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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR REZONE Staff Analysis Report No. PZ-25-19913 Location 770 Northwest 41 Avenue Folio Number 0131320130460 Miami 21 Transect "T3-R," Sub -Urban Transect Zone - Restricted MCNP Designation Single Family - Residential Commission District Commissioner District 1 — Miguel Angel Gabela Commissioner District Office Flagami Planner Leeann Parker, Planner I, Iparker@miamigov.com Property Owner City of Miami Project Representative Mawusi Khadija Watson, Chief of Land Development A. REQUEST Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114 ("Miami 21 Code"), as amended, James Reyes, on behalf of the City of Miami (the "Applicant") requests to change the zoning designation from "T3-R," Sub -Urban Transect Zone — Restricted to "Cl," Civic Institution Zone of the property generally located at 770 Northwest 41 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-25-20077). The companion application seeks to change the designation of the property from "Single Family - Residential" to "Major Institutional, Public Facilities, Transportation and Utilities." B. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Approval of the proposed change in zoning from "T3-R," Sub -Urban Transect Zone — Restricted to "Cl," Civic Institution Zone for the property at 770 Northwest 41 Avenue based upon the facts and findings in this staff report. Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 1 C. BACKGROUND The Property is located along Northwest 41 Avenue, between Northwest 7 Street and Northwest 8 Street, within the Flagami neighborhood. It is comprised of Lot 6 of Block 3 in the Whitehead and Blair subdivision (Book 44, Page 78), recorded in 1945. The Property has a total land area of approximately 7,979 square feet, or 0.183 acres, and is zoned "T3-R," Sub -Urban Transect Zone — Restricted. A Single -Family Residence previously existed on the Property, constructed in 1948 and demolished in 2025 under BD24023577001. The surrounding neighborhood includes a variety of Uses, with a built environment that has remained largely unchanged since the 1970s. The request for the subject Property is associated with the three (3) Lots to the south, which consist of the City of Miami ("City") Fire Station Number 10 and its associated parking. The Fire Station was constructed in 1963 on the southernmost Lot abutting Northwest 7 Street, and the parking Lots were acquired by the City in 1990 and 1994, each previously improved with Single -Family Residences. Importantly, Civil Support Uses, such as a Fire Station, are not permitted within the "T3-R" Sub -Urban Transect Zone — Restricted. As a result, any expansion, modernization, or functional consolidation of the existing facility cannot occur under the current zoning. This regulatory limitation is a primary factor driving the request to rezone the subject Property to "CI," Civic Institution Zone, in order to support the redevelopment of Fire Station No. 10 and ensure adequate emergency response facilities for the surrounding community. Proposal The Applicant proposes to Rezone the Property from "T3-R," Sub -Urban Transect Zone - Restricted to "CI," Civic Institution Zone. Address Existing Zoning Area in Square Feet Proposed Zoning 770 Northwest 41 Avenue "T3-R," Sub -Urban Transect Zone — Restricted 7,979 square feet "CI," Civic Institution Zone Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 2 T6-8-0 T5-L CI NW MI St TI4-L Figure 1: Existing Miami 21 Designation T6-8-O T R' CI CI 1 T4-L T5-L \ I \ Figure 2: Proposed Miami 21 Designation Surrounding Uses The Property is located at 770 Northwest 41 Avenue and is currently vacant. The subject Property Abuts "T3-R," Sub -Urban Transect Zone — Restricted to the north and east, "CI," Civic Institution Zone to the south, and "T6-8-O" Urban Core Zone — Open to the west. Surrounding Uses Miami 21 Code MCNP/Density Existing Use North "T3-R," Sub -Urban Transect Zone — Restricted Single Family - Residential, 9 du/ac Single -Family, Med.- Density (2-5 DU/Gross Acre) South "Cl," Civic Institution Zone Major Institutional, Public Facilities, Transportation and Utilities, 150 du/ac Governmental/Public Administration (Other than Military or Penal) East "T3-R," Sub -Urban Transect Zone — Restricted Single Family - Residential, 9 du/ac Single -Family, Med.- Density (2-5 DU/Gross Acre) West "T6-8-O" Urban Core Zone — Open General Commercial, 150 du/ac Sales and Services (Spot commercial, strip commercial, neighborhood shopping centers/plazas) Site Locatior The Property is located within the Flagami neighborhood, with access to the Northwest 7 Street and Northwest 42 Avenue Transit Corridors. The property is in the Whitehead and Blair subdivision, which is predominantly zoned "T3-R", but also includes "Cl" and "T6-8-O" zoning. Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 3 The site abuts Single -Family Residences to the north and east, Fire Station Number 10 (existing Civic Use) to the south, and General Commercial Uses to the west. Figure 3: Aerial Map of the Property D. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The Application requires a corresponding FLUM amendment. Pursuant to the adopted FLUM of the MCNP, the Property is designated "Single Family Residential". This designation allows Residential structures of one (1) dwelling unit each to a maximum density of nine (9) dwelling units per acre and allows supporting services such as foster homes and family day care homes for children and/or adults, community based residential facilities, places of worship, primary and secondary schools, child day care centers and adult day care centers. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts. Per the Correspondence Table — Zoning and Comprehensive Plan of the FLUM, the requested change of zoning from "T3-R" Suburban Transect Zone — Restricted to "Cl" Civic Institution Zone is inconsistent with the Property's existing Future Land Use ("FLU"). A companion FLUM amendment from "Single Family Residential" to "Major Institutional, Public Facilities, Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 4 Transportation and Utilities" is being processed concurrently under ePlan File ID No. PZ-25- 20077. If approved, the companion FLUM amendment would be consistent with the proposed zone of "Cl". Fi.ure 4: Existin. FLUM Desi.nation Miami 21 Code The Subject Property is designated "T3-R," Sub -Urban Transect Zone — Restricted. The request to rezone the approximately 7,979-square-foot Property to "Cl," Civic Institution Zone will result in changes in Intensity and Height, as well as changes to the allowed Uses on the Property. However, Density remains the same as the "Cl" Zone adopts the Density of lowest Abutting Zone, which is "T3-R" in this case. Table 5 demonstrates the changes in development standards and allowed Uses as a result of the rezone request. T3-R CI SUB -URBAN CIVIC INSTITUTION DENSITY (UNIT PER ACRE) 9 du/acre AZ** RESIDENTIAL SINGLE FAMILY RESIDENCE R COMMUNITY RESIDENCE R DORMITORY E HOME OFFICE R OFFICE OFFICE E COMMERCIAL FOOD SERVICE ESTABLISHMENT E Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 5 GENERAL COMMERCIAL E OPEN AIR RETAIL E PLACE OF ASSEMBLY E RECREATIONAL ESTABLISHMENT E CIVIC COMMUNITY FACILITY E REGIONAL ACTIVITY COMPLEX E CIVIC SUPPORT COMMUNITY SUPPORT FACILITY E INFRASTRUCTURE AND UTILITIES W E MAJOR FACILITY E MARINA E PUBLIC PARKING E TRANSIT FACILITIES E EDUCATIONAL CHILDCARE E COLLEGE / UNIVERSITY E LEARNING CENTER E RESEARCH FACILITY E SPECIAL TRAINING / VOCATIONAL E R—Allowed by Right W —Allowed by Warrant E —Allowed by Exception Uses omitted signify Use prohibited. ** AZ: Density of lowest Abuttin Zone MAXIMUM BUILDING HEIGHT 2 Stories 5 Stories* *Development in a CI Zone shall follow all other regulations of the Abutting Transect Zone. Criteria for Rezoning Article 7, Section 7.1.2.8.a of the Miami 21 Code states that zoning changes shall occur successionally, in which the zoning change may be made only to a lesser Transect Zone; Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 6 within the same Transect Zone to a greater or lesser intensity; or to the next higher Transect Zone, or through a Special Area Plan. All changes shall maintain the goals of this Code to preserve Neighborhoods and to provide transitions in Intensity, Density, Building Height, and Scale. 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-R" Sub -Urban Transect Zone — Restricted to "CI," Civic Institution Zone is inconsistent with the Property's existing FLU designation; as such, a companion FLUM amendment from "Single Family Residential" to "Major Institutional, Public Facilities, Transportation and Utilities" is being processed concurrently under ePlan File ID No. PZ-25-20077. The companion FLUM amendment would be consistent with the proposed zone of "Cl." The Property is located within a primarily Residential neighborhood and is associated with existing properties zoned "Cl" to the south. The Uses permitted by Right under the proposed "Cl" zoning designation are already present in the area and function as public -serving uses that are compatible with and complementary to the surrounding neighborhood. The Applicant's Letter of Intent states the City's intention is to redevelop the existing Fire Station to better accommodate the emergency services required by the City's Fire Rescue Department. The proposed "Cl" Zone and the intent to improve the Property as part of the redevelopment of the existing Fire Station are consistent with Goal LU-1 of the MCNP to maintain a land use pattern that protects and enhances the quality of life in Miami's distinct neighborhoods and diverse communities. The "Cl" Zone supports the facilitation of essential public services needed to maintain adequate service levels in the surrounding, rapidly intensifying neighborhoods, thereby sustaining public safety and residents' quality of life. Finding 1 Pursuant to Article 7, Section 7.1.2.8.f.1.a of the Miami 21 Code, the request to rezone is consistent with the goals, objectives, and policies of the Comprehensive Plan and Miami 21 Code. 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 Rezone request is justified and aligns with changing conditions in the surrounding neighborhood in the form of recent rezones less than a quarter (1/4) mile away from the subject Property. A rezone from "T4-L" General Urban Transect Zone — Limited to "T5-L" Urban Center Transect Zone - Limited was adopted in 2022 Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 7 (Ordinance 14082) for the properties located at 601 Northwest 43 Avenue, 4251- 4255 Northwest 6 Street, and 600 Northwest 42 Avenue. Additionally, a rezone from "T5-L" Urban Center Transect Zone - Limited to "T6-8-L," Urban Core Transect Zone — Limited was adopted in 2013 (Ordinance 13387) for the property located at 4021 Northwest 11 Street. These rezones allow for an increase in Density, Intensity, and Height that signify changing conditions in the area, further supporting the need for the extension of the "Cl" Zone. Furthermore, within the analysis of a half (1/2) mile radius provided by the Applicant, it is stated that the existing Fire Station is outdated and cannot accommodate the larger trucks and larger crews now required. The Fire Station, therefore, cannot provide residents and its firefighters with the high-level emergency services required by the City of Miami Fire Rescue Department. The larger station and space required for maneuverability cannot be accommodated on the existing three (3) Lots currently zoned as "Cl". In order for a larger station, required truck maneuverability, and required parking to be built, the additional Lot must be joined to the overall site. Increased development and population in the area, as well as advancements in firefighting and emergency response technology, necessitate the new station. The new station can only be accommodated if the additional site is re -zoned. Finding 2 The requested change in zoning is consistent with Article 7, Section 7.1.2.8.f.1.b of the Miami 21 Code. Criteria 3 Pursuant to Section 7.1.2.8.f.2. "A change may be made only to a lesser Transect Zone; within the same Transect Zone to a greater or lesser intensity; or the next higher 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 Pursuant to Article 7, Section 7.1.2.8.a.3, the change from "T3-R" Sub -Urban Transect Zone — Restricted to "Cl," Civic Institution Zone is a proper successional zoning action because it expands an existing "Cl," Civic Institution Zone district rather than introducing a new intensity into a stable Residential area. The Property directly abuts "Cl," Civic Institution Zone land to the south, and the rezone creates a unified civic development that improves the transition between Single -Family Uses and nearby Commercial and higher -intensity corridors. This extension maintains the Miami 21 goals of preserving neighborhood character while providing orderly, predictable transitions in intensity and building height. Finding 3 The requested zoning change is consistent with Article 7, Section 7.1.2.8.f.2 of the Miami 21 Code. 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 Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 8 change in zoning classification from "T3-R," Sub -Urban Transect Zone — Restricted to "Cl," Civic Institution Transect Zone for the property generally located at 770 Northwest 41 Avenue. DocuSigned by: titaw David Snow Planning Director DocuSigned by: 111 77882C83"DD... Graham Jones Assistant Director Signed by: vtu IOYt4 oVL 5ne0Fixe32a24nn Mawusi Khadija Watson, MUP Chief of Land Development ,-DocuSigned by: '-1A5A3448113E4F5... Leeann Parker Planner I Staff Analysis Report No. PZ-25-19913 — 770 NW 41 AV — Page 9 AERIAL EPLAN ID: PZ-25-19913 REZONE ADDRESS(ES): 770 NW 41 AV 0 125 250 500 Feet 1 1 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-25-19913 REZONE ADDRESS(ES): 770 NW 41 AV 0 125 250 500 Feet II Major Inst Facilities, Trl �,ansp And Mediusity Restricted Commercial Duplex - Residential NW 9TH ST Public 1- 0 NW 7TH-ST , Commercial LowlDensity Restricted Commercial / W 40TH CT NW 6TH ST N MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-25-19913 REZONE ADDRESS(ES): 770 NW 41 AV 0 125 250 1 �T5=L NW 6TH T 500 Feet 1 1 1 TI4-L 1- 0 / H NW 6TH ST z MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-25-19913 REZONE ADDRESS(ES): 770 NW 41 AV 0 125 250 1 �T5=L NW 6TH T 500 Feet 1 1 1 TI4-L 1- 0 / H NW 6TH ST z