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ANALYSIS FOR LAND USE CHANGE REQU E ST Approximately 241O-3420.342BHibiscus Street, 3501'3628,3523.3530,3535,3S48.3154T. 8580'3507 Grand Avenue, 3508-3S11.3621,3547,3551,355g-35G7`2575.3�87Thornas Avenue and ]5D0,3506.3588,354O,3548^%579,3682Florida Avenue Application No. UU-O8~02 File IC3Q8-8D166|u REQUEST The proposal is for a change to the Future Land Use K4ap of the Miami Comprehensive Neighborhood Plan from ''Oingle+FennUy Residential", "Duplex Residential" and ''DMim*" designations to "Restricted Connmenja�, (4 nnrnp]eh* legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (K0CNF) Policy LU-18.1 established future land use categories according to the Futuna Lend Use Plan K8mp and the "Interpretation of the Future Land Use Plan Map.` The following land uses are impacted in this application. Single Fmnnih/ Residential areas mUmw single family structures of one dwelling unit each to a nlaxrnmnn density of 9 dwelling units per acre, subject to the detailed provisions of the applica- ble 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 esfoster homes and family day care homes for children and/or adu�s-, and community based residential fac|itiasz (0 clients or k*ou, not including drug, alcohol orcor- maotinne| n*hmbiUtmUnn facilities also will be allowed pursuant to applicable state law. Places of worship, primaryand secondary schools, child day care centers and adult day care centers are pann|ssiU|a in suitable locations within single family residential areas. Professional offices, tourist and guest homes, rouaaumu, and private clubs orlodges are al- lowed only in contributing structures within historic sites prhistoric districts that have been des- ignated by the Historical and Environmental Preservation Board and are in suitable locations within single family residential om:ao, 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 berestricted tothose ofthe contributing atruntuna(n). Duplex Residential areas allow residential structures ofupto two dwelling units each to maximum density of 18 dwelling units per acre, subject to the detailed provisions of the applica- ble land development regulations and the maintenance o[required levels ofservice for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 dk*nto or hsan, not including drug, alcohol oruornac- bono| rehabilitation focl|NUeo) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, childd care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional officeo, tourist and guest homes, museums, and private clubs orlodges are al- lowed Such ignated by the Historica 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). Office areas allow residential uses to a maximum density equivalent to "High Density Multifam- ily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories; and limited commercial activities incidental to principal activities in designated areas. Supporting facilities such as auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools may be allowed with the "Office" designation, Restricted Commercial areas allow residential uses (excepting rescue missions) to a maxi- mum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions; any activity included in the "Office" designation as well as commerciai activities that generally serve the daily retailing and service needs of the public, typically requiring easy ac- cess 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 rec- reation 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, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. DISCUSSION The subject application consists of properties comprising two blocks on either side of Grand Avenue with the exclusion of 2 lots (total of four lots) on the west side of each block fronting Grand Avenue The subject properties consist of approximately 3.64 acres.. The blocks are bounded by Hibiscus Street to the East, Plaza Street to the West, Florida Avenue to the North, and Thomas Avenue to the South. The site consists of a mix of land uses. A "Single Family Residential" land use fronts on to Florida Avenue and Duplex Residential fronts on to Thomas Street. On either side of Grand Avenue the properties are designated Office land use. Surrounding the subject site to the North, East, and West is "Single Family Residential" land use. Duplex Residential is located to the South and West. To the East is also Office, and to the West is Restricted Commercial. The subject site is in the South West Coconut Grove NET area and in Commissioner Mark Sarnoffs District. The request is as follows: From Single Family Residential to Restricted Commercial- 3500, 3506, 3508, 3540, 3548, 3576, 3582 Florida Avenue From Duplex Residential to Restricted Commercial- 3509-3511, 3521, 3547, 3551, 3559-3567, 3575, 3587 Thomas Avenue, and 3428 Hibiscus Street From Office to Restricted Commercial- 3501,3535,3545,3547,3567,3520.3522, 3530, 3560 Grand Avenue, and 3410-3420 Hibiscus Street ANALYSIS The Planning Department recommends DENIAL of the application based on the following findings: The lots immediately north of the subject lots along Florida Avenue are designated Single Family Residential. The character of Florida Avenue is low density residential, specifically single famil residential. The lots immediately South of the subject lots along Thomas Avenue are designated Duplex Residential. The character of Thomas Avenue is low density residential. The "Single Family Residential' land use category allows one dwelling unit each to a maximum density of 9 dwelling units per acre. Duplex Residential allows residential struc- tures of up to two dwelling units each to a maximum density of 18 dwelling units per acre. The requested "Restricted Commercial ,, designation allows to a maximum density equiva- lent to "High Density Multifamily Residential" or to 150 dwelling units per acre. The potential increase in residential density in these areas will be out of scale with the established neighborhoods. • MCNP Goal LU-1 maintains a land use pattern that (1) protects and enhances the quality of life in the city's residential neighborhoods, and (5) promotes the efficient use of land and minimizes land use conflicts. • Policy LU-1.1.3 provides for protection of all areas of the city from the encroachment of incompatible land use and the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety. • MCNP Housing Policy HO-1.1.7, states the City will continue to control, through restrictions in the City's development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. ▪ MCNP Housing Policy HO-1.1.8 states that through land development regulations, the City will protect and enhance existing viable neighborhoods in those areas suitable for housing. ▪ MCNP Objective HO-1.2: encourages conservation of the present stock of low and moder- ate -income housing within the city and reduction of the number of substandard units through rehabilitation... • 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 not be changed. 3 Proposai No 08 92 Date: 4r 16/08 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION Appl iC s: Px' s_ Ra e 13 en s:has of 03na{O SnAh, s➢i a araparbes,nc, eeysnor . Cap+er Dos core. 045 k, Lsenarc, 3540 Ek r!-2a U-C, ;'-Bade- Fisher R-Bars, CG 3570 SIs DLC Address_ 3500, 3506, 3508, 3540, 3548, 3576, 3582 F larIda Avenue Boundary Streets: North: Florida Avenue East: Proposed Change: South: Grand Avenue West: From: Single -Family Residential Existing Des [gnationTo: Restricted Commercial Residential Peak Hour Person Other Peak Hour Person -Trip Genefsq.ft. © FAR 0.81 acres @ 9 DU/acre Proposed Designation, Maximum Land Use intensity Residential Peak Hour Person 0.81 acres 1 150 DU/acre Other Peak Hour Person -Trip Genet sq.R. G FAR Net Increment With Proposed Change; Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name Hibiscus Street Plaza Street 7 DU`s 10 0 sq,ft. 122 OIJ's 61 0 sq.1t. 0 294 114 51 SOUTH/uVEST COCONUT GROVE 310 S3 45 GRAND AVENUE CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Poputa#ion Increment, Residents Space Regi4rerrent, acres Excess Capacity Before Change Excess Capacity After Chance Concurrency Checkoff 294 0.38 182.80 182.42 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement; gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 294 65,748 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 294 Transmission Requirement, gpd 54,301 Excess Capacity Before Chang e See Note 1. Excess Capacity After Change See Note 1, Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 294 370 800 424 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 294 51 B S OK 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 Restricted 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 us "Restricted Cornmercia€" in the Urban Central Business District are exempt from this FAR limitation and are allowed unlimited FAR. CM 1 ;N 03/13/90 ASSUMPTIONS AN() 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 owners expense. Recreation/Olen Space acreage requirements are assumed with proposed change made. Proposal No 08-02 Date: 4/1 5i08 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION Applicant: Patrick Range 3426 Hihiscus LLC, Hubert C Stephens. 3559 Thomas LLC. George A & Gazette Simpson, Stirrup Properties, Inc Address: 3511: 3521, 3547: 3551, 3559, 3575, 3587 Thomas Avenue. 3475 Hibiscus Alen Boundary Streets: North: Grand Avenue Proposed Change: South: Thomas Avenue From: Duplex Residential Existing Designation,To: Restricted Commercial Residential Peak Hour Person- 1.03 acres @ 18 DU/acre Other Peak Hour Person -Trip Genelsq-ft. ( FAR East: West: Proposed Designation, Maximum Land Use Intensity Residentiet Peak Hour Person-- 1.03 acres @ 150 DUlacre Other Peak Hour Person -Trip Genet sq.ft. @ FAR Net increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name Hibiscus Street Piaza Street 19 DU`s 21 0 sq.ft. 155 DU's 77 0 sq.ft. 0 349 136 57 SOUTH/WEST COCONUT GROVC 310 S3 45 GRAND AVENUE RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 NOTES e CONCURRENCY ANA.LYSiS RECREATION AND OPEN SPACE Population increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 349 0.45 182.60 182.35 OK POTABLE WATER TRANSMISSION Population increment, Residents 349 Transmission Requirement, gpd 78,269 Excess Capacity Before Change >2% above demand Excess Capacity Auer Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Chang e Excess Capacity After Change Concurrency Checkoff 349 64,642 See Note 1. See Note 1. 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 Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 349 447 800 353 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 349 57 B B OK 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 Restricted 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 appt€cable 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 "Restricted Commercial" in the Urban Central Business District are exempt from this FAR [imitation and are allowed unlimited FAR. CM_1 JN 03/13/90 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(R'13, 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. Proposal No 08-02 Gate" 4/16/08 CONCURRENCY MANAGEMENT ANALYSIS` CITY OF MiAMl PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT tNFORMATJON CONGURRENCY ANALYSIS Applicant: Petrick Range it on nehait et Wes: Grove Dev Corp., Sayshore Towers Dev Corp, 3545 Grand Ave Corp. Bimini Coo o'-viii West Coro, Southwest invest. LTC, Andros Dev Corp Address: 3535, 3567, 354.5, 3547, 3501, 3528, 3522, 3530, 3560 Grand Aven;ie & 3410-20 Hibiscus Street Boundary Streets: Properties are facing Grand AVe {both sides of the Stree'1 North: Florida Avenue East: Hibiscus Street Proposed Change: South: Thomas Avenue West: Plaza Street From: Office Existing Designatito To: Restricted C©rnmercial Residential Peak Hour Person- 1.56 acres C 150 DU/acre 249 DC's Other 125 Peak Hour Person -Trip Genet sq.ff. ( FAR 0 sq.ff. Proposed Designation, Maximum Land Use intensity Residential Peak Hour Person 1.66 acres 4, 150 OU/acre Other Peak Hour Person -Trip Genetsq.fi. i FAR Net increment With Proposed Change; Population Dwelling Units Peak Hour Person -Trios Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name 249 DU's 125 0 sq.ft. 0 0 0 0 SOUTHAVEST COCONUT GROVE 310 S3 45 GRAND AVENUE RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Chance Excess Capacity After Change Concurrency Checkoff 0 0.00 182.80 182.80 OK I POTABLE WATER TRANSMISSION Population increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exftltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On-siie OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1,1,1 GtE Policy 1.2.3 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 Restricted 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 tat area of the subject property. Areas designated as "Restricted Commercial" in the Urban Central Business Distric€ are exempt from this FAR :Imitation and are allowed unlimited FAR. CM 1 IN03/13f90 SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Parson -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 B B OK ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on 1TE Trip Generation, 5Ih Edition al 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.