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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR rodew the information at the pubdc hearing to render a recommendation or a final decision. PZ-22-15645 07/11/23 City of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-22-15645 Location 3424 SW 37 Avenue, 3442 SW 37 Avenue, 3714 Washington Avenue, 3718 Washington Avenue, 3735 Washington Avenue, 3719 Thomas Avenue, 3710 Grand Avenue Folio Number 01-4120-007-0800, 01-4120-007-0790, 01-4120-007-0810, 01- 4120-007-0820, 01-4120-007-0010, 01-4120-007-0780, 01- 4120-007-0200 Miami 21 Transect "T3-O" Sub -Urban Zone —Open and "T5-O" Urban Center Zone —Open and Neighborhood Conservation District ("NCD")-2 Overlay MCNP Designation Duplex Residential and Restricted Commercial Commission District District 2 — Commissioner Sabina Covo Commissioner District Office Coconut Grove Planner Vickie Toranzo, Planning Project Manager vtoranzo@miamigov.com Property Owner Daniel Azel of 3442 SW 37 AVE LLC dan@andalegroup.com (305) 715-7335 and JELLY SALMON JV CK LLC Project Representative City of Miami Planning Department planning@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 a change in the zoning classification from "T3-O" Sub - Urban Transect Zone — Open to "T4-O" General Urban Transect Zone -Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3424 and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas Avenue; maintain the zoning classification of Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 1 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decision. PZ-22-15645 07/11/23 "T3-O" Sub -Urban Transect Zone — Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3735 Washington Avenue; maintain the zoning classification of "T5-O" Urban Center Zone— Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3710 Grand Avenue NCD-2" (Neighborhood Conservation District) Overlay, Miami, Florida, (collectively, "the Property.") B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the request based upon the facts and findings in this staff report. C. BACKGROUND The Property is located in the Village West Island and Charles Avenue Neighborhood Conservation District (NCD-2). The precursor for the NCD-2, the "SD-26 Coconut Grove Market Overlay District," was established by Ordinance No.12324 by amending the prior City of Miami Zoning Ordinance, Ordinance No. 11000 ("Ordinance No. 11000"). On September 25, 2003, the City Commission adopted Ordinance No. 12417 rescinding Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No. 11000 to establish the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District". On January 27, 2005, the City Commission adopted Ordinance No. 12651 amending Article 6 to add Section 626, titled "Village West Island Special Overlay District," and to repeal the NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District and further amending Article 8 to create Section 802, titled "Charles Avenue Neighborhood Conservation Overlay District". On April 23, 2020, the Miami City Commission, per City Commission Resolution No. R-20- 0131, found that the West Grove has been plagued by economic blight. Pursuant to City Commission directive on September 10, 2020, the City of Miami, working with a consultant, completed a report to identify future housing opportunities within the West Grove community, titled "West Grove Affordable Housing Blueprint." At the October 13, 2022 City Commission meeting, the City Commission directed the City Manager and the City Attorney to take any and all actions to improve affordable housing within the Little Bahamas area of the City of Miami. Appendix A.2 of the Miami 21 Code contains the Neighborhood Conservation District regulations, titled "Village West Island District and Charles Avenue" ("NCD-2"). The intent of Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 2 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decision. PZ-22-15645 07/11/23 the NCD-2 is to identify and recognize areas in Coconut Grove that are historically significant; to promote gateways, gathering places, and activities corresponding to its culture and heritage; to compliment the character of the entire community and promote the history of the Island District; and to promote its successful revitalization and restoration. Pursuant to Appendix A.2.2 of the Miami 21 Code: Village West Island District is of special and substantial public interest due to the unique role of Grand Avenue and Douglas Road as the "Main Streets" for the surrounding Village West Island District Community and the unique Caribbean and Bahamian character and heritage of the Village West Island District in general. On Charles Avenue this NCD-2 will help define the uses and designs of buildings and help maintain the scale and character of the existing neighborhood. Both Village Island West and Charles Avenue illustrate the incomparable legacy of the African -American community to the City of Miami. The intent of NCD-2 is to identify and recognize this historical significance; to promote gateways, gathering places and activities corresponding to its culture and heritage; to compliment the character of the entire community and promote the history of the Island District; and to promote its successful revitalization and restoration. Charles Avenue (originally Evangelist Street) has historically housed some of the original Bahamian settlements within the Village West Island District that occupies the neighborhoods around the intersection of Douglas Road and Grand Avenue. This street has been degraded through demolition, abandonment and redevelopment and thereby diminishing the historic integrity to become a historic district; however, it is of special and substantial public interest due to its historic identity and remaining historic structures. This designation will encourage appropriate infill to preserve the context of historic sites on Charles Avenue, including: the Mariah Brown House, home of the first Bahamian settler; the Historic Black Cemetery; the E.F. Stirrup House, home of the first black doctor; historical churches, and several other historic homes. Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 3 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decision. D. ANALYSIS , ;Li FLORIDA AV HOMAS AV 111 —THOMAS AVE 01 WILLIfitvl AVE CHARLEV Figure: Aerial of the Property The Applicant requests a change in the zoning classification from "T3-O" Sub -Urban Transect Zone — Open to "T4-O" General Urban Transect Zone -Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3424 and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas Avenue; maintain the zoning classification of "T3- 0" Sub -Urban Transect Zone — Open with a "Village West Island District and Charles Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 4 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resiew the Information at the public hearing to render a recommended on or a final decision. PZ-22-15645 07/11/23 Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3735 Washington Avenue; and maintain the zoning classification of "T5-O" Urban Center Zone— Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3710 Grand Avenue. THOMAS FLORIDA AVE WASHINGT€N'AVE THOMAS AV E - WILLIAM AVE CHARLES AVE Figure: Existing Miami 21 Designation Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 5 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 NOTICE This submittal needs to be scheduled for a public hearing in accordance whh idmellnee set forth in the City of Miami Code. The appli®de decision -making body will resew the Information at the public hearing to render a recommended on or a final decision. Figure: Proposed Miami 21 Designation Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 6 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 This submittal needs to be scheduled for a public hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR rodew the information at the public hearing to render a recommendation or a final decision. PZ-22-15645 07/11/23 Per the Correspondence Table — Zoning and Comprehensive Plan of the Miami Comprehensive Neighborhood Plan (MCNP), the requested change of zoning is not consistent with the current MCNP designation of Duplex Residential for the properties generally located at 3424 and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas Avenue. As a result, the Applicant has submitted a FLUM Amendment to change the land use designation of the properties from Duplex Residential to Low Density Restricted Commercial processed concurrently under PZ-22-15646. The Property consists of 7 parcels and is approximately 0.75 acres (32,917.09 square feet.) 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 1 Policy LU-1.1.3: The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man- made amenities; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations. Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 7 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body will review the information al the pu tick hearing to render a recommendation or a final decision. PZ-22-15645 07/11/23 Policy LU-1.1.7: Land development regulations and policies will allow for the development and redevelopment of well -designed mixed -use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. Policy LU-1.6.9: The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The proposed change from "T3-O" to "T4-O" would create a buffer from lower intensity "T3-O" zones and the higher intensity "T5-O" zones. This change would also create a more appropriate transition from the higher intensity thoroughfare Douglas Road and the interior of the residential neighborhood. Finding Criteria 1 In accordance with Article 7, Section 7.1.2.8 (f)(1)(a) of Miami 21 Code, the requested change from "T3-O" to "T4-O" 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 for Criteria 2 On April 23, 2020, the City Commission adopted Resolution No. R-20- 0131, which found that the West Grove has been plagued by economic blight. Economic blight is a negatively changing condition. Changes from T3-O to T4-O could alleviate the conditions of blight while supporting the intentions of maintaining the distinct character and heritage of Village West Island District. Finding Criteria 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. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 8 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 This submittal needs to be scheduled for a puboc hearing In accordance whh timelines set forth in the City of Miami Code. The applicable decision -making body will review the information al the pu tick hearing to render a recommendation or a final decision. PZ-22-15645 07/11/23 Analysis Section 7.1.2.8 (a) establishes that changes shall occur in succession, Criteria 3 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 changes are consistent with the successional zoning change requirements stated in the table in Section 7.1.2.8 (a)(3). The proposed zoning change from "T3-O" to T4-O are successional changes to a higher transect zone. Additionally, the existing zoning pattern of "T3-O" adjacent to "T5-O" does not have a buffer of higher and lower intensities. Introducing "T4- 0" would create a transition in intensity and height between "T3-0" and "T5-0", consistent with the Miami 21 principal of transitional zoning. Finding Pursuant to Article 7, Section 7.1.2.8.(f)(2) of Miami 21 Code, the Criteria 3 requested change from "T3-0" to "T4-0" is consistent. Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 9 3.22.2023 DocuSign Envelope ID: OAF40ABC-204B-42A2-8FEC-DEBD446A3445 This submittal needs to be scheduled for a public hearing in accordance wth timelines set forth in the Cry of Miami Code.The applica de decision -making bodywill review the information at the public hearing to render a recommendation or a final decision. 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. DocuSigned by: iS6 Ain L Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: SO/ at/WA, gt,itnix n7 cnc nF--L44c... Sevanne Steiner CNU-A, Assistant Director DocuSigned by: �/ie14t 1-Ords.A44) Vickie Toranzo Chief of Land Development Staff Analysis Report No. ePlan PZ-22-15645_3424 SW 37 ST et. al. — Page 10 3.22.2023 MIAMI 21 (EXISTING) EPLAN ID: PZ-22-15645 REZONE ADDRESSES: 3424 SW 37 AV; 3442 SW 37 AVE; 3714 Washington AV; 3718 Washington AV; 3735 Washington AV; 3719 Thomas AV; 3710 Grand AV 0 125 250 CI 500 Feet I This submittal needs to be scheduled for a public hearing in accordance with tlmelines Set forth in the City of Miami Code. The applicade decision-rna king body will renew theinforrnaton at the public hearing to render recommendatl on or a final decis on. PZ-22-15645 06/08/23 WILL•IAM AVE CHARLES AVE M IAM 121 ATLAS (PROPOSED) EPLAN ID: PZ-22-15645 REZONE ADDRESSES: 3424 SW 37 AV; 3442 SW 37 AV; 3714 Washington AV; 3718 Washington AV; 3735 Washington AV; 3719 Thomas AV; 3710 Grand AV 0 125 250 500 Feet 1- in C KIUA)kV Ei T3-R This submittal needs to be scheduled for a public hearing in accordance with tlmelines set forth in the City of Miami Cede. The applicade decision -making body NOR renew the information at the public hearing to render a recommendation or a final tlecivon. PZ-22-15645 06/08/23 r T5-O GRAND AV • T3-O . T5-O WASH N ( I • T4=O x 1- CI ul • • THOMAS AV T3-O WILLIAN+AV CHARLES AV AERIAL EPLAN ID: PZ-22-15645 REZONE ADDRESSES: 3424 SW 37 AV; 3442 SW 0 125 250 37 AVE; 3714 Washington AV; 3718 Washington AV; 3719 Thomas AV; 3735 Washington AV; 3710 Grand AV 500 Feet WASHINGTON AVE This submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the City of Miami Code.rhe applicable decision -making body will review the Information at the public hearing to render a recommendation or a final decid on. CHARLES AVE PZ-22-15645 06/08/23