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Home My WebLink AboutAnalysis, Maps & PZAB ResoANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately a portion of folio # 01-4121-007-3850 File ID 12-00841Iu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of property from "Single Family Residential" to "Low Density 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 "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories 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 auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. DISCUSSION The subject area consists of a portion of one parcel comprising approximately 0.574 acres of the total 1.194 acres. The portion is located on a block that is bounded by Plaza Street to the east, Grand Avenue to the south, SW 37tn Avenue to the west, and Florida Avenue to the north. Presently the site and the areas surrounding it to the north, northeast, and west are designated "Single Family Residential". The areas to the south, east, and southeast along Grand Avenue are designated "`Restricted Commercial". The subject site is in the COCONUT GROVE NET Service Center Area and the SOUTHWEST COCONUT GROVE NET area. ANALYSIS The Planning Department is recommending "DENIAL" of the amendment as presented based on the following findings: • 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. This amendment will increase conflicts because the proposed designation will allow for development densities and intensities that are out of scale with the surrounding residential neighborhood. In addition it allows far an encroachment of commercial uses into a residential area. • 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 on the north, northeast, and west by a Single Family Residential area, the density, intensity, and uses allowed by the Low Density Restricted Commercial category will be out of scale and character with the surrounding duplex residential neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Single Family Residential" future land use category allows residential structures up to a maximum of 9 dwelling units per acre. The requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre. There is an increase in potential density that would be out of scale with the surrounding areas to the north, northeast, and west. • Land Use Policy LU-1.1.3 (1) provides for the protection of all areas of the city from the encroachment of incompatible land uses; and (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety. • 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. • The analysis is NOT based on a proposed project. The highest potential use is being considered. • The Miami 21 zoning designation currently approved on this parcel is T3-O — "Sub -Urban - Open' Transect Zone. These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. Proposal No 12-00841 lu Date: 09/05/2012 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 Theodore Roosvelt Gibson Memorial Fund, Inc. Address: A portion of folio 01-4121-007-3850 (3616 & 3632 Florida Av, 3374 Plaza St) Boundary Streets: North: Florida Av East: Plaza St South: Grand Av West: SW 37 AV Proposed Change: From: Single Family Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.5740 acres @ 9 DU/acre 5 DU's Peak Hour Person -Trip Generation, Residential 7 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.5740 acres @ 36 DU/acre 21 DU's Peak Hour Person -Trip Generation, Residential 15 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 40 Dwelling Units 15 Peak Hour Person -Trips 8 Planning District SOUTH/WEST COCONUT GROVE County Wastewater Collection Zone 310 Drainage Subcatchment Basin S3 Solid Waste Collection Route 205 Transportation Corridor Name SW 37 AV RECREATION AND OPEN SPACE Population Increment, Residents 40 Space Requirement, acres 0.05 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.75 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 40 Transmission Requirement, gpd 8,922 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 40 Transmission Requirement, gpd 7,369 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 40 Solid Waste Generation, tons/year 51 Excess Capacity Before Change 800 Excess Capacity After Change 749 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 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 TRAFFIC CIRCULATION Population Increment, Residents 40 Peak -Hour Person -Trip Generation 8 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 Low Density Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density 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. equivalent to "Low Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels;general office use; clinics and laboratories 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, 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 max heigh 4 stories (height up to 25 ft for the ground floor and up to 14 ft for each additional floor rm 1 IN fl2/12/Qfl FUTURE LAND USE MAP (EXISTING) PERCIVAL AVE OAK AV FROW AVE Public Parks & Recreation Low Density Restricted Commercial FLORIDA AVE Restricted Commercial \� Major Inst, Public Facilities, Transp & Utilities 0 150 300 GRAND AVE THOMAS AVE WILLIAM AVE 600 Feet CHARLES AVE ADDRESS: A PORTION OF 01-4121-007-3850 2 FUTURE LAND USE MAP (PROPOSED) PERCIVAL AVE AVE FROW AVE 1 -- Single Fam ly Residential 1 1 1 FLORIDA AVE Low Density NUMMI RestrictedCommercial Restricted Commercial GRAND AVE Duplex- Residential THOMAS AVE Major Inst, Public Facilities, Transp & Utilities 0 150 300 WILLIAM AVE 600 Feet J a Public Parks & Recreation Low Density Restricted Commercial U Cr) 00 ADDRESS: A PORTION OF 01-4121-007-3850 0 150 300 600 Feet ADDRESS: A PORTION OF 01-4121-007-3850 File ID 12-00841Iu Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-1 2-037 September 19, 2012 Item PZAB.3 Mr. Juvenal Pina offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL WITH MODIFICATIONS 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 OF REAL PROPERTY LOCATED AT APPROXIMATELY A PORTION OF FOLIO #01-4121-007-3850, MIAMI, FLORIDA, CONSISTING OF THE NORTHERN PORTION OF A VACANT IRREGULARLY -SHAPED PROPERTY LOCATED WITHIN THE BLOCK BOUNDED BY FLORIDA AVENUE ON THE NORTH, PLAZA STREET ON THE EAST, GRAND AVENUE ON THE SOUTH, AND DOUGLAS AVENUE ON THE WEST, THE LOTS IN QUESTION FRONT ON FLORIDA AND PLAZA, FROM "SINGLE-FAMILY RESIDENTIAL" TO "LOW -DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. THIS LAND USE CHANGE WAS RECOMMENDED APPROVAL WITH THE FOLLOWING MODIFICATIONS: 1) THE NORTHERN MOST 25 FEET FRONTING FLORIDA AVENUE TO REMAIN AS "SINGLE-FAMILY RESIDENTIAL"; 2) THE REMAINING PORTION (SOUTHERN PART FRONTING FLORIDA AVENUE) TO BE CHANGED TO "LOW -DENSITY RESTRICTED COMMERCIAL"; 3) THE APPLICANT'S PROFFERED COVENANT TO BE REVISED TO INCLUDE AFFORDABLE HOUSING STANDARD OF FEDERAL GOVERNMENT AND THE TIME FRAME TO BE 50 YEARS INSTEAD OF 30 YEARS. Upon being seconded by Mr. Patrick Goggins, the motion passed and was adopted by a vote of 8-1: STATE OF FLORIDA COUNTY OF MIAMI-DADE Mr. Sergio Cruz Mr. Charles A. Garavaglia Mr. Charles A. Gibson Mr. Patrick Goggins Ms. Maria Beatriz Gutierrez Mr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Pia Ms. Janice Tarbert Ms. Melody L. Torrens Mr. David H. Young Yes Absent Abstain Yes Yes No Yes Yes Yes Yes Yes Francisco G: rcia, Director lanning and Zoning Department 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 DAY Orm, 2012. Print Notary Name L / Personally know ✓ or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath b/ Notary ublic State of Florida My Commission Expires: Notary Public State of Flbrlda Sandra Forges My Commission DD859677 Expires 02/09/2013