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Home My WebLink AboutAnalysis, Maps, PZAB Reso, & Sch. ConcurrencyANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 3734, 3736, 3750 Bird Road, 3031 SW 37th Court, 3090 SW 37th Avenue File ID 14-00055lu 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 "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 primary intent of the "Light Industrial" 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" designations) include retailing of second hand items, new and used vehicle sales, parking lots and garages, 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 developments. Areas designated as "Light Industrial" allow residential uses to a maximum density of 36 dwelling 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 subject property Affordable housing developments that are certified by the City as having a complete application for development as of the effective date of the proposed Land Development Regulations shall be permitted with densities up to 150 dwelling units per acre but must obtain all building permits by December 17, 2012, at which time any rights herein to building permits shall expire. 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 "Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed 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 motels. 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 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 developments 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 ratio (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 Regional Activity Center allows 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 the 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. DISCUSSION The subject area consists of five parcels comprising approximately 1.12 acres. These parcels are located on the west and south sides of the block that is bounded by Bird Road/SW 40" Street to the north, SW 37th Avenue to the east, Peacock Avenue to the south, and SW 37th Court to the west. The site and the surrounding areas to the north, east, and southeast are designated "Light Industrial"; properties to the west and south are designated "Restricted Commercial"; properties to the northwest are designated "General Commercial". The subject site is in the COCONUT GROVE NET Service Center Area. ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Light Industrial" future land use category allows Live/Work or Work/Live mixed occupancy structures up to a maximum of 36 dwelling units per acre. The requested "Restricted Commercial" designation allows a density equivalent to "High Density Multifamily Residential" or 150 dwelling units per acre. The high density allowed in the "Restricted Commercial" designation is consistent in scale and density with what is allowed adjacent to the west and south of the subject properties and along a major commercial corridor like Bird Road. MCNP Goal LU -1 states that the City will maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates economic development and the growth of job opportunities in the city; (4) fosters the growth and development of downtown as a regional center of domestic and international commerce, culture and entertainment; (5) promotes the efficient use of land and minimizes land use conflicts while protecting and preserving residential sections within neighborhoods; (6) protects and conserves the city's significant natural and coastal resources; and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations. The "Restricted Commercial" uses are consistent with the commercial character existing along this segment of Bird Road. MCNP Land Use Policy LU -1.1.7 states that land development regulations and policies will allow for the development and redevelopment of well-designed mixed- use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. The proposed "Restricted Commercial" designation permits a full range of the above-mentioned uses. The site area is located in close proximity to various modes of transportation. MCNP Land Use Policy LU -1.1.10 states that the City's land development regulations will encourage high density residential development and redevelopment in close proximity to Metrorail and Metromover stations.(See Transportation Policy TR -1.5.2 and Housing Policy HO -1.1.9.) The site is located within a half mile of a Metrorail station. The proposed designation will encourage increased density and redevelopment near these stations. MCNP Land Use Objective LU -1.3 states that the City will continue to encourage commercial, office and industrial development within existing commercial, office and industrial areas; increase the utilization and enhance the physical character and appearance of existing buildings; encourage the development of well-designed, mixed-use neighborhoods that provide for a variety of uses within a walkable area in accordance with neighborhood design and development standards adopted as a result of the amendments to the City's land development regulations and other initiatives; and concentrate new commercial and industrial activity in areas where the capacity of existing public facilities can meet or exceed the minimum standards for Level of Service (LOS) adopted in the Capital Improvement Element (CIE). MCNP Land Use Policy LU -1.3.5 states that the City will continue to promote through its land development regulations, the creation of high intensity activity centers which may be characterized by mixed-use and specialty center development. Such activity centers will be in accordance with the Comprehensive Neighborhood Plan and neighborhood design and development standards adopted as a result of amendments to the City's land development regulations and other initiatives MCNP Land Use Policy LU -1.3.15 states that the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. • 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. The Miami 21 zoning designation currently approved on this parcel is D1 — "District 1". The proposed designation will be T6-12-0 — "Urban Core -Open" transect zone. These findings support the position that the Future Land Use Map at this location and for this neighborhood SHOULD be changed to the proposed designation. FUTURE LAND USE MAP (EXISTING) r - SW 29TH ST Duplex - I G-� Residential 3 ° ° x General Light v Commercial Industrial co BIRD RD LU a � a = M M N M N N PEACOCK AVE Restricted Commercial �o SHIPPING AVE To :::::'::::: cn z �p Nillage: West'lsland:&: ORANGE.ST .Charles;Avenue Neighborhood :conservation" District::::p. 0 150 300 600 Feet ADDRESS: 3734, 3736, 3750 BIRD RD, 3031 SW 37 CT, i i i 3090 SW 37 AV FUTURE LAND USE MAP (PROPOSED) SW 29TH ST c� U, _ _ L Duplex - U Residential cn E °� ° _ General Light U Commercial Industrial N BIRD RD W Restricted Uj Commercial = M Restricted M N Commercial N PEACOCK AVE Restricted Commercial �O SHIPPING AVE := 0 ��y ......... p .Village: West Island:&,': �: :0RARNGST .Char Ies:Avenue .I:.--::: eighborho:od :Conservation' District_::: 0 150 300 600 Feet ADDRESS: 3734, 3736, 3750 BIRD RD, 3031 SW 37 CT, I I I I i I I I i 3090 SW 37 AV SW 29TH ST 1 I' M r _ - -, ' BIRD RDhi;-. 19 co +'H iii. PEACOCK AVE SHIPPING AVE 7 +. cn LM _ORANGE ST -,i Sou ;�e� E D g alGl b�, ,Ge Eye, - b d, S°DA, USES, ASX11- 1g, A -r `gridl�I�GN, IGP, s� s po„ nd.t GIS User C mniuniii y 0 150 300 600 Feet ADDRESS: 3734, 3736, 3750 BIRD RD, 3031 SW 37 CT, I I I I I I I 1 1 3090 SW 37 AV Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-14-018 File ID 14-00055lu March 5, 2014 Item PZAB.12 Ms. Maria Beatriz Gutierrez 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 3750, 3734 & 3736 BIRD ROAD, 3031 SOUTHWEST 37TH COURT, AND 3090 SOUTHWEST 37TH AVENUE, MIAMI, FLORIDA, FROM "LIGHT INDUSTRIAL" TO "RESTRICTED 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 8- 0: - A� Francisco Gar''�fa. Director Planning and Zoning Department 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 Yes Mr. Ernest Martin Absent Mr. Daniel Miliary Yes Mr. Juvenal Pira Yes Ms. Janice Tarbert Yes Ms. Melody L. Torrens Absent Mr. David H. Young Yes STATE OF FLORIDA COUNTY OF MIAMI-DADE 7 A t) r(,I/A cz4 Execution Date 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 13EFORE ME THIS +� DAY OF I � I: + ' � .2014. i VC, u Lel l 1 I [, Print Notary Name Notary IPublic State of Florida Personally know 0. or Produced I.D. My Commission Expires Type and number of 1.0, produced Did take an Oath or Did not take an oath ey'"-• UAt==PublkU MY CO L ` 015 Vanded Dr11, Superintendent of Schools Alberto M. Carvalho March 19, 2014 VIA ELECTRONIC MAIL Ms. Ines Marrero-Priegues, Esquire. Holland & Knight LLP 701 Brickell Avenue, Suite 3300 Miami, Florida 33131 ines.marrero(@hklaw.com 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. Regalado RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS TREO DOUGLAS STATION, LLC 14-00055LU LOCATED 3750, 3734, 3736 BIRD ROAD; 3031 SW 37 COURT & 3090 SW 37 AVENUE PH0114022500721 — FOLIO Nos.: 0141170031820, 0141170031780, 0141170031750, 0141170031760,0141170031770 Dear Applicant: Pursuant to State Statutes and the Interfocal 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 168 multifamily units, which generate 19 students; 8 elementary, 5 middle and 6 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 Sin Ivarf M. Director IMR:ir L-496 Enclosure cc: Ms. Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File me at 305-995-4501. Ana Rijo-Conde, Deputy Chief Facilities & Eco -Sustainability Officer • Planning, Design & Sustainability School Board Administration Building • 9450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33932 305-995-7285. 305-995-4760 (FAX) - arijo@dadeschools.net Concurrent+y Management System (CMS) Miami Dade County Public Schools Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis MDCPS Application PHO114022500721 Local Government (LG): Miami Number: Date Application Received: 2/25/2014 10:13:06 AM LG Application Number: 14-00055lu Type of Application: Public Hearing Sub Type: Land Use Applicant's Name: TREO Douglas Station, LLC Address/Location: 3750, 3734, 3736 BIRD RD; 3031 SW 37 CT & 3090 SW 37 AV Master Folio Number: 0141170031820 Additional Folio Number(s): 01 41 1 70031 780, 01 41 1 70031 750, 01 41 1 70031 760, 01 41 1 70031 770, 41 1 70031 780, 41 1 70031 750, 41 1 70031 760, 41 1 70031 770, 01 01 01 01 PROPOSED # OF UNITS 168 SINGLE-FAMILY DETACHED 0 UNITS: — SINGLE-FAMILY ATTACHED 0 UNITS: — MULTIFAMILY UNITS: 168 CONCURRENCYAREA •• CSA -Source Id Type 5561 FRANCES S TUCKER 40 F8__F8__�YES Current CSA ELEMENTARY 6741 PONCE DE LEON MIDDLE 108 F5_ F5_YES Current CSA 7071 CORAL GABLES SENIOR -452 IvlVNO Current CSA Cur 7071 CORAL GABLES SENIOR 153 F6__I6 YES YearCurrent Plan SA Five ADJACENT SERVICE AREA •• *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