval."
Analysis 1: The Property is within a Transit -Oriented Development, and is therefore eligible for
a transfer of one unit of development density with City Commission Approval
Finding 1: Consistent
Criteria 2:
Pursuant to Chapter 23, Section 23-6, "Receiving sites for unused development density will be
located near a Transit Oriented Development ("TOD') pursuant to Article 4 of Miami 21, the
zoning ordinance of the City of Miami, Florida, as amended or superseded."
Analysis 2: The Property is located within a TOD and therefore eligible to receive additional
development density.
Finding 2: Consistent
Citeria 3:
Pursuant to Article 7, Section 7.1.2.6.b.4, "The review shall consider the manner in which the
proposed Use will operate given its specific location and proximity to less intense Uses..."
Analysis 3: The Property is surrounded by similar Residential Uses and a Private School and
therefore there would be no negative impact on the immediate area.
Finding 3: Consistent
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Ccde.The appticd de decision -making bodywill
rewew the information at the public hearing to render a
recommendation or a final decision.
NEIGHBORHOOD SERVICES
Pursuant to Article 7, Section 7.1.3.4 of the above Miami 21 Code, the Planning Department has
made referrals to the agencies below:
• Office of Zoning
• Office of Public Works
• Coconut Grove Commissioner District Office
Their comments and recommendations have been considered and are reflected in this final
decision.
G. FINDINGS
• The Property is located within the"T4-L" General Urban Transect Zone -Limited.
• The Property is located within the NCD-3.
• The transfer of Density from a Historic Resource to a property located within the "T4"
Transect Zone is permitted by process of Exception with City Commission approval.
• Based on Miami 21 Code, the Residential Density for a "T4" Transect Zone is 36 dwelling
units per acre, equating to 10 dwelling units with the current lot size of 13,000 square feet
(0.298 acres).
• Based on the regulations of the Historic Preservation Transfer of Development Density
program established in Chapter 23 of the City Code, the Applicant would be eligible to
transfer up to five (5) units of density.
H. CONCLUSION
Pursuant to Article 7 Section 7.1.2.6 and Article 4, Diagram 11 of Miami 21, and Chapter 23 —
Historic Preservation of the City Code, the Planning Department recommends Approval with
Conditions for the requested Exception with the following conditions:
I. CONDITIONS
1. The Project shall be developed in accordance with the plans and supporting documents
submitted, bearing the E-Plan stamp for Exception PZ-23-16171-EX.
2. The Applicant shall obtain a Certificate of Transfer for the transfer of development density
prior to the issuance of the building permit.
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
NOTICE
This submittal needs to be scheduled for a public hearing
in accordance with bmellnes set forth in the City of
Miami Code.The applica de decision -making body will
review Ure intonnaion at the pubc hearing to render a
recommendation or a final decision.
PZ-23-16171
10/04/23
3. The Applicant, owner, or successor shall comply with the requirements of all applicable
Departments/Agencies as part of the City of Miami building permitting process.
4. The Applicant, owner, or successor shall comply with all applicable building codes, land
development regulations, ordinances, and other laws and pay all applicable fees due prior
to the issuance of a building permit.
5. Pursuant to Article 7, Section 7.1.2.6(e), an Exception shall be valid for a period of two (2)
years during which a building permit or Certificate of Use must be obtained. This excludes
a demolition or landscape permit. A one-time extension, for a period not to exceed one (1)
additional year, may be obtained under the approval of the Planning Director.
6. Failure to comply with the conditions herein may result in the immediate revocation of
this Exception and shall be subject to any fines and penalties pursuant to the City Code.
,-DocuSigned by:
(Atis(t CktnL1
'-7F35EEFOC6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
�DocuSigned by:
C
Jwi-
S
Sevanne Steiner
Assistant Planning Director
,-DocuSigned by:
Uftu'
`-516A5D057573427...
Maxwell Utter
Planner II
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception
4
0 PUet/
'-N to
411
NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -mating body will
renew the information al the pubic hearing to render a
recommendation or a final decision.
PZ-23-16171
10/04/23
44,
RtVI EW CO '
The Planning, Zoning and Appeals Board ("PZAB") decision may be appealed to the City
Commission by any aggrieved party within fifteen (15) days of the date of rendition. The filing of
an appeal, and payment of appropriate fee, may be submitted with the Hearing Boards Division
in -person or online within 15 calendar days of the date of rendition. You may file online by
clicking here https://www.miamigov.com/Services/Doing-Business/Get-an-Exception-Permitting
Staff Analysis Report PZ-23-16171 3265 Bird Ave- Exception