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HomeMy WebLinkAboutAnalyses, Maps, Sch. Conc. & PZAB ResoANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2750 SW 16th Street File ID 13-000781u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 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" 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 ser- vice for facilities and services included in the City's adopted concurrency management require- ments. Community based residential facilities (14 clients or less, not including drug, alcohol or correc- tional 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 al- lowed only in contributing structures within historic sites or historic districts that have been des- ignated 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 Residen- tial" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libra- ries, 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 fa- cilities, private clubs and recreation facilities, major sports and exhibition or entertainment facili- ties 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 quar- ters on vessels as permissible. The nonresidential portions of developments within areas designated as "Low Density Re- stricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. 1 DISCUSSION The subject area consists of a portion of one parcel comprising approximately 1.43 acres. It is located on the block fronting SW 16th Street on the north, SW 29th Avenue on the west, SW 16th Terrace on the south, and SW 27th Avenue on the east. The site is currently designated "Duplex Residential", with a portion also designated "Major Institutional, Public Facilities, Transportation, and Utilities" on the southeast of the property. A "Restricted Commercial" Future Land Use designation located to the east along the SW 27th Avenue commercial corridor, and a site designated "Major Institutional, Public Facilities, Transportation, and Utilities" is to the southeast. The area to the west and south is designated "Duplex Residential" while the area to the north is designated "Single Family Residential". The subject site is in the CORAL WAY NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: • The property is surrounded on the north, west and south by an established single family and duplex residential community. • A land use change at this location may set a negative precedent and create a "domino effect" in regards to future land use change applications throughout this neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Residential" land use category allows residential structures up to two dwelling units each to a maximum density of 18 dwelling units per acre. The requested "Low Density Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre. This potential increase in residential density will be out of scale with the established neighborhood. • 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. A change to Low Density Restricted Commercial is not a logical extension of that category; "Low Density Restricted Commercial" land uses would represent a potential intrusion of commercial uses into a residential neighborhood. • 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 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. • 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. • 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. 2 • The analysis is NOT based on a proposed project. The highest potential use is being considered. • The approved Miami 21 zoning designation on this parcel is T3-O — "Sub -Urban" and the proposed designation is T4-O — "General Urban". These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. 3 Proposal No 13-000781u Date: 03/06/13 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 Mapisjo Investment Group, LLC Address: 2750 SW 16 ST Boundary Streets: North: East: South: West: Proposed Change: From: Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 1.4300 acres @ 18 DU/acre 26 DU's Peak Hour Person -Trip Generation, Residential 21 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 1.4300 acres @ 36 DU/acre 51 DU's Peak Hour Person -Trip Generation, Residential 39 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 66 Dwelling Units 26 Peak Hour Person -Trips 18 Planning District CORAL WAY County Wastewater Collection Zone 310 Drainage Subcatchment Basin Q6 Solid Waste Collection Route 216 Transportation Corridor Name NW 27 AV RECREATION AND OPEN SPACE Population Increment, Residents 66 Space Requirement, acres 0.09 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.71 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 66 Transmission Requirement, gpd 14,818 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 66 Transmission Requirement, gpd 12,238 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 66 Solid Waste Generation, tons/year 85 Excess Capacity Before Change 800 Excess Capacity After Change 715 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 66 Peak -Hour Person -Trip Generation 18 LOS Before Change E+20 LOS After Change E+20 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 heinh 4 stories (height up to 25 ft for the ground floor and up to 14 ft for each additional floor (:M 1 IN (19/13/on FUTURE LAND USE MAP (EXISTING) inn 0 150 300 600 Feet ADDRESS: 2750 SW 16 ST FUTURE LAND USE MAP (PROPOSED) IIIIIIIIPP I i iiii 0 150 300 600 Feet ADDRESS: 2750 SW 16 ST 0 150 300 600 Feet 1 1 1 ADDRESS: 2750 SW 16 ST Miami -Dade Count Public Schools giving our so:dents fbo World Superintendent of Schools Alberto M. Carvalho March 12, 2013 VIA ELECTRONIC MAIL Mr. Ben Fernandez, Esquire c/o 2991 Coral Way LLC 200 South Biscayne Boulevard, #850, Miami, FL 33131 BFernandez@BRZoningLaw.com giving our students the world RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS MAPISJO INVESTMENT GROUP, LLC- 13-000781u LOCATED AT 2750 SW 16 ST PH0113022700180 - FOLIO No. 0141100021781 Dear Applicant: Miami -Dade County School Board Perla Tabares Hantman, Chair Dr. Martin Karp, Vice Chair Dr. Dorothy Bendross-Mindingall Susie V. Castillo Carlos L. Curbelo Dr. Lawrence S. Feldman Dr. Wilbert "Tee" Holloway 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) for informational purposes only. As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 51 multi -family attached units, which generate 30 students; 3 elementary, 2 middle and 2 senior high students. At this time, all three school levels have 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 cact me at 305-995-4501. Sin Iv-h M. Rodriguef, R.A. Director I IMR:ir L-386 Enclosure 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 Concurrency Management System (CMS) Miami Dade County Public Schools 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): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: Concurrency Management System Preliminary Concurrency Analysis PH0113022700180 Local Government (LG): 2/27/2013 12:48:46 PM LG Application Number: Public Hearing Sub Type: Mapisio Investment Group, LLC 2750 SW 16 Street, Miami , FL 33145 0141100021781 51 0 0 51 Miami 13-000781u Land Use CONCURRENCY SERVICE AREA SCHOOLS CSA Net Available [ Seats Id Facility Name Capacity i Required Seats LOS Taken Met Source Type i 5401 SUNSET EL - GEORGE CARVER EL CORAL GABLES EL 97 3 3 YES Current CSA 962 CORAL GABLES PREPARATORY ACADEMY (MID COMP) 15 2 2 YES Current CSA 7071 CORAL GABLES SENIOR -520 2 0 NO Current CSA 7071 CORAL GABLES SENIOR 0 2 0 NO Current CSA Five Year Plan ADJACENT SERVICE AREA SCHOOLS 7341 MIAMI JACKSON SENIOR 1836 12 2 IYES !Adjacent CSA *An Impact reduction of 19.5% 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 .et'r 11ttti P Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-13-020 File ID 13-00078Iu April 3, 2013 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 FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTIES AT APPROXIMATELY 2750 SOUTHWEST 16TH STREET, 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. THIS LAND USE CHANGE WAS RECOMMENDED APPROVAL WITH THE FOLLOWING MODIFICATION: CHANGE THE LAND USE TO "LOW DENSITY MULTIFAMILY RESIDENTIAL," INSTEAD OF "LOW DENSITY RESTRICTED COMMERCIAL". Upon being seconded by Ms. Jennifer Ocana Barnes, the motion passed and was adopted by a vote of 6-3: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia No Mr. Charles A. Gibson No Ms. Maria Beatriz Gutierrez Yes Mr. Ernest Martin Absent Mr. Daniel Milian No Mr. Juvenal Pina Yes Ms. Janice Tarbert Yes Ms. Melody L. Torrens Absent Mr. David H. Young Abse t Francisc• arcia, Director Planning a d 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 1c3 DAY OF 111. I 2013. V rlCkr0 �br Ps t t Print Notary Name J Nota Public rate of Florida Personally know s1 or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath / My Commission Expires: Notary Public State of Florida Sandra Forges My Commission EE 877365 Expires 02/21/2017