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ANALYSIS FOR FUTURE LAND USE CHANGE REQUEST
Approximately 3558 Florida Avenue
File ID 08-001661u5
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 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.
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 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 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.
DISCUSSION
The subject area consists of one parcel comprising approximately 0.11 acres. This
parcel is located on the north side of the block that is bounded by Grand Avenue to the
south, Plaza Street to the west, Florida Avenue to the north, and Hibiscus Street to the
east. The site and the surrounding areas to the north are designated "Single Family
Residential"; "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 to the south, the proposed designation will NOT
provide for an appropriate transition between the higher permitted intensities and
densities along the commercial corridor and the surrounding residential
neighborhoods. 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 or a forty-five (45) foot "Single Family Residential" buffer
could be maintained along Florida Avenue in the same fashion as the adjacent
parcels on the block.
• 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.
• 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.
Proposal No '08-00166LU5
Date: 10-6-10
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
WITHIN A TRANSPORTATION CORRIDOR
' I O S P 27 F'M01: a
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant Lucia Dougherty, Esq. on behalf of Grove Village LLC, Developer GV Freeport LLC, Cntract
Purchaser & Edna and Thomas Dermeritte,Owners
Address: 3558 Florida Av
Boundary Streets: North: Florida Av East: Hibiscus St
South: Grand Av West: Plaza St
Proposed Change: From: Single Family Residential
To: Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.1100 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 0.1100 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
1 DU's
1
0 sq.ft.
17 DU's
9
0 sq.ft.
0
40
16
7
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
40
0.05
182.80
182.75
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
40
8,929
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 40
Transmission Requirement, gpd 7,374
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
40
51
800
749
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
40
7
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;transitory residential facilities 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 subject 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
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.
CM 1 IN 03/13/90