Loading...
HomeMy WebLinkAboutCC 12-11-14 Analysis, Maps and PZAB ResoANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 220 Northeast 43rd Street File ID 11-011961u1 REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of portions of certain properties from "Single Family Residential" and "Major Institutional, Public Facilities, Transportation, and Utilities" to "Medium 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 "Single Family Residential" future land use category allows single family structures of one dwelling unit each to a maximum density of 9 dwelling units per acre, 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. Supporting services such as foster homes and family day care homes for children and/or adults; and community based residential facilities (6 clients or less, not including drug, alcohol or correctional 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 single family residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within single family 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 "Major Institutional, Public Facilities, Transportation, and Utilities" future land use category allows 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. Residential facilities ancillary to these uses 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 to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" 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. The "Medium Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" (65 dwelling units per acre) 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, 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 "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. DISCUSSION The subject area consists of portions of two (2) parcels comprising approximately 1.86 acres. Both of these parcels front NE 2nd Avenue. The subject parcels are in the LITTLE HAITI NET Area. The parcel located at 220 NE 43rd Street is bounded by NE 43rd Street to the north, NE 2nd Avenue to the west, NE 42nd Street to the south, and North Federal Highway to the east. This parcel is currently designated "Major Institutional, Public Facilities, Transportation, and Utilities" on the southern half and "Single Family Residential" on the northeast quarter. The surrounding area to the south is designated "General Commercial"; the area to the north is designated "Single Family Residential"; and the areas to the east and west is designated "Restricted Commercial". ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: • 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 proposed designations maintain appropriate transitions between the commercial areas and the residential neighborhoods. • MCNP 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. This change will allow for the addition of commercial uses and increased housing capacity, which will serve the surrounding residential neighborhoods, without impacting it. • MCNP Policy LU-1.3.6 states that the City will continue to encourage a diversification in the mix of industrial and commercial activities and tenants through strategic and comprehensive marketing and promotion efforts so that the designated Neighborhood Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the Brownfield Redevelopment Area, Commercial Business Corridors, and other targeted areas are buffered from national and international cycles. The subject area is located in a Brownfield Redevelopment Area and an Empowerment Zone. The proposed designation will allow for an increased mix of activities and tenants in the area. • MCNP Policy LU-1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. This site is in close proximity to a Miami -Dade County Metrobus Routes 9, 10, and 202 (Little Haiti Connection) and may support additional density and commercial uses. • 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. 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. Proposal No 11-011961u1 Date: 10/15/14 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 4201 NE 2 AV LLC and Miami Design District Associates, LLC Address: 220 NE 43 ST Boundary Streets: North: NE 43 ST East: NE 4 AV South: NE 42 ST West: NE 2 AV Proposed Change: From: Major Inst. Public Fac. Transp. & Utilities To: Medium Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.6300 acres @ 9 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.6300 acres @ 65 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name 6 DU's 8 0 sq.ft. 41 DU's 27 0 sq.ft. 0 91 35 19 LITTLE HAITI 308 E3 109 NE 2 AV RECREATION AND OPEN SPACE Population Increment, Residents Park Within 10 Minute Barrier -Free Walk % Population Outside of Barrier Free Walk A Excess Capacity After Change Concurrency Checkoff -91 Yes N/A N/A OK POTABLE WATER TRANSMISSION Population Increment, Residents 91 Transmission Requirement, gpd 14,054 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 91 12,784 See Note 1. 27 WASD Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-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 (See attachment 1) SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 91 116 800 916 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 91 19 B B OK NOTES: 1. Permit for sanitary sewer connection must be issued by Miami Dade Water and Sewer Authority Department (WASD). Excess capacity, if any, is currently not known. Medium Density Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density equivalent to "Medium 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 heigh 7 stories (height up to 25 ft for the ground floor and up to 14 ft for each additional floor CM 1 IN 03/13/90 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. FUTURE LAND USE MAP (EXISTING) 1_J11111 Duplex - Resident'al NE 42ND ST NE41STST NE40THST � U Single Family - Residential NE 43RD ST Major Inst;lPublic ,Facilities, TranspT&° � Utilities ESNNE 39tH SS 0 150 300 I i I 600 Feet J ADDRESS: 220 NE 43 ST FUTURE LAND USE MAP (PROPOSED) MP It E 7 Dup ex - m Res'dential 2 NE 42ND ST Density Restricted Commercial NE 41ST ST NE 40TH ST 0 150 300 I I 600 Feet I ADDRESS: 220 NE 43 ST 0 150 300 I 600 Feet ADDRESS: 220 NE 43 ST City of Miami Legislation PZAB Resolution City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 11-011961u1 Final Action Date: A RESOLUTION OF THE MIAMI PLANNING, ZONING, AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), 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 REAL PROPERTY LOCATED AT APPROXIMATELY 220 NORTHEAST 43RD STREET, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A, ATTACHED AND INCORPORATED, FROM "MAJOR INSTITUTIONAL, PUBLIC FACILITIES, TRANSPORTATION & UTILITIES" AND "SINGLE-FAMILY RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately 220 NE 43rd Street [Commissioner Keon Hardemon District 5] APPLICANT(S): Javier E. Fernandez, Esquire, on behalf of 4201 NE 2nd Avenue, LLC and Miami Design District Associates, LLC FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommended approval. See companion File ID's 11-01196ap2 and 11-01196da2. PURPOSE: This will change the land use designation for the above property from "Major Institutional, Public Facilities, Transportation and Utilities" and "Single Family Residential" to "Medium Density Restricted Commercial". WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on November 5, 2014, following an advertised public hearing, adopted Resolution No. PZAB-R-*-* by a vote of * to * (*- *), item no. PZAB.1, recommending *of the Future Land Use Change as set forth; and WHEREAS, the City Commission, after careful consideration of this matter, deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to grant this change of land use designation as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. City of Miami Page 1 of 3 File Id: 11-011961u1 (Version: 1) Printed On: 10/29/2014 File Number: 11-011961u1 Section 2. 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, is further amended by changing the Future Land Use designation of 1.86± acres of real properties located at approximately 220 Northeast 43rd Street, Miami, Florida, from "Major Institutional, Public Facilities, Transportation & Utilities" and "Single Family Residential" to "Medium Density Restricted Commerical", as legally described in "Exhibit A", attached and incorporated. Section 3. It is found that this Comprehensive Plan designation change involves a use of 10 acres or fewer and: (a) Is necessary due to changed or changing conditions; (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year; (c) The proposed amendment does not involve a text change to goals, policies, and objectives of the local government's comprehensive plan, but proposes a land use change to the future land use map for a site -specific development. However, text changes that relate directly to, and are adopted simultaneously with the small scale Future Land Use Map amendment shall be permissible; (d) Is one which is not located within an area of critical state concern as designated by §380.0552, Florida Statutes or by the Administration Commission pursuant to §380.05(1), Florida Statutes; (e) Density will be "Medium Density Restricted Commercial", or sixty-five (65) dwelling units per acre, per the Miami Neighborhood Comprehensive Plan, as amended, and intensity will be as established in Article 4 of the City of Miami Zoning Ordinance, the Miami 21 Code, as amended; and (f) The proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes. Section 4. The City Manager is directed to instruct the Director of the Planning and Zoning Department to promptly transmit a certified copy of this Ordinance after its adoption on second reading to: the reviewing agencies pursuant to §163.3184, Florida Statutes; and any other person or entity requesting a copy. Section 5. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 6. This Ordinance may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes. {1} APPROVED AS TO FORM AND CORRECTNESS: City of Miami Page 2 of 3 File Id: 11-011961u1 (Version: 1) Printed On: 10/29/2014 File Number: 11-011961u1 VICTORIA MENDEZ CITY ATTORNEY Footnotes: {1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Miami Page 3 of 3 File Id: 11-011961u1 (Version: 1) Printed On: 10/29/2014 EXHIBIT "A" Legal Description All of Block 2 of BRENTWOOD, according to the plat thereof, recorded in plat book 40, at page 66, of the public records of Dade County, FL. Also known as: Lot 5, Block 2 of BRENTWOOD, according to the Plan thereof as recorded in Plat Book 40, at Page 66 of the Public Records of Dade County, Florida and Tract 2 of REVISED PLAT OF TRACT "A" and block 1,2,3,8,9,10,11 and 12 of BRENTWOOD, according to the plat thereof in plat book 44 at page 6 of the Public Records of Dade County, FL.