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HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR CHANGE OF ZONING FILE ID: 2683 PROJECT ADDRESS: 2222-2260 NW N. River Drive, Miami, Florida. APPLICANTS: BL Miami River LLC, JF Miami River LLC, LAG Miami River LLC, CA Miami River LLC, LSG Miami River LLC, DF Miami River LLC, JMG Miami River LLC. COMMISSION DISTRICT: 1 (VIlifredo "Willy" Gort) NET OFFICE: Allapattah ZONING DESIGNATION: T3-0 (Sub -Urban Transect -Open) REVIEWER: Luiz Vicentini 1 Planner I GENERAL REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant has applied for a Change of Zoning located at approximately 2222-2260 NW N. River Drive, Miami, Florida. The applicant proposes to rezone the parcels from T3-0 (Sub -Urban Transect Zone -Open) to T4 - R (General Urban Transect Zone -Restricted). The related folios of the subject parcels are 01- 3134-027-0010 and 01-3134-028-0241. A complete legal description of the property is on file at the Hearing Boards Office. BACKGROUND: The subject rezone consists of two parcels located along the north side of the Miami River. The site is approximately 1.066 acres (46,435 square feet) of land bounded on the south by the Miami River, east and west by Yacht Basins adjacent to the Miami River and by NW North River Drive to the north. The subject parcel is within the Washburns 211 Addition Subdivision and is located within the Allapattah NET. The subject site is zoned T3-0 and is currently developed with three two-story multi -family structures constructed in the 1960s. The area was rezoned in April 2010 under Miami 21 to Sub - Urban -Open (T3-0). The property directly to the north is zoned T3-0 and separated from the subject property by the two lane NW North River Drive roadway. The properties to the East, West and South are separated by the Miami River and are zoned T6-8-0, T3-0, and D3 respectively. The proposed Change of Zoning and Future Land Use Map request (companion item for this application) is subject to review for consistency with the intent of the Miami River Corridor Urban Infill Plan and the Miami River Greenway Action Plan. As such, this application is required to undergo review by the Miami River Commission (MRC) and its subcommittees prior to the hearing at City Commission pursuant to Miami City Code, Chapter 29, Article IV-Waterforont Advisory Board, Section 29-122. The intent of the MRC's review is to provide recommendation to the City Commission regarding whether the proposal is consistent with the intent of Miami 21, the Miami City of Miami ' 'r. Planning and Zoning Department }. Land Development Section ANALYSIS FOR CHANGE OF ZONING FILE ID: 2683 PROJECT ADDRESS: 2222-2260 NW N. River Drive, Miami, Florida. APPLICANTS: BL Miami River LLC, JF Miami River LLC, LAG Miami River LLC, CA Miami River LLC, LSG Miami River LLC, DF Miami River LLC, JMG Miami River LLC. COMMISSION DISTRICT: 1 (VIlifredo "Willy" Gort) NET OFFICE: Allapattah ZONING DESIGNATION: T3-0 (Sub -Urban Transect -Open) REVIEWER: Luiz Vicentini 1 Planner I GENERAL REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant has applied for a Change of Zoning located at approximately 2222-2260 NW N. River Drive, Miami, Florida. The applicant proposes to rezone the parcels from T3-0 (Sub -Urban Transect Zone -Open) to T4 - R (General Urban Transect Zone -Restricted). The related folios of the subject parcels are 01- 3134-027-0010 and 01-3134-028-0241. A complete legal description of the property is on file at the Hearing Boards Office. BACKGROUND: The subject rezone consists of two parcels located along the north side of the Miami River. The site is approximately 1.066 acres (46,435 square feet) of land bounded on the south by the Miami River, east and west by Yacht Basins adjacent to the Miami River and by NW North River Drive to the north. The subject parcel is within the Washburns 211 Addition Subdivision and is located within the Allapattah NET. The subject site is zoned T3-0 and is currently developed with three two-story multi -family structures constructed in the 1960s. The area was rezoned in April 2010 under Miami 21 to Sub - Urban -Open (T3-0). The property directly to the north is zoned T3-0 and separated from the subject property by the two lane NW North River Drive roadway. The properties to the East, West and South are separated by the Miami River and are zoned T6-8-0, T3-0, and D3 respectively. The proposed Change of Zoning and Future Land Use Map request (companion item for this application) is subject to review for consistency with the intent of the Miami River Corridor Urban Infill Plan and the Miami River Greenway Action Plan. As such, this application is required to undergo review by the Miami River Commission (MRC) and its subcommittees prior to the hearing at City Commission pursuant to Miami City Code, Chapter 29, Article IV-Waterforont Advisory Board, Section 29-122. The intent of the MRC's review is to provide recommendation to the City Commission regarding whether the proposal is consistent with the intent of Miami 21, the Miami River Corridor Urban Infill Plan, and Miami River Greenway Action Plan. At the time of redevelopment, the subject site will also be required to follow the regulations imposed by the Miami River Greenway Design Standards. However, this proposed rezone and future land use map amendment is not tied to a covenant and no plans have been proffered, therefore review pursuant to the Miami River Greenway Design Standards will occur at the time of site redevelopment. COMPREHENSIVE PLAN: The requested change of zoning is inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) FLUM designation for the properties. As such, the applicant has submitted a companion application (File id 2682) to amend the Future Land Use Map designation from "Duplex Residential' to "Low Density Multifamily Residential'. EXISTING NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Properties: T3-0 (Sub -Urban -Open) Adjacent Properties NORTH: T3-0 (Sub -Urban -Open) SOUTH: D3 (Marine Industrial) EAST: T6-8-0 (Urban Core -Open) WEST: T3-0 (Sub -Urban -Open) FUTURE LAND USE DESIGNATION Subiect Properties: Duplex Residential Maximum of 18 D.U. per acre Duplex Residential Maximum of 18 D.U. per acre Marine Industrial No residential Density Restricted Commercial Maximum of 150 D.U. per acre Duplex Residential Maximum of 18 D.U. per acre File Id. 2683zc Page 2 of 7 Map 1: Context of Surrounding Neighborhoods The subject site is in close proximity to areas of higher density and abuts T6-8-0 Transect Zone to the east. Additionally, there are T4 transect zones to the north. The context of the adjacent neighborhood to the north is primarily duplex and multifamily housing. 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. File Id. 2683zc Page 3 of 7 Excerpt of Article 4, Table 3 of Miami 21 Code DENSITY UNITS PER ACRE RESIDENTIAL SINGLE FAMILY RESIDENCE COMMUNITY RESIDENCE ANCILLARY UNIT TWO FAMILY RESIDENCE MULTI FAMILY HOUSING DORMITORY HOME OFFICE LIVE - WORK WORK -LIVE LODGING BED & BREAKFAST INN HOTEL OFFICE OFFICE (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 CIVIC COMMUNITY FACILITY RECREATIONAL FACILITY RELIGIOUS FACILITY REGIONAL ACTIVITY COMPLEX T3 T4 R L O R L O 91 91181 36 366fi Am mRimm Q Elan mQ �E MMU MME MOM mom ■M■ MEN mine man M1IeO Sam ■NES 0 wa ■ IME 7■:91 0 am BE ME EMMIM no MIME ©MIN DIME File ld. z883zc Page 4 of 7 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 MIDDLE / HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING i VOCATIONAL MMMIMMM M, mmo W I W I E I W I W I ©"MNAME 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 of The subject site abuts a T6-8-0 property on the east and a T3-0 property to the Criteria 1 west and north. The site is currently developed with a two-story residential mom the major character of the multi -family site. The proposed rezoning creates a was transitional neighborhood consisting of low scale multi -family development. The proposed rezoning will not disrupt the established character of the multi- ® mom from 18 units per acre to 36 units per acre and allows multifamily housing by 3©R. neighborhood support this increase in density and intensity. 0 ®0 OM MIM i"E 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 1 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 of The subject site abuts a T6-8-0 property on the east and a T3-0 property to the Criteria 1 west and north. The site is currently developed with a two-story residential apartment complex built in the 1960s. The proposed zone change does not alter the major character of the multi -family site. The proposed rezoning creates a transitional neighborhood consisting of low scale multi -family development. The proposed rezoning will not disrupt the established character of the multi- family neighborhood. The proposed T4 -R zoning increases residential density from 18 units per acre to 36 units per acre and allows multifamily housing by Right. The size and scale of the adjacent uses and structures within existing neighborhood support this increase in density and intensity. As proposed, the rezoning from T3-0 to T4 -R is compatible with the existing development patterns, heights, multi -family, and industrial (marine related) uses in the immediate neighborhood. File Id. 2683zc Page 5 of 7 Finding The request is consistent with the goals and objectives of the Miami 21 Code. Criteria 2 For rezoning: A change may be made only to the next intense 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 proper transitions in intensity and scale. Analysis of The application proposes to rezone the property from T3-0 (Sub -Urban Zone - Criteria 2 Open) to T4 -R (General Urban- Restricted Zone). The proposal provides a proper transition in intensity and scale. There is no conflict with the working waterfront and the proposed rezone. Furthermore, the proposed change does not change the major character of the site, but creates a transition between the uses in the area while maintaining the character of residential neighborhood. Furthermore, these parcels are located within the middle river as defined in the Miami River Corridor Urban Infill Pian and Miami River Greenways Action Plan. The Miami River Corridor Urban Infill Plan suggests that residential uses are not the most appropriate for this area. However, when residential uses are present they should be oriented toward low -to medium -density, mixed-use as opposed to high density. The Miami River Greenways Action Plan suggests that an on road greenway be constructed along NW North River Drive directly abutting the subject property in lieu of a waterfront walkway. The applicant proposes to rezone to a T4 -R transect zone, which does not require a waterfront walkway to be constructed at the time of re -development. Finding The request creates a transition in intensity and scale which is consistent with the goals of the Miami 21 Code. The proposed density does not exceed what the Miami River Corridor Urban Infill Plan anticipates as the best residential density for the Middle River area. The proposal to rezone to T4 -R at the subject property does not conflict with the intent of the Miami River Greenways Action Plan. File Id. 2683zc Page 6 of 7 Existing Zoning; T3-0 (Sub -Urban- Open) Proposed Zoning: T4 -R (General Urban -Restricted) CONCLUSION: Based on the analysis and findings above, staff finds that the request to rezone from T3-0 to T4 - R is consistent with the goals of Miami 21, the Miami River Corridor Urban Infill Plan, and the Miami River Greenways Action Plan. The request is compatible with the surrounding zoning district and provides appropriate zoning transitions. 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 approval of the applicant's request for the rezoning of the site from T3-0 to T4 -R as presented. C4fl evelopment Fife Id. 2683zc Page 7 of 7 MIAMI 21 (EXISTING) File ID: 2683 N ADDRESSES: 2222 & 2260 NW N RIVER DR 0 210 420 840 Feet MIAMI 21 (PROPOSED) File ID: 2683 N ADDRESSES: 2222 & 2260 NW N RIVER DR 0 210 420 840 Feet AERIAL File ID: 2683 0 137.5 275 550 Feet ADDRESS: 2222 & 2260 NW N RIVER DR A