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Home My WebLink AboutAnalysis and MapsDocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thle su bmta[need: m be sch.&md mr a pu bk heming In.—d and whh ti mell set Forth in the City& Miami Code.Th, appiiud, dmelon-rnahing body"11 revlewthe Imm�netion at the pt` hearing t. rende, a recornmendadon or a final decidon. PZ-22-15757 04/14/23 4p" *5 p�,;p h;arEo City of Miami Is a� r..• p.a �9� O Planning Department R T STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-22-15757 Location 3699 Southwest 1 Avenue, Miami, FL 33145, and 3701 Southwest 1 Avenue, Miami, FL 33145 Area 0.69 ac (30,042 sq ft) Commission District 3 - Joe Carollo Department of Human Service Neighborhood Service Center Little Havana Existing FLU Designation Duplex - Residential Proposed FLU Designations Public Parks & Recreation Applicant Arthur Noriega V on behalf of the City of Miami Applicant Representative Jonathan Fanfan jfanfan@miamigov.com Planner Luiz Lam, Park Planner II LLam@miamigov.com Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Arthur Noriega V acting 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 MCNP to change the designation of the property at 3699 and 3701 Southwest 1 Avenue, Miami, Florida 33145 ("the Property") from "Duplex — Residential" to "Public Parks & Recreation". The proposed amendment contains approximately 0.689 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 (ePlan ID PZ-22-15533). The companion application seeks to change the Property's zoning designation from T3-0 (Sub -Urban Transect Zone - Open) to CS (Civic Space Zone). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. Page 1 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thls submMalneetla b be sch.&u d for a public hearing in r<o d—whh timelines set Forth in the City & MlamiCWe.Th applies Liedecision-makingi,Wywill rewewthe Intonnation at the pubhn hearing to render a recommendation or a final kdm,n. PZ-22-15757 / w 04/14/23 Summary of the Existing and Proposed FLU Designations and Zoning Designations FLUM FLUM Miami 21 Miami 21 Address Folio Existing Proposed Existing Proposed 3699 Southwest 0141390070380 Duplex Public Parks T3-0 CS 1 Avenue Res. & Rec. 3701 Southwest 0141390070390 Duplex Public Parks T3-0 CS 1 Avenue Res. & Rec. The Property is located along the south side of Southwest 1 Avenue in the East Shenandoah area. The Property is adjacent to the M-Path and future Underline Linear Park, which runs parallel to South Dixie Highway (US-1). The Property is approximately 0.4 miles southwest of the Vizcaya Metrorail Station and one mile north of HCA Florida Mercy Hospital. Figure 1: Aerial Photo of Subject Site Page 2 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE ThissobmMalne d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.Th, appiiud, bsision-rnahing bWy will rewewihe Inbnnetion M the pubic hearing to rende, a recornme db , or a final tlecidon. PZ-22-15757 04/14/23 EXISTING FUTURE LAND USE DESIGNATION The Subject Property currently has a Future Land Use Designation of Duplex Residential. The primary intent of Duplex Residential is the allowance of residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre. Below is the excerpt from the MCNP that defines the Duplex Residential FLU Designation. Areas designated as "Duplex Residential" allow residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within duplex residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). The parcels immediately north, east, and west of the Subject Property also have the Duplex Residential FLU Designation. There are some parcels with the Restricted Commercial FLU designation roughly 325 feet west of the Subject Property. PROPOSED FUTURE LAND USE DESIGNATION The proposed designation of Public Parks & Recreation allows the following: The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, Page 3 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thissubmta[ d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.Th, appiiud, bsision-rnahing bWy will rewewihe Inbnnetion at the pubic hearing to rentler a recornmenbation or a final tlecidon. PZ-22-15757 04/14/23 athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is determined that conducting such commercial photography will not endanger significant environmental features within the area. [Added 3123199 by Ordinance 11782.1 The maps below show the existing and proposed future land use designations for the subject property. Figure 2: Existing Future Land Use Map 2 Figure 3: Proposed Future Land Use Map NEIGHBORHOOD CONTEX- The Subject Property is located at the southern edge of the East Shenandoah neighborhood. East Shenandoah is surrounded by The Roads to the northwest, Coral Way to the west, Coconut Grove to the south, and Coral Way and Shenandoah to the north. The area consists mostly of duplexes and single-family housing. Southwest 17 Avenue is two blocks to the east with some commercial uses and multifamily lots. Directly to the south of the site is the Miami -Dade County Metrorail, which makes the site a Transit Oriented Development Area. Below the Metrorail runs the future Underline Linear Park that will connect the eastern part of Miami from Downtown to Dadeland via walking and biking paths along with recreational programming. Parallel to The Underline is South Page 4 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thissobmta[ d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.Th, appiiud, bsision-rnahing bWy will rewewihe Inbnnetion at the pubic hearing to rende, a recornmenbation or a final tlecidon. PZ-22-15757 04/14/23 Dixie Highway (US-1) which blocks the site from the Coconut Grove neighborhood to the south. Four blocks to the north of the site is the scenic Southwest 22 Street (Coral Way) which is a transit corridor and major commercial thoroughfare. The area surrounding the Subject Property is also served by Miami Trolley's Coral Way Route, which stops at the Vizcaya Metrorail Station, which is approximately 0.4 miles, or less than a ten-minute walk from the Property. Miami -Dade Metrobus also serves the area with stops on Southwest 22 Street for the 12 and 17 Bus Routes within a ten-minute walk from the Property. The transit options servicing the area provide connections to Carol City, Northside Shopping Center, Allapattah, Civic Center, Mercy Hospital, Liberty City, Downtown, Brickell, Coral Way, Coral Gables, and more. NEIGHBORHOOD CONTEXT: SOCIODEMOGRAPHIC ANALYSIS Planning Department Staff retrieved data from the US Census Bureau's American Community Survey (ACS) to analyze the sociodemographics of the area surrounding the Subject Property. Staff utilized the 2017-2021 ACS 5-Year Estimates and observed various data points for Census Tract 67.15. The table below shows the various data points for both the Census Tract and City of Miami. Summary of Census Data for Subject Census Tract: 12086006715 Topio Population Census Tract 67.15 3,454 City of Miami 440,807 Households 1,529 181,597 Avg Household Size 2.26 2.38 Owner -Occupied 30.28% 25.83% Renter -Occupied 52.55% 60.20% Vacant 17.17% 13.97% Med Household Income $74,446 $47,860 Med Home Value $564,500 $369,100 Med Gross Rent $2,435 $1,361 0 Vehicle Households 4.19% 17.53% Census Tract 67.15 is roughly 340 acres (half a square mile) and consists of the area bounded by US-1 and Brickell Avenue to the south, Southwest 3 Avenue to the north and west, and Southwest 15 Road to the north and east. Over 3,454 people make up 1,529 households, equating to an average household size of 2.26 persons per household. The average household size of Census Tract 67.15 just under the citywide average household size. Some of the most striking differences between Census Tract 67.15 and the rest of the City of Miami are in median household income, median gross rent, and car ownership. Median household income and gross rent are nearly double the city wide average. The percentage of households with no cars is less than one-fourth of the city average, meaning most of the population in this Page 5 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thissubmta[ d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.Th, appiiud, bsision-rnahing bWy will rewewihe Inbnnetion at the pubic hearing to rentler a recornmenbation or a final dmW,n. PZ-22-15757 04/14/23 area have access to a vehicle which is consistent with the higher incomes associated with the area. SITE VISIT Planning Department staff visited the site January 13, 2023. The site visit was conducted between 3pm and 4:30pm. Staff observed a stable residential neighborhood. Most homes had cars indicating houses are occupied. There was good tree canopy coverage in the area, but narrow sidewalks and a lack of safe pedestrian crossings. Overall, the neighborhood was quiet with little traffic, except for the intersection of Southwest 1 Avenue, Southwest 3 Avenue and Southwest 16 Avenue. Below are photos taken by staff from the site visit. Looking south at the entrance of the property, several large canopy trees currently exist onsite. Looking east from the property at Southwest 1 Avenue. Duplexes and single family homes can be seen in a residential street. Page 6 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 Looking west from the property at Southwest 1 Avenue. The Property is seen on the left. Looking east from the south end of the property facing the Metrorail and future Underline Linear Park (currently under construction). Looking west from the center of the site, large trees with dense canopies occupy the west side of the site. Neighboring duplex seen in the background. NOTICE ThissubmMalne d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.The appiiud, bsision-rnahing bWy will rewewihe Inbnnetion M the pubic hearing to rentler a recornmenbation or a final dmW,n. PZ-22-15757 04/14/23 Looking north from inside the entrance of the property at Southwest 1 Avenue. The site faces a single-family home and large trees line the surrounding streets. Looking west the south end of the property facing the Metrorail and future Underline Linear Park (currently under construction). Looking east from the center of the site, a large open space covered in grass. Neighboring duplex seen in the background. Page 7 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 Standing on the abutting Underline facing west, the site is on the left. The intersection of SW 1 Ave with SW 3 Ave and SW 16 Ave is just to the west of the site. Several roads meet while there are no pedestrian crossings; sidewalks are narrow and uneven. 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, residential density would be eliminated under the proposed FLU designation. Because no residential density would be generated, the only concurrency testing required is for Transportation. Schools Schools concurrency is not required because the request reduces density from 18 du/ac to zero. Recreation and Open Space The MCNP requires a 10-minute,'/2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). While the Subject Property itself does not require Recreation and Open Space concurrency testing, Planning Department staff did conduct a GIS analysis to determine that there are currently no parks within a ten-minute walking distance of the site. Potable Water Potable Water concurrency testing is not required because the request reduces density from 18 du/ac to zero. Page 8 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thissobmta[ d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.Th, appiiud, bsision-rnahing bWy will rewewihe Inbnnetion at the pubic hearing t. rende, a recornmenbation or a final tlecidon. PZ-22-15757 04/14/23 Sanitary Sewer Transmission Sanitary Sewer Transmission concurrency testing is not required because the request reduces density from 18 du/ac to zero. Solid Waste Collection Solid Waste Collection concurrency testing is not required because the request reduces density from 18 du/ac to zero. Transportation Based on existing and proposed FLR and density for the applications for the project located at 3699 and 3701 Southwest 1st 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 approximately 50 daily trips and 20 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 may be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. 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 1 School concurrency is not required because the request reduces density from 18 DU/AC to 0 DU/AC. Staff analyzed Recreation and Open Space using GIS and determined the proposal failed to meet LOS standards. Since the Applicant intends to develop the Property into a park upon a successful Amendment of the FLUM of the MCNP and rezone, the failed LOS for Recreation and Open Space would be alleviated. Page 9 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 NOTICE Thissobmta[ d bbe ech.&W d bra public hearing In accortlanre whh timellnea set Forth in the City M Miami CW,.Th, appiiud, bsision-rnahing bWy will rewewihe Inbnnetion at the pubic hearing t. rende, a recornmenbation or a final tlecidon. PZ-22-15757 04/14/23 Potable Water, Sanitary Sewer Transmission, and Solid Waste Collection concurrency testing are not required because the request reduces the density from 18 DU/AC to 0 DU/AC. Staff with Resilience & Public Works analyzed the application for Transportation LOS and found that 50 PM peak hour trips would be generated by maximum build -out of the proposed Public Parks and Recreation FLU designation. All concurrency analyses are attached separately. See Attachment 1. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy PR-1.1.2: "The City will focus on park land acquisition according to the following four equal priorities that emerged from community preferences during the 2007 Parks Master Plan process land with water views and/or water access; land for `walk -to' parks, including neighborhood parks, in underserved areas of the City identified in Citywide and NET -area maps in the 2007 Parks Master Plan and any subsequent updates to these maps; land to expand destination and community parks; land for expansion or creation of linear park segments. Information on target priorities and target areas for new parks will be disseminated to all relevant City departments to enhance the potential for parkland acquisition in conjunction with infrastructure and other projects. Ideally, new parks should be at least one-half acre in size, but smaller areas may be suitable, depending on the surroundings and proposed uses." Analysis 2 The proposed FLUM amendment from Duplex Residential to Public Parks and Recreation is the result of the City of Miami's park land acquisition efforts to increase park land in underserved areas. Currently, there are no parks within a 10-minute walk from the Subject Property. The nearest municipal park is Silver Bluff Mini Park, which is over a half -mile west of the site. Using GIS, staff determined the Subject Property would provide a park within a 10-minute, barrier -free walk to a total of 2,357 residential units. Finding 2 Staff finds the request consistent with Policy PR-1.1.2. Criteria 3 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." Page 10 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 - NOTICE This subminalneeds fe be scheduled Po,, pubk hearing in unrda—wim Z Ines aet fonh n the city of Miami Cod .7he applicade decision-rnaking body will renew theinbrmavon at fhe pubic hearing to nders recommendation or a hnaI d—. on. re PZ-22-15757 04/14/23 Analysis 3 The Subject Property is located in a residential neighborhood. Amending the FLUM of the MCNP for the Subject Property from Duplex Residential to Public Parks and Recreation would serve two purposes. First, it would add new land use within the quarter -mile radius. Second, it would provide a recreational amenity to the surrounding residential neighborhood. Residents of the surrounding residential neighborhood would have a park within walking and biking distance from their homes where they currently do not. Amending the FLUM for the Subject Property from Duplex Residential to Public Parks and Recreation would enhance the existing neighborhood by adding a recreational use in close proximity to the existing residential and commercial uses. Finding 3 Staff finds the request consistent with Policy LU-1.3.15. 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 property located at 3699 and 3701 Southwest 1 Avenue, Miami, Florida 33145 ("the Property") from Duplex - Residential to Public Parks and Recreation is justified based on the lack of existing municipal park and recreation space in the immediate area, and the support of the community to create the proposed park. Amending the FLUM of the MCNP from Duplex - Residential to Public Parks and Recreation will add recreation and green space to residents within walking and biking distance that are not currently served by a park. The proposed amendment will also enhance the existing neighborhood by providing a second park option to residents in the area that are currently served by other parks. Based on the above background information, the Planning Department recommends Approval of the request to amend the FLUM of the Property located at 3699 and 3701 Southwest 1 Avenue, Miami, Florida 33145 from Duplex - Residential to Public Parks and Recreation. FDocuSigned by: Rd ... Lakisha Hull, AICP, LEED AP BD+C Planning Director Page 11 DocuSign Envelope ID: 716 E4388-A341 -4865-9006-32949528 DAD 2 DocuSigned by: SW.aan A)- �f6V t,vr 3A75CAC AF7F44R Sevanne Steiner, CNU-A Interim Chief, Land Development J Duo c u S i�g nn�eyd�by: Luiz Lam Park Planner II Attachments: Exhibit A -Legal Description Attachment 1 - Concurrency Analyses Attachment 2 - Neighborhood Outreach Report - NOTICE Thissu!, l [needsfe be scheduled Pora pubk hearing in unrdan wim Z Ines aet fonh n the city of Miami Cod .7he applica de decision -making body will renew theinbrmavon at fhe pubic hearing to nders recommendation ora hna I de .on. re PZ-22-15757 04/14/23 Page 12 10 Qu131-/cy � F9 Q G • 9��RE�r �►nr �°�� e�I '�Fn FUTURE LAND USE MAP (EXISTING) r EPLAN ID: PZ-22-15757 NOTICE Thls submRkal neetic t° re°°mm°ntlabo°n °he� tla Wood l eo°r da ap°nba. ° he°rf ng `euwbml®sdf°rtbnCiy MI-1 ClThe applietle tics°n-mbay rllCOMPREHENSIVE PLAN AMENDMENT nea ADDRESS(ES): 3699 SW 1 AV and 3701 SW 1 AV PZ-22-15757 04/14/23 0 125 250 500 Feet ii iI I I i , I SW TE 4 5 SA �J cted erc iI s 17 Single a - Residential 9� G} � y IIIPLf UNIL'I JIF -f This su bmittal reeds to be scheduled for a pu bfic hearing in a ccord ance with ti melines sett forth in the City of Miarni Code. The applica ble decision -making bcdy WLL review the i nformation at the pu bfic hearing to read er a recommendation or a fiina L decision. PZ-22-15757 04/14/23 to, 10. 9 ��a�w New C 0 0 r11--�,,,�_1 I FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15757 NOTICE Thls submRtal neetic t° be sehe&u d fora p0k hearing `red°nntlbamo°nl°®� asWeofo°l rtd°bdan°na. Ciy MI-1 ClThe applietle tics°n-mbay °rf llCOMPREHENSIVE PLAN AMENDMENT nea ADDRESS(ES): 3699 SW 1 AV and 3701 SW 1 AV PZ-22-15757 04/14/23 0 125 250 500 Feet ii iI I I i , I SW 4 TE 1 5 SA �J Kecreation cted ercI s Single - Residential � y N