The URL can be used to link to this page

Home My WebLink AboutAnalysis, Maps, PZAB ResoANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 2110, 2118, 2134 N Miami Avenue & 2101, 2129, 2135 NW Miami Court File ID 04-003291u 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 1 benefit from close proximity to industrial areas. These commercial activities include retailing of 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 six parcels comprising approximately 1.39 acres. This site is located on the southern portion of the block bounded by NW 22" Street on the north, NW Miami Court on the west, NW 21st Street on the south, and N Miami Avenue on the east. The site and the areas to the north, south, east, and west are designated "Light Industrial". 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 residential structures that are out of scale with the surrounding neighborhood. • 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 will allow for residential uses that will be of a much greater height than the surrounding areas. 2 • 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 "General Commercial" designation allows a density equivalent to "High Density Multifamily Residential" or 150 dwelling units per acre. This high density is not consistent with and is out of scale with the maximum density, 36 DU/A, allowed in the areas surrounding the subject properties. • 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 less potential adverse impacts than the existing "Light Industrial" designation areas surrounding the subject properties. Alternatively, the "Light Industrial" areas currently surrounding the subject properties may have negative adverse impacts to the subject properties. • If approved, this new FLUM designation may result in future similar FLUM applications adjacent to this application, creating a domino effect, potentially changing the character of the area. • 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 Di — "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 Proposal Nc04-00329, Date: 03/05/2014 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Ap plica nt Iris Esc arras Esq.on behalf of Miami Town Center Holdings, LLC Address: 2110, 2118 & 2134 N MIAMI AV ; 2101, 2129 & 2135 NW MIAMI CT Boundary Streets: North: NW 22 S East: N MIAMI AV South: NW 21 ST West: NW MIAMI CT Proposed Change: From. Lig ht Industrial T. General Com mereial Existing Designation, Maximum Land Use Intensity Residential 1.3870 acres @ 36 DU/acre 50 DU'a Peak Heur Person -Trip Generation, Residential 37 Other sq.R. @ FLR 0 sq.ft Peak Heur Persen-Trip Generate ,Other Prepesed Deaignaten, Max mum Land Use Intensity Residental 1.3870 aere s@ 150 DU/acre 208 DU's Peak Heur Person -Trip Generaten, Residental 110 Other q.ft. @ FLR 0 aq.ft Peak Heur Persen-Trip Generation, Other 0 Net Increm ent With Proposed Change: Population 406 Dwelling Units 158 Peak Heur Persen-Trips 73 Planning District WYNWOOD/EDGEWATER CountyWaatewaterCelleetienZene 308 Drainage Subeatehment Basin H1 Selig Waste Collection Re to 114 Tranaportaton CorridorName N MIAMI AV RECREATION AND OPEN SPACE Population Incrmm�nt, Reaidenta 406 Space Requirement, aerea 0.53 Excess Capacity Before Change 182.80 Excess Ca pacityAfter Change 182.27 Concurrc ncy Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 406 Transmission Requirement, gpd 91,025 Excess Capacity Before Change >2°/O above demand Excess Capacity After Change 2%above demand Cencurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 406 Transmission Requirement, gpd 75,177 Excess Capacity Before Change See Note 1. Excess Cap a city After Change See Note 1. Concurrency Checkoff WASH Permit Required STORM SEWER CAPACITY Extliraton System Before Change On -ate Exfiltraton System After Cha ego On-sitc Cencurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 406 Solid Waste Generaten, tens/year 520 Excess Capacity Before Change 800 Excess Capacity After Change 280 Cencurrency 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 Cap it aI Ire pro vements P,o.y 1.2.3 a - g TRAFFIC CIRCULATION Populaten Increment, Residents 406 Peak-Heur Persen-Trip Generaten 73 LOS Before Change C LOS After Change C Concurrency Checkoff OK NOTES Generai Commercial: Areas designated as "General Commercial" allow all activities included In the "Rests sled Commercial designations, as well es wholesaling and dstribion elwties that generally serve the needs of drlerblsirlessea;geeemlrymgareoeand orcloadegtadenea; and beeelsfrom close proximirytomdlstnal as. These commercial arSivines include aatin9d second nand items, automotive repair semicd, nee, and used vehidesales, paring lots and garages, heavy equipment sales andservice, building maenal sales and storage, wholesabg, warehousing, distribution and transport related services, lien manufacturing and assembly and other addles whose scale of operation and land use impacts are sinter to those usd desated above Mukdamily residential structures of a density equal to Hgh Density Muitifamly Residential, are allayed sabred to the detailed provisions of the applicable land development regulations. The nonresidential patrons d develop pments within areas designated as "General Commercial allow a maximum floor lot radio (FLR) of e 0 times the not lot area dthe sailed property; such FLR may be increased upon compliance wth the deterred proverors of the applicable land deveopmert regaaiors; however, may net exceed °total FLR d 11 Otimcs the net lot area of the subject property. Propedies designated es "General Commercial In the Urban Central Business District & Buena Vista Yards Regional Adrvity Center allow a maximum floor Mt rap (FLR) d 370times then net lot °read the sabred property. AV such uses and mixes of uses shall be subject tothe detailed provisions of the applicable land deveopmert r in the City's adopted concurrercy management requirements. run 1 INI (12/1 zia(3 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made. Superintendent of Schools Alberto M. Carvelho March 19, 2014 VIA ELECTRONIC MAIL Ms. Iris V. Escarra, Esquire Greenberg Traurig, P.A. 333 S.E. 2nd Avenue Miami, FL 33131 escarraigtlaw.com p s h U IC C 00 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 MIAMI TOWN CENTER HOLDING, LLC- 04-003291u LOCATED 2110, 2118 & 2134 N MIAMI AVENUE; 2101, 2129 & 2135 NW MIAMI COURT PH0114022400715 — FOLIO Nos.: 0131250480320, 0131250480310, 0131250480300, 0131250540370, 0131250540380, 0131250540350 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 208 multifamily units, which generate 18 students; 9 elementary, 5 middle and 4 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 contact me at 305-995-4501. IMR:ir L-492 Enclosure Sin . Rod iguez, Director I cc: Ms. Ana Rijo-Conde, AICP Ms. Vivian G. Villaamil City of Miami School Concurrency Master File 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 PH0114022400715 Local Government (LG): Miami Number: Date Application 2/24/2014 1:37:31 PM LG Application Number: 04-003291u Received: Type of Application: Public Hearing Sub Type: Land Use Applicant's Name: Miami Town Center Holding, LLC Address/Location: 2110, 2118 & 2134 N MIAMI AV ; 2101, 2129 & 2135 NW MIAMI CT Master Folio Number: 0131250480320 Additional Folio Number 0131250480310, 0131250480300, 0131250540370, 0131250540380, 0131250540350, (s) : 0131250480310, 0131250480300, 0131250540370, 0131250540380, 0131250540350, PROPOSED # OF UNITS 208 SINGLE-FAMILY 0 DETACHED UNITS: — SINGLE-FAMILY 0 ATTACHED UNITS: — MULTIFAMILY UNITS: 208 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 9 9 YES Current CSA 1442 PAUL LAURENCE DUNBAR K-8 CENTER (MID COMP) 26 5 5 YES Current CSA 7791 FOOKERT WASHINGTON SENIOR 677 4 4 YES Current CSA ADJACENT SERVICE AREA SCHOOLS *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 FUTURE LAND USE MAP (EXISTING) l w a 1- co T Z r 0 150 300 NW 23RD ST NW 22ND ST Light Industrial NW MIAMI CT 600 Feet ADDRESS: 2110, 2118 & 2134 N MIAMI AV 2101, 2129 & 2135 NW MIAMI CT FUTURE LAND USE MAP (PROPOSED) w a 1- CO 1 I L Light Industrial Industrial 0 150 300 600 Feet I 1 I I ADDRESS: 2110, 2118 & 2134 N MIAMI AV 2101, 2129 & 2135 NW MIAMI CT f - maNE_24TH ST NW 23RD ST • NW 22ND ST , s!� NE 22ND ST NW,21ST ST ounce Dig alGlope rAE�C'"Ge, tmappiing 4GIS Use__r�om' 1 _pro c of e, pubed.0 I e N r P _ ,isstopo. NE 24TF NE 23RD S1 0 150 300 600 Feet ADDRESS: 2110, 2118 & 2134 N MIAMI AV 2101, 2129 & 2135 NW MIAMI CT Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-14-040 File ID 04-00329Iu May 21, 2014 Item PZAB.3 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 2110, 2118 & 2134 NORTH MIAMI AVENUE AND 2101, 2129 & 2135 NORTHWEST MIAMI COURT, 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. Ernest Martin, the motion passed and was adopted by a vote of 9- 1: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Absent Ms. Maria Beatriz Gutierrez No Mr. Ernest Martin Yes Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Yes Mr. David H. Young Yes Of Francisco Garcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) May 23, 2014 Execution Date Personally appeared before me, the undersigned authority, Olga Zamora, 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 �/:-'-' DAY OF ; 1 d 2014. Vi 4ri'Scj 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' My ate of Florida 1s'ey ; VANESSATRUJILLO MY COMMISSION It EE 105250 EXPIRES: July 11, 2015 Bonded Thru Notary Public Underwriters