HomeMy WebLinkAbout2014-016-327 - Application for Related Group18605 NW 27 Avenue
Miami Gardens, FL 33056
City of Miami Gardens
Agenda Cover Memo
Council Meeting Date: October 08, 2014 Item Type:
(Enter X in box)
Resolution Ordinance Other
X
Fiscal Impact:
(Enter X in box)
Yes
No Ordinance Reading:
(Enter X in box)
1st Reading 2nd Reading
X
x Public Hearing:
(Enter X in box)
Yes No Yes No
X
Funding Source: (Enter Fund & Dept) Advertising Requirement: Yes No
X
Contract/P.O. Required: Yes No RFP/RFQ/Bid #: (Enter #)
X
Strategic Plan Related: Yes No Strategic Plan Priority Area:
Enhance Organizational
Bus. & Economic Dev
Public Safety
Quality of Education
Qual. of Life & City Image
Communication
Strategic Plan Obj./Strategy:
N/A X
Sponsor Name: Cameron Benson, City
Manager
Department: Development Services and Code
Compliance
Short Title:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MIAMI
GARDENS, FLORIDA APPROVING THE APPLICATION SUBMITTED BY
THE RELATED GROUP, INC., FOR THE REZONING OF THE
PROPERTY LOCATED AT 4601 N.W. 183RD STREET MORE
PARTICULARLY DESCRIBED ON EXHIBIT “A”, A COPY OF WHICH IS
ATTACHED HERETO, FROM NC, NEIGHBORHOOD COMMERCIAL TO
R-25, MULTIPLE FAMILY RESIDENTIAL; PROVIDING FOR ADOPTION
OF REPRESENTATIONS; REPEALING ALL ORDINANCES IN
CONFLICT; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR
INCLUSION IN CODE; PROVIDING AN EFFECTIVE DATE.
Staff Summary:
ITEM N-1) ORDINANCE
SECOND READING/PUBLIC HEARING
Application of Related Group Inc.
Garden Vista (f.k.a. Carol City Gardens– Rezoning to R-25
PZ-2014-000265
Background
On April 11, 2010 the City adopted the Land Development Regulations (LDRs) to regulate and govern the land
development and zoning of the City. Prior to that adoption, the City relied on the Miami-Dade County Zoning Code
and adopted the Miami-Dade County Zoning Map. In adopting the Official Zoning Map of the City, properties that
were already designated as commercial where designated accordingly commercial under the City’s new zoning
classifications. Properties within residential areas already zoned commercial were designated to NC, Neighborhood
Commercial, and commercial properties along our major roadways were designated as PCD, Planned Corridor
Development.
Current Situation
The current zoning of the subject properties is NC, Neighborhood Commercial which is consistent with the
historical designation of commercial on the Miami-Dade County’s Official Zoning Map. Garden Vista (fka Carol
City Gardens), is a 151 unit apartment community. The applicant, Related Group is requesting a rezoning from
NC, Neighborhood Commercial to R-25, Multiple Family Residential, in order to bring the property into
compliance with the City of Miami Gardens Land Development Regulations. Rezoning to R-25 will
allow the applicant to substantially rehabilitate the property.
Analysis
The proposed rezoning of the property to R-25, Multiple Family Residential is consistent with the policies and
objectives of the City’s Comprehensive Development Master Plan (CDMP), and satisfies Section 34-49(f) of the
City’s Land Development Regulations (LDRs) which establishes the criteria for granting of amendments or
adoption of changes to the text of the LDRs, or change of the actual official zoning map designation of a parcel or
parcels.
Proposed Action:
Recommend adoption of the Ordinance.
Attachments: Exhibit “A” – Legal Description
Exhibit “B” – Staff Recommendation
PZ‐2014‐000265
Related Group
Rezoning from NC to R‐25
STAFF RECOMMENDATION
PZ‐2014‐000265
APPLICATION INFORMATION
Applicant: Related Group
Property Location: 4601 NW 183rd Street
Property Size: 9.48 acres
Future Land Use: Neighborhood
Existing Zoning: NC, Neighborhood Commercial
Requested Action(s):
1. Rezone to R‐25, Multiple Family Residential
RECOMMENDATION:
Staff recommends granting the rezoning from NC, Neighborhood Commercial to R‐25, Multiple
Family Residential on the property located at 4601 NW 183rd Street.
REVIEW AND ANALYSIS:
Neighborhood Land Use Characteristics
Property Future Land Use
Designation Zoning Classification Existing Use
Subject Site Neighborhood NC, Neighborhood Commercial Multiple Family
Residential
North Neighborhood R‐15, Multiple Family Residential Multiple Family
Residential
South Neighborhood NC, Neighborhood Commercial Retail
East Neighborhood R‐15, Multiple Family Residential Multiple Family
Residential
West Unincorporated
Dade‐County
Unincorporated Dade‐County Retail
PZ‐2014‐000265
Related Group
Rezoning from NC to R‐25
Project Summary/Background
The applicant is requesting a rezoning of the 9.48 acre parcel which is zoned NC,
Neighborhood Commercial to R‐25, Multiple Family Residential in order to bring the
property into compliance with the City’s Land Development Regulations to allow
rehabilitation of the property.
The property is currently developed as a 151 apartment unit complex.
The property historically was designated for low intensity commercial use and the
designation of NC, Neighborhood Commercial was adopted on the City’s Official Zoning
Map with the adoption of the City’s Land Development Regulations (LDRs).
Consistency with City of Miami Gardens Comprehensive Development Master Plan
The primary objective of the Neighborhood designation as outlined in Objective 1.2 of the
Comprehensive Development Master Plan (CDMP) is as follows:
“The Neighborhood land use designation applies to areas intended for low and medium
density residential development with supporting commercial and office uses. The
designation of Neighborhood is specifically intended to protect single family homes from
encroachment or intrusion from incompatible land uses.”
The property has been historically designated for commercial use under Miami‐Dade Zoning
Map but the multifamily apartment complex has existed since the 1960’s. No records of
previous neighborhood commercial, office uses or commercial uses have been located.
The Future Land Use Element of the City’s CDMP promotes development and redevelopment
that provide for complete neighborhoods with healthy and vibrant commercial areas. The
neighborhood is developed with other multiple family uses which are consistent with the
requested rezoning to R‐25, Multiple Family Residential.
Conclusion: The rezoning is consistent with the policies of the City’s Comprehensive
Development Master Plan.
Zoning Review and Analysis
The City Council may grant the rezoning of the properties subject to meeting the criteria set
forth in Section 34‐49(f) of the City’s Land Development Regulations:
“(f) Criteria for granting of amendments or adoption of changes to the text of the LDRs, or
change of the actual official zoning map designation of a parcel or parcels. The detriments or
benefits of amendments or adoption of changes to the text of the LDRs, or change of the actual
official zoning map designation of a parcel or parcels shall not be denied consideration on the
grounds that they are indirect, intangible or not readily quantifiable. In evaluating the
application, among other factors related to the general welfare, the following shall be
considered:
(1) The development permitted by the application, if granted, conforms to the city's
comprehensive development master plan; is consistent with applicable area or
PZ‐2014‐000265
Related Group
Rezoning from NC to R‐25
neighborhood studies or plans, and would serve a public benefit warranting the granting
of the application at the time it is considered;
(2) The development permitted by the application, if granted, will have a favorable or
unfavorable impact on the environmental and natural resources of the city, including
consideration of the means and estimated cost necessary to minimize the adverse
impacts; the extent to which alternatives to alleviate adverse impacts may have a
substantial impact on the natural and human environment; and whether any irreversible
or irretrievable commitment of natural resources will occur;
(3) The development permitted by the application, if granted, will have a favorable or
unfavorable impact on the economy of the city;
(4) The development permitted by the application, if granted, will efficiently use or unduly
burden water, sewer, solid waste disposal, recreation, education or other necessary
public facilities which have been constructed or planned and budgeted for construction;
(5) The development permitted by the application, if granted, will efficiently use or unduly
burden or affect public transportation facilities, including mass transit, roads, streets and
highways which have been constructed or planned and budgeted for construction, and if
the development is or will be accessible by public or private roads, streets or highways.”
Findings of the request pursuant to the rezoning criteria set forth above are as follows:
1. The rezoning is consistent the City’s CDMP.
2. The rezoning will not affect natural resources in the City; the property will
maintain the existing use as multiple family residential.
3. The rezoning will bring the property into compliance and allow renovation of
the apartment complex.
4. The rezoning will not unduly impact water, sewer, drainage, education or
recreation facilities.
5. The rezoning will not impact public transportation facilities, streets or
highways and will be accessible by public roads.
Conclusion: The rezoning of the property meets the criteria in the granting of the rezoning
to R‐25, Multiple Family Residential.
Anticipated Facilities Impact
The rezoning to R‐25, Multiple Family Residential will not unduly impact water, sewer, drainage,
education, transportation facilities, roads or recreation facilities. Established multiple family
residential use (151 units) will be maintained.
Public Notification/Comments
In accordance with the Land Development Regulations, notifications of the applicant’s request
were mailed to property owners within a half mile (1/2) radius of the subject site to provide
them an opportunity to comment on the application. Also, the applicant held an outreach
meeting on July 9th, 2014. No written comments were received from property owners within
that radius at the date of this report.
PZ‐2014‐000265
Related Group
Rezoning from NC to R‐25
Attachments:
Legal Description
Letter of Intent
Estimated Scope of Work
Hearing Map‐Zoning
Hearing Map‐Aerial
Mailed Notice Radius Map
Survey
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Garden Vista
Miami Gardens, FL
SCOPE OF WORK
I. Major Capital Items:
1. Replace all existing windows with new impact resistant windows
2. Upgrade security monitoring system throughout the site to include
additional cameras; functions include the ability to access video monitoring
remotely.
3. Replace 9 (of the 12) roofs that have not been replaced recently
II. Common Area Upgrades:
Exterior
1. Landscape –supplement the existing landscaping with new planting
throughout the site. Punch up entrance area and give the site a more
welcoming feel. Make any repairs required to existing irrigation system.
2. New site signage at entrance and throughout property.
3. Parking Lot – Repave the existing parking lot. Work with architect on
improving the feel as you enter the site
4. Install new concrete aprons at all garbage corrals. Install new surrounds
using a trex or similar material.
5. Concrete Sidewalks – Remove & Reinstall all sidewalks that are
sunk/heaved as well as trip hazards and spalled concrete.
6. Repair and replace existing perimeter fencing as required to secure the site.
7. Replace both the front and rear building door assembly throughout the
property. Include new access control at the front doors as well as a new
intercom system.
8. Upgrade existing exterior lighting to new energy efficient light fixtures.
Supplement/add lighting as needed to ensure that the site is properly lit at
night.
9. Examine existing underground sewer. Make repairs as required to
blocked/broken piping.
10. Make minor repairs to the existing façade. Work with architect and design
team on final color scheme.
Interior
11. Relocate the existing management office to the maintenance shop area.
Work with architect on consolidated layout and residential finishes. Convert
the existing office back into a 1 BR unit.
12. Upgrade existing finishes in laundry room, including lighting, flooring and
paint.
13. Test existing fire alarm system and make repairs as required.
Garden Vista
Miami Gardens, FL
14. Install new generator to power leasing office and shop area.
III. Apartment Upgrades:
1. Replace existing kitchen cabinets with new sold wood cabinets.
2. Install new Plam countertop, with new sink and faucet.
3. Replace all refrigerators and ranges throughout the site with new energy star
appliances
4. Throughout all bathrooms install new tubs with 3-piece surround, shower
valve and shower head.
5. Replace existing toilets with new water smart low flow toilets.
6. Install new vanity, solid surface top and medicine cabinet.
7. Paint all bathrooms and kitchens, as well as other areas disturbed during
construction.
8. Floors – new tile floors throughout all units, including the kitchens and the
bathrooms.
9. Replace existing Bi-fold/sliding closet doors throughout all units.
10. Apartment Lighting Upgrade – Replace existing lighting with new energy
star fluorescent fixture in all Kitchens, Bathrooms and Hallways
11. Install GFI outlets in ALL Kitchens and bathrooms.
12. Replace all existing A/C units and air handlers. Include new disconnect
switch, new line sets and programmable thermostat.
13. Replace all water heaters.
14. Replace entry doors and hardware as needed. Repair Frames – 150
apartment doors
LE J
EU
NE R
D
NW
47TH AVE
NW 42
N
D AV
E
NW 191ST S T
NW 1 83RD ST
NW 173 RD DR
NW 187 T H S T
NW
44TH CT
NW 39
T
H CT NW 39
T
H AV
E
NW 42
N
D PL
N W 1 92 ND S T
NW 181ST TER
MU
SICK
R
D
NW
42ND CT
NW 177 T H S T
NW 179 T H S T
N W 1 7 2 N D D R
NW
4
1
S
T
A
V
E
NW 175TH STN
W
4
7TH
C
T
NW
46TH AVE
N
W
4
3
R
D
R
D
N W178TH D R
NW 3
8T
H
C
T
NW 181 ST ST
NW 178 T H S T
NW 49
T
H AV
E
N W 1 85 TH S T
NW 1 74TH ST
NW 19 3RD ST
NW
48
T
H
C
T
NW 1 86TH ST
NW
47TH P
L
N
W
4
3RD
C
T
NW 19 1ST TE R
NW 178TH TER
NW 185TH TER
N W 1 7 4 T H D R
NW 176 T H S TNW 49
T
H CT
N W 1 80 TH S T
NW 17 2ND T ER
NW 44
T
H AV
E
NW
48TH PL
NW 43
R
D AV
ENW 48
T
H AV
E
NW 190TH ST
NW 1 73RD T ER
NW 173RD ST
NW 1 79TH TER
NW 1 88TH ST
NW 1 80TH TER
NW 189 TH TE R
NW 182 N D S T
NW 184TH TER
N W 181STLN
NW 45
T
H AV
E
NW 187TH T ER
NW 176TH TER
NW183R D T E R
N
W
4
5
T
H
C
T
NW 175THTER
NW
44TH PL
NW 4
8
T
H
CT
N
W
4
5TH
A
V
E
N
W
4
2
N
D
P
L
N W 1 9 3 R D S T
NW
43RD AVE
NW 44TH AVE
NW
42ND
PL
NW 4
6T
H
AV
E
NW
47TH
C
T
NW
44TH CT
NW 42
N
D CT
NW
47TH PL
NW 192ND ST
NW
48TH AVE
NW 39
T
H AVE
NW 48
T
H P
L
NW 178 T H S T
NW 191 ST TER
NW 1 78TH TER
NW 43
R
D CT
NW 47
T
H CT
N W 1 86 TH S T
N
W
3
9TH C
T
NW 176TH ST
N W 1 76 TH TE R
N W 1 82N DST
NW
43R
D
C
T
NW
4
2ND
C
T
NW 4
9T
H
CT
N W 190 TH S T
NW 19 0 T H S T
NW 179TH TER
NW 176TH ST
NW 179TH ST
NW 17 7TH ST
NW
48
T
H
CT
N
W
4
9TH
AVE
NW
48TH AVE
NW 4
7T
H
CT
N W 1 78 TH S T
NW186 TH S T
NW 4
8T
H
C
T
NW 4
8T
H
PL
NW 179 T H S T
N W 1 75T H S T
NW 47
T
H P
L
NW 46
T
H
AV
E
N W 185TH ST
N W 1 8 0 T H S T
Applicant:RELATED GROUP
Project Location: 4601 NW 183RD STCity of Miami GardensPlanning & Zoning Division
Subject Property Zoning: NC
June 20141 inch = 842 feet
«
R-15
R-1
R-1
NC
R-1
R-1
Subject Property
HEARING MAP: ZONING
R-15
NC
N
W
4
7
T
H
AV
E
N W 185TH ST
N W 1 8 3 R D S T
N W 1 8 1 S T S T
N
W
4
4
T
H
AV
ENW 1 8 0 T H S T
N
W
4
3
RD
C
T
N W 1 8 7 T H S T
N
W
4
5
TH
AV
E
N
W
4
6
T
H
AV
E
N W 18 7 T H T E R
N W 1 8 2 ND S T
N W 1 8 6 T H S T
NW
4
4
T
H
P
L NW
4
4T
H
C
T
N W 1 8 8 T H S T
N
W
4
4
T
H
C
T
N
W
4
3RD
CT
N
W
44
T
H
CT
N
W
4
4
T
H
C
T
HEARING MAP: AERIAL
City of Miami GardensPlanning & Zoning Division
Subject Property
June 2014
1 inch = 321 feet
.Folio #:34-2105-001-0480
34-2105-001-0480
NW47TH AVE
NW42ND AVE
LE JEUNE RD
NW52ND AVE
NW191ST ST
NW183RD ST
NW173RD DR
NW170TH ST
NW168TH TER
NW44TH CT
NW187TH ST
NW42ND CT
NW39TH CT
NW47TH CT
NW181ST TER
NW42ND PL
NW46TH AVE
NW192ND ST
NW177TH ST
NW51ST PL
NW169TH TER
NW49TH AVE
MUSICK RD
NW195TH ST
NW41ST AVE
N W 172 N D D R
N
W
43
R
D R
D
UNNAMED
NW178TH DR
NW178TH TER
NW181ST ST
NW178TH ST
NW179TH ST
NW169TH ST
NW175TH ST
NW185TH ST
NW167TH TER
NW171ST ST
NW193RD ST
NW48TH CT
NW47TH PL
NW186TH ST
NW43RD CT
NW191ST TER
NW185TH TER
NW190TH ST
N W 174T H D R
NW176TH ST
NW188TH ST
NW49TH CT
NW180TH ST
NW44TH AVE
NW48TH AVE
NW43RD AVE
NW48TH PL
NW173RD ST
NW179TH TER
NW180TH TER
NW49TH PL
NW182ND ST
NW50TH CT
NW167TH ST
NW184TH TER
NW194TH ST
NW188TH TER
NW181ST LN
NW51ST AVE
NW52ND PL
NW45TH AVE
NW171ST TER
NW187TH TER
NW189TH TER
NW195TH TER
NW176TH TER
NW174TH ST
NW172ND TER
NW39TH PL
NW173RD TER
NW50TH AVE
NW45TH CT
NW183RD TER
NW175TH TER
NW41ST CT
NW44TH PL
NW194TH LN
NW40T
H CT
NW40TH AVE
NW189TH ST
NW41ST PL
NW182ND DR NW40TH PL
NW193RD TER
NW192ND TER
N
W
44T
H R
D
NW182ND LN
NW191ST TER
NW44TH CT
NW193RD ST
NW188TH ST
NW178TH TER
UNNAMED
NW40TH CT
NW178TH DR
N
W
39TH C
T
NW49TH AVE
NW189TH TER
NW182ND ST
NW49TH CT
NW50TH CT
NW187TH ST
NW190TH ST
NW48TH AVE
UNNAMED
NW184TH TER
UNNAMED NW190TH ST
NW169TH ST
NW42ND CT
NW41ST CT
UNNAMED
NW44TH CT
NW45TH CT
NW168TH TER
NW49TH CT
UNNAMED
UNNAMED
UNNAMED
NW186TH ST
UNNAMED
UNNAMED
NW46TH AVE
NW47TH PL
NW179TH TER
NW48TH PL
NW44TH AVE
NW
4
0T
H P
L
NW41ST AVE
UNNAMED
NW41ST PL
NW190TH ST
UNNAMED
NW40TH AVE
NW43RD CT
UNNAMED
NW43RD CT
NW45TH CT
NW178TH ST
NW49TH AVE
NW39TH CT
UNNAMED
NW181ST TER
NW52ND PL
NW193RD ST
NW188TH ST
NW43RD AVE
NW169TH TER
NW194TH ST NW43RD CT
NW182ND ST
NW185TH ST
NW43RD AVE
NW190TH ST
NW176TH ST
NW177TH ST
NW48TH CT
NW187TH ST
NW179TH ST
NW45TH AVE
NW172ND TER
NW44TH CT
NW191ST TER
NW171ST TER
NW192ND ST
MUSICK RD
NW49TH AVE
NW189TH TER
NW193RD TER
NW176TH ST
NW186TH ST
NW170TH ST
NW48TH CT
NW47TH CT
NW42ND CT
NW171ST ST
NW185TH ST
NW43RD AVE
NW48TH CT
NW179TH ST
NW171ST TER
NW42ND CT
NW51ST PL
NW46TH AVE
NW51ST AVE
NW186TH ST
NW39TH CT
UNNAMED
NW185TH TER
NW40TH AVE
NW39TH PL
NW44TH AVE
NW48TH CT
NW186TH ST
NW44TH AVE
NW187TH TERNW188TH ST
NW46TH AVE
NW47TH CT
NW46TH AVE
NW176TH TER
NW45TH AVE
NW41ST AVE
NW168TH TER
UNNAMED
NW49TH CT
NW192ND STNW192ND ST
NW178TH ST
NW175TH ST
NW48TH AVE
NW179TH ST
NW194TH ST
NW47TH CT
NW42ND PL
UNNAMED
NW47TH PL
NW193RD ST
NW48TH PL
NW43RD CT
UNNAMED
NW44TH AVE
NW42ND PL
NW43RD AVE
NW189TH TER
Subject Property
June 2014
.
1 inch = 833 feet
Applicant:Related Group
Folio Number:34-2105-001-0480
1/2 Mile Radius
City of Miami GardensPlanning and Zoning Division
Subject Property
MAILED NOTICE RADIUS MAP
UNINCORPORATED MIAMI-DADE