HomeMy WebLinkAboutPAB-10.7.09PLANNING FACT SHEET
LEGISTAR FILE ID: 09-01007Iu
APPLICANT
REQUEST/LOCATION
COMMISSION DISTRICT
LEGAL DESCRIPTION
PETITION
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
PLANNING ADVISORY BOARD
CITY COMMISSION
October 7, 2009 Item #P.3
Iris V. Escarra as attorney, on behalf of The Village
Miami, Ltd.
Consideration of amending the Miami
Comprehensive Neighborhood Plan
5 - Commissioner Michelle Spence -Jones
Complete legal description on file with the Hearing
Boards
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 755 North West
67 Street and 890 North West 69 Street., Miami,
Florida from "Medium Density Multifamily
Residential" to "High Density Multifamily
Residential".
DENIAL
See supporting documentation
VOTE:
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1400
Date Printed: 9/18/2009 Page 1
ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 755 NW 67 STREET & 890 NW 69 STREET
Application No. 09-11
File ID 09-010071u
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 "High Density Multifamily
Residential". (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).
High Density Multifamily Residential: Areas designated as "High Density Multifamily Resi-
dential" allow residential structures to a maximum density of 150 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. Higher densities may be allowed as shown for these specially -
designated areas:
Little Havana Target Area 200 units per acre
Southeast Overtown/Park West 300 units per acre
Brickell, Omni, and River Quadrant 500 units per acre
1
Supporting services such as offices and commercial services and other accessory activities that
are clearly incidental to principal uses are permitted; 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+ clients), places of
worship, primary and secondary schools, and day care centers for children and adults may be
permissible in suitable locations.
DISCUSSION
The subject area consists of two parcels comprising approximately 9.388 acres. The parcels
are located within the block bounded by NW 67th Street to the south, NW 10t" Avenue to the
west, NW 69th Street to the north and NW 7th Avenue to the east. The site is currently
designated "Medium Density Multifamily Residential". Surrounding the subject site is also
"Medium Density Multifamily Residential" land use to the north and west. To the east the
designation is "General Commercial" and to the south is "Major Institutional, Public Facilities,
Transportation and Utilities". The subject site is in the Model City NET area.
ANALYSIS
The Planning Department is recommending DENIAL of the application as presented
based on the following findings:
• The parcel is part of a low to medium density residential neighborhood.
• No high density residential area exists in close proximity to the subject property.
• The requested change will represent an intrusion of high density multifamily residential land
use into a low to medium density residential neighborhood.
• A land use change at this location may set a negative precedent and create a "domino
effect" in regards to future land use change applications.
• The "Medium Density Multifamily Residential" land use category allows residential struc-
tures to a maximum density of 65 dwelling units per acre. The requested "High Density
Multifamily Residential" designation allows to 150 dwelling units per acre. This potential
increase in residential density will be out of scale with the established neighborhood.
• The Major Institutional Land Use category southwest of the subject property can not exceed
9 dwelling units per acre, since the least intense abutting residential zoning district is Single
Family Residential and must be ancillary to the principal use. The 150 dwelling units per
acre for the General Commercial Land Use to the east, allows residential by Special Excep-
tion only.
• The desired density with such a large site of 9.388 acres is more appropriate for an urban
center. The Urban Central Business District (UCBD) described with in the MCNP, for in-
stance, identifies the single urban core area within the City of Miami. The UCBD shall con-
tain, among other activities, high density development including high density residential ac-
tivities. The same is true for Regional Activity Centers (RAC).
2
• The potential population increase for the property is not in proximity to transit stations that
would support transit oriented development and thus is not an appropriate site for such
increased density.
• Because the subject site excludes adjacent areas from the land use change, the potential
exists for the expansion of non residential uses into the existing residential neighborhood,
such as General Commercial to the east and Major Institutional Land Use to the south.
• A major landmark in the area is the Northwestern Senior High School to the west of the
property. This is not a major employment generator that requires or can support such
increase in density from 65 dwelling units per acre to 150 dwelling units per acre.
• MCNP Land Use Goal LU-1(1) encourages a land use pattern that 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. A change to High Density Multifamily Residential is
not a logical extension of that category.
• MCNP land Use Policy LU-1.1.10 and Housing Policy HO-1.1.9.: states the City's land de-
velopment regulations will encourage high density residential development and redevelop-
ment in close proximity to Metrorail and Metromover stations.(See Transportation Policy TR-
1.5.2)
• 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
Proposal No 09-11
Date: 10/07/2009
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCYANALYSIS
Applicant Iris Escarra as attorney, on behalf of "The Village of Miami" Ltd
Address: 755 NW 67 STREET & 890 NW 69 STREET
Boundary Streets: North: NW 69 ST East: NW 7 AV
South: NW 67 ST West: NW 10 AV
Proposed Change: From: Medium Density Residential
To: High Density Multifamily Residential
Existing Designation, Maximum Land Use Intensity
Residential 9.3880 acres @ 64 DU/acre 601 DU's
Peak Hour Person -Trip Generation, Residential 391
Other sq.ft. @ FAR 0 sq.ft.
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use Intensity
Residential 9.3880 acres @ 150 DU/acre 1,408 DU's
Peak Hour Person -Trip Generation, Residential 746
Other sq.ft. @ FAR 0 sq.ft.
Peak Hour Person -Trip Generation, Other 0
Net Increment With Proposed Change:
Population 2,075
Dwelling Units 807
Peak Hour Person -Trips 356
Planning District MODEL CITY
County Wastewater Collection Zone B1
Drainage Subcatchment Basin 322
Solid Waste Collection Route 107
Transportation Corridor Name NW 7 AV
RECREATION AND OPEN SPACE
Population Increment, Residents 2,075
Space Requirement, acres 2.70
Excess Capacity Before Change 182.80
Excess Capacity After Change 180.10
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents 2,075
Transmission Requirement, gpd 464,786
Excess Capacity Before Change >2% above demand
Excess Capacity After Change >2% above demand
Concurrency Checkoff OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 2,075
Transmission Requirement, gpd 383,863
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 2,075
Solid Waste Generation, tons/year 2,656
Excess Capacity Before Change 800
Excess Capacity After Change (1,856)
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 2,075
Peak -Hour Person -Trip Generation 356
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).
High Density Multifamily Residential allows residentialstructures to a maximum density of 150 dwelling units per
acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of
required level of service for facilities and services included in the City's adopted concurrency management
requirements. Higher densities may be allowed as shown for these specially -designated areas:
Little Havana Target Area = 200 units per acre, Southeast Overtown/Park West = 300 units per acre and
Brickell,Omni, and River Quadrant 500 units per acre.
Supporting services such as offices and commercial services and other accesory activities that are clearly
incidental to proncipal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers
for children and adults may be permissible in suitable locations.
CM 1 IN 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(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.
i
City of Miami
/. •
Public School Concurrency
Concurrency Management System Entered Requirements
Applicant Fields
Information
Application Type
Public Hearing
Application Sub -Type
Zoning
Application Name *
The Village Miami, Ltd.
Application Phone *
(305) 759-9911
Application Email *
otoriapitts@peninsuladevelopers.com
Application Address *
6269 NW 7th Avenue Suite 201, Miami, Fl
Contact Fields
Information
Contact Name *
Iris Escarra
Contact Phone *
305-579-0737
Contact Email *
escarrai@gtlaw.com
Local Govt. Name
City of Miami
Local Govt. Phone
305-416-1400
Local Govt. Email
GDGav n,ci.miami.fl.us
Local Govt. App. Number (OFFICIAL USE ONLY)
Property Fields
Information
Master Folio Number *
01-3114-010-0010
Additional Folio Number
01-3114-010-0020
Total Acreage *
approx. 9.388 acres
Proposed Land Use/Zoning *
R-4
Single -Family Detached Units *
0
Single -Family Attached Units (Duplex) *
0
Multi -Family Units *
190
Total # of Units *
190
Redevelopment Information (MUSPs) - Re -development applications are for those vacant sites for which a local
government has provided vested rights; or for an already improved property which does not have to be re -platted as
deemed by the local government. The number of units to be input Into the CMS is the net difference between the existing
vested number of units and the newly proposed number of units.
Example: en existing 20-unit structure will be torn down for redevelopment. The newly proposed development calls
for 40 total units. Local govemment shall Input 20 units in the CMS (net difference between the 20 units vested less
the newly proposed 4 units).
Required Fields for Application *
Iris Escarra, Esquire
Owner(s)/Attorney/Applicant Name
er s)/Attorney/Applicant Signature
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
The foregoing was acknowledged before me this day of_��` 6�
20 by Iris Escarra. Esauire
who is a(n) individual/partner/agent/corporation of a(n)
individual/partnership/corporation. He/She is personally known to me or who has produced
as identification and who did (did not) take an oath.
(Stamp)
,,+ Notary • .lcat'5rtadte of Florid. 3 S
• My Commission Expires Sep 17, 2010
�r�ry Commission # DD 553129
Rp.•
'��,,°I,°�,,,�' Bonded By National Notary Assn.
FUTURE LAND USE MAP
NW 72NDST NW 72ND ST
UNDEFINED
NWr71 ST, ST
\ 1 I
0 150 300
1 1 1 1 1 1
NW 70TH ST
MEDIUM DENSITY
MULTIFAMILY
RESIDENTIAL
NW 68TH ST
MAJOR INSTITUTIONAL
PUBLIC
FACILITIES
TRANSPORTATION
600 Feet
I
AND UTILITIES
NW 64TH ST
it
1
NW 67TH ST
NW 66TH ST
NW 65TH S
NW 64TH ST
NW,65TH ST-I ST
RESTRICTED[
COMMERCIAL'
LI I 64
NW TH ST
NW 63RD ST
ADDRESS: 755 NW 67 STREET & 890 NW 69 STREET
ZONING ATLAS MAP
NW 72NDST
UNDEFINED
NW 72ND ST
NWr71 ST:ST
\ 1 I
I r
r
II 11 I III.
ix
NW69TH ST
z
o;
- NW_68TH_ST
•
r
x
NW 70TH ST
0 -
2
z
NW 67TH ST
0 150 300
1 1 1 1 1 1
a
co
0
•
L
NW 66TH ST
1
1
■
R=2.�
1,1,Na I 1 VATA
C-1
2
600 Feet
I
NW 64TH ST
it
•
NW 65TH ST
NW 64TH ST
NW 65TH ST- ST
—NW 64TH ST
NW 63RD ST
ADDRESS: 755 NW 67 ST & 890 NW 69 ST
N.
C.66irA s �
oII/IIsiislisIIIIIllIllIllINIMINIIMIIIIIIIIsII�II�II�II�I inoille sII■IImIsIImIsIIIIIIIIR
NW 65TH ST
64TH1ST
NW 65TH
PI
NW663RDST.-
0 150 300
1 1 1 1 1 1
600 Feet
I
ADDRESS: 755 NW 67 STREET & 890 NW 69 STREET
City of Miami
Legislation
PAB Resolution
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 09-010071u Final Action Date:
A RESOLUTION OF THE MIAMI PLANNING ADVISORY BOARD
RECOMMENDING APPROVAL OR DENIAL 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 REAL PROPERTY LOCATED
AT APPROXIMATELY 755 NORTHWEST 67 STREET AND 890 NORTHWEST 69
STREET, MIAMI, FLORIDA, FROM MEDIUM DENSITY - MULTIFAMILY
RESIDENTIAL TO HIGH DENSITY - MULTIFAMILY RESIDENTIAL; 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 October 7, 2009, Item No.
P.3, following an advertised public hearing, adopted Resolution No. by a vote of to (-),
recommending denial of an amendment to Ordinance No. 10544, as amended
BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA:
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 High Density Multifamily Residential for 9.388± acres of real property
located at approximately 755 Northwest 67 Street and 890 Northwest 69 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;
City of Miami
Page 1 of 2 Printed On: 9/23/2009
File Number: 09-010071u
(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
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) density will be High Density Multifamily Residential, 150 dwelling units per acre, as per the
Miami Comprehensive Neighborhood Plan, as amended.
(g) 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.
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}
Footnotes:
{1} Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted
and unchanged material.
{2} 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 date stated herein, whichever is later.
City of Miami Page 2 of 2 Printed On: 9/23/2009
C3P BK 2364-3 PG 4562
LAST PAGE
"Exhibit A"
Leese Descriotian afthe Pramises
PARCELS "A" AND "B" OF KNIGHT MANOR. NO, ONE AND TWO,
ACCORDING TO THE PLAT THEREOF, AS RECORDED EN PLAT BOOK 48,
PAGE 43, OF THE PIJ13L1C RECORDS OF MIAMI-BADE COUNTY,
FLORIDA, LESS THE NORTH 100 FEET OF THE EAST 205 FEET OF
PARCEL "B", AND LESS
THE SOUTH 188 FEET OF THE WEST 206 FEET OF PARCEL 93", LESS
AND EXCEPT THE EAST 18 FEET OF THE SOUTH 61,45 FEET THEREOF,
KNIGHT MANOR UNIT NUMBERS I AND 2, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 48, PAGE 43, OF THE PUBLIC
RECORDS OF MIA E_COLINTY, FLORIDA.
Book23643/Page4562 CFN#20050816919
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