HomeMy WebLinkAboutAnalysis and Maps`' "` City of Miami
-' Planning Department
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-v' Division of Land Development
ANALYSIS FOR REZONING
File ID PZAB File ID No. 4232
Applicant Deel Realty, LLC, a Delaware Limited Liability Company
3601 Bird Road, 3640 Bird Avenue, 2990 Southwest 36 Court, and 3555
Location Southwest 29 Terrace
Folio 01-4116-019-1130, 01-4116-019-1040, 01-4116-019-1330, 01-4116-019-0800
Transect "D1" Work Place — District Zone, "74-L" General Urban Transect Zone - Limited
FLUM Designation Light Industrial, Low Density Restricted Commercial
Commission District 2 — Commissioner Ken Russell
NET District Coral Way NET
Planner Elia Sorice, Planner II
A. GENERAL INFORMATION
REQUEST: Pursuant to Article 7, Section 7.1.2.8, of Ordinance 13114 (Miami 21 Code), as amended,
Deel Realty, LLC (the "Applicant") is requesting a rezoning from "D1" Work Place — District Zone to 75-
0" Urban Center Transect Zone -Open for the properties identified with the Folio numbers 01-4116-019-
1130, 01-4116-019-1040, and 01-4116-019-1330; located at approximately 3601 Bird Road, 3640 Bird
Avenue, and 3555 Southwest 29 Terrace. The Applicant is also requesting a rezoning from 74-L"
General Urban Transect Zone - Limited to 75-0" Urban Center Transect Zone -Open for the property
identified with the Folio number 01-4116-019-0800; located at approximately 2990 Southwest 36 Court
(collectively, the "Property").
Concurrently, the Applicant seeks a companion Comprehensive Plan Amendment to change the land
use designation of the Property from "Light Industrial' and "Low Density Restricted Commercial' to
"General Commercial" (File ID No 4231).
Figure 1- Existing zoning designation:
T4 -L u l T9 O
T4 -L
Cj
Figure 2- Proposed zoning designation:
T4 -L
T3-0
11 T"
T5-0 I I
T64) T5.0
"DI
__ /�
SUBJECT PROPERTY: The subject Property operates as an Auto -Related Commercial
Establishment, located on the north side of Bird Road between SW 29 Terrace and SW 36 Court. The
Property consists of four Lots totaling approximately 64,173 square feet (1.47 acres). The complete
legal description of the Property is on file with the Hearing Boards Office.
The Property is bordered by single-family residences to the north, commercial establishments to the
south across Bird Road, Deel Realty -owned properties and multi -family residential to the west, and
South Dixie Highway and the elevated Metrorail to the east. The Property is located north of the Douglas
Road Metrorail Station and is within a city -designated Transit Oriented Development (TOD) area.
Figure 3: Aerial view of the subject property
PZAB File ID. 4232
Page 2 of 9 --
B. COMPREHENSIVE PLAN
Per the Correspondence Table — Zoning and Comprehensive Plan of the Miami Comprehensive
Neighborhood Plan (MCNP), the requested change of zoning is not consistent with the current MCNP
designation of Light Industrial and Low Density Restricted Commercial for the Property. As a result, the
Applicant has submitted a FLUM Amendment to change the land use designation of the Property to
General Commercial, processed concurrently under File ID No. 4231.
Figure 4- Existing land use designation:
Figure 5- Proposed land use designation:
C. ANALYSIS
The Property is zoned "D1" Work Place — District Zone and 74-L" General Urban Transect Zone -
Limited, as described above. Supported development in the D1 Transect Zone includes light industrial
activities and commercial and office uses that serve the needs of other business. The only Residential
Use permitted in the D1 Transact Zone is Work -Live with a maximum Density of 36 dwelling units per
acre. The T4 -L Transect Zone, in contrast, allows for a variety of Residential Uses with a maximum
Density of 36 dwelling units per acre. Commercial, Civic, Civil Support, and Educational Uses are
limited in this Transect Zone.
An excerpt of Article 4, Table 3 of the Miami 21 Code is included below to illustrate the additional Uses
permitted By Right or through an administrative process as a result of the requested change in zoning
from D1 and T4 -L to T5-0. It should be noted that Industrial Uses would no longer be allowed in this
mixed-use area which reduces the potential effect of these activities on the abutting T3 Zoned
properties. The T5-0 Transect Zone also allows for a higher Density than what is currently permitted
in the D1 and T4 -L Transect Zones.
PZAB File ID. 4232
Page 3 of 9
Excerpt of Article 4, Table 3 of Miami 21 Code.
DENBflY(UNITS PER ACRE) I 36 i 65 36 !111
SINGLE FAMILY RESIDENCE R R R
COMMUNITY RESIDENCE R R R
ANCILLARY UNI R
TWO FAMILY RESIDENCE I 4 R R
MULTI FAMILY HOUSING I .� R R R
(DORMITORY I 4 R E R
11061E OFFICE I-4 R RR
LIVE - WORK I 4 R R R
(WORK -LIVE 'il R 4
LODGING
BED 6 BREAKFASTAR
JR R R
IL NN R
HOTEL 4 � R
OFFICE P I IR l F�
i OFFICE I R R III rtrtrt III �I— n—i1
COMMERCIAL
AUTO-RELATED COMMERCIAL ESTAB. R 4 w W
'
ENTERTAINMENT ESTABLISHMENT R R R
ENTERTAINMENT ESTAB. •ADULT
FOOD SERVICE ESTABLISHMENT R R R R
ALCOHOL BEVERAGE SERVICE ESTAB. I E E E E
GENERAL COMMERCIAL R R R R
MARINE RELATED COMMERCIAL ESTAB. R 4 W .; W
OPEN AIR RETAILR 4 w W
PLACE OF ASSEMBLY R R� R
RECREATIONAL ESTABLISHMENT R R R
�wic
COMMUNITY FACILITY R 4 W W W
RECREATIONAL FACILITY R R R R
RELIGIOUS FACILITY I R R R R
REGIONAL ACTIVITY COMPLEX
ave suPnoRr
CO6MMUNATYSLIppORTFACWTY FR w wwINFRASTRUCTURE AND UTILITIES w w W
MAJOR FACILITY E .�
MARINA R 4 w w w
(PUBLIC PARKING R 4 w w w
RESCUE MISSION E 4
TRANSIT FACILITIES I R 4 w W w
EDUCATIONAL
CHILDCARE I E 4 w � w
COLLEGE / UNIVERSITY E 4 w w
ELEMENTARY SCHOOL E W E 3 w
LEARNING CENTER E j R E R
MIDDLE / HIGH SCHOOL E W E W
(PRESCHOOL E + R E R
RESEARCH FACILITY I R 4 R R R
SPECIAL TRAINING 1 VOCATIONAL I R 4 W W
IINDUSTRIAL I i
I AUTO-RELATED INDUSTRIAL ESTBI. Il R �
MANUFACTURING AND PROCESSING I R .�
MARINE RELATED INDUSTRIAL ESTBL. I R
PRODUCTS AND SERVICES w4
STORAGE/ DISTRIBUTION FACILITY R 4
PZAB File ID. 4232
Page 4 of 9
Review Criteria for A Rezone
In accordance with Article 7, Section 7.1.2.8.a., a change may be made to a Transect Zone in a
manner which maintains the goals of Miami 21. In the recommendation, staff must show that it
considered and studied the request with regard to the criteria identified in Miami 21 Article 7, Section
7.1.2.8.f. The criteria and staffs findings are provided below.
Criteria 1 7.1.2.8.f.1.a "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 of Goal LU -1: "Maintain a land use pattern that ... (5) promotes the efficient use
Criteria 1 of land and minimizes land use conflicts while protecting and preserving
residential sections within neighborhoods;"
Analysis of Goal LU -1 (5): Although the request to rezone from D1 and T4 -L
to T5-0 would introduce a higher Density next to a low -scale residential area,
it would help remedy the existing scenario of a D1 Transect Zone abutting a
T3-0 neighborhood. The proposed Transect designation would allow a
development pattern that is more compatible with the existing context, and
meets the intent of transitional zoning.
Policy LU -1.1.10: The City's land development regulations will encourage
high density residential development and redevelopment in close proximity to
Metrorail and Metromover stations.
Policy TR -1.1.5: "The City will encourage new development to be structured
to reinforce a pattern of neighborhoods and urban centers by focusing growth
along transit corridors and around transit nodes and centers. "
Analysis of LU -1.1.10 and TR -1.1.5: The Property is located in a city -
designated Transit Oriented Development (TOD) area as it is within a half -mile
walking distance from the Douglas Road Metrorail Station. Multiple Miami -
Dade Transit and the City of Miami Trolley routes converge at the station,
moving passengers between the southwest portion of the City and Downtown
Miami. The requested change in zoning would allow for a broader mix of
Residential and Commercial Uses, and introduce higher Density in support of
transit -oriented development.
Finding 1 Pursuant to Article 7, Section 7.1.2.8.f.1.a of Miami 21, staff finds the request
consistent with Goal LU -1, Policy LU -1.1.10, and TR -1.1.5 of the Miami
Comprehensive Neighborhood Plan.
Criteria 2 7.1.2.8.f.1.b. "The need and justification for the proposed change, including
changed or changing conditions that make the passage of the proposed
change necessary."
PZAB File ID. 4232
Page 5 of 9
Analysis of The Property is located in a city -designated Transit Oriented Development
Criteria 2 (TOD) area which, due to its proximity to the Douglas Road Metrorail Station,
has been identified as an area of targeted growth.
In recent years, the area around the station has changed from a largely
industrial neighborhood to high-density mixed-use development. According to
the Applicant's letter of intent, "more than 2,000 new residential units have
been built or approved by the City and Miami Dade county [including] a 358 -
unit, 18 -story residential tower directly across Bird Road." Additional approvals
in this area include the Link development at Douglas Road Metrorail Station,
consisting of a 150 -room hotel, 970 residential units, and approximately
700,000 square feet of retail space.
Figure 5 — Proximity to Transit
The Property is located approximately 0.3 miles from the Douglas Road Metrorail
Station which equates to a five-minute walk, represented in green.
PZAB File ID. 4232
Page 6 of 9
Finding 2 The requested change in zoning seeks to transition from Industrial Uses to
mixed-use Residential, Commercial, and Office Uses to better align future
development with the existing and changing conditions found in the immediate
area. Furthermore, high-density development capitalizes on the Property's
adjacency to the Douglas Road Metrorail Station, located approximately 0.3
miles or five-minute walking distance from the Property.
Criteria 3 Section 7.1.2.8.f.2. "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 The neighborhood is comprised predominantly of one and two-story
Criteria 3 residences to the north and two-story commercial buildings to the south. The
proposed change in maximum Height and massing are shown in the table and
figures below:
D1 (Existing) T5-0 (Proposed)
8 Stories (abutting T3)
or
Max. Height 10 Stories (8 by Right plus 2
additional Stories in Public
Benefit not Abutting T3)
Max. Density 36 du/acre
Max. Lot 80% / N/A
Coverage/ FLR
T4 -L (Existing)
Max. Height 3 Stories
(abutting T3)
Max. Density 36 du/acre
Max. Lot 60%
Coverage
5 Stories
65 du/acre
80% / N/A
T5-0 (Proposed)
5 Stories
65 du/acre
80% / N/A
PZAB File ID. 4232
Page 7 of 9
Dim. (ft) —
UL
UL
Levels Dim. (ftJ ��, Levels
UL
�— rC
Dim. (ft)_ Levels
UL
Dim. (h)levels
Fig. 6 — Max. Height: D1 abutting T3-0 Fig. 7- Max. Height: T5-0 abutting T3-0
UL
�- - UL
i UL
Dim. (ft) Levels Dim. (ft) I� Levels Dim. (ft) Levels
Fig. 8 — Max. Height: D1 abutting T4 -L abutting T3-0
UL
UL
�= I� UL
Dim. ft Levels Dim. ft Levels Dim. ft � Levels
O O O
Fig. 9 — Max. Height: D1 abutting T5-0 abutting T3-0
The proposed change of zoning from D1 to T5-0 would reduce the maximum
height permitted adjacent to T3 from eight stories to five stories. Maximum
Density would increase from 36 du/acre to 65 du/acre, and would maintain the
maximum lot coverage to an 80%.
The proposed change of zoning from T4 -L to T5-0 would increase the
maximum height from three stories to five stories. Maximum Density would
increase 36 du/acre to 65 du/acre, and will increase the maximum lot coverage
from 60% to 80%.
At the interface between the adjacent T3 Transect Zone, an additional
side/rear setback of six feet or 10% of the lot depth is required for the first
through second Stories and a minimum 26 -foot setback is required above the
second Story.
Finding 3 Although the request would introduce new and more intense Residential,
Lodging, Commercial, Civic, and Educational Uses adjacent to a
predominantly low scale, single-family and multi -family neighborhood, the
PZAB File ID. 4232
Page 8 of 9
maximum Height allowed in the T5 Transect Zone would create a more
gradual transition between the Lots fronting Bird Road and the T3 Transect
Zone to the north. This is particularly true for the Lot fronting SW 36 Court as
an additional buffer would be created between the D1 properties along Bird
Road, as shown in Figures 8 and 9. Furthermore, the requested change in
zoning would permit a development form that is more compatible with the
existing context and the Miami 21 principle of transitional zoning.
D. CONCLUSION
Based on the analysis of the materials submitted, staff finds that the request to rezone the properties
located at 3601 Bird Road, 3640 Bird Avenue, and 3555 SW 29 Terrace from "D1" Work Place —
District Zone to "75-0" Urban Center Transect Zone — Open and the property located at 2990
Southwest 36 Court from "74-L" General Urban Transect Zone - Limited to "75-0" Urban Center
Transect Zone -Open is justified. The request is consistent with the goals and objectives of the
MCNP and the Miami 21 Code which encourage high-density, mixed-use neighborhood centers
near transit, and the preservation of neighborhoods through transitions in intensity and building
Height. The rezoning would permit a development capacity and form that is compatible with the
existing context and the changing conditions around the Douglas Road Metrorail Station.
E. RECOMMENDATION
Pursuant to the Miami 21 Code,
the aforementioned findings, the
change in zoning as presented.
int
Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, and
Planning Department recommends approval of the requested
PZAB File ID. 4232
Page 9 of 9
AERIAL MAP
FILE ID: 4232
REZONE
N
ADDRESSES: 3640 BIRD AVE, 3601 BIRD RD,
3555 SW 29 TER, 2990 SW 36 CT
90 180 360 Feet
I i I i i i I
MIAMI 21 (EXISTING)
FILE ID: 4232
REZONE
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T6-12-0
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T5-0
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T3 -O
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0 87.5 175 350 Feet
ADDRESSES: 3640 BIRD AVE, 3601 BIRD RD,
3555 SW 29 TER, 2990 SW 36 CT
MIAMI 21 (PROPOSED)
FILE ID: 4232
REZONE
T3-0
T4 -L
U
T3-0 Q
2
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T3-0
T5-0
T5-0
T5 -O
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BIRD RD
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T3-0
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ADDRESSES: 3640 BIRD AVE, 3601 BIRD RD,
3555 SW 29 TER, 2990 SW 36 CT
0 95 190 380 Feet