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HomeMy WebLinkAboutAnalysis510 SE1 z ;MIS ,-2 _P27PAL' ANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 3361 Hibiscus Street; & 3472, 3440, 3422, 3412, 3400 Florida Avenue File ID 08-001661u3 REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of certain properties from "Single Family Residential" to "Restricted 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 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." The "Single Family Residential" future land use category allows single family structures of one dwelling unit each to a maximum density of 9 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 foster homes and family day care homes for children and/or adults; and community based residential facilities (6 clients or less, not including drug, alcohol or correctional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within single family residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within single family 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 "Restricted Commercial" future land use categories allows residential uses (except res- cue 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, audito- riums, 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 entertain- ment facilities, private clubs and recreation facilities, major sports and exhibition or entertain- ment facilities and other commercial activities whose scale and land use impacts are similar in 1 nature to those uses described above. This category also includes commercial marinas and liv- ing quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commer- cial" 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 Regional Activity Center 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 pe- rimeter 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 corri- dors, porches, balconies and roof areas. DISCUSSION The subject area consists of six parcels comprising approximately 0.689 acres. These parcels are located on the northern side of the block that is bounded by Grand Avenue to the south, Hibiscus Street to the west, Florida Avenue to the north, and Elizabeth Street to the east. The site and the surrounding areas to the north are designated "Single Family Residential"; and "Restricted Commercial" is located to the south along the Grand Avenue corridor. The subject site is in the COCONUT GROVE NET Service Center Area. ANALYSIS The Planning Department is recommending DENIAL of the amendment as presented based on the following findings: • MCNP Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. Since the subject area is surrounded by an established Single Family Residential neighborhood to the north and it fronts a predominantly commercial corridor, the proposed designation will NOT provide for an appropriate transition between the higher permitted intensities to the south and the residential neighborhoods located to the north. A "Medium Density Restricted Commercial" or "Low Density Restricted Commercial" designation would be more appropriate in order to provide an appropriate transition between the High Intensity Grand Avenue Corridor and the residential neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Single Family Residential" land use category allows residential structures up to a maximum of 9 dwelling units per acre. The requested "Restricted Commercial" designation allows density equivalent to "High Density Multifamily Residential" which is 150 dwelling units per acre. 2 • MCNP Policy LU-1.3.15, states that the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. This change will allow for the addition of commercial uses and increased housing capacity, which will serve the surrounding residential neighborhoods. However, the designation allows for Intensities and Densities that are out of scale with the surrounding Single Family Residential neighborhoods. A transitional commercial designation such as "Medium Density Restricted Commercial" or "Low Density Restricted Commercial" would be more appropriate. • MCNP Policy LU-1.3.6 states that the City will continue to encourage a diversification in the mix of industrial and commercial activities and tenants through strategic and comprehensive marketing and promotion efforts so that the designated Neighborhood Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the Brownfield Redevelopment Area, Commercial Business Corridors, and other targeted areas are buffered from national and international cycles. The subject area is located in the Coconut Grove NDZ, and the proposed designation will allow for an increased mix of commercial activities and tenants in the area. Though a lower scale of such uses would be more appropriate for the surrounding neighborhood. • MCNP Policy LU-1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. This site is in close proximity to four Miami -Dade County Metrobus Routes and may support additional density and commercial uses. • 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 Improvements Element. These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed to the proposed designation. 3 Proposal No '08-00166LU3 Date: 10-6-10 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR '10 SEP 27 pM12:5S AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Lucia Dougherty, Esq. on behalf of Grove Village LLC applicant/developer GV Nassau LLC, Nassau Development of Village West, George &DazeIle Simpson, (collectively owners) Address: 3361 HIBISCUS ST, 3472, 3440, 3422, 3412 & 3400 FLORIDA AV Boundary Streets: North: FLORIDA AV East: South: GRAND AV West: Proposed Change: From: Single Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.6890 acres @ 9 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.6890 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other 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 ELIZABETH ST HIBISCUS ST 6 DU's 9 0 sq.ft. 103 DU's 55 0 sq.ft. 0 250 97 46 Coconut Grove 310 S3 212 SW 37 AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 250 0.32 182.80 182.48 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 250 55,927 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 250 Transmission Requirement, gpd 46,189 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 Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a-g (See attachment 1) SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 250 320 800 480 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation 250 46 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. 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 the adequated services and amenities exist in the adjacent area to accommodate the needs of potential residents;bansitory residential fadlities such as hotel and motels; general office use; clinics and laboratories; as well as commercial activities that generally serve the daily retailing and service needs of the public, and often located along arterial or collector roadway, which include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and cafes, general entertainment facilities, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature of those uses described above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. Allow a maximum lot Floor ratio FLR) of 7.0 times the net lot area of the subiect property: such FLR may be incre ased upon compliance with the detail provisions of the applicable land development regulations -however FLR 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 Urban Central Business District and Buenavista Yards regional Activity Center allow a maximum floor area lot ratio (FLR) of 37.0 times the net lot area of the subject property 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.