HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami
1540 AP., AA 1110 . planning and Zoning Department
IA96
Land Development Section
ANALYSIS FOR
CHANGE OF ZONING
APPLICANT: Michael Liu, on behalf of Miami -Dade County FILE ID: 15-00976zc
Public Housing and Community Development
PROJECT ADDRESS: 1150 NW 11th Street Road NET OFFICE: Overtown
COMMISSION DISTRICT: 5 (Hardemon) ITEM: PZAB 5
A. GENERAL INFORMATION:
REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the
applicant is requesting a Change of Zoning from T6 -8-L (Urban Core -Limited) to T6-8-0
(Urban Core -Open) for a property located approximately at 1150 NW 11th Street Road,
Miami, Florida. The related folio of the subject lot is: 01-3135-019-2100. A complete legal
description of the property is on file with the Hearing Boards Section.
B. BACKGROUND:
The subject property is part of the Highland Park Subdivision and is located within the
Overtown Net Area. The subject property has a lot area is approximately 1.04 acres, (61,282
square feet) of land generally bounded by NW 12th Street on the north, NW 11th Street on
the south, NW 8th Street Road to the west, and NW 11th Street Road to the east.
Aerial view of the 1150 NW 11th Street Road outlined in red
The subject lot is zoned T6 -8-L and is developed with a seven -story structure known as the
Helen M. Sawyer Assisted Living Facility, constructed in 1976 with 104 residential units.
The applicant (Miami -Dade County Public Housing and Community Development
Department) is seeking a change of zoning in order to operate a 28 person Adult Day Care
Facility on the subject property. Under the current designation of T6 -8-L, the applicant can
operate a maximum of 9 person Adult Day Care Facility via approval of a Warrant.
The property was previously zoned RR -4" (Multifamily High -Density Residential) under the
11000 Code. The area was rezoned in April 2010 under the Miami 21 Code to Urban Core
- Limited (T6 -8-L). The zoning of the properties to the north of the site is T6 -8-L, to the south
T6-8-0, to the east T6 -8-L and T6-8-0, and to the west T6 -8-L and T6-8-0.
�v LU
a115fFNW 1I SIreHRoa@fSwSe�l Parcell .
% p 1133NW $ STRD&WH24NWISSMD
qt� T&8 -L M1i MM RDW P.r
LLI
dll, Me ORM SWIi Q
Iy z r
D
ON 1 N==2
3 ��4 5
CI
w 11TH ST T6-8-0 1
T5 -O _ T5-0
Map of zoning in the area of the subject site and the Metroraii line
To the north and east of the proposed rezone area, the lots are developed with multi -family
dwelling units. East of the site there are multi -family uses and a property split zoned T6 -8-L
and T6-8-0 owned by Miami -Dade County. West of the site the uses are primarily residential
in nature.
It is important to point out that the abutting lots 1 and 2 in the above graphic are not part of
the rezone proposal. If the rezone is approved, lots 1 and 2 will become islands of T6 -8-L
surrounded by T6-8-0 zoning.
The three lots (3, 4, and 5 in the graphic) south of the subject site are zoned T6-8-0. However,
these lots are used for the Metrorail right of way and do not contain any other development.
As stated previously, the applicant requests a change of zoning of the lot from T6-8-0 (Urban
Core - Limited) to T6-8-0 (Urban Core - Open).
C. COMPREHENSIVE PLAN:
The requested change of zoning is consistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation for the property as the land use designation is
"Restricted Commercial".
File Id. 15-00976zc
Page 2 of 6
D. EXISTING NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property:
T6 -8-L (Urban Core -Limited)
Surrounding Properties
NORTH: T6 -8-L (Urban Core -Limited)
SOUTH: T6-8-0 (Urban Core -Open)
EAST: T6 -8-L (Urban Core -Limited)
T6-8-0 (Urban Core -Open)
WEST: T6 -8-L (Urban Core -Limited)
FUTURE LAND USE DESIGNATION
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
Restricted Commercial
Maximum of 150 D.U. per acre
In regards to the uses allowed, below is an excerpt of Article 4, Table 3 of Miami 21
Code to illustrate the additional uses allowed with the proposed change of zoning.
Excerpt of Article 4, Table 3 of Miami 21 Code, For
T6
R L O
DENSITY (UNITS PER ACRE) 115011501150
RESIDENTIAL
SINGLE FAMILY RESIDENCE
R
R
R
COMMUNITY RESIDENCE
R
R
R
ANCILLARY UNIT
TWO FAMILY RESIDENCE
R
R
R
MULTI FAMILY HOUSING
R
R
R
DORMITORY
R
R
R
HOME OFFICE
R
R
R
LIVE -WORK
R
R
R
WORK -LIVE
File Id. 15-00976zc
Page 3 of 6
LODGING R L O
BED & BREAKFAST E R R
INN E R R
HOTEL R R
OFFICE R L O
OFFICE I R I R
COMMERCIAL
AUTO -RELATED COMMERCIAL ESTAB.
ENTERTAINMENT ESTABLISHMENT
ENTERTAINMENT ESTAB. ADULT
FOOD SERVICE ESTABLISHMENT
ALCOHOL BEVERAGE SERVICE ESTAB.
GENERAL COMMERCIAL
MARINE RELATED COMMERCIAL ESTAB,
OPEN AIR RETAIL
PLACE OF ASSEMBLY
RECREATIONAL ESTABLISHMENT
0o0
mom
moo
MMM
mom
mom
mama
moo
mom
mom
moo
Excerpt of Article 4, Table 3 of Miami 21 Code T6
continued
O""s
COMMUNITY FACILITY I W I W
RECREATIONAL FACILITY E R R
RELIGIOUS FACILITY E R R
REGIONAL ACTIVITY COMPLEX E
CIVIL SUPPORT
COMMUNITY SUPPORT FACILITY
INFRASTRUCTURE AND UTILITIES
MAJOR FACILITY
MARINA
PUBLIC PARKING
RESCUE MISSION
TRANSIT FACILITIES
EDUCATIONAL
CHILDCARE
COLLEGE/UNIVERSITY
ELEMENTARY SCHOOL
LEARNING CENTER
000
File Id. 15-00976ZG
Page 4 of 6
MIDDLE / HIGH SCHOOL
For rezoning: A change may be made only to the next intensity Transect Zone
W
W
W
PRE-SCHOOL
and building heights.
Analysis
R
R
R
RESEARCH FACILITY
the established, character of the multi -family neighborhood as it would allow
R
R
R
SPECIAL TRAINING / VOCATIONAL
creates islands of T6 -8-L zoned properties surrounded by T6-8-0 zoned
W
W
W
E. ANALYSIS:
The following is a review of the request pursuant to the rezoning criteria in Article 7,
Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21. The background section of this report is
hereby incorporated into the analysis and its corresponding criteria by reference:
Criteria
For rezoning: 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 the
Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity
and building heights.
Analysis
The subject site is within an existing T6 -8-L zoned neighborhood consisting of
of
low scale multi -family dwelling units. The proposed rezoning will not preserve
Criteria
the established, character of the multi -family neighborhood as it would allow
many commercial uses by right within a predominately residential
neighborhood. Moreover, the request creates a non-contiguous zoning line that
creates islands of T6 -8-L zoned properties surrounded by T6-8-0 zoned
properties.
As proposed, the rezoning from T6 -8-L to T6-8-0 is not compatible with the
existing residential development patterns, heights, and multi -family uses in the
immediate neighborhood.
Finding
The request is inconsistent with the goals and objectives of the Miami 21 Code.
Criteria
For rezoning: A change may be made only to the next intensity Transect Zone
2
or by a Special Area Plan, and in a manner which maintains the goals of the
Miami 21 Code to preserve Neighborhoods and to provide proper transitions in
intensity and scale.
Analysis
There are no commercial uses within the immediate vicinity of the subject site.
of
Additionally few buildings within the vicinity contain commercial uses. The
Criteria
rezone to T6-8-0 would introduce commercial uses into a predominately
2
residential area.
There are no structures in the adjacent blocks with the intensity and scale
permitted by the T6-8-0 zone. The proposed rezone to T6-8-0 is not compatible
with the existing development patterns and uses in the immediate
neighborhood.
Finding
The request does not create a transition in intensity and scale which is
consistent with the goals of the Miami 21 Code.
File Id. 15-00976zc
Page 5 of 6
MIAMI 21 ZONING MAP (EXISTING)
1-A
L-—
NPV 12T HST W 12T HST
- - x LL,
F
T6 -8-L
CI :
,T6-8-0
_ Nw
T5,0..�_ .... _.__
4 °l
T5 -R
F. NEIGHBORHOOD SERVICES:
MIAMI 21 ZONING MAP (PROPOSED)
Code Compliance No Objection
Building Required
Public Works No Objection
Historic Preservation: No Objection
Enviornmental Resources No Objection
NET No Objection
G. CONCLUSION:
Based on the materials submitted, staff finds that the request to rezone from T8 -8-L to
T6-8-0 is inconsistent with the goals of Miami 21. The request creates a non-contiguous
zoning line that creates islands of T6 -8-L zoned lands surrounded by T6-8-0 zoned
properties. The level of uses allowed in the T6-8-0 is not compatible with the
surrounding zoning district. There are few structures or uses within the adjacent blocks
within the same zoning district, or with the proposed, with the height and density
permitted by the T6-8-0 zone.
H. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the
aforementioned findings, the Department of Planning and Zoning recommends denial
of the applicant's request of the proposed rezoning from T6 -8-L to T6-8-0 as presented.
e /Ox�
Christopher Brimo, AICP
Chief of Land Development
Jacqueline Ellis
September 23, 2015
File Id. 15-00976zc
Page 6 of 6
_1
�
NW t2T H ST
NW 12T H ST
tV
T6-8 -0 -
GI
\T6 -8-Q
-
NVI
-6-RS
Code Compliance No Objection
Building Required
Public Works No Objection
Historic Preservation: No Objection
Enviornmental Resources No Objection
NET No Objection
G. CONCLUSION:
Based on the materials submitted, staff finds that the request to rezone from T8 -8-L to
T6-8-0 is inconsistent with the goals of Miami 21. The request creates a non-contiguous
zoning line that creates islands of T6 -8-L zoned lands surrounded by T6-8-0 zoned
properties. The level of uses allowed in the T6-8-0 is not compatible with the
surrounding zoning district. There are few structures or uses within the adjacent blocks
within the same zoning district, or with the proposed, with the height and density
permitted by the T6-8-0 zone.
H. RECOMMENDATION:
Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the
aforementioned findings, the Department of Planning and Zoning recommends denial
of the applicant's request of the proposed rezoning from T6 -8-L to T6-8-0 as presented.
e /Ox�
Christopher Brimo, AICP
Chief of Land Development
Jacqueline Ellis
September 23, 2015
File Id. 15-00976zc
Page 6 of 6
MIAMI 21 ZONING MAP (EXISTING)
C H D-'7— 0Q�
N`N�PLu
a
QO�e H
Os
z
�NW 13TH STJ Lu
8 �°
T T6 _
NW 12TH -ST
Z
T3 -R
D
NW 13TH ST
W
U ,a
c
Z Z
NW -13TH ST
CS NW 13TH ST
W
a
00 co
Z Z
T6 -8-L
H
U
2
H
ti
Z
U
_
Z
NW 12TH ST NW 12TH ST
Lu
'a
� z
z
UNNAMED
DOI
C I
- NW 11TH ST NW 11TH ST
z T5-0 �
61
T5-R�"° T5-0
U
z ,Qo Z
0 150 300 600 Feet
ADDRESS: 1150 NW 11 STRD
MIAMI 21 ZONING MAP (PROPOSED)
Cl - d
l
N�P�Q >
� a
Oo�QN �
rn
z
�NW 13TH STJ
Lu
T6=8 i0 _
s °
NW 12TH'ST
NW 13TH ST
W
U ,a
_C)o
z co
z
NW -13TH ST
CS NW 13TH ST
W
a
00 co
Z Z
Z
T3 -R
D
U
2
ti
z
U
_
Z
NW 12TH ST
NW 12TH ST
Lu
'a
z
�
Z
UNNAMED
DOI
C I
NW 11TH ST NW 11TH ST
z T5-0 �
61
T5-R�"° T5-0
U
ys
z ,Qo Z
0 150 300 600 Feet
ADDRESS: 1150 NW 11 STRD
150 300 600 Feet
ADDRESS: 1150 NW 11 STRD
ill
p 1111111111111111111 111111111 1111 1111
r • • • • • • •
File ID 15-00976zc November 4, 2015 Item PZAB.3
Dr, Ernest Martin offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING
APPROVAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING
THE ZONING ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING
CLASSIFICATION FROM T6-8 "URBAN CORE TRANSECT ZONE - LIMITED", TO T6-8 "URBAN CORE
TRANSECT ZONE OPEN", FOR THE PROPERTY LOCATED AT APPROXIMATELY 1150 NORTHWEST
11TH STREET ROAD, MIAMI, FLORIDA; LEGALLY DESCRIBED IN EXHIBIT A, HEREBY ATTACHED;
MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.
Upon being seconded by Ms. Melody Torrens, the motion passed and was adopted by a vote of 11-0:
Ms. Jennifer Ocana Barnes
Mr. Chris Collins
Ms. Maria Lievano-Cruz
Mr. Charles A. Garavaglia
Mr. Adam Gersten
Ms. Maria Beatriz Gutierrez
Dr. Ernest Martin
Mr. Daniel Milian
Mr, Juvenal Pina
Ms. Melody L. Torrens
Mr. Manuel J. Vadillo
Mr. David H. Young
d
r Fran isco G .reia, Director
Planning and Zoning Department
STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
Yes
Yes
Yes
Yes
Yes
Absent
Yes
Yes
Yes
Yes
Yes
Yes
Execution Date
Personally appeared before me, the undersigned authority, Olga Zamora, Clerk of the Planning, Zoning and Appeals Board of the
City of Miami, Florida, and acknowledges that he executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS c, t 'DAY OF N�iV ro X2015.
� 0 (--e i , Ulb,
Print Notary Name `'�— Notary `Publib State of Florida
Personally know Q>I/ or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath
VANESSATRUJILLO
MY COMMISSION # FF 229944
EXPIRES: July 11, 2019
Bonded Thru Notary Public underwriters
7SAO DesignGreup