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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 (�I. <NOTICE needs b be scheduled for a public hearing na wkh timelnesetforth in the CityM The appllcade tlsi—n-making btly will brmatbn at the public hearing t. n,ntler e ommends ., or a final tleclaon. PZ-23-15991 02/22/23 A' STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-23-15991 Location 3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452, 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street Folio Number 0141210120630 Miami 21 Transect 73-R" Sub Urban Transect Zone — Restricted MCNP Designation Single Family Residential/ "Medium Density Restricted Commercial" Commission District District 2 Planner Sevanne Steiner, Assistant Director ssteiner@miamigov.com Property Owner Christ Episcopal Church Project Representative City of Miami Planning Department ssteiner@miamigov.com REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Arthur Noriega, City Manager, on behalf of the City of Miami ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the Miami Comprehensive Plan ("MCNL") to change the future land use designation of "Single Family Residential" to "Medium Density Restricted Commercial" for the property generally located at 3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452, 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street (The Property), Miami, Florida. The proposed amendment contains approximately 2.24 acres. Small-scale comprehensive plan amendments are those that involve less than 50 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 (PZ-23-15987). The Applicant requests a change in the zoning classification from 73-R" Sub Urban Transect Zone — Restricted to 74-0" General Urban Zone — Open for the with a "Village West Island Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 1 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5c44817144 NOTICE This submittals d,b be sch.&W dbna pubic h—ing In —nbanm whh tlrnellnss set forth in the City M M., Cotle. The appli®Lie decision -making btly Wil reWew the inbnna - at the public hearing to n,nde, a --dad., or a final deciaon. PZ-23-15991 �Av 02/22/23 Aj District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay properties generally located at 3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452, 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street. BACKGROUND The Property is located in the Village West Island and Charles Avenue Neighborhood Conservation District (NCD-2). The precursor for the NCD-2, the "SD-26 Coconut Grove Market Overlay District," was established by Ordinance No.12324 by amending the prior City of Miami Zoning Ordinance, Ordinance No. 11000 ("Ordinance No. 11000"). On September 25, 2003, the City Commission adopted Ordinance No. 12417 rescinding Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No. 11000 to establish the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District". On January 27, 2005, the City Commission adopted Ordinance No. 12651 amending Article 6 to add Section 626, titled "Village West Island Special Overlay District," and to repeal the NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District and further amending Article 8 to create Section 802, titled "Charles Avenue Neighborhood Conservation Overlay District". On April 23, 2020, the Miami City Commission, per City Commission Resolution No. R-20-0131, found that the West Grove has been plagued by economic blight. Pursuant to City Commission directive on September 10, 2020, the City of Miami, working with a consultant, completed a report to identify future housing opportunities within the West Grove community, titled "West Grove Affordable Housing Blueprint." At the October 13, 2022 City Commission meeting, the City Commission directed the City Manager and the City Attorney to take any and all actions to improve affordable housing within the Little Bahamas area of the City of Miami. Appendix A.2 of the Miami 21 Code contains the Neighborhood Conservation District regulations, titled "Village West Island District and Charles Avenue" ("NCD-2"). The intent of the NCD-2 is to identify and recognize areas in Coconut Grove that are historically significant; to promote gateways, gathering places, and activities corresponding to its culture and heritage; to compliment the character of the entire community and promote the history of the Island District; and to promote its successful revitalization and restoration. Pursuant to Appendix A.2.2 of the Miami 21 Code: Village West Island District is of special and substantial public interest due to the unique role of Grand Avenue and Douglas Road as the "Main Streets" for the surrounding Village West Island Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 2 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5c44817144 NOTICE ThIs submittals d,b be sch.&W dbna pubk h-1,g In —nbanm whh tlrnellnss set forth in the City M M., Cotle. The appll®Lie decision -making btly Wil reWew the i nbnnad at the pubkc hearing t. n,nde,a racom da., or a final d.dm.,. PZ-23-15991 �Av 02/22/23 Aj District Community and the unique Caribbean and Bahamian character and heritage of the Village West Island District in general. On Charles Avenue this NCD-2 will help define the uses and designs of buildings and help maintain the scale and character of the existing neighborhood. Both Village Island West and Charles Avenue illustrate the incomparable legacy of the African -American community to the City of Miami. The intent of NCD-2 is to identify and recognize this historical significance; to promote gateways, gathering places and activities corresponding to its culture and heritage; to compliment the character of the entire community and promote the history of the Island District, and to promote its successful revitalization and restoration. Charles Avenue (originally Evangelist Street) has historically housed some of the original Bahamian settlements within the Village West Island District that occupies the neighborhoods around the intersection of Douglas Road and Grand Avenue. This street has been degraded through demolition, abandonment and redevelopment and thereby diminishing the historic integrity to become a historic district, however, it is of special and substantial public interest due to its historic identity and remaining historic structures. This designation will encourage appropriate infill to preserve the context of historic sites on Charles Avenue, including: the Mariah Brown House, home of the first Bahamian settler, the Historic Black Cemetery, the E.F. Stirrup House, home of the first black doctor, historical churches, and several other historic homes. The Applicant is requesting an amendment to Ordinance No. 10544, the FLUM of the MCNP to change the future land use designation of "Single Family Residential" to "Medium Density Restricted Commercial" for the property generally located at 3447 and 3401 William Avenue. EXISTING FUTURE LAND USE DESIGNATION All the parcels included in The Property have an existing FLU designation of "Single Family Residential." The primary intent of this land use classification is to allow residential development of single-family dwellings. Below is the MCNP's definition of Single Family Residential. Areas designated as "Single Family Residential" allow single family structures of one dwelling unit each to a maximum density of 9 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as foster homes and family day care homes for children and/or adults; and community based residential facilities (6 clients or less, not including drug, alcohol or correctional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within single family residential areas. Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 3 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 NOTICE ThIs submittals d,b be sch.&W dbna pubic h—ing In —nbanm whh tlrnellnss set forth in the City M M., Cotle. The appll®Lie decision -making btlywill reWew the inbnna - at the public hearing to n:nde, a --dad., or a final deciaon. PZ-23-15991 �Av 02/22/23 Aj Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within single family residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). A "Community based residential facility" provides room (with or without board), resident services, and twenty-four hour supervision. Such a facility functions as a single housekeeping unity. This category includes adult congregate living facilities, facilities for physically disabled and handicapped persons, for developmentally disabled persons, for non dangerous mentally ill persons and for dependent children, as licensed by the Florida Department of Health, and juvenile and adult residential correctional facilities, including halfway houses, as licensed or approved by an authorized regulatory agency. PROPOSED FUTURE LAND USE DESIGNATION The proposed designation of "Medium Density Restricted Commercial" allows the following: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Medium Density Restricted Commercial' allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 4 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 NOTICE This submittals d,b be sch.&W d bn a pubk h—ing In —nbanm whh tlrnellnss set forth in the City M M., Cotle. The appli®Lie decision -making btly Wil reWew the i nbnnad at the pubkc hearing to n,nde,a racom dadon or a final deciaon. PZ-23-15991 �Av 02/22/23 Aj i :ME1Elill I Proposed FLU: Medium Density Restricted Commercial Concurrency Analysis The Planning Department tested levels of service as required for this application. The LOS testing is based on a potential increase in population by 35 residents from 6 people under Single Family Residential to potentially 41 people under Medium Density Restricted Commercial. Schools A request for School Concurrency testing has been submitted to the MDCPS but at the time of this report had not been completed. At the time of site plan review, a School Concurrency application for vesting will be required. Recreation and Open Space The MCNP requires a 10-minute'/2-mile barrier -free walk to a park entrance to meet public LOS. The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that with the potential increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 22,184 gallons PCPD by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 5 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 NOTICE This submittals d,b be sch.&W dbna pubic h—ing In —nbanm whh tlrnellnss set forth in the City M M., Cotle. The appli®Lie decision --Xing btly Wil reWew the inbnnatbn at the public hearing to n,nde, a recommentlation or a final tleciaon. PZ-23-15991 �Av 02/22/23 Aj Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. Solid Waste Collection The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement the City maintains provides flexibility to address fluctuations in solid waste production. Transportation The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. These properties were part of a larger study done in November 2022. In the November 2022 concurrency review for the Assemblage, RPW acknowledged that the difference in PM Peak Hour trips is estimated to be approximately 4,000. RPW's concurrency review also determined the total increase in daily trips to be 30,200. Based on the preliminary analysis, additional information is needed to help determine the impact of the proposed FLUM amendment. This information should also include details on mitigating traffic impacts. 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 1 Planning Department staff conducted concurrency management analysis for Recreation & Open Space, Sanitary Sewer, and Solid Waste. Staff found the proposed FLUM amendment to pass LOS. A request for School Concurrency testing has been submitted to the MDCPS but at the time of this report had but not been completed. At the time of site plan review, a School Concurrency application for vesting will be required. The City of Miami RPW conducted concurrency testing for Transportation Concurrency. RPW found the proposal would generate additional trips and Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 6 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 NOTICE ThIs submittals d,b be sch.&W d bn a pubk h—ing In —nbanm whh tlrnellnss set forth in the City M M., Cotle. The appll®Lie decision -making btlywill reWew the i nbnnad at the pubkc hearing to n,nde,a racom dadon or a final deciaon. PZ-23-15991 �Av 02/22/23 Aj more information will be required at the time of site plan review to determine if a traffic study is required. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy LU-1.3.15: "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other." Analysis 2 Amending the FLUM of the Property from "Single Family Residential" to "Medium Density Restricted Commercial" introduces a plethora of commercial uses that are currently prohibited. In addition to new uses, the change from "Single Family Residential" to "Medium Density Restricted Commercial" also increases the density from 9 dwelling units per acre to 65 dwelling units per acre. The new FLU designation would allow for a mix of uses that is currently prohibited. Finding 2 Staff finds the request consistent with Policy LU-1.3.15.d Criteria 3 Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area, which is defined as the areas below the elevation of the category 1 storm surge line, as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model as depicted on the CHHA map in Appendix CM-1." Analysis 3 The Property is not located in the Coastal High Hazard Area, and the proposal would increase density. Increasing density outside of Coastal High Hazard Areas while maintaining affordable housing prevents climate gentrification. Finding 3 Staff finds the request consistent with Policy CM-4.1.2. Criteria 4 Objective LU-1.2: "Promote, facilitate, and catalyze the redevelopment and revitalization of blighted, declining or threatened residential, commercial and industrial areas through a variety of public, private, and public -private redevelopment initiatives and revitalization programs including, where appropriate, historic designations." Analysis 4 Amending the FLUM of the Subject Property from "Single Family Residential' to "Medium Density Restricted Commercial' introduces a wider array of uses and higher density. This change would unlock new opportunities for redevelopment, which would lead to right-of-way improvements at The Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 7 09/02/2022 DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144 NOTICE Thls submittal needs b be scheaoled bn a pubk h—ing In—nd—whh tlrnellnes set forth in the City M M., Cotle. The appll®Lie decision -making bdy Wil reWew the i nbnnad at the pubkc hearing to render. recommendation or a final deciaon. PZ-23-15991 �Av 02/22/23 Aj Property's location. Approving the amendment to the FLUM would promote revitalization within an identified blighted area. Finding 4 Staff finds the request consistent with Objective LU-1.2. Criteria 5 Policy TR-1.1.4: "The City will implement growth strategies that encourage infill and redevelopment in order to take advantage of the multimodal transportation options available, thereby reducing the dependency on automobiles for new developments." Analysis 5 Amending the FLUM of the MCNP for Property from "Single Family Residential" to "Medium Density Restricted Commercial" will encourage infill and redevelopment within the Urban Infill Area and approximately 0.20 miles just outside of a TOD area. The Property's proximity to a TOD area and location within the Urban Infill Area are advantageous of the multimodal transportation options available. While the Property is not located within a TOD Area, it is located within a quarter -mile of a Transit Corridor. This means there are transportation options servicing the area, such as Miami Trolley and/or Metrobus. It is important to note Transit Corridors do not have premium transit that TOD Areas do have (Metrorail), however, the buses do provide direct connection to premium transit. The Property is within walking distance of the Coconut Grove Trolley and Metrobus 136 routes. By virtue, walking to a Trolley or Metrobus stop constitutes a multimodal trip. Finding 5 Staff finds the request consistent with Policy TR-1.1.4. CONCLUSION Based on Planning staff's analysis of the neighborhood context and the goals, objectives, and policies of the MCNP, Staff finds that the proposed request is consistent with the Goals, Objects, and Policies of the MCNP. Staff recommends Approval of the requested FLUM amendment. DocuSigned by: E a�.�is(A,a. Rini, -ZF-35EEEA......F Lakisha Hull, AICP, LEED AP BD+C Planning Director .-DocuSigned by: (Yg !A WjP6r;-C;NU-A Interim Chief of Land Development Staff Analysis Report No. ePlanPZ - PZ-23-15991 — Page 8 09/02/2022 AERIAL EPLAN ID: PZ-23-15991 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3456 ELIZABETH ST, 3475, 3479, & 3481 HIBISCUS ST; 3430, 3440, 3452, 3454, & 3460 TH0MAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV 125 250 500 Feet �� G1SY )F'ki NOTICE Thls submktal need— be scheduled b, a pubLc hearing �o,da,,.e wrenm the Cl� of Miami Cade. The applicade dxision-making body will renew Ne infannadon at the pubk hearing to render a reco—dadon., a final deer �., PZ-23-15991 \`�� 02/22/23 G1SY )F'ki 1• h�C FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-23-1 5991 NOTICE mis submitlal neetla to neschetla letl for i ph, C hearing COMPREHENSIVE PLAN AMENDMENT a�ortlabm Gmafinea able ih iniha City o, Miami CW, The applica d, decision -making bWy will renew Ne information of the,, Z hearing to render a recommendation or a final tleciaon. ADDRESSES: 3456 ELIZABETH ST, 3475, 3479, & 3481 HIBISCUS ST, 3430, PZ-23-15991 3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV 02/22/23 0 125 250 500 Feet `1SY pfL A< k t O v NOTICE Th, eubmktal—d to be ec!,.d led for a public hearing aortlana wkh t—Imes aet forth in the City a ,l—i mo . The appli.de dsis- making bWy will renewthe information at the pebk hearing to rentler e rec.--lotion or a Mal d-iaon. PZ-23-15991 �AV 02/22/23 G1SY )F'ki 1• h�C FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-23-1 5991 NOTICE 1 lh, mitlal needsm be scheduled mra pobLc nearing COMPREHENSIVE PLAN AMENDMENT a�ordanewA G mtth, p 1, 11hiniha Cityol Miami CW, The applica d, decision -making bWy will renew Ne imm�nation of the pub4c hearing to render a recommentlalion or a final decison. ADDRESSES: 3456 ELIZABETH ST, 3475, 3479, & 3481 HIBISCUS ST, 3430, PZ-23-15991 3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV 02/22/23 0 125 250 500 Feet