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Home My WebLink AboutCC 11-20-14 FR Analysis, Maps, & PZAB ResoANALYSIS FOR LAND USE CHANGE REQUEST Approximately 622 NE 80th Street File I❑ 14-000531u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from 'Medium Density Multifamily Residential" 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 "Medium ❑ensity Multifamily Residential" future land use designation allows residential structures to a maximum density of 65 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 corcurrency management requirements. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post- secondary educational facilities. 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 medium density multifamily 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 "Restricted Commercial" designation allows residential uses (except rescue missions) to a maximum density equivalent to "High ❑ensity Multifamily Residential" (150 Dwelling Units per Acre outside of residential density increase areas) subject to the same limiting condi- tions and a finding by the Planning ❑irector that the proposed site's proximity to other residen- tially zoned property makes it a logical extension or continuation of existing residential devel- opment 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, conven- tion facilities, places of worship, and primary and secondary schools. Also allowed are commer- cial 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 dubs 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 de- scribed above. This category also includes commercial marinas and living quarters on vessels as permissible_ The nonresidential portions of developments within areas designated as "Restricted Commer- cial' 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 pe- rimeter 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 corri- dors, porches, balconies and roof areas. DISCUSSION The subject area consists of a parcel comprising approximately 0.159 acres. It is located on the block fronting NE 80fh Street to the north, Biscayne Boulevard to the west, NE 79th Street to the south, and NE 7th Avenue to the east. The site is currently designated "Medium Density Multifamily Residential". A 'Restricted Commercial" Future Land Use designation is located to the north, south, southwest, and west along the Biscayne Boulevard and 79th Street commercial corridors. The area to the east and northeast is designated "Medium Density Multifamily Residential'. The subject area is located in the UPPER EASTSIDE NET area. 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. Since the subject area is surrounded by a Restricted Commercial designation to the south and west, the proposed designation will be consistent with the uses and higher permitted intensities along the commercial corridors. • The MCNP interpretation of the 2020 Future Land Use Map indicates that the "Medium Density Multifamily Residential" land use category allows residential structures up to a maximum of 65 dwelling units per acre. The requested "Restricted Commercial' designation allows density equivalent to "High Density Multifamily Residential" or 150 dwelling units per acre. The requested density is consistent with that permitted to the north, south, and west. • 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, which is the primary character of the nearby Biscayne Boulevard and 79th Street corridors. The addition of commercial uses to this site will serve the nearby residential neighborhoods and further encourage pedestrian activity and a reduction in vehicle miles traveled for those neighborhoods. • 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 six Miami -Dade County Metrobus. The Restricted Commercial designation allows for mixed -use development to occur in a manner that will maximize the use of those routes. • 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 LDS 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. FUTURE LAND USE MAP (EXISTING) 1 =MI i 1.1 1 NE 82ND TER NE 82ND ST 1E1 NE 81ST ST Single Family Residential II NE 80TH ST Medium Density u, Multifamily] a Residential 1- NE 79TH ST NE 78TH ST 0 150 300 600 Feet r- W z ADDRESS: 622 NE 80 ST Single Family Residential FUTURE LAND USE MAP (PROPOSED) i 1.1 w a — LIB Q z Restricted Commercial 0 150 Restricted Commercial 300 600 Feet NE 80TH ST Medium Derisity) ah Residential Multifa lyj ADDRESS: 622 NE 80 ST @e®E Aerogrifo I'GN 0 150 300 600 Feet ADDRESS: 622 NE 80 ST Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-14-026 File ID 14-OOO531u March 19, 2014 Item PZAB.5 Ms. Maria Lievano-Cruz 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 PROPERTY AT APPROXIMATELY 622 NORTHEAST 8OTH STREET, MIAMI, FLORIDA, FROM "MEDIUM DENSITY MULTI -FAMILY RESIDENTIAL" 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. Charles A. Gibson, the motion passed and was adopted by a vote of 7-4: Ms. Jennifer Ocana Barnes Absent Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Yes Ms, Maria Beatriz Gutierrez No Mr. Ernest Martin Yes Mr. Daniel Milian Yes Mr. Juvenal Pia Yes Ms. Janice Tarbert No Ms. Melody L. Torrens No Mr. David H. Young No March 26, 2014 Francisco 'Gcia, Director Execution Date Planning and Zoning Department STATE OF FLORIDA j COUNTY OF MIAMI-DADE Personally appeared before rne. the undersigned authority, Anel Rodriguez, 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 fir CL 2014. r Gfr,(CSC 1 jl 1 l Print Notary Name Notary PublicrState of Florida Personally know or Produced 1,D. Type and number of I-D. produced Did take an oath or Did not take an oath7 - My Commission Expires: VANESSA TRUJtaO MY COMMISSION EE 105250 EKP1SES: July 2015 llndecwdte+ ? 8andecl Thru Notary Putlic