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HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code. The applicade decision -making body NOR review the Information at the public hearing to render a recommendation or a final decision. PZ-22-13173 02/10/23 City of Miami Planning Department STAFF ANALYSIS FOR A FUTURE LAND USE MAP AMENDMENT TO THE COMPREHENSIVE PLAN Staff Analysis Report No. PZ-22-13173 Addresses 3700 SW 28 Street, 2810 SW 37 Avenue, 2814 SW 37 Avenue, 2816 SW 37 Avenue, 2818 SW 37 Avenue, 2824 SW 37 Avenue, and 2828 SW 37 Avenue Area 40,583 sq. ft. (0.931 ac) Commission District 4, (City Commissioner: Manolo Reyes) Department of Human Service Neighborhood Service Center Coral Way Existing FLU Designation Medium Density Restricted Commercial Proposed FLU Designation Restricted Commercial Applicant Name 2814 16 SW 37 LLC Applicant Email AUribe@wsh-law.com Applicant Representative (Name) Alejandro Uribe Applicant Representative Email AUribe@wsh-law.com Planner Darren Murphy, Planner II; dmurphy@miamigov.com Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), 2814 16 SW 37 ("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 at 3700 SW 28 Street, 2810 SW 37 Avenue, 2814 SW 37 Avenue, 2816 SW 37 Avenue, 2818 SW 37 Avenue, 2824 SW 37 Avenue, and 2828 SW 37 Avenue ("the Subject Property") from "Medium Density Restricted Commercial" to "Restricted Commercial". The proposed amendment contains approximately 0.931 acres. Small-scale comprehensive plan amendments are those that involve less than 10 acres of property and are subject to the Small - Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 1 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F Thls submMal needs to be scheduled for a public hearing in accordance wkh timelines set forth in the City of Miami Code. The applicade decision -making bcdywill review the information at the public hearing to render e recommendation or a final decision. PZ-22-13173 02/10/23 Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (ePlan ID PZ-22-13175. The companion application seeks to change the Subject Property's zoning designation from T5-O, Urban Center Zone — Open (T5-O) to T6-8- 0, Urban Core Zone — Open ("T6-8-O"). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. The table below summarizes the proposed changes. Address Area Existing FLUM Designation Proposed FLUM Designation Existing Zoning Proposed Zoning 3700 SW 28 ST 5,842.7 sq. ft. (0.134 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 2810 SW 37 AV 5,840.1 sq. ft. (0.134 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 2814 SW 37 AV Undivided 1/2 interest in 7,228.1 sq. ft. (0.165 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 2816 SW 37 AV Undivided 1/2 interest in 7,228.1 sq. ft. (0.165 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 2818 SW 37 AV 7,226 sq. ft. (0.177 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 2824 SW 37 AV 7,224 sq. ft. (0.177 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 2828 SW 37 AV 7,221.9 sq. ft. (0.177 ac) Medium Density Restricted Commercial Restricted Commercial T5-O T6-8-O 40,583 sq. ft. (0.9 ac) Table 1: Summary of the Existing and Proposed FLU Designations and Zoning Designations for the Subject Property Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 2 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled fora public hearing In accordance whh timelines set forth In the City of Miami Cotle. The appllca decision-mahing body will review the information at the public hearing to rend El a recommendation or a final decal on. PZ-22-13173 02/10/23 The Subject Property directly fronts SW 37 Avenue with the northern property (3700 SW 28 Street) located in the southwest quadrant of the interaction of SW 37 Avenue and SW 28 Street, please see Figure 1. The Subject Property consists of seven (7) parcels with an approximate area of 40,583 sq. ft. (0.931 acre) The aerial image below shows the site, outlined in red, and the immediately surrounding context. Figure 1: Aerial Photo of Subject Site (red outline) EXISTING FUTURE LAND USE DESIGNATION The seven (7) parcels included in this request have an existing, underlying FLU designation of "Medium Density Restricted Commercial". The primary intent of this land use classification is to allow general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Furthermore, this FLU designation is to allow commercial activities that generally serve the daily retailing and service needs of the Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 3 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled fora public hearing In accordance whh timelines set forth In the City of Miami Cotle.The appOca decision-maaIng body will review the information at the public hearing to render a recommendation or a final decision. PZ-22-13173 02/10/23 public, typically requiring easy access by personal auto, and often located along arterial or collector roadways PROPOSED FUTURE LAND USE DESIGNATIONS The Applicant is seeking to change the existing, underlying FLU designation to "Restricted Commercial". This category generally serves the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, allowing for a higher intensity of Uses. This category also allows residential uses to a maximum density equivalent to "High -Density Multifamily Residential" (150 du per acre) subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents. The map below shows the existing and proposed future land use designations for the subject property, please refer to Figures 2 and 3. Restrietetl Commercial Re-1UiIXerl� Coiinnerci.el SN nH ry - s.J ,11I.N Publio Porky Publla Pnrks and Recrealinn and Recreation . 2TH ST— — - -64128., r 6 60,exr - - sr-PNTHS. l— Oupr 5IPf1IHS'T Resltle tlal Resideted Reside tlAl Medium De Restricted site — = Commercial COmmero: I ] — row oenoiry Res ActedCommercial — ow oen dy [Hes detect — Commerctial I- V _ cW 39iH aT' � �. �� _ S�r� 277 'J I { ST �� ! If 1 1_1I li 1 1 i1 11] 1 7 1 I 11 111 Figure 2: Existing Future Land Use Map Figure 3: Proposed Future Land Use Map NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Applicant's Properties are located within the 2020 United States Census Tract "12086007007" (the "Census Tract"). Staff reviewed the following socioeconomic Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 4 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code.The applicade decision -making bedywill review the information at the pubic hearing to render a recommendation or a final decision. PZ-22-13173 02/10/23 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. The one sociodemographic indicator that is noteworthy deals with Housing: Owner -Occupied Housing is 15.45% (135 units) versus Renter -Occupied Housing is 84.55% (739 units), with a ratio of Renters to Owners being approximately 5.47 (739/135). Topic — United States 2020 Census Census Tract 70.07 City of Miami Population 2,410 442,241 Households 874 180,676 Average Household Size 2.2 2.5 Families in Poverty 14.81% 17.14% Owner -Occupied Housing 15.45% 30.37% Renter -Occupied Housing 84.55% 69.63% Vacant Housing 7.42% 13.62% Median Family Income $54,100 $48,003 Median Gross Rent $1,763 $1,242 Table 2: Source: U.S. Census 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 • Based on Table 3, the highest top threes FLU designations for the Study Area in terms of the percentage of the total acreage, Duplex -Residential comes first (67.86%, Restricted Commercial is second (14.07%), and General Commercial comes third (5.20%). • This generally aligns with the current FLU topology for this area with General Commercial fronting a four -lane Transportation / Commercial Corridor (SW 37 Avenue) running north from Bird Avenue to SW 22 Street with abutting Duplex Residential neighborhoods abutting on both the eastern and western property boundaries, please refer to. • The predominat FLU designation (Duplex Residential) has an average "Year Built" of 1960. Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 5 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Mlaml Code.The applicade decision -making body will review the information at the public hearing to render a recommendation or a final decision. PZ-22-13173 02/10/23 Citywide - Findings • Based on Table 3, he highest top threes FLU designations for the Citywide Area in terms of the percentage of the total acreage, Duplex -Residential comes first (25%), Restricted Commercial is second (14.07%), and Major Inst, Public Facilities, Transp And comes third (14%). • Regarding the difference between the Study Area and Citywide for the FLU designation of Duplex Residential, this should be put into the context of a larger narrative of a large portion of the City of Miami consisting of Single Family — Residential (27%) and Duplex — Residential (17%) neighborhoods totaling approximately 44% of the total FLU designations. The nature of the Study Area has a larger concentration of residential neighborhoods relative to the Citywide area. • The Commercially -designated FLU designations for the Study Area and Citywide generally mirror each other in terms of percentages with both FLU topology patterns of following the main Thoroughfares - Transit / Commercial Corridors. Study Area Citywide FLUM Designation Acreage % Total Acreage % Total Duplex - Residential 244.16 67.86% 3939.06 26% General Commercial 18.71 5.20% 991.97 7% Light Industrial 8.67 2.41 % 511.86 3% Low Density Restricted Commercial 13.53 3.76% 144.44 1% Major Inst, Public Facilities, Transp And 5.52 1.54% 2082.87 14% Medium Density Multifamily Residential 0.63 0.18% 1428.38 9% Medium Density Restricted Commercial 7.84 2.18% 859.13 6% Public Parks and Recreation 10.10 2.81% 1330.59 9% Restricted Commercial 50.64 14.07% 3847.15 25% 359.82 100.00% 15135.45 100% Table 3: FLUM comparison analysis between the Study Area vs. Citywide Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 6 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled fora public hearing In accordance whh timelines set forth In the City of Miami Cotle. The appllca decision-mahing body NOR review the Information at the public hearing to render a recommendation or a final decal on. PZ-22-13173 02/10/23 ��i1P -MIRACLE MILE Restricted Commercial 11.I. I_I I I f1 1 _,' ow Density SW'22NDTER Muliifaml3y 1T E\�gC1`O ANDALUSIAAV ] 111: fResidenhal I 1 -. ! �� II�IIIIIII �n 1 VALENCIAAV .o VALENICIAAV W y I �nmmi RIln I ii1J ¢--ALMERIAAV C I .IIIIIII I I I I I H o--ALMERIAAV m m a < > IIIIIII SW 23RD TER_ ( 1 _ — :11111ll 0 SEVILLAAV z SEVILLAAV II 111111111 Ill I L 11 ■.IIIIIII Z-SEVILLAAV Co q c Mini SW 24TH ST I �I�JI�I I5 N7 1 I Lo .-- PAL ERMO AV p01, PALERMO AV II ''' II16:immII LI I `,I, .., PALERMO AV- C. 00 '� I I IIINI11I11p:. " q SW-24THTER III II 5`�.�;GR CATALONIAAV ° ,„°q,� I I �t� 1 w 1111111111111WI111ai P CATALONIAAV I�111■ti MAGAAv �y I l [111IIIIIIII�,NiII'mz 1(iII ��- MIALAGAAV- 9 —SANTANDERAV sArvA ER IIIIIII I II 1 SW.25TH I TER IIIIIF 1111■I1,�rl1i1111111 s 2tJ. 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N ./K—." 0 0.125 0.25 0.5 Miles ÷_ I I I I I I I I I Figure 4: Half -Mile (0.5-mile) Study Area radius (black outline), Subject Property (cyan blue outline), Yellow star is the approximate location of the Douglas Road Metrorail Station, Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 7 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled fora public hearing In accordance whh timelines set forth In the City of Miami Cotle. The appllca decision-mahing body NOR review the Information at the public hearing to rend El a recommendation or a final decal on. PZ-22-13173 02/10/23 PHOTOS "4116r "emu — - 1 E@ e t.. fir 1 -Gr. North: along SW 37 Avenue, 2780 SW 37 Avenue, Building Function and Use: Office, Office building (Medical Office complex) South: along SW 37 Avenue, Duplex - Residential homes - r '- - = _ . y ! .0, , West: along SW 37 Avenue, Duplex - Residential homes, each home's driveway directly back into SW 37 Avenue East: along SW 37 Court, with a predominance of one-story / two-story Duplex Residential homes abutting the rear of the Subject Property. 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 of 121 residents, where the previously maximum population has been Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application - Page 8 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F G 0 PuaL, NOTICE This submittal needs to be scheduled for a public hearing in cord ance with timelines set forth in the City of Miami Ccde.The applicable decision -making bedywill review the information at the public hearing to render a recommendation or a final decision. kr V RSV! EW CO�Q PZ-22-13173 02/10/23 Schools On January 9, 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 %-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 35,900 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 3700 SW 28th Street and 2810, 2814, 2816, 2818, 2824, and 2828 SW 37th 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 11,300 daily trips and 1,600 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. Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 9 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F G 0 PuaL. NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The applicable decision -making bedywill review the information at the public hearing to render a recommendation or a final decision. kr V ReV! EW CO�Q PZ-22-13173 02/10/23 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 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 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. RPW conducted concurrency testing for Transportation Concurrency. RPW found the proposal would generate additional trips and needs more information 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 Subject Property's existing FLUM designation from "Medium Density Restricted Commercial" to "Restricted Commercial" introduces Commercial Uses that are currently limited. In addition to new uses, the change from "Medium Density Restricted Commercial" to "Restricted Commercial" also increases the density from 65 dwelling units per acre to 150 dwelling units per acre. The new FLU designation would allow for a mix of uses that is currently prohibited. Amending the FLUM of the MNCP promotes revitalization and redevelopment by allowing a broader range of uses and an increased number of dwelling units. Revitalization would enhance the existing neighborhood with the provision of new uses and right-of-way improvements (sidewalks, curbs, etc.) that currently do not exist. Finding 2 Staff finds the request consistent with Policy LU-1.3.15.d Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 10 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F NOTICE This submMal needs to be scheduled fora public hearing In accordance whh timelines set forth In the City of Miami Cotle. The appllca decision-mahing body will review the information at the public hearing to render a recommendation or a final decal on. PZ-22-13173 02/10/23 Criteria 3 Policy HO-1.1.9: "The City's land development regulations will encourage high - density residential development and redevelopment near Metrorail and Metromover stations. (See Land Use Policy LU-1.1.10 and Transportation Policy TR-2.1.3.)". Analysis 3 The Subject property is located within the City's designated half mile (0.5-mile) radius Transit Oriented Development (TOD) Pedestrian Shed or Bicycle Shed area with the Douglas Station Metrorail Station being the center, and it is the convergence of multimodal modes of transit that provides the City's residents with a variety of multimodal transit options. Finding 3 Staff finds the request consistent with Policy HO-1.1.9 Criteria 4 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 4 Amending the FLUM of the MCNP for the Property from "Medium Density Restricted Commercial" to "Restricted Commercial" has the potential of encouraging redevelopment, especially high -density Residential infill, within this City -designated TOD area — Douglas Metrorail Station. Thus, it has the potential of providing alternative transportations options to the automobile for future City of Miami residents. Finding 4 Staff finds the request consistent with Policy TR-1.1.4 CONCLUSION The Applicant's requested Future Land Designation change for their Subject Property from the current "Medium Density Restricted Commercial" to "Restricted 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, and the Applicant's voluntarily proffered Covenant that restricts specific Commercial Uses that is juxtaposed to the proposed scale of a future redevelopment(s) project with eight (8) Stories "By Right" with an additional bonus height of four (4) Stories, a residential density of 150 dwelling units per acre, a greater variety of Uses, and increase in the number of traffic trips that abuts an established single family ("T3-O") residential neighbors to the west. Per Ordinances 13546, 13544, 137654, 13765, 13956, and 13957, the merits of the previously adopted MCNP's Comprehensive Plan Amendments to the Future Land Use Map and the Miami 21 Code's Zoning Amendments to the Zoning Atlas were fully vetted by PZAB and the City Commission. Thus, this has ultimately created a precedent towards higher residential density and intensity of Uses within a City -designated Transit Oriented Development Pedestrian Shed or Bicycle Shed area that is centered around the "Douglas Road Metrorail Station". This is the growth pattern that the City of Miami envisions with its residents having direct access to interconnected, multimodal transportation options that include bus service, rail service, bicycling, walking, etc. Therefore, the Planning Department recommends "Approval" with the voluntarily proffered Declaration of Restrictive Covenants of the property addresses (3700 Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 11 of 12 2/10/2023 DocuSign Envelope ID: 4F072367-1364-4847-8F38-C3483992E23F puat/c NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The applicable decision -making bedywill renew the information at the public hearing to render a recommendation or a final decision. kr ReV! EW COv- V PZ-22-13173 02/10/23 SW 28 Street, 2810 SW 37 Avenue, 2814 SW 37 Avenue, 2816 SW 37 Avenue, 2818 SW 37 Avenue, 2824 SW 37 Avenue, and 2828 SW 37 Avenue) from "T5-O" to "T6-O", based upon the facts and findings in this staff report. f—DocuSigned by: `.--7F'AFFFFnrRrRaQF Lakisha Hull, AICP, LEED AP BD+C Planning Director ,—DocuSigned by: S tAkatAl S'ItitA ,rr `-3A75CAG5AF7E446 Sevanne Steiner CNU-A, Assistant Director/ Interim Chief Land Development ,—DocuSigned by: \--Af1F9FFFQC1M7 Darren Murphy, Planner II Land Development Attachments: Attachment 1 — Exhibit A — Legal Description Attachment 2 — Concurrency Analyses Staff Analysis Report No. PZ-22-13173: 3700 SW 28 ST-RE-Comprehensive Plan Application — Page 12 of 12 2/10/2023 AERIAL EPLAN ID: PZ-22-13173 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3700 SW 28 ST; 2810, 2814, 2816, 2818, 2824, & 2828 SW 37 AV 0 125 250 500 Feet This submittal needs to be scheduled fora public hearing in accordance with timelines set forth In the City of Miami Code. The applicable decision -making body will reNew the Information at the public hearing to render a recommendation or a final decision. FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-13173 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3700 SW 28 ST; 2810, 2814, 2816, 2818, 2824, & 2828 SW 37 AV 0 125 250 500 Feet SW 27TH LN SW 38TH AV SW 28TH ST I Duple Residential 2 H th u) 1. MediDensity Restricted Commercial 1 This aubmktal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will reNew the Infonnadon at the public hearing to render a recommendation or a final decision. PZ-22-13173 02/10/23 Public Parks and Recreation Lrow Den Restrict Commer SW 29TH ST SW 28TH ST sity ed cial SW 36TH CT FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-13173 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3700 SW 28 ST; 2810, 2814, 2816, 2818, 2824, & 2828 SW 37 AV 0 125 250 500 Feet SW 27TH LN SW 38TH AV SW 28TH ST i Duple Residential SW 37TH CT 2 1 This submittal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body will reNew the Information at the public hearing to render a recommendation or a final decision. PZ-22-13173 02/10/23 Public Parks and Recreation a Restricted IR Commercial ci Lnow Den Restrict Commer SW 28TH ST sity ed cial SW 29TH ST SW 36TH CT