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HomeMy WebLinkAbout06-25-15 CC Analysis & Maps'k 1, INC OOP 0 AIPO f�F 18 9 8 V. o to ANALYSIS • Future • Use Map Change PROJECT ADDRESS: 3581 E. Glencoe St. FILE ID: 15-00084lu APPLICANT: Javier Fernandez, Esq., on behalf of Grove Bay Properties, LLC COMMISSION DISTRICT: District 2 NET OFFICE: North/East Coconut Grove LAND USE DESIGNATION: Single -Family Residential REQUEST The subject proposal of this staff report is for a change to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan designation from "Single -Family Residential" to "Low Density Multifamily Residential" of the northern portion of the real property located at approximately 3581 E. Glencoe St. Miami, Florida (A complete legal description of the property is on file at the Hearing Boards Office). BACKGROUND The lot area comprises 0.83 ± acres and the subject area consists of approximately 0.48 acres. The application first went before the Planning, Zoning, and Appeals Board (PZAB) on March 24, 2015 where the applicant asked for and received a continuance to May 20, 2015. At the May 20, 2015 meeting of PZAB, the application was again continued by the Board to give city staff sufficient time to review and analyze the restrictive covenant that the applicant submitted shortly before the May 20, 2015 meeting. FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU -1.6.1 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." Areas designated as "Single Family Residential" allow single family structures of one dwelling unit each to a maximum density of 9 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as foster homes and family day care homes for children and/or adults; and community based residential facilities six (6) clients or less, not including drug, alcohol or correctional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within single family residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within single family residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). Areas designated as "Low Density Multifamily Residential" allow residential structures to a maximum density of 36 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as community-based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; day care centers for children and adults may be permissible in suitable locations. Permissible uses within low density multifamily residential areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within low density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). DISCUSSION The subject area consists of one lot of approximately 0.83 acres. The property is currently developed as "Bay Colony Condo" with 18 dwelling units within two -floors with detached covered and uncovered parking areas and a swimming pool. The parcel is bifurcated into two Future Land Use designations; the northern portion of the parcel is designated Single -Family Residential (T3-R/NCD-3) and the southern portion is designated Medium Density Multifamily Residential (T5-R/NCD-3). The lot is generally bounded by S. Bayshore Drive to the north, Biscayne Bay to the south, E. Glencoe Street and S. Bayshore Court to the west, and Halissee Street to the east. The complete legal description of the lot is on file with the Hearing Boards Section. 15-00084lu Page 2 of 5 EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION ZONING Subject Property_." North Portion Single -Family Residential Maximum of 9 D.U. per acre South Portion Medium Density Multifamily Residential Maximum of 65 D.U. per acre Surrounding Properties NORTH: Single -Family Residential Maximum of 9 D.U. per acre SOUTH: Biscayne Bay EAST: Major Institutional, Public. Facilities, Maximum of 9 D.U. per acre Subiect Pronerty: T3-R/NCD-3 (Sub -Urban Transect Zone - Restricted / Neighborhood Conservation District -3) T5-R/NCD-3 (Urban Center Transect Zone - Restricted /Neighborhood Conservation District -3) T3-R/NCD-3 (Sub -Urban Transect Restricted / Neighborhood Conservation District -3) CI (Civic Institution) WEST: Medium Density Multifamily Residential T5-R/NCD-3 (Urban Center Transect Maximum of 65 D.U. per acre Restricted / Neighborhood Conservation District 3) It should be noted that the Neighborhood Conservation District -3 overlay is silent on Multi -Family residential designation. 15-00084lu Page 3 of 5 ANALYSIS: The proposed FLUM amendment is only for the northern portion of the lot from "Single Family Residential" to "Low Density Multifamily Residential". The southern portion will remain "Urban Center Transect". Criteria 7 Land Use Policy LU -1.1.3 "provides for the protection of all areas of the city from (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities". Analysis The proposed change would allow an increase in density from nine (9) dwelling units per acre, to 36 dwelling units per acre. The northern portion of the lot is approximately 0.48 acres, therefore the number of dwelling unit allowed in this area would increase from four (4) dwelling units to 17 dwelling units. However, there are 12 existing units on the northern portion of the property. Currently, the existing residential development exceeds the maximum permitted by the Single Family Residential Land Use designation. The applicant proposes to limit the maximum number of dwelling units built on this area to 12 through a restrictive covenant. As such the amendment to change the northern portion from "Single Family Residential" to "Low Density Multifamily Residential would not degrade public health and safety. Finding Staff finds the request consistent with Policy LU -1.1.3 Criteria 2 MCNP Land Use Goal LU -1(1) encourages a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods; (5) promotes the efficient use of land and minimizes land use conflicts. Analysis Through the restrictive covenant proffered by the applicant, the proposed land use change would not introduce any additional uses into the neighborhood. The restrictive covenant would restrict the uses allowed on the entire parcel. Finding Staff. finds the request consistent with Goal LU -1 1 Criteria 3 Policy CM -1.1.9: "site development criteria will ensure that development within the Coastal Zone will not adversely affect the natural environment or lead to a net loss of public access to City's natural resources..." Analysis The future land use amendment, through the restrictive covenant, does not increase the site intensity in a manner which would degrade the coastal ecosystem. Finding Staff finds the request consistent with Policy CM -1.1.9 Criteria 4 Policy TR -1.1.1: "Maintenance of transportation levels of service within this designated Urban Infill Transportation Concurrency Exception Area shall be in accordance with the adopted Transportation Corridors level of service standards and the City of Miami Person -Trip Methodology..." Analysis Access to the site is via E. Glencoe St. The proposed future land use amendment would increase traffic demand through E. Glencoe St. but, through limitations set in a restrictive covenant, are not substantial. Via the restrictive covenant, the development on the site is limited to a maximum of 26 dwelling units in total on the site, the net increase is 10 units. Finding Staff finds the request consistent with Policy TR -1.1.1 Criteria 5 The subject property is in Neighborhood Conservation District — 3, which intends to protect the character of the historic single-family neighborhood, including the intensity of residential uses and the unique tree canopy. 15-000841u Page 4 of 5 Analysis The existing use allows single-family residential on the northern portion, however the site has long had higher intensity development, with 12 units on the northern portion. The restrictive covenant would not expand density beyond what currently exists. Additionally, in the restrictive covenant the required 10 foot side yard setback is increased from 10 feet to 20 feet, to mitigate the effects of the proposed development to the single-family residential uses to the north. Finding Staff finds the proposed change is not incompatible with the intent of NCD -3. • The analysis is based on a restrictive covenant which limits development on the northern portion of the parcel to 12 units, limits development on the entire parcel to 26 units, limits the uses allowed on the entire parcel, limits the height of the portion of the site abutting the "Single Family Residential' land use to 38 feet above the base flood elevation, and establishes setbacks next to the "Single Family Residential' land use that are greater than what is required. Therefore, the highest potential use is not being considered. The existing Miami 21 zoning designation on this parcel is T3 -R — "Sub -Urban Zone" while the proposed designation is T44 -R — "General Urban Zone". RECOMMENDATION Based on the aforementioned findings, the Planning Department is recommending APPROVAL of the amendment as presented based on the above analysis and findings. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed to the proposed designation change from "Single Family Residential" to "Low Density Multifamily Residential". 2L� Christopher Brimo, AICP Chief of Land Development R. Shedd June 4, 2015 15-00084lu Page 5 of 5 FUTURE LAND USE MAP (EXISTING) N 0 125 250 500 Feet 1 i i i I i i i I ADDRESS: 3581 E GLENCOE ST, MIAMI, FL 33133 FUTURE LAND USE MAP (PROPOSED) N 0 125 250 500 Feet i i i I i i i I ADDRESS: 3581 E GLENCOE ST, MIAMI, FL 33133 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Pro p ... i N� 15-000841,. IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Data: 03/24/2015 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Appii—m Javier Fernandez, Esq., on behalf of Grove Bay Properties, LLC RECREATION AND OPEN SPACE Address: 3581 E Gi.nco. ST Boundary Streets: North; S B.ysho East: Mercy Rd Population Increment, Residents Space Require mart, acres E..... Capacity Before Change 58 0.07 182.80 South: S Bayshore Ct. West: E Glencoe St Excess Capacity After Cheng. 182.73 Proposed Change: From: Singl.-Family Residential Concurrency Checkoff OK To, Low-D.nsity Multifamily R.aidt.nilal POTABLE WATER TRANSMISSION Existing Designation, Maximum Land Use Intensity Residential 0.8300 acres @ 9 DU/acre 7 DU'. Peak Hour Person -Trip Generation, Residential 11 Othor q. ft. @ FLR 0 q,ft. Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Chang, >2% 58 12,901 ab.— demand Peak Hour Person -Trip Generation, Other Excess Capacity After Change >2% b.— demand Concurrency Checkoff OK Prop oa.d Designation, Maximum Land Use Int... lty Residential 0.8300 acres @ 36 DU/.cr. 30 DU'. SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 22 Oth or q.ft, @ FLR 0sq.ft. Peak Hour Person -Trip Generation, Other 0 Population Increment, Residents Transmission Requirement, 9Ptl Ex .... Capacity Before Chang. 58 10,655 See Not. 1, Ex..a. Capacity After Chang. S.. Not. 1. Net Increment With Proposed Chang.: Concurr.ncy Checkoff WASA Permit Required Population 58 STORM SEWER CAPACITY Dwelling Units 22 Peak Hour P.rson-Trips 12 Exflltratlon System Before Chang, On -sit. Exflltraiion System After Change On- it. Planning District North/East Cocon tGr, Concurr.ncyCheckoff OK County Wastewater Collection Zone 310 Drainage Subcaichment Be,,, V1 SOLID WASTE COLLECTION Solid Waste Cou.ctlon Routs 219 Transportation Corridor Nam. S B.yshor. Dr Pop.latlon Increment, Residents Solid Wast. Generation, tons/y..r Excess Capacity Before Change 58 74 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES E.c... Capacity After Change 726 Concurrency Checkoff OK Land Us. Goal LU -1 (Sea att..hmart 1) TRAFFIC CIRCULATION Land Us. ObJ-1- LU -11 Land Use Policy 1,1.1 Capital Improvements Go.i CI -1 Population Increment, Residents P..k-Hour P.rson-TrIP Generation 58 12 Capital Improvements Objective CI -1.2 LOS Before Chang. B Capita Improvements Policy 1.2.3 a - g LOS After Change E Concurrency Checkoff OK NOTES. 1. P„m „ ., „„.,, .°"^_°„°^ m"„ ,• „°"„ „ M,,,° D,,, w,,,..^° s,w=. A°."°.,.v D...,m.",(WASA) E....,_.,..,.y,, rces,maea �ommerclar Nllow reslcenual uses lexceoi�rescue misslonsl ro a maximum aenslw eculvalenr m ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period tri P P 'High Density Multifamily Residential' subject to the same limiting conditions and a finding by the Planning generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and Director that the proposed site's proximity to other residentially zoned property makes it a logical extension LOS are from Table PT -2(R1), Transportation Corridors report. or continuation of existing residential development and the adequated services and amenities exist in the adjacent area to accommodate the needs of potential residents;transilory residential facilities such as hotel and motels; general office use; clinics and laboratories; as well as commercial activities that generally serve the Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, "^_ •^° •_ - __ ^••°° ...". _"° _ •^° °.,_^ ,__•.__ •, a ,.,..,•, _. _°„•_.°.._.° new connections are to be installed at owner's expense. ”"° """ "`°"'"' °"'°^°' °^° ° ^' °°'^^°' ° '°"" ^^ • ••'_°^• •^° °"...,....,. ,., w.°., .°•�..^° ,."° ",. a".,, _,. „m, �,^ "..... °, Recreation/Open Space acreage requirements are assumed with proposed change made. ..�.,,°.�,�,_^..,,tl T"„°=,,.,"v �,°,,,.,"°...°mm,.=�.�.m..•"..."°,,..,"a."....,.4="P,,,,,. .m py.m,,,,°,,. A„ . FLR) °.7 D FLR • FLR FLR ° (FLRI °. 37 0, CM 1 IN 03/13/9 r}r City of Miami °fi p''° + Legislation PZAB Resolution File Number: 15-00084lu City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com Final Action Date: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 3581 EAST GLENCOE STREET, MIAMI, FLORIDA, FROM " SINGLE FAMILY RESIDENTIAL" AND "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO "LOW DENSITY MULTIFAMILY RESIDENTIAL" AND "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately 3581 E Glencoe Street [Commissioner Marc Sarnoff- District 2] APPLICANT(S): Javier Fernandez, Esquire, on behalf of Grove Bay Properties, LLC FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommends approval. See companion File ID 15-00084zc. PURPOSE: This will change the land use designation for the above property from "Single Family Residential" and "Medium Density Multifamily Residential" to "Low Density Multifamily Residential" and "Medium Density Multifamily Residential". WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on June 17, 2015, following an advertised public hearing, adopted Resolution No. PZAB-R-*-* by a vote of * to * (*-*), item no. *, recommending *of the Future Land Use Change as set forth; and WHEREAS, the City Commission, after careful consideration of this matter, deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to grant this change of land use designation as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. City of Miami Page I of 3 File Id. 15-00084lu (Version: 1) Printed On: 6/8/2015 File Number: 15-00084lu Section 2. Ordinance No. 10544, as amended, the Future Land Use Map of the Miami Comprehensive Neighborhood Plan, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, is further amended by changing the Future Land Use designation of 0.83± acres of real property located at approximately 3581 East Glencoe Street, Miami, Florida, from "Single Family Residential" and "Medium Density Multifamily Residential" to "Low Density Multifamily Residential" and "Medium Density Multifamily Residential"; as depicted in "Exhibit A", attached and incorporated. Section 3. It is found that this Comprehensive Plan designation change involves a use of 10 acres or fewer and: (a) Is necessary due to changed or changing conditions; (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year; (c) The proposed amendment does not involve a text change to goals, policies, and objectives of the local government's comprehensive plan, but proposes a land use change to the future land use map for a site-specific development. However, text changes that relate directly to, and are adopted simultaneously with the small scale Future Land Use Map amendment shall be permissible; (d) Is one which is not located within an area of critical state concern as designated by §380.0552, Florida Statutes or by the Administration Commission pursuant to §380.05(1), Florida Statutes; (e) Density will be "Low Density Multifamily Residential", or 36 dwelling units per acre, dwelling units per acre, per the Miami Neighborhood Comprehensive Plan, as amended, and intensity will be as established in Article 4 of the City of Miami Zoning Ordinance, the Miami 21 Code, as amended; and (f) The proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes. Section 4. The City Manager is directed to instruct the Director of the Planning and Zoning Department to promptly transmit a certified copy of this Ordinance after its adoption on second reading to: the reviewing agencies pursuant to §163.3184, Florida Statutes; and any other person or entity requesting a copy. Section 5. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 6. This Ordinance may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes. {1} APPROVED AS TO FORM AND CORRECTNESS: City of Miami Page 2 of 3 File Id: 15-00084lu (Version: 1) Printed On: 6/8/2015 File Number: 15-00084lu VICTORIA MENDEZ CITY ATTORNEY Footnotes: {1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Miami Page 3 of 3 File Id. 15-00084lu (Version: 1) Printed On: 6/8/2015 EXHIBIT "A" LEGAL DESCRIPTION Lot 1, Block 5, and Lots 18 through 22, both inclusive, Block 2, GLENCOE, according to the Plat thereof, as recorded in Plat Book 5, at Page 119, of the Public Records of Miami -Dade County, Florida.