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Home My WebLink AboutITEM#4-EAST - PAB_5.21.08LEGISTAR FILE ID: 08-005301u PLANNING FACT SHEET May 21, 2008 Item #4 APPLICANT Pedro G. Hernandez, City Manager, on behalf of the City of Miami for the Miami Police Benevolent Association, Inc. REQUEST/LOCATION Consideration of amending the Miami Comprehensive Neighborhood Plan, for the property located at approximately 2300 NW 14 Street (East portion) LEGAL DESCRIPTION Complete legal description on file with the Hearing Boards PETITION Consideration of amending Ordinance No. 10544 of the Miami Comprehensive Neighborhood Plan by amending the Future Land Use Map for the properties located at approximately 2300 NW 14 Street (East Portion, Folio #:01-3134-076-0010), Miami, Florida from "Medium Density Multifamily Residential" to "General Commercial". PLANNING RECOMMENDATION APPROVAL BACKGROUND AND ANALYSIS See supporting documentation PLANNING ADVISORY BOARD VOTE: CITY COMMISSION CITY OF MIAMI • PLANNING DEPARTMENT 444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1400 Date Printed: 5/13/2008 Page 1 ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2300 NW 14 Street (East) Application No. N/A File ID 08-005301u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "General Commercial" (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-1.6.1 established future land use categories according to the Future Land Use Plan Map and the "Interpretation of the Future Land Use Plan Map." The "Medium Density Multifamily Residential" designation allows residential structures to a maximum density of 65 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. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post- secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily 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 "General Commercial" land use category allows all activities included in the "Office" and the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retail- ing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, whole- saling, warehousing, distribution and transport related services, light manufacturing and assem- bly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to R-3 or higher, but not to exceed a maximum of 150 units per acre, are allowed by Special Exception only, upon finding 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. This category also allows commercial marinas and living quarters on vessels for transients. 1 DISCUSSION The subject parcel consists of part of a parcel comprising approximately 1.9 acres. The parcel has two designations: the North 140 feet are designated C-2 "Liberal Commercial", and the rest of the parcel is designated R-3 "Multifamily Medium -Density Residential". It is the south side of the lot fronting NW 14th Street. The parcel is additionally located within the block bounded by NW 23rd Court to the west, NW 22nd Avenue to the east and the South fork of the Miami River to the South. Surrounding the subject site is also "Medium Density Multifamily Residential" land use to the south, east and west. The subject site is in the Commission District # 1. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • The proposed change of the designation will bring the whole property in only one zoning designation, and will allow the subject property to be developed. • The "Medium Density Multifamily Residential" land use category allows residential structures to a maximum density of 65 dwelling units per acre. The requested "General Commercial" designation allows, by Special Exception only, multifamily residential structures to a density equal to R-3 or higher, but not to exceed a maximum density of 150 dwelling units per acre. • Land Use Goal LU-1:(3) encourages the city to promote and facilitate economic development and the growth of job opportunities in the city. • Land Use Objective LU-1.3 indicates the city will encourage commercial, office, and industrial development within existing areas. Current activities at this location are consistent with General Commercial uses. • Land Use Goal LU-1 (5) promotes the efficient use of land and minimizes land use conflicts. A change to General Commercial is a logical extension of that category at this location. • The MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. These findings support the position that the Future Land Use Map at this location should be changed. 2 Proposal No Date: 05/21/08 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: City of Miami Address: 2300 NW 14 STREET Boundary Streets: North: NW 14 ST East: NW 22 AV South: South Fork River West: NW 23 CT Proposed Change: From: Medium Density Multifamily Residential To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 1.90 acres @ 65 DU/acre 124 DU's Peak Hour Person -Trip Generation, Residential 100 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 1.90 acres @ 150 DU/acre 285 DU's Peak Hour Person -Trip Generation, Residential 143 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 415 Dwelling Units 162 Peak Hour Person -Trips 43 Planning District Flagami County Wastewater Collection Zone 309 Drainage Subcatchment Basin J1 Solid Waste Collection Route 24 Transportation Corridor Name NW 22 AV RECREATION AND OPEN SPACE Population Increment, Residents 415 Space Requirement, acres 0.54 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.26 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 415 Transmission Requirement, gpd 92,972 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 415 Transmission Requirement, gpd 76,785 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 415 Solid Waste Generation, tons/year 531 Excess Capacity Before Change 800 Excess Capacity After Change 269 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 TRAFFIC CIRCULATION Population Increment, Residents 415 Peak -Hour Person -Trip Generation 43 LOS Before Change B LOS After Change B Concurrency Checkoff OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department (WASA). Excess capacity, if any, is currently not known Areas designated as "General Commercial" allow a maximum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property, such FAR may be increased upon compliance with the detailed provisions of the applicable land development regulations, however, may not exceed a total FAR of 3.0 times the gross lot area of the subject property. Areas designated as "General Commerdal"in the Urban Central Business District are exempt from this FAR limitation and are allowed unlimited FAR. nm 1 INn9M/Qn ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. FUTURE LAND USE MAP NW 15TH ST RESIDENTIAL INDUSTRIAL W 70 O NW 14TH ST w GENERAL COMMERCIAL MEDIUM DENSITY MULTIFAMILY RESIDENTIAL RECREATION 0 150 300 600 Feet 111111111 RESTRICTED COMMERCIAL Hiq, li SO/1TH R2 Nw 2771 ADDRESS: 2300 NW 14 ST 0 150 300 ZONING ATLAS MAP i" rrr%rir/// --rrf7/7//iirrr= !jiifrrr,/ , /-•,-•,jrrr %r vr/,/.rrr /,rr r/r rr •!i i •rr f !r •,//, %rf rr f r/r; fi�y rrr r� rf/ji f� 600 Feet ADDRESS: 2300 NW 14 ST 0 150 300 600 Feet 111111111 ADDRESS: 2300 NW 14 ST City of Miami Legislation PAB Resolution City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 08-005301u Final Action Date: CONSIDERATION OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES, SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE LAND USE DESIGNATION OF 1.9± ACRES OF REAL PROPERTIY LOCATED AT APPROXIMATELY 2300 NORTHWEST 14 STREET (EAST PORTION, FOLIO #:01-3134-076-0010), MIAMI, FLORIDA, FROM "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO " GENERAL COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Miami Planning Advisory Board, at its meeting on May 21, 2008, Item No. 4, following an advertised public hearing, adopted Resolution No. PAB - by a vote of - to - (-), recommending - of an amendment to Ordinance No. 10544, as amended. NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORI DA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. Section 2. The Future Land Use Map of Ordinance No. 10544, as amended, the Miami Comprehensive Neighborhood Plan, pursuant to small scale amendment procedures, subject to §163.3187, Florida Statutes, is hereby amended by changing the land use designation from " Medium Density Multifamily Residential" to "General Commercial" for 1.9± acres of real property located at approximately 2300 NW 14 Street, Miami, Florida, more particularly described in Exhibit "A" attached hereto and made a part thereof. Section 3. It is found that this Comprehensive Plan designation change: (a) is necessary due to changed or changing conditions; (b) is one which involves property that has not been the specific subject of a Comprehensive Plan change within the prior twelve months; (c) is one which does not involve the same owner's property within 200 feet of property that has been granted a Comprehensive Plan change within the prior twelve months; (d) the proposed amendment does not involve a text change to goals, policies, and objectives of the local government's comprehensive plan, but proposes a land use change to the future land use City of Miami Page 1 of 2 Printed On: 5/13/2008 File Number: 08-005301u map for a site -specific development; (e) is one which is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of §420.0004(3), Florida Statutes, and is located within an area of critical state concern designated by §380.0552, Florida Statutes, or by the Administration Commission pursuant to §380.05(1), Florida Statutes. Such amendment is not subject to the density limitations of sub -subparagraph f., and shall be reviewed by the state land planning agency for consistency with the principles for guiding development applicable to the area of critical state concern where the amendment is located and shall not become effective until a final order is issued under §380.05(6), Florida Statutes; and (f) the proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes. (g) this amendment is consistent with any applicable local housing incentive strategies identified in §420.9076, Florida Statutes, and authorized by the City of Miami. Section 4. The City Manager is directed to instruct the Director of the Planning Department to promptly transmit a certified copy of this Ordinance after its adoption on second reading to: the Secretary, Florida Department of Community Affairs; the Executive Director, South Florida Regional Planning Council, Hollywood, Florida; and any other person or entity requesting a copy. Section 5. All ordinances or parts of ordinances insofar as they are inconsistent or in conflict with the provisions of this Ordinance are repealed. Section 6. If any section, part of section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 7. This Ordinance shall become effective thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187(3)(c), Florida Statutes. {1} APPROVED AS TO FORM AND CORRECTNESS: JULIE O. BRU CITY ATTORNEY Footnotes: {1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Miami Page 2 of 2 Printed On: 5/13/2008 EXHIBIT A FILE ID #:08-00530Iu ADDRESS: 2300 NW 14 Street (EAST PORTION) LEGAL DESCRPTION ALL THAT LOT, PIECE OR PARCEL OF LAND, SITUATE, LYING IN SECTION 34, TOWNSHIP 53 SOUTH, RANGE 41 EAST, CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA, BEING A PORTION OF TRACT "A" OF "POLICE BENEVOLENT ASSOCIATION, "ACCORDING TO THE PLAT THEREOF, AS RECORDED APRIL 25, 1969 IN PLAT BOOK 86 AT PAGE 15 OF THE PUBLIC RECORDS OF DADE COUNTY ( NOW MIAMI-DADE COUNTY), FLORIDA, LESS THE FOLLOWING DESCRIBED BY METES AND BOUNDS AS FOLLOWS, VIZ.: BEGIN AT THE NORTHWEST CORNER OF SAID TRACT "A", THENCE N 87°54' 32"E (THE SAME LINE BEARING WEST BY PLAT) ALONG THE NORTH LINE OF SAID TRACT "A" AND THE SOUTH RIGHT OF WAY LINE OF NORTHWEST 14TH STREET FOR 231.06 FEET; THENCE THE DEPARTING SAID NORTH LINE OF TRACT "A" AND THE SOUTH RIGHT OF WAY LINE OF NORTHWEST 14TH STREET, S00° 49' 34"E FOR 433.64 FEET; THENCE S88° 04' 50"E FOR 42.63 FEET; THENCE S01° 55' 10"E FOR 32.19 FEET; THENCE N88° 35' 32"E FOR 208.03 FEET TO APPOINT OF INTERSECTION WITH THE EAST LINE OF SAID TRACT "A"; THENCE S01° 24' 28"E (THE SAME LINE BEARING S00° 41' 00"W BY PLAT) ALONG SAID EAST LINE OF TRACT "A" FOR 354.86 FEET TO THE SOUTHEAST CORNER OF SAID TRACT "A"; THENCE N87° 51' 35"W ALONG THE SOUTH LINE OF SAID TRACT "A" FOR 208.67 FEET (THE SAME LINE BEARING S85° 46' 07"E FOR A DISTANCE OF 208.29 FEET BY PLAT); THENCE N76° 01' 43"W ALONG SAID SOUTH LINE OF TRACT "A' FOR 274.58 FEET (THE SAME LINE BEARING S73° 56' 15"E FOR A DISTANCE OF 275.0 FEET BY PLAT) TO THE SOUTHWEST CORNER OF SAID TRACT "A"; THENCE N01° 35' 28"W (THE SAME LINE BEARING S00° 30' 00"W BY PLAT) ALONG THE WEST LINE OF SAID TRACT "A" FOR 734.60 FEET TO THE POINT OF BEGINNING. LESS THE NORTH 140 FEET OF SAID PARCEL THE REMAINING AREA OF SAID PARCEL CONTAIN 1.9 ACRES, MORE OR LESS, BY CALCULATION