HomeMy WebLinkAboutAnalysis and MapsThis submMal needs to be scheduled for a pu Mc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
review the Information at the public hearing to rend El a
recommendation or a final decision.
PZ-23-16911
02/02/24
City of Miami
Planning Departmeh.,
STAFF ANALYSIS FOR
A FUTURE LAND USE MAP AMENDMENT
TO THE COMPREHENSIVE PLAN
Staff Analysis Report No.
PZ-23-16911
Addresses
860, 852 ,842, 834, and 826 Northwest 1 Street, and 821
West Flagler Street
Folio Number(s)
01-4138-003-3120, 01-4138-003-3110, 01-4138-003-
3100, 01-4138-003-3090, 01-4138-003-3080, and 01-
4138-003-3221
Area
47,000 sq. ft. (1.078 ac)
Commission District
3, (City Commissioner: Joe Carollo)
Commissioner District Office
Marlins Park
Existing FLU Designation
Medium Density Restricted Commercial and Restricted
Commercial
Proposed FLU Designation
Restricted Commercial
Planner
Maxwell Utter, Planner II; mutter@miamigov.com
Brookstone 805 Flagler, LLC
Project Representative
Melissa Tapanes, Esq. mtapanes@brzoninglaw.com
Recommendation
Denial
A. PROPOSAL
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Melissa
Tapanes, Esquire, on behalf of Brookstone 805 Flagler 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 parcels 860, 852 ,842, 834, and 826 Northwest 1
Street, and 821 West Flagler Street, collectively ("the Property") from "Medium Density Restricted
Commercial" to "Restricted Commercial". The proposed amendment contains approximately
1.078 acres of property. 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-22-16927). The table below summarizes the proposed changes.
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 1 of
15
2/2/2024
This submMal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code.The applicable decision -making bodywill
review the intcrnnatien at the public hearing to render a
re:.ommendati on or a final decision.
PZ-23-16911
02/02/24
Address
Folio
Area
Existing
FLUM
Designation
Proposed
FLUM
Designation
Existing
Zoning
Proposed
Zoning
860
Northwest 1
Street
01-4138-003-
3120
7,500
sq. ft.
(0.172 ac)
Medium
Density
Restricted
Commercial
Restricted
Commercial
T5-O
T6-8-O
852
Northwest 1
Street
01-4138-003-
3110
7,500
sq. ft.
(0.172 ac)
Medium
Density
Restricted
Commercial
Restricted
Commercial
T5-O
T6-8-O
842
Northwest 1
Street
01-4138-003-
3100
7,500
sq. ft.
(0.172 ac)
Medium
Density
Restricted
Commercial
Restricted
Commercial
T5-O
T6-8-O
834
Northwest 1
Street
01-4138-003-
3090
7,500
sq. ft.
(0.172 ac)
Medium
Density
Restricted
Commercial
Restricted
Commercial
T5-O
T6-8-O
826
Northwest 1
Street
01-4138-003-
3080
7,500
sq. ft.
(0.172 ac)
Medium
Density
Restricted
Commercial
Restricted
Commercial
T5-O
T6-8-O
821 West
Flagler Street
01-4138-003-
3221
9,500 sq.
ft. (0.218
ac)
Medium
Density
Restricted
Commercial
and
Restricted
Commercial
Restricted
Commercial
T6-12-0
and
T5-O
T6-12-0
and
T6-8-O
Total
47,000 sq.
ft.
(1.078 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.
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 2 of
15
2/2/2024
This submidal needs tc be scheduled for a public hearing
in accordance with timelines set tonh in the City of
Miami Code.The applicable decision -making bcdywill
review the intormaden at the public hearing to render a
recommendation or a final decision.
C. PROJECT DATA
Property History
Upon the adoption of the Miami 21 zoning code in 2009, the Property had a land use
classification of "Medium Density Multifamily Residential". The land use classification of the
Property was subsequently changed to "Medium Density Restricted Commercial" during the City
Commission meeting on January 25, 2018, as specified in Ordinance 13737.
PZ-23-16911
02/02/24
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 western
abutting properties have predominantly residential existing. To the south, are vacant lots. To the
east is a parking lot and residential building.
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
"T4-R" — General Urban
Transect Zone — Restricted
Medium Density Multifamily
Residential
Multi -Family Low
Density Resi ntial,
Sin le-Famil and
Medium Density
Residential
South
"T6-12-0" Urban Core
Transect Zone - Open
Restricted Commercial
Sales and Services /
Vacant
East
"T5-O" — Urban Center
Transect Zone — Open and
"T6-8-O" — Urban Core
Transect Zone — Open
Restricted Commercial
Sales and Services
West
"T6-8-O" — Urban Core
Transect Zone — Open
Restricted Commercial and
Medium Density Restricted
Commercial
Duplex Residential and
Single -Family High
Density Residential
Table 2: Surrounding Uses
Site Location
The Property directly fronts Northwest 1 Street to the north and West Flagler Street to the south.
The Property consists of six (6) parcels with an approximate area of 47,000 sq. ft. (1.078 acres).
The Property is currently vacant with the exception of 842 Northwest 1 Street, which is occupied
by Single -Family Residential dwelling unit constructed circa 1915. The aerial image below
shows the site, outlined in red, and the immediately surrounding context.
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 3 of
15
2/2/2024
This submMal needs to be scheduled fore public hearing
In accordance wth timelines set torth in the City of
Miami Cole. The applicable decision -malting bodywlll
review the Information at the public hearing to render a
recommended on or a final decision.
PZ-23-16911
02/02/24
Figure 1: Aerial Photo of Property (red outline)
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 4 of
15
2/2/2024
This submMal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision-mahing body will
review the information at the public hearing to render a
recommendation or a final decision.
D. ANALYSIS
Existing Future Land Designation
The aforementioned parcels included in this request have an existing, underlying FLU designation
of "Medium Density Restricted Commercial, which is defined by the MCNP as:
Areas designated as "Medium Density Restricted Commercial" allow residential uses (except
rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential"
subject to the same limiting conditions; transitory residential facilities such as hotels and motels.
This category also allows general office use, clinics and laboratories, auditoriums, libraries,
convention facilities, places of worship, and primary and secondary schools. Also allowed are
commercial activities that generally serve the daily retailing and service needs of the public,
typically requiring easy access by personal auto, and often located along arterial or collector
roadways, which include: general retailing, personal and professional services, real estate,
banking and other financial services, restaurants, saloons and cafes, general entertainment
facilities, private clubs and recreation facilities, major sports and exhibition or entertainment
facilities and other commercial activities whose scale and land use impacts are similar in nature
to those uses described above. This category also includes commercial marinas and living
quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Medium Density
Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the
subject property.
PZ-23-16911
02/02/24
Proposed Future Land Designation
The Applicant is seeking to change the existing, underlying FLU designation to "Restricted
Commercial," which 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.
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 5 of
15
2/2/2024
This submMal needs to be scheduled fore public hearing
In accordance whh timelines set forth in the City of
Miami Code. The appliceble decision-mahing body NOR
review the information at the public hearing to render
recommendation or a final decision.
PZ-23-16911
02/02/24
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.
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.
The map below shows the existing and proposed Future Land Use designations for the subject
property; refer to Figures 2 and 3.
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Figure 2: Existing Future Land Use Map
Figure 3: Proposed Future Land Use Map
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 6 of
15
2/2/2024
Neighborhood Context- Sociodemographic
This submMal needs to be scheduled for a pu folic hearing
In accordance with timelines set torch in the City of
Miami Cotle.The applicade decision -making body NOR
review the information at the public hearing to rend El a
recommendation or a final decision.
PZ-23-16911
02/02/24
Topic - United States 2020 Census
Census Tract 52.02
City of Miami
Population
5,957
442,241
Households
2,109
180,676
Average Household Size
2.7
2.5
Families in Poverty
29.48%
17.14%
Owner -Occupied Housing
8.77%
30.37%
Renter -Occupied Housing
73.96%
69.63%
Vacant Housing
17.25%
13.62%
Median Family Income
$35,124
$48,003
Median Gross Rent
$1,062
$1,242
Table 3: Source: 2021 U.S. Census data for rents, and the 2019 American Community Survey for rents
Neighborhood Context - Geospatial Analysis
Miami 21 Code, Article 7, Section 7.1.2.8(c)(2)(g) requires the applicant to provide an analysis of
the properties within a one-half mile radius (the "Study Area") of the Property regarding the
existing condition of the radius properties and the current Future Land Use designations of the
radius properties.
Study
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
0.000
0.00%
3,938.65
17.45%
General Commercial
13.54
2.69%
991.97
4.40%
High -Density Multifamily Residential
20.95
4.17%
223.53
0.99%
Industrial
21.24
4.23%
449.46
1.99%
Light Industrial
12.51
2.49%
511.86
2.27%
Low Density Multifamily Residential
0.000
0.00%
54.97
0.24%
Low Density Restricted Commercial
7.19
1.43%
144.44
0.64%
Major Institutional, Public Facilities,
Transportation and Utilities
23.5
4.68%
2,080.83
9.22%
Medium Density Multifamily Residential
195.74
38.94%
1,428.38
6.33%
Medium Density Restricted Commercial
15.19
3.02%
860.06
3.81%
Public Parks and Recreation
11.18
2.22%
1,330.59
5.90%
Restricted Commercial
171.66
34.15%
3,847.13
17.05%
Single Family Residential
9.95
1.98%
6,174.95
27.36%
Total
502.65
100.00%
15,135.45
100%
Table 4: Land Use Comparison Between the Study Area and the City
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application - Page 7 of
15
2/2/2024
NOTICE
This submMal needs to be scheduled fore public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision-mahing body NOR
review the information at the public hearing to render
recommendation or a final decision.
PZ-23-16911
02/02/24
NW
8TH
TER 2 F-
�Zr zc
•
rn6l1
NW 2ND ST
z
Q
W FLAGLER ST
SW FLAGLER
TER SW
NW7THST - :1
NW 1ST ST
ST=ST
2ND ST
111111
SW 5THSr
Legend
• Property
MI Half Mile Radius
▪ General Commercial
High Density Multifamily
▪ Industrial
Light Industrial
Low Density Restricted
▪ Major Institutional. Public
Medium Density Multifamily
Medium Density Restricted
Public Parks and Recreation
▪ Restricted Commercial
Single Family Residential
, f1 1 111 1
1 .IV V4
12�1TH
--NW 11TH TER -II
-NW11T,H,ST
NW 1 0oxTHS',
=
�� a `�
� � F-
ccnn 6 SW 10TH ST
o
rn m k9
5W 11TH ST 7, �
ss� s ND ao� z spy-�-tn �-/o y II
SW 12TH ST�O s, ''''`) r-P 'P �yt pojy'�/' '5'AQ�d, A.� 1, ?
Figure 4: Half -Mile (0.5-mile) Study Area radius (solid black outline), Subject Property (blue dot)
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 8 of
15
2/2/2024
This submldal needs ro be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Cede.The applicable decision-rna king bedywill
renew the informatan at the public hearing to render a
recommendation or a final decision.
PZ-23-16911
02/02/24
Photos
Looking north from West Flagler Street towards
the property, which is in the back. The front half
of the picture is not part of the proposed land
use change.
Looking south from Northwest 1st Street the
property is the half closest to the fence.
Looking west from Northwest 8th Avenue, the
property is across a parking lot.
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 9 of
15
2/2/2024
This submidal needs tc be scheduled for a public hearing
in accordance with timelines set tonh in the City of
Miami Code.The applicable decision -making bcdywill
review the intormaden at the public hearing to render a
recommendation or a final decision.
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
PZ-23-16911
02/02/24
On November 3, 2023, Miami -Dade County Public Schools submitted its findings that it had tested
the proposed change of land use and zoning and found that Jose Diego Middle School was the
only Concurrency Service Area school that meets LOS standards. All Adjacent Service Area
schools meet LOS standards.
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 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 35,347 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
The existing and proposed Floor Lot Ratio (FLR) and density were used to calculate the potential
impact on trip generation. The proposed changes could lead to an increase of about 8,800 daily
trips and 1,200 P.M. peak -hour trips.
This preliminary analysis suggests that more information is necessary to assess the application's
impact. A traffic study may be necessary during redevelopment, and any future proposals
requiring traffic studies should include mitigation measures if significant impacts on operating
levels of service are identified.
Since the site affects West Flagler Street, a roadway maintained by the Florida Department of
Transportation (FDOT), coordination with FDOT is mandatory.
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 10 of
15
2/2/2024
Comprehensive Plan Analysis
The following is an analysis of the application relative to the Goals, Objectives,
and Policies of the MCNP.
This submidal needs tc be scheduled for a public hearing
in accordance with timelines set tonh in the City of
Miami Code.The applicable decision -making bedywill
review the intormadon at the public hearing to render a
recommendation or a final decision.
PZ-23-16911
02/02/24
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 for all metrics.
A request for School Concurrency testing was submitted to the MDCPS, which
concluded that the schools within the Adjacent Service Area have sufficient
available seats to absorb the estimated additional students.
The City of Miami conducted concurrency testing for Transportation
Concurrency. The City of Miami found the proposal would generate additional
trips, and due to the number of trips a traffic study may be required.
Finding 1
Consistent
Criteria 2
Policy TR-1.1.5:
"The City will encourage new development to be structured to reinforce a
pattern of neighborhoods and urban centers by focusing growth along transit
corridors and around transit nodes and centers."
Analysis 2
The parcels are located along a Transit Corridor. Additionally, the Better Bus
Network, recently opened by Miami -Dade County is expected to provide transit
at a level of service similar to the Metrorail and Metromover system along West
Flagler Street. Amending the parcels from "Medium Density Restricted
Commercial" to "Restricted Commercial" will increase the density along the
Transit Corridor.
Finding 2
Consistent
Criteria 3
Policy HO-1.1.9:
The City's land development regulations will encourage high -density residential
development and redevelopment in close proximity to Metrorail and
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 11 of
15
2/2/2024
This submMal needs to be scheduled for a public hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision-mahing body will
review the information at the public hearing to render a
recommendation or a final decision.
PZ-23-16911
02/02/24
Metromover stations. (See Land Use Policy LU-1.1.10 and Transportation
Policy TR-2.1.3.)
Analysis 3
The Property is in the Transit Corridor Quarter -Mile Radius but is not within a
10-minute walk or 5-minute bike ride of any Metrorail or Metromover station.
Finding 3
Inconsistent
Criteria 4
Objective EDU — 1.2
The City of Miami shall coordinate new residential development with the future
availability of public school facilities consistent with the adopted level of service
standards for public school concurrency, to ensure the inclusion of those
projects necessary to address existing deficiencies in the 5-year schedule of
capital improvements, and meet future needs based upon achieving and
maintaining the adopted level of service standards throughout the planning
period.
Analysis 4
Miami -Dade Public Schools has the capacity to absorb the expected additional
students.
Finding 4
Consistent
Criterion 5
Policy LU 1.1.3
The City's zoning ordinance provides for protection of all areas of the city from:
(1) the encroachment of incompatible land uses; (2) the adverse impacts of
future land uses in adjacent areas that disrupt or degrade public health and
safety, or natural or man-made amenities; (3) transportation policies that divide
or fragment established neighborhoods; and (4) degradation of public open
space, environment, and ecology. Strategies to further protect existing
neighborhoods through the development of appropriate transition standards
and buffering requirements will be incorporated into the City's land
development regulations.
Analysis 5
The nearby land uses around the Property mainly consist of Restricted
Commercial uses along West Flagler Street and Northwest 1 Avenue, while
other parts of the block have Medium or High Density Multifamily Residential
Uses. Although the proposed Future Land Use change aims to unify the
block's land use, it would diverge from the patterns to the north, northeast, and
northwest. Additionally, the Applicant is not proposing to change the entire
block. The remnants create an inconsistent Land Use designations that could
result in incompatible adjacent land uses.
Moreover, the shift in Future Land Use introduces a mismatch in Floor Area
Ratio (FLR), particularly with the neighboring Medium Density Multifamily
Residential Uses. While the allowable land uses would not change, the FLR for
Medium Density Restricted Commercial is 6.0, whereas Restricted Commercial
permits FLR up to 7.0, or even 11.0. The increased intensity as a result of the
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 12 of
15
2/2/2024
This submldal needs ro be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Cede.The applicable decision-rna king bedywill
renew the informatan at the public hearing to render a
recommendation or a final decision.
PZ-23-16911
02/02/24
Future Land Use change would be inconsistent with the intensity of Medium
Density Multifamily Residential Uses in neighboring blocks.
The existing Medium Density Restricted Commercial Future Land Use
designation functions as a buffer between Restricted Commercial uses to the
south and Medium Density Multifamily Residential Uses to the north and
northwest. Altering the Future Land Use would eliminate this buffer, disrupting
the current transition.
Finding 5
Inconsistent
E. CONCLUSION
While the Property is within a walkable area and is close to mass transit the proposed Future
Land Use change creates an irregular land use pattern disrupting and encroaching the pattern
established by the neighboring medium density residential neighborhood. The existing Land Use
Designation of "Medium Density Restricted Commercial" allows for a density concentration near
transit without overshadowing the neighborhood to the north. Based on the consistency of the
proposed Future Land Use change with the above criteria, the Planning Department recommends
Denial based upon the facts and findings in this staff report.
,—DocuSigned by:
Viuta SvLbw
'-77D014848CA84B6
David Snow
Interim Planning Director
�DocuSigned by:
Ste- SfutA.wx
'— 3A7 5 CAC 5A F 7 E446...
Sevanne Steiner, CNU-A
Assistant Planning Director
DocuSigned by:
114,59,wat Ufx
516A5D057573427..
Maxwell Utter
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 13 of
15
2/2/2024
Planner II
Attachments:
Attachment 1 — Concurrency Analyses
aVF
NOTICE
This submMal needs to be scheduled fora public hearing
ord noewlhti melines set torch in the City of
Miami Code. The applicable decision -ma ling bodywill
review the information at the public hearing to render a
recommendation or a final tleciv on.
PZ-23-16911
02/02/24
Staff Analysis Report No. PZ-23-16911: 860 NORTHWEST 1 STREET Comprehensive Plan Application — Page 14 of
15
2/2/2024
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:
PZ-23-19611
11/3/2023
Brookstone 805 Flagler, LLC
Address: 860, 852, 842, 834, and 826 NW 1 ST and 821 W FLAGLER ST
Boundary Streets: North: NW 1 ST East: NW 8 AV
South: W Flagler ST West NW 9 AV
Existing Future Land Use Designation: Medium Density Restricted Commercial
Residential Density: 0.92 acres @ 65 DU/acre ,DUs
Assumed Population :, Persons
Proposed Future Land Use Designation: Restricted Commercial
Residential Density 0.92 acres @ 150 DU/acre
Assumed Population with Increase 3 Persons
DUs
NEIGHBORHOOD INFORMATION
Commission District Office
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
District 3 Office
Basin 0001-26
NO
J1
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
CONCURRENCY ANALYSIS
Increase in Population: 219
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: PASS
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 35,347
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 492
Excess capacity before change 800
Excess capacity after change (308)
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.
Parks, Recreation, and Open Space Leve
Henderson
Ernesto
Lecuona
PZ-23-16911
NW 2ND ST
=W FLAGLERTST
1ST ST
0 125 250
1J01 B
Emma City oundary
I —I Parcels
0 Subject Parcels
I— 1 City -Owned Park
0.25 Mile Walking Distance
0.25 to 0.5 Mile Walking Distance
NOTICE
This submittal needs to be scheduled fora public hearing
In accordance with timelines set forth In the Clly of
Miami code. The applicable decision -making body MU
renew the Information at the public hearing to render
recommendation or a final deedon.
PZ-23-16911
01/24/24
500 Feet
Created by: City of Miami Planning Department
Date created: November 3, 2023
N:\Planning\GIS\Concurrency
W E
Concurrency Management System (CMS)
Miami -Dade County Public Schools
NOTICE
PZ m23-1a691"1
01/24/24
Miami -Dade County Public Schools
Concurrency Management System
Preliminary Concurrency Analysis
MDCPS Application Number:
Date Application Received:
Type of Application:
Applicant's Name:
Address/Location:
Master Folio Number:
Additional Folio Number(s):
PH0123110300557
11/3/2023 11:57:22
AM
Public Hearing
Local Government (LG):
LG Application Number:
Sub Type:
Miami
PZ-23-16911
Land Use
Brookstone 805 Flagler, LLC (PZ-23-16911)
860 NW 1 ST
0141380033120
0141380033110, 0141380033100, 0141380033090,
0141380033080,0141380033221,
PROPOSED # OF UNITS 75
SINGLE-FAMILY DETACHED
UNITS:
SINGLE-FAMILY ATTACHED
UNITS:
MULTIFAMILY UNITS:
0
0
75
CONCURRENCY
SERVICE AREA SCHOOLS
Facility Name
Net Available
Capacity
Seats Seats
Require Take "
LO
Sourc>E'
4681
RIVERSIDE ELEMENTARY
-152 7 0
NO
Current CSA
4681
RIVERSIDE ELEMENTARY
0
7 0
NO
Current CSA Five Year Plan
6361
JOSE DE DIEGO MIDDLE
17
3 3
YES
Current CSA
7791
BOOKER T WASHINGTON SENIOR
-6
4 0
NO
Current CSA
7791
BOOKER T WASHINGTON SENIOR
0
4 0
NO
Current CSA Five Year Plan
4681
RIVERSIDE ELEMENTARY
-152
7 0
NO
Current CSA
4681
RIVERSIDE ELEMENTARY
0
7 0
NO
Current CSA Five Year Plan
6361
JOSE DE DIEGO MIDDLE
17
3 3
YES
Current CSA
7791
BOOKER T WASHINGTON SENIOR
-6
4 0
NO
Current CSA
7791
BOOKER T WASHINGTON SENIOR
0
4 0
NO
Current CSA Five Year Plan
ADJACENT
SERVICE
AREA SCHOOLS
801
CITRUS GROVE ELEMENTARY
161
7 7
YES
Adjacent CSA
7301
MIAMI EDISON SENIOR
749
4 4
YES
Adjacent CSA
801
CITRUS GROVE ELEMENTARY
161
7 7
YES
Adjacent CSA
7301
MIAMI EDISON SENIOR
749
4 4
YES
Adjacent CSA
*An Impact reduction of 32.58% 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
Sue Trone, AICP DATE: November 7, 2023
Chief, Community Planning
FILE: PZ-23-16911
SUBJECT: Transportation Concurrency
Analysis
REFERENCES: PZAB File ID 23-16911
FROM: Charles Alfaro ENCLOSURES:
Assistant Director Department
of Resilience and Public Works
CC: Collin Worth
Transportation Project Manager
Based on existing and proposed FLR and density for the applications for the project
located at 860, 852, 842, 834, and 826 NW 1st Street and 821 W Flagler 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 8,800 daily
trips and 1,280 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 impacts W Flagler Street, an FDOT maintained roadway,
coordination with FDOT is required.
DAILY TRIP GENERATION COMPARISON
EXISTING DAILY TRIP GENERATION
NOTICE
PZ-23-16911
01/24/24
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
9
1
Multifamily Housing (Low -Rise)
11
220
60
du
50%
50%
230
229
459
0.0%
0
230
229
459
0.0%
0
230
229
459
0.0%
0
230
229
459
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Ra
e or Equa 'on
Total:
230
229
459
0.0%
0
230
229
459
0.0%
0
230
229
459
0.0%
0
230
229
459
220
Y=6.41 `(X)+75.31
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
440.8272
ksf
50%
50%
5,715
5,714
11,429
0.0%
0
5,715
5,714
11,429
0.0%
0
5,715
5,714
11,429
19.0%
2,172
4,629
4,628
9,257
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Ra
e or Equa 'on
Total:
5,715
5,714
11,429
0.0%
0
5,715
5,714
11,429
0.0%
0
5,715
5,714
11,429
19.0%
2,172
4,629
4,628
9,257
820 Y=26.11`(X)+-81.53
K:\FTLTPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\November 2023\TRIP GEN 11 Redevelopment PZ-23-16911.)dsx: PRINT -DAILY
11/7/2023,5:32 PM
IN
OUT
TOTAL
NET NEW TRIPS
4,399
4,399
8,798
PM PEAK HOUR TRIP GENERATION COMPARISON
EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION
NOTICE
PZ-23-16911
01/24/24
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
Multifamily Housing (Low -Rise)
11
220
60
du
63%
37%
29
17
46
0.0 %
0
29
17
46
0.0%
0
29
17
46
0.0%
0
29
17
46
2
0.0%
#VALUE!
#VALUE!
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equa on
Total:
29
17
46
0.0%
0
29
17
46
0.0%
0
29
17
46
0.0%
0
#VALUE!
#VALUE!
46
220
Y=0.43`(X)+20.55
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
440.8272
ksf
48%
52%
788
854
1,642
0.0%
0
788
854
1,642
0.0%
0
788
854
1,642
19.0%
312
638
692
1,330
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ITE Land Use Code
Rate or Equa on
Total:
788
854
1,642
0.0%
0
788
854
1,642
0.0%
0
788
854
1,642
19.0%
312
638
692
1,330
820 LN(Y) = 0.72`LN(X)+3.02
K:\FTLTPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\November 2023\TRIP GEN 11 Redevelopment PZ-23-16911.)dsx: PRINT -PM PEAK HOUR
11/7/2023,5:32 PM
IN
OUT
TOTAL
NET NEW TRIPS
#VALUE!
#VALUE!
1,284
AERIAL
EPLAN ID: PZ-23-16911
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 826,834,842,852,860 NW 1 ST, 821 W FLAGLER ST
0 125 250
500 Feet
1
This submittal needs to be scheau lee fora public healing
In accordance wilt tmellnes set forth in the City of
Miami Cede. The appliwde decision -making bcdy will
review the informagon at the public hearing to render a
recommendation or a final tecia on.
PZ-23-16911
01/24/24
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-23-16911
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES) : 826,834,842,852,860 NW 1 ST, 821 W FLAGLER ST
0
125
250
500 Feet
Public Public
Parks
Rea Recreation
SW 9TH AV
W FLAGLER—ST
Restricted
Commercial
7plrajor � F.acilities,
ransp Pik]
ublic
SW 1ST ST
NW 8TH AV
Thla submittal needs to be scheduled fora public hearing
In accordance wilt hmellnes set forth in the city of
Mlami Code. The applies de dslsion-making body will
review the Information at the public hearing to render a
recommendation or a final decivon.
PZ-23-16911
01/24/24
T
High
Mul
Res
Density
tifamily
ident
ial
IMW
SW 8TH AV
FUTURE LAND USE
EPLAN ID: PZ-23-16911
COMPREHENSIVE PLAN
ADDRESS(ES): 826,834,842,852,860 NW
0
125
250
MAP (PROPOSED)
AMENDMENT
1 ST, 821 W FLAGLER ST
500 Feet
Public
Parks
ex3 Recreation
NW 9TH AV
SW9TH AV
Major
Facilities
Try Lansp
ublic
NW 2ND S-T
Medium Density
Multifamily
Residential
W FLAGLER ST
SW 1ST ST
NW 8TH AV
NW 1ST ST
SW 8TH AV
1
Thla submittal needs to be schedu led fora public hearing
In accordance wilt hmellnes set forth in the city of
Mlami Code. The applies de dslsion-making body will
review the lnformaton at the public hearing to render a
recommendation or a final decivon.
PZ-23-16911
01/24/24
T
High Is
Density
Mu 'tifa niIy
esid. ential
IMW
Imo_ Al