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Home My WebLink AboutStaff Analysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-25-19402 Location 3691 Southwest 1 Avenue Folio Number 0141390070370 Miami 21 Transect "T3-O" Sub -urban Transect Zone - Open MCNP Designation Duplex - Residential Commission District District 3 - Commissioner Joe Carollo Commissioner District Office Little Havana Planner Richard Cody Brown, Planner II (Rbrown@miamigov.com) Property Owner/ Applicant City of Miami Project Representative Jonathan Fanfan, Project Manager jfanfan@miamigov.com A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Arthur Noriega, V, on behalf of the City of Miami (the "Applicant") requests changes the zoning classification from to "T3-O" Sub -urban Transect Zone — Open to "CS" Civic Space Zone for the property generally located at 3691 Southwest 1 Avenue Miami, Florida ("the Property"). 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-25-19405). The companion application seeks to change the designation of the property from "Duplex - Residential" to "Public Parks & Recreation." B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval to rezone the property from "T3-O" Sub -urban Transect Zone — Open to "CS" Civic Space Transect Zone based upon the facts and findings in this staff report. Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 1 C. BACKGROUND The Property is located in the East Shenandoah subdivision, located within the Little Havana neighborhood. This property is made up of Lots 87 and 88, of Block 47, in the East Shenandoah plat (Book 14, Page 55), recorded in 1925. r-- 0 3/4C7Y4/ 141- e 9 V 54 11111106 t,w /8^'TE7:0x @ 5v ,," TEAFO9Cr 1 a w 70.. S7ZPEET J/Y��Ijl NiShigqY�lYf�"rk�+ ?��IINA��6�iArff1�16k�1' J EAST SHDYANDOAH A s14e549S/Cly /{y SECr/C/Y335 40. TW1,54-R4/ EAST .S1YENA/YDOAf i COMPANY 515A r'cE ENG;I>EEIT'NG CnhORANY 9,o-c i .ca /M14^11 FEq. Figure 1: Plat, subject property in red, PB 14-55 LOTS 87 & 88 BLK 47 The two (2) parcels to the west of the Property were similarly rezoned in April of 2023, from "T3-O" Sub -urban Transect Zone - Open to "CS" Civic Space Transect Zone, and processed under application No. PZ-22-15533. Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 2 The property is in the East Shenandoah subdivision, which is predominantly zoned "T3-O". The site abuts suburban residential "T3-O" to the north and east, to the south is The Underline linear park and the Metrorail, and on the west is the first phase of Woodside Park zoned "CS". The current zoning is best depicted in Figure 5 of this report. Figure 2: Aerial of the Property Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 3 SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T3-O" - Sub -Urban Zone Duplex - Residential Single -Family, High Density (Over 5 DU/Gross Acre than Townhouses, Duplexes and Mobile Homes) South Right of way (ROW) Right of way (ROW) ROW, Underline Linear Park East "T3-O" - Sub -Urban Zone Duplex - Residential Single -Family, Med.-Density (2-5 DU/Gross Acre) West "CS" — Civic Space Zone Public Parks and Recreation Woodside Park Phase 1 (under construction) RELATED APPROVALS Date Action 4/19/2023 PZ-22-15533: 3699 / 3701 SW 1 AV - Re -Zoning Application Woodside Park Phase 1 Rezone from "T3-O" to "CS" 6/6/2023 PZ-22-15757: 3699 SW 1 AV - Comprehensive Plan Application Woodside Phase 1 FLUM Amendment from Duplex Residential to Public Park and Recreation 1/27/2024 PZ-23-16815: 3701 SW 1st Ave — Warrant — Woodside Park Phase 1 2/3/2024 BD23017559001: 3701 SW 1 AV - NEW CONSTRUCTION Woodside Park Phase 1 Pending BD23017559001: 3701 SW 1 AV - NEW CONSTRUCTION — Modification Woodside Park Phase 1 Revision for ROW Pending PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application Woodside Park Phase 2 - Rezone from "T3-O" to "CS" Pending PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Woodside Park Phase 2 - FLUM Amendment from Duplex Residential to Public Park and Recreation Pending BD25008908001: 3691 SW 1 AV - NEW CONSTRUCTION Woodside Park Phase 2 - Pickleball Pending BD25010959001: 3691 SW 1 AV - NEW CONSTRUCTION Woodside Park Phase 2 - Community Center Pending PZ-25-19409: 3691 SW 1 AV -Unity of Title Unification of all 3 lots within Woodside Park Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 4 D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application requires a corresponding Future and Use Map (FLUM) amendment. Pursuant to the adopted Future Land Use Map (FLUM) of the MCNP, the Property is designated "Duplex Residential". This designation allows residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre (18 DU/AC), and allows professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within certain historic sites or historic districts, as well as, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T3-O" Suburban Transect Zone — Open to "CS" Civic Space Transect Zone is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "Duplex Residential" to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ-25-19405. The companion FLUM amendment would be consistent with the proposed zone of CS and the intent of the Project as a Public Park, presently known as "Woodside Park". Figure 3: Existing Future Land Use Figure 4: Proposed Future Land Use Designation Designation Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 5 Miami 21 Code The Property was zoned "R-2," Two -Family Residential, under the previous 11000 Zoning Code, which permitted a maximum density of eighteen (18) units per net acre. Subsequently, the Property was rezoned to "T3-O" Sub -urban Transect Zone — Open. Pursuant to Article 4, Table 1, is described as "the Sub -urban Transect Zone consists of low - Density areas, primarily comprised of Single -Family and Two -Family residential units with relatively deep Setbacks, Streetscapes with swales, and with or without Sidewalks. Blocks may be large and the roads may be of irregular geometry to accommodate natural and historic conditions." The Applicant proposes to rezone the Property to "CS" Civic Space Transect Zone. Which is described as "consists of public use space and facilities that may contrast in use to their surroundings while reflecting adjacent Setbacks and landscape". 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. This change of zone will result in changes in Intensity, Density, and Height as well as the allowed Uses allowed at the Property. The Table below demonstrates the changes in development standards as a result of the requested changes in zoning classification: DENSITY (UNITS PER ACRE) RESIDENTIAL CO -LIVING SINGLE FAMILY RESIDENCE R COMMUNITY RESIDENCE R ANCILLARY UNIT TWO FAMILY RESIDENCE R MULTIFAMILY HOUSING DORMITORY HOME OFFICE R LIVE - WORK WORK - LIVE CS N/A Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 6 LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE ., 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 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 W E E W R R W W R Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 7 EDUCATIONAL CHILDCARE COLLEGE/UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE/HIGH SCHOOL PRE-SCHOOL E E E RESEARCH FACILITY SPECIAL TRAINING / VOCATIONAL E E R — Allowed by Right W — Allowed by Warrant E — Allowed by Exception Figure 5: Existing Miami 21 Designation Figure 6: Proposed Miami 21 Designation Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 8 Rezone Criteria In accordance with Article 7, Section 7.1.2.8(f), the criteria and findings are provided below. Criteria 1 Pursuant to Article 7, Section 7.1.2.8.f.1.(a) of the Miami 21 Code: "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 The requested change of zoning from "T3-O" Sub -urban Transect Zone — Open to "CS" Civic Space Transect Zone is inconsistent with the Property's existing Future Land Use (FLU); as such, a companion FLUM amendment from "Duplex Residential" to "Public Parks and Recreation" is being processed concurrently under ePlan File ID No. PZ-25-19405. The companion FLUM amendment would be consistent with the proposed zone of CS and the intent of the Project as a Public Park, presently known as "Woodside Park". The Property is located within 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 enjoyment of the community, 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 7.1.2.8.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, and other city regulations. Criteria 2 Pursuant to Article 7, Section 7.1.2.8.f.1.(b) of the Miami 21 Code: "the need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." Analysis 2 The purpose of this request is associated with a larger project, presently known as "Woodside Park", which will consist of three (3) parcels totaling 0.86 acres. The parcels were purchased by the City of Miami in 2019, 2020 and 2023. The first two (2) parcels, consisting of 0.69 acres, were similarly rezoned from "T3-O" to "CS" Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 9 back in April of 2023, under ePlan ID PZ-22-15533. The subject of this request is the proposed rezoning of the third parcel consisting of approximately 0.17 acres (7,500 square feet) located at the Property. This rezone will unify the three (3) parcels under the same "CS" Transect Zone and provide for a larger park to serve the surrounding community. 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 Pursuant to 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 3 The Applicant has proposed to change the zoning from "T3-O" Sub -urban Transect Zone — Open to "CS" Civic Space Zone. "CS" does not allow for any density or Residential Uses, whereas "T3-O" allows density up to 18 dwelling units per acre; "CS" is a lesser Transect Zone than "T3-O". The Property is within proximity of properties currently zoned "T3." Changing the zoning of the Property from "T3-O" to "CS" would allow for the development of a municipal park to serve the residential neighborhood. The proposed change in zoning from "T3-O" 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. E. CONCLUSION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the findings above, and the Applicant's submittal, the Planning Department recommends Approval of the proposed change in zoning classification "T3-O" Sub -urban Transect Zone — Open to "CS" Civic Space Transect Zone for the properties generally located at 3691 Southwest 1 Avenue. Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 10 David Snow Planning Director DocuSigned by: "Mt Bli-797A781- Efren Nunez Senior Planning Project Manager DocuSigned by: B2B3 C:'38/3441 Richard Cody Brown, MPA Planner II Attachments: Exhibit A — Legal Description Staff Analysis Report No. (PZ-25-19402: 3691 SW 1 AV -RE -Zoning Application) — Page 11 AERIAL EPLAN ID: PZ-25-19402 REZONE ADDRESS(ES): 3691 SW 1 AV 0 95 190 380 Feet I 1 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-25-19402 REZONE ADDRESS(ES): 3691 SW 1 AV 0 1 95 190 1 380 Feet I 1 Duplex - Residential FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-25-19402 REZONE ADDRESS(ES): 3691 SW 1 AV 0 1 95 190 1 380 Feet I 1 Duplex - Residential MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-25-19402 REZONE ADDRESS(ES): 3691 SW 1 AV 0 87.5 175 350 Feet 1 1 MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-25-19402 REZONE ADDRESS(ES): 3691 SW 1 AV 0 87.5 175 350 Feet 1 1