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HomeMy WebLinkAboutAnalysis and MapsPlace Holder City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-24-18326 Location 980 MACARTHUR CSWY Area 5.31 acres Commission District District 2 — Commissioner Damian Pardo Department of Human Service Neighborhood Service Center Downtown/Brickell/Roads D2 Office Existing FLU Designation Major Institutional, Public Facilities, Transportation and Utilities Proposed FLU Designation Restricted Commercial Applicant City of Miami Applicant Representative Arthur Noriega V, City Manager Planner Kathryn Angleton, AICP, Principal Planner Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), The City Manager, Arthur Noriega, V("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the southwestern portion of the property at 980 MacArthur Causeway ("the Property") from "Major Institutional, Public Facilities, Transportation and Utilities"" to "Restricted Commercial". The proposed amendment contains approximately 5.31 Acres. Small-scale comprehensive plan amendments are those that involve less than 50 acres of property and are subject to the Small - Scale Review Process, as set forth in Section 163.3187, Florida Statutes. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas under ePlan ID PZ-24-18325 from CI (Civic Institutional Transect Zone) to CS (Civic Space Transect Zone) and again under ePlan ID PZ-24-18327 from CS (Civic Space Transect Zone) to T6-12-0 (Urban Core Transect Zone — Open). The Property is legally described in the attached Exhibit "A". The table below summarizes the request. The table below summarizes the proposed changes. ePlan ID PZ-24-18326 — Page 1 Place Holder ePlan ID PZ-24-18326 — Page 2 Place Holder Summary of the Existing and Proposed FLU Designations and Zoning Designations Folio No Address FLUM Miami 21 Zoning # Existing Proposed Existing Proposed 1 0132310610040 980 MacArthur Cswy Major Institutional, Public Facilities, Transportation & Utilities Restricted Commercial CI T6-12-0 The Property is located along the southwest coast of Watson Island. The site is approximately 5.31 acres and is bounded by Biscayne Bay to the south and west, Macarthur Causeway to the east, and City -owned property to the north. The aerial image below shows the site, outlined in red, and the immediately surrounding context. Aerial Photo of Subject Site ePlan ID PZ-24-18326 — Page 3 Place Holder EXISTING FUTURE LAND USE DESIGNATION The Property has an existing FLU designations of Major Institutional, Public Facilities, Transportation and Utilities. The primary intent of this land use classification is to allow land uses and activities that provide important services to the public. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities, and general commercial activities intended to serve the needs of the public. Residential facilities are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow nonresidential uses such as commercial and office to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designation "Major Institutional, Public Facilities, Transportation and Utilties" in the Health/Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject property. PROPOSED FUTURE LAND USE DESIGNATIONS The proposed designation of Restricted Commercial allows the following: Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject of the same limiting conditions and a finding by the Planning Director that the propose site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; transitory residential facilities such as hotels and hmotels. This category also allows general office use; clinics and laboratories, auditoriums, libraries, 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 facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use ePlan ID PZ-24-18326 — Page 4 Place Holder impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developmens within areas designated as "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot raio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Intensity Preservation Area allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be 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. Nonresidential floor area is floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies, and roof areas. The map below show the existing and proposed future land use designations for the subject property. ePlan ID PZ-24-18326 — Page 5 Existing and Proposed Future Land Use Designations for the Subject Property Reslriclad Commercial Major Inst. Public Pandit+es T1.11.1Sp rIA Above: Existing Future Land Use Map vNWig,itt Facddies. TranspRnd Public Paths and Recreatigr Above: Proposed Future Land Use Map Place Holder SOCIODEMOGRAPHIC ANALYSIS Planning Department Staff typicaly retrievies data from the US Census Bureau's American Community Survey (ACS) to analyze the socoidemographics of the area surrounding the Subject Property. Staff utilized the 2022 ACS 5-Year Estimates, which are the most recent available at the Census Tract geography level, and observed various dat points for Census Tract 9810. This geography includes Watson Island and Port of Miami, which can be seen in the map below. There is no population or other data, which is explained by the lack of any dwelling units within the geography. Due to the lack of population, there is no sociodemographic analysis. ePlan ID PZ-24-18326 — Page 6 Place Holder PROPERTY HISTORY AND BACKGROUND The Property has been home to the Miami Seaplane Base since 1919, which was recognized as an existing public airport by the Florida Department of Transportation in ? (known as the State Road Department then). The Miami Seaplane Base was incorporated into the National Airspace System in 1959 by the Federal Aviation Administration. The Miami Seaplane Base predates the City of Miami's first zoning oridnance (Ordinance 1156), which was adopted in 1934. Additionally, the base predates the City's first Future Land Use Map, which was adopted in 1989 under Ordinance 10544. When the seaplane base was established, the land was owned by the State of Florida; there was an agreement between the seaplane base and Florida to allow for the use and activites on site. This agreement continued with the City of Miami when they acquired the land from the State of Florida in 1949 via Deed Number 19947. Later, the land was subleased to Chalks by Miami Sports and Exhibition Authority ("MSEA"), which was an independent, autonomous agency and instrument of the City of Miami. This is documented by the Settlements of March 6, 2002 and July 29, 2014 (the "Lease"). Today, there is a lease for a term of 30 years with an effective date of July 29, 2014 with Chalks Airline, Inc. doing business as Chalks & Nautilus Enterpreises, LLC ("Chalks"). This lease is for Chalks to develop and operate a seaplane base within the 5.31 acres of Tract D of Plat Book 166 Page 11. The Subject Property's zoning and FLU designation were changed on January 28, 2016. Under Ordinance 13588, the Subject Propperty's FLU designation was changed from "Public Parks and Recreation" to "Major Institutional, Public Facilities, Transportation and Utilities." Under Ordinance 13589, the Subject Property's zoning was changed from CS — Civic Space Transect Zone to CI — Civic Institutional Transect Zone. In September 2018, Chalks filed a state court action against MSEA and the City ("2018 Action") in the Circuit Court of the 11th Judicial Circuit in Miami -Dade County, Florida, styled as Chalks Airline, Inc. v. Miami Sports and Exhibition Authority, et al., Case No. 2018-030887-CA-01. This case alleged that MSEA was in breach of contract of its obligations under the Lease. One (1) month later, the Miami City Commission adopted Ordinance 13801, which sunset the MSEA. On June 19, 2019, the Planning, Zoning and Appeals Board ("PZAB") adopted Resolution No. PZAB-R-19-026, which approved a two Exceptions, a Warrant, and a Waiver with conditions. These entitlements allowed the expansion, modernization, master planning, and operation of an existing Major Air Transit Facility on a parcel zoned "CI,"Civic Institutional Transect Zone. On July 2, 2021, the Circuit Court of the 11th Judicial Circuit in Miami -Dade County, Florida by the Honorable Judge Barbara Areces ("Court") issued an Order granting summary judgement in favor of Chalks, adjudicating liability against the City on all claims addressed, and concluding among other things that: the City/MSEA breached the Lease by unreasonably withholding, ePlan ID PZ-24-18326 — Page 7 Place Holder conditioning, and delaying provision to Chalks with written approval of Chalks' plans for the redevelopment of the Miami Seaplane Base; by imposing a permanent prohibition on Chalks from ever constructing a hotel on the premises; and failing to approve and unreasonably delaying approval of Chalks' construction of floating docks for seaplane base use. Chalks and the City desired to settle and resolve the 2018 Action as set forth in the Settlement Agreement. On April 11, 2024, the Miami City Commission adopted Resolution No. R-24-0143, which approved the settlement agreement with Chalks, authorized the City Manager to execute any and all necessary documents to effectuate the settlement agreement; further authorized the City Manager to accept Chalks' execution of a general release of their claims and demands, and a dismissal of their claims against the City of Miami with prejudice, upon the City of Miami's completion of certain specific terms, in a form acceptable to the City Attorney; and authorized the City Manager to amend the capital plan to appropriate, allocate, re -appropriate or re -allocate funds for the completion of capital improvements as may be specified in the agreement at the time of need. Pursuant to Section 2, Sub -section 2.1 of the Settlement Agreement, the City must apply for a zoning change from "Cl," Civic Institutional Transect Zone to "T6-12-0," Urban Core Transect Zone — Open in order to allow hotel use on the Property on an expedited basis. While the Settlement Agreement does not enumerate a Comprehensive Plan Amendment to amend the FLUM of the Property, the amendment is required to facilitate the rezoning required under the Settlement Agreement. The "T6-12-0," Urban Core Transect Zone — Open is not supported by the existing FLU designation of "Major Institutional, Public Facilities, Transportation and Utilities." GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Due to its location on Watson Island, the Subject Property is unique. As discussed earlier in this report's sociodemographic section, there is no residential population for the entire Census Tract in which Watson Island is located. This is confirmed with geospatial analysis that compares the existing Future Land Uses that are in a one-fourth mile buffer of the Subject Property against the FLUs found citywide. Below is a table showing the distribution of FLUs for both the study area and citywide. ePlan ID PZ-24-18326 — Page 8 Place Holder Comparison of FLU Designations in Study Area &Citywide Study Area Citywide FLU Designation Acres % Acres Single Fam Fes 0.00 0.00% 6,172.13 27.35% Duplex Fb.s. 0 0.00% 3,934.65 17.43% Fb.stricted Com. 12.95 15.39% 3,856.15 17. 08% MajorPUq FAC 24.52 29.15% 2,080.95 9.22% Med D. MF Res. 0 0.00% 1,418.52 6.28% Facreatian 46.65 55.46% 1,332.79 5.90% General Com. 0 0.00% 1,000.25 4.43% Med D. Rest Com 0 0.00% 869.38 3.85% Light Industria 0 0.00% 506.15 2.24% Industrial 0 0.00% 449.64 1.99% Conservation 0 0.00% 330.14 1.46% High D. MF Res. 0 0.00% 222.72 0.99% CBD 0 0.00% 199.13 0.88% Low D. Rest Com 0 0.00% 143.93 0.64% Low D. MF Res 0 0.00% 54.72 0.24% Total 84.12 100.00% 22,571.27 100.00% The FLU designations highlighted in purple are the top Citywide. The FLU designations highlighted in blue are the top in the one-fourth mile study area, and the FLU highlighted in green is a top FLU designation shared by both geographies. Nearly 45 percent (45%) of all FLU designations in the city are comprised of Single Family Residential or Duplex Residential. Alternatively, there are no explicitly -residential FLU designations within the study area. Restricted Commercial and Major Institutional, Public Facilities, Transportation & Utilies, which are both in the study area, allow for residential densitys up to 150 dwelling units per acre. Despite the presence of these FLU designations, there are no housing units existing on the entire island. The study area is starkly different from the citywide FLU makeup as there is a high concentration of Recreation and Major Institutional, Public Facilities, Transportation and Utilities in the study area. In fact, approximately 3.5 percent (3.5%) of all land designated Recreation citywide is located in the quarter -mile study area. GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY Planning Department Staff conducted geospatial analysis of the existing land uses within the quarter -mile study area of the Subject Property. Staff utilized current land use classification codes assigned by the Miami -Dade County Property Appraiser to parcels and standardized the codes into broader, more generalized land use classifications. For example, current land use codes for entertainment, office buildings, and retail outlets were grouped into Commercial. The table below shows the distribution of existing land uses by parcel count and land area. ePlan ID PZ-24-18326 - Page 9 Place Holder E6dsti ng Land Uses withi n 1/4 Mile of Subject Property Parcels Acres 6dsti ng Land Use # % # Commercial 4 44.44% 32.10 42.12% Industrial 1 11.11% 4.77 6.26% Institutional 4 44.44% 39.34 51.62% Total 9 100.00% 76.21 100.00% There are three (3) existing land use categories that make up the nine (9) parcels in the quarter - mile study area. Unsurprisingly, Institutional is the largest category both by parcel count and land area. Institutional is consistent with the FLU designation of Major Institutional, Public Facilities, Transportation and Utilities. It is important to note that municipally -owned recreational current land use codes were grouped into Institutional. The map on the next page shows the quarter -mile study area with the FLUM and color -coded dots overlaid to represent the existing land uses. The Commercial uses found on the northeast side of Watson Island where the FLU designation is Recreation represent Jungle Island, an "eco-adventure theme park" owned by the City of Miami and leased out to Jungle Island. The lone Industrial use found on the southeast corner of Watson Island where the FLU designation is Recreation represents the Miami Outboard Club (MOC), which is owned by both the City of Miami and MOC. Automotive and marine based uses in the current land use classification codes were grouped with Industrial. ePlan ID PZ-24-18326 — Page 10 EXISTING LAND USE INVENTORY MACARTHUR•ESWY Recreation Existing Land Uses I I Parcels • Commercial Q Subject Property • Industrial _ 1/4 Mile Study Area • Institutional Place Holder Concurrency Analysis The Planning Department tested levels of service as required for this application. Since the existing and proposed future land use designations have the same residential density allowed, the Levels of Service (LOS) testing is based on a potential increase in population for this area of 0 residents. Schools Since there is no increase in the residential population, School Concurrency was not required for this proposal. ePlan ID PZ-24-18326 — Page 11 Place Holder Recreation and Open Space The MCNP requires a 10-minute'/2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that with the potential increase in population, it meets LOS standards. Potable Water The MCNP LOS standard for potable water service is 97.54 gallons per capita per day (GPCD). Consumption is assumed to be approximately 218,099 GPCD by residential uses; however, LOS standards do not take into consideration the consumption of non-residential use. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 122 GPCD. The MCNP does not require testing of this County service. Solid Waste Collection The City's LOS standard for Solid Waste is to maintain a capacity sufficient to accommodate waste flows for a minimum of five years. Solid Waste capacity shall be in place to serve new development and redevelopment no later than the issuance of a certificate of occupancy or its functional equivalent.The Franchise Agreement the City maintains provides flexibility to address fluctuations in solid waste production. Transportation The MCNP has updated its LOS standards for the City with the most recent update of the Transportation Element. In the August 2024 concurrency review for this application, the Department of Resilience & Public Works (RPW) acknowledged that the proposal resulted in a difference of -11,428 daily trips and -1,916 AM Peak Hour trips. RPW noted a traffic study may be required at time of redevelopment. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Map by the Planning Department shall require a Level of Service (LOS) review and a finding from the Planning Department that the proposed amendment shall not result in a LOS that falls below the adopted minimum standards described in Policy CI- 1.2.3, and shall not be in conflict with any element of the MCNP. Based on its ePlan ID PZ-24-18326 — Page 12 Place Holder evaluation, and on other relevant planning considerations, the Planning Department shall forward a recommended action on said amendment to the Planning, Zoning and Appeals Board, which shall then forward its recommendation to the City Commission." Analysis 1 Staff analyzed the proposed amendment for concurrency. Since there is no increase in residential density, therefore School Concurrency was not required. Staff analyzed Recreation and Open Space using GIS and determined the application meets LOS standards. The Subject Property is within a 0.25 to 0.5- mile walk from Ichimura Japanese Gardens, which can be seen in Attachment 1 — Concurrency Analyses. Staff analyzed Potable Water and Storm Sewer and found the proposed amendment meets LOS standards for both. The Department of Resilience & Public Works analyzed the application for Transportation LOS and found that the proposed amendment to Restricted Commercial would result in a decrease of 11,428 daily trips and 1,916 AM Peak Hour trips. All concurrency analyses are seen attached separately. See Attachment 1. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy LU-1.1.3: "The City's zoning ordinance provides for 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 disuprt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and eocnology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements shall be incorporated into the City's land development regulations." Analysis 2 As explained earlier in this report, the City of Miami has agreed to rezone the land to T6-12-0 — Urban Core Transect Zone — Open under the Settlement Agreement between the City of Miami and Chalks. This rezone requires a Comprehensive Plan Amendment to change the FLU designation from "Major Institutional, Public Facilities, Transportation and Utilities" to "Restricted Commercial" as "T6-12-0," Urban Core Transect Zone - Open is inconsistent with the current FLU designation. Earlier in this report, staff also analyzed the sociodemographics, which revealed that there is no residential population in Census Tract 9810, which includes all of Watson Island and Port of Miami. ePlan ID PZ-24-18326 — Page 13 Place Holder With this in mind, there is no established residential neighborhood or land use designations that are incompatible with the proposed FLU designation of "Restricted Commercial". The existing land uses and current FLU designations within a quarter -mile of the Subject Property were also analyzed earlier in this report, and it was determined that the study area was unique in that it lacked explicitly residential land uses (such as Single Family or Duplex) and contained high concentrations of institutional and recreational uses. The map of existing land uses overlaid onto the FLU of the study area, which can be seen below, shows that the proposed FLU designation of Restricted Commercial already exists on Watson Island. EXISTING LAND USE INVENTORY Existing Land Uses • Commercial • Industrial • Institutional PUB.FAC Parcels Subject Property _ 1/41 Mile Study Area 0 Npy. Bi Rugs �@wo\,'Cs o,, 500 �I 1,000 Feet As such, there would be no encroachment of incompatible land uses under the proposed amendment. ePlan ID PZ-24-18326 — Page 14 Place Holder Finding 2 Staff finds the request consistent with Policy LU-1.1.3. Criteria 3 Policy TR-1.1.4: "The City shall implement growth management strategies that encourage infill and redevelopment in order to take advantage of the multimodal transportation options available, thereby reducing the dependency on automobiles for new developments." Analysis 3 Under PZAB Resolution No. PZAB-R-19-026, two (2) Exceptions, a Warrant, and a Waiver were approved to allow for the expansion, modernization, master planning, and operating of an existing Major Air Transit Facility on a parcel zoned CI — Civic Institutional Transect Zone. The plans that were approved included a new terminal building with passenger waiting areas, airline lounges, offices, food and alcohol service areas, and service and support areas. The facility would continue its seaplane base use and operations while adding a restaurant for public use. Under the 2018 Action and Settlement Agreement, there is a reference to a hotel use on the site. Should the hotel use be realized under the proposed FLU designation of Restricted Commercial, this would introduce new uses to the area along with the restaurant and expansion of seaplane base activities permitted under PZAB-R-19-026. These uses would be able to utilize the seaplane base as a mode of transportation for enjoyment of not only the restaurant, but also the other facilities on other parcels of land on Watson Island including the Children's Museum and Jungle Island. This has the potential to reduce automobile dependency on the redevelopment. In addition to the mix of uses and the continuation of the seaplane base's operations, the proposed amendment's transportation concurrency resulted in a decrease of total daily trips, thereby also reducing the dependency on automobiles. Finding 3 Staff finds the request consistent with Policy TR-1.1.4. Criteria 4 Policy LU-1.3.15: "The City shall continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, entertainment, housing, and recreation in close proximity to each other." Analysis 4 As of writing this report, Watson Island is home to many institutional and commercial uses including Jungle Island, the Children's Museum, the Miami Seaplane Base, and the Miami Outboard Club. Amending the FLUM of the Subject Property from "Major Institutional, Public Facilities, Transportation and Utilties" to "Restricted Commercial" unlocks several new commercial uses including but not limited to offices, restaurants, banks, and saloons and cafes. In addition to this sample of newly accessible commercial uses, "Restricted ePlan ID PZ-24-18326 — Page 15 Place Holder Commercial" also allows transitgory residential facilities such as hotels and motels. The proposal allows for redevelopment with a more diverse range of uses than what is currently allowed and existing on Watson Island. Earlier in this report, staff analyzed the distribution of FLU designations in the quarter - mile study area and found that nearly 30 percent (30%) of all land in the study area had a FLU designation of "Major Inntitutional, Public Facilities, Transportation and Utilities." Amending the FLUM of the Property would change the distribution of Future Land Uses in the quarter -mile study area from 15.3 percent (15.3%) "Restricted Commercial", 29.2 percent (29.2%) "Major Institutional, Public Facilities, Transportation and Utilities", and 55.5 (55.5%) percent "Recreation" to 21.7 (21.7%) percent "Restricted Commercial", 22.8 (22.8%) percent "Major Institutional, Public Facilities, Transportation and Utilities", and 55.5 (55.5%) percent "Recreation." This change in composition will result in not only more diverse land uses, but also more evenly geospatially distributed land uses for a more balanced mix of uses in close proximity to each other. Finding 4 Staff finds the report consistent with Policy LU-3.15. Criteria 5 Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area, which is defined by the areas below the elevation of the category 1 storm surge line, as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized surge model pursuant to Section 163.3187(2)(h) F.S., as depicted on the CHHA map in Appendix CM-1. The City shall regularly update Appendix CM-1 as new data is made available. As a member city of the Southeast Florida Regional Climate Change Compact (SFRCCC), the City uses the SFRCCC's Unified Sea Level Rise Projection to create additional long-range inundation risk analyses. All updates shall include at least two planning horizons for shorter -term and longer -term planning efforts. (See maps CM-3 and CM-4 in Appendix CM-1.)" Analysis 5 Referring to Map CM-2: Coastal High Hazard Area in Appendix CM-1, the Property is located in the CHHA. Since there is no change in residential density between the existing and proposed FLU designations, the proposed amendment does not increase population in the CHHA. Below is Map CM-2 with a yellow start indicating where the Property lies. ePlan ID PZ-24-18326 — Page 16 Place Holder Map CM-2: Coastal High Hazard Area O Coastal High Hazard Area* 0 City Boundary I CI* M IM CM M Man Ram,' G4.vE,uN ence "As defined in Coastal Management I a`a Element Policy CM-4.1.2 0 1 2 Miles I i 1 i I \1 / liii pool . • /, v._ mrlf,K, , 1 ill r ig- -■■■ S 2 + I N 414T 4i T N4E.TNST 3 s oz 4 rydj'n,Rr- 3 MAIM -HST _ HMl:SI S,-q�9-rNNm,N �T ill , - — _ - M rrv,ar. a�^14'. ill SR 1 F< i W RAGE . ` . z °� `\ r, SWAN' Sr 01 Pi/ -Quv„A we' h te. ti !. IF •r Finding 5 Staff finds the request consistent with Policyh CM-4.1.2. CONCLUSION & RECOMMENDATION Based on the analysis of the area context and the goals, objectives, and policies of the MCNP, the request to amend the FLUM by changing the designation of the southwest portion of the property located at 980 MacArthur Causeway ("the Property") from "Major Institutional, Public Facilities, Transportation & Utilities" to "Restrcited Commercial", staff finds the request is justified based on the Propperty's unique location on Watson Island, ability to meet all ePlan ID PZ-24-18326 — Page 17 Place Holder concurrency management standards, existing capacity to redevelop a higher and better use under the proposed FLU designation, and the judicially acknowledge property rights intrical to the settlement agreement between the City of Miami and Chalks that came from the Circuit Court of the 11th Judicial Circuit in Miami -Dade County. Based on the above background information, the Planning Department recommends Approval of the request to amend the FLUM of the southwest portion of the Property located at 980 MacArthur Causeway from "Major Institutional, Public Facilities, Transportation & Utilities" to "Restricted Commercial." DocuSigned by SuvtatAAA,t, Sitivuur DavidSnow� Interim Planning Director DocuSigned by: StAuttAbut, Sft iuu-r c3"� 5CT1C'�RF ��¢. Sevanne teener, CNU-A Assistant Director FDocuSigned by: a4A AA+.4-0q Katiry , ngleton, AICP Principal Planner Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses ePlan ID PZ-24-18326 — Page 18 AERIAL EPLAN ID: PZ-24-18326 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 980 MACARTHUR CSWY 0 125 250 500 Feet FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-24-18326 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 980 MACARTHUR CSWY 0 125 250 500 Feet Major Inst, Public Facilities, Transp And FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-24-18326 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 980 MACARTHUR CSWY 0 125 250 500 Feet