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Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
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NOTICE
This su bm"E [ needs b be eche&Wd b, a pubk hearing
uo,d—wkb nmehne,-f.fth mth, cis of
MiamiCW, The appli de decon-making bWywill
renew ttie inbnna0on al the pubs hearing to mode, a
recommend— a, a final deciaon.
PZ-19-4927
06/15/20
Staff Analysis Report No.
PZ-19-4927
Applicant
KTLC Biscayne, LLC
Location
690 NW 13 Street
Commission District
District 5 — Commissioner Keon Hardemon
NET District
Overtown NET
Area
Approximately 2.805 acres 122,192 SF
Planner
Sue Trone, AICP, Chief of Comprehensive Planning
Recommendation
I Approval
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"),
KTLC Biscayne, LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544,
the Future Land Use Map ("FLUM") of the MCNP to change the designation of the subject
site ("the Property") at 690 NW 13 ST from "Light Industrial" to "Restricted Commercial". The
proposed amendment contains approximately 0.54 acres. Small-scale comprehensive plan
amendments are those that involve less than 10 acres of property and are subject to the
Small -Scale Review Process, as set forth in Section 163.3187, Florida Statutes. This
application is accompanied by PZ-19-4694, a request to modify the zoning for the same site,
from D1 (District Zone) to T6-12-0 (Urban Core Zone).
SITE AND NEIGHBORHOOD
DETAILS
The Property consists of one parcel, located on the
east side of NW 13 Street north of NW 11 Street. The
Property abuts Booker T Washington High School to
the west, north and south. It is identified by tax folio
number 01-3136-037-0300. In total, the Property
consists of 122,192 square feet (±2.805 acres). The
aerial to the right shows the subject property, outlined
in yellow. This application is brought forward in
anticipation of rehabilitating the property,
contaminated by chemicals from its former use. The
City of Miami has processed documents as part of the
owner's Brownfield Site Rehabilitation Agreement.
The legal description of the property is found in
Exhibit A of the legislation and accessible through the
Office of Hearing Boards. The general details of the property are summarized in the table
Image 1. Aerial Photo of Subject Site
below.
Table 1. Summary of Property Details
NOTICE
mis sud Mal headset hedwee w, a p�bk heeling
Miamc�n�ean�ewim emer�nes-f-h mete Citym
CW, The applicade tlecisi- making bWY will
renew the inlonn— at the pubic hearing to render e
recommendation., a final dedmn.
Current
Address
Folio
Sq. Ft.
Acreage
Zoning
Current FLUM
Rezone Request
FL
690 NW 13 ST
0131360370300
122,192
2.805
D1
LIGHT INDUSTRIAL
T6-12-0
RESTRI
EXISTING FUTURE LAND USE DESIGNATION(S)
PZ-19-4927
The existing Future Land Use (FLU) designation for the subject property is "Light Industrial."
The Future Land Use Map Interpretation of the MCNP describes this designation as follows:
06/15/20 �i[
Areas designated as Light Industrial allow all activities included in the Restricted
Commercial and General Commercial designations, as well as wholesaling and
distribution activities that generally serve the needs of other businesses; generally,
require on and off-loading facilities; and benefit from close proximity to general
commercial areas. These commercial activities (beyond those permitted in the
Restricted Commercial and General Commercial designations) include retailing of
second hand items, new and used vehicle sales, parking lots and garages, wholesaling,
warehousing, light manufacturing and assembly and other activities whose scale of
operation and land use impacts are like those uses described above.
This category also allows commercial marinas and living quarters on vessels for
transients. This land use category shall not permit storing, packaging, handling,
processing or distribution of explosive, flammable or otherwise hazardous materials;
scrap yards; and health clinics.
The hazard level of an activity shall be one of the determining factors as to whether that
activity shall be permissible within a Light Industrial district; the detailed provisions of the
applicable land development regulations shall prohibit high-level hazard activities within
live/work developments.
PROPOSED FUTURE LAND USE DESIGNATION(S)
The proposed FLU designation for the subject property is "Restricted Commercial." The Future
Land Use Map Interpretation describes this designation as follows:
Areas designated as Restricted Commercial allow residential uses (except rescue
missions) to a maximum density equivalent to High Density Multifamily Residential
subject to the same limiting conditions and a finding by the Planning Director that the
proposed site's proximity to other residentially zoned property makes it a logical
extension or continuation of existing residential development and that adequate services
and amenities exist in the adjacent area to accommodate the needs of potential
residents; transitory residential facilities such as hotels and motels. This category also
allows general office use; clinics and laboratories, auditoriums, libraries, convention
facilities, places of worship, and primary and secondary schools. Also allowed are
commercial activities that generally serve the daily retailing and service needs of the
NOTICE
public, typically requiring easy access by personal auto, and often locate "�°a o�°'"e°°6�° .ftiht hCity&
tlence sMhtimellnea setf°rih in the Cl M
Mlaml Cotle. Theapplicadetlsisi°n- 'iitb°tld—
or collector roadways, which include: general retailing, personal and profe "°tlo °���aPtle °re
services, real estate, banking and other financial services, restaurants, sal PZ-19-4927
cafes, general entertainment facilities, private clubs and recreation facilities, 06/15/20
and exhibition or entertainment facilities and other commercial activities whose •
and land use impacts are similar in nature to those uses described above. This category
also includes commercial marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as Restricted
Commercial allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the
subject property; such FLR may be increased upon compliance with the detailed
provisions of the applicable land development regulations; however, may not exceed a
total FLR of 11.0 times the net lot area of the subject property. Properties designated as
Restricted Commercial in the Edgewater Area allow a maximum floor lot ratio (FLR) of
17.0 times the net lot area of the subject property. Properties designated as Restricted
Commercial in the Urban Central Business District and Buena Vista Yards Regional
Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the
subject property.
All such uses and mixes of uses shall be 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.
Nonresidential floor area is the floor area that supports nonresidential uses within the
inside perimeter of the outside walls of the building including hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, and
excluding only open air corridors, porches, balconies and roof areas.
The existing and proposed FLUM is presented in the table below.
Ima xisting
and Proposed Future Land Use Ma s.
°,
Existing Future Land Use Map
Proposed Future Land Use Ma
NOTICE
NEIGHBORHOOD CONTEXT—SOCIODEMOGRAPHIC%Hot
=°°W"7`hetls'�s`he° °rota° °`heating
amccoda with tl mellnes set fonh in the CityM
CWe.7he applicade tlecision-making bWywlll
ewthe inlonnatthe pubic hearingt,The subject ro ert is located within Census Block Grou 120860034004. Acco��mmJ p p Y P PZ-19-4927
American Community Survey (ACS), 5-year estimates (2014-2018), the median h06/15/20
income for the block group is $24,750, which is 32 percent lower than the Median
Income in the City of Miami and it is 58 percent lower than the Area Median Income of $ ,
Thirty-three percent of the population living in this Census Block Group live below the poverty
line. Most of the residents in this Census Block Group also rent the homes in which they live (93
percent). The median rent in the area is $709. Table 2 below summarizes the information about
this Census Block Group.
Table 2. Summary of Census Data for Subject Block Group: 120860034004
Population
ObservationVariable
543
Number of Households
256
Number of Housing Units
513
Median Household Income
$24,750 (City of Miami: $36,638)
Percent of People Below the Poverty Line
33%
Percent of Households that Rent Their Homes
93%
Median Rent
$709
Source: US Census Bureau, American Community Survey, 5-Year Estimates: 2014-2018
NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS
To better understand the relationship between the existing built environment and the planned,
future land uses, we analyzed Miami -Dade County's County Land Use Codes (CLUCs) over the
City's Future Land Use Map within the t/4— mile buffer from the subject property. CLUCs reveal
information about existing land uses. Within this study area, we observe that there are 686
address points, the majority of which have multi -family uses or low -intensity residential uses.
There are institutional uses and traces of retail/commercial uses that emerge with some
patterns. Strikingly the area shows a high rate of vacancy, with 115 vacant addresses. The table
below illustrates the findings.
Table 2. Existing Land Uses and the FLUM within a'/4-Mile Study Area
Existing Land Use by Address
Number of
Addresses
within Study
Area
% Addresses
within Study
Area
Null
3
0%
Hotel
8
1%
Light Manufacturing/Industrial
14
2%
Retail/Commercial
21
3%
Other
25
4%
Institutional
83
12%
Vacant
115
17%
Single/Duplex/Triplex Residential
174
25%
Multi -family Residential
243
35%
TOTAL
686
100%
The subject property is situated near the Southeast Overtown / Park West Com
Redevelopment Area. It is adjacent to Booker T. Washington High School. The C
Metromover Station is 0.5 mile away from the subject property. The area is well -se
City of Miami's trolley service and Miami -Dade County's Metrobus. The map below
area and the transit service that is available in the surrounding area.
Image 3. The Subject Site and Surrounding Context
NOTICE
This su b,nma[ needs b be scheduled for s public hexing
In—nd—whh timelines set forth in the City M
Miami Code. The appbrade deci-n-making body will
reWew the inbnnadon at the public hearing to render e
re¢om dadon or a final decivon.
PZ-19-4927
06/15/20
NORTHSIDE - DOWNTOWN NIGHT OVVL _
- — — — — - m
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1 \ a ) x��
N6a\i'(, jj77\ C
c �, D a it r
z
Stadium - m %T5
inbound , Lilt Q
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_ --
ii
O57 —
Cr
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METRORAIL \ O._
,SCHEDULE G�
l T ® overtown
nd'��p�`c�
✓ r Overtown \
-inbound
DOWNTOWN -DO LPH X r
MALLIAIRPOFrr
VIA 7ST
;�` it FIT T1 !
Bus Routes - - • Route 246 Trolley Routes
— — • Route 113 — — Route 277 � Atlapattah - inbound
• Route 195 — — Route 7 Health District - inbound
• Route 196 — — Route 77 ! Overtown - inbound
i Stadium - inbound
• Route 2 — — Route 95
• Route 21 — — Route RA'
• Route 211
Future Land Use Designations
Public Parks and Recreation
Single Family- Residential
Medium Density Multifamily Residential
Medium Density Restricted Commercial
Restricted Commercial
_ General Commercial
Major Institutional, Public Facilities, Transportation and Utilities
Light Industrial
Industrial
CONCURRENCY ANALSIS
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing assumes the population will increase from 281 persons to 1,180 persons on
NOTICE
the subject site. This analysis does not take into consideration the possibility of dens rn'n d-e.'d,-I°"e-f.n in he ",
aanned,..line �dtr ,bkh&
MiamiC ]e. The appk, de tlecision-rna king bwy W1I
that might be permitted by the comprehensive plan, subject to limitations in the appli e�e he�o m do .hefln neahnglere"de,a
tlati t , afinal—i9n,.
development regulations. Pz-19-4927
06/15/20
Schools
On May 1, 2020, Miami -Dade County Public Schools submitted its findings that it had tested th
proposed change of land use and zoning and found that the school system has sufficient capacity
to serve the application for the middle and high school levels. However, the application does not
have capacity at the elementary level. As of the date of the test, this application fails the school
concurrency test by 14 school seats. A final determination of school concurrency and capacity
reservation will only be made at the time of approval of final plat, site plan or functional equivalent.
Recreation and Open Space
The MCNP requires a 10-minute 1/2-mile barrier -free walk to a park entrance to meet public Levels
of Service (LOS). The Planning Department conducted an analysis in GIS to test the LOS for this
proposal and found that, with the increase in population, it meets LOS standards.
Potable Water
The MCNP LOS standard for potable water services is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 108,619 by residential uses; however, LOS
standards to not take into consideration the consumption of non-residential uses.
Sanitary Sewer Transmission
The MCNP LOS standards for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of
this County service.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement the
City maintains provides flexibility to address fluctuations in solid waste production.
Transportation
The MCNP has updated its LOS standards for the City with the most recent update of the
Transportation Element. In the April 2020 concurrency review for this application, the Office of
Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to be
approximately 114 and the difference in daily trips is estimated to be 4613. The applicant is not
required to provide a plan for mitigating these trips at this time; however, a transportation plan will
be required when development plans are submitted.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criteria 1 Policy LU-1.6.4: Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the
Planning Department, shall require a level of service (LOS) review and a
finding from the Planning Department that the proposed amendment will not
result in a LOS that falls below the adopted minimum standards described in
Policy CI-1.2.3, and will not be in conflict with any element of the MCNP. Based
on its evaluation, and on other relevant planning considerations, the Planning
NOTICE
Department will forward a recommended action on said amendm ^'isaoa'�ewh�ein
Cmtle. The applicade
Planning Advisory Board, which will then forward its recommenda eW"e_' m'da "'
CityCommission. Pz-19-1
Analysis 1
When the City tested Levels of Service, Miami -Dade County Public 06/15
responded indicating that there is inadequate capacity at the elementa
Furthermore, the Office of Capital Improvements indicated that the applica ,
as tested increases Peak Hour Trips by 114 and daily trips by 4,613. No
mitigation is required at this time.
Finding 1
The Planning Department recommends increased awareness of the
decreasing capacity within elementary and middle schools within the City due
to increasing residential projects. With proper implementation of R-07-0717,
the Interlocal Agreement to implement public school concurrency, capacity
should be properly addressed through cooperation with Miami -Dade County
Public Schools. This policy is Consistent.
Criteria 2
Policy LU-1.3.2: The City will continue to encourage the expansion of existing
buildings and new construction through the private sector by assisting in
making available commercial loan funds for rehabilitation and small business
loans and seed moneys, particularly to local minority businesses and
encouraging the maximum participation, especially through public/private
partnerships, of financial institutions, chambers of commerce, the Beacon
Council, other business organizations, property owners and residents of the
areas. Priority areas include, but are not limited to, designated Neighborhood
Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the
Brownfield Redevelopment Area, Commercial Business Corridors, and other
target d areas.
Analysis 2
The City has designated large areas of the City as a Brownfield Area. This
owner has entered into a Brownfield Site Rehabilitation Agreement (BSRA), to
clean up a contaminated property within the City's Brownfield Area. The
property is located within an area that has suffered disinvestment and the
study of existing land uses shows 17 percent of addresses are vacant within
the %-mile study area in which the property is located.
Finding 2
Consistent
Criteria 3
Policy TR-1.1.1: As an Urban Infill Area (UTA) and/or a Transportation
Concurrency Exemption Area (TCEA) established by Miami -Dade County,
Laws and Regulations, and illustrated in Appendix TR-1, Map TR-13.1, of the
Data and Analysis, the City will encourage the concentration and
intensification of development around centers of activity with the goal of
enhancing the livability of residential neighborhoods, supporting economic
development, and the viability of commercial areas. Infill development on
vacant parcels, adaptive reuse of underutilized land and structures,
redevelopment of substandard sites, downtown revitalization, and
development projects that promote public transportation will be heavily
encouraged. See Policy LU-1.1.11.
Analysis 3
This area shows a high rate of vacancy. Culmer Station is located near the
subject property. Several Miami -Dade County bus routes and City of Miami
trolleys run services near the site. With these services in place, the area is
well -suited for intense development.
Finding 3
Consistent
Criteria 4
Policy LU-1.1.3: The City's zoning ordinance provides for protection of all
areas of the city from: 1 the encroachment of incompatible land uses; 2 the
!awed mr a pabk heating
e set forth in the City M
�'- making bWy will
bkc hearing t. render e
a final d-in on.
t927
(20
NOTICE
adverse impacts of future land uses in adjacent areas that disru Th"'°°mM°°�tlrorap°tl°`he
In ecc°rtlanre wM1h timelines set forth in the City M
Miami Cotle. Tha applirade bsisi°n-ma Xing b°tly will
public health and safety, or natural or man-made amenities. (3) t oma�o"a"hep°°°`"`°""°'°re
m datl°n °rafinal tleciv°n.
policies that divide or fragment established neighborhoods; and ( Pz-19-4927
degradation of public open space, environment, and ecology. Strat 06/15/20
further protect existing neighborhoods through the development of ap
transition standards and buffering requirements will be incorporated into t
Cit 's land development regulations.
Analysis 4 The MCNP has an awareness that land development should be done in a
cohesive manner. To this end, the current zoning ordinance implements this
olic most notably with the principle of successional zoning.
Finding 4 Consistent
RECOMMENDATION
This application seeks to change the designation of 2.805 acres of land from Light Industrial
to Restricted Commercial. Both designations allow intense uses. Restricted Commercial
allows a significantly higher density in its residential uses. The location of the application is
within the Southeast Overtown / Park West CRA and the owner has executed a Brownfield
Site Rehabilitation Agreement. The Goals, Objectives, and Policies of the MCNP generally
incentivize development in neighborhoods of disinvestment when those projects leverage
brownfield redevelopment and are located near transit. Levels of service for most facilities
are supportive of this application. Miami -Dade County Public Schools shows a lack of
capacity in the elementary level; however, there is ample capacity elsewhere —especially in
the high school, located adjacent to the application.
Staff recommends approval of this application.
Report Attachments:
Legislation Exhibit A — Legal Description
Attachment 1 — Concurrency Review
Digitally signed by Trone,
ue
Trone, Sue SDate:2020.06.15
11:42:12-04'00'
Sue Trone, AICP
Chief, Comprehensive Planning
EXH I BIT A
PROPERTY ADDRESS:
690 NW 13 STREET, MIAMI, FLORIDA 33132
Folio# 01-3136-037-0300
LEGAL DESCRIPTION:
NOTICE
This submittal needs b be scheduled br a public nearing
In eccorbana wkh timelines set forth in the City M
Miami Cotle. The applicad' beciWon-making bdy Wil
reWewihei nbrmab at the public hearing to r do ,e
mendatbn or a final d.dm.n.
�PZ-19-4927
06/15/20
A por-dor o" Black 6 of "S.CST'S SUBDIVISION", according to Plat thereof, recorded in Plat
Book "B" Fage 27, of the: Public Records of Miomi—code County, Florida, being more
p:ar-ira.alnrly described a5 fellows;
Begin at the Northwest corner of Tract "C" of "BOOKER T. WASHINGTON JR. HIGH", according
to Plat thereof, recorded in Plot Book 129, Page 39, of the Public Records of Miami —Bade
County, Florida; Thence run N.02'04'23"W. along the East Right —of —Way line o- Northwest
7th Avenue, for a distance of 497.04 feet to a paint of intersection with the South
Right —of —Way line of Northwest 13th Street, as shown on aforementioned plat of "BOOKER T.
WASHINGTON JR. HIGH"; Thence run N.87'43'22"E., along said South Right —of —Way line, for a
distance of 227.54 fee" o ❑ point of intersection with the Westerly Right —of —Way line of
S.C.L. Roilrood Right —of —Way, as shown on oforernentioned plot of "BOOKER T. WASHINGTON
SIR, HIGH", Thence run 3.02'11'.38"E.3 ¢long Said Westerly Right —cif —Way line of S,C_L_ Railroad
Right —of —Way, for a distance of 200.42 feet to a paint of curvature of a circular curve,
concave to the Northeast, and having for its elements a Radius of 465.89 feet and a
Central Angle of 39'33' 16" Thence run Southeaserly along the arc of said circular curve
and also being the Westerly Right —of —Way line of S.C.L. Railroad Right —of —Way, for a
distance of 321.63 feet to ❑ point of intersection with the North line of said Tract "C", also
being the Northeast corner of said Tract "C"; Thence run 5.87'45'39"W., along said North
line of Tract "C", for a distance of 332.82 feet to the Point of Beginning.
Said described parcel of land containing 122,192 square feet, more or less,
Attachment 1— Concurrency Analyses
NOTICE
This su bnnidal needs b be scheduled for a public hexing
In ecconbanm whh timelines set forth in the City of
Miami Code. The applicade beci-n-making body will
reWew the inbnnabon at the public hearing to n:ntler e
recommendation on a final d.do.n.
PZ-19-4927
�\ 06/15/20
ours c
e world
Superintendent of Schools
Alberto M. Carvalho
May 1, 2020
VIA ELECTRONIC MAIL
Ms. Ines Marrero
Holland & Knight
701 Brickell Ave. Ste 3000
Miami, Florida 33177
Ines.marrero@hklaw.com
• �zv nF ��
NOTICE
This submittal neetls to tr schetluletl fora public hearing
aortlana wibi timelines set forth In the Q of
Miami Cotle. TheeppU. Ua d-s--making by ill
renew fh mfmmadon tthe pubec hearing to rentlera
Miami -Dade recommendatlonorafinaltlecl®on.
Perla T PZ-19-4927
Dr. Steve 06/15/20
Dr Dorothy
Dr. Lawren ►
Dr. Ma rn arp
Dr. Lubby Navarro
Dr Marta Perez
Mari Tere Rojas
RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS FOR PZ-19-4927
KTLC BISCAYNE LLC- LOCATED AT 690 NW 13 STREET
PH0120040800142 - FOLIO NO: 0131360370300
Dear Applicant:
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -Dade
County, the above -referenced application was reviewed for compliance with Public School Concurrency.
Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning
Level Review).
As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed
development would yield a maximum residential density of 320 multifamily units, which generate 26 students:
14 elementary, 6 middle and 6 senior high students. At this time, the middle and high school levels have
sufficient capacity available to serve the application. However, the elementary school level does not have
sufficient capacity available to serve the application (it fails by 14 seats). A final determination of Public School
Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or
functional equivalent, notwithstanding any additional information that may surface after further departmental
research. As such, this analysis does not constitute a Public School Concurrency approval.
Should you have any questions, please feel free to contact me at 305-995-4501.
Best re rds,
Ivan M. odriguez, R.A.
Director
L-305
Enclosure
cc: Mr. Victor Alonso
Ms. Nathaly Simon
City of Miami
School Concurrency Master File
Planning, Design & Sustainability
Mr. VictorAlonso, Eco-Sustainability Officer • 1450 N.E. 2nd Ave • Suite 525 • Miami, FL 33132
305-995-7285. 305-995-4760 (FAX) • valonso2@dadeschools.net
Concurrency Management System (C
Miami -Dade County Public Schools
NOTICE
This su bmmtl [ needs b be schedWed br a pubk hexing
In eccorhanm whh timelines set forth in the City of
Miami Code. The appllcade dmiWon-making body will
reWewthein abon at the pabkc hearing t. rentlere
recommendation or a final d.dm.n.
P7_ 1 Q_AQ9 7
06/15/20
IN
Miami -Dade County Public Schools
•
Concurrency Management System
Preliminary Concurrency Analysis
MDCPS Application Number: PHO120040800142 Local Government (LG):
Miami
Date Application Received: 4/8/2020 11:17:46 AM LG Application Number:
PZ-19-4927
Type of Application: Public Hearing Sub Type:
Land Use
Applicant's Name: KTLC Biscayne LLC
Address/Location: 690 NW 13 Street
Master Folio Number: 0131360370300
Additional Folio Number(s):
PROPOSED # OF UNITS 320
SINGLE-FAMILY DETACHED 0
UNITS: —
SINGLE-FAMILY ATTACHED 0
UNITS: —
MULTIFAMILY UNITS: 320
CONCURRENCY SERVICE AREA SCHOOLS
Capacityk ity Name Net Available Seats Seats Aa,"TypeA
-• -• Taken 1
1361 FREDERICK DOUGLASS -503 14 0 NO
Current CSA
ELEMENTARY
1361
FREDERICK DOUGLASS
0
14 0
NO
Current CSA Five Year Plan
ELEMENTARY
6361
JOSE DE DIEGO MIDDLE
-437
6 0
NO
Current CSA
6361
JOSE DE DIEGO MIDDLE
-71
6 0
NO
Current CSA Five Year Plan
7791
BOOKER T WASHINGTON SENIOR
1 113
1 6 6
YES
Current CSA
SERVICE
AREA
SCHOOLSADJACENT
5931
PHILLIS WHEATLEY ELEMENTARY
0
14 0
NO
Adjacent CSA
1441
PAUL LAURENCE DUNBAR K-8
-23
14
0
NO
Adjacent CSA
CENTER (ELEM COMP)
5321
SOUTHSIDE ELEMENTARY
-184
14
0
NO
Adjacent CSA
4681
RIVERSIDE ELEMENTARY
-290
14
0
NO
Adjacent CSA
5931
PHILLIS WHEATLEY ELEMENTARY
0
14
0
NO
Adjacent CSA Five Year Plan
1441
PAUL LAURENCE DUNBAR K-8
0
14
0
NO
Adjacent CSA Five Year Plan
CENTER (ELEM COMP)
5321
SOUTHSIDE ELEMENTARY
0
14
0
NO
Adjacent CSA Five Year Plan
4681
RIVERSIDE ELEMENTARY
0
14
0
NO
Adjacent CSA Five Year Plan
6011
GEORGIA JONES-AYERS MIDDLE
1 292
1 6
6
YES
lAdjacent CSA
*An Impact reduction of 28.23% included for charter and magnet schools
Schools of Choice).
MDCPS has conducted a preliminary public school concurrency review of this application;
please see results
above. A final determination of public school concurrency and capacity reservation will be made at the time
of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT
CONSTITUTE PUBLIC
SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number: PZ-19-4927
Date: April 8, 2020
Applicant: KTLC Biscayne, LLC
Address: 690 NW 13 St
Boundary Streets: North: NW 13 ST East: NW 6 AV
South: NW 11 ST West NW 7 AV
Existing Future Land Use Designation: Light Industrial
Residential Density: 2.8 acres @
36 DU/acre 100 DUs
Assumed Population
281 Persons
Proposed Future Land Use Designation:
Restricted Commercial
Residential Density 2.8 acres @
150 DU/acre 420 DUs
Assumed Population with Increase
1180 Persons
NEIGHBORHOOD INFORMATION
NET Area
Overtown
WASD Sewer Pump Station Basin
Basin 0001-3
Moratorium?
No
Drainage Subcatchment Basin
G3
RELEVANT MCNP GOALS, OBJECTIVES,
AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
NOTICE
This su bmmtl [ needs b be scheduled br a public hexing
In eccorbanm whh timelines set forth in the City of
Miami Code. Theapplicade beci,o making body will
reWewihein abon at the public hearing to r do ,e
recommendation or a final d.dm.n.
PZ-19-4927
CONCURRENCY ANALYSIS Ub/lb/ZU
Increase in Population:
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a
10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result:
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result:
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result:
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result:
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 1,510
Excess capacity before change 800
Excess capacity after change (710)
Concurrency Test Result:
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result:
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through the
Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the detailed
provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
atiori, &
7
I
U
2
00
00
\g5
I-- NW 13TH ST
U
MEN
11,
195 OFF RAMP W—
SR 836
95 ON RAMP ,
NW 14TH ST®
NW 11TH ST
NOTICE
ThW sub—R . needs. be sch.&u df ra public hearing
In em,,d anee whh tim 1— sel forth In the City &
Mlere,i Cede. The eppbra de decision -making bdy WiL
rcAcwthe Infinndw at the pebtc hearing tp rendera
me�daao" or a fi,al tle�id �,.
���PZ-19-4927
06/15/20
,TER
nmm=minim==mnn_'
IIIII IIIII =_ IIIII I IIII �
NW 10TH ST
April 8, 2020
Location: N:1Planning\GIS\Parks\MXD
Subject Property
= Park
10-Minute Walk Area (Streets)
Park Service Area
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
NOTICE
mid aabminal needs m —hedwed wr a pabk haariny
h aaoraan�wkh amer�nes-f-h mma citym
Miami Code. The applicade decon-making bwy will
raN the Inkrmatioe al the pabk hearing W..dtl,a
recommendation or a final decidon.
PZ-19-4927
TO
Sue Trone, AICP
DATE:
0412112020 06/15/20
Chief, Community Plannin
•
FILE:
PZ-19-4927
SUBJECT:
Transportation Concurrency
Analysis
REFERENCES:
FROM:
Collin Worth
ENCLOSURES:
Bicycle Coordinator/
Trans ortation Analyst
As part of the transportation concurrency review for the 690 NW 13 St Future Land Use
Map modification, a review of the maximum potential daily trip generation and PM Peak
generation for the current land use, as well as a review of the future land use maximum
potential daily trip generation and PM Peak trip generation.
The findings show the proposed future land use will generate a difference in 4,613 daily
trips and 114 PM Peak Hour trips.
While the current application has not identified how to reduce or mitigate the impact of
the traffic generated from future development a traffic study would be required at the
time of development plans submittal.
AERIAL
ePLAN ID: PZ-19-4927
COMPREHENSIVE PLAN AMENDMENT
—v n.,.
W 13TH�
N_1! mRN
=*tW
0
N
0 125 250 500 Feet
NOTICE
This seeminai neeae m � e�neaelee mr a p�be� neeriny
Miami
Ineccoreanrewp timelinesset forth in the CityM
Cotle. Theapliwde tlecbk -mki,iji,gt —de,
dtl ,.
renewiheinlormatlon at the pu bYchearing, rentlere
recommentlatlon or a final tlecivon.
PZ-19-4927
\\ 06/15/20
1
ADDRESS: 690 NW 13 ST
SUBJECT PROPERTY
FUTURE LAND USE MAP (EXISTIN
ePLAN ID: PZ-19-4927
COMPREHENSIVE PLAN AMENDMENT
Light
Industrial
mmerc
■ gAMIPA1.ff.% c _-
Uj
Q
2
F
z Light
Industrial
jo�lnst, Pul
,Facilities,
iTra-nsp And
r? aT ~
NOTICE
This su bmma[ needs to be scheduled for a public nearing
Miamccordance with tlmellnes set forth in the City of
CWe. The applicade tlecisi- making body will
renew the inlonn— at the public hearing to mode, a
recommendation o, a final decidon.
PZ-19-4927
06/15/20
ED Restricted a
Commercial
z
W11TH ST
Medium Density
Multifami
Z F
RI Sldl I tell
N
0 125 250 500 Feet
1 TH T
ADDRESS: 690 NW 13 ST
SUBJECT PROPERTY
FUTURE LAND USE MAP (PROPOS
ePLAN ID: PZ-19-4927
COMPREHENSIVE PLAN AMENDMENT
Light
Industrial
Restricted
Commercial
■�U1/LIf��1:6��
x
z
jo�lnst, Pul
,Facilities,
iTra-nsp And
r? aT ~
NOTICE
This su bmma[ needs to be scheduled br a public hearing
Miamccordance with tlmellnes set forth in the City a
CWe. The applicade tlecisi- making body will
renew the inlonn.— al the public hearing to mode, a
mcornmendA,, o., a flnal decidon.
PZ-19-4927
06/15/20
Q
x
z
�W11TH ST
N
0 125 250 500 Feet
Medium Density
Multifamily ��
Residential I I
1 TH T
ADDRESS: 690 NW 13 ST
SUBJECT PROPERTY