Loading...
HomeMy WebLinkAboutAnalysis, Maps, PZAB Reso & School ConcurrencyANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 212 NW 25th Avenue File ID 10-006671u 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 "Duplex 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 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." The "Single Family Residential" future land use designation 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 facilities2 (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 "Duplex Residential" future land use designation allows residential structures of up to two dwelling units each to a maximum density of 18 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. Community based residential facilities (14 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 duplex 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 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). DISCUSSION The subject area consists of one parcel comprising approximately 0.24 acres. This parcel is located on the east side of the block fronting NW 25th Avenue to the east; NW 3rd Street to the North; NW 26th Avenue to the west; and NW 1st Street to the south. The site and the properties to the north, south, and east are designated "Single Family Residential". The properties to the west are designated "Duplex Residential". The subject site is in the WEST FLAGLER NET Area within the LITTLE HAVANA NET Service Center Area. ANALYSIS The Planning Department is recommending DENIAL of the amendment as presented based on the following findings: • The lots to the north, south, and east are designated "Single Family Residential". • The character of NW 25th Avenue is single family residential. • The MCNP Interpretation of the 2020 Future Land Use Map section indicates that the "Duplex Residential" future land use designation allows residential uses to a maximum density of 18 dwelling units per acre while the "Single Family Residential" designation permits 9 dwelling units per acre. This represents a doubling of the permitted density for the parcel, which will be out of scale with the established neighborhood. • MCNP Goal LU-1 states that the City will maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates economic development and the growth of job opportunities in the city; (4) fosters the growth and development of downtown as a regional center of domestic and international commerce, culture and entertainment; (5) promotes the efficient use of land and minimizes land use conflicts while protecting and preserving residential sections within neighborhoods; (6) protects and conserves the city's significant natural and coastal resources; and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations. The proposed change would represent an intrusion of duplex units into an established single family area. • MCNP Policy LU-1.1.3 provides for protection of all areas of the city from the encroachment of incompatible land uses. • MCNP Policy LU-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. • The Miami 21 zoning designation currently approved on this parcel is T3-R — "Sub - Urban" transect zone (Single Family). The proposed designation will be T3-0 — "Sub -Urban" transect zone (Duplex). 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 11-00667 Date: 9/14/2011 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Boston Investors Group, Inc. Address: 212 NW 25 Avenue Boundary Streets: North: NW 3 ST East: NW 25 AV South: NW 1 ST West: NW 26 AV Proposed Change: From:Major Institutional, Public Facilities, Transp. and Util To: Restricted Commercial/High Density Multifam. Reside Existing Designation, Maximum Land Use Intensity Residential 0.2400 acres @ 9 DU/acre 2 DU's Peak Hour Person -Trip Generation, Residential 3 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.2400 acres @ 18 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 4 DU's 3 0 sq.ft. 0 6 2 0 WEST FLAGLER 309 Q3 117 NW 27 AV ties )tint RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 6 0.01 182.80 182.79 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 6 1,243 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 6 Transmission Requirement, gpd 1,027 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 6 7 800 793 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change -LOS After -Change Concurrency Checkoff 6 0 D D 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. 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. FUTURE LAND USE MAP Low Density Restricted Commercial 0 150 300 I I —Duplex - Residential NW 3RD ST NW 1ST ST Major-Inst, Public Facilities, And Transp Utilities 600 Feet 1 NW 4TH TER NW 4TH ST w Q x H ADDRESS: 212 NW 25 AVENUE FUTURE LAND USE MAP (PROPOSED) 1 Low Density Restricted Commerc al -Duplex - Residential NW 3RD ST NW 1ST ST —Major-Inst, PublicFlacilities, And NW 4TH TER NW 4TH ST Duplex - Residential 0 150 300 600 Feet ADDRESS: 212 NW 25 AVENUE 0 150 300 600 Feet ADDRESS: 212 NW 25 AVENUE t . f F f.i GA .Iltlll "AM c7i Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-11-047 File ID 10-006671u October 05, 2011 Item PZAB.1 Mr. Oscar Rodriguez offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING DENIAL TO THE MIAMI CITY COMMISSION, 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 THE ACREAGE DESCRIBED HEREIN FOR THE REAL PROPERTY LOCATED AT APPROXIMATELY 212 NORTHWEST 25TH AVENUE, MIAMI, FLORIDA, FROM "SINGLE-FAMILY RESIDENTIAL" TO "DUPLEX RESIDENTIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Charles A. Garavaglia, the motion was passed and adopted by a vote of 7-0: Mr. Charles A. Garavaglia Yes Mr. Patrick Goggins Yes Ms. Maria Beatriz Gutierrez Yes Mr. Lazaro Lopez Abstain Mr. Ernest Martin Absent Mr. Daniel Milian Yes Mr. Oscar Rodriguez Yes Mr. Michael Schiff Yes Ms. Janice Tarbert Yes Francisc• ' arcia, Director Planning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE Personally appeared before me, the undersigned authority, Anel Rodriguez, 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 10DAY OF Q Dbr , 2011. QY'ck. - c Print Notary Name `1 Personally know / or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath t/ Notary Public State of Flbrico d8 "`"�; SarForgeD0859677 Not' )v Publi St to of Florida r My Commission pr gxpires 02/0912013 My Commission Expires: git4119 & A/I:Urfa,: Superintendent of Schools Alberto M. Carvelho October 12, 2011 VIA ELECTRONIC MAIL Mr. Matt Plonys c/o Mr. Suresh Mody 2665 S. Bayshore Drive, Suite 440 Miami, FL 33133 giving our students the world RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS BOSTON INVESTOR GROUP INC. (10-00667LU/ZC) LOCATED AT 212 NW 25 AVENUE PH0111081900144 — Folio No. 0141030332660 Dear Applicant: Miami -Dade County School Board Perla Tabares Hantman, Chair Dr. Lawrence S. Feldman, Vice Chair Dr. Dorothy Bendross-Mindingall Carlos L. Curbelo Ranier'Diaz de la Portilla Dr. Wilbert "Tee" Holloway Dr. Martin Karp Dr. Marta Perez Raquel A. Regalado Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. This application results in a total impact of less than one (1) student in any level or type of school, therefore it is exempt from the requirements of public school concurrency and no further action is required at this time. Should you have any questions, please feel free to contact me at 305-995-4501. Sincer, Ivan M. Rodriguez, R Director I IMR:mo L174 cc: Ms. Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File Facilities Planning, Design and Sustainability Ana Rijo-Conde, AICP, Eco-Sustainability Officer• 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132 305-995-7285.305-995-4760 (FAX) • arijo@dadeschools.net City of Miami Public School Concurrency Concurrency Management System Entered Requirements Applicant Fields Information Application Type Application Sub -Type Application Name * iosT'OtJ Ve.Sr02- G 40 p i Application Phone * , 3OS - j51- 5000 Application Email * Mi}•-'rj-Qj,Q 11/4)Yg c 6o.tcoLrtI ,Z&T Application Address * Contact Fields Information Contact Name * friA "Y j —rDiOQ S Contact Phone * S' '3-- 0 j 1 - 5000 Contact Email * !-0��"('"PLo/ yY Er-00 Local Govt. Name City of Miami Local Govt. Phone 305-416-1400 Local Govt. Email GDGav(2 ci.miami.fl.us Local Govt. App. Number (OFFICIAL USE ONLY) Property Fields Information Master Folio Number * 01 -4I©` -O.5Cv(ao Additional Folio Number Total Acreage * , 2.4 Proposed Land Use/Zoning * 0-0- 2- Single -Family Detached Units *t 5 Single -Family Attached Units (Duplex) * — Multi -Family Units * Total # of Units * 2— 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: an existing 20-unit structure will be torn down for redevelopment. The newly proposed development calls for 40 total units. Local government shall input 20 units in the CMS (net difference between the 20 units vested less the newly proposed 4 units). Required Fields for Application * Ow er(s)/Attorney/Applicant Name STATE OF FLORIDA COUNTY OF MIAMI-DADE Owner(s)/Attorney/Applicant Signature K The foregoing was acknowledged befpre e this �� day of /1�r79 20 Itfa , by c�ui1ES .o r' who is a(n) individual/partner/agent/corpora ion of iio Step -?I tte-SIVCS Esta(n) individual/partnership/corporation. He/She is persona known to me as:Qi;i� sand who (did not) take an oath. (Stamp) NOTARY PUBLIC -STATE OF FLORIDA Signa Ire to ►aty Lorraine Maestre Milan �,4 Commission #DD657277 / 4-1 Expires: MAY 09, 2011 BONDED TIHRtJ ATLANTIC BONDING CO., INC.