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Home My WebLink AboutAnalysis, Maps, PZAB Reso, & Sch. ConcurrencyANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 230, 234, & 250 NW 24th Street File ID 14-000521u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of certain properties from "Light Industrial" to "General 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 primary intent of the "Light Industrial (LI)" land use classification is to allow mixed use development within this land use classification, and further, to facilitate the ability of developing a mixed occupancy within a unit in which more than one type of use is provided under Live/Work or Work/Live zoning districts of the City's land development regulations. Areas designated as "Light Industrial" allow all activities included in the "Restricted Commercial" and "General Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to general commercial areas. These commercial activities (beyond those permitted in the "Restricted Commercial" and "General Commercial" designa- tions) include retailing of second hand items, new and used vehicle sales, parking lots and ga- rages, wholesaling, warehousing, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. This category also allows commercial marinas and living quarters on vessels for transients. This land use category shall not permit storing, packaging, handling, processing or distribution of explosive, flammable or otherwise hazardous materials; scrap yards; and health clinics. The hazard level of an activity shall be one of the determining factors as to whether that activity shall be permissible within a Light Industrial district; the detailed provisions of the applicable land development regulations shall prohibit high-level hazard activities within live/work devel- opments. Areas designated as "Light Industrial" allow residential uses to a maximum density of 36 dwel- ling units per acre, and the nonresidential portions of developments within areas designated as "Light Industrial" allow a maximum floor lot ratio (FLR) of 10.0 times the net lot area of the sub- ject 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. The "General Commercial" future land use categories allows all activities included in the "Re- stricted Commercial" designations, as well as wholesaling and distribution activities that gener- ally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of 1 second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses de- scribed above. Multifamily residential structures of a density equal to High Density Multifamily Residential are allowed, subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General 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 de- velopment regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "General Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ra- tio (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. DISCUSSION The subject area consists of three parcels comprising approximately 0.50 acres. This site is located on the eastern portion of the block bounded by NW 23rd Street on the south, NW 5th Avenue on the west, NW 24th Street on the north, and NW 2nd Avenue on the east. The site and the areas to the north, south, and west are designated "Light Industrial"; the area to the east along the NW 2nd Avenue corridor are designated "Medium Density Restricted Commercial". The subject site is in the WYNWOOD/EDGEWATER 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 structures that are out of scale with the surrounding neig hborhood. • 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. The "General Commercial" category allows for residential uses that could be of a much greater height than the surrounding areas; 2 • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the adjacent "Medium Density Restricted Commercial" future land use category allows residential structures up to a maximum of 65 dwelling units per acre, while the "Light Industrial" designation allows up to 36 dwelling units per acre. The requested "General Commercial" designation allows a density equivalent to "High Density Multifamily Residential" or 150 dwelling units per acre. This is out of scale and character with the surrounding 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. The uses allowed in the "General Commercial" category have fewer potential adverse impacts to the adjacent area with the existing "Light Industrial" designation, but are more adverse than the adjacent areas with the current "Medium Density Restricted Commercial" designation. • 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 D1 — "District 1". The proposed designation is T6-8-O — "Urban Core". These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. 3 FUTURE LAND USE MAP (EXISTING) w M IVvvL(ln ICK NW 27TH ST NW 26TH ST I H NW 25TH ST NW_24TH ST L Light Industrial c w z z NW 22ND TER NW 23RD ST NW 22ND LN NW 22ND TER \\\\NW22NDST SEOPW Community, Redevelopment Plan 0 150 300 600 Feet I i I I NW 2ND AVE 11=eneral1" Commercial Q NW 24TH ST 1 NW 23RD ST H U H ADDRESS: 230, 234 & 250 NW 24 ST FUTURE LAND USE MAP (PROPOSED) IVW c ri I tK NW 27TH ST NW 26TH ST NW 25TH ST NW 24TH ST Commercial 1 I I Light Industrial General NW 23RD ST w z z NW 22ND LN a NW 22ND TER NW 22ND TER w Q NW-22ND ST SEOPW Community. Redevelopment Plan 0 150 300 600 Feet General Commercial Commercial III Q NW 24TH ST NW 23RD ST z1W 22ND ST ADDRESS: 230, 234 & 250 NW 24 ST 0 150 300 600 Feet ADDRESS: 230, 234 & 250 NW 24 ST rY O ,.f ' Cl kq1 Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-14-016 File ID 14-000521u March 5, 2014 Item PZAB.10 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 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 230, 234 AND 250 NORTHWEST 24TH STREET. MIAMI, FLORIDA, FROM "LIGHT INDUSTRIAL" TO "GENERAL COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE. AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Chris Collins. the motion passed and was adopted by a vote of 7- 1. Ms, Jennifer Ocana Barnes Yes Mr. Chris Collins (Alternate) Yes Ms. Maria Lievano-Cruz Absent Mr. Charles A. Garavaglia Yes Mr_ Charles A_ Gibson Absent Ms. Maria Beatriz Gutierrez No Mr, Ernest Martin Absent Mr. Danief Milian Yes Mr. Juvenal Pina Yes Ms. Janice Tarbert Yes Ms, Melody L. Torrens Absent Mr. David H. Young Yes Francisco arcia. Director Planning -nd Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE j rfar- Execution Da Personally appeared before me. the undersigned authority, Anel Rodriquez, 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 f executed OF 1' �f : !' I. I , 2014 L I) ._ Print Notary Name Personally know or Produced I.D. Type and number of I D. produced Did take an oath or Did not take an oath - Notary Public State of Florida My Commission Expires: VANESSA 7f1WILLO MY COMMISSION* EE 105250 EXPIRES:JuFq 11, 2015 tided Thru Noory PuG11r. Underwriters Superintendent of Schools Alberto M. Carvelho VIA ELECTRONIC MAIL Mr. Steven J. Wernick,.Esquire Akerman Senterfitt LLP One Southeast Third Avenue, 25th Floor Miami, FL 33131 steven.wernick@akerman.com RE: March 19, 2014 giving our students the world Miami -Dade County School Board Perla Tabares Hantman, Chair Dr. Lawrence S. Feldman, Vice Chair Dr. Dorothy Bendross-Mindingall Susie V Castillo Carlos L. Curbelo Dr. Wilbert "Tee" Holloway Dr. Martin Karp Dr. Marta Perez Raquel A. Regaledo PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS 230, 234 & 250 NW 24 ST - 14-00052LU LOCATED 230, 234 & 250 NW 24 STREET COURT PH0114022500720 — FOLIO Nos.: 0131250340450, 0131250340440, 0131250340420 Dear Applicant: 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 75 multifamily units, which generate 8 students; 4 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 IMR:ir L-495 Enclosure cc: Ms. Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File Sinc ontact me at 305-995-4501. Ivan M. Rodriguez, R.A. Director I Ana Rijo-Conde, Deputy Chief Facilities & Eco-Sustainability Officer • Planning, Design & Sustainability School Board Administration Building • 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132 305-995-7285 • 305-995-4760 (FAX) • arijo@dadeschools.net Concurrent+ Management System (CMS) Miami Dade County Public Schools Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis MDCPS Application Number: PH0114022500720 Local Government (LG): Miami Date Application Received: 2/25/2014 9:51:19 AM LG Application Number: 14-000521u Type of Application: Public Hearing Sub Type: Land Use Applicant's Name: 230, 234 & 250 NW 24 St Address/Location: 230, 234 & 250 NW 24 St Master Folio Number: 0131250340450 Additional Folio Number(s): 0131250340440, 0131250340420, 0131250340440, 0131250340420, PROPOSED # OF UNITS 75 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 75 CONCURRENCY SERVICE AREA SCHOOLS CSA Facility Name Id Net Available Seats Seats Capacity Required Taken LOS Source Met Type 1441 PAUL LAURENCE DUNBAR K-8 CENTER (ELEM COMP) 237 4 4 YES Current CSA 1442 PAUL LAURENCE DUNBAR K-8 CENTER (MID COMP) 26 2 2 YES Current CSA 7791 BOOKER T WASHINGTON SENIOR ADJACENT 677 SERVICE AREA SCHOOLS 2 2 YES Current CSA *An Impact reduction of 21.13% 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