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HomeMy WebLinkAboutAnalysis, Maps, School Concurrency & PZAB ResoANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 2984 SW 215` Terrace File ID 12-008391u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of certain properties from "Duplex 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 "Duplex Residential" future land use category 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). 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 one parcel comprising approximately 0.21 acres. The site is located on a block that is located between SW 27" Avenue to the east, SW 22 Street (Coral Way) to the south, SW 30"' Court to the west. The parcel is located on the south side of SW 21 s' Terrace where it veers north to become SW 21'1 Street, in the interior of the aforementioned block. Presently the site and the areas surrounding it to the north, east, and west are designated "Duplex Residential". The areas to the south along Coral Way are designated "Restricted Commercial". The subject site is in the FLAGAMI NET Service Center Area and the CORAL WAY 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 for 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, east, and west by a Duplex Residential area, the density, intensity, and uses allowed by the Low Density Restricted Commercial category wil[ 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 "Duplex Residential" future land use category allows residential structures up to a maximum of 18 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, east, 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 12-008391u 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 Ben Fernandez Esq. on behalf of 2991 Coral Way, LLC Address: 2984 SW 21 Terrace Boundary Streets: North: SW 21 ST East: SW 21 TER South: SW 22 ST West: SW 30 CT Proposed Change: From: Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.2100 acres @ 18 DU/acre 4 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 0.2100 acres @ 36 DU/acre 8 DU's Peak Hour Person -Trip Generation, Residential 6 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 10 Dwelling Units 4 Peak Hour Person -Trips 3 Planning District CORAL WAY County Wastewater Collection Zone 304 Drainage Subcatchment Basin S1 Solid Waste Collection Route 216 Transportation Corridor Name CORAL WAY RECREATION AND OPEN SPACE Population Increment, Residents 10 Space Requirement, acres 0.01 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.79 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 10 Transmission Requirement, gpd 2,176 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 10 Transmission Requirement, gpd 1,797 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 10 Solid Waste Generation, tons/year 12 Excess Capacity Before Change 800 Excess Capacity After Change 788 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 10 Peak -Hour Person -Trip Generation 3 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 fl /12/Qrl 0 FUTURE LAND USE MAP (EXISTING) SW 19TH TER SW 19TH TER SW 20TH ST SW 21ST TER Low Density - Multifamily Residential SW 23RD ST 150 300 600 Feet SW 22ND ST SW 23RD ST 1 1 1 1 1\1 SW 21 ST ST SW-21 ST-TER SW 23RD ST ADDRESS: 2984 SW 21 TER FUTURE LAND USE MAP (PROPOSED) SW 19TH TER SW 19TH TER SW 20TH ST SW 21 ST TER Low Density - Multifamily Residential SW 23RD ST SW 20TH ST SW 22ND ST Restricted SW 21 ST ST SW-21 ST-TER Commercial SW 23RD ST SW 23RD ST 1 1 1 1 1 1 1 1 F—I I 0 150 300 6013eet 1 1 1 1 1 1 1 1 1 ADDRESS: 2984 SW 21 TER 0 150 300 'SW 21 ST ST '" 600 Feet SW 19TH TER ADDRESS: 2984 SW 21 TER Miami -Dade County Public Schools {.,19 rieq r, Superintendent of Schools Alberto M. Ca►valha VIA ELECTRONIC MAIL Mr. Ben Fernandez, Esquire c/o 2991 Coral Way LLC 200 South Biscayne Boulevard, #850, Miami, FL 33131 O Fe rn andezP BRZo n ing L.aw. cam August 13, 2012 giving our students the world RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS 2991 CORAL WAY LLC — LG # 12-008391u LOCATED AT 2984 SW 21 TERRACE PH0112080700429 - Folio No, 0141090390810 Dear Applicant: Miami -Dade County School Board Pena Tabares Hartman, Chair Dr Lawrence S. Feldman, Vice Chair Dr. Dorothy Bendross-Mindingall Carlos L. Curbelo Renier Diaz de la PortUla Dr. Wilbert "Tee'' Holloway Dr. Marlin Karp Dr. Marta Perez Raquel A. Regaledo 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. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 7 multi -family units, which generate one (1) student at the elementary school level. At this time, the elementary school level has sufficient capacity available to serve the application. However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to cpntact me at 305-995-4501. Sin 7 Radri Director I IMR:ir L057 Enclosure /7 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 At,E 2nd Ave. • Suite 525 • Mramr, FL 33132 305-995-7285. 305-995-4760 (FAX) • arijo©dadeschools_net CoMMrutr1 I1cy Managotneai System (CMS) Miami Dade County Public Schools MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH❑ F.12080700429 Local Government (LG): 8/712012 2:07:11 PM LG Application Number: Public Hearing Sub Type: 299jLoral Wav LLCA 2984 SW 21 Terrace 200 5- Bis_cvne_Boulevard #850 Miami, FL 33131 0141090390810 Miami L2-008391u Land Use PROPOSED # OF UNITS 7 SINGLE-FAMILY DETACHED UNITS: ❑ SINGLE-FAMILY ATTACHED UNITS! 0 MULTIFAMILY UNITS: 7 CONCURRENCY SERVICE AREA SCHOOLS CSA Id Facility Name Net Available Capacity Seats i- Fpuired Seats Talcen LOS 6.1 t Source Type 5041 SILVER BLUFF ELEMENTARY 18 1 I YES Current CSA 6741 PONCE DE LEON MIDDLE - KEY BISCAYNE K-8 CTR - CORAL GABLES K-8 CTR (MID COMP) 52 0 0 YES Current CSA 7071 CORAL GABLES SENIOR HIGH -432 0 0 YES Current CSA ADJACENT SERVICE AREA SCHOOLS *An Impact reduction of 17.64% included for charter and magnet schools (Schools of Choice). MDCPS has conducted a preliminary public school concurrency review of this application; please see results above, A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net City of Miami Public School Concurrency Concurrency Management System Entered Requirements Applicant Fields Information Application Type Public Hearing Application Sub -Type Land Use _ Application Name * Ben Fernandez on behalf of 2991 Coral Way, LLC Application Phone * 305-377-6235 Application Email * BFernandex@BRZoningLaw.edm Application Address * 200 S. Biscayne HIvd.. #R50, Miami, FL 33131 Contact Fields Information Contact Name * Ben Fernandez Contact Phone * 305-377-6235 Contact Email * BFernandez@BRZoningLaw.com Local Govt. Name City of Miami Local Govt. Phone 305-416-1400 Local Govt. Email Gf3Ggviir'ci.mntrni.El.us Local Govt. App. Number (OFFICIAL USE ONLYI Property Fields information Master Folio Number * fJ 1-4109-039-08I0 Additional Folio Number Total Acreage * =0 21 Proposed Land Use/Zoning * Low Density Restricted Commercial 0 Single -Family Detached Units * Single -Family Attached Units (Duplex) * 0 Multi -Family Units * 7 Total # of Units * 7 Redevelopment Information CMUSPs) - Re -development applications are for those ascent riles for which a local government has provided vested fights: or for an already unproved property which does not have In be re -planed as deemed by the local government The number of uni s to be input into the CMS is the net difference between the existing vested number or unds and the newly proposed number el units. Example: en extseng 20-unit structure wilt be torn down for redevelopment The newly proposed development cells for 40 loFal units Locat government shell input 20 units in the CMS {net difference between the 20 units vested less the newly pmadsnd A rents). Required Fields for Application ` �, �l/ ny db- Owner(s)/Attorney/Applicant Name STATE OF FLORIDA COUNTY OF MIAMI-DARE 0 nerfs)1Attorney/Appli ant Sipt, lure The foregoing was kn_owled d before me this ! _ g�_ day of Ail a1l V 20 17 by 1i+ t .f-Aan den. who is a(n1 individual/partner/agent/corporation of ?ell?kell7 DJ t 11 its I=e 4 1 d- individnaI/partnership/corpora Civil. He/She is personally known to me or who has produced as identification and who did (did non take an oa (St re e' L""`6 Ahf0: m 1p_n,,, G�TY_ O'F'V �icmim v Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-12-035 File ID 12-008391u September 19, 2012 Item PZAB.1 Mr. David H. Young offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL 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 2984 SOUTHWEST 21ST TERRACE, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Patrick Goggins, the motion passed and was adopted by a vote of 7-2: 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 Piria Ms. Janice Tarbert Ms. Melody L. Torrens Mr. David H. Young Yes Absent Absent Yes Yes No No Yes Yes Yes Yes Francisco Garcia, Director Planning and Zoning 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 ai DAY OF vUtvdreu -Ire, es Print Notary Name Personally know 7 or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath .� fniate, 2012. tate of Florida My Commission Expires: 49i4 Notary Public State of Flbrida Sandra Forges My Commission DD859677 8xpires 02/09/2013