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HomeMy WebLinkAboutAnalysis, Maps & PZAB Reso (2)City of Miami Planning and Zoning Department Division of Land Development ANALYSIS FOR FUTURE LAND USE MAP CHANGE PROJECT ADDRESS: 2900 South Miami Ave., 2890, 2900, 2920, 2940 and 2960 South Federal Highway FILE ID: 14-007291u APPLICANT: Jorge Navarro, on behalf of Southeastern Investment Group Corp (the "Owner") COMMISSION DISTRICT: District 2 NET OFFICE: North/East Coconut Grove LAND USE DESIGNATION: Single -Family Residential REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of six (6) properties fronting South Federal Highway from "Single Family Residential" to "Low Density Multifamily Residential". A complete legal description of the properties 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 (1) dwelling unit each to a maximum density of nine (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 six (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). FILE ID: 14-007291u Page 1 The "Low Density Multifamily Residential" designation allows residential structures to a maximum density of 36 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; day care centers for children and adults may be permissible in suitable locations. Permissible uses within low density multifamily residential 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; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses. 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 low 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). HISTORY This request for a change to the Future Land Use Map (FLUM) was originally heard by the Planning, Zoning and Appeals Board (PZAB) on December 17, 2014, as a companion item to a Change of Zoning (File ID # 14-00729zc). After the PZAB public hearing, the items were schedule before the City Commission for deliberation with the Planning and Zoning Department and PZAB recommendation for denial. At its meeting on April 23, 2015, the City Commission was informed that the applicant had revised the original proposal through a restrictive covenant and proposed site plan to address the concerns of the department and surrounding property owners. As such, the City Commission remanded this case to the Planning Zoning, and Appeals Board to be reconsidered at the light of the new changes, with a revised staff report that analyzed the new restrictive covenant and plans submitted by the applicant. DISCUSSION The subject area consists of six parcels comprising approximately 1.3 acres. The parcels are located on the south side of South Federal Highway within the block bounded by South Miami Avenue on the east and SW 30th Road on the west. The site and the areas to the south, east, and west are designated "Single Family Residential". To the north, across from South Federal Highway, are paved expressways and ramps (1-95 North and South), as well as landscaped areas, and "Single Family Residential" dwelling units. The four western subject parcels currently have single family units while the eastern two parcels are undeveloped open space. Of note is that the subject properties are all within a "Moderate Probability" Archaeological Conservation Zone with the eastern most property located adjacent to a "Scenic Transportation FILE ID: 14-007291u Page 2 City of Miami Planning and Zoning Department Division of Land Development Corridor" and designated an "Environmental Preservation District". The subject properties are in the Northeast Coconut Grove NET Service Center Area. EXISTING NEIGHBORHOOD CHARACTERISTICS FUTURE LAND USE DESIGNATION Subject Properties: Single -Family Residential Maximum of 9 D.U. per acre Surrounding Properties NORTH: Single -Family Residential Maximum of 9 D.U. per acre; and South Federal Highway and 1-95. SOUTH: Single -Family Residential Maximum of 9 D.U. per acre EAST: Single -Family Residential Maximum of 9 D.U. per acre WEST: Single -Family Residential Maximum of 9 D.U. per acre ANALYSIS ZONING Subject Properties: T3-R/NCD-3 (Sub -Urban Transect Zone Restricted/Neighborhood Conservation District) T3-R/NCD-3 (Sub -Urban Transect Zone Restricted/Neighborhood Conservation District) T3-R/NCD-3 (Sub -Urban Transect Zone Restricted/Neighborhood Conservation District) T3-R/NCD-3 (Sub -Urban Transect Zone Restricted/Neighborhood Conservation District) T3-R/NCD-3 (Sub -Urban Transect Zone Restricted/Neighborhood Conservation District) • The existing character and density of the site and surrounding area are currently consistent with Single Family Residential. The proposed designation although "Low Density Multifamily Residential" more closely resembles "Duplex Residential". This is deemed as an appropriate transition for the area. • The MCNP Interpretation of the 2020 Future Land Use Map section indicates that the "Single Family Residential" designation permits nine (9) dwelling units per acre and the "Low Density Multifamily Residential" future land use designation allows residential uses to a maximum density of 36 dwelling units per acre. Currently there are four dwelling units on the subject properties. This proposed designation would allow for approximately 47 dwelling units, which are out of scale, density, and character with the established neighborhood. However, with the proposed revised covenant by the applicant, development will limited to 18 dwelling units; which is lower intensity than allowed by the requested new land use classification. This creates an appropriate transition and buffer which is closer to the "Duplex Residential" than "Low Density Multifamily Residential. FILE ID: 14-007291u Page 3 • Without the revised restrictive covenant with amendments proposed by staff, a land use change at this location may have set a negative precedent in regards to future land use change applications throughout this single family neighborhood, changing the character of the neighborhood. However, the restricted covenant creates an appropriate transition and buffer which is closer to the "Duplex Residential" than "Low Density Multifamily Residential". • Land Use Policy LU-1.1.3 provides for the protection of all areas of the city from (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or manmade amenities; and (4) degradation of public open space, environment, and ecology. With the restrictive covenant proffered by the applicant, the proposed change is within the density and height as it pertains to this existing single family neighborhood. The site contains an "Environmental Preservation District" to the east, however per the restrictive covenant, a portion will be left undeveloped as open space. • 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. The proposed change is within the development pattern and scale of the neighborhood as it will be closer to a "Duplex Residential" density. The applicant has proffered a restrictive covenant that limits the density and scale of future development in the number of units and height. • 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. While area is a well -established single family neighborhood, it is located on a busy thoroughfare. While the zoning ordinance, Miami 21, designates this area as part of the "Neighborhood Conservation District, (NCD-3), within Coconut Grove. Appendix A.3.6 of the Zoning Code states that the single family residential district is intended to protect the low density residential and dominant tree canopy characteristics of Coconut Grove and prevent the intrusion of additional density, uses, and height. The proposed designation is not contrary to this Development Regulation as the proposal has proffered a restricted covenant to reduce the maximum number of units to 18 and height of future development. • 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. See concurrency analyses. FILE ID: 14-007291u Page 4 City of Miami Planning and Zoning Department Division of Land Development • Natural Resource Objective and Policy NR-1.3 and NR-1.3.3, states the City will maintain and enhance the status of native species of fauna and flora by continuing to designate private properties with significant or unique resources as "Environmental Preservation Districts (EPD)". The eastern most property of this application is an "EPD". Policy NR- 1.3.4: states that the City will review development and redevelopment to determine any adverse impacts on adjacent areas with significant native vegetative features, wildlife or marine life, and establish regulations that reduce or mitigate such impacts. The approval of this proposed designation will have limited impacts on this "EPD", the applicant will have to abide by the requirements of the EPD and has also per a restricted covenant proposed to leave a portion of this area unimproved as an "open space" area. • The analysis is based on a proposed project as the applicant has provided a restrictive covenant and corresponding plan. As such, the highest potential use is not being considered. RECOMMENDATION The proposed change is within the development pattern and scale of the neighborhood as it will be closer to a Duplex Residential density as the applicant has proffered a restrictive covenant that limits the density and scale of future development. These analysis supports the position that the Future Land Use Map at this location and for this neighborhood should be changed to the proposed designation. Based on the aforementioned findings, the Planning Department is recommending APPROVAL of the amendment from "Single -Family Residential" to the proposed designation of "Low Density Multifamily Residential" as presented, with the restrictive covenant proposed by the applicant with the modifications proposed by staff. Christopher Brimo Chief of Land Development J. Ellis Apr 28 2015 FILE ID: 14-007291u Page 5 0 150 FUTURE LAND USE MAP (EXISTING) 300 600 Feet Public Parks & Recreation ADDRESS: 2900 S MIAMI AV, 2890, 2900, 2920, 2940, 2960 S FEDERAL HWY FUTURE LAND USE MAP (PROPOSED) a31-3>;$- S FEDERAL HWY Low Density Multifamily Residential EP-46 Single"Family • Residential ti EP-48 EP-49 EP-47 Public Parks & Recreation 0 150 300 600 Feet ADDRESS: 2900 S MIAMI AV, 2890, 2900, 2920, 2940, 2960 S FEDERAL HWY 0 150 300 600 Feet ADDRESS: 2900 S MIAMI AV, 2890, 2900, 2920, 2940, 2960 S FEDERAL HWY Proposal No 14-007291u Date: 09/03/14 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION Applicant Jorge Navarro, Esq. on behalf of Southeastern Investment Group Cd Address: 2900 S Miami Av, 2890, 2900, 2920, 2940 & 2960 S Federal Hwy Boundary Streets: Northwest: I-95 Northeast SW 28 RD Southwest:SW 30 RD Southeas S MIAMI AV Proposed Change: From: Single -Family Residential To: Low Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 1.3000 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 1.3000 acres @ 36 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 12 DU's 16 0 sq.ft. 47 DU's 35 0 sq.ft. 0 90 35 19 NE COCONUT GROVE 310 T1 219 1-95 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) CONCURRENCY ANALYSIS Irp. RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 90 0.12 182.80 182.68 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 90 20,206 >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 90 16,688 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 90 115 800 685 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. Low Density Multifamily Residential Areas designated as' Low Density Multifamily Residential' allow residential structures to a maximum density of 36 dwelling units per acre, subjectto the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the Citys adopted concu- rrency management requirements. Supporting services such as community -based residential facilities (14 clients to or less, not including drug, alcohol on correctional rehabilitation facilities) will be allowed pursuant applicable state law; daycare centers for chllden and adults maybe permissible in suitable locations. Permissible uses w/ law density multifamily residential areas also include commercial activities that ere intended to serve the retailing & personal services needs of the building or building complex, small scale limited commercial uses as accessory uses; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations & maintenance of required levels of service for such uses. Professional offices, tourist and guest homes, museums, & private clubs or lodges are allowed only in contributing structures within historic sites or historic districts have been designated by the HEPB and are in suitable locations w/LDMR areas, pursuant to applicable land development regulations and the maintenance of required levels of seMce for such uses . Density & intensity limitations for said uses shall be restricted to those of the contributing stivcture(s). CM_1_IN 03/13/90 TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 90 19 B B OK 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. Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-1 5-020 File ID 14-00729Iu May 6, 2015 Item PZAB.1 Ms. Maria Lievano - Cruz offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL 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 FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTIES AT APPROXIMATELY 2900 SOUTH MIAMI AVENUE AND 2890, 2900, 2920, 2940 AND 2960 SOUTH FEDERAL HIGHWAY, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A, HEREBY ATTACHED, FROM "SINGLE- FAMILY RESIDENTIAL" TO "LOW DENSITY MULTIFAMILY RESIDENTIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Manuel J. Vadillo, the motion passed and was adopted by a vote of 6 - 1: Ms. Jennifer Ocana Barnes Absent Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Yes Ms. Maria Beatriz Gutierrez Absent Dr. Ernest Martin No Mr. Daniel Milian Absent Mr. Juvenal Pina Yes Ms. Melody L. Torrens Absent Mr. Manuel J. Vadillo Yes Mr. David H. Young Absent Franci co Garcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Execution D to Personally appeared before me, the undersigned authority, Olga Zamora, Clerk of the Planning, Zoning and Appeals Board of the City of Miami, Florida, and acknowledges that he executed the foregoing Resolution. SWORN AND SUBSCRIBED BEFORE ME THIS DAY OF , 2015. VGA/1,e 1:9,�c, Print Notary Name Personally know 01- or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath Notar'YPublic State of Florida My Commission Expires: 1Y"�''• VANESSATRUJILLO • !! :r: MY COMMISSION # EE 105250 Q EXPIRES: July 'I 1, 2015 .F of$.• Bonded Thru Notary Public Underwriters Exhibit "A" LIEGAL, DESCRIPTION: LOT 20, LESS THE NORTHEASTERLY 5 FEET THEREOF, ALL OF LOT ' 21, AND THE FOLLOWING DESCRIBED PORTION OF LOT 22, TO WIT: FOR A POINT OF BEGINNING, COMMENCE AT THE NORTHEASTERLY CORNER OF LOT 22; THENCE RUN WESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 22 A DISTANCE OF 5 FEET; THENCE RUN SOUTHERLY AND PARALLEL TO THE EASTERLY LINE OF SAID LOT 22 TO THE POINT OF INTERSECTION OF THE SOUTHERLY LINE OF LOT 22; THENCE RUN EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 22 TO THE SOUTHEASTERLY CORNER OF SAID LOT 22 TO THE POINT OF BEGINNING, OF RESUBDIVISION OF BLOCKS 61 AND 62 OF FLAGLER, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 42, PAGE 73, OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTY, FLORIDA.