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City of Miami Planning Department Community Planning Division Comprehensive Plan Amendment — Staff Analysis e-Plan ID: Applicants: Location: Commission District: NET District: Size: Planner: REQUEST PZ-19-3868 Roble One, LLC, 3010 Carter, Cornelius Shriver 3040 Carter St, 3065, 3069, 3091 LLC, (also known as 3510, LLC), and and 3095 Plaza St District 2 — Commissioner Ken Russell Coconut Grove Approximately 35,998 square feet (0.826 acre) Darren Murphy, Planner I Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Roble One, LLC, 3010 Carter, LLC, (also known as 3510, LLC), and Cornelius Shriver ("the Applicants"), are requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of a portion of the property located at 3065 Plaza St and the entire property located at 3040 Carter St, Miami, Florida from "Duplex Residential" to "Medium Density Restricted Commercial", and the properties located at 3069, 3091 and 3095 Plaza St, Miami, Florida from "Duplex Residential" To "Medium Density Multifamily Residential", collectively known as the "Subject Property". The Property located at 3065 Plaza St is comprised of two Lots (19 and 20), each with their own separate Future Land Use (FLU) designations. Specifically, Lot 19 has a FLU designation of General Commercial, whereas Lot 20 has a FLU designation of Duplex Residential. The Applicant is only seeking to change the FLU designation of Lot 20 from "Duplex Residential" to "Medium Density Restricted Commercial". The proposed amendment contains approximately 35,998 square feet (0.826 acres). Therefore, this application is subject to small-scale procedures as established in Section 163.3187, Florida Statutes. The current FLU designation and proposed FLU designation are presented in Maps 2 and 3. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (ePlan ID PZ-19-3658). The companion application seeks to change the zoning of properties located at 3069, 3091 and 3095 Plaza St, Miami, Florida from 73-0" to 74-R" (General Urban - Restricted) and the a portion of the property located at 3065 Plaza St and a portion of the property located at 3040 Carter St, Miami, Florida from 73-0" (Sub -Urban - Open) to 74-0" (General Urban — Open). In addition, the applicant is seeking a waiver from the City Commission of the 18-month time limit set forth in Section 7.1.2.8(g)(5) of Miami 21 to permit the Planning, Zoning, and Appeals Board to consider a second change to the Zoning Atlas to the next successional Transect for the Subject Parcels. In anticipation that the waiver will be granted by City Commission, the Applicant's request to amend the FLUM changes the designation on four parcels from Duplex Residential to FLU designations that surpass the immediate designation following in density and intensity so that, in the event the 18-month waiver is granted, the Applicant will only have to amend the Zoning Atlas through a second hearing process. PZ-19-3868 — Page 1 i Square FLUM DESIGNATION M21 ZONING Existing Proposed Existing Proposed # Folio No. Footage Address Duplex Medium Density Restricted 1 01-4121-002-0750 10,800 3040 Carter St Residential Commercial T3-0 T4-0 j 7,200/ Duplex Medium Density Restricted 2 li 01-4121-002-0840 II 3,6161 3065 Plaza St Residential Commercial T3-0 T4-0 Duplex Medium Density 3 01-4121-002-0860 7,200 3069 Plaza St Residential Multifamily Residential T3-0 T4-R f Duplex Medium Density 4 01-4121-002-0870 7,200 3091 Plaza St Residential Multifamily Residential T3-0 T4-R Duplex Medium Density 5 01-4121-002-0890 7,200 3095 Plaza St Residential Multifamily Residential T3-0 T4-R Table 1 — Folio Numbers, Addresses, and Existing/Proposed changes of the Subject Property accessed from the Miami -Dade County Office of the Property Appraisers on 812712019 Bounded by South Dixie Hwy to the north, Carter St to the east, Shipping Ave to the south, and Plaza St to the west, the five properties are within the Coconut Grove NET Area. The Subject Property consists of Carters Addition to Coconut Grove, Plat Book 2-101, Block 4, Lots 8-9, 10, and 20-26. The property consists of five parcels. However, one of the properties, located at 3065 Plaza St, has a split FLU designation of "Duplex Residential" and "General Commercial". For the property located at 3065 Plaza St with the split zoning designations, the portion of the property, specifically Lot 19, is not subject to this application. A legal description of the property, as provided by the Applicant, is provided in "Exhibit A" of this document. For more detail of the property, please see the aerial image, below. r i Map 1: Aerial photograph of Subject Property EXISTING FUTURE LAND USE DESIGNATION Four of the subject parcels have a FLU designation of Duplex Residential. The property located at 3065 Plaza Street has split designations of General Commercial and Duplex Residential. The Applicant is only seeking to change the Duplex Residential designations for the Subject Property. The FLU designation of Duplex As only a portion of this parcel (Lot 20) is subject to this application; therefore, only 3,616 of 7,200 square feet of this parcel is considered by this application. PZ-19-3868 — Page 2 Residential allows residential development to a maximum density of 18 dwelling units per acre. The interpretation of the 2020 Future Land Use Map of the MNCP describes the category: Duplex Residential: Areas designated as "Duplex Residential" allow residential structures of up to two dwelling units each to a maximum density of 18 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. Community -based residential facilities (14 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 duplex 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 duplex 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). PROPOSED FUTURE LAND USE DESIGNATION The proposed designation for the three properties (3069, 3091 and 3095 Plaza St) fronting Plaza St are proposed to be changed to "Medium Density Multifamily Residential", which allows residential development to a maximum of 65 dwelling units per acre along with supportive community -based residential facilities and commercial activities intended on serving the retailing and personal services of the building or buildings. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the category: Medium Density Multifamily Residential: Areas allow residential structures to a maximum density of 65 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (1009/6), 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; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily 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, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. 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 medium density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. PZ-19-3868 — Page 3 Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). The "Duplex Residential' portion of the split FLU -designated property located at 3065 Plaza Street and the property located at 3040 Carter Street are proposed to be changed to "Medium Density Restricted Commercial', which allows residential development to a maximum of 65 dwelling units per acre along with commercial uses that generally serve the daily retailing and service needs of the public. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the category: Medium Density Restricted Commercial: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; 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 public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale 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 "Medium Density Restricted Commercial' allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. The two maps (Map 2 and 3) are a side -by -side comparison of the Existing and Proposed FLU designations. "1J1� m L rc _ r � SHIPPINGAVE 4 G Map 2 - Future Land Use Map (Existing) — the weighted black outline '-P, " Residential Medium C�etlnsily yly . ..... ..... M ult dam� Residential h vi rc m r .V1 SHIPPIN G AVE qNY Q a Z Map 3 - Future Land Use Map (Proposed) — weighted black line with the pink area inside PZ-19-3868 — Page 4 SOCIOECONOMIC BACKGROUND AND NEIGHBORHOOD CONTEXT The subject property is located within Census Block Group 120860071011. According to the American Community Survey (ACS), 5-year estimates (2013-2017), the median household income for this Census Block Group is $44,234 which is thirty-one percent higher than the Median Household Income for the City of Miami ($33,999) and lower than the Miami -Dade County Area Median Income (AMI) of $54,900. The Census Block Group in which the Property is located has a total of 739 households with a total of 913 housing units. The percentage of families living in poverty in this Census Block Group is 10.8 percent, which is lower than both the City of Miami (18.6%) and Miami -Dade County (15.6%). The same ACS 5-year estimate data show that most households (60.9%) in the subject Block Group rent their homes, as do most households in the surrounding neighborhoods. The median rent for a unit in the Block Group is $891. The surrounding Block Groups typically have a median gross rent of $1,183. This information is summarized in the table below. Toxic Number of Households Number of Housing Units Median Household Income Percent of Families in Poverty Percent of Households that rent Median Rent Unemployment Rate Data 739 913 $44,234 (City of Miami: $33,999) 10.77% 60.89% $891 (29.3% - Median Renter Cost Burdened) 3.9% Table 2 — Summary of Census Data for Subject Block Group: 120860071011 NEIGHBORHOOD CONTEXT WITHIN A 0.25-MILE AREA The subject property is located south of S Dixie Highway, on the north side of SW Shipping Rd, west of Carter St, and East of Plaza St. The uses on the property include two single family residential homes and a car dealership auxiliary lot. The property is located within a Transit Oriented Development (TOD) area, and is within a half -mile of the Douglas Road Metrorail Station, where multiple Miami -Dade Transit and City of Miami Trolley routes take passengers to other intermodal connections throughout the City of Miami. The Subject Property is also located within the Coconut Grove Neighborhood Enhancement Team's ("NET") service area. The Planning Department inventoried the existing land uses for the area within the 0.25-mile study area (study area), and identified a total of 488 addresses. Most of the existing land uses are residential in nature, consisting of "multifamily residential" (34.2%) and "single/duplex/triplex residential" (29.7%) with the third most frequent existing land use being "vacant" (14.3%). Table 2 summarizes this data. PZ-19-3868 — Page 5 Existing Land Use by Address Number of Addresses within Study Area % Addresses within Study Area Office/Commercial 21 4.30% Other 23 4.70% Null* 62 12.70% Vacant 70 14.30% Single/Duplex/Triplex 145 29.70% Residential Multifamily Residential 167 34.20% Total 488 100.0% Table 2 — Future Land Use Map Overlaid by Existing Land Uses by Address *Null means clear data for these properties was unavailable, or a property fits into multiple categories??? The Planning Department inventoried the FLU designations of properties within the study area. Single Family -Residential was the most common designation, with over 56.9 percent (85 acres) of land within the study area. The next most common designation is Duplex -Residential, with 15.3 percent (23 acres), followed by Restricted Commercial, with 7.3 percent (10.9 acres) of land designated with this high density and high intensity FLU designation. Table 3 summarizes the inventory of FLU designations for the study area, and compares the study area's FLU composition with that of the entire City. Citywide Study Area FLU Designation Acreage % Total Acreage % Total Low Density Multifamily Residential 39 0% 0 0.00% Low Density Restricted Commercial 144 1% 0 0.00% High Density Multifamily Residential 165 1% 0 0.00% Central Business District 199 1% 0 0.00% Conservation 289 1% 0 0.00% Industrial 459 2% 0 0.00% Light Industrial 534 2% 0 0.00% Medium Density Restricted Commercial 896 4% 5.2 3.50% General Commercial 945 4% 5.7 3.80% Public Parks and Recreation 1,315 6% 6 4.00% Medium Density Multifamily Residential 1,487 7% 6.4 4.30% Major Institutional, Public Facilities, Transportation and Utilities 2,103 9% 7.5 5.00% Restricted Commercial 3,736 17% 10.9 7.30% Duplex -Residential 4,002 18% 23 15.30% Single Family -Residential 6,197 28% 85.3 56.90% Total 22,510 100% 150 100.00% Table3 — Comparison of FLU Designations, Citywide and within the Study Area DISCUSSIONS Future Land Use Transitions & Burgeoning Urban Centers The study area has a large proportion of very low -intensity Duplex -Residential -designated land in the FLUM; however, given its proximity to the Douglas Road Transit Station and its location within a TOD, this proposed Comprehensive Plan Amendment application is conducive to many policies the City has established in promoting multi -modal transportation, walkability, and dense, mixed -use development. Furthermore, the "Medium Density Multifamily Residential" and "Medium Density Restricted Commercial" designated are designed to allow for residential/commercial development in urban PZ-19-3868 — Page 6 centers, such as the SW 37 St -Bird Rd -South Dixie Hwy intersection, characterized by commercial uses. As part of the Comprehensive Plan Amendment application, the Applicant is proposing to change the FLU designation for the properties located at 3065 Plaza St and 3040 Carter St from "Duplex Residential" to "Medium Density Restricted Commercial". Moreover, these properties are abutting properties directly to the north and west that have the "General Commercial" FLU designation, please refer to Maps 2 and 3. Essentially, these proposed FLU designations act as an ideal "transitional density/intensity gradient" between the "Duplex -Residential" neighborhoods to the south versus the "General Commercial" properties to the west and north. Finally, when designed in context of the intensity and scale in relation to the surrounding residential areas and level of service standards, the integration of a variety of "Medium Density Restricted Commercial" uses, such as office, banking, places of worship, hotels, medical services, entertainment, and retail, creates a dynamic vitality which enhances the productivity of each component of the overall project with this designated TOD area. Moreover, there can be a degree of synergy between residential neighborhoods needing accessible retail shopping and employment opportunities, while supporting locally grown businesses, which help contribute to the general funds of the City. Vacant Properties: Turning Liabilities into Assets Vacant properties are among the most visible outward signs of a neighborhood's reversing fortunes. Properties that have turned from productive use to disuse can vary widely in size, shape, and former use ((PD&R), 2014). Vacant properties can be identified as a continual, problematic issue that contributes to overall community decline and disinvestment. One of the many ways that these problems manifest themselves is through illegal dumping of litter and other solid wastes on vacant properties, which becomes not only a nuisance and liability to the property but a concern to the local neighborhood. Equally, this is also a financial liability for a municipality in terms of expending limited government resources on code enforcement and trash removal. This is exactly the case with one of the Applicant's subject property (3065 Plaza St), please see Picture 1. Picture 1: 3065 Plaza St — illegal dumping of litter and solid waste on private property (vacant lot). Source: Google Maps, February 2019 PZ-19-3868 — Page 7 In reference to Table 2 — Future Land Use Map Overlaid by Existing Land Uses by Address, the third largest category is Vacant, 14.30 percent. Transit Oriented Work -Live Locations One of the main tenants of the City's MNCP's Transportation Element is to encourage transit -oriented urban development that maximizes the amount of residential, business and recreational space within walking distance of public transport. MNCP policy is also mirrored and implemented through the City's Miami 21 Codes' adopted ordinances for Transit Oriented Development (TOD) and Transit Corridors, please refer to Maps 4 and 5. Map 4 shown below provides contextual, spatial reference of the subject property to both the existing FLU designations and the 488 address points within a 0.25-mile study area. Please note that the Subject Property is in the center of the map and colored orange. SW28TH ST / SW.T1T' i nu N AVE 7 all rQ� 4 YA sss � s s ► ass � ss �AIII r 2 SYy 26TN TPJ( y *y ®BIRD sl l� ��+orRnval avr + *form FROW AVE I Map 4 — FL UM Overlaid by Existing Land Uses by Address Points ® Commercial, Office, etc. Multifamily Residences (3 units or more) Single -Family and Duplex Residence �f Vacant(G—mment and Private) 1- Other (Institutional, Industrial, etc) ElDouglas Road Metrorail Station Streets i MetroRail Route Subect Property 1 Study Area-0.25-mile radius Transit Oriented Development Areas rr City Boundary Pubic Parks and Recreation Single Family. Residential Duplex- Residential Low D ensity Restricted Commercial Medium Density Restricted Commercial Restricted Commercial - General Commercial Major Inst, P ubic F a cildias, Trans portation and Utildias Light Industrial R 6 a 0 0.125 0.25 Miles Map 5 shown below provides a closer view of the Subject Property in relation to the City's adopted TOD-designated areas (orange hatching), with their focal points centered around the Miami -Dade County Metrorail stations along with MNCP's designated 0.25-mile Transit Corridors. Specifically, the subject property is within a 5-minute bicycle ride or a 10-minute pedestrian walk from the Douglas Road PZ-19-3868 — Page 8 Metrorail Station. Furthermore, the subject property is within the 0.25-mile Transit Corridors with numerous Metrobus Routes and bus stops located along South Dixie Hwy. © Douglas Road Metrorail Station �— Metrobus Routes Streets Subect Property �..M.� Transit Corridors - 0.25-mile radius Transit Oriented Development Areas MetroRail Route �u...� City Boundary n �6 S 0 0.925 0.25 Mks Map 5 - 0.5-mile bicycle -pedestrian shed, as part the TOD area centered around the Douglas Road Metrorail Station PZ-19-3868 — Page 9 SITE VISIT: PHOTOGRAPHS OF THE PROPERTIES AND SURROUNDING NEIGHBORHOOD CONTEXT: Plaza St - Northern side of the Subject Property -" s , f SEW Picture 2: Looking northward at the intersection of S Dixie Picture 3: Looking northward from the intersection of Hwy/U.S. Hwy land Plaza St— commercial uses (General SW Shipping Ave and Plaza St -residential uses Commercial) on the left (Duplex Residential) on the right. Plaza St - Eastern side of the Subject Property Picture 4: Looking eastward from the Intersection of SW Dixie Hwy and Plaza St, a car dealership auxiliary lot. Picture 5: Looking southeast from the intersection of SW Dixie Hwy and Plaza St, the extension of the overflow car lot. PZ-19-3868 — Page 10 Plaza St - Eastern side of the Subject Property, continued Picture 6: 3091 Plaza St - looking eastward from Plaza St Picture 7. 3092 Plaza St - at the intersection of SW Shipping Ave and Plaza St. iPOOR? k -�,- .......,. ..ate. :. ._.r...,: am-�.�-- Picture 8: This is the property (3065 Plaza St) with a split Picture 9: 3065 Plaza St, with a split future land use designation future land use designation - the Duplex Residential portion — General Commercial, this is not part of the amendment. is part of this amendment. Currently used as an auxiliary car lot. PZ-19-3868 — Page 11 Plaza St - Southern side of the Subject Property Picture 10. Looking south from the intersection of S Dixie j Picture 11 Hwy/U.S. Hwy 1 and Plaza St. P Hwy Plaza St - Western side of the Subject Property Picture 12: Looking due west from Plaza St, the back of the Wendy's Restaurant at 3600 South Dixie Hwy, Miami, FL 33133 Looking south from the intersection of South Dixie Picture 13: Looking eastward at Wendy's Restaurant located at 3600 S Dixie Hwy, Miami, FL 33133 PZ-19-3868 - Page 12 Carter St CONCURRENCY ANALYSIS The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing is based on a potential increase in population for this area of 109 residents, from 39 to 148 residents. SCHOOLS On October 12, 2018, Miami -Dade County Public Schools submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application. RECREATION AND OPEN SPACE The MCNP requires a 10-minute'/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 potential increase in population, it meets LOS standards. POTABLE WATER The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 13,623 by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. SANITARY SEWER TRANSMISSION The MCNP LOS standard 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. PZ-19-3868 — Page 13 TRANSPORTATION The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the January 2019 concurrency review for this application, the Office of Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to be approximately 4,625 PM Peak Hour Trips on South Dixie Hwy based on this proposal. Further, currently South Dixie Hwy's LOS is an "E+20 and is operating at a LOS of D." Based on the preliminary analysis for transportation concurrency, it would be ideal for the applicant to provide more information on how transportation impacts can be mitigated. Finally, South Dixie Hwy is a state roadway and notice of a proposed FLUM change should be provided to the Florida Department of Transportation (FDOT) either at the Plats (Tentative Plats, Waiver of Plats, Final Plats) or Site Plan phase. COMMUNITY OUTREACH From the early stages of the application process, Staff encouraged the Applicant to do public community outreach meetings to address all issues as related to their proposed FLUM application. The Applicant fulfilled this request by embarking on a public community outreach campaign. Specifically, members of the Applicant team met with various local homeowners and community organizations to discuss the proposed FLUM application and its companion rezoning application. Additionally, they made presentations to the following community organizations: January 28, 2019 - Coconut Grove Homeowners & Tenants Association reviewed the proposed land use applications and "unanimously" voted to support approval of the applications. February 2, 2019 - The applications were presented at the monthly meeting of the Coconut Grove Ministerial Alliance. The Ministerial Alliance has requested a follow-up meeting with the Applicants. As of February 5, 2019, the Applicants have obtained 23 letters and 15 petition signatures that all unanimously support this rezoning and future land use amendment application project. COMPREHENSIVE PLAN ANALYSIS i- 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 Department will forward a recommended action on a said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis 1 Staff conducted a Concurrency Management Analysis (CMA) of the proposed amendment and found that, in general, it met all the level -of -service (LOS) standards of the MCNP. At the time of review for transportation, it was noted that South Dixie Hwy has a Level of Service of E+20 and is operating at a Level of Service of D. Concerns were raised about potential PM trips and a notice of a proposed FLUM should be transmitted to FDOT, please see Attachment A for the CMA. PZ-19-3868 — Page 14 Finding 1 Staff finds this request consistent with Policy LU-1.6.4 Policy LU-3.1.1: "Continue review of existing zoning regulations to determine if they Criteria 2 provide adequate flexibility to promote redevelopment with a mix of uses in Urban Infill Areas or Urban Redevelopment Areas and, if not, revise said existing zoning regulations or adopt new zoning regulations to promote redevelopment." Analysis 2 The overall directional pattern of commercial and industrial development at the intersection of South Dixie Hwy and Bird Ave shows a burgeoning residential, commercial, and light industrial mixed -use hub. With this proposed FLUM amendment, it will act as a "transitional buffer" in shielding the commercial/industrial FLU -designated uses located in the north and west quadrants of the subject property from FLU -designated residential uses in the east and south quadrants of the subject property, while providing "work -live" amenities that services that fulfills consumer -oriented needs and support local businesses. Finding 2 Staff finds this request consistent with Policy LU-3.1.1 i Criteria 3 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 adverse impacts of future land use in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities;... Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations." Analysis 3 When considering the companion application to amend the Zoning Atlas, Staff compared it to the proposed FLUM amendment. The Applicants are requesting to go from the T3 Transect to the T4 transect. However, for the proposed FLUM amendment, the Applicants are requesting to go from Duplex Residential (18 dwelling units per acre), leapfrogging Low -Density Multifamily Residential (36 dwelling units per acre) to the Medium Density Multifamily Residential and (65 dwelling units per acre) Medium Density Restricted Commercial (same density with an FLR of 6.0). The percent increase in density from 18 dwelling units to 65 dwelling units per acre is 261 percent. Staff observed at the site visit that approximately 50 percent of the urban form surrounding the Subject Property conforms to a residential homes (duplex) typology. The remaining area has varying typologies, including parking lots, vacant land, and other intense uses, including a fast-food restaurant. Based on this observation, staff is concerned that amending the FLUM at the Medium Density designations — designations that correspond with the T5 Transect—as opposed to amending these parcels with designations that correspond with the T4 designation —the Low -Density FLU designation —is more mindful of this criterion and reflective of City policies that anticipate growth and change but aspire to protect the stability of existing neighbor oods. Finding 3 Staff finds the request inconsistent with Policy LU-1.1.3 PZ-19-3868 —Page 15 Criteria 4 Future Land Use Policy LU-1.6.10 states that "the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit." Criteria 4 The applicant is within an established X-mile transit corridor and a %2-mile of the Metrorail station (Douglas Road Metrorail). Furthermore, the subject property is easily traversable by foot with the availability of a sidewalk along South Dixie Hwy and the pedestrian footbridge over the busy Douglas Road thoroughfare connecting the immediate residential neighborhoods to the Douglas Road Station. Finding 4 Staff finds the request consistent with Policy LU-1.6.10. Criteria 5 Policy TR-1.1.5: "The City will encourage new development to be structured to reinforce a pattern of neighborhoods and urban centers by focusing growth along transit corridors and around transit nodes and centers." The proposed amendment is in a designated TOD area, that being it's within a half - Analysis 5 mile of the Douglas Road Metrorail station, where multiple Miami -Dade Transit and City of Miami Trolley routes take passengers between points in southwestern City of Miami to the Downtown Miami urban core. Moreover, the Subject Property is directly served by numerous Miami -Dade County's Metrobus routes. Finding 5 Staff finds the request consistent with Policy TR-1.1.5. Criteria 6 Policy HO-1.1.9: "The City's land development regulations will encourage high - density residential development and redevelopment near Metrorail and Metromover ` stations." Three of the five properties are currently classified by the Miami -Dade Property Analysis 6 Appraiser as "Vacant Residential: Vacant Land", as part of the 14.30 percent of vacant properties within this 0.25-mile study area. Furthermore, based on Miami - Dade County Property Appraiser's Real Estate Online Property Record Cards, these properties have been vacant for eight consecutive years. In terms of the "opportunity cost" for the City, this proposed Comprehensive Planning Amendment application encouraged Staff to analyze the proposed, alternative FLU -designation that could be realized versus the current FLU -designation in terms of "higher and best uses". This proposed Comprehensive Plan Amendment application meets the intent of this policy in terms of increasing higher density residential development within a TOD-designated area, while correcting the current "vacant lot" issues linked to the Applicant's three properties: 3065 Plaza St, 3069 Plaza St, and 3040 Carter St. Finding 4 Staff finds the request consistent with Policy HO-1.1.9. CONCLUSION Based on Planning staffs analysis of the neighborhood context and the goals and objectives of the MCNP, the request to amend the FLUM by changing the designation for the properties located at 3069, 3091 and 3095 Plaza St from "Duplex Residential" to "Medium Density Multifamily Residential" and the PZ-19-3868 — Page 16 subject properties 3065 Plaza St and 3040 Carter St from "Duplex Residential" to "Medium Density Restricted Commercial" is justified. The "Medium Density Multifamily Residential" and "Medium Density Restricted Commercial" FLU designations would permit uses allowing the proposed Zoning Change companion item (ePlan ID # PZ-19-3658) to be compatible to the adjacent designations along the transitioning SW 37th corridor. RECOMMENDATION Based on the above background information, the Planning Department finds merit in changing the FLUM in this area as it is an area that abuts high -density and high -intensity land uses proximate to mass transit. Thus, changing the FLUM from Duplex Residential to Medium Density Restricted Commercial for the properties located at 3065 Plaza St and 3040 Carter St and from Duplex Residential to Medium Density Multifamily Residential for properties located at 3069, 3091 and 3095 Plaza St from Duplex Residential to Medium Density Restrict Commercial will allow the area to further capitalize on the mass transit resources within this TOD-designated area while providing an equal balance of commercial and residential uses. �C �9-, Sue Trone, AICP Chief, Comprehensive Planning ATTACHMENTS Attachment A — Legal Description Attachment B — Concurrency Management Analysis REFERENCE (PD&R), O. O. (2014, December 21). Vacant and Abandoned Properties: Turning Liabilities Into Assets. Retrieved from https://www.huduser.gov/portal/periodicals/em/winterl4/highIight1.htm1: https://www.huduser.gov/portal/periodicals/em/winterl4/highlightl .html PZ-19-3868 — Page 17 ATTACHMENT A Legal Description Legal description for the properties subiect to the rezoning application from T3-0 with an NCD-2 Overlay to T4-R with an NCD-2 Overlay and a FLUM Amendment from DR to MDMR. Lots 21-26, Block 4, Carters Addition, according to the Plat thereof, as recorded in Plat Book 2, Page 101 of the Public Records of Miami -Dade County, Florida. T5-0 T3-0 T5-0 I Carters Addition Legal description for the properties subiect to the rezoning application from T3-0 with an NCD-2 Overlav to T4-0 with an NCD-2 Overlav and a FLUM Amendment from DR to MDRC. Lots 8, 9, 10, and 20, Block 4, Carters Addition, according to the Plat thereof, as recorded in Plat Book 2, Page 101 of the Public Records of Miami -Dade County, Florida. i T5-0 _T T3-0 T5-0 � I Carters Addition PZ-19-3868 — Page 18 ATTACHMENT B CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS ePlan ID: PZ-18-326 Date: 23-Jan-19 Terra World Investments, LLC and Roble One, LLC ss: 3040 CARTER STREET, 3065, 3069, 3091 AND 3095 PLAZA STREET Boundary Streets: North: SDIXIEHWY East: CARTERST South: SW SHIPPING AV West PLAZA ST Existing Future Land Use Designation: Duplex Residential Residential Density: 0.826 acres @ I 18 DU/acre 14 DUs Assumed Population 39 Persons Proposed Future Land Use Desianation: Medium Density Multifamily Residential & N Residential Density 0.826 acres @ 65 DU/acre 53 DUs Assumed Population with Increase 148 Persons NEIGHBORHOOD INFORMATION NET Area Coconut Grove WASD Sewer Pump Station Basin Basin 0011 Moratorium? No Drainage Subcatchment Basin R2 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 CONCURRENCY ANALYSIS Increase in Population: 109 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. ConcurrencyTest Result: POTABLE WATER Level of Service standard: 92.05 GCPD Transmission potential with FLUM change 13,623 Policy PW-1.21 Excess capacity assumed to be 2% after change ConcurrencyTest Result: ■ SANITARY SEWER TRANSMISSION Level of Service standard: 141 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. ConcurrencyTest Result: STORM SEWER CAPACITY Exfiltration system before change On -site Exfiltration system after change On -site ConcurrencyTest Result: SOLID WASTE COLLECTION Solid waste generation, 1.28tons/resident/year 189 Excess capacity before change 800 Excess capacity after change (611) Concu rre ncy Test Result: TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 ConcurrencyTest Result: NOTES Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, ifany, is currently not known ssumed population with increase is assumed to be all new residents as permitted bythe proposed future land use designation's base density ascribed through to Interpretation ofthe 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the etailed provisions ofapplicable land development regulations. nsportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements. PZ-19-3868 — Page 19 Superintendent of Schools Alberto M. Carvalho October 12, 2018 VIA ELECTRONIC MAIL Mr. Carlos R. Lago, Esq. Greenberg Traurig LLP 333 SE 2nd Avenue, Suite 440 Miami, Florida 33131 lagoc(a)9tlaw.com Miami -Dade County School Board Pena Tabares Hantman, Chair Dr Martin Karp, Vice Chair Dr. Dorothy Bendross-Mindingall Susie V. Castillo Dr. Lawrence S. Feldman Dr. Steve Gallon it/ Lubby Navarra Dr. Marta P6rez Mari Ter& Rojas RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS ROBLE ONE LLC - 1 LOCATED AT 3065 PLAZA STREET PHO118100907448 - FOLIO Nos.:. 0141210020840, 0141210020750, 0141210020860, 0141210020870,0141210020890 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 32 multifamily residential units which generate 2 students; 2 elementary, 0 middle and 0 senior high students. At this time, all school levels have sufficient capacity available to serve the application. However, 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. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to contact me at 305-995-7287. Best regards, Nathaly Sim Supervisor NS:ns L-129 Enclosure cc: Ms. Ana Rijo-Conde, AICP Mr. Michael A. Levine Mr. Ivan M. Rodriguez City of Miami School Concurrency Master File Planning, Design & Sustainability Ms. Ana Rijo-Conde, Deputy Chief Facilities & Eco-Sustainability Officer 1450 N.E. 2nd Ave, - Suite 525 • Miami, FL 33132 305-995-7265.305-995-4760 (FAX) •arijo@dadeschools.net PZ-19-3868 — Page 20 Cancurrency Management System (CMS) Miami Dade County Public Schools Miami -Dade County Public Schools Coonca7mcy Akwmlye(ner?t System Preliminary Concurrency Analysis MDCPS Application Number: PHO118100907448 Local Govemment(LG): Miami Date Application Received: 101912018 5:48:51 PM LG Application Number: 1 Type of Application: Public Hearing Sub Type: Land Use Applicant's Name: Roble One LLC Address/Location: Annrox. 3065 Plaza Street Master Folio Number: 0141210020840 Additional Folio Number(s): 0141210020750, 0141210020860, 0141210020870, 0141210020890, PROPOSED # OF UNITS ;z SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 32 5561 FRANCES S TUCKER 80 2 2 YES Current CSA ELEMENTARY 111 6741 PONCE DE LEON MIDDLE -46 0 0 YES Current CSA 7071 CORAL GABLES SENIOR -539 0 0 YES Current CSA ADJACENT SERvICE AREA S(-H,--jCLS *An Impact reduction of 25.28%. 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, Afinal determination of public school concurrency and capacity reservation will be made atthetimeof 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 / 305-995-7634/ 305-995-4760 fax / concurrency odadeschools. net PZ-19-3868 - Page 21 Attachment A: Concurrency Management;Report Parks, Recreation,l & bpen.Spacelevel of-Servic F w o a x LO a 1-Pat d U ndE 0 125 1 250 F R—mq BIRD RD O� 9 i i SW SHIPPING AVE �r DAY AVE - BIRD AVE r to �JU Subject Property - Park �10-lvtinute V%Ik Area (Streets) Park Service Area PZ-19-3868 — Page 22 CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM TO: Sue Trone, AICP DATE: January 31, 2019 Chief, Community Planning FILE: PZ-18-326 SUBJECT: Transportation Concurrency Analysis REFERENCES: FROM: Collin Worth ENCLOSURES: Transportation Analyst As part of the transportation concurrency review for the PZ-18-326-3040 Carter Street, a review of the maximum potential PM Peak trip generation for the current land use, as well as a review of the future land use maximum potential PM Peak trip generation. The findings show the proposed future land could generate a difference in 4,625 PM Peak Hour trips. Being that Medium Density Restricted Commercial has various land uses that may be impactful. US-1 currently has an adopted Level of Service of E+20, and is operating at a Level of Service of D. There are general concerns that the potential PM trips generated could impact the surround neighborhood and create a quality of life issue for residents. A comprehensive plan traffic study should be provided to develop a maximum number of daily trips allowed so as minimize the potential impacts of the proposed land use modification. US-1 is a state roadway and notice of a proposed FLUM change should be provided to Shareen Yee Fong She reen.YeeFong(Wdot.state.fl.us PZ-19-3868 — Page 23 AERIAL ePLAN ID: 19-3868 COMPREHENSIVE PLAN AMENDMENT N 0 125 250 500 Feet ADDRESSES: 3040 CARTER ST, 3065, 3069, 3091 AND 3095 PLAZA ST SUBJECT PROPERTY FUTURE LAND USE MAP (EXISTING) ePLAN ID: PZ-19-3868 COMPREHENSIVE PLAN AMENDMENT Low Density Duplex - Restricted a Residential Commercial Light DER Industrial " s�29�N Restricted Commercial BIRD RD IRDAVE Mediu Res Restricted Com Commercial General Commercial Light Industrial �y 5 General' Duplex Commercial Residential U) U) W 00 = SHIPPING AVE Q U co N Q J a 0 z Duplex - Residential ADDRESSES: 3040 CARTER STREET. N 0 125 250 500 Feet 3065, 3069, 3091 AND 3095 PLAZA STREET SUBJECT PROPERTY FUTURE LAND USE MAP (PROPOSED) ePLAN ID: PZ-19-3868 COMPREHENSIVE PLAN AMENDMENT Low Density Duplex - F Restricted a Residential M a Commercial Light DER Industrial M s� 29�N Restricted Commercial U) _ BIRD RD — BIRD AVE Medium Density Restricted Restricted Commercial Cor mmercial Light ��� General 'g , I ndustrial5 Commercial 01 Medium Density Restricted Comme ic'al Duplex - General Residential Commercial ` - - - Medium Density U) Multifamily Residential U C m w = SW SHIPPING AVE Q SHIPPING AVE U U) Q N Q J a co 0 z M N 0 125 250 500 Feet ADDRESSES: 3040 CARTER STREET, 3065, 3069, 3091 AND 3095 PLAZA STREET Q SUBJECT PROPERTY