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Home My WebLink AboutAnalysis and MapsL•1 fJ j4': i. uy!e City of Miami Planning Department ANALYSIS FOR EXCEPTION Staff Analysis Report No. PZ-23-16677 Location 933 Southwest 4 Avenue Folio Number 0102060801120 Miami 21 Transect "T4-R," General Urban Transect Zone - Restricted MCNP Designation Medium Density Multifamily Residential Commission District District 3 — Joe Carollo Planner Leeann Parker, Planner I Iparker@miamigov.com Property Owner 933 SW 4TH AVENUE LLC Project Representative Clara Garcia, clara@adonaidc.com A. REQUES. Clara Garcia, on behalf of 933 SW 4TH AVENUE LLC (the "Applicant"), requests an Exception pursuant to Article 4, Table 4, to allow one (1) Exception pursuant to Article 4, Table 4 of Ordinance No. 13114 ("Miami 21 Code"), as amended, to allow a parking reduction for a Residential Use within a Transit Corridor area by up to one hundred percent (100%) for any Structure with a Floor Area of ten thousand (10,000) square feet or less by process of Exception with City Commission approval, generally located at 933 Southwest 4 Avenue, Miami, Florida, 33130 (the "Property"). B. RECOMMENDATION Pursuant to Article 7, Section 7.1.1.2 of the Miami 21 Code, as amended, the Planning Department recommends Approval with Conditions for the requested Exception based upon the facts and findings in this staff report. Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 1 7/10/2024 C. PROJECT DATA The Applicant is proposing a three (3) Story Multi Family Residential project with four (4) Dwelling Units at the approximately 5,000 square -foot (0.11-acre) Property. The Applicant is proposing two (2) parking spaces where six (6) spaces are required. SURROUNDING USES Miami 21 MCNP Existing Use North "T4-R," General Urban Transect Zone - Restricted Medium Density Multifamily Residential Two -Family Residential South "T4-R," General Urban Transect Zone - Restricted Medium Density Multifamily Residential Multi -Family Low Density Residential East N/A N/A Interstate 95 West "T4-R," General Urban Transect Zone - Restricted Medium Density Multifamily Residential Multi -Family Low Density Residential Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 2 7/10/2024 D. BACKGROUND Figure 1: Aerial of Subject Site Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 3 7/10/2024 Figure 2: Site Plan E. ANALYSIS meow Criteria 1: The application shall be reviewed for compliance with the regulations of this code. Analysis: Pursuant to Article 4, Table 4 of the Miami 21 Code, "Except for sites within 500 feet of an ungated T3 Transect Zone, the parking ratio may be reduced within a TOD area or within a Transit Corridor area... by one hundred percent (100%) for any Structure with a Floor Area of ten thousand (10,000) square feet or less by process of Exception with City Commission approval." The Applicant is proposing an 8,790 square -foot Building on the Property located within a quarter mile of a Transit Corridor and is approximately 591 feet from an ungated T3 Transect Zone. The Exception request is in compliance with the requirements of Article 4, Table 4. Finding: Complies Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 4 7/10/2024 Criteria 2: The review shall consider the manner in which the proposed Use will operate given its specific location and proximity to less intense Uses. Analysis: The proposed parking reduction supports a Multi Family Residential Use and is surrounded by the same Use to the north, south, and west with a similar or greater number of Dwelling Units. Interstate 95 directly abuts the Property to the east. No less intense Uses exist near the Property; therefore, reducing the parking spaces of the Property will not affect any less intense Uses. Findings: Complies Criteria 3: Article 4, Table 12, Building Function & Density, "Ensure transitions of Density, Intensity, and Height that complement the Neighborhood context." Analysis: The Neighborhood context is that of one -to -two -Story Multi Family Housing with limited surface parking onsite, located within a Transit Corridor area. The requested parking reduction encourages pedestrian activity and public transportation use, reinforcing the purpose of the Transit Corridor area. Findings: Complies Criteria 4: Article 4, Table 12, Building Function & Density, "Calibrate Density, Intensity, and Uses to facilitate walkability and promote transit use." Analysis: The Property is located within a Quarter Mile radius of a Transit Corridor, approximately 0.2 miles and a five-minute walk from the Southwest 8 Street and Southwest 5 Avenue bus stop. The proposed parking reduction facilitates walkability and promotes transit use given the Property's close proximity to the bus stop and nearby Uses (Commercial, Office, and Institutional). Findings: Complies Criteria 5: Article 4, Table 12, Parking Standards, "Minimize the impact of Parking and Loading on the public realm and adjacent properties." Analysis: Personal vehicle use is discouraged as a result of the parking reduction request, supported by the Property's closeness to public transit and a variety of Uses (Commercial, Office, and Institutional). Fewer personal vehicles located onsite inherently ensures minimal impact to the public realm and adjacent properties, even as the Density of the Property increases to four (4) Dwelling Units. Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 5 7/10/2024 Findings: Complies Criteria 6: Article 4, Table 12, Parking Standards, "Minimize the number and width of driveways and Curb cuts to reduce conflicts between pedestrian and vehicular circulation." Analysis: The existing Property has one (1) driveway measuring approximately 13 feet 2 inches wide along Southwest 10 Street. The request proposes two (2) 12-foot driveways along Southwest 4 Avenue. While the number of driveways and Curb cuts on the Property increases by one (1), the requested parking reduction decreases potential conflicts between pedestrian and vehicular circulation as fewer vehicles will be located onsite. Findings: Complies Criteria 7: Article 4, Table 12, Parking Standards, "Screen Parking Structures and surface Parking to conceal internal elements including, but not limited to, vehicles, lights, and mechanical equipment from the public realm both day and night." Analysis: The two (2) proposed parking spaces are screened by the proposed Building on three sides. Parking is visible as necessary from the public realm for purposes of accessibility to the spaces from the Right -of -Way. Findings: Complies F. FINDINGS • The Property has a Future Land Use designation of Medium Density Multifamily Residential and is located within the "T4-R" General Urban Transect Zone — Restricted. • The Project is to be developed as a three (3) Story Multi Family Residential project consisting of four (4) Dwelling Units. • The Project proposes to have two (2) parking spaces where six (6) are required. • Pursuant to Article 7, Section 7.1.2.6.b.4 of the Miami 21 Code, it is found the Applicant submitted documentation to the Planning Department that complies with Article 4, Table 12. • Pursuant to Article 7, Section 7.1.2.6.b.4 of the Miami 21 Code, the City of Miami Zoning Ordinance, the application has been reviewed and found sufficient. Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 6 7/10/2024 G. NEIGHBORHOOD SERVICES Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the Planning Department has made referrals to the following agencies: Office of Zoning, Environment Resources Division, and Resiliency and Public Works Department. H. CONCLUSION Based on the above findings, the input of the agencies consulted on this matter, and pursuant to Article 7, Section 7.1.1.2 of the Zoning Ordinance, the Planning Department recommends Approval with Conditions, based on the facts and findings in this analysis. I. CONDITIONS 1. The Project shall be developed in accordance with the plans and supporting documents bearing the ePlan Stamp for the Exception PZ-23-16677. 2. The Applicant, owner, or successor shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process. 3. The Applicant, owner, or successor shall meet the conditions from all applicable local, state, and federal regulations. 4. Prior to the issuance of a building permit, the Applicant shall provide a Trip generation memorandum to the Resilience and Public Works Department for analysis and determination of level of traffic data analysis needed. 5. Pursuant to Miami 21 Code, 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 an additional year, may be obtained if approved by the Planning Director. 6. The City reserves the right to inspect the site to ensure compliance with the conditions as listed. 7. 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 City Code. Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 7 7/10/2024 ,-DocuSigned by: P0V.tl, J tAhW 77D014848CA8486... David Snow Planning Director DocuSigned by: 77D014848CA8486... Sevanne Steiner, CNU-A Assistant Director DocuSigned by: 1A5A34413113E4F5... Leeann Parker Planner I Final Decision Report No. (PZ-23-16677) 933 SW 4 AV — Page 8 7/10/2024 AERIAL EPLAN ID: PZ-23-16677 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 933 SW 4 AV 0 125 250 500 Feet I 1 MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-23-16677 REZONE ADDRESS(ES): 933 SW 4 AV 0 1 125 250 500 Feet I 1