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Home My WebLink AboutAnalysis and Maps' Op City of Miami Planning Department Division of Land Development ANALYSIS FOR REZONING PZAB File ID No. 4421 Applicant(s): Emilio T. Gonzalez, on behalf of the City of Miami Location: Approximately 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675 and 1701 NW South River Drive, 1001, 1007, 1015 and 1111 NW 17 Court, and a portion of 1389 NW 7 Street, Miami, Florida Folio Numbers: 01-3135-015-0020, 01-3135-014-0010, 01-3135-016-0010, 0020, 0080, 0081, 0082, 0083, 0084 and 0085, and 01-3134- 045-0810, 0820, 0830 and 0840, 01-3134-094-0010, and a portion of 01-3135-021-0160 Commission District: District 1 - Commissioner Wifredo "Willy" Gort Net District Office: Little Havana NET Planner: Derrick Cook Aerial Map :z OSubject Properties A. GENERAL INFORMATION REQUEST: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the Applicant requests a change of zoning designation of thirteen (13) Lots. The proposed change of zoning designation generally located at 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675 and 1701 NW South River Drive, 1001, 1007, 1015, and 1111 NW 17 Court, and a portion of 1389 NW 7 Street, from 73-R" Sub -Urban Transect Zone - Restricted and "73-L" Sub - Urban Transect Zone - Limited to 74-R" General Urban Transect Zone Restricted. SUBJECT PROPERTIES: As the aerial map above illustrates, the subject properties encompass nearly the entire waterfront along NW South River Drive less three Lots that experienced a rezoning from T3 -L to T4 -R in March 2018, which fueled the application before the Board. Thirteen parcels are north of State Route 836. One parcel, 1459 Northwest South River Drive, bisects State Route 836. A portion of 1389 Northwest 7 Street is south of the highway. The assemblage of the properties, comprises fifteen parcels and a portion of a sixteenth, totaling approximately 215,001 square feet or 4.9 acres, as depicted in "Table No. 1: Property description and change of zoning classification request' (complete legal description of the property is on file with the Hearing Boards Office). Table No. 1: Property description and rezoning request Lot Size Zoning Classification # Folio No. Address (Sq.Ft.) Current Proposed 1 0131350150020 1459 NW South 15,200 T3 -R & T3 -L River Drive 2 0131350140010 1465 NW South 2,336 T3 -R River Drive 3 0131350160010 1491 NW South 17,738 River Drive 4 0131350160020 1501 NW South 26,337 River Drive 5 0131350160080 1603 NW South 16,500 River Drive 1611 NW South 6 0131350160081 16,500 River Drive 7 0131350160082 1631 NW South 16,402 River Drive T4 -R 1665 NW South 8 0131350160083 River Drive 16,936 T3 -L 9 0131350160084 1675 NW South 17,110 River Drive 1645 NW South 10 0131350160085 17,040 River Drive 11 0131340450810 1701 NW South 1,696 River Drive 12 0131340450820 1015 NW 17 Court 3,511 13 0131340450830 1007 NW 17 Court 4,980 14 0131340450840 1001 NW 17 Court 4,817 15 0131340940010 1111 NW 17 Court 14,375 16 0131350210160 A portion of 1389 23,523 T3 -R NW 7 Street 215,001 PZAB File ID No. 4421 Page 2 of 7 Note: Lot size in Table 1 reflects information obtained from public records. The surveys of the properties would show adjustments in size when considering dedications. The aggregate area as per public records is 215,001 sq. ft. (4.9 ± acres). The request depicted in Table 1 qualifies to be considered for a change of zoning classification pursuant to Miami 21 Code, Sec. 7.1.2.8(c) by including at least 40,000 square feet of property and the change of zoning request is successional pursuant to Sec. 7.1.2.8(a). B. BACKGROUND The subject zoning change consists of thirteen parcels totaling approximately 4.9 acres within the Little Havana NET area. Thirteen of the sixteen Lots contain an existing structure. The dates of construction for the existing structures span from 1924 to 1990 with the majority of the homes constructed in 1957 to 1958. The context of the neighborhood is primarily comprised of single-family residences with the area's principal zoning classification being 73-L" and 73-R" Sub -Urban Transect Zone, except for three Lots recently zoned "74-R" General Urban Transect Zone. These three Lots are generally located at 1515, 1529 and 1543 NW South River Drive, encompassing approximately 1.77 acres of land situated west of NW 16 Avenue, south of the Miami River and north of NW South River Drive. The change of zoning classification request of T3 -L to T4 -R was reviewed by the Planning, Zoning and Appeals Board at its November 1, 2017 meeting. After much discussion, the Board voted unanimously to recommend denial of the request to the City Commission. During the City Commission January 25, 2018 meeting, the Commission passed the requested change of zoning classification of the three Lots from T3 -L to T4 -R unanimously on First reading with modifications. At its March 22, 2018 meeting, the Commission voted unanimously to adopt the amendment of the Future Land Use Map of the Miami Comprehensive Neighborhood Plan by changing the Future Land Use designation from "Single -Family Residential" to "Low Density Multifamily Residential" and unanimously adopted a change of zoning classification from "73-L" Sub -Urban Transect Zone — Limited to 74-R" General Urban Transect Zone - Restricted for the three Lots generally located at 1515, 1529 and 1543 NW South River Drive with modification(s). The Commission also directed the City of Miami's Planning Department to conduct a study of the surrounding properties for the appropriateness of the T3 zoning designation and to determine whether a change in zoning of the area is appropriate to match the change of zoning request before the City Commission. On March 21, 2018, Planning staff conducted a public workshop at Jose Marti Park to the discuss the merits and disadvantages of rezoning the balance of the riverfront properties to T4 -R to match the adopted rezoning of 1515, 1529 and 1543 NW South River Drive. During the meeting approximately 30 residents of the Grove Park area attended. Several items were discussed related to the rezoning including land use, traffic, environmental impact, waterfront access, and affordable housing. Nearly every affected property owner expressed a desire to have their properties rezoned to T4 -R to match the previously adopted Miami Comprehensive Neighborhood Plan Future Land Use Map amendment and change of zoning classification on January 25, 2018. PZAB File ID No. 4421 Page 3 of 7 C. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN The requested change of zoning classification of T4 -R is inconsistent with the current Miami Comprehensive Neighborhood Plan (MCNP) designation of "Single Family Residential" for the properties. Therefore, a companion Comprehensive Plan amendment is necessary of "Low Density Multifamily Residential", which is reviewed under File ID 4420. FUTURE LAND USE DESIGNATION Subiect Properties: Single Family Residential 9 D.U. per acre. NEIGHBORHOOD CHARACTERISTICS: Surroundinq Properties NORTH: Restricted Commercial 150 D.U. per acre SOUTH: Single Family Residential 9 D.U. per acre EAST: Single Family Residential 9 D.U. per acre WEST: Recreation N/A'D.U. per acre Existing Zoning Classification Ts i ZONING Subiect Properties: "73-R" Sub -Urban Transect Zone — Restricted and 73-L" Sub -Urban Transect Zone — Limited Surroundinq Properties NORTH: River Landing SAP SOUTH: "73-R" Sub -Urban Transect - Restricted EAST: 76-8-L" Urban Core Transect — Limited WEST: "CS" Civic Space/Parks Proposed Zoning Classification C 1s=01110 IN G PZAB File ID No. 4421 Page 4 of 7 Regarding the uses allowed for the Transect Zone involved in this rezoning request, below is an excerpt of Article 4, Table 3 of Miami 21 Code, which illustrates the additional uses allowed with the proposed change of zoning. Excerpt of Article 4, Table 3 of Miami 21 Code T3 -L T4 -R MULTIFAMILY HOUSING C* R TWO FAMILY RESIDENCE => R BED & BREAKFAST b W MARINA => E CHILDCARE [--> E D. ANALYSIS Following the above referenced "Background", this proposal for change of zoning classification is taking in consideration criteria set forth in Article 7, Section 7.1.2.8 (a)(5) & (f)(2) of Miami 21: Criteria 1 Sec.7.1.2.8 (c) (1) "Except where the proposal for the rezoning of property involves an extension of an existing Transect boundary, no rezoning of land shall be considered which involves less than forty thousand (40,000) square feet of land area or two hundred (200) feet of street Frontage on one (1) street". Analysis of Criteria 1 The request is for the rezoning of 16 properties of which the aggregated area involves more than 40,000 square feet of land. Finding 1 The request complies with requirement for rezoning as set forth in Miami 21 Code, Sec. 7.1.2.8 (c) (1) as the proposal contains 173,942 square feet of land. Criteria 2 Sec.7.1.2.8 (f)(2) 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 this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height. Analysis of Criteria 2 The rezoning, as requested from T3 -R and T3 -L to T4 -R is successional by the Miami 21 Code. Additionally, because a recently approved change of zoning classification of three Lots in the midst of the 16 of the subject Lots, the proposed rezoning will be compatible within the existing neighborhood context of intensity and density. The increase in density from 9 D.U. per acre to 36 D.U. per acre would allow for compatible intensity and uses formulated by the most recent change of zoning classification of three Lots within the area. Furthermore, the request also will allow the continuation of the established height pattern with the recently approved change of zoning of three-story maximum. The PZAB File ID No. 4421 Page 5 of 7 rezoning request from T3 -R and T3 -L to T4 -R will bring continuity to the neighborhood context. Finding 2 The rezoning, as requested, matches with the successional Table for rezoning set forth in Miami 21 Code, Sec. 7.1.2.8 (a)(2), and consequently comply with Sec.7.1.2.8 (f)(2). The request also is transitional and it establishes uniformity in density and intensity within the neighborhood context. Criteria 3 Will the proposed zoning change relate to adjacent and nearby districts, and be within the scale and needs of the neighborhood? Analysis of Criteria 3 The proposed T4 -R zoning classification corresponds with the recently approved rezoning within the neighborhood. The rezoning also will allow compatible residential development with the single family residential area located south of the properties and Miami River. T4 Transect Zones represent the quintessential transition to the T3 Transect Zones. Furthermore, the location of the subject properties, bounded by natural and human -made barriers create a unique isolation of the properties from influencing zoning change within the area. Because of the niche location of the subject properties, the potential redevelopment stimulated by the rezoning will not erode the established single-family and duplex residential area to the south know as Grove Park. Finding 3 The requested rezoning represents continuity of density and intensity in the area. The change of zoning allots opportunity to produce a development in scale with the area that will not adversely impact the characteristic of the area. Staff deems this rezoning request as appropriate and consistent with current urban fabric of the area. Criteria 4 The proposed change maintains the same or similar population density pattern and thereby does not increase or overtax the load on public facilities such as schools, utilities, streets, etc. Analysis of Criteria 4 The requested rezoning entails an increase in Density and therefore could escalate demand on public facilities such as schools, utilities, streets, etc. with new development. The change of zoning quadruples the density from 9 units per acre to 36 units per acre. However, the subject properties have access to several transportation routes that consists of Miami River to the north, NW 17 Avenue and State Road 836 Expressway. The travel routes will allow fluid vehicle egress from a development site, except when the NW 17 Avenue bridge is up. Additionally, a portion of NW South River Drive is a one-way street traveling west that starts one Lot east of NW 16 Avenue to NW 17 Avenue. The segment of the road requires seven Lots to egress westward to NW 17 Avenue preventing vehicular access eastward that could filter into the single-family and duplex PZAB File ID No. 4421 Page 6 of 7 neighborhood to the south. The seven Lots involve six Lots within the scope of this rezoning application and one Lot that experienced a rezoning in March.2018 with the three Lots that triggered the current application. Consequently, the one-way portion of the NW South River could have positive implication with any redevelopment of the Lots situated between NW 16 Avenue and NW 17 Avenue for the established single-family and duplex neighborhood to the south. In that, any egress from the redeveloped properties would require traffic to travel west. To allow any traffic to proceed eastward, NW South River Drive would require substantial reorientation to facilitate two-way access that could generate potential vehicular traffic into the single-family and duplex residential area. Finding 4 The proposed change of zoning classification constitutes an increase in Density and Intensity within the area, but the request aligns with the recent change of zoning in the area. More importantly, based on the concurrency analysis of the Comprehensive Neighborhood Plan amendment, the City's level of service can meet the increase Density associated with the requested zoning classification of T4 -R. E. CONCLUSION The proposed change of zoning from "73-R" Sub -Urban — Restricted and "T3 -L" Sub -Urban - Limited to 74-111" General Urban — Restricted is compatible and provides the proper transitions and protections to the established low density single family residential neighborhood. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended on the aforementioned findings, the Planning Department recommends Approval of the rezoning from T3 -R and T3 -L to T4 -R for 16 Lots as presented. Ocqu6lin6 Ellis Chief of L&nd Development PZAB File ID No. 4421 Page 7 of 7 AERIAL FILE ID: 4421 REZONE N 0 125 250 : h i l i ADDRESSES: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, & 1701 NW S RIVER DR 500 Feet AND 1001, 1007, 1111, & 1015 NW 17 CT, I AND A PORTION OF 1389 NW 7 ST EXHIBIT A FILE ID -4421 PROPERTY FOLIO LEGAL DESCRIPTION 1459 NW South River Drive 01-3135-015- 35 53 41 OAK TEPP PB 6-126 LOT 2 LESS PORT 0020 LYG IN R/W DESC- BEG 178.85FTN OF SE COR LOT 2 TH S65DEG W112.69FT TH NW154.97FT T N65DEG E78FT TH SE ALG RIVER TO X WITH E/L LOT 2 TH S127FT TO PO ALG WITH RIP RTS LOT SIZE IRREGULAR OR 20019-1261 1198 4 1465 NW South River Drive 01-3135-014- LAWRENCE GROVE PB 2-55 THAT PORT OF LOT 3 0010 LAWRENCE GROVE PB 2-55 LYG S OF R/W LOT SIZE 2336 SQUARE FEET OR 18779-0989 05 1999 4 COC 23365-1577 05 2005 4 1491 NW South River Drive 01-3135-016- GROVE PARK PB 5-66 THAT PORT LYG N OF R/W 0010 OFLOT 1BLK 1&THAT PORTLYG NOFR/WOF LOT 3 LAWRENCE GROVE PB 2-55 LESS PART PLATTED IN OAK TEPP LOT SIZE 17738 SQUARE FEET OR 12270-1425 0984 1 COC 23365-1575 05 20054 1501 NW SOUTH RIVER DRIVE 01-3135-016- GROVE PARK PB 5-66 LOTS 2 & 3 LESS THAT S 0020 PORT LYG IN R/W BLK 1 & PORT OF LOT 4 BEG SE COR OF LOT 4 TH N 00 DEG W 112.49FT N 71 DEG W 0.35FT S 00 DEG E 112.50FT S 73 DEG E 0.35FT TO POB LOT SIZE 26337 SQ FT 1603 NW SOUTH RIVER DRIVE 01-3135-016- GROVE PARK PB 5-66 LOT 1 BLK 2 OR 19747- 0080 2268 06 2001 1 COC 25987-2304 09 2007 1 1611 NW SOUTH RIVER DRIVE 01-3135-016- 35 53 41 GROVE PARK PB 5-66 LOT 2 BLK 2 LOT 0081 SIZE 16500 SQUARE FEET OR 12843-0073 0386 1 COC 23567-3348 07 2005 1 1631 NW SOUTH RIVER DRIVE 01-3135-016- GROVE PARK PB 5-66 LOT 3 LESS W1FT BLK 2 0082 LOT SIZE 16402 SQUARE FEET OR 11738-479 0383 5 1645 NW SOUTH RIVER DRIVE 01-3135-016- GROVE PARK PB 5-66 LOT 4 & W1FT LOT 3 BLK 2 0085 LOT SIZE 17040 SQUARE FEET OR 17223-1721 05964 1665 NW SOUTH RIVER DRIVE 01-3135-016- 35 53 41 GROVE PARK PB 5-66 LOT 5 BLK 2 LOT 0083 SIZE 16936 SQUARE FEET 73R-184278 OR 18211-0336 0798 1 1675 NW SOUTH RIVER DRIVE 01-3135-016- GROVE PARK PB 5-66 LOT 6 BLK 2 LOT SIZE 0084 17110 SQUARE FEET OR 16885-1203 0895 1 COC 26278-4843 02 2008 1 1111 NW 17 COURT 01-3134-094- BETTYS ISLAND PB 109-57 TRACT A LOT SIZE 0010 14375 SQ FT OR 19087-3725 04 2000 2(2) 1701 NW SOUTH RIVER DRIVE 01-3134-045- LAWRENCE PARK AMD PB 7-140 BEG 28.68FTN OF 0810 SW COR LOT 67 N 15.09FT NELY AD 30.75FT TO MOST NLY COR LOT 67 SE ALG LOT /L 68FT E 8.61FT SWLY AD 21.49FT WLY AD 54.62FT TO POB & PROP INT IN & TO COMMON ELEMENTS NOT DEDICATED TO PUBLIC LOT SIZE 1696 SQ FT OR 19087-3725 04 2000 2(2) 1015 NW 17 COURT 01-3134-045- LAWRENCE PARK AMD PB 7-140 BEG SW COR LOT 0820 68 N18.85FT E4FT NELY ARC DIS 29.15FT NELY50.16FT SELY34.4FT S20.14FT W95.83FT TO POB AND PROP INT IN & TO COMMON ELEMENTS NOT DEDICATED TO PUBLIC LOT SIZE 3511 SQUARE FEET OR 14068-2507 0489 1 1007 NW 17 COURT 01-3134-045- LAWRENCE PARK AMD PB 7-140 BEG AT SW COR 0830 LOT 69 N52.98FT E95.83FT SWLY53.32FT W93.06FT TO POB AND PROP INT IN & TO COMMON ELEMENTS NOT DEDICATED TO PUBLIC LOT SIZE 52.980 X 94 OR 16180-3449 1293 4 1001 NW 17 COURT 01-3134-045- LAWRENCE PK AMD PB 7-140 PORT OF LOTS 70 & 0840 71 DESC BEG SFTE OF NW COR OF LOT 70 TH S84.2FT N 58 DEG E 85.09FT NLY AD 43.20FT TO N/L OF LOT 70 W88.06FT TO POB AND PROP INT IN & TO COMMON ELEMENTS NOT DEDICATED TO PUBLIC LOT SIZE 4817 SQ FT OR 15430-1934 02924 A PORTION OF 1389 NW 7 STREET 01-3135-021- Lot 1 of Block 1 of the Oak Terrace Subdivision PB 0160 2-550 MIAMI 21 (EXISTING) FILE ID: 4421 REZONE w; ,Q. i z 2-0 `NW 12TH-ST- �'y CI -HD Cl* $` TJR . gR . NW 9TH ST - LL T6 -8-L O -Li "TIE I NW 8TH TER T3;. CS r 1• Z I . NW 8TH ST I , T6-8-0 -NW-7TH ST w w U > > _ Q _ Q_ O G� cl = - _° CI Tr -CF- z zrTT5 -L N ADDRESSES: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, & 1701 NW S RIVER DR 0 215 430 860 Feet AND 1001, 1007, 1111, & 1015 NW 17 CT, I I I I I I I I AND A PORTION OF 1389 NW 7 ST MIAMI 21 (PROPOSED) FILE ID: 4421 REZONE •orT6-12-0 T6-8-0 Q • T5—L z River) �anding 2� NW 12TH ST— Special . . • . . . . .Area I' n 'y CI—HD T6 -24A-0 NA CS• . T6-8-0 r• • w > Rei = T4—R Design Standa '10 co z CI. z Nw so `R OR . m NW 9TH ST — wT6-8—L rI � 11_HF Q.. NW 8TH TER T3=R v C) CS Z . . . . _ Z NW 8TH ST I T6-8-0 _ NW7-TH ST w w U _ C I 0 r—I C I H T3-0. Z Z Z T5—L N ADDRESSES: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, & 1701 NW S RIVER DR 0 215 430 860 Feet AND 1001, 1007, 1111, & 1015 NW 17 CT, I I I I I I I I AND A PORTION OF 1389 NW 7 ST