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Home My WebLink AboutStaff Analysis & Maps• Cfti}6, =ILI' City of Miami Planning Department CTAI=I= -A A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-20-8033 Location 19 NW 41 St; 20 NW 42 St; and 4136 N Miami Av Area Approximately 0.54 acres (23,772 square feet) Commission District 5 — Jeffrey Watson Department of Human Service Neighborhood Service Center Wynwood/Edgewater Existing FLU Designation Duplex Residential & Low Density Restricted Commercial Proposed FLU Designation Low Density Restricted Commercial & General Commercial Applicant Perpetual Love 4136, LLC and Courtney Properties, LLC Applicant Representative William Riley, Esq. w.riley@rileyfirm.org Planner Kathryn Angleton, AICP, Planner II Recommendation Partial Approval & Partial Denial NOTICE n....e,a�.� �e.m e..�n.ec.d M,. wa•. n..�.q mrwnnne[ra eK'uln Fthe rlryd ntarnermom a e men axmm \ PZ-20-8033 � \ 03/10/21 i:IL REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Perpetual Love 4136, LLC and Courtney Properties, 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 properties at 19 NW 41 St and 20 NW 42 St ("the Properties") from "Duplex Residential" to "Low Density Restricted Commercial" and the property at 4136 N Miami Ave (also "the Properties") from "Low Density Restricted Commercial" to "General 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. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (ePlan ID PZ-20-7917). The companion application seeks to change a portion of the Properties' zoning designation from T3- L (Suburban Transect Zone - Limited) to T4-L (General Urban Transect Zone - Limited). This portion consists of the parcels located at 19 NW 41 St and 20 NW 42 St. The Applicant seeks to rezone the remaining portion of the Properties, 4136 N Miami Ave, from T4-L (General Urban Transect Zone — Limited) to T5-0 (Urban Center Transect Zone — Open). The Properties are legally described in the attached Exhibit "A". The table below summarizes the request. Summary of the Existing and Proposed FLU Designations and Zoning Designations Miami FLUM FLUM 21 Miami 21 Address Folio Existing Proposed Existing Proposed Low Duplex Density 19 NW 41 St 01-3124-020-0860 T3-L T4-L Residential Restricted Commercial Page 1 of 15 a v� Low Duplex Density NOTICE 20 NW 42 St 01-3124-020-1020 Residential T3-L Restricted T4-L =oma umelm� sn mnk �^ a,e nH °r Commercial Miami C=de. Theappli=a Ge axisi- —ki^gk 1YVAl re^ewme mr°�ao^al me pea= --g m re^aea reyoreree^aaoo^°a a^alaee^^. PZ-20-8033 Low 03/10/21 4136 N Miami 01-3124-020-1040 Density General T4-L T5-0 Ave Restricted Commercial Commercial The Properties are located on the west side of N Miami Avenue and is bounded by NW 42 St to the north and NW 41 St to the south. North Miami Avenue is a major thoroughfare providing connectivity to Downtown Miami to the south and to Little Haiti to the immediate north. North Miami Ave also connects the Properties north all the way to the Miami -Dade County boundary to NW 215 St, where Broward County begins. On the southern end, N Miami Ave ends at Flagler Street in Downtown Miami and continues south of Flagler Street as S Miami Ave, which traverses through Brickell and Coconut Grove and turns into S Bayshore Dr around SW 27 Ave. The Properties are approximately 400 feet from the Miami Design District, which can be seen in the aerial image below east of N Miami Ave and south of NE 41 St. The Properties also abut the Buena Vista East Historic District, which is east of N Miami Ave. I': — kiAl Aerial Photo of Subject Site ,.,.A EXISTING FUTURE LAND USE DESIGNATION The Subject Property currently has two Future Land Use (FLU) Designations: Duplex Residential and Low Density Restricted Commercial. Two of the three parcels that comprise the Subject Property have FLU Designations of Duplex Residential: 19 NW 41 St and 20 NW 42 St. These two parcels front NE 41 St and NE 42 St respectively and are not along the commercial corridor of N Miami Ave. The general intent of Duplex Residential is the allowance of two -unit residential structures and typical community - type uses that serve the residential neighborhood. Duplex Residential does not allow for structures whose primary use and function are commercial in nature except for contributing structures in a historic district. Below is the excerpt from the MCNP that defines the Duplex Residential FLU Designation. Page 2 of 15 Duplex Residential: `Areas designated as "Duplex Residential" allow residential s dwelling units each to a maximum density of 18 dwelling units per acre, subject to th NOTICE the applicable land development regulations and the maintenance of required level m^s�b®„�e„s� I,^ -a df.,alu� a 9 a d i- -king t �aF 11 and services included in the City's adopted concurrency management requirements. " w'`meme"' °�" " --g1.-d', me mm�aeo�a�me p�eu� I k— mre�ae�a reorereeaeooa aaiae��ao. Community based residential facilities (14 clients or less, not including drug, a Pz-20-so33 rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of 03/10/21 secondary schools, child day care centers and adult day care centers are permissible i within duplex residential areas. • Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowe 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). " The other existing FLU Designation is Low Density Restricted Commercial. Only one of the three parcels that comprise the Subject Property has this designation: 4136 N Miami Ave. This parcel is the northeastern most parcel of the assemblage and fronts both N Miami Ave and NW 42 St. The general intent of Low Density Restricted Commercial is the provision of residential use and commercial activities meant to serve the needs of the residential neighborhood. Low Density Restricted Commercial allows for a density of 36 dwelling units per acre. Below is the excerpt from the MCNP that defines Low Density Restricted Commercial. 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 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 "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. " PROPOSED FUTURE LAND USE DESIGNATION The Applicant proposes to change the FLU designation of the parcels at 19 NW 41 St and 20 NW 41 St to Low Density Restricted Commercial. As stated above, this designation allows for a density of 36 dwelling units per acre, which is twice the density allowed under the current FLU Designation of Duplex Residential. In addition to the additional residential capacity, Low Density Restricted Commercial also allows for more commercial activity than what is allowed under the Property's current FLU Designation of Duplex Residential. The MCNP interpretation is below: 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 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 "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. " The Applicant proposes to change the designation of the parcel at 4136 N Miami Av to General Commercial. This designation has a maximum density of 150 dwelling units per acre, which is more than four (4) times the density allowed under the current FLU Designation of Low Density Restricted Commercial. In addition to the increase residential density, General Commercial also allows significantly more commercial uses than what is currently allowed under the Property's Low Density Restricted Commercial FLU Designation. Not only does General Page 3 of 15 Commercial allow for a broader range of commercial activities and uses, but it also allows an FLR of 7.0 instead of the 3.0 FLR allowed under Low Density Restricted Commercial. T Nt�TICE is below: m=, bmb,a eed.mb : nea im,a as au neaa g rrd— wnn—Iih ::n man �� nbe City & Munn Code-Theappl'iratletlrision-makmq b- vAll General Commercial: `Areas designated as "General Commercial" allow all ac awep a q� neaa9,o,e,a reo�meaatiooa a�aiae�� _ "Restricted Commercial" designations, as well as wholesaling and distribution activiti PZ-20-8033 the needs of other businesses; generally require on and off loading facilities; and benefi 03/10/21 to industrial areas. These commercial activities include retailing of second hand items, services, new and used vehicle sales, parking lots and garages, heavy equipment sales and material sales and storage, wholesaling, warehousing, distribution and transport related serve s, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those described above. Multifamily residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General 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 "General 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." The map below show the existing and proposed future land use designations for the subject property. Existing and Proposed Future Land Use Designations for the Subject Property Above: Existing Future Land Use Map Above: Proposed Future Land Use Map Page 4 of 15 NEIGHBORHOOD CONTEXT NOTICE bmntai^eed t°besche [,d b,a p,-bea.e,g NEIGHBORHOOD ASSETS a°°ew'bp°me°d"'it°°—king y Mlami Cede. The applica Ge dxisi°n-making b Wy v%I review Neinfortnadon at the pupGc hearingtareiera The Properties are located in the Buena Vista Heights neighborhood, which abuts Historic Bu°° ^^ada°,ap Vista West, Edison, and Little Haiti. Within a half -mile radius of the Properties are two municipa PZ-20-8033 schools. Pullman Mini Park is located approximately 0.5 miles north on NW 49 St. Roberto Clem ��2 0.6 miles south on NW 34 Ter. Design and Architecture Senior High (DASH) is located one-third o at NE 42 St and NE 2 Ave. The Properties are approximately 0.7 miles southeast of Shadowlawn Eleme I. While Metrorail does not serve this area, and there are no bus stops fronting the Properties on N Miami Ave, there are multiple Metrobus and Miami Trolley routes under 0.5 miles away. Miami -Dade County's Metrobus's Route 2, which connects to Golden Glades to the north and Downtown Miami to the south, is less than a quarter -mile west of the Properties on NW 2 Ave. Metrobus Routes 9, 10, and 202 are approximately 0.25 miles west of the Properties on NE 2 Ave. Route 9 connects the neighborhood to Aventura in the north and Downtown Miami in the south. Route 10 provides connectivity between Miami Gardens to the north and Omni (NE 14 St) to the south. Route 202 provides service between Little Haiti to the north and the Design District to the south. A quarter -mile south on NE 36 St, Metrobus Route 36 connects the area west to Doral. In addition to Metrobus, Miami Trolley also provides nearby service. Miami Trolley's Wynwood line is located 0.25 miles south next to Metrobus Route 36. The Wynwood line provides service from Midtown to Omni thru Wynwood. Miami Trolley's Biscayne line is less than 0.2 miles south on N Miami Ave and NE 39 St. The Biscayne line provides connectivity from Brickell to Midtown. Finally, the Little Haiti line runs adjacent to Metrobus Route 2, which is less than a quarter -mile west from the Properties. The Little Haiti line provides service from Midtown to Little Haiti. The Properties are also walking distance to the Miami Design District and Midtown Special District. These two districts are retail centers providing dining and sale of goods including, but not limited to, apparel, home goods and furniture, and art. The Miami Design District has a higher price point and offers a different experience from the Midtown Special District. Midtown's retailers vary in price points. For example, Ross and West Elm are both retailers located within this shopping center. There is a Publix one mile north at Biscayne Blvd and the 4800 block. Groceries are also offered at Target, which is located in the Midtown shopping center. The map below shows the Properties and their proximity to various amenities. Page 5 of 15 Neighborhood Assets NIL -ilm rER W.'KI rH sr NW J-iTu,T MG.pAfrrRr N45'40— 9T IM 49Tl I S': 0r.14 FY +lN G! III 11 1: y _ � _ VA i!TII r,V101111., 2 1�i 11W IGTH '.I NL 4nIH ul W, A!.TH ST Ff`Y a!,TH 1 H[ arlllr F.T ITwY{ rH E r IA -TH F-T .ye {A 114 v NC i. Wr;1 51 k .r:: nfHrl •;1.-:i. a 1,1141` i.l W LINNAWO Nd 411111 II 1. HL drilo :.1 x k rb HL {iNl I S x � s Hwa1'oi = Hi +I'f'!iT w - ry 114'11TH'.'.T Ly'nr,p'rf Design .District 1`14W )TTH IT 141 77-'�r�.- '1aT.rA I. t1 •. .II11 Ur .11li•cEi'.., r:.. NL inter HW :r;Tli 51 Midtown hF?dr,,37 r Glop NI: 7F I..•I Nip lilll I[r4DWOCII NL W-111' F U ' HE }1Re ST-4 HIT. rgif:.::il If1 yy 2 Nr _i PublicsChoors Parks �! Miami Tral" PafceIli ' Q I tel I. '— itill4{r4blut su-bj,et pro rty NOTICE :�bmbtal need.robe:ebed�memra —Ii revemwl nCMredeiean. fThormeaation an mn lhbe CNneo pplir— dxio-nkg iy avrin ll t thepeng to rentler a recommendation or a final tleciaon. ` PZ-20-G3 7# 03/10/21 SOCIODEMOGRAPHIC ANALYSIS Planning Department staff retrieved data from the US Census Bureau for the Census Block Group in which the Subject Properties are located. Staff used the American Community Survey (ACS) 5-Year Estimates released in 2019. The table below shows the demographic data of the Block Group ("Study Area") in comparison to the City of Miami. Summary of Census Data for Subject Census Block Group: 120860022023 TopicBlock. Population . 1,772 City of Miami 454,279 Households 435 176,777 Avg Household Size 4.07 2.51 Owner -Occupied 40.1 % 25.2% Renter -Occupied 45.0% 59.8% Vacant 11.5% 15.0% Med Household Income* $42,054 $59,100 Med Home Value $242,200 $317,700 Med Gross Rent $1,194 $1,183 0 Vehicle Households 3.7% 18.8% Page 6 of 15 "City of Miami figure is AMI According to the ACS, the Study Area has over 1,700 people living in 435 dwelling units for NOTICE Rtis ss^mM1tai needy pe schetlulee tar a Public hearing size of 4.07 people per household, which is more than 1.5 times the average household size°rtla^�.N°meh M a,niC¢fe. i^e app!i-title dmis ,m ingb �e ldl The ACS also indicates the Study Area has a higher concentration of owner -occupied hous"^eP"b`hear, rMati°n Or aflrtaltlec@ of the City. The Study Area's median household income is approximately $42,054, which is PZ-20-8033 Area Median Income (AMI), which is the number reported in the City of Miami column for median 03/10Oerage In addition to having 29 percent less income than the AMI, the Study Area's households are larger the smaller income is exacerbated by the needs of additional householders. For example, the AMI foran household size of 2.51yields $23,545.82 per householder, whereas the Study Area's median household income for an average household size of 4.07 yields $10,332.69 per householder. In addition to lower income, household values are also lower in the Study Area than citywide. In fact, the median home value is $75,500 less than the citywide median home value, meaning homeowners in the Study Area have less wealth in relation to equity of their homes. While home values are lower, the median gross rent is only $11 more per month than the rest of the City. Finally, the number of households without any vehicle available is less than four percent, whereas roughly 19 percent of all households in the City of Miami have no vehicles available. What this means is that households in the Study Area are less likely to be dependent upon public transportation than elsewhere in the City. GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Staff inventoried the FLU designations of properties within a quarter -mile of the Subject Properties. The distribution of FLU designations of the quarter -mile study area is markedly different from the distribution of the FLU designations of the entire City. The table below shows the acreages and shares of each FLU designation for both the study area and the entire City. Comparison of FLU Designation s In Study Area & Citywide Study Awa CltyvAdr. FLU Designation Acres % Acres % Single Family Res 16.7 11 .9% 6,178 27.4% Duplex Res 62.14 44.4% 3,995 17.7% Med D MF Res 2.24 1 .6% 1,441 6.4% Low D Rest Corn 11.75 8.4% 147 0.7% Med D Rest Corn 1.16 0.8% 900 4.0% Rest Corn 4.32 3.1% 3,790 16.6% Gen Corn 40.86 29.2% 953 4.2% Major PUB FAC 0.82 0.6% 2,108 9.3% Other 0 0.0% 3,049 13.6% Total 139.99 't00s0°IQ 22,560 100. % In the City of Miami, Single Family Residential is the most predominant FLU designation accounting for 27.4 of the entire City. On the other hand, Single Family Residential is the third -most common FLU designation accounting for just under 12 percent of the study area. Duplex Residential is the most common FLU designation in the study area comprising over 44 percent of all FLU designations in the quarter -mile study area. Duplex Residential's share of all FLU in the study area is more than twice the share of Duplex Residential for the entire City. Another difference between the study area and City of Miami is the most common type of commercial future land use. In the City of Miami, Restricted Commercial accounts for nearly 17 percent of all FLU designations, whereas General Commercial is the predominant commercial FLU designation of the study area with 29 percent of all FLU designations. GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY Planning Department staff conducted analysis of the existing land uses and Future Land Uses (FLU) within a quarter - mile of the Subject Properties using data from the Miami -Dade County Property Appraiser. The Property Appraiser makes data from the Florida Department of Revenue (DOR). Staff analyzed DOR codes and found that the existing land uses generally align with their FLU designations. The table below shows the existing land uses of all the parcels in the quarter -mile study area. With the Subject Properties' proximity to the Miami Design District, it makes sense that roughly 34 percent of all parcels in the quarter - mile area are commercial. The most dominant land use is residential, which accounts for 44 percent of all parcels in the quarter -mile study area. Looking at the different types of residential, single family residential units account forjust over 1/5 of all parcels in the study area. Duplex residential accounts for just under 1/5 with 19 percent of all parcels in the study area. The third most common existing land use is mixed -use, comprising ten percent of all parcels. Page 7 of 15 Existing Land Uses within 114 Mile of Subject Property Existing Land Use Parcels Commercial 427 33.9% Industrial 18 1.4% Institutional 9 0.7% Mixed -Ilse 126 10.0% Commerc�a! 113 9.0% Residen a! 13 1.6% Parking Lot 6 0_5% Residential 555 44.1 % Duplex 239 19.0% ingie Family 266 21.1% Triplex 50 4.0% Vacant ill 9A% Total 1,259 100.0% NOTICE This zu bmrttal needs b be zc hebeled fora pebk hearing dmeli--forth in the city eordance— Miaml CMe_The renewtM1e o, applies declzbn king body will infonnatinn at the pe- hearing t. lender a recommendali10/21onorafinal tle`i ' PZ-2 03/10/21 The map below visualizes the existing land uses as circles that are color -coded to their respective land uses overlaid onto the FLU designations of the parcels within the quarter -mile study area. As previously stated, the existing land uses are overall aligned with the FLU designations of the parcels in the study area. The map below shows how closely the existing and future land uses align. An interesting observation is the relatively high frequency of vacant land uses. The table above shows that 118 parcels — or 9.4 percent of all parcels in the study area — are currently vacant. The DOR's use of "vacant" means land without built structures; it does not refer to built structures with a lack of occupants or tenants. Vacant parcels can be seen in all of the FLU designations that exist in the study area, meaning there exists capacity for additional residential and commercial uses. Page 8 of 15 Existing Lands Us*s • Gummercial rr ■ i 114 Mile Studykw 5...■ $inple Fam Y%e5 0 Ynstrtutianal Svbject PrOpertlt duplex Res • YndcatrlaY pareoels 0 250 506 7,00D FW1 0 Triplex R�u 0 PafklaYg Lot • Mixed -us: Res. Vacant Land a Mixed -Use: CDOt. SITE VISIT Planning staff conducted a site visit in January 2021. The area surrounding the Properties was mostly duplex and single family residential dwelling units. The residential uses lined NW 41 St, NW 42 St, and NE 42 St. There were also some duplex residential units on the east side of N Miami Ave directly across the street from the Properties' most northern parcel, 4136 N Miami Ave. Commercial uses lined N Miami Ave From NW 42 St south. The commercial uses fronting N Miami Ave in front of the Subject Properties was mostly vacant. Grafitti covered the majority of commercial properties and "for lease" signs were visible. The atmosphere of N Miami Ave, at the 41 and 42 St blocks is vastly different from the commercial activity less than 500 feet away due east at the Miami Design District. The residential dwelling units, for the most part, appeared to be occupied and in good shape. The traffic on N Miami Ave was moderate with more cars heading north along N Miami Ave than south. The speed limit is 40 MPH, however, many cars appeared to be traveling faster. Pedestrians were only observed on NE 42 St, which is where the Historic Page 9 of 15 Buena Vista East neighborhood begins. The photos below were taken during the site visit a context of the area's conditions. Looking at 19 NW 41 St. This portion of the Properties is used as a parking lot and is fenced in with vines growing on the chainlink fence. One of the other Properties, 4136 N Miami Ave, can be seen north in the background as the blue and white building. parcels abutting to the south are also duplex and single family residential. Design District can be seen directly ahead across N Miami Ave with the colorful facade. Looking northeast from N Miami Ave & NW 41 St. Vacant commercial properties can be seen fronting the east side of N Miami Ave. The buildings are marked by grafitti. The properties abutting 19 NW 41 St to the west are a mixture of duplexes and single family houses. The two properties seen above are immediately west of the southern most portion of the Subject Properties. The Subject Properties can be seen on the right side of the image where the metal fence is. The parcel on the left appeared to be a vacant commercial property during the site .71 am District can be seen in distance behind the buildings fronting Looking east from NE 42 St & N Miami Ave. The properties on this street area all residential, except for the property on the far right, which fronts N Miami Ave, and is vacant commercial. This is part of the Historic Buena Vista East neighborhood directly across the street from the Subject Properties. R `vim NOTICE Thls eubmbtal neetic b be scM1etlulee tar a public M1ening e�oreane� wnn bmewe� am mnb m me cIN m Mlami Code. Theapptira C'e decision-makingbMy l reWewMe infinnatlon. at IM1e,, -I -1.g to render e recommentlatlon orafinal tleclaon. PZ-20-8033 03/10/21 Page 10 of 15 Looking west at NW 42 St from N Miami Ave & NE 42 St. The Properties can be seen on the left in the blue and white across the avenue from the Subject Properties are duplex and single family residential part of the historic Looking east along NW 42 St. The parcels on this street leading up to the Subject Properties are mostly duplex and single family residential. seen on the right. In this photo, N Miami Ave has a speed limit of 40 MPH and had moderate traffic durinq the site visit. . A y Looking south at the Subject Properties from NW 42 St. The parking lot and blue building are part of the Properties. Abutting the Properties is a duplex residential unit. Subject Properties (Centner Academy) is seen on the right. Traffic was moderate on N Miami Ave during the site visit. Vacant commercial is seen fronting the avenue. 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 request, there would be a change to the allowed density, thus increase in potential population. The allowed density for the Duplex Residential Future Land Use ("FLU") designation is 18 dwelling units per acre, 5 dwelling units for the 0.33 acres. The City's concurrency testing assumes the 5 dwelling units equates to 14 people. The applicant proposes to amend the FLU of the parcels currently designated Duplex Residential to Low Density Restricted Commercial, which allows a density of 36 dwelling units per acre. This would yield 11 dwelling units, which is assumed to equate to 30 people Changing the FLU designation from Duplex Residential to Low Density Restricted Commercial is assumed to increase the population by 16 people. The other FLU designation of the Properties is Low Density Restricted Commercial, which allows a density of 36 dwelling units per acre, 7 dwelling units for the 0.22 acres, which is assumed to equate to 19 people.The applicant proposes to amend the FLU of the parcel currently designated as Low Density Restricted Commercial to General Commercial, which allows 150 dwelling units per acre. This would yield 33 dwelling units, which equates to an assumed population of 92 people. Changing the FLU designation from Low Density Restricted Commercial to General Commercial results in an assumed population increase of 73 people. Schools Miami -Dade County Public Schools conducted preliminary concurrency analysis for the Properties and determined the proposal does not meet LOS standards for elementary school, but does meet LOS standards for middle school and high school. Mitigation will be required for redevelopment unless circumstances change with Miami -Dade County Public Schools. Page 11 of 15 Recreation and Open Space The MCNP requires a 10-minute,'/2-mile barrier -free walk to a park entrance to meet public L The Planning Department conducted an analysis in Geographic Information Systems (GIS) proposal and found that it meets LOS standards. NOTICE Thc xubmitlalnaeds m bea:had, led inl p wb➢c hearing �abance wrn omerme; set rRn �n rbe ary m Me. The appbca Yle dxlslon-mating bmy will rewew� Me infannafion at [M1e public M1earing to rentler a recommentla[ion ora final tleciaon. PZ-20-8033 Potable Water %ies 03/10/21The MCNP LOS standard for potable water service is 92.05 gallons per capita per dayconsumption by residential uses would change, as the allowed density for a portion of the Propeg from 18 dwelling units an acre to 36. At the rate of 92.05 gallons per capita per day, the proposed change would generate a demand of 2,762 gallons per day. The other portion of the Properties' allowed density would change from 36 dwelling units per acre to 150. At the rate of 92.05 gallons per capita per day, the proposed change would generate a demand of 8,469 gallons per day. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. Consultation with the Miami Dade County Water and Sewer Department is required prior to the issuance of any building permit or its functional equivalent to ensure new development can be adequately serviced. 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 December 2020 concurrency review for this application, the Office of Capital Improvements acknowledged that the proposal would increase daily trips by 4,200. Based on the preliminary analysis for transportation concurrency, additional information is needed to help determine the impact of the application. 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 Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis Staff analyzed the amendment for concurrency. Miami -Dade County Public 1 Schools' (MDCPS) preliminary concurrency analysis determined the proposal would not meet LOS standards for elementary school, however, the proposal does meet LOS standards for middle and high school. Staff analyzed Recreation and Open Space using GIS and determined the proposal met LOS standards. Staff analyzed Potable Water and determined the proposal met LOS standards. Staff with the Resilience & Public Works analyzed the application for Transportation level -of -service and found that 450 PM peak hour trips would be generated by maximum build -out of the proposed Restricted Commercial FLU designation. All concurrency analyses are attached separately. See Attachment "C". Page 12 of 15 Finding 1 Staff finds the request for 19 NW 41 St and 20 NW 42 St consistent with Policy LU-1.6.4, with the exception of Schools Concurrency, as LOS would not be met for elementary schools. Staff finds the request for 4136 N Miami Ave consistent with Policy LU-1.6.4, with the exception of Schools Concurrency, as LOS would not be met for elementary schools. This is a finding presented with recognition that, at the time of project development, a residential project will submit its project information for school capacity reservation and, if necessary, mitigation to Miami -Dade County Public Schools. Criteria 2 Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area..." Analysis As the City tries to tackle climate change and sea level rise, the need to identify 2 safe and habitable land for housing and commerce increases. The Properties are located in an area that is not at -risk of sea level rise -driven inundation. Staff utilized data from the Southeast Florida Regional Climate Change Compact's Unified Sea Level Rise projection for the analysis. Finding 2 Staff finds the request for 19 NW 41 St and 20 NW 42 St consistent with Policy CM-4.1.2. Staff finds the request for 4136 N Miami Ave consistent with Policy CM-4.1.2. Criteria 3 Objective EDU-1.1: "Work towards the reduction of the overcrowding which currently exists in the Miami -Dade County Public Schools, while striving to attain an optimum level of service pursuant to Objective EDU-1.2." Analysis The application does not provide specific details on the schedule of uses 3 desired as part of any redevelopment that would be allowed under approval of the FLUM amendment. The applicant also has not proffered any covenants to ensure the addition of school capacity is part of the desired redevelopment. Despite this, an educational use currently exists on site of the Subject Properties: Centner Academy. Granting this FLUM amendment could provide the flexibility needed to expand the school. Consequentially, the proposed FLU designations would increase the population of the area, and MDCPS' preliminary concurrency analysis determined the proposal does not meet LOS standards for elementary school, but does meet LOS standards for middle and high school. Without specific project details or a proffered covenant, it is not possible to determine for certain that an approval of the FLUM amendment would result in reduction of overcrowding in schools. Finding 3 Staff finds the request for 19 NW 41 St and 20 NW 42 St inconsistent with Objective EDU-1.1. Staff finds the request for 4136 N Miami Ave inconsistent with Objective EDU-1.1. Criteria 4 Policy LU-1.6.9: "The City's land development regulations and policies will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements." Analysis The proposed FLU designations would result in greater density and intensity 4 of both commercial and residential uses on three different frontages: NW 41 St, NW 42 St, and N Miami Ave. The Properties are surrounded by Duplex Residential and Low Density Restricted Commercial FLU designations. Changing the FLU designations of 19 NW 41 St and 20 NW 42 St from Duplex Residential to Low Density Restricted Commercial is seen as the creation of a buffer between the Duplex Residential uses along both NW 41 and 42 Streets and the commercial uses on N Miami Ave. NOTICE This zu bmidal needs b be zc hedeletl fora pebk hearing Miamlcore ane —, melinez set forth in the city of Ccde. The applir decision king belly will renew IM1e Infonnalinn at the pebkc h.-g t. render a mcomrnendalion ora final tleciaon. PZ-20-8033 ., 03/10/21 Page 13 of 15 The parcel located at 4136 N Miami Ave abuts the Buena Vista East Historic neighborhood. This is a longstanding, established neighborhood with a very active association. Changing the FLU designation of 4136 N Miami Ave from Low Density Restricted Commercial to General Commercial introduces a wide variety of new uses with some being incompatible with the abutting residential neighborhood. The MCNP enumerates building materials sale and storage; transport and distribution related services; and light manufacturing and assembly as some of the uses allowed under General Commercial. These uses have the opportunity to introduce potentially adverse impacts on the abutting established residential neighborhood, such as noise and visual nuisance associated with manufacturing, trucking, and warehousing. Changing the FLU designation of 4136 N Miami Ave from Low Density Restricted Commercial to General Commercial is seen as an encroachment of higher intensity commercial uses and uses similar to light industrial along a corridor with much lower commercial intensity just beyond the Properties to the north. Finding 4 Staff finds the request for amending the FLU designation of 19 NW 41 St and 20 NW 42 St from Duplex Residential to Low Density Restricted Commercial consistent with Policy LU-1.6.9 as it would create a buffer between the residential uses to the west and commercial uses to the east. Staff finds the request for amending the FLU designation of 4136 N Miami Ave from Low Density Restricted Commercial to General Commercial inconsistent with Policy LU-1.6.9 as the proposed FLU designation would create an opportunity to introduce development with potentially adverse impacts on the abutting established residential Buena Vista East Historic neighborhood. Criteria 5 Policy HO-1.11: "The City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments." Analysis 5 The Applicant has requested a change in FLU designation from Duplex Residential to Low Density Restricted Commercial for the parcels located at 19 NW 41 St and 20 NW 42 St. These two parcels are surrounded by General Commercial and Low Density Restricted Commercial to the east; General Commercial to the south; and Duplex Residential to the west and north. Currently, both 19 NW 41 St and 20 NW 42 St act as parking lots serving their eastern abutting parcels. The current Duplex Residential FLU allows 18 dwelling units per acre, and the abutting General Commercial to the east allows 150 dwelling units per acre. Changing the FLU from Duplex Residential to Low Density Restricted Commercial increases the density from 18 to 36 dwelling units per acre, which then creates a transition from lower density to higher density. Currently, there is no transition with Duplex Residential abutting General Commercial for a more drastic change in density with 18 dwelling units per acre abutting 150 dwelling units per acre. The Low Density Restricted Commercial FLU would add an intermediary density between the Duplex Residential and General Commercial. In addition to density, Low Density Restricted Commercial would also introduce less intense commercial activities, providing a transition in commercial intensity between the abutting Duplex Residential to the west and General Commercial to the east. The Applicant has requested to change the FLU of 4136 N Miami Ave from Low Density Restricted Commercial to General Commercial. Abutting the parcel to the east is the longstanding, established residential Buena Vista East Historic neighborhood. The scale and intensity of commercial uses that would be allowed under General Commercial introduce the possibility of redevelopment NOTICE This zu b—hin d, b be sc hebuleE for a pubic hearing Miamicore ane —,—h— set forth in the Clry of Ccde. The applir tlecision- king belly will renew the Infonnalinn at the pu bkc h.-g t. render a �ommenba�nnora hnalbet[9nn PZ-20-8033 ., 03/10/21 Page 14 of 15 that may negatively impact the Buena Vista East Historic neighborhood. This I•• x was explored in depth in Criteria 4. NOTICE Finding 5 Staff finds the request for 19 NW 41 St and 20 NW 42 St consistent with ".mom„ne'°le e`nea'in' danced, melinerset tort, in the Clry r Miami Ccde. The appli- tlecisi°n- ,king belly.11 Policy HO-1.1.7 as it would create an appropriate transition between the wte'o m °°"°ap°°°` "° °R° °n°rafinalket9°n. residential uses to the west and commercial uses to the east. Pz-20-8033 03/10/21 Staff finds the request for 4136 N Miami Ave inconsistent with Policy • + HO-1.1.7 as it would introduce the opportunity of high intensity and large scale commercial redevelopment with potentially negative impacts on the abuttina residential neiahborhood. CONCLUSION & RECOMMENDATION Based on the analysis of the area context and the goals and objectives of the MCNP, the request to amend the FLUM by changing the designation for the properties at 19 NW 41 St and 20 NW 42 St ("the Properties") from Duplex Residential to Low Density Restricted Commercial, staff finds the request is justified based on the safe location with regards to future sea level rise in combination with the proposed FLU designation of Low Density Restricted to act as a buffer between the residential neighborhood and commercial corridor, thereby mitigating adverse impacts on the neighborhood. Taking the same analysis into consideration, staff finds the request to amend the FLUM by changing the designation of the property at 4136 N Miami Ave (also "the Properties") from Low Density Restricted Commercial to General Commercial is not justified based on the encroachment of higher intensity commercial activities along the Historic Buena Vista East neighborhood, thereby threatening the character of the neighborhood and the potential to introduce adverse impacts on the surrounding residential uses. Based on the above background information, the Planning Department recommends Denial of the request to amend the FLUM of the Properties located at 4136 N Miami Ave from Low Density Restricted Commercial to General Commercial. However, the Planning Department recommends Approval of the request to amend the FLUM of the Properties located at 19 NW 41 St and 20 NW 42 St from Duplex Residential to Low Density Restricted Commercial. Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses i� Sue Trone Chief of Comprehensive Planning Page 15 of 15 ATTACHMENT 1 — Concurrency Analyses NOTICE Thk su bmidal needs b be. scheduled b, a public heahng In aaordanre wkh bmellnes set forth In the City o Mlarni Code. The appliwde decision -making body will reWew theInbrm mal the pubk hearing to—dtl,e gmendatlgn o, a flnal kad.n. PZ-20-8033 71►\ 03/10/21 fil[ CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: PZ-20-8033 Date: 7-Dec-20 Perpetual Love 4136, LLC 4136 N M IAM I AV Boundary Streets: North: NW 42 ST East: N MIAMI AV South: NW 41 ST West NW 1 AV Existing Future Land Use Designation: Low Density Restricted Commercial Residential Density: 0.22 acres @ 36 DU/acre 7 DUs Assumed Population Persons Proposed Future Land Use Designation: General Commercial Residential Density 0.22 acres @ 150 1 DU/acre _. MDUs Assumed Population with Increase Persons NEIGHBORHOOD INFORMATION NET Area Wynwood/Edgewater WASD Sewer Pump Station Basin Basin 0002-19 Moratorium? No Drainage Subcatchment Basin E2 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 RECREATION AND OPEN SPACE v2v ov'eL NOTICE ThK subrnRtaln d to be scheduled fora p0k, hearing ccordance with timelinesset forth In the c mr Ml i Cc The appli,He d—ion-making b!y ruff reWewihelnformation at the publlc h,,ringt, re,d,r, mendation or a final tleclaon. PZ-20-8033 7k\ 03/10/21 MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires a 10-minute (1/2-mile) barrier -free walkto a park entrance. Concurrency Test Result: Ifte 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: RIM "11 PROM 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 118 Excess capacity before change 800 Excess capacity after change 682 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 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: PZ-20-8033 Date: 7-Dec-20 Applicant: Perpetual Love 4136, LLC Address: 19 NW 41 ST and 20 NW 42 ST Boundary Streets: North: NW 42 ST East: N MIAMI AV South: NW 41 ST West NW 1 AV Existing Future Land Use Designation: Duplex Residential Residential Density: 0.33 acres @ "Persons ® DUs Assumed Population Persons Proposed Future Land Use Designation: Low Density Restricted Commercial Residential Density 0.33 acres @ 36 1 DU/acre ® DUs Assumed Population with Increase Persons NEIGHBORHOOD INFORMATION NET Area Wynwood/Edgewater WASD Sewer Pump Station Basin Basin 0002-19 Moratorium? No Drainage Subcatchment Basin E2 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 v2v oveL ICEab doescetlu edopu hernag ThreKW forthne crdwmeinesec Mi CThe ppli, He tleionmrff kngb nsbrnta ew reNclOT ntokd, ihentomkat thepu bllc heirer g.! mntltionor afinal eclao �PZ-20-8033 CONCURRENCY ANALYSIS 03/10/21 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 walkto 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: RIM "11 PROM 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 38 Excess capacity before change 800 Excess capacity after change 762 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 1/21/2021 MDCPS - Concurrency Management System - Application Details MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: Concurrency Management System (CMS) Miami -Dade County Public Schools Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH0120120400552 Local Government (LG) 12/4/2020 3:54:28 PM LG Application Number Public Hearing, Sub Type: Perpetual Love 4136, LLC 19 NW 41 ST Miami, Florida, 33127 0131240200860 0131240201020,0131240201040,. 30 0 0 30 NOTICE Th submittal neetls. be s,hedOd for a public hearing cordance wiM timelines set forth i, the ON of mCW,7he appl%Me dcio-emrkn'2 N' hxd,,the pubc hangt,renderls mend,U,n,,a final d--n. PZ-20-8033 7\\ 03/10/21 /JC Miami PZ-20-8033 Land Use LU1'YLUKKLi1LY SERVICE AREA SCHOOLS CSA Id Facility Name Net Available Capacity Seats Required Seats Taken LOS Me Source Typt- 2351 ENEIDA MASSAS HARTNER ELEMENTARY 0 3 0 NO Current CSA 2351 ENEIDA MASSAS HARTNER ELEMENTARY 0 3 0 NO Current CSA Five Year Plan 6361 JOSE DE DIEGO MIDDLE -437 0 0 YES Current CSA 7791 IBOOKER T WASHINGTON SENIOR 43 2 i 2 1 YES lCurrent CSA ��Ae�rn 4961 ISHADOWLAWN ELEMENTARY 165 3 1 3 1 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 https://concurrency.dadeschools.net/MDSCMSWeb/printapplicationdetails.aspx?appNum=PHO120120400552 1 /2 1/21/2021 MDCPS - Concurrency Management System - Application Details NOTICE �hk subm taI needs to be scheduled fora p0bc hearing In accordance yr timelines sel forth In the Cityof Mi—C 1e. The appllca .decision -me king by rnll �eWewihelntn-a ., at the public hearing to renders —.—ndsdon or a final declaon. PZ-20-8033 7�\ 03/10/21 https://concurrency.dadeschools.net/MDSCMSWeb/printapplicationdetails.aspx?appNum=PH0120120400552 2/2 CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM TO: Sue Trone, AICP Chief, Community Planning FROM: Collin Worth Transportation Analyst DATE: FILE: SUBJECT: December 1 PZ-20-8033 nKt�� NOTICE This su bmi[tal neebsto be sc hebuled fora public hearing cordance with timelines set forth in the City of Miami Code. The applicable tleci m -making be y.11 rtvm the infolmabon at the public hearing to lender a recommendation or a final declvon. PZ-20-8033 03/10/21 ":C Transportation Concurrency Analysis REFERENCES: PZAB File IDs 20-8033 ENCLOSURES: Based on existing and proposed FLR and density for the applications for the project located at 19 NW 41st Street, 20 NW 42nd Street, and 4136 N Miami Avenue, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in an increase of over 4,200 daily trips and 450 P.M. peak hour trips. Based on this preliminary analysis, additional information is needed to help determine the impact of this application. At the time of redevelopment, a traffic study will be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. Pullman Park NW 47TH ENE 43RD ST IAgc qa-- wl_C,i AERIAL ePLAN ID: PZ-20-8033 COMPREHENSIVE PLAN AMENDMENT d ;Ilk NW 44TH ST i N 0 125 250 500 Feet v,2v ov'eL NOTICE ThKsubmttt—de to bescheduled for a public hearing ccord— with timelines set forth In the Clty mr M—i C— The eppli.He d—ion-making by ruff .eWewihe Information at the public hearing to re,d,,, recommendation or a final tleclaon. PZ-20-8033 7\\ 03/10/21 fiC w 41 A 40TH ST r~'— m7 4 4 —�l I ADDRESSES: 19 NW 41 St; 20 NW 42 St; 4136 N Miami Av NE` v,2v ov'aL FUTURE LAND USE MAP (EXISTIN FILE ID: PZ-20-8033 NOTICE ThK submttal neebc to be scheduled fora public hearing COMPREHENSIVE PLAN AMENDMENT awordancewbitmebnPIN,h,,nthe C"� Mlemi C— The appli.He d—ion-making by rnll reWewihelnfon—d a- PIN, rentlera recommentlation or a final tleclaon. PZ-20-8033 03/10/21 r NE 44TH•ST NW 44TH ST d i r— Low Density -Restricted Commercial Duplex Residential NW 42ND ST '41 Single.Family - Residential—NW-40TH ST NE 43RD ST NE 42ND ST Maior InstlPublic N ADDRESSES: 19 NW 41 St; 20 NW 42 St; 4136 N Miami Av 0 125 250 500 Feet v,2v ov'aL FUTURE LAND USE MAP (PROPOS FILE ID: PZ-20-8033 NOTICE ThK submttal neebc to be scheduled fora public hearing COMPREHENSIVE PLAN AMENDMENT awordancewbitmebnPIN,h,,nthe C"� Mlemi C— The appli.He d—ion-making by rnll reWewihelnfon—d a- PIN, rentlera recommentlation or a final tleclaon. PZ-20-8033 03/10/21 r { NE 44TH°ST - NW 44TH ST Duplex Residential NW 42ND ST I Lowj Density -Restricte'df Commercial '41 Single.Family - Residential—NW-40TH ST d i r— Low Density -Restricted Commercial NE 43RD ST NE 42ND ST MaiordFs-tl Public N ADDRESSES: 19 NW 41 St; 20 NW 42 St; 4136 N Miami Av 0 125 250 500 Feet PLANNING DEPARTMENT * I+ irir.�•�c'ior;iis t iw^sE 0 Project Fact Sheet This document is used to provide a summary for Planning Department related pr Project Name: PZ-20-8033 Project Address: 19 NW 41 St Company Name: Perpetual Love 4136, LLC Primary Contact: William Riley Email: w.riley@rileyfirm.org Secondary Contact: Email: The project includes 3 addresses: 19 NW 41 St; 20 NW 42 St; and 4136 N Miami Ave Applicants: Perpetual Love 4136, LLC and Courtney Properties, LLC Existing and Proposed Future Land Use Above: Existing Future Land Use Map NOTICE Thissubmittal needs t, be scheduled fora p,bb, hearing cordance with dmel—sel forth in the Uy of M—i Cotl The applicable decision -making belly.11 rexew Ne infnnnation at the p, bGc hearing t, renders recommendation or a final deci , PZ-20-8033 �\ 03/10/21 Lead Staff: Kathryn Angleton, AICP, Principal Division: Community Planning Email: kangleton@miamigov.com The Applicant seeks to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) from "Duplex Residential" to "Low Density Restricted Commercial" for the Properties located at 19 NW 41 St and 20 NW 42 St, and from "Low Density Restricted Commercial" to "General Commercial" for the Property located at 4136 N Miami Ave. Altogether, these proposed FLUM amendments comprise 0.54 acres of land and are subject to the Small Scale Review Process under Section 163.3187 of Florida Statutes. The Applicant has also applied for a rezone under companion item ePlan ID: PZ-20-7917. Under this application, the Applicant proposes to rezone the Properties located at 19 NW 41 St & 20 NW 42 St from " T3-L" to ' T4-L" and the Property at 4136 N Miami Ave from 74-L" to 75-0." The proposed Future Land Use Designations and Zoning Transects are compatible with regard to maximum density alloted by both FLUMs and Zoning Transects. Webs Link(s): 0 HEPB 0 WDRC ✓0 PZAB ❑✓ City Commission 0 UDRB 0 AIPP Above: Proposed Future Land Use Map i l Mep AW _ ftop 0 Fi . lat..61 Asap Transect Zone(s): T3-L & T4-L Commissioner District(s): 5 Department of Human Service Nei hborhood Service Center(s): Wy- nwood/Edgewater Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP Revision Date: 02/04/2021