The URL can be used to link to this page

Home My WebLink AboutAnalysis & MapsCity of Miami aRo, a Planning and Zoning Department Land Development Section ANALYSIS FOR CHANGE OF ZONING APPLICANT: Ines Marrero-Priegues, on behalf of 8th & 22nd Corporation. FILE ID: 16-0059zc PROJECT ADDRESS: 2109 SW 8 St and 2124, 2126, and 2130-2132 SW 7 St. Miami, FL NET OFFICE: Little Havana COMMISSION DISTRICT: 3 (Frank Carollo) GENERAL INFORMATION: REQUEST: Pursuant to Article 5 and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, the applicant is requesting a Change of Zoning from T4 -L (Urban General -Limited) to T5-0 (Urban Center -Open) for the properties located at approximately 2109 SW 8 Street and 2124, 2126 and 2130-2132 SW 7 Street, Miami, Florida. A complete legal description of the property is on file with the Hearing Boards Section. Folio #0141030160750;0141030160740;0141030200120;0141030200110 BACKGROUND: The subject area is part of the Bryandale Subdivision and is located within the Little Havana Net Area. The subject site has a lot area of approximately 1.05 acres of land generally bounded by SW 7 Street on the north, SW 8 Street on the south, SW 21 Avenue on the east, and SW 22 Avenue on the west. Aerial view of the subject lots outlined in blue. Lots 1 and 2 (depicted on the zoning map below) are currently zoned T4 -L (Urban General - Limited) and developed with two-story multifamily residential structures each. Parcel 3 is currently developed as a surface parking lot, and parcel 4 is split zoned T4 -L (Urban General - Limited) and T6-8-0 (Urban Core -Open). The southern portion of the parcel (identified as 4S) is currently developed with a two-story structure designated for commercial use. The northern portion of the parcel (identified as 4N) is developed with a surface parking lot that provides support for the commercial establishment to the south. The parcels fronting SW 7 Street were previously zoned "R-3" (Duplex Residential) under the 11000 Code, which allowed a maximum development of a two-story residential structure on each site. The area was rezoned in May 2010 under the Miami 21 Code to Urban General - Limited (T4 -L), following the same development patterns of the previous Code. The current zoning designation of the properties on the north of the site is T4 -R, on the south T6-8-0, on the east T4 -L, and on the west T4 -L The applicant is seeking a change of zoning for the parcels fronting SW 7 Street pursuant to Article 7, Section 7.1.2.8 of the Miami 21 Code. The parcel fronting SW 8 Street (4S) will maintain its current designation. Map of zoning in the area of the subject site. Parcels 1, 2, 3, 4N and 4S To the north, east and west of the proposed site for rezoning, the majority of the lots are developed with a mix of multi -family dwelling units and buildings compatible to medium density restricted commercial uses. To the south of the site, there is a mix of commercial uses along the corridor. By rezoning the subject site to T5-0, it will create a new zoning transect not found in the immediate vicinity. File Id. 16-0059zc Page 2 of 6 A. EXISTING NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Properties: T4 -L (General Urban) T6-8-0 (Urban Core -Open) Surrounding Properties NORTH: T4 -L (General Urban) SOUTH: T6-8-0 (Urban Core -Open) EAST: T4 -L (General Urban) WEST: T4 -L (General Urban) FUTURE LAND USE DESIGNATION Subject Properties: Low Density Restricted Comm. Maximum of 36 D.0 per acre Restricted Commercial Maximum of 150 D.U. per acre Low Density Restricted Comm Maximum of 36 D.0 ,per acre Restricted Commercial Maximum of 150 D.U. per acre Low Density Restricted Comm. Maximum of 36 D.0 per acre Low Density Restricted Comm. Maximum of 36 D.0 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. Table 2. 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 T4 T5 a 36 65 R R R R R R R R R E R R R R R LODGING BED & BREAKFAST R R INN R HOTEL R File Id. 16-0059zc Page 3 of 6 OFFICE OFFICE 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 CIVIC COMMUNITY FACILITY w RECREATIONAL FACILITY R RELIGIOUS FACILITY R REGIONAL ACTIVITY COMPLEX CIVIL SUPPORT COMMUNITY SUPPORT FACILITY INFRASTRUCTURE AND UTILITIES MAJOR FACILITY MARINA PUBLIC PARKING RESCUE MISSION TRANSIT FACILITIES EDUCATIONAL CHILDCARE COLLEGE I UNIVERSITY ELEMENTARY SCHOOL LEARNING CENTER MIDDLE I HIGH SCHOOL PRE-SCHOOL RESEARCH FACILITY SPECIAL TRAINING /VOCATIONAL 17 0 0 0 0 File Id. 16-0059zc Page 4 of 6 B. 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 split zoned with a zoning designation of T4 -L for the parcels of fronting SW 7 Street and T6-8-0 for the portion of the site that fronts on SW 8 Criteria Street. The parcel split zoned T4 -L and T6-8-0 is developed with a surface parking lot on the north and a commercial building on the south. The abutting neighborhood consists of a mix of low scale multi -family dwelling units and general commercial. The proposed rezoning may disrupt the established character of the multi -family neighborhood. Moreover, the T5-0 Transect zone is not found in the immediate vicinity. By rezoning the subject parcels from T4 -L to T5-0, new uses will be introduced into the immediate neighborhood. While successional, staff finds the proposed rezoning to be an intrusion into the surrounding T4 -L Transect Zone. Finding The request is inconsistent with the goals and objectives of Criteria 1. 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 The proposed rezoning of 2109 SW 8 Street and 2124, 2126 and 2130 SW 7 of Avenue is reflective of an intrusion of higher intensity commercial development Criteria into the neighborhood, rather than a protective measure to buffer the 2 established residential neighborhood, There is no T5-0 within the immediate vicinity, as such the proposed rezone to T5-0 is not compatible with the existing development patterns and uses in the immediate neighborhood. By maintaining the existing zoning, it preserves the character of multi -family neighborhood and prevents the increase of traffic and parking into the residential area. Finding The request does not creates a transition in intensity and scale, which demonstrates inconsistency with the goals of the Miami 21 Code. File Id. 16-0059zc Page 5 of 6 MIAMI 21 ZONING MAP (EXISTING) MIAMI 21 ZONING MAP (PROPOSED) C. NEIGHBORHOOD SERVICES: Code Compliance No Objection Building Required Public Works No Objection Historic Preservation: No Objection Enviornmental Resources No Objection NET No Objection D. CONCLUSION: Based upon staff's analysis and the materials provided by the applicant, it is found that the request to rezone from T4-1- to Tb -O is inconsistent with the goals of Miami 21. The request is not compatible with the surrounding zoning transects and does not provide appropriate transitions. E. 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 o€ ttye applicant's request of the proposed rezoning from T4 -L to T5-0 as presented. Jacdu Luiz Vicen#ini October 25, 2011 Ilis of Land Development File Id. 16-0059zc Page 6 of 6 MIAMI 21 (EXISTING) File ID: 1297 N ADDRESS: 2130-2132, 2126, & 2124 SW 7 ST AND 2109SW8ST 0 80 160 320 Feet Q T4 -R N N W Q 2126SW7ST ) U 2124SW7ST N SW -7TH ST 2130 SW 7 ST U) 2109SW8ST T4 -L Q SETBACK AREA 0 8th—SW 8TH ST N Street >N U) T6 -8-O 6111, ,'o �y s� 0 T4 -L T3 -O �T4-L N ADDRESS: 2130-2132, 2126, & 2124 SW 7 ST AND 2109SW8ST 0 80 160 320 Feet MIAMI 21 (PROPOSED) File ID: 1297 N 0 100 200 400 Feet ADDRESS: 2130-2132, 2126, & 2124 SW 7 ST AND 2109SW8ST F - 77 w >N Q SW 6TH ST 0. T4 -R Q N N 2126SW7ST L\LL SW -7TH ST 2130SW7ST 2124SW7ST T5 -O 2109SW8ST T4 -L T6 -8-O SETBACWAREA pl z 8th Street SW 8TH ST N Q U) 7 °'� H N,> �o T4 -L T3-0 T4 -L SW_9TH;ST T4 -L N 0 100 200 400 Feet ADDRESS: 2130-2132, 2126, & 2124 SW 7 ST AND 2109SW8ST r AERIAL File ID: 1284 & 1297 SETH w mmA6 U) 2126 SW 7 St U) 2130 SW 7 St 2124 SW 7 St SW�7TH ST 2109 SW 8 St w _<> �o !z NN SW H ST w N' 0 711 SW 9TH S ' a' �, �.y ` ; USDA_ USGS. AEX. Source: ............. .... a rr, t r�st—a jr, H i MEW 7 c a g, 1,� ,VedE E i6 p - MN Gc'P. sWGURAMOR, (�g W11me M.MeWroorl _1, , - 0 GIS User, on pity _411 0 62.5 125 250 Feet N A ADDRESS: 2130-2132, 2126, & 2124 SW 7 ST AND 2109 SW 8 ST N r AERIAL File ID: 1284 & 1297 SETH w mmA6 U) 2126 SW 7 St U) 2130 SW 7 St 2124 SW 7 St SW�7TH ST 2109 SW 8 St w _<> �o !z NN SW H ST w N' 0 711 SW 9TH S ' a' �, �.y ` ; USDA_ USGS. AEX. Source: ............. .... a rr, t r�st—a jr, H i MEW 7 c a g, 1,� ,VedE E i6 p - MN Gc'P. sWGURAMOR, (�g W11me M.MeWroorl _1, , - 0 GIS User, on pity _411 0 62.5 125 250 Feet N A ADDRESS: 2130-2132, 2126, & 2124 SW 7 ST AND 2109 SW 8 ST