HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoANALYSIS R,
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
(,r,lIIS
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
I t 00 7�4'
fl C 01A
41
96A
�T
ANALYSIS R,
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
(,r,lIIS
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
4
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
Y
EXISTING NEIGHBORHOOD CHARACTERISTICS: d
FUTURE LAND USE DESIGNATION
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
Sub "eci t Property_.
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)
Cl (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 1
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
0.46 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 T4 -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".
Christopher Brimo, AICP
Chief of Land Development
R. Shedd
June 4, 2015
15-000841u
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
Miami Planning, Zoning and Appeals Board
Resolution: PZAB-R-15-040
File ID 15-00084lu June 17, 2015 Item PZAB.1
Ms. Maria Beatriz Gutierrez offered the following resolution and moved its adoption:
A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL 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, LEGALLY
DESCRIBED IN EXHIBIT A, HEREBY ATTACHED, 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.
Upon being seconded by Ms. Jennifer Ocana Barnes, the motion passed and was adopted by a vote of
8-1:
Ms. Jennifer Ocana Barnes
Yes
Mr. Chris Collins
Yes
Ms. Maria Lievano-Cruz
Yes
Mr. Charles A. Garavaglia
Yes
Mr. Charles A. Gibson
Yes
Ms. Maria Beatriz Gutierrez
Yes
Dr. Ernest Martin
No
Mr. Daniel Milian
Yes
Mr. Juvenal Piha
Absent
Ms. Melody L. Torrens
Absent
Mr. Manuel J. Vadillo
Yes
Mr. David H. Young
Absent
Fra Garcia, Director Execution ate "
Planning and Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Personally appeared before me, the undersigned authority, Olga Zamora, Clerk of the Planning, Zoning and Appeals Board of the
City of Miami, Florida, and acknowledges that he executed the foregoing Resolution.
G H-'
SWORN AND SUBSCRIBED BEFORE ME THIS � DAY OF �� 2015.
VG t j r Ito
Print Notary Name Notary Pub
Personally know L or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath,
VA STRLULLO
MY COMMISSION N FF 229944
EXPIRES: July 11, 2019
Bonded Thru "Pubic Urderwrhers
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.