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HomeMy WebLinkAboutAnalysis and Mapslhls submMal needs to be scheduled for a pu Mc hearing In accomlanre whh timelines set torch in the City of Miami Cotle. The applicable decision -making bcdywlll review the Information at the public hearing to rend El a recommendation or a final decision. PZ-22-15003 08/25/23 City of Miami Planning Department,. STAFF ANALYSIS FOR A FUTURE LAND USE MAP AMENDMENT TO THE COMPREHENSIVE PLAN Staff Analysis Report No. PZ-22-15003 Addresses 2973 SW 36 Avenue and 3555 SW 29 Terrace Folio Number(s) 01-4116- 019-1320 and 01-4116- 019-1330 Area 22,508 sq. ft. (0.517 ac) Commission District 4, (City Commissioner: Manolo Reyes) Existing FLU Designation Duplex — Residential and General Commercial Proposed FLU Designation General Commercial Applicant Name O'Malley Holdings LLC Applicant Email Not stated Applicant Representative (Name) Alejandro Uribe Applicant Representative Email auribe@wsh-law.com Property Owner O'Malley Holdings LLC Planner Maxwell Utter, Planner II; mutter@miamigov.com Recommendation Denial A. Proposal Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), O'Malley Holdings LLC. ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the Future Land Use (FLU) designation of the properties 2973 SW 36 Avenue and 3555 SW 29 Terrace, ("the Subject Property") from Duplex Residential and General Commercial to General Commercial. The proposed amendment contains approximately 0.517 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-22-15001). The companion application seeks to change the zoning designation of the parcel at 2973 SW 36th Avenue from "T3-O" Sub -urban Transect Zone - Open to "T4-L" General Urban Transect Zone — Limited, and the zoning designation of the parcel at 3555 SW 29' Terrace from "T5-O" Urban Center Transect Zone - Open to "T6-8-O" Urban Core Transect Zone — Open collectively the "Subject Property. The Property Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 1 of 13 8/24/2023 is legally described in the attached Exhibit "A". The table below summarizes the request. The table below summarizes the proposed changes. lhls submtnal needs to be scheduled tar a public hearing In accordance with timelines set tonh in the City of Miami Code.The applica de decision -making bcdywill review the information at the public hearing to render a recommendation or a final decision. PZ-22-15003 08/25/23 Address Folio Area Existing FLUM Designation Proposed FLUM Designation Existing Zoning Proposed Zoning 2973 SW 36 01-4116- 019- 7,005 Duplex General T3-O T4-L Avenue 1320 sq. ft. Residential Commercial (0.161 ac) 3555 SW 29 01-4116- 019- 15,503 General General T5-L T6-8-O Terrace 1330 sq. ft. Commercial Commercial (0.356 ac) Total 22,508 sq. ft. (0.517 ac) Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property B. Recommendation Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department recommends Denial for the requested land use change based upon the facts and findings in this staff report. C. Project Data Adjacent Properties and their associated Land Use designation(s), Transect Zone(s), and Existing Use(s) Based on the surrounding existing Uses, refer to Table 2, the Applicant's northern and eastern abutting properties are predominantly residential. To the south, is Bird Road and the Metro Rail tracks. To the west is a car dealership. SURROUNDING USES Miami 21 MCNP / Density Existing Use North "T3-O" — Sub -Urban Transect Zone — Open Duplex Residential Duplex South "D1" — Work Place District Transect Zone N/A Metro Rail Tracks East T3-O" — Sub -Urban Transect Zone — Open Duplex - Residential Office Building West "T6-8-O" — Urban Core Transect Zone — Open General Commercial Car Dealership Table 2: Surrounding Uses Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 2 of 13 8/24/2023 lhls submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to render a recommendation or a final decitl on. The Subject Property directly fronts SW 36th Avenue to the west and SW 29th Terrace to the south. An office building exists to the east, and there is a duplex to the north (see Figure 1). The Subject Property consists of two (2) parcels with an approximate area of 15,600 sq. ft. (0.358 acres) and has approximately 150 feet of frontage at SW 36th Street and 290 feet of frontage at SW 29th Street. The aerial image below shows the site, outlined in red, and the immediately surrounding context. Figure 1: Aerial Photo of Subject Site (red outline) PZ-22-15003 08/25/23 D. Existing Future Land Designation The parcel at 2973 SW 36th Avenue included in this request have an existing, underlying FLU designation of "Duplex Residential, which is defined by the MCNP as: Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 3 of 13 8/24/2023 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). this submtnal needs to be scheduled tar a public hearing In accordance with timelines set tonh in the City of Miami Code.The applica de decision -making bcdywill review the information at the public hearing to render a recommendation or a final decision. PZ-22-15003 08/25/23 Proposed Future Land Designations The Applicant is seeking to change the existing, underlying FLU designation of to "General Commercial'; which is defined by the MCNP as: Areas designated as "General Commercial" allow all activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "General Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 4 of 13 8/24/2023 lhls submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to render a recommendation or a final decitl on. The map below shows the existing and proposed future land use designations for the subject property, refer to Figures 2 and 3. It pal pled . a.o......i,n nNpleioal _ ''e:a, �„ Du2e.omu. ltDeaeK li 11 e<° dry L _awtn r emei N .I.N o nstyl "IT Figure 2: Existing Future Land Use Map Figure 3: Proposed Future Land Use Map PZ-22-15003 08/25/23 F Neighborhood Context- Sociodemographics The Applicant's Properties are located within the 2020 United States Census Tract "12086007002" (the "Census Tract"). Staff reviewed the following socioeconomic indicators/variables (Population, Households, Average Household Size, Families in Poverty, Owner -Occupied Housing, Renter -Occupied Housing, Vacant Housing, Median Family Income, and Median Gross Rent) to understand the differences between this Census Tract and the City of Miami. Most metrics are very similar between this tract and the rest of Miami, but rent is more expensive even though the rate of poverty is higher. Rents for the census tracts are as of 2019, whereas the rest of the data is from 2021. Topic — United States 2020 Census Census Tract 70.02 City of Miami Population 7,600 442,241 Households 2,847 180,676 Average Household Size 2.7 2.5 Families in Poverty 20.82% 17.14% Owner -Occupied Housing 28.41% 30.37% Renter -Occupied Housing 63.29% 69.63% Vacant Housing 8.28% 13.62% Median Family Income $50,911 $48,003 Median Gross Rent $1,552 $1,242 Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 5 of 13 8/24/2023 This submidalneeds to be scheduled tar a public hearing in cord ante with timelines set tonh in the City of Miami Ccde.The applica de decision -making bedywill review the information at the public hearing to render a recommendation or a final decision. NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS Based on Miami 21 Code, Article 7, Section 7.1.2.8(c.)(2.)(g.) in amending the current MCNP's FLUM, an analysis of the properties within a one-half mile radius (the "Study Area") of the subject property regarding the existing condition of the radius properties and the current Future Land Use designations of the radius properties. Please note that the corresponding zoning is approximately similar in terms of residential density and intensity of Uses. Study Area — Findings PZ-22-15003 08/25/23 • Based on Table 3, the top three (3) FLU designations for the Study Area in terms of the percentage of the total acreage, Duplex Residential is first (51.05%), Restricted Commercial is second (12.17%), and Single Family Residential comes third (7.46%). • This partially aligns with the current FLU topology for this area as the southern portion of the property is zoned General Commercial and abuts many General Commercial properties, and the northern portion of the property, zoned Duplex Residential abuts many Duplex Residential properties. • The predominant FLU designation (Medium -Density Multi -Family Residential) properties were built between the 1950s and 1970s. • 12% of the Study Area lies outside City limits (Figure 4) • The Douglas Road Metrorail Station lies to the Southwest of the Property within the Study Area Citywide - Findings • Based on Table 3, the highest top three FLU designations for the Citywide Area in terms of the percentage of the total acreage, Single Family Residential comes first (27.36%), Duplex Residential is second (17.45%), and Restricted Commercial comes third (17.05%). • Regarding the difference between the Study Area and Citywide, Duplex Residential is an extremely high percentage of land use area in the Study Area compared with the City, and the amount of Single Family Residential is generally lower. • Commercially designated FLU designations for the Study Area and Citywide generally mirror each other in terms of percentages with both FLU topology patterns following the main Thoroughfares - Transit / Commercial Corridors. The City has more parks than the Study area. Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 6 of 13 8/24/2023 this submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to render a recommendation or a final decitl on. PZ-22-15003 08/25/23 Stud Area Citywide FLUM Designation Acreage % Total Acreage % Total Central Business District 0.000 0.00% 199.22 0.88% Conservation 0.000 0.00% 330.14 1.46% Duplex - Residential 253.65 51.05% 3,938.65 17.45% General Commercial 18.71 3.77% 991.97 4.40% High -Density Multifamily Residential 0.000 0.00% 223.53 0.99% Industrial 0.000 0.00% 449.46 1.99% Light Industrial 8.67 1.75% 511.86 2.27% Low Density Multifamily Residential 0.000 0.00% 54.97 0.24% Low Density Restricted Commercial 14.23 2.86% 144.44 0.64% Major Inst, Public Facilities, Transp And 12.74 2.56% 2,080.83 9.22% Medium Density Multifamily Residential 0.63 0.13% 1,428.38 6.33% Medium Density Restricted Commercial 14.02 2.82% 860.06 3.81% Public Parks and Recreation 16.14 3.25% 1,330.59 5.90% Restricted Commercial 60.45 12.17% 3,847.13 17.05% Single Family Residential 37.08 7.46% 6,174.95 27.36% Total 436.32 87.82% 15,135.45 100% Table 4: FLUM comparison analysis between the Study Area vs. Citywide Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application - Page 7 of 13 8/24/2023 \�, o sic 1 Dr- SWSW 6T�� O 27TH ST O` �SW 27TH, j TER(II —2-- 'pry 27TH LN Medium ensity Restricted Commercial Z O Low- -VELARD AV o Density_ SW w Re'strictecIN5m ccial �Ir 40THST z Nei im LC: �U 21(7 J ALTARA A�V� > . . SW 25TH ST- ommercial a I H SW 25TH TE SW 38TH AV SW 37TH CT iMALAGAAV -1r1 SAN CATALONIAAVV Q Restricted LIR HP O cb ASNTAA`NDER COLOtiCi EBASTIAN AV �• r ROMANQ-A I Lilig —�i SARTO AV— �n CAMILO AV ALEDOAV' CADIMAAV ALESIO AV VISCAYAAV FLUVIAAV :CANDIA -SAN LORENZO ofREC j 1P, JEFFERSON DR PEACO1K=1 AV ,1 oLJI ¢tiP 11- ,04u�� •:E Psi w _ 0e f� ��, � cc Q' ncn f I- FLORIDAAV w _i' `� FWASHINGTON IV co W-26TH ST c) Duplex - Residential ,I I U U Q SW 36TH CT I1I SW 28TH ST �II SW 28TH TER SW 29TH ST f W TRL1 E S\AV FZ II BIR © JI 1 ,,Light- d s l General(Com dial F O 0 z 2 Up F x H co SW SHIPPING AV 1 uJ w IrPublic Parks and Recreation ELIZABETH ST 11 Si�g�e FROWAV[ i J a Family - Residential a GRAND=e '- DAY AV PERCIVALAV NOTICE This subm'rcial needs to be scheduled for a pu Mc hearing in accordance with timelines set forth in the Cry of Miami Code.The applicable decision -making bcdywill rewew the information at the public hearing to render recommendation or a final decision. PZ-22-15003 08/25/23 Medium Density -Multifamily Major Inst, j1,13esidential Public Facilities, a�N�N ransp And 5\I\12 w al - 1- 0) O z a 0 z - ¢`n Jf SHIPPING <: AV J 0) 0 THOMAS AV I I I Conservation JIII IFfi WILLIAM AV %' = 9 9, Figure 4: Half -Mile (0.5-mile) Study Area radius (solid black outline), Subject Property (blue dot) Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 8 of 13 8/24/2023 PHOTOS this submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to render a recommendation or a final decitl on. PZ-22-15003 08/25/23 North: Looking north at 2973 SW 36th Avenue from 3555 SW 29 Terrace, which is a Volkswagen dealership lot South: Looking south at 2973 SW 36' Avenue from the property to the north. 3555 SW 29' Terrace is not visible as it is behind the duplex. West: Looking west from SW 35th Avenue. 3555 SW 29' Terrace is obscured by the office building. 2973 SW 36th Avenue is barely visible through the trees. East: Looking East at 2973 SW 36th Avenue from the driveway Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 9 of 13 8/24/2023 lhls submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to rend El a recommendation or a final decitl on. PZ-22-15003 08/25/23 G.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 area. Schools On January 10th, 2023, Miami -Dade County Public Schools submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application. Recreation and Open Space The MCNP requires a 10-minute 1/2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that with the potential increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD). Consumption is assumed to be approximately 6,167 gallons per day by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. A Miami -Dade County Water and Sewer Department permit is required. Solid Waste Collection The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement the City maintains provides flexibility to address fluctuations in solid waste production. Transportation Based on existing and proposed FLR and density for the applications for the project located at 900 SW 13' Avenue and 1323 SW 10th Street, 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 7,300 daily trips and 700 P.M. peak hour trips. Based on this preliminary analysis, no additional information is needed to help determine the impact of this application. At the time of redevelopment, a traffic study may be required. Any traffic studies required in future proposals should include traffic mitigation if significant impacts to operating levels of service are identified. As the site does not impact a FDOT maintained roadway, coordination with FDOT is not required. Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 10 of 13 8/24/2023 H.Comprehensive Plan Analysis The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. lhls submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to rend El a recommendation or a final decitl on. PZ-22-15003 08/25/23 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 conflict with any element of the MCNP. Based on its evaluation, and 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 a 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 was submitted to the MDCPS, which affirmed that they had the resources to absorb any additional students. The City of Miami conducted concurrency testing for Transportation Concurrency. The City of Miami found the proposal would generate additional trips but due to the number of trips, a traffic study is not 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 northern parcel of the Subject Property's existing FLUM designation from "Duplex Residential to "General Commercial" increases the density of allowable residential development from 18 to 150 du/acre and introduces uses not permitted under the "Duplex Residential" land use designation. The existing neighborhood has a distinct single-family form. Amending the FLUM of the MNCP would introduce elements that are not desirable for low density neighborhoods, especially since the southern parcel of the property already has a land use designation of "General Commercial". Further increasing the density and allowable uses will create encroachment into the residential area. Finding 2 Staff finds the request inconsistent with Policy LU-1.3.15 Criteria 3 Policy LU-1.6.9: The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. Analysis 3 The "Duplex Residential" designated northern parcel currently borders other duplex residential parcels to the north, east, and northwest. Apart from the car Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 11 of 13 8/24/2023 lhls submMalneetls to be scheduled fora public hearing In accordance whh timelines set torch in the City of Miami Code. The applIca decision-makIng body will review the Information at the public hearing to render a recommendation or a final decitl on. PZ-22-15003 08/25/23 dealership to the west, and a small office building to the east, most of the abutting parcels are residential in character. Due to the dominate residential character "General Commercial" would not create a transition to residential and would only allow for further encroachment of commercial uses into a residential area. Alternatively, "Low Density Multifamily Residential or "Low Density Restricted Commercial could potentially provide an appropriate transition which would allow a denser residential typology or a low density mix-ed typology to transition to the duplex residential. Finding 3 Staff finds the request inconsistent with Policy LU-1.6.9 Criteria 4 Policy LU 1.1.10: The City's land development regulations will encourage high density residential development and redevelopment in close proximity to Metrorail and Metromover stations. Analysis 4 The Property is within a Transportation Oriented Development and is less than a 10 minute walk to the Douglas Roan Metrorail Station. The Applicant has stated that the purpose of the land use change is to provide additional parking for the adjacent car dealership. The location of this Property is best suited to higher -density residential development as opposed to the expansion of an existing commercial use. Finding 4 Staff finds the request inconsistent with Policy LU 1.1.10 Criteria 5 Policy PR-2.1.2 The City will continue to define and protect conservation areas in the zoning code, as well as other parks and recreation areas. Analysis 5 The Project site is an 8-minute walk from Douglas Park. The Applicant has stated that the goal is to enable the North Property to be used as additional parking in support of the existing Deel dealership. The expected increase in traffic from the additional parking at the car dealership would interfere with pedestrian traffic to Douglas Park for existing residents. Furthermore, expanding the existing use would decrease the amount of residents that would have access to a public park compared with development of a residential nature. Finding 5 Staff finds the request inconsistent with Policy PR-2.1.2 I. Conclusion The Applicant's requested Future Land Designation change for their Subject Property from the current "Duplex Residential" and "General Commercial" to "General Commercial" was reviewed based on a "balanced approach" of weighing the merits of this application being compliant with the MCNP's Goals, Objectives, and Policies, Miami 21 Code's Successional Zoning Changes, versus the expected increase in density consistent with the General Commercial land use designation. This proposed land use change is inconsistent with both Miami 21 and the MCNP. Therefore, the Planning Department recommends "Denial" of the property addresses (2973 SW 36th Avenue and 3555 SW 29th Terrace) from "Duplex Residential" and "General Commercial" to "General Commercial", based upon the facts and findings in this staff report. Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 12 of 13 8/24/2023 *,© PU8ii0 0 4 jDocuSigned by: iaLiS6 htt 7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director "—DocuSigned by: J tAttaun, AL SkitAkr —3A75CAC5AF7E446... Sevanne Steiner CNU-A, Assistant Planning A-e_cto-ned by: A/LI Wt,�,l, Uffc et '—.. Maxwell Utter, Planner51 ?t5D057573427. Land Development Attachments: Attachment 1 — Exhibit A — Legal Description Attachment 2 — Concurrency Analyses NOTICE This submittal needs to be scheduled fora public hearing in accordance 'nth timelines set torlh in the Cry of Miami Code.The applica de decision -making bodywill review the Information at the public hearing to render a recommendati on or a final decision. 44, tLgEw CO PZ-22-15003 08/25/23 Staff Analysis Report No. PZ-22-15003: 2973 SW 36th Avenue Comprehensive Plan Application — Page 13 of 13 8/24/2023 AERIAL EPLAN ID: PZ-22-15003 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 2973 SW 36 AV, 3555 SW 29 TER 0 125 250 500 Feet 1 NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines Set forth in the City of Miami Ccde. The applica de decision-rna king body will en ew the information at the public hearing to render a recommendation or a final decision. PZ-22-15003 08/25/23 FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-23-15003 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 2973 SW 36 AV, 3555 SW 29 TER 0 125 250 Restricted Commercial 500 Feet Light Industrial Multifamily SW 29TH S-T- Duplex, Residential Commercial Medium —Density Residential This submittal needs to be schebu Led bra public hearing In accordance wilt timelines set forth in the City of Miami Code. The appllcade deoIslon-making body NOR review the Information at the public hearing to render a recommendat on or a final tleciAon. -BIRD-RD — 13-IRDWV- General Commercial 1 w 1- Restricted Co Medium Density- mmercial PZ-22-15003 08/25/23 FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-23-15003 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 2973 SW 36 AV, 3555 SW 29 TER 0 125 250 500 Feet Duplex, Residential Medium —Density Residential Gene Commercial 1- w 1- ce This submittal needs to be schebu led for a public hearing In accordance wilt timelines set forth in the City of Miami Code. The appll®de decision -making body will review the Informagon at the public hearing to render a recommended on or a final deci5lon. Restricted Co Medium Density— mmercial PZ-22-15003 08/25/23 HIBISCUS ST