HomeMy WebLinkAboutO-11221J-94-984
11/28/94
1.1221
ORDINANCE NO.
AN ORDINANCE AMENDING THE FUTURE LAND USE MAP
OF THE COMPREHENSIVE NEIGHBORHOOD PLAN FOR
PROPERTY LOCATED AT 2474 SOUTHWEST 27TH
TERRACE, BY CHANGING THE LAND USE DESIGNATION
FROM SINGLE FAMILY RESIDENTIAL TO OFFICE;
MAKING FINDINGS; INSTRUCTING THE TRANSMITTAL
OF A COPY OF THIS ORDINANCE TO AFFECTED
AGENCIES; CONTAINING A REPEALER PROVISION AND
SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
I
WHEREAS, the Planning Advisory Board, at its meeting of
September 21, 1994, Item No. 3, following an advertised hearing,
adopted by Resolution No. PAB 45-94, by a vote of seven to two
(7-2), RECOMMENDING APPROVAL of an amendment to the Future Land
Use Map of Ordinance No. 10544, as amended, the Miami
Comprehensive Neighborhood Plan 1989-2000, as hereinafter set
forth; and
WHEREAS, the City Commission, after careful consideration
of this matter, deems it advisable and in the best interest of
the general welfare of the City of Miami and its inhabitants to
grant this Comprehensive Plan change as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The Future Land Use Map of Ordinance
No. 10544, as amended, the Miami Comprehensive Neighborhood Plan
1989-2000, is hereby amended by changing the land use designation
i1221
from Single Family Residential to Office for the property located
at 2474 Southwest 27th Terrace, Miami, Florida, more particularly
described as Lots 16 and 17 of Block 49, of SILVER BLUFF ESTATES,
SEC. C SUBDIVISION, Plat Book 10 at page 65, of the Public
Records of Dade County, Florida.
Section 2. It is hereby found that this Comprehensive
Plan designation change:
(a) is necessary due to changed or changing conditions;
(b) involves a residential land use of 10 acres or less and
a density of 10 units per acre or less or involves
other land use categories, singularly or in combination
with residential use, of 10 acres or less and does not,
in combination with other changes during the last year,
produce a cumulative effect of having changed more than
60 acres;
(c) is one which involves property that has not been the
specific subject of a Comprehensive Plan change within
the last year; and
(d) is one which does not involve the same owner's property
within 200 feet of property that has been the subject
of a Comprehensive Plan change within the last year.
Section 3. The City Manager is hereby instructed to
direct the Director of Planning, Building and Zoning to transmit
a copy of this Ordinance immediately upon approval of second
reading to Linda Shelley, Secretary, Florida Department of
Community Affairs, Tallahassee, Florida, for 90 day review and
comment.
-2-
1.122i
1
Section 4. All ordinances or parts of ordinances insofar
as they are inconsistent or in oonflict with the provisions of
this Ordinance are hereby repealed.
Section 5. If any section, part of section, paragraph,
clause, phrase, or word of this Ordinance is declared invalid,
the remaining provisions of this Ordinance shall not be affected.
Section 6. This Ordinance shall become effective after
final reading and adoption thereof pursuant to Section 163.3189,
Florida Statutes (1993).
PASSED ON FIRST READING BY TITLE ONLY this 1st day
of December , 1994.
PASSED AND ADOPTED ON SECOND AND FINAL READING BY TITLE ONLY
this 9th day of February 1995.
kI A, o --�
STEPHEN P. CLARK, MAYOR
n
MATTY HIRAI, CITY CLERK
PREPARED AND APPROVED BY:
PL E. MAXWE
PUTY CITY TOR
090/JEM/mis/bss
-3-
APPROVED AS TO FORM AND
CORRECTNESS:
/�; , "�4" .' ,
A: QUNN J T I I
CITY ATTO
1.1221
TitV of �Htamt
k".%V o� b
SERGIO RODRIGUEZ, AICP �? CESAR N. ODIO
Director O'uu�l luu or City Manager
OFCQ.F4oQ�
March 8, 1995
3
n
Mr. Robert Pennock, Chief
Florida Department of Community Affairs (DCA)
Division of Resource Planning and Management
Bureau of Local Planning
_ --
0
2740 Centerview Drive, Room 252
W
-�
Tallahassee, FL 32399-2100
Re: Transmittal of Application No. 94-7, an amendment to
the Miami Comprehensive Neighborhood Plan 1989-2000.
Dear Mr. Pennock:
The City of Miami, on February 9, 1995, adopted Ordinance 11221 amending the
Miami Comprehensive Neighborhood Plan 1989-2000 (MCNP). This amendment is a
small scale development activity and, according to Chapter 163.3187, is
submitted without regard to statutory limits on the frequency of
consideration. Pursuant to the requirements of Chapter 163.3184 F.S. 1987,
Chapter 163.3187 (1)(c)4, F.S. 1993 (abbreviated review) and Rule 9J-11.011,
Florida Administrative Code, and the direction of the Department of Community
Affairs (DCA), I am pleased to provide you with six (6) copies of these
documents consisting of:
a) A response to the checklist provided by the Department of Community
Affairs (DCA), through Rule 9J-11.006, F.A.C. (Attachment A);
b) Analysis of the availability of, and demand on, public facilities
(Attachment B);
c) Analysis of the compatibility of the proposed land use change with
the land use element goals, objectives and policies, as well as
those of other affected elements (Attachment C);
d) A map illustrating the boundary of the subject property and its
location in relation to surrounding streets, and thoroughfare
networks; and the present land use designations of the property and
abutting properties (Attachment 0);
Page 1 of 2
Planning and Zoning Division / (305) 579-6086 / FAX (305) 358-1452
PLANNING, BUILDING AND ZONING DEPARTMENT/275 N.W. 2nd Street, Miami, Florida 33128
Mailing Address - P.O. Box 330708 / Miami, Florida 33233-0708
Mr. Robert Pennock
March 8, 1995
e) A copy of support documents on which recommendations are based (PZ-
15, City Commission Meeting of February 9, 1995) (Attachment E);
f) A copy of Volume I: Goals, Objectives and Policies of the MCNP, as
amended through January .24, 1991. This volume contains all of the
adopted MCNP elements. (Attachment F); and
g) A copy of MCNP Land Use Plan Map Amendment Ordinance 11221 as
adopted, (Attachment G).
h) A copy of the cover letters with the above mentioned documents to:
- Executive Director, South Florida Regional Planning Council;
- District Director for Planning and Programing, District Six,
Florida Department of Transportation (FDOT);
- Executive Director, South Florida Water Management Dist.(SFWMD)
and,
- Florida Department of Environmental Protection .
If, in the 90 day abbreviated review process, there are points that need
clarification, you may contact Roberto E. Lavernia, Planner II, Planning,
Building and Zoning Department, at (305) 579-6086.
Sincerely,
Se io Rodriguez, AICP
Director
SRJrl
Attachments
cc: Matty Hirai;City Clerk
(letter
only)
Joseph W. McManus, Deputy
Director
(letter
only)
Planning, Building and
Zoning Department
Clark P. Turner, Planner
II
(letter
only)
Planning, Building and
Zoning Department
Roberto Lavernia, Planner
II
(letter
only)
.� Planning, Building and
Zoning Department
Page 2 of 2
Attachment 94-7 A W`
PLAN AMENDMENT - CHECKLIST M
iw
Submittal Requirements: 9J-11.006, F.A.C. (revised 6/5/8W
Amendment No. 94-7 -- MCNP 1989-2000
1) The ordinance was approved on first reading December 1, 1995 and on
second reading February 9, 1995 for transmittal to the Department of Community
Affairs.
2) June and December are the proposed months of adoption of plan
amendments for the 1995 calendar year for which no exemption from the twice
per calendar year limitation on comprehensive plan amendments is claimed.
3) This plan amendment is not in.an area of critical state concern.
4) This plan amendment does not apply to the Wekiva River Protection
Area pursuant to Ch. 88-393, Laws of Florida.
5) This amendment is one of the exemptions to the twice per calendar
year limitation on the adoption of plan amendments. This amendment qualifies
as a small scale development activity pursuant to subsection 163.3187(1)(c),
Florida Statutes. The cumulative effect of this activity this calendar year
(1995) is 1.165 acre. This amendment is also being submitted for abbreviated
review pursuant tQ subsection 163.3187 (1)(c)4, F.S. 1993.
6) This -plan amendment is not proposed to be adopted under a joint
planning agreement pursuant to Section 163.3171, FS..
7) The local contact person is:
Roberto E. Lavernia
Planner II,
City of Miami Planning, Building and Zoning Department.
275 NW 2nd Street
Miami, Fl. 33128
.(305) 579-6086
8) The plan amendment changes an area on the Future Land Use Plan Map
from Single Family Residential to Office. The size of the designated area is
0.115 acre.
9) The Cit staff (Planning, Building and Zoning Department), the local
planning a ency Planning Advisory Board) and the local governing body (City
Commission recommended recommended approval.
10) A copy of the evaluation and appraisal report is neither required
or available at this time.
Cat#g u� �tttmr
SERGIO RODRIGUEZ, AICP
Director
March 8, 1995
Mr. John Hulsey
South Florida Regional
3440 Hollywood Blvd.
Suite 140
Hollywood, FL 33021.
Planning Council
Re: Transmittal of Application No. 94-7, an amendment to
the Miami Comprehensive Neighborhood Plan 1989-2000.
Dear Mr. Hulsey:
CESAR H. OD1O
City Manager
The City of Miami, on February 9, 1995, adopted Ordinance 11221 amendingthe
i
Miami Comprehensive Neighborhood Plan 1989-2000 (MCNP). This amendment s a
small scale development activity and, according to Chapter 163.3187, is
submitted without regard to statutory limits on the frequency of
consideration. Pursuant to the requirements of Chapter 163.3184 F.S. 1987,
Chapter 163.3187 (1)(c)4, F.S. 1993 (abbreviated review) and Rule 9J-11.011,
Florida Administrative Code, and the direction of the Department of Community
Affairs (DCA), I am pleased to provide you with a copy of these documents
consisting of:
a) A response to the checklist provided by the Department of Community
Affairs (DCA), through Rule 9J-11.006, F.A.C. (Attachment A);
b) Analysis of the availability of, and demand on, public facilities
(Attachment B);
c) Analysis of the compatibility of the proposed land use change with
the land use element goals, objectives and policies, as well as
those of other affected elements (Attachment C);
d) A map illustrating the boundary of the subject property and its
location in relation to surrounding streets, and thoroughfare
networks; and the present land use designations of the property and
abutting properties (Attachment D);
e) A copy of support documents on which recommendations are based (PZ-
15, City Commission Meeting of February 9, 1995) (Attachment E);
f) A copy of Volume I: Goals, Objectives and Policies of the MCNP, as
. amended through January 24, 1991. This volume contains all of the
:� adopted MCNP elements. (Attachment F); and
Page 1 of 2
Planning and Zoning Division / (305) 579-6086 / FAX (305) 358-1452
PLANNING, BUILDING AND ZONING DEPARTMENT/275 N.W. 2nd Street, Miami, Florida 33128
Mailing Address - P.O. Box 330708 / Miami, Florida 33233-0708
_1
Mr. John Hulsey
March 8, 1995
g) A copy of MCNP Land Use Plan Map Amendment Ordinance 11221 as
adopted, (Attachment G).
If, in the abbreviated review process, there are points that need
clarification, you may contact Roberto E. Lavernia, Planner II, Planning,
Building and Zoning Department, at (305) 579-6086.
Sincerely,
S gio odriguez, AICP
Director
SR/rl
Attachments
cc: Robert Pennock, Chief
Florida Department of Community Affairs (DCA) (letter only)
Matty Hirai, City Clerk (letter only)
Joseph W. McManus, Deputy Director (letter only)
Planning, Building and Zoning Department
Clark P. Turner, Planner II (letter only)
Planning, Building and Zoning Department
Roberto Lavernia, Planner II (letter only)
Planning, Building and Zoning Department
Doc:[robert]<robert>transm/94-7
Page 2 of 2
SERGIO RODRIGUEZ, AICP
Director
March 8, 1995
(�ttlj Of tttmY
op ►,
Qy IOtJ ll Ikill OC
oF.coY tUo�
District Director for Planning and Programing
District Six
Florida Department of Transportation (FDOT)
602 South Miami Avenue
Miami, FL 33130.
Re: Transmittal of Application No. 94-7, an amendment to
the Miami Comprehensive Neighborhood Plan 1989-2000.
Dear Sir:
CESAR H. ODIO
City Manager
The City of Miami, on February 9, 1995, adopted Ordinance 11221 amending the
Miami Comprehensive Neighborhood Plan 1989-2000 (MCNP)._ This amendment is a
small scale development activity and, according to Chapter 163.3187, is
submitted without regard to statutory limits on the frequency of
consideration. Pursuant to the requirements of Chapter 163.3184 F.S. 1987,
Chapter 163.3187 (1)(c)4, F.S. 1993 (abbreviated review) and Rule W-11.011,
Florida Administrative Code, and the direction o the Department of Community
Affairs (DCA), I am pleased to provide you with a copy of these documents
consisting of:
a) A response to the checklist provided by the Department of Community
Affairs (DCA), through Rule 9J-11.006, F.A.C. (Attachment A);
b) Analysis of the availability of, and demand on, public facilities
(Attachment B);
c) Analysis of the compatibility of the proposed land use change with
the land use element goals, objectives and policies, as well as
those of other affected elements (Attachment C);
d) A map illustrating the boundary of the subject property and its
location in relation to surrounding streets, and thoroughfare
networks; and the present land use designations of the property and
abutting properties (Attachment D);
Page 1 of 2
Planning and Zoning Division / (305) 579-6086 / FAX (305) 358-1452
PLANNING, BUILDING AND ZONING DEPARTMENT/275 N.W. 2nd Street, Miami, Florida 33128
Mailing Address - P.O. Box 330708 / Miami, Florida 33233-0708
District Director March 8, 1995
e) A copy of support documents on which recommendations are based (PZ-
15, City Commission Meeting of February 9, 1995) (Attachment E);
g) A copy of MCNP Land Use Plan Map Amendment Ordinance 11221 as
adopted, (Attachment G).
If, in the abbreviated review process, there are points that need
clarification, you may contact Roberto E. Lavernia, Planner II, Planning,
Building and.Zoning Department, at (305) 579-6086.
Sincerely,
�7
-' -
rn
rn
gio Rodriguez, AICP
Director
W
N
SR/rl
Attachments
cc: Robert Pennock, Chief
Florida Department of Community Affairs (DCA)
(letter
only)
Matty Hirai, City Clerk
(letter
only)
Joseph W. McManus, Deputy
Director
(letter
only)
Planning, Building hnd
Zoning Department
Clark P. Turner, Planner
II
(letter
only)
Planning, Building and
Zoning Department
Roberto Lavernia, Planner
II
(letter
only)
Planning, Building and
Zoning Department
Doc:Crobert]<robert>transm/94-7
Page 2 of 2
SERGIO RODRIGUEZ, AICP
Director
March 8, 1995
1
of �Hianti
O
G ua�ii iim e
Executive Director,
South Florida Water Management District (SFWMD)
P. 0. Box 24680
West Palm Beach, FL 33416-4680.
Re: Transmittal of Application No. 94-7, an amendment to
the Miami Comprehensive Neighborhood Plan 1989-2000.
Dear Sir:
CESAR H. ODIO
City Manager
The City of Miami, on February 9, 1995, adopted Ordinance 11221 amending the
Miami Comprehensive Neighborhood Plan 1989-2000 (MCNP). This amendment is a
small scale development activity and, according to Chapter 163.3187, is
submitted without regard to statutory limits on the frequency of
consideration. Pursuant to the requirements of Chapter 163.3184 F.S. 1987,
Chapter 163.3187 (1)(c)4, F.S. 1993 (abbreviated review) and Rule 9J-11.011,
Florida Administrative Code, and the direction of the Department of Community
Affairs (DCA), I am pleased to provide you with a copy of these documents
consisting of:
a) A response to the checklist provided by the Department of Community
Affairs (DCA), through Rule 9J-11.006, F.A.C. (Attachment A);
b) Analysis of the availability of, and demand on, public facilities
(Attachment B);
c) Analysis of the compatibility of the proposed land use change with
the land use element goals, objectives and policies, as well as
those of other affected elements (Attachment C);
d) A map illustrating the boundary of the subject property and its
location in relation to surrounding streets, and thoroughfare
networks; and the present land use designations of the property and
abutting properties (Attachment D);
Page 1 of 2
Planning and Zoning Division / (305) 579-6086 / FAX (305) 358-1452
PLANNING, BUILDING AND ZONING DEPARTMENT/275 N.W. 2nd Street, Miami, Florida 33128
Mailing Address - P.O. Box 330708 / Miami, Florida 33233-0708
Executive Director March 8, 1995
e) A copy of support documents on which recommendations are based (PZ-
15, City Commission Meeting of February 9, 1995) (Attachment E);
g) A copy of MCNP Land Use Plan Map Amendment Ordinance 11221 as
adopted, (Attachment G).
If, in the abbreviated review process, there are points that need
clarification, you may contact Roberto E. Lavernia, Planner II, Planning,
Building and Zoning Department, at (305) 579-6086.
Sincerely,
Ser o driguez, AICP
Director
SR/rl
Attachments
cc: Robert Pennock, Chief
Florida Department of Community Affairs (DCA) (letter only)
Matty Hirai, City Clerk (letter only)
Joseph W. McManus, Deputy Director (letter only)
Planning, Building and Zoning Department
Clark P. Turner, Planner II (letter only)
Planning, Building and Zoning Department
Roberto Lavernia, Planner II (letter only)
Planning, Building and Zoning Department
Doc:[robert]<robert>transm/94-7
Page 2 of 2
SERGIO RODRIGUEZ, AICP
Director
March 8, 1995
of �t�cmr
op ?�
*a ue'ii ii'" t�•
-y `O
Q-
FCoY Ft,O
Florida Department of Environmental Protection
Plan Review Section
3900 Commonwealth Boulevard, Room 914 B
Tallahassee, FL 32303.
CESAR H. ODIO
City Manager
Re: Transmittal of Application No. 94-7, an amendment to
the Miami Comprehensive Neighborhood Plan 1989-2000.
Dear Sir:
The City of Miami, on February 9, 1995, adopted Ordinance 11221 amending the
Miami Comprehensive Neighborhood Plan 1989-2000 (MCNP). This amendment is a
small scale development activity and, according to Chapter 163.3187, is
submitted without regard to statutory limits on the frequency of
consideration. Pursuant to the requirements of Chapter 163.3184 F.S. 1987,
Chapter 163.3187 (1)(c)4, F.S. 1993 (abbreviated review) and Rule 9J-11.011,
Florida Administrative Code, and the direction of the Department of Community
Affairs (DCA), I am pleased to provide you with a copy of these documents
consisting of:
I a) A response to the checklist provided by the Department of Community
i
Affairs (DCA), through Rule 9J-11.006, F.A.C. (Attachment A);
b) Analysis of the availability of, and demand on, public facilities
(Attachment B);
c) Analysis of the compatibility of the proposed land use change with
the land use element goals, objectives and policies, as well as
i those of other affected elements (Attachment C);
i
d) A map illustrating the boundary of the subject property and its
location in relation to surrounding streets, and thoroughfare
networks; and the present land use designations of the property and
w.• abutting properties (Attachment D);
Page 1 of 2
Planning and Zoning Division / (305) 579-6086 / FAX (305) 358-1452
PLANNING, BUILDING AND ZONING DEPARTMENT/275 N.W. 2nd Street, Miami, Florida 33128
Mailing Address - P.O. Box 330708 / Miami, Florida 33233-0708
F1. Dpt. of Environmental Prot. March 8, 1995
e) A copy of support documents on which recommendations are based (PZ-
15, City Commission Meeting of February 9, 1995) (Attachment E);
g) A copy of MCNP Land Use Plan Map Amendment Ordinance 11221 as
adopted, (Attachment G).
If, in the abbreviated review process, there are points that need
clarification, you may contact Roberto E. Lavernia, Planner II, Planning,
Building and Zoning Department, at (305) 579-6086.
Si;ector
ere ,
Seo driguez, AICP
Di
SR/rl
Attachments
cc: Robert Pennock, Chief
Florida Department of Community Affairs (DCA) (letter only)
Matty Hirai, City Clerk (letter only)
Joseph W. McManus, Deputy Director (letter only)
Planning, Building and Zoning Department
Clark P. Turner, Planner II (letter only)
Planning, Building and Zoning Department
Roberto Lavernia, Planner II (letter only)
Planning, Building and Zoning Department
Doc:[robert]<robert>transm/94-7
Page 2 of 2
0
PLANNING FACT SHEET
APPLICANT Stephen D. and Elaine N. Pearson owners, PzW15APPLICATION DATE 08/05/94.
REQUEST/LOCATION Consideration of amending the Comprehensive Land Use designation for the property
located at approximately 2474 SW 27th Terrace from Single Family Residential to
Office.
LEGAL DESCRIPTION Lots 16 and 17, Block 49, SILVER BLUFF ESTATES, SEC. C (10-65) PRDC.
PETITION Consideration of amending Ordinance 10544, as amended, the Miami Comprehensive
Neighborhood Plan 1989-2000, Future Land Use Map, by changing the land use
designation at approximately 2474 SW 27th Terrace from Single Family Residential to
Office.
PLANNING Denial.
RECOMMENDATION
BACKGROUND AND The land use designation of the property is Single Family Residential, and this
ANALYSIS petition of change is in order to extend two lots west the boundary line between
the Office and the Single Family Residential designations.
The Planning, Building and Zoning Department contends that the extension of the
Office use on those two lots will be an encroachment into the residential area with
an adverse impact on the neighborhood and on the existing conditions in the area.
MCNP Land Use Objective 1.3. requires the City to encourage office development
within existing office areas; Land Use Policy 1.1.3. requires that all areas of the
City be protected from encroachment of incompatible land uses. These policies
support the position that the land use pattern should remain the same.
PLANNING ADVISORY BOARD
CITY COMMISSION
APPLICATION NUMBER 94-133
01/18/95
Approval VOTE: seven (7) to two (2)
Passed on First Reading. 1.1221
September 21, 1994
Page 1
Lots
CASE # 94-133
P A 0 - ITEM #3
September 21, 1994
ANALYSIS OF PROPOSED COMPREHENSIVE PLAN AMENDMENT No.94-7
and 17
DISCUSSION
S
I BLUFF ESTATES SEC. C at
W 27tfi Terrace.
lv 2474
The subject property is a 0.115 acre parcel consisting of two (2) lots
fronting SW 27th Terrace, in a pentagonal block bounded by SW 26th Avenue, US-
1, SW 27th Terrace, SW 24 Avenue and SW 27th Lane, at approximately 2474 SW
27th Terrace, in Coconut Grove Planning District.
MCNP Land Use Policy 1.6.1., establishes future land use categories according
to the Future Land Use Plan Map and the "Interpretation of the Future Land Use
Plan Map". The location is currently designated Single Family Residential. To the west, the rest of the north part of the block and three lots at the west
corner of the south part of the block are designated Office; at the rest of
the block east and south of the subject property there is also a Single Family
Residential land use designation.
The petition is to extend two blocks west the boundary line between the Office
and the Single Family Residential designations. This two lots are almost
fronting US-1, near to the Coconut Grove Metrorail Station.
The Single Family Residential land use category permits single family
structures of one dwelling unit each to a maximum density of 9 dwelling units
per acre. Supporting services such as foster homes and family day care homes
for children and/or adults and community based residential facilities also be
allowea. Places of worship, primary and secondary schools, child care centers
1.1 2 2 1 Item #321/94
Page 1 of 2
and adult day care center are permissible in suitable locations within single
family residential areas.
The Office category allow residential uses to a maximum density equivalent to
High Density Multifamily Residential (150 dwelling units per acre) subject to
the same limiting conditions; transitory residential facilities such as hotels
and motels; general office use; clinics and laboratories; and limited
commercial activities incidental to principal activities in designated areas.
Supporting facilities such as auditoriums, libraries, convention facilities,
places of worship, and primary and secondary schools may be allowed with the
Office designation.
MCNP Land Use Goal 1, requires the City to promote the efficient use of land
use and minimize land use conflicts. The change also, would be consistent
with Policy 1.1.3. which requires that all areas of the City be protected from
encroachment of incompatible land uses. Housing Policies 1.1.5. and 1.2.7.
require the City to preserve and enhance the general appearance and character
of the City neighborhoods. Together these goals and policies support the
position that the existing land use pattern in this neighborhood should be
changed.
In addition, Land Use Policy 1.1.1. requires development or redevelopment,
.that results in an increase in density or intensity of land use, to be
contingent upon the availability of public facilities and services that meet
or exceed the minimum LOS standards adopted in the Capital Improvement Element
(CIE) (CIE Policy 1.2.3.). The attached Concurrency Management Analysis
pertaining to concurrency demonstrates that no levels of service would be
reduced below minimum levels.
0oc:[robert]<robert>94-7amen
PAB 09/21/94
12 21 Item #3
Page 2 of 2
l
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
Proposal No. 94.7 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Oats: 0W9194
WITHIN A TRANSPORTATION CORRIDOR
I AMENDMENT INFORMATION
i CONCURRENCY ANALYSIS
Applicant Stephen 0. and Elaine H. Pearson
J RECREATION AND OPEN SPACE
I
J Address: 2717 SW 27 Ter,
I Population Increment, Residents
42 I
I
I Space Requirement acres
0.05 J
Boundary Streets: North: SW 27 Ter.
I Excess Capacity Before Change
55A2
I South: SW 27 La.
J Excess Capacity After Change
55. J
I East
I Concurrency Checkoff
O
OK I
West
F - - __ - _
I
I POTABLE WATER TRANSMISSION
Existing Designation, Maximum Land Use Intensity
I Population Increment Residents
42
I Residential 0.115 acres @ 9 OU/acre
1 OU's
I Transmission Requirement gpd
9.335
I Other 0 sq.fL@ 0 FAR
0 act. it
I Excess Capacity Before Change
>2% above demand j
J Peak Hour Person•Tdp Generation
1
I Excess Capacity After Change
>2% above demand I
I
I Concurrency Checkoff
OK J
I Proposed Designation, Maximum Land Use Intensity
Residential 0.115 acres @ 150 OU/aore
17 OU's
I SANITARY SEWER TRANSMISSION
I
Other 0 sq.IL@ 0 FAR
0 sq.ft
I Population Increment Residents
42 I
I Peak Hour Person -Trip Generation
9
J Transmission Requirement gpd
7,709 J
I
I Excess Capacity Before Change
See Note 1.
Net Increment With Proposed Change:
I Excess Capacity After Change
See Note 1, J
I Population
42
I Concurrency Checkoff
WA3A Permit Required
Dwelling Units
16
) — — — — _
J
I Peak Hour Person -Trips
7
I STORM SEWER CAPACITY
I
I Exi ttratkin System Before Change
ONG40 j
I Planning District
Coconut Grow
I Fxtiiltratlon System After Change
On•sfte
County Wastewater Collection Zone
310
I Concunency Checkoff
OK
J Drainage Subcatchment Basin
T2
Solid Waste Collection Route
44
I SOLID WASTE COLLECTION
J Transportation Corridor Name
S. Dbde
I Population Increment Residents
42
I
I Soiled Waste Generation, tonaryear
53 I
f
I Excess Capacity Bofors Change
500
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
I Excess Capacity After Change
447
I
I Concurrency Checkoff
OK I
Land Use Policy 1.1.1
F
CIE Policy 1.2.3
I TRAFFIC CIRCULATION
I
I Population Increment Residents
42
I
J Peak -Hour Person -Trip Generation
I
I LOS Before Change
C I
I
I LOS After Change
C I
I Concurrency Checkoff
OK I
NOTES
I ASSUMPTIONS AND COMMENTS
I
t. Permit for sanitary sewer connection must be issued by
J Population increment is assumed to be all new residents. Peak -
Metro -Dade Water and Sewer Authority Department (WASH).
I period trip generation from ITE Trip Generation, 5th Edition.
J
Excess capacity, If any, Is currently not know
J Potable water and wastewater transmission capacities are In
I
I accordance with Metro -Dade County stated capacities and are
I
I assumed correct. Service connections to water and sever
I
I mains are assumed to be of adequate size; 0 not, now connect
I
I tons to be installed at owners expense, Racreabon/Open
I Space acreage requirements and Traffic Circulation VIC
I
I balances assume proposed change, Transportation Corridor
J
I capacities and LOS from Table PT•2(RI), Data and Analysis.
I
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11221
11221
RESOLUTION PAB - 45-94
A RESOLUTION RECOMMENDING APPROVAL OF AMENDING ORDINANCE 105441 AS
AMENDED, THE MIAMI' COMPREHENSIVE NEIGHBORHOOD PLAN,.1989-2000, FUTURE LAND
USE MAP, .BY CHANGING THE LAND USE'DESIGNATION AT APPROXIMATELY 2474 SW
27TH TERRACE FROM SINGLE FAMILY RESIDENTIAL TO OFFICE.
HEARING DATE: September 21, 1994
VOTE: seven (7) to two (2)
ATTEST:
IO R DRIG EZ, DIRECTOR
PLANNING, BUILDING AND ZONING
1.1221 13
,edS ,U e_
Application f'"
Date: a5
-CITY OF MIAMI
PLANNING, BUILDING AND ZONING DEPARTMENT
275 N.W. 2 STREET
MIAMI, FLORIDA 33128
APPLICATION TO AMEND THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN
Section 62-17 of the Code of the City of Miami, Periodic review, additions and amendments to the
adopted comprehensive plan, reads as follows:
Periodically, but not less often than once in
five (5) years or more often than once in two
(2) years, adopted comprehensive plans, or a
be
portion thereof, shall reviewed by the
Planning Advisory Board to determine whether
changes in the amount, kind or direction of
development and growth of the city or area
thereof or other reasons make it necessary or
'un
beneficial to make additions or amendments to
ev
the comprehensive plans, or portion thereof.
Lr`
If the City Commission desires an amendment
°-
or addition, it may on its own motion, direct
the Planning Department to prepare such
amendment for submission to end review by the
`-
Planning Advisory Board. Th: Planning Advisory
c
Board shall make a recommendation on the
-
proposed plan amendment to the City Commission
within a reasonable time as established by the
o
City Commission. The procedure for revising,
adding to or amending comprehensive plans or
portions thereof shall be the same as the
procedure for original adoption.
This petition is proposed by:
( City Commission
(( Planning, Building and Zoning Department
Zoning Board
(x Other & Please Specify: Stephen D. Pearson and Elaine H. Pearson, his wife
The subject property is located at L4/4 5.11. 27th Terrace
Miami, Florida
AND MORE PARTICULARLY DESCRIBED AS:
Lots) 16 and 17
Block(s) 49
Subdivision Silver Bluff Estates, Sec. C (Plat Book 10 , Pacre 65 )
Page 1 of 3 2 ,
The undersigned being the owner or the representative of the owner, of the
subject property do(es) respectfully request the approval of the City of Miami
for the following amendment(s) to the Miami Comprehensive Neighborhood Plan for
the above -described property as indicated in the Land Use Plan:
FROM: Single Family Residential (R-11
TO: Office (0)
Please supply a statement indicating why you think the existing plan designation
is inappropriate:
The subject ,property is located in such a manner that it looks
directly out on US 1 and the associated heavy automobile traffic.
It also abuts property to the West, and is across the street from
other property to the North, that has been classified "office" for
zoning purposes and are currently being used for same.
Please supply a statement justifying your request to change the plan to your
requested plan designation!
The fact that the property is located 50 feet from US 1 and looks
directly out into US 1 traffic makes it undesirable for residential
purposes. However, these same factors make it suitable for
commercial purposes, and an office use would neither adversely
affect the residential character of the neighborhood to the East nor
negatively impact any service considerations. The applicant has
personally spoken about this application with all owners of
properties abutting the subject property and with many of the owners
of residential property on the same street. None of these persons
had any objections to the requested change in zoning and all agreed
that the subject property is more suitable for office than for
residential use. The subject property already abuts property to the
West and is across the street from property zoned. and used for
offices.
What is the acreage of the property being requested for a change in plan
designation?
5,000 square feet or .115 acre.
Page 2 of 3
1.1221
Has the designation of this property been changed in the last yleae? No
Do you own any other property within 200 feet of the subject property? No If yes, has this
other property been granted a change in plan designation with4m4the AA!7t tie ram— oT s?
Have you made a companion application for a change of zoning for the subject property with the
Planning and toning Boards Administration Department? uQ
Have you filed with the Planning and Zoning Boards Administration Department: Affidavit of
ownership? List of owners of property within 375 feet of the subject property? Yes
Disclosure o owners ip form? Yes . If not, please supply them.
SIGNATURE DATE August 4, 1994
NAME Stephen D. Pearson and Elaine H. Pearson, his wife
ADDRESS 7895 S.W. 131st Street, Miami, FL 33156
PHONE 372--1225 (0) ; 233-3619 (H)
STATE OF FLORIDA } SS:
COUNTY OF DATE }
5���, `�• `Jo'^ , being duly sworn, deposes and says that he is
the er uthoriied Agent for er of the real property described above: that he has read
the foregoing answers and that the same are true and complete; and (if acting as agent for owner)
that he has authority to execute this petition on behalf of the o
— (SEAL)
SWORN TO AND SUBSCRIBED
before me this da
of _I9 ii �__,.
otary Public, State o or a a Large
MY COMMISSION EXPIRES:
Computation of Fee: 121••......•0
Receipt f:
lll i1S111i0
Page 3 of 3 1.1221
17
AFFIDAVIT
STATE OF FLORIDA }
} S5
COUNTY OF WE }
before am, the undersigned authority, this day penonally appeared
Stephen D. Pearson and
Elaine H. Pearson who Ming by at first duly sworn, upon oath. deposes
and 58".1
1. That he is the owner. or the legal rep osantative of On owner.
submitting the accompanying ap'lication for a public hearing as required by
ordinance 11000 of the Code of the City of Miami, Florida, affecting the real
property located in the City of li W , as described and listed on the pales
attached to this affidavit and made a part them?.
a. That all owners which he represants. if say, have given their full
and cmleta permissionn for his to @min their behalf for the slw"o, oe modifica-
11
tion of a clasification or regulation of ageing as set out in the aCcaepah►ing
Petition.
3. That tM P" attached %Kato ad ride a part of this affidavit
contain the cwrmt; moss, saiiing addressa, photo nnobm W legal ducMotions
for the the real property of which he is the owes• or legal repmentative,
4. iha facts as reprsanted in the application) and doeem*M submitted
in C"Junetion with this affidavit arse tree. and Conran.
Fur4lner Afflaat sgeth not, C�
(SEAL)
(Name)
Srorl to mad S+ Crimed to(We me
A r
this ? ; d1W et�,
lee lit, of at la�rya
MorAW PU�.lC, STATE QF FLMDA
} 11BERT 1�L80f+1 ALUM JFL
°= • 1. 2 21
OWNER'S LIST
Owners name Stephen D. Pearson and Elaine H. Pearson, his wife
Mailing Address 7895 S.W. 131st Street, Miami, FL 33156
Telephone Number (305) 372-1225 (0); (305) 233-3619 (H)
Legal Description;
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Owner's Nap
Nailing Address
Telephone Number
Legal Description:
Any other real estate property owed individually, ,jointly, or severally (by corporation,
partnership or privately) within 37S feet of the subject site is listed as follows:
Street Address Legal Ooscription
N/A
Street Address
Street Address
Legal pescMPMOR
Legal 00CM00oa
1.1221
OISCLOSOAE OF OWNERSHIP
1. Legal description and street address of subject real property.
Lots 16 and 17, Block 49, SILVER BLUFF ESTATES, SEC. C,
according to the Plat thereof, recorded in Plat Book 10,
Page 65, of the Public Records of Dade County, Florida
2474 S.W. 27th Terrace, Miami, FL
2. Owwr(s) of subject real property and percentage of owirorship. Note: City of Masi
Ordinance Ms. 9419 rewires disclosure of ail parties hewing a financial interest.
either direct or indirect, in the subject cutter of a presentation, request or
petition to the City Commission. Accordingly. question 12 rewires disclosure of
3hwhaldtr3 of corporations, beneficiaries of trusts, and/or city other interested
parties, to'otAer with their addresses and proportionate interest.
Stephen D. Pearson and Elaine H. Pearson, his wife (100%)
3. Le981 description mW street address of any real property (a) Owned by any party
listed in answer to question 02. ad (b) located within 375 feet of the subject
reel property.
STATE OF ft0 IAA } SS:
COI " OF OAK }
Stephen D. Pearson and
Elaine H. Pearson— being ftly sM0 . dtpusas awl seen that Ae is the
(Og W) (Atto17W for &AV) of W reel pvpariy described is aww to gnostim 01,
above: that to has rod t#e foregoing aamers WA tMat t1M sane an tM Nd caplet§:
and (if acting as attorney for =W) diet he has Q~itp Sp txodets the MCtoanre
of Orwtrship force ai behalf o!.0a arMer. ;' 1�
NWARY rYOXIC, STAiP OFF=DA
ROBERTNEl Ngl�,,pl.
SVQ= TO AN Sila56 IUM �ISSON4 C.sOgpOB
before = this =a ",.4i....� WCMIM IONEVM
day o! OCT- �, tear
Notary Pablic. State of lrlands at lAr9a .
�r ca�atula� •EIDINES: _ 1.1221 _
,o
Via_ r7 , 1994
Mr. Steve Pearson
7895 S.W. 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at a.476 5U.) Zq :2—cM.,,
Miami, Florida. I understand that you own the referenced property
and have requested that the City of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
10-1012
Very truly yours,
(Signatu )
5_ o_ron
(Print,A Name)
$ubmitied into the public
record in connection with
item 1 / on J a-{- 9 Ll
2 MQity Hirai
City Clerk
/�19 0094
Mr. Steve Pearson
7895 S.W: 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at CA ZP
Miami, Florida. I understand that you own the referenced property
and have requested that the City of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
Very truly yours,
(Signature)
(Printed Name)
10-1012
Submitted into the public
record in connection with
item PZ-O on la-/-q'
1.1221 Maity Hirai
City Clerk
/0 �, 1994
Mr. Steve Pearson
7895 S.W. 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at o? ry o� 7
Miami, Florida. I understand that you intend to purchase the
referenced property and that you will then ask the City of Miami to
change its zoning classification so that it can be used for office
purposes. This is to inform you that I have no objection to such
a change in the zoning for this property, and I agree that, given
its location, such a change is reasonable and would not have an
adverse impact upon me or the neighborhood.
Very truly yours,
MIA-217071
(Print Name)
Subznitte? into the public
record in connection with
item 2 - / / on
Malty Hirai
City Clerk
Mr. Steve Pearson
7895 S.W. 131 Street
Miami, Florida 33156
Rafael B. Alfonso, DDS
2835 NW 7 Street
Miami, FL 33125
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of;property located at 2482-2484 SW 27 Terrace,
Miami, Florida. I understand that you own the referenced
property and have requested that the City of Miami change its
zoning classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an
adverse impact upon me or my neighborhood.
Very truly yours,
(-Signature)
1Ih �)
(Printed Name)
Suk mTtteci into the Public,
record in con_<�eeti(.
n wi#11
item— 2--�! on_lv?—�--�
WaiLy
Hi�iai
City ClexlC
. , ) , 1994
Mr. Steve Pearson
7895 S.W: 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson: J�
I am the owner of property located at
Miami, Florida. I understand that you own the referenced property
and have requested that the City of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and'I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
Very truly yours,
(Signature)
(Printed Name)
10-1012
Submitted into the Public
record in connection with
item Z - / 1 on. I a - / .
1.1221 Witty HI.rai
City Clerk
i7 , 1994
--1
Mr. Steve Pearson
7895 S.W: 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at ', 4 i �,C? • Q �
Miami, Florida. I understand that you own the refefenced property
and have requested that the city of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
Very truly yours,
S'-nature)
(Printed Name)
10-1012
Subm;.teed into the pubAc
record in connection -with
item P Z` I l on �:_/ - 9 V.
Matty Hirai
1.1221 City Clerk
/0 , 1994
Mr. Steve Pearson
7895 S.W: 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at aSa.S S.w, a7ah �N•
Miami, Florida. I understand that you own the referenced property
and have requested that the City of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
10-1012
Very truly yours,
(Signature)
0415 . 5a"?Ml'Z-/%%�rS
(Printed Name)
Submitted into the public
record in connection with
item on
1.12 21 I+►ilattyr Hirai
City Clerk
w(�b- 10, 1994
Mr. Steve Pearson
7895 S.W. 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at 25*// sa A 7 kaxe.
Miami, Florida. I understand that you intend to purchase the
referenced property and that you will then ask the City of Miami to
change its zoning classification so that it can be used for office
purposes. This is to inform you that I have no objection to such
a change in the zoning for this property, and I agree that, given
its location, such a change is reasonable and would not have an
adverse impact upon me or the neighborhood.
MIA-217071
Very truly yours,
�a Ci o V- l FA X 6-ue ,o
(Print Name)
Submitted into the public
record in connect.i.on with
item LI / / on 1d - 1-9
1.1221 May Hirai
City Clerk
1994
xt" . *
Mr. Steve Pearson
7895 S.W. 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
�r
I am the owner of property located at
P P Y ,
Miami, Florida. I understand that you intend to purchase the
referenced property and that you will then ask the City of Miami to
change its zoning classification so that it can be used for office
purposes. This is to inform you that I have no objection to such
a change in the zoning for this property, and I agree that, given
its location, such a change is reasonable and would not have an
adverse impact upon me or the neighborhood.
MIA-217071
Very truly yours,
Av,6--D
�✓ /�
(Pr' t Name).
Subm"tted into the pi lblic
record in connection v.,-Lth
item P �- 1 / on
1,1221 Matty Hirai
City Clerk
1994
Mr. Steve Pearson
7895 S.W: 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at .,:� ��,i •5��,-7 7��t C,f
Miami, Florida. I understand that you own the referenced property
and have requested that the City of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
10-1012
Very truly yours,
(5ignaturk)
A/zIf-�-
(Printed Name)
Su:xn:'t:,Led -Into the pah-lic
record in connc:ci on with
item Z-- I / on -LI- I - 9 L/ .
1-12 21 n'a ty Iiirc.i
City Clerk
l D J�, 1994
Mr. Steve Pearson
7895 S.W� 131 Street
Miami, Florida 33156
Re: 2474 S.W. 27 Terrace, Miami, Florida
Dear Mr. Pearson:
I am the owner of property located at 2¢39 ,S, A/), 2 7 Z,o2 ,
Miami, Florida. I understand that you own the referenced property
and have requested that the City of Miami change its zoning
classification so that the property can be used for office
purposes. This is to inform you that I have no objection to such
a change in zoning for this property, and I agree that, given its
location, such a change is reasonable and would not have an adverse
impact upon me or the neighborhood.
10-1012
Very truly yours,
J
(Signature)
.i1S�l�9Gt�Z ; 0 .�i�a��2
(Printed Name)
SubniiU.ed into the gublic
record in connection vvi'h
item 2 "/ on Id —/
11221 MLItty llixai
City Clerk
IVAN F. FERNANDEZ
2465 INAGUA AvLNut: COCONUT GRovn, FLOiuDA 33133
November 23, 1994
City of Miami
Department of Building, Planning & Zoning
Hearing Boards Division
275 N.W. 2nd Street
Miami, Florida 33128
RE: Zoning variance for 2474 S.W. 27tli Terrace, Miami, Florida 33133.
Dear Sir or Madam:
I write at the request of Mr. Stephen Pearson, who has applied for a zoning variance for above
referenced property. I have followed the progress of Mr. Pearson's request through the Planning and
Zoning Boards and the matter was recently discussed at one of our homeowner association meetings.
Although in this neighborhood we are generally opposed to rezoning and commercialization of
properties, it appears that Mr. Pearson's request to utilize the subject property for his law practice
is not unreasonable. The subject property is adjacent to a business and actually Lam South Dixie
Highway. It would seem most reasonable to utilize the property as a professional office as Mr.
Pearson has requested. Although I am not in favor of converting all of the other properties on the
subject block to similar use, I do not believe that making that change for Mr. Pearson's property,
particularly since it faces South Dixie Highway, would in any way diminish the character of the
neighborhood.
My recommendation, as was that of the Zoning Board, is that Mr. Pearson's request be approved.
Sincerely,
Ivan F. Fernandez
cc: Stephen Pearson
Submitted into the public
record in connection with
itern L/ on �— 91
1 2 2Talc ��iixa-i�.
City Clerk
11221 -1ty- Ulezk
Submitted into the D
record in connection
item PZ- on -i2z-L—
MattY Hfiai
Cite Clerk
item P2 - on I a - /-9 q
CIY "ierk
Q.
s
Ul
s-
aXv.
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