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HomeMy WebLinkAboutAnalysis and MapsA City of Miami Planning Department Community Planning Division } a t. COMPREHENSIVE PLAN AMENDMENT - STAFF ANALYSIS ePlan ID PZ-18-337 Th,, find Ec®on maybe app—W the pbein9,Z gad Pypeak BpaN tyamya94�,eM1y.Mtlinfifteenl]SIEaJsdue Hof ppz9n9MXYn9 avrM1Mn appealaM appmpnalek wiN 3m fmr, o. aT9ephone number{wAatS-xo3a. PZ-18-337 12/11/19 Applicant Stirrup Properties, Inc., Carol Henley and 3227 Grove, LLC Location 3227, 3247, 3257, and a portion of 3277 Charles Ave and 3256 and 3270 William Ave Commission District District 2 — Commissioner Ken Russell NET District Coconut Grove Size ± 42,023 square feet or ± 0.96 acres Planner Darren Murphy, Planner I REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Stirrup Properties, Inc., Carol Henley and 3227 Grove, LLC, (the "Applicants") are requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the FLUM designation of the properties at 3227, 3247, 3257, and a portion of 3277 Charles Ave and 3256 and 3270 William Ave ("the Subject Properties") from "Single Family Residential" to "Low Density Restricted Commercial'. The proposed amendment contains approximately 42,023 square feet or 0.96 acres. The application is subject to small-scale amendment procedures as established in Section 163.3187, Florida Statutes, involving less than 10 acres of Subject Properties. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (File ID# PZ-18-340). The companion application seeks to change the zoning of the Subject Properties from T3-R (Sub - Urban - Restricted) to T4-L (General Urban — Limited). A portion of 3277 Charles Ave applies to this application. The table below summarizes the request. Attachment A legally describes the Subject Properties. Summary of Properties Included in Current FLUM Application FOLIO LOT SIZE ADDRESS FLUM DESIGNATIONS M21 ZONING Existing Proposed Existing Proposed (SQ. FT.) 3227 CHARLES AVE Single Family Low Density Restricted 1 0141210075201 4,720 (a portion of this T3-R T4-L property) Residential Commercial Single Family Low Density Restricted 2 0141210075210 5,900 3247 CHARLES AVE Residential Commercial T3-R T4-L Single Family Low Density Restricted 3 0141210075207 6,342 3257 CHARLES AVE Residential Commercial T3-R T4-L Single Family Low Density Restricted 4 0141210075150 6,342 3277 CHARLES AVE Residential Commercial T3-R T4-L Single Family Low Density Restricted 5 0141210075200 12,869 3256 WILLIAM AVE Residential Commercial T3-R T4-L Single Family Low Density Restricted 6 0141210074960 5,850 3270 WILLIAM AVE T3-R T4-L Residential Commercial The Subject Properties are bounded by the historically designated Charles Ave to the south, Main Highway to the east, William Ave to the north, and Hibiscus Street to the west. The aerial image below shows the project site, outlined in yellow, and the immediate residential neighborhoods surrounding it to provide context. Page 1 of 22 Th,, find Ec®on maybeapp—W the %artin9,Z gad Pypeak BpaN tyam,a94�,eM1y.Mtlinfifteenl]SIEa,sdue Hof ppz9n9MXYn9 avrM1Mn appealaM appmpnalek wiN 3m fmr, rniamt fl zilTo. Telephone number{wAaiS-xo3o. PZ-18-337 12/11/19 Above - An aerial photograph of the Subject Properties, delineated by yellow lines. EXISTING FUTURE LAND USE DESIGNATION All five parcels included this request have an existing Future Land Use (FLU) designation of Single Family — Residential. The principal purpose of the Single Family — Residential FLU designation is to provide hospitable spaces for single-family residential development with limited ancillary uses. The MNCP describes and interprets this designation as follows: Single Family Residential: 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 facilities2 (6 clients or less, not including drug, alcohol or correctional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child daycare centers and adult daycare centers are permissible in suitable locations within single-family residential areas. Professional offices, tourist and guest homes, museums, and private clubs orlodges 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). PROPOSED FUTURE LAND USE DESIGNATION The proposed FLU designation of Low -Density Restricted Commercial allows a multitude of generally low - density residential as well as transitory residential facilities, general office use, and general commercial activities. The MNCP describes and interprets this designation as follows: Low -Density Restricted Commercial: Areas designated as Low -Density Restricted Commercial allow residential uses (except rescue missions) to a maximum density equivalent to "Low -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 Page 2 of 22 commercial marinas and living quarters on vessels as permissible. The r of developments within areas designated as Low -Density Restricted maximum floor lot ratio (FLR) of 3.0 times the net lot area of the Subject The two maps below are a side -by -side comparison of the Existing and Proposed FLU desi note the spatial patterns for both scenarios. SOCIODEMOGRAPHIC BACKGROUND AND NEIGHBORHOOD CONTEXT The Subject Properties are located within the Census Block Group 120860072001. According to the American Community Survey (ACS), 5-year estimates (2013-2017), the Median Household Income for this Census Block Group is $62,404, which is 83.6 percent higher than the Median Household income for the City of Miami ($33,999) and is 13.67 percent higher than the Area Median Income (AMI) for Miami -Dade County, which is $54,900. This Census Block Group has a total of 239 households with a total of 314 housing units. The percentage of families living in poverty in this Census Block Group is 30.5 percent, which is slightly higher than both the City of Miami (21.7 percent) and Miami -Dade County (15.6 percent). The same ACS 5-year estimate data showed that most households (58.9 percent) in the subject Census Block Group rented their homes. The median rent for this Census Block Group is $1,460. Summary of 2010 United States Census data for the Subject Properties' Block Group (120860072001) Topic Data Number of Households 239 Number of Housing Units 314 Median Household Income $62,404 (City of Miami: $33,999) Percent of Households that rent 58.58% (City of Miami: 69.76%) Median Rent $1,460 Unemployment Rate 3.9% Data were retrieved from the U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates NEIGHBORHOOD CONTEXT WITHIN A 0.25-MILE STUDY AREA The Subject Properties are located between Charles Ave and William Ave and connected to the main, north - south arterial thoroughfare (Main Hwy) into the heart of Coconut Grove's downtown business district. Furthermore, the Subject Properties are served by the City of Miami's Coconut Grove Circulator trolley service Page 3 of 22 and Miami -Dade County's Metrobus. Finally, both transit services provide regular, direct ac :. to Coconut Grove's downtown area and Miami -Dade County's two Metrorail stations: Coconut Grove a ' m �`a,ne Through a Geographic Information Systems (GIS) analysis, staff inventoried and reclassifie - theFZdB?.ssgs within the 0.25-mile Study Area (Study Area), and staff identified a total of 457 addresses, a er halfi4$2e3 percent) of the addresses are classified as "SINGLE/DUPLEX/TRIPLEX RESIDENTIAL". The findings are corroborated by staff's field visit pictures (please refer to the FIELD VISIT PHOTOGRAPHS showed a predominance of single-family residential homes fronting Charles Ave and William Ave. T below summarizes all existing land uses within the 0.25-mile study area. All Addresses within the Study Area, summarized by Miami -Dade County's Existing Land Use Codes Number of Addresses within the % Addresses with the Study Existing Land Use by Category Study Area Area SINGLE/DUPLEX/TRIPLEX RESIDENTIAL 239 52.30% VACANT 82 17.90% OTHER 49 10.70% MULTIFAMILY RESIDENTIAL 40 8.80% OFFICE/RETAIL 35 7.70% NULL 12 2.60% TOTAL 457 100.0% Staff further analyzed the FLUM designations within the 0.25-mile radius (Study Area) of the Subject Properties. The Study Area highlights some interesting FLU -designation observations. "Single -Family Residential" comprises only 28 percent of the City, whereas it comprises 65 percent of the Study Area. This is indicative of tightly woven, predominant Single Family Residential neighborhoods that are on both sides Grand Ave and Main Hwy, please refer to Existing Land Use overlaid on the Future Land Use, as shown on the next page. Page 4 of 22 Future Land Use Map for the Subject Properties and the surrounding, 0.25-Mile Stud s i ifii iiiiiitif ###i# rL*"LwWOn _ 0 ar++arw aM Wuxwin Lw­ i!J #W' #it1 ♦#iii•### �rwµ,�ra�.naG.r�.re,�wus�3 I Ji iPI Ew V:F .. is` #i # #i# # w .i dP L44vn,++•-e ► f +ui�A�4 NvF �• ra,ircmo-avE � 'FS,� en.au es�u� s % i r}f {� Lnllli'�7Ka)' d;71Ar „9� PZ-18-337 12/11/19 Areal I The third -largest FLU designation is "Medium Density Restricted Commercial." This FLU designation is largely found in sections between the higher density, higher intensity mixed -use corridors, such as Grand Ave and Main Hwy —the two main transportation corridors that traverse the study area. The general breakdown of all FLU designations within the Study Area is summarized in the table that follows. FLUM designations within the 0.25-mile radius (Study Area) of the Subject Properties CITYWIDE I I WITHIN STUDY AREA FLU Designation Acres % FLU Acres % City of Miami Designation Low Density Multifamily Residential 39.0 0.20% Low Density Multifamily 0.00 0.00% Residential Low Density Restricted Commercial 144.0 0.60% Low Density Restricted 1.03 0.67% Commercial High Density Multifamily Residential 165.0 0.70% High Density Multifamily 0.00 0.00% Residential Central Business District 199.0 0.90% Central Business District 0.00 0.00% Page 5 of 22 FLUM designations within the 0.25-mile radius (Study Area) of the Subject Properti �;��b;�a;9;;�„„;fi� p-� CITYWIDE canng eoaias onism,iocaree a4answ ine WIT 'r[YtlY'�ik"" 12/11/19 FLU Designation FLU City of Miami Acres a/o Designation Acres Conservation 289.0 1.30% Conservation 4.67 3.03% Industrial 459.0 2.00% Industrial 0.00 0.00% Light Industrial 534.0 2.40% Light Industrial 0.00 0.00% Medium Density Restricted 918.0 4.10% Medium Density Restricted 5.66 3.67% Commercial Commercial General Commercial 945.0 4.20% General Commercial 0.00 0.00% Public Parks and Recreation 1315.0 5.80% Public Parks and Recreation 3.80 2.46% Medium Density Multifamily 1487.0 6.60% Medium Density Multifamily 0.42 0.27% Residential Residential Major Institutional, Public Major Institutional, Public Facilities, o o Transportation & Utilities 2103.0 9.30 /o Facilities, Transportation & 5.14 3.33 /o Utilities Restricted Commercial 3761.0 16.70% Restricted Commercial 31.21 20.23% Duplex -Residential 4,002.0 17.70% Duplex - Residential 1.82 1.18% Single Family Residential 6,197.0 27.50% Single Family Residential 100.53 65.16% TOTAL 22,556 100.00% TOTAL 154.29 100.00% Page 6 of 22 FIELD VISIT PHOTOGRAPHS Staff conducted a site visit of the Subject Properties on Friday, July 13, 2018. Below are a that visit. The purpose of these photographs is to give an "on the ground" context of the Su the surrounding neighborhood. The northern side of the Subject Properties m�, naalae®p��marmapp aedrofneva.fae. �ae� 4Yp�la maa W am ays�e wnr.Mn� finee� us ama w ne ale of poafin9fryfiYng avRRkn appealaMappmpnalek xiN 3ref MlamlMzn3o.i pn umeer{w�ue-io � ' v)M iw a Picture 1- Going eastward on William Ave, notice Coconut Grove Picture 2 - 3266 William Ave - one of the three existing homes as Playhouse in the background, right -side. part of this application Picture 3 — Intersection of William Ave and Via Abitare Way. 0 Picture 4 - 3270 William Ave — one of the three existing homes Going north on Via Abitare Way, it connects to Thomas Ave, with as part of this application no direct access to Main Highway. Page 7 of 22 Eastern side of the Subject Properties Picture 5 — rearview of Coconut Grove Playhouse viewed from William Ave. The southern side of the Subject Properties Picture 6 — rearview of Coconut Grove Playhouse, viewed from the East. Vacant properties in the foreground. h 1 1 ' Picture 7 — Charles Ave Plaque. Picture 8 — Going westward on Charles Ave. .• r Picture 9 — the historic Mariah Brown House on Charles Ave. Picture 10 — the restored historic E.W.F. Stirrup House (3242 Charles Ave) converted into a commercial Bed and Breakfast lodging establishment (ORDINANCE: 13270 AND HEPB- R-18-020). DISCUSSION TOPICS The Subject Properties' Location and Redevelopment -Community Development Linked Opportunities The Subject Properties are within the Coconut Grove BID, please see the map below "Coconut Grove Business Improvement District", which puts it in a strategic position of forging new business connections and opportunities with other local businesses, such as entertainment establishments, hoteliers, restaurateurs, and other small business owners. Furthermore, the Subject Properties' eastern neighbor is the Coconut Grove 8 of 22 (0111J Playhouse, located at 3500 Main Hwy,which was nominated by the State of Florida's StatePreservation Office as being eligible for the National Register of Historic Places. Moreover,proposed, pending application for a Special Certificate of Appropriateness, the redevelopmLt"6�9 the architectural restoration of the Playhouse, the construction of 300 seat theater, a parkinr;"1E§Teg3 exterior spaces with landscaping. 12/11/19 L.oconut "rove musiness improvement uistrict Observation of Vacant Properties Over Time 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[']. Therefore, 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 the property owner's failure to maintain their property, such as uncut grass or shrubbery or the illegal dumping of litter and other solid wastes on vacant properties. Unfortunately, this becomes a vexing issue for both the property owner and the local neighborhood. Equally, this is also a financial liability for a municipality in terms of expending limited government resources, such as code enforcement and trash removal. This was exemplified when staff did their site visit of the Subject Properties. Staff noted the unkempt grass and overgrown shrubbery, please see the photographs: Page 9 of 22 Picture 11: Subject Properties fronting Charles Ave with unkempt grass and overgrown trees overarching the Right of Way (Utilities). Picture 12: Subject Properties with unkempt grass and shrubbery. aml,R 33ll0. T9eFYrorenum[er PZ-18-337 12/11/19 CONCURRENCY Staff tested levels of service as required for this application. The Levels of Service (LOS) testing is based on an inferred potential increase in population for this area of 76 residents, from 22 to 98 residents. Schools On July 25, 2019, 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, based on "proposed" residential development project scenario. 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 9,021 gallons consumed per day 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 transmission is 141 GPCD. Although the MCNP does not require testing of this Miami -Dade County -Water and Sewer Department's (WASD) service, a WASD Permit is required. 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 September 2018 concurrency review for this application, the Office of Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to generate a difference in 12 PM Peak Hour trips and a daily difference of 200 trips. While the impact is not anticipated to cause a significant traffic impact on Charles Ave, a traffic study would be needed prior to the issuance of a building permit to ensure that the impacts of the project on the adjacent residential neighborhood are minimized. ANALYSIS Criteria MCNP Policv Description and Staff Analysis 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 Page 10 Criteria MCNP Policy Description and Staff Analysis on its evaluation, and on other relevant planning considerations, the Planni °���'" '��� "° �'° p g a?la forward a recommended action on a said amendment to the Planning Advi ajar , wi11c"ii`°°A" will then forward its recommendation to the City Commission. P-18-337 Analysis 1 Staff conducted a Concurrency Management Analysis (CMA) of the propose ndment and found that it met all the level -of -service (LOS) standards of the MCNP. Finding 1 Staff finds the proposed Comprehensive Plan Amendment as overall consistent wi LU-1.6.4. Criteria 2 Policy LU-3.1.1: Continue review of existing zoning regulations to determine if they 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 confluence of synergistic business establishments at the intersection of Charles Ave and Main Highway with the recent establishment of the E.W.F. Stirrup Bed and Breakfast located at 3242 Charles Ave and the anticipated "rebirth" of the Coconut Grove Playhouse has led Staff to reconsider the merits of the existing Future Land Use (FLU) designation of "Single Family Residential" and whether it is currently relevant to the ongoing commercialization. Specifically, per Ordinance 13270, the City Commission approved changing the FLU designation for the E.W.F. Stirrup Bed and Breakfast located at 3242 Charles Ave from Single Family Residential" to "Low -Density Restricted Commercial". Furthermore, the approval of HEPB-R-18-020 approving a Special Certificate of Appropriateness for the new construction of a two-story secondary structure located at approximately 3242 Charles Ave and known as the individually -designated building, E.W.F. Stirrup House, there has been a growing evolution of mixed -use development at this intersection. Furthermore, as noted earlier in this Report (page 13), three of the six properties have remained vacant for eight consecutive years. This proposed Comprehensive Plan Amendment seeks to redevelop this Subject Properties by choosing an alternate FLU designation (Low -Density Restricted Commercial) that can better accommodate the changing, mixed -use development patterns. Finding 2 The Comprehensive Plan Amendment application is consistent with Policy LU-3.1.1 Criteria 2 Policy LU-1.3.15 states that "the City of Miami will continue to encourage a development pattern that enhances existing neighborhoods by developing a balance of mixed of uses including areas for employment, shopping, housing, and recreation near each other." Analysis 3 This proposed Comprehensive Plan Amendment will allow for the addition of more strategically located commercial uses at the intersection of Main Hwy and Charles Ave, which can potentially provide additional tourism -related business to the local economy along with providing additional employment opportunities. Moreover, the FLU designation of Low -Density Restricted Commercial allows for intensities and uses that are in scale and character with the surrounding, established Single Family Residential neighborhoods. Finding 3 The Comprehensive Plan Amendment application is consistent with Policy LU-1.3.15. 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; (3) transportation policies that divide, or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. 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 4 While the proposed amendment would increase the allowed density for the Subject Properties, proper buffering techniques play an even greater role of importance when there are two disparate land uses that are adjacent to each other. The proposed Comprehensive Plan amendment's associated zoning designation permits a limited variety of commercial uses that can easily be scaled and strategically shielded from the abutting "Single Family - Residential" properties to the north, west, and south of the Subject Properties. Furthermore, at the "Low -Density Restricted Commercial" intensity, proper buffering techniques can be designed and implemented through the City of Miami's Land Development Regulations that can mitigate any possible negative externalities. Finding 4 The Comprehensive Plan Amendment application is consistent with Policy LU-1.1.3. Page 11 of 22 Criteria MCNP Policy Description and Staff Analysis a+ Criteria 4 Policy LU-1.6.10 The City's land development regulations and policies will provision of safe and convenient on -site traffic flow and vehicle parking an - I'provi'e�"� access by a variety of transportation modes, including pedestrianism, bicycl o�107 Lut1 and transit. Analysis 5 The Subject Properties are within a 0.25-mile walking distance to multiple transi are interconnected to Miami-Dade's Douglas Road Metrorail station. Finding 5 The Comprehensive Plan Amendment application is consistent with Policy LU-1.6.10. Criteria 6 Policy TR-1.4.4: In an effort to better identify problems and select proper traffic calming solutions in residential neighborhoods to reduce traffic speeds and cut -through traffic, the City will encourage and promote more citizen and stakeholder involvement to build support for neighborhood traffic calming plans." Analysis 6 As of today's date, the Staff is not aware of any outreach to the community. Finding 6 The Comprehensive Plan Amendment application is not consistent with Policy TR-1.4.4. Criteria 7 Policy LU-1.3.9: The City will continue to concentrate Community Development efforts in small geographic areas that have special opportunities and/or potential for redevelopment consistent with the implementation of small -area action plans that have the support of neighborhood residents and business owners. Analysis 7 The geographic location of the Subject Properties being within the Coconut Grove Business Improvement District along with having the Coconut Grove Playhouse as its easterly neighbor affords it with possible business and redevelopment opportunities within a localized area that could be mutually beneficial to supporting the community through increased employment opportunities along with helping local business owners in forming interconnected business relationships. Findings 7 The Comprehensive Plan Amendment application is consistent with Policy LU-1.3.9. Criteria 8 Policy LU-1.1.11: The City hereby adopts designation of the City, excluding Virginia Key, Watson Island and the uninhabited islands of Biscayne Bay, that have a land use and zoning classification of Conservation, as an Urban Infill Area pursuant to Miami- Dade County's designation of an Urban Infill Area lying generally east of the Palmetto Expressway and including all of the City of Miami. Within this area, the concentration and intensification of development around centers of activity shall be emphasized with the goals of enhancing the livability of residential neighborhoods and the viability of commercial areas. Priority will be given to infill development on vacant parcels, adaptive reuse of underutilized land and structures, the redevelopment of substandard sites, downtown revitalization and the development of projects that promote public transportation (See 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 as set forth in Objective TR-1.7 and related Policies of the Transportation Element of the MCNP as well as Appendix TR-1. Analysis 8 These Subject Properties are located within the Urban Infill Area and meet all of its criteria that are relevant to an evolving mixed -use hub with a concentration and intensification of development around the intersection of Charles Ave and Main Hwy that is also easily accessible to nearby residential neighborhoods. One of the key priorities of this MCNP's policy is addressing infill development on vacant properties. This is exactly the issue with this Subject Properties. Specifically, three (3227, 3247, and 3257 Charles Ave) of the six properties, based on the Miami -Dade Subject Properties Appraiser's Real Estate Online Subject Properties Record Cards, have remained vacant with no ($0) building value over the past eight years from 2010-2018. Furthermore, based on a ((PD&R), 2014), evidence shows that vacant and abandoned properties drag down local economies, impede population growth, depress Subject Properties values, increase crime, and impose heavy cost burdens on local governments. Finding 8 The Comprehensive Plan Amendment application is consistent with Policy LU-1.1.11. Finding 9 Policy LU-1.3.14: The City will continue to enforce urban design guidelines for public and private projects which shall be consistent with neighborhood character, history, and function, and shall be in accordance with the neighborhood design and development standards Page 12 of 22 Criteria MCNP Policy Description and Staff Analysis ado ted because of the amendments to the Cit 's land develo ment re ul I 'Fli I"dinitiatives.Criteria 9 Four of the six properties (3227 Charles Ave, 3247 Charles Ave, 3257 Char 4veCharles t.s Ave), as part of this application, directly abut Charles Ave, which wa inathe City of Miami's Historic and Environmental Preservation Board, Designation 2012) under the regulatory powers of the City's Code of Ordinances, Chapter 23, Se a historic street. Furthermore, the Subject Properties is within the Village West Island District and Charles Ave (NCD-2), which has specific design guidelines that apply to all proposed development. Therefore, any proposed development project for this Subject Properties must adhere to the abovementioned protective measures and guidelines to be approved by the City. Thus, these established design review processes will ensure the protection and preservation of all future development in terms of design, density, intensity, and scale. Finding 9 The Comprehensive Plan Amendment application is consistent with Policy LU-1.3.14. CONCLUSION Based on Planning staff's 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 properties at 3227, 3247, 3257, and a portion of 3277 Charles Ave and 3256 and 3270 William Ave from "Single Family of Residential" to "Low Density Restricted Commercial" is justified. The "Low -Density Restricted Commercial" FLU designation would permit uses allowing the proposed Zoning Change companion item (ePlan ID # PZ-18-340) to be compatible with the adjacent, existing FLU designations at this transitioning intersection of Charles Ave and Main Hwy with a concentrated and intensifying development of current mixed -uses. Page 13 of 22 RECOMMENDATION Based on the above background information, the Planning Department recommends appro Comprehensive Plan Amendment to amend the designation on the FLUM from "Single Pro "Low-Density Restricted Commercial" for the properties at 3227, 3247, 3257, and a portion Ave and 3256 and 3270 William Ave. Ipsa4flwEb:m§JwF:�y nt-i�flsnry5; Grial�w Sctl Raq MGM: nR`ny'aYYOCewti M Ikan'9 0erm l'ir it tx:eef 44519V bd /vme �NHu, Vurl. {-'3Jc ii¢]uvrvvr �U<SQl0. of tli�pj9p�d esidAYAP to Page 14 of 22 ATTACHMENTS Attachment A — Legal Description Attachment B — Concurrency Management Analysis L S�1 � m�, naalae®p��marmapp aedrofneva.fae. �ae� 4Yp�la maa W am ays�e wnr.�n� finee� us am, w ne ale of poafin9fryfiYng av,Rkn appealaMappmpnalek xiN PZ-18-337 12/11/19 Page 15 of 22 • L S 3 . R m�, naa� aa� mar m afro ro m� -a. -a Mcaa� maa W am ays�e wm..�nR fitt.aR us am, w ne ATTACHMENTAF�R°�9b fiYngawR nape aMappap kxN PZ-18-337 LEGAL DESCRIPTION: 12/11/19 PARCEL 1: THE WEST 40 FEET OF THE EAST 92.5 FEET OF THE SOUTH 118 FEET, BLOCK 29, OF FRO HOMESTEAD AMENDED, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, AT PAGE 10G, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY. FLORIDA. PARCEL 2: THE WEST 50 FEET OF THE EAST 142.5 FEET OF THE SOUTH 118 FEET, BLOCK 29, OF FROW HOMESTEAD AMENDED, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, AT PAGE 106, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. AND THE WEST 53.75 FEET OF THE EAST 196.25 FEET OF THE SOUTH 118 FEET, OF BLOCK 29, FROW HOMESTEAD, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK B, PAGE 106, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. AND THE WEST 107.5 FT THE EAST 250FT OF S118FT OF BLK 29 LESS W53.75FTOF El 96.25FTOFS1 1 BFTBLK 29, FROW HOMESTEAD, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK B, PAGE 106, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. AND LOT 20 BLOCK 29 OF FROW HOMESTEAD AMENDED, ACCORD/ND TO THE PLAT THEREOF, RECORDED IN PLAT BOOK "B" AT PAGE 106 OF THE PUBLIC RECORDS OF MIAMI• DADE COUNTY, FLORIDA. AND W 110FT OF E 250FT OF N 117 FT OF BLOCK 29, FROW HOMESTEAD, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK B, PAGE 106, OF THE PUBLIC RECORDS OF MIAMI DADE COUNTY, FLORIDA Page 16 of 22 ATTACHMENT B CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT' OF PROPOSED AMENDMENT TO FUT(IRE LAND USE MAP IPROJECT DETAILS I t3rR '#,mW:r P2=1�337 riep�l� cart[: StitrMP Prgxrf M,. ire, Caro }Irnk!y and U27 Gomm VW: U67, 3737, Arg 3377 Ewes Akenue arks 3236 and 327U W" 3^ AvenkA 1f511eels: %W i. 'W+lrusr Ate Fmc mielF&V SmAfe C' tIftAve Well I-b,x-9St Fwhjm ka-d t)lr vI- at- �l NO 4ey, 459 x-es J+ Si . Farnri17 ftT'd -t a I 4/Dlllacre a 'a4h povo un Rrrplk'11 C Futu'e Lac Ll Gfa e[ 07: Lcm Fw-d:iv Rem' c[ec tu--e-c e t4 OemdsFv q98 at'cs 9 ©3` DUJac,e 35 4U9 d P*c'Ldnwl i 1- -Sale "Pyrstwd NEIGHBORHOOD INFORMATION YET A'W., FalGai'r, WASC '�wr- �--o Stab ff 9 n dirt 011: 0-a:vgr $,—alr- -a €- ^l Nl FLELEVAPIIT MLNP GOALS, 018 ECIVES, AND POLIOTES i' A. L.u'c U9e^ Gna iIj I f at'ire Lana Vw iJo,rOve W-1..F Flfi#une Ladd Use P,S cy U.LIJJ Cjpft F9prM -genes G" CI-] I kna.'ave•'e'as€)hgexiwir�s2 +sr�. Puiry 1.T3M is EEt_.o-nrr : n`1 CONCLIRRENCY ANALYSIS REMARON AND GPM SPACE NGw F-rk s, O'k 1d oo r 'Spuie pa ily PR.9:E.4 ±e�4u arts ;ll&tr a TLLmlrw t11d1'rnl'.dl 4amcr'*t!Avgrk:[4a79Nic rr�rarksr f:o'-c,,re.xV TelfResut: POTAKE WATER Lr loISe cr31a1Ca-d:. 92.0SGEP6 tins -Vision off&& i94 wT,% RUM i'liilje , Pm icy r kv4 21 Fvtr rart+� -rtr. .caHr- - , SAI[ITARV SEWER TRAW&ISSION Lave- of See v ce slama'a: 141 GCIi PC %cv SS L.3.1 $wen caaaccrtqSre WWI tale d,yc,.vyck Test Res ,1: UIIFi] SEVKII CAPACITY €wF+haton sKslnr miiuz cna?t®e k eF t-* Qn eWrxr afar "h er . - [.n�r-_-"r scy Tr9t k-x i, SOLID WASTE MLLEE71HM 4n c waatr Sr x-at on, t 2h lu• jn Crn.V ra- t# F, eru's c tic}. iy 300'e €.'id',&e Boo E ccell cab3crr afte'c9aw 16751 Cc,Kv-e',cy Te€t ltes� t tnAk-VCWIr TN011 Lyre of nTRA 15 and TFa L.7 +..nnr _-^r Te}t dry- t. NOTES Fr- tfgr 743t4wiwre:rj L1 a-mlor Werra WSr1e[r GR9irtml[rt{WAjM. kq[R ca;wt'l. f a^.V sr -�-rt rntknolati A:f3 -ed plpjwfaicn wslil - -ffliwC v !, tl oerf'1:4wd k1v the ao'Qmea fJS.I e lilt[ Jar des g,"hm-wi's ome ®Cnr'ty 331L^tLeLeC SR'ni.. h 19E Mew" -on of Pse 2020 FAj-e Lane Lhe Mao a".r asmwaRled C4rrewrx*wA T371e. M41 T " 64+ffi+4 -,w oM-Aad''w oe al'Im&* shied No vw detailed Wwels Old Of lad [abk a -A Crt e o si it -el, _ At mld- Fznaom-121n Cnr ,-mxV sae&r%iee iaseaa-alr arvn.idEd mvlrwo€fi acCaxta b-wv rrntl L S�1 � m�,naalae®p��marmapp aedrofnel9anae.,ae� 4Y,l, maa W am ays�e wnr rwn� finee� us am, w ne ale of poafin9fryfirng avrRkn appealaMappmpnalek xiN PZ-18-337 12/11/19 Page 17 of 22 L S�1 � m�, naalae®p��mar�ap aedrofneva.fae. �ae� 4Yp�la maa W am ays�e wnr.Mn� finee� us ama w ne ale of poafin9fryfiYng avaRkn appealaMappmpnalek xiN 3N Fmr, Mlaml, fL 33ll0. T9eFYrorenumfurl*A3)6I6-3030 PZ-18-337 12/11/19 Page 18 of 22 Superintendent of Scheick A7lw.00 M, Carva(ho July 26, 2019 V1A ELECTRONIC MAIL Mr CarlosR. Lago, Esquire 3227 Grave LLC PO ®ON 331850 Davie, FL 33325 Iagc=Uaw cam wfs»rf-Bade County schouil earsrd Pods Fabams Hanrman, Ctimr Or MhWri ffarp• Vk4p Chair L1f. DDRXhy L46fhd!]SS-AAG?dirlEJe71 Svsis V. Gaawo Df. L&wy*naA? S. r0t&n9rr Dr.. State G&Wn fff Wjhy hPsu.nrru Df. 01VIS fvres Mad Tam Rojas IRE; PUBLIC SCHQI0L CONCURRENCY PRELIMINARY ANALYSIS 3227 GROVE LLC-1 PH301511ZZe7fi"-LOCATED AT 3227 CHAR LES AVENUE FOLIO NO(s) 0141210075201, 0141210075210, 0141210075200, 0141210075207, fl141210075150, 014121 0074960 Pursvant to State Statutes and the Interlwal Agreements for Pu41ic Fatality Planning ue Miami -Dade County, the above•refefenced application was reviewed for compliance with Public School Con -currency. Accofaingly. enclosed please find tho School District's Preliminary Conctlfrency Analysis (SGbools Planning Level Review). As noted in the Preliminary Concurfancy Analysis (Schools Planning Level Review), the proposed development would yield a m aximurn residentlal densily of 35 rnultdsmlty units, WniCh gerreratra 4 students: 2 alenreirtafy, d middle and 2 senior high students Al this tirne, all levels have 5ufricient capacity awailable to Serve the appli cati€rn. However, a fi nar deteamination of Public School Concurrency and capacity reservation will on Iy be made at the time of approval of final plat, site plan or functional equivalent, notwithstanding any additional information that may surfatE� after further departm2rrtal veseateh- As such, this analysis does not ranstitute a Public School Concurrency approval Should you nave any questions, please feel free to contact me at 305-995-4_%1. Best regards, Ivan M. Ro uez, R.A. DiFeCtOF EnCO05GfB L-O54 cc' Mr. Victar Alonso, P.A. Ms, NathalySimon City of Miami School Cemcurrency Master Fite Planning, Design & SusfainabihYy Arts Ana Rep-Ccnde, Eh-,,puty Grief Faeifidias & Eeo-Sustainabifrly Olfrvt�r 1450 N E, Z10 ,eve.. wife 525 • Miami, FL 33 Y32 30.5-995-7,28.5 - 30�5-99&9760 (FA)Q rar�jo da ni+5ris.nef Page 19 of 22 C__ Concurrency Management System (CMS) Miami -Dade County Public Schools. Miarni-Dade County Public Schools Concurren€y Management System? Preliminary Gan€urrency Analysis MOCPS Application Number; PHn11Rn712f1{]4jM Local Government (LG): Miami Date Application Reoeiveri: 7112120tS 6,,06:1.6 PM LG Application Nrurnber: ; Type of Application; Public Hearing 5uh Type: Zoning ,applicant's Name: J227 Grave LLC Address/Location: Annrox. 3227 Charles Avenue Master Folio Number: C 141210075201 Additional Folio NLlsmber(s}: 0242220073210, 014221O0T5200. 014Y2100752QZ 01.E Y 2100 75,1 S0, 014x210074960, PROPOSED # OF UNIT S1NGLf-PJaMILV dETACHu UNTTS: SINGLE-FAMILY ATTACHED t7 UflTT5= MULTIFAMILY UNITS: 35 SCHOOLSCONCURRENCY SERVICE AREA Facility N,,, Net Avadable Seats Seats LCS caparit�. Required Taken met Soucce Ty PC 841 COCONUT 43ROVE ELEMENTARY 1 -7'9 1 2 1 C 1 NO lCurrent CSA 64i COCONUTGROVE ELEMENTARY 1 0 1 I 1 D NO Curr*ntCSA Flv*YtorPion 6741 PONCE DE LEON MIDDLE 1 -46 1 O 1 0 1 YE5 lCurrent CSA a D71 CORAL GABLES SENIOR 1 -539 2 1 O I No IcurFent CSA 7D71COPAL GAG Lr_5rNTOR iI O NO C4rrgntCSA Flv*YOMrPlan ADJACENT! • 741 ISILyERBLUFF ELEFIENT.ARY 1 150E 1 2 YE5 A4d cent CSA 7341 I MIGAM I]ACKso rd SE n:OR 1 365 j 2 21 YES JiAEOBTNL CSA "An I-n act reduction of 25. 9% included For charter and magnet schools Scbncils of Choice). MpCPS hag conducted a preliminary public school cancurrency review of this application; please See results aLove. A final determination of public school concurrency and capacity reserya tian will be made at the time DF approval nF plat, site plan or Functional equivalent. THIS ANALYSIS DOES NOT 00 NSTITUTE PUBLIC SCHOOL CONCUkRENCY APPROVAL. 1450 NE 2 Avenue, Roam 525r Mramtl Florida 33132 1 305-995-7235 1 €onctj ren(r(§)dadeschi)oIs "t G S 3 '1 Tfiu final Ee®on maybe appealetl W the Plannp, Z gmtl aApaak" Wamla94 Lefiy MllinfifieenlLSlErysWMe Nte ofpoaM1r'9MfiYng avRRkn app®IaMappmpnalek xiN �EF .Ml M33ll0.T pYrorenumEe­�6I6-20 PZ-18-337 L 12/11/19 Page 20 of 22 Page 21 of 22 CITY OF MIAMI, FLORIDA TM1'u finalae®orr mar Ix appealetl rotM1e Plvnne, Z gad TRANSPORTATI01IJ CONCU RRENCY MEMORANDUMWamaes a Hen ett usamwne ipostlrgYryfiYngawillen -2D-3iN W-pwaMapprapri eanng BwrEs �Msbn, IoraleE M 494 3rE F1'nr, Mlaml, fL 33ll0. T9eFYrorenumfurl*A3)6I6-]030. 9N 2n0 Msae, TO: SueTrone AICP DATE: 094612019 Chief _Comrrlunit Plsnnln FILE: PZ-1B-337 SUBJECT: Transportation Concurrency Anallysls REFERENCES Collin Worth Bicycle Coordinator/ Trans orR3tion Analyst ENCLOSURES - As part of Che transporlation C4nCurreney review for the project located at 3277 Charles Ave, a review of the max1rnWrn potential PM Peak trip generation for the current hind use. ae well as a review of the future Land use maximum pole niial PM Peak trip generation wee performed the findings Show [be proposed future land use will generate a difference in 12 PM Pear Hour trips and a daily difference a 200 trips. While the impacl is not anlicipated to cause it signifleant traffic IMPact on Charles Ave, is traffic study would be needed prior to budding permit to ensure that the impacts of the project on the adjacent resrdenllaI neighborhood are minimized PZ-18-337 12/11/19 REFERENCES (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/highlightl.html 11I (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/highlightl .html Eleanor Trone Chief of Comprehensive Planning PZ-18-337 — Page 1 Page 22 of 22 AERIAL ePlan ID: PZ-18-337 COMPREHENSIVE PLANNING AMENDMENT N 0 125 250 500 Feet ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV AND 3256 AND 3270 WILLIAM AV Subject Property FUTURE LAND USE MAP (EXISTING) ePlan ID: PZ-18-337 COMPREHENSIVE PLAN AMENDMENT Restricted Commercial Medium Density Restricted Commercial co,� Medium Density o00 Multifamily w THOMASAVE Residential a Restricted �� \ Commercial w m Q � Q > WILLIAM AVE Conservation Major Instublic Facilities, Transp And Single Family - Residential CHARLES AVE Low Density Restricted Commercial Z� Restricted Commercial 'bG FRANKLIN AVE o o N 0 125 250 500 Feet ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV AND 3256 AND 3270 WILLIAM AV Subject Property FUTURE LAND USE MAP (PROPOSED) ePlan ID: PZ-18-337 COMPREHENSIVE PLAN AMENDMENT Restricted Commercial Medium Density Restricted Commercial co,� Medium Density o00 Multifamily w THOMASAVE Residential a Restricted �� \ Commercial W m a � a > WILLIAM AVE Conservation Low Density Major Instublic Restricted Facilities, Commercial Transp And Single Family - Residential CHARLES AVE Low Density Restricted Commercial � Restricted Commercial 'bG FRANKLIN AVE o o N 0 125 250 500 Feet ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV AND 3256 AND 3270 WILLIAM AV Subject Property