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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department FINAL DECISION REZONE ePlan File ID. PZ-24-18402 Project Location 710 Southwest 16 Avenue, Folio Number 01-4102-006-6680 Miami 21 Transect "T5-O," Urban Center Zone -Open and "T6-8-O," Urban Core Transect Zone -Open. MCNP Restricted Commercial. Commission District District 03 — Commissioner Joe Carollo. Commissioner District Office Little Havana. Planner Diaz, Claudia, Planner II, cldiaz©miamigov.com Project Facility Name 1603 Southwest 8 Street LLC Property Owner 1603 Southwest 8 Street, LLC. myanopoulospbrzoninglaw.com Robert Sekula, Esquire myanopoulos©brzoninglaw.com Project Representative A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21"), as amended, Melissa Tapanes-Llahues Esquire, on behalf of 1603 Southwest Eith (8) Street, LLC ("the Applicant"), requests a change of zoning classification from "T5-O," Urban Center Zone - Open to "T6-8- 0," Urban Core Transect Zone - Open for the North Parcel, located approximately at 710 Southwest 16 Avenue (the "Noth Parcel") of the property located at 710 Southwest 16 Avenue,(the "Property"). Decision PZ-24-18402— Page 1 05/14/2025 , T5-0 Td-L swaT�sT T -8-0- T4-R Figure 1 Ex sting Miami Transect Zone (Property in Bold Line) B. RECOMMENDATION N Figure 2 Proposed Miami Transect Zone Pursuant to Article 7, Section 7.1.2.8 of the Miami 21 Code, as amended, the Planning Department recommends Approval of the requested change in zoning classification from "T5- 0," Urban Center Transect Zone - Open to a unified "T6-8-O," Urban Core Transect Zone - Open based upon the facts and findings in this staff analysis. C. BACKGROUND The Property consists of one parcel located along Southwest Seventh (7) Street and Southwest 16 Avenue, covering approximately 15,763 square feet (0.359 acres). The applicant states that future development will involve combining two lots: the North Parcel at 710 Southwest 16 Avenue and the South Parcel at 1603 Southwest Eight (8) Street. However, the rezone application is for North Parcel only. Although South Parcel shares the same ownership, it is not part of the current Application. The Applicant proposes to change the zoning classification for the northernmost portion of the site, the North Parcel, from "T5-0," Urban Center Zone -Open to "T6-8-0," Urban Core Transect Zone -Open. The North Parcel Property has frontage towards Southwest Seventh (7) Street and frontage on South towards Sixteenth (16) Avenue. The South Parcel frontage towards Southwest Eight (8) Street and Southwest Second (2) Avenue. Decision PZ-24-18402— Page 2 05/14/2025 The North Parcel is primarily zoned as "T5-O," Urban Center Zone -Open, which is the original zoning of the area. In contrast, most properties along Southwest Eight (8) Street, adjacent to the South Parcel, are zoned as "T6-8-O," Urban Core Transect Zone -Open. Figure 2 Aerial Map (The property is outlined in red) Project Data And Proposal SURROUNDING NEIGHBOORHOOD CHARACTERISTICS Miami 21 MCNP / Density Existing Use North "T5-O," Urban Center Transect Zone -Open Restricted Commercial Multifamily Low -Density Residential Apartments Decision PZ-24-18402— Page 3 05/14/2025 65 Du/Acre South "T6-8-O," Urban Core Transect Zone- Open Restricted Commercial 150Du/Acre Commercial: Sales and Services East "T5-O," Urban Center Transect Zone -Open "T6-8-O," Urban Core Transect Zone- Open Restricted Commercial 65 Du/Acre and 150 Du/Acre Residential Multi- Family- Low density and Commercial: Sales and Services West "T5-O," Urban Center Transect Zone -Open "T6-8-O" Urban Core Transect Zone- Open Restricted Commercial 65 Du/Acre and 150 Du/Acre Residential Multi- Family- Low density and Commercial: Office Building Demographics The Property is in Census Tract 12086005304, and data as follows: Topic Census Tract: 12086001402 City of Miami Population 4,336 443,665 Total Households 1,811 186,137 Average Household Size 2.38 2.33 Families in Poverty 4.98% 4.98% Home Ownership Rate 10.33% 30.12% Rental Occupancy Rate 89.67% 69.88% Vacant Rate 4.03% 13.35% Median Household Income $30,114 $54,858 Median Gross Rent $1,154 $1,494 https://www.policymap.com/newmaps/#4/30/2024) Decision PZ-24-18402— Page 4 05/14/2025 Context Pictures Imagel: View Southeast View from Southwest 7 Street. Image 2: View Southwest View from Southwest 7 Street. Decision PZ-24-18402— Page 5 05/14/2025 Image 3: Northwest View from Southwest 16 Avenue. D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The application does not require a corresponding Future and Use Map (FLUM) amendment. As such the Property is a unified "Restricted Commercial". The proposed Future Land Use (FLUM) designation Restricted Commercial allows residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; 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 second schools. Miami 21 The Property has bifurcated zoning designation of "T5-O," Urban Center Zone -Open, and "T6-8-O," Urban Core Zone -Open. Decision PZ-24-18402— Page 6 05/14/2025 Supported Uses in the "T5-O," Urban Center Zone -Open are primarily Residential by Right, with restricted Lodging, Civic, Civic Support, and Education Uses through entitlement process. The Applicant proposes to rezone the Property to a unified "T6-8-O," Urban Core Transect Zone — Open. Below is an excerpt from Article 4, Table 3 of the Miami 21 Code that highlights the differences between the current and proposed zoning classifications. T5 T6 0 0 DENSITY (UNIT PER ACRE) 65 150 COMMERCIAL AMUSEMENT RIDE E Table 1 Table 3 Building Function: Use Rezoning Criteria In accordance with Article 7, Section 7.1.2.8(f), the criteria and findings are provided below. Criteria 1: Pursuant to Miami 21, Article 7, 7.1.2.8 (f)(1)(a) "The relationship of the proposed amendment of 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: The Property proposed for rezoning is designated as Restricted Commercial within the Future Land Use plan and includes two transect zones: "T5-O," Urban Center Zone-Open)and "T6-8-O," Urban Core Zone -Open. It is bounded by "T5- 0," to the north and "T6-8-0," to the south. This strategic location within the Transit Corridor's Quarter -Mile Radius enhances its potential as a transportation hub, aligning with the Miami Comprehensive Neighborhood Plan (MCNP) policies to promote a dynamic, connected community. The City aims to enhance neighborhoods by promoting a balanced mix of employment, shopping, housing, and recreation areas in close proximity to each other, as outlined in Policy LU-1.3.15. The transition from "T5-0," to "T6-8-0," broadens Decision PZ-24-18402— Page 7 05/14/2025 allowable uses, encouraging denser, mixed -use developments. This reclassification aims to rejuvenate the neighborhood with various establishments, including entertainment venues, food service businesses, and open-air retail spaces, thereby creating local jobs and enhancing shopping options. While the Applicant plans to redevelop the Property into a destination for lodging, food, and beverages, the current Application is solely for rezoning. Future development plans, including the proposed hotel, are not considered at this stage. The Applicant seeks to rezone the Property from "T5-O," to "T6-8-O," to support new development that reinforces neighborhood patterns and urban centers by focusing growth along transit corridors and around transit nodes and centers. Finding: Complies Criteria 2: Pursuant to Miami 21, Article 7, 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 change necessary". Analysis: The Property is part of the Lawrence Estate Lands Co's Subdivision, recorded on November 23, 1912 (Attachment 1). The area is currently undergoing significant transformation, with numerous new applications receiving approval, reflecting the evolving needs and conditions of the neighborhood. The Site is adjacent to a "T6-8-O," Urban Center Transect Zone -Open to the south, towards the South Parcel along the iconic "Calle Ocho". The proposed rezoning aims to extend this existing Transect boundary, which is crucial for fostering coordinated, integrated, and harmonious environments. The Miami 21 Code emphasizes the importance of arranging all elements to support the unique character of each location. Each Transect Zone has a specific development function, intensity, and character suited to its environment, integrated with the public realm's details. The Miami 21 Code regulates lot development and sets guidelines for public rights -of -way detailing. For instance, suburban neighborhoods typically feature narrow streets with open swales, while commercial areas in denser urban settings have wider streets lined with trees. Redeveloping well -designed, mixed - use neighborhoods is essential for creating walkable, cohesive spaces. Decision PZ-24-18402— Page 8 05/14/2025 Development proposals must include measures that mitigate roadway impacts and uphold acceptable standards. The need and justification for the proposed change are based on the area's ongoing transformation and the necessity to align with the goals of the Miami 21 Code. Rezoning will facilitate the creation of a coordinated and integrated environment, enhancing the unique character of the location and supporting the development of mixed -use neighborhoods. Finding: Complies Criteria 3: Pursuant to Miami 21, Article 7, 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 Neighborhood and to provide transition in intensity and Building Height." Analysis: The proposal to rezone from "T5-O," Urban Center Zone -Open to "T6-8-O," Urban Core Transect Zone -Open aims to broaden permissible uses within the area. This transition enables a diverse range of mixed -use activities, fostering a vibrant and dynamic community. (see Table The adjustment will increase the area's density to 150 dwelling units per acre, promoting higher residential capacity. Additionally, it will modify the maximum allowable building height, restricting it to eight stories, with a bonus allowing up to twelve stories. This change aligns with the goals of the Miami 21 Code to preserve neighborhood character while providing a transition in intensity and building height. By facilitating mixed -use developments, the proposal supports the creation of walkable, cohesive spaces that integrate residential, commercial, and recreational activities. Finding: Complies E. CONCLUSION Based on the Planning staff's analysis of the surrounding context, the Miami 21 Code, and the goals and objectives of Miami 21 and the Miami Comprehensive Neighborhood Plan, the request to rezone the Property from "T5-O," Urban Center Zone -Open to the "T6-8-O," Urban Core Transect Zone -Open is justified. The rezone from "T5-O," Urban Center Zone -Open to "T6-8-O," Urban Core Transect Zone -Open aligns with the Miami 21 Code. Decision PZ-24-18402— Page 9 05/14/2025 Pursuant to Miami 21 Code, Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and the aforementioned findings, the Planning Department recommends Approval of the requested change of zoning from "T5-O," Urban Center Zone -Open, to "T6-8-O," Urban Core Transect Zone - Open. ,-DocuSigned by: P avcif , J I/LOW 7-7-8Q-144SA$4@ David Snow Planning Director ,-DocuSigned by: Grariam Jones Assistant Director DocuSigned by: L �Jlw�tx� eerFDB3e5A-402 Claudia Diaz, M.Arch, CNU-A. Planner II Decision PZ-24-18402— Page 10 05/14/2025 AERIAL EPLAN ID: PZ-24-18402 REZONE ADDRESS(ES): 1603 SW 8 ST , 710 SW 16 AVE 0 37.5 1 75 1 150 Feet 1 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-24-18402 REZONE ADDRESS(ES): 1603 SW 8 ST , 710 SW 16 AVE 0 37.5 75 150 Feet SW 7TH ST SW 8TH ST SW 16TH AV MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-24-18402 REZONE ADDRESS(ES): 1603 SW 8 ST , 710 SW 16 AVE 0 1 60 120 240 Feet 1 1 SW 7TH ST T5-O SW 8TH ST T6-8-O MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-24-18402 REZONE ADDRESS(ES): 1603 SW 8 ST , 710 SW 16 AVE 0 1 60 120 1 1 240 Feet 1 1