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This submitlal needs to be scheduled fora public hearing
In eaordanre whh timelines set torch 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-24-17633
02/13/24
City of Miami
Planning Department
STAFF ANALYSIS FOR
A FUTURE LAND USE MAP AMENDMENT
TO THE COMPREHENSIVE PLAN
Staff Analysis Report No.
PZ-23-17633
Addresses
See Attachment 1
Folio Number(s)
See Attachment 1
Area
127,121 sq. ft. (2.92 ac)
Commission District
4, (City Commissioner: Manolo Reyes)
Commissioner District Office
Flagami
Existing FLU Designation
"Low -Density Restricted Commercial" and
"Duplex Residential"
Proposed FLU Designation
"Restricted Commercial"
Planner
Maxwell Utter, Planner II; mutter@miamigov.com
anoreiga@miamigov.com
Project Representative
Mr. Arthur Noriega, City Manager, City of Miami
Recommendation
Approval
A. REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), as
amended, 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 Future Land Use (FLU)
designation from Duplex Residential to Restricted Commercial for the real property at 697
Northwest 37 Avenue (southeast portion), 640 Northwest 36 Court (southern portion), and 3665
Northwest 6 Street and from Low -Density Restricted Commercial to Restricted Commercial
for the real property located at 460 Northwest 36 Court (east portion), 427 Northwest 37 Avenue
(east portion), 400 Northwest 36 Court, 408 Northwest 36 Court, 440 Northwest 36 Court, 146
Northwest 36 Court, 140 Northwest 36 Court, 114 Northwest 36 Court, 100 Northwest 36 Court,
102 Northwest 36 Court, 70 Northwest 36 Court, 64 Northwest 36 Court, 58 Northwest 36 Court,
3667 Northwest Flagler Terrace, and 3695 West Flagler Street (northwest portion), Miami,
Florida ("the Property"). The proposed amendment contains approximately 127,121 square feet
(2.92 acres) of land. Small-scale comprehensive plan amendments are those that involve less
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 1 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
This submittal needs to be scheduled fora public hearing
in accordance with timelines set torch in the City of
Miami Ccde.The appticd Lie decision -making bcdywill
rewew the information at the public hearing to render a
recommendation or a final decision.
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-24-17632). The companion application seeks to change the
Subject Property's zoning designation from "T4-L" General Urban Transect Zone — Limited to
"T5-O" Urban Center Transect Zone — Open. The Property is legally described in the attached
Exhibit "A".
B. RECOMMENDATION
Pursuant to Article 7, Section 7.1.2.8 of Miami 21, as amended, the Planning Department
recommends Approval 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, the area to the north, south, and west is primarily
commercial uses with some vacant parcels. The area to the east is predominantly residential,
Table 2.
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
"T6-8-O" Urban Core
Transect Zone — Open and
"T3-O" Suburban Transect
Zone — Open
Restricted Commercial
Sales and Services,
Office
South
"T6-8-O" Urban Core
Transect Zone — Open and
"T3-O" Suburban Transect
Zone — Open
Restricted Commercial and
Duplex Residential
Sales and Services,
Office
East
"T3-O" Suburban Transect
Zone — Open
Duplex Residential
Single Family
Residential, Duplexes
West
"T6-8-O" Urban Core
Transect Zone — Open
Restricted Commercial
Vacant, Sales and
Services, Office
Table 1: Surrounding Uses
The Subject Property is bound to the north by Northwest 7 Street, to the west by residential and
commercial properties, to the South by West Flagler Street, and to the east by residential
properties. Across Northwest 37 Avenue is the Magic City Casino (see Figure 1). The Subject
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 2 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
PU$//
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance whh timelines set torch in the City of
Miami Code. The applica de decision -malting body will
renew the information at the public hearing to render
recommendation or a final decision.
44,
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PZ-24-17633
02/13/24
Property consists of seventeen (17) parcels with an approximate area of 127,121
sq. ft. (2.92 ac). The aerial image below shows the site, outlined in red, and the immediately
surrounding context.
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Figure 1: Aerial Photo of Subject Site (red outline)
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 3 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
This submittal needs to be scheduled fora public hearing
accordancein with timelines set forth in the City of
MiamCode.The applica de decision -making body NOR
renew the Information at the public hearing to render a
recommendation or a final decision.
D. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP)
The seventeen (17) parcels included in this request have an existing, underlying FLU
designation of "Low Density Restricted Commercial", and "Duplex Residential". Low Density
Restricted Commercial is defined by the MCNP as:
Areas designated as "Low Density Restricted Commercial" allow residential uses (except
rescue missions) to a maximum density equivalent to "Low 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 "Low Density
Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the
subject property.
Duplex Residential is defined by the MCNP as
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
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
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DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
4
0
4-
PU$//
NOTICE
ThIs submital needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
44,
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PZ-24-17633
02/13/24
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 Applicant is seeking to change the existing, underlying FLU designations to "Low Density
Restricted Commercial" and "Restricted Commercial". Restricted Commercial is defined by the
MCNP as:
Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to
a maximum density equivalent to "High Density Multifamily Residential" 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; 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 "Restricted
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 "Restricted Commercial" in the
Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the
subject property. Properties designated as "Restricted Commercial" in the Urban Central
Business District and Buena Vista Yards Intensity Preservation Area 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-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 5 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
4
PU$//
NOTICE
Thls submital needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
44,
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PZ-24-17633
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Nonresidential floor area is the floor area that supports nonresidential uses
within the inside perimeter of the outside walls of the building including hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, and excluding
only open-air corridors, porches, balconies, and roof areas.
Low -Density Multifamily Residential is defined in the MCNP as:
The map below shows the existing and proposed future land use designations for the subject
property, please refer to Figures 2 and 3.
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Figure 2: Existing Future Land Use Map
Figure 3: Proposed Future Land Use Map
Neighborhood Context and Sociodemographics
The Applicant's Properties are located within the 2020 United States Census Tract
"12086005202" (the "Census Tract"). Staff reviewed the following socioeconomic
indicators/variables (Population, Households, Average Household Size, Families in Poverty,
Owner -Occupied Housing, Renter -Occupied Housing, Vacant Housing, Median Family Income,
and Median Gross Rent) to understand the differences between this Census Tract and the City
of Miami. Rents were recorded from the 2019 American Community Survey.
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 6 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
4
PU$//
NOTICE
ThIs submital needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
R4-VI Ew
Topic — United States 2020 Census
Census Tract 52.02
City of Miami
Population
5,245
442,241
Households
2,241
180,676
Average Household Size
2.3
2.5
Families in Poverty
28.86%
17.14%
Owner -Occupied Housing
3.43%
30.37%
Renter -Occupied Housing
87.32%
69.63%
Vacant Housing
2.54%
13.62%
Median Family Income
$35,933
$48,003
Median Gross Rent
$1,032
$1,242
Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents
Neighborhood Context: Geospatial Analysis
Planning Staff replicated the required one-half mile radius criteria as stipulated in Article 7,
Section 7.1.2.8(c.) (2.) (g.), used for the companion Rezoning application PZ-23-17632, by
performing a Spatial Analysis of the properties within a one-half mile radius (the "Study Area"),
see Figure 3 and Table 4. Please note that the corresponding zoning is similar in terms of
residential density and intensity of Uses.
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 7 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
4
PU$//
NOTICE
ThIs submital needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
44,
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Study Area
Citywide
FLUM Designation
Acreage
% Total
Acreage
% Total
Central Business District
0.00
0.00
199.22
0.88
Conservation
0.00
0.00
330.14
1.46
Duplex - Residential
259.03
30.86
3939.04
17.45
General Commercial
0.16
0.02
991.97
4.40
High -Density Multi -Family Residential
0.00
0.00
223.52
0.99
Industrial
0.00
0.00
449.46
1.99
Light Industrial
32.00
3.81
511.86
2.27
Low Density Multi -Family Residential
0.00
0.00
54.97
0.24
Low Density Restricted Commercial
5.38
0.64
144.44
0.64
Major Inst, Public Facilities,
Transportation and Utilities
9.88
1.18
2082.86
9.23
Medium Density Multi -Family Residential
10.95
1.30
1424.05
6.31
Medium Density Restricted Commercial
21.91
2.61
864.39
3.83
Public Parks and Recreation
0.00
0.00
1330.59
5.90
Restricted Commercial
135.31
16.12
3847.13
17.05
Single Family Residential
304.83
36.31
6174.93
27.36
Outside City Limits
59.97
7.14
0.00
0.00
839.43
100.00%
22568.58
100%
Table 2: FLUM comparison analysis between the Study Area vs. Citywide
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application -
Page 8 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
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This submittal needs to be scheduled fora public hearing
in ccordence with timelines set forth in the City of
Miami Cede.The applica de decision -making bcdywill
renew the information at the public hearing to render a
recommendation ore final decision.
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PZ-24-17633
02/13/24
Figure 4: Half -Mile (0.5-mile) Study Area radius (black outline), and Subject Property (blue dot)
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 9 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
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0
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PHOTOS
NOTICE
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44,
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PZ-24-17633
02/13/24
Northwest 36 Court and West Flagler Terrace
ail 11l+�lH;fliii�ri�ibiu i" I l l�hallk
Northwest 36 Court and West Flagler Terrace
Northwest 36 Court and Northwest 3 Street
Northwest 36 Court and Northwest 6 Street
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 10 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
Northwest 36 Court and Northwest 7 Street
Along Northwest 5 Street
Along Northwest 36 Court
Along Northwest 7 Street
NOTICE
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In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
Concurrency Analysis
The Planning Department evaluated 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
Miami -Dade County Public Schools provided a report that stated that the Concurrency Service
Area can support the elementary and middle schools, but the high school would need to be
supported by the Adjacent Service Area. The proposed Future Land Use meets LOS standards.
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 11 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
This submittal needs to be scheduled fora public hearing
in accordance with timelines set torch in the City of
Miami Ccde.The appticd Lie decision -making bcdywill
rewew the information at the public hearing to render a
recommendation or a final decision.
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 assess the
LOS for this proposal and found that the standards are met.
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 11,874 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
The City of Miami submitted a transportation concurrency request in January 2024. The analysis
found that the proposed changes would result in 22,280 daily trips and 1,940 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.
Furthermore, as the site does not impact an FDOT maintained roadway, coordination with
FDOT is not required.
Comprehensive Plan Analysis
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criterion 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
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
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DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
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PU$//
NOTICE
ThIs submital needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
REVIEW
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.
Miami -Dade County Public Schools provided a report that stated that the
Concurrency Service Area can support the elementary and middle schools, but
the high school would need to be supported by the Adjacent Service Area. The
Future Land Use meets LOS standards for schools.
The City of Miami submitted a transportation concurrency request in January
2024. The analysis found that the proposed changes would result in 22,280
daily trips and 1,940 P.M. peak hour trips.
Finding 1
Staff finds the request consistent with Policy LU-1.6.4.
Criteria 2
LU Policy Objective 1.3-
The City will continue to encourage commercial, office and industrial
development within existing commercial, office and industrial areas; increase
the utilization and enhance the physical character and appearance of existing
buildings; encourage the development of well -designed, mixed -use
neighborhoods that provide for a variety of uses within a walkable area in
accordance with neighborhood design and development standards adopted as
a result of the amendments to the City's land development regulations and
other initiatives; and concentrate new commercial and industrial activity in
areas where the capacity of existing public facilities can meet or exceed the
minimum standards for Level of Service (LOS) adopted in the Capital
Improvement Element (CIE).
Analysis 2
The proposed change in Future Land Use from Low Density Restricted
Commercial to Restricted Commercial will lead to the development of a well -
designed neighborhood through creating a cohesive Future Land Use pattern
and increasing allowable Density. Along Northwest 37 Avenue, several parcels
are split between Low Density Restricted Commercial and Restricted
Commercial Future Land Uses, which due to the difference in allowable Uses
and Density hinders development. Unifying the Future Land Use designations,
within parcels and among abutting parcels, increasing the allowable residential
density from 36 to 65 du/acre, and increasing permitted FLR from 3.0 to 11.0
will encourage a mixed -Use development pattern along Northwest 37 Avenue
and Northwest 8 Street. By providing more opportunities for mixed -Use
development, the neighborhood will gain a more walkable character as the
Uses needed for the activities of daily life are developed within a convenient
distance of new residents.
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
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DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
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0
4-
a.
NOTICE
ThIs submital needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
Finding 2
Staff finds the request consistent with LU Policy Objective 1.3
Criteria 3
Policy TR-2.1.3: "The City will encourage increased density of development
within walking distance of transit corridors and Metrorail stations (as
referenced in Policy LU-1.1.10. and HO-1.1.9)."
Analysis 3
West Flagler Street and Northwest 37 Avenue from West Flagler Street to
Northwest 2 Terrace are transit corridors.
Finding 3
Staff finds the request consistent with Policy TR-2.1.3
Criteria 4
Objective LU-3:
Encourage urban redevelopment in identified Urban Infill Areas and Urban
Redevelopment Areas
Analysis 4
The Property is within the Urban Infill Area. Many lots have residential Uses
dating back to the 1950s, but several properties abutting the Property have
been built more recently such as the "Douglas Enclave" condominium complex
which was opened in 2023 and supplies much needed Workforce Housing.
Changing the Future Land use of the Property will fit in with the larger trend of
urban redevelopment in this area over the past 10 years.
Finding 4
Staff finds the request consistent with Policy LU 3
Criteria 5:
Policy CM-4.1.2
Continue to direct population away from the Coastal High Hazard Area
Analysis 5:
As sea level rise becomes a greater problem in the face of accelerating climate
change, the City is placing emphasis on developing land least likely to be
inundated. The Property is not within the Coastal High Hazard Area. Data from
the Southeast Florida Regional Climate Change Compact's Unified Sea Level
Rise projection further corroborates that the location of the Property is
protected from sea level rise.
Finding 5:
Staff finds the request consistent with policy CM-2.1.2
E. CONCLUSION
Based on the analysis of the consistency of the Project with the MCNP and Miami 21, the
proposed Future Planning Department recommends "Approval" of the proposed land use
change based upon the facts and findings in this staff report.
(45U/tii,
DocuSigned by:
5788C4375648485...
David Snow
Interim Planning Director
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 14 of 15 2/13/2024
DocuSign Envelope ID: 138EE805-E7E8-49D3-8917-2FF889BFF435
4
0
4-
PU$//
DocuSigned by:
c ats tn�, siti.
83949E0B3EE0452...
Sevanne Steiner CNU-A,
Assistant Planning Director
DocuSigned by:
C
9tita wt,(l U&r
AF9388B3B9BC43E...
Maxwell Utter, Planner II
Land Development
Attachments:
Attachment 1 — Concurrency Analyses
NOTICE
Thls submidal needs to he scheduled fora public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -malting body will
renew the information at the public hearing to render a
recommendation or a final decision.
44,
RtVIEW CO'
PZ-24-17633
02/13/24
Staff Analysis Report No. PZ-23-17633 440 NW 36 CT -RE -Comprehensive Plan Application —
Page 15 of 15 2/13/2024
Attachment 1
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
Address:
Boundary Streets:
PZ-24-17633
1/25/2024
City of Miami
58, 64, 70, 100, 114, 140, 146, 400, 408, 440, and 460 NW 36 CT; 427
NW 37 AV; 3695 W Flagler ST; and 3667 NW Flagler TER
North: NW 7 ST
South: W FLAGLER ST
Existing Future Land Use Designation:
Residential Density: 2.6 acres @
Assumed Population
Proposed Future Land Use Designation:
Residential Density 2.6 acres @
Assumed Population with Increase
East:
West
NW 36 CT
NW 37 AV
Low Density Restricted Commercial
DU/acre 7DUs
261 Persons
36
Restricted Commercial
150
DU/acre
15 Persons
DUs
NEIGHBORHOOD INFORMATION
Commission District Office
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
Coral Way at Coral Gate Park D4 Office
Basin 0117
NO
N1
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
,r,p PUBC/C
Q.
NOTICE GI
This submittal needs to be scheduled for a public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body wlll
renew the Information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
v
CONCURRENCY ANALYSIS
Increase in Population: 40-
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: FAIL
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 100,795
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WASD Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 1,402
Excess capacity before change 800
Excess capacity after change 602
Concurrency Test Result: OK
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: SEE NOTES
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
4
c,
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
Address:
PZ-24-17633
1/25/2024
City of Miami
640 NW 36 CT; 3665 NW 6 ST; and 697 NW 37 AV
Boundary Streets: North:
South:
NW 7 ST
NW 6 ST
East:
West
Existing Future Land Use Designation: Duplex Residential
Residential Density: 0.31 acres @ 18 DU/acre
Assumed Population 14 Persons
NW 36 CT
NW 37 AV
DUs
Proposed Future Land Use Designation: Restricted Commercial
Residential Density 0.31 acres @ I 150IDU/acre DUs
Assumed Population with Increase IN Persons
NEIGHBORHOOD INFORMATION
Commission District Office
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
Coral Way at Coral Gate Park D4 Office
Basin 0117
NO
N1
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
,r,p PUBC/C
Q.
NOTICE GI
This submittal needs to be scheduled for a public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applica decision -mating body wlll
renew the Information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
v
CONCURRENCY ANALYSIS
Increase in Population: 40-
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: FAIL
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 11,874
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WASD Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 165
Excess capacity before change 800
Excess capacity after change (635)
Concurrency Test Result: OK
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: SEE NOTES
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
4
c,
Parks, Recreation, and Open Space Leve
NW.5TH ST
NW-3RD ST
PZ-24-17633
NW-7TH,ST
NW_FLAGL•ER TER
W.FL•AGLER'ST
(D
This submittal needs to be scheduled fore public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
review the Information at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
■"■91 umsCity Boundary
I� Parcels
ID Subject Parcels
City -Owned Park
IM 0.25 Mile Walking Distance
MI 0.25 to 0.5 Mile Walking Distance
NW '5TH_ST
NW_4TH_TER
0 250 500 1,000 Feet
I I I I I I I I
Created by: City of Miami Planning Department
Date created: January 31, 2024
N:\Planning\GIS\Concurrency
W E
Concurrency Management System (CM
Miami -Dade County Public Schools
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applies de decision -ruling body ...AIL
•••,.;'„„,;de—or,,';,—.'0, ,.•
f, PZ-24-17633
Miami-Dade County Public Schools 02/13/24
.t•
Concurrency Management System R view CO'
Preliminary Concurrency Analysis
MDCPS Application Number: PH0124012400036 Local Government (LG): Miami
Date Application Received: 1/24/2024 4:44:50 PM LG Application Number: PZ-24-17633
Type of Application: Public Hearing Sub Type: Land Use
Applicant's Name: City of Miami (PZ-24-17633)
Address/Location: 440 NW 36 CT
Master Folio Number: 0141040230170
0141040230140, 0141040230150, 0141040230160, 0141040230161,
0141040230470, 0141040230480, 0141040230490, 0141040230570,
Additional Folio Number(s):
0141040230580, 0141040230610, 0141040900001, 0141040230590,
0141040230560, 0141040230020, 0141040230030, 0141040230010,
PROPOSED # OF UNITS 344
SINGLE-FAMILY DETACHED UNITS: 0
SINGLE-FAMILY ATTACHED UNITS: 0
MULTIFAMILY UNITS: 344
CONCURRENCY SERVICE AREA SCHOOLS
■=cility Name Net Available Seats Seats Sourc
Capacity Required Taken
2661 KENSINGTON PARK ELEMENTARY 324 29 29 YES Current CSA
6331 KINLOCH PARK MIDDLE 273 14 14 YES Current CSA
7461 MIAMI SENIOR -404 17 0 NO Current CSA
7461 MIAMI SENIOR 0 17 0 NO Current CSA Five Year Plan
ADJACENT SERVICE AREA SCHOOLS
7341 MIAMI JACKSON SENIOR 474 17 17 YES Adjacent CSA
*An Impact reduction of 33.18% included for charter and magnet schools (Schools of Choice .
MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final
determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan
or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
Ryan Shedd
Interim Chief, Comprehensive
Planning
FROM: Collin Worth
Transportation Project Manager
Department of Resilience and
Public Works
DATE:
FILE:
SUBJECT:.
REFERENCES:
ENCLOSURES:
January 31,
PZ-24-17633
This submittal needs to be scheduled for public hearing
In accordance with timelines set forth in the City of
Miami Ccde.The applicade decision -making body will
renew the lnfonnadon et the public hearing to render
recommendation or a final decision.
PZ-24-17633
02/13/24
Transportation Concurrency
Analysis
PZAB File ID 24-17633
Based on existing and proposed FLR and density for the applications for the project
located at 58, 64, 70, 100, 114, 140, 146, 400, 408, 440, 460, and 640 NW 36th Court,
3665 NW 6th Street, 427 and 697 NW 37th Avenue, 3695 W Flagler Street, and 3667 NW
Flagler Terrace, 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 22,280 daily trips and 1,940 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.
Furthermore, as the site may impact W Flagler Street, an FDOT maintained roadway,
coordination with FDOT is required.
DAILY TRIP GENERATION COMPARISON
EXISTING DAILY TRIP GENERATION
NOTICE
o� PZ-24-17633
02/13/24
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
BASELINE
TRIPS
MULTIMODAL
REDUCTION
GROSS TRIPS
INTERNAL
CAPTURE
EXTERNAL
VEHICLE TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
1
1
Single -Family Attached Housing
11
215
6
du
50%
50%
22
21
43
0.0%
0
22
21
43
23.3%
10
17
16
33
0.0%
0
17
16
33
2
Shopping Center (>150k)
11
820
339.768
ksf
50%
50%
4,395
4,395
8,790
0.0%
0
4,395
4,395
8,790
0.1%
10
4,390
4,390
8,780
19.0%
1,668
3,556
3,556
7,112
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Ra
e or Equa 'on
Total:
4,417
4,416
8,833
0.0%
0
4,417
4,416
8,833
0.2%
20
4,407
4,406
8,813
18.9%
1,668
3,573
3,572
7,145
215 Y=7.2(X)
820 Y=26.11`(X)+-81.53
PROPOSED DAILY TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
BASELINE
TRIPS
MULTIMODAL
REDUCTION
GROSS TRIPS
INTERNAL
CAPTURE
EXTERNAL
VEHICLE TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
2
1
Shopping Center (>150k)
11
820
1394.356
ksf
50%
50%
18,164
18,163
36,327
0.0%
0
18,164
18,163
36,327
0.0%
0
18,164
18,163
36,327
19.0%
6,902
14,713
14,712
29,425
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Ra
e or Equa 'on
Total:
18,164
18,163
36,327
0.0%
0
18,164
18,163
36,327
0.0%
0
18,164
18,163
36,327
19.0%
6,902
14,713
14,712
29,425
820 Y=26.11`(X)+-81.53
K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\January 2024\TRIP GEN 11 Redevelopment PZ-24-17633.xlsx: PRINT -DAILY
1/31/2024,11:52 AM
IN
OUT
TOTAL
NET NEW TRIPS
11,140
11,140
22,280
PM PEAK HOUR TRIP GENERATION COMPARISON
EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION
NOTICE
o� PZ-24-17633
02/13/24
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
BASELINE
TRIPS
MULTIMODAL
REDUCTION
GROSS TRIPS
INTERNAL
CAPTURE
EXTERNAL
VEHICLE TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
1
1
Single -Family Attached Housing
11
215
6
du
57%
43%
2
1
3
0.0%
0
2
1
3
33.3%
1
1
1
2
0.0%
0
1
1
2
2
Shopping Center (>150k)
11
820
339.768
ksf
48%
52%
654
708
1,362
0.0%
0
654
708
1,362
0.1 %
1
654
707
1,361
19.0%
259
530
572
1,102
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equa on
Total:
656
709
1,365
0.0%
0
656
709
1,365
0.1 %
2
655
708
1,363
19.0%
259
531
573
1,104
215 Y=0.57(X)
820 LN(Y) = 0.72`LN(X)+3.02
PROPOSED WEEKDAY PM PEAK HOUR TRIP GENERATION
ITE TRIP GENERATION CHARACTERISTICS
DIRECTIONAL
DISTRIBUTION
BASELINE
TRIPS
MULTIMODAL
REDUCTION
GROSS TRIPS
INTERNAL
CAPTURE
EXTERNAL
VEHICLE TRIPS
PASS -BY
CAPTURE
NET NEW
EXTERNAL TRIPS
Land Use
ITE
Edition
ITE
Code
Scale
ITE
Units
Percent
In
Out
Total
Percent
MR
Trips
In
Out
Total
Percent
IC
Trips
In
Out
Total
Percent
PB
Trips
In
Out
Total
In
Out
G
R
O
U
P
2
1
Shopping Center(>150k)
11
820
1394.356
ksf
48%
52%
1,806
1,957
3,763
0.0%
0
1,806
1,957
3,763
0.0%
0
1,806
1,957
3,763
19.0%
715
1,463
1,585
3,048
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equa on
Total:
1,806
1,957
3,763
0.0%
0
1,806
1,957
3,763
0.0%
0
1,806
1,957
3,763
19.0%
715
1,463
1,585
3,048
820 LN(Y) = 0.72`LN(X)+3.02
K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\January 2024\TRIP GEN 11_Redevelopment PZ-24-17633.xlsx: PRINT -PM PEAK HOUR
1/31/2024,11:52 AM
IN
OUT
TOTAL
NET NEW TRIPS
932
1,012
1,944
AERIAL
EPLAN ID: PZ-24-17633
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES) : NW 36 CT
0
250 500
1,000 Feet
This submittal needs to be scheduled bra public hearing
in accordance wipe timelines set forth in the City of
Miami Code. The applica decision -making body
review the Information at the public hearing to render a
recommendation or a final decia on.
PZ-24-17633
02/13/24
Ir-
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1
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-24-17633
COMPREHENSIVE PLAN ANALYSIS
ADDRESS(ES): NW 36 CT
0
250
500
1,000 Feet
This submittal needs to be schedted fora public hearing
in accordance with timelines set forth in the City of
Miami Ccde. The applica de decision -making bodywill
revewthe infomnaton at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
El 1 -1 If
f
Legend
I_I= Duplex - Residential
FL-AGL-ER-ST
z —w
k� Low Density Restricted Commercial �m05 Li, warms
NW-37THAV•-
NW7TH-S-T- Z�°Q ZMU
F I 1 I I I I
1-
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�i
NW3RDST —
N NTSITT
ll
Nw_ LAGLER TER—
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rr
NW 35TH AV
i
I I I IL
N-W-34TH AV
1-Q�~ -1
I I I
>CI—] I`�IM� I 1 4cn
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-24-17633
COMPREHENSIVE PLAN ANALYSIS
ADDRESS(ES): NW 36 CT
0
250
500
This submittal needs to be schedted fora public hearing
in accordance with timelines set forth in the City of
Miami Ccde. The applicade decision -making bodywill
revewthe infomnaton at the public hearing to render a
recommendation or a final decision.
PZ-24-17633
02/13/24
17
i
7
1,000 Feet
I
MEM
FIIIIII
rVW VEAGLER TER
_I_LICI
1