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HomeMy WebLinkAboutAnalysis, Maps PZAB ResoCity of Miami Planning and Zoning Departi Division of Land Developr ANALYSIS FOR FUTURE LAND USE CHANGE REQUEST FILE ID: 15-000461u APPLICANT: Ben Fernandez, Esq on behalf of Twenty Third Street Investments, LLC LOCATION: Approximately 3231 SW 23 ST ZIP: 33145 NET DISTRICT OFFICE: Coral Way NET COMMISSION DISTRICT: District 4 REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of certain property from "Duplex Residential" to "Low Density Multifamily Residential". (A complete legal description is on file at the Hearing Boards Office). The subject area is one parcel of approximately 11,250 sq.ft. (± .258 acres). The parcel is fronting SW 23rd Street to the south, and on a block bounded by SW 34th Avenue to the west, by SW 22nd Terrace to the north, and by SW 23rd Avenue to the east. 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." "Areas designated as `Duplex Residential' allow residential structures of up to two dwelling units each to a maximum density of 18 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. Community based residential facilities (14 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 duplex 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 duplex 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)."1 "Areas designated as `Low Density Multifamily Residential' allow residential structures to a maximum density of 36 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 community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; day care centers for children and adults may be permissible in suitable locations. Permissible uses within low density multifamily residential 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; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses. 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 low 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)."2 DISCUSSION The site and the surrounding areas immediately to the north, west, and southwest are designated "Duplex Residential"; properties to the east are designated "Restricted Commercial"; and three parcels due south of the subject area are designated "Low Density Restricted Commercial". 1 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. January 2013. "Duplex Residential" 2 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. January 2013. "Low Density Multifamily Residential" 15-000461u Page 2 of 4 City P_ td fitrrn , . $rtment { nt EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Properties: Duplex Residential Zone Maximum of 18 D.U. per acre Surrounding Properties NORTH: Duplex Residential Maximum of 18 D.U. per acre SOUTH: Low Density Restricted Commercial Maximum of 36 D.U. per acre EAST: Restricted Commercial Maximum of 150 D.0 per acre WEST: Duplex Residential Maximum of 18 D.U. per acre ANALYSIS ZONING Subject Properties: T3-O; Sub -Urban Center Transect Zone Open Surrounding Properties NORTH: T3-O; Sub -Urban Transect Zone Open SOUTH: T4-L; General Urban Transect Zone Limited EAST: T6-8-O; Urban Core Transect Zone Open WEST: T3-O; Sub -Urban Transect Zone Open • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Residential" future land use category allows residential structures of up to two dwelling units each up to a maximum density of 18 dwelling units per acre. The requested "Low Density Multifamily Residential" designation allows residential structures up to a maximum density of 36 dwelling units per acre. The higher density allowed in the "Low Density Multifamily Residential" designation is consistent in scale and density with what is allowed to the south of the subject property (Low Density Restricted Commercial) and to the east of the property (Restricted Commercial). • MCNP Land Use Policy LU-1.1.1 states that development orders authorizing new development or redevelopment that results in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, stormwater, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, or guaranteed in an enforceable agreement. The public services and facilities will include public schools when the Miami -Dade County School Board and local governments in the county implement school concurrency pursuant to paragraph 163.3177(12)(i), F.S. The subject site is slightly larger than a quarter acre. The small 15-000461u Page 3 of 4 City, rittOn rtme size of this land use change, and constituent increase in density of four dwelling units, will have a minimal impact on the aforementioned concurrencies. • 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 "Low Density Multifamily Residential" designation permits small scale commercial and some small educational uses, potentially contributing to the proximate mix of uses. Additionally, the increase in density associated with this change has the potential to add dwelling units to a subject site adjacent to an established mixed -use area with a land use designation of "Restricted Commercial." The subject site is located in close proximity to various modes of transportation. • 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). The subject site introduces a minimal number of new uses while increasing the maximum density, contributing to the objective of building a mixed -use walkable neighborhood. • The Miami 21 zoning designation currently approved on this parcel is T3-O — "Sub - Urban -Open". The proposed designation will be T4-R — "General Urban -Restricted" transect zone. RECOMMENDATION Based on the aforementioned findings, the Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: 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. 15-000461u Page 4 of 4 FUTURE LAND USE MAP (EXISTING) SW 21ST TER 1- c.0 1- co M N Low Density Multifarnily =Residential W 22ND- SW 22ND TER 'C.oral;Way Duplex - Residential 1 SW 23RD ST Low Density Restricted Commercial SW 23RD TER \ \ W 24TH ST W z N M SW 24TH TER 0 150 300 600 Feet i i ADDRESS: 3231 SW 23 ST FUTURE LAND USE MAP (PROPOSED) W 0 Ce LowDensity Multifamily =Residential SW 22ND•S'CoralMay SW 22ND TER 0 1 Duplex - Residential ■ a) Low Density Multifamily Residential SW 23RD ST Low Density Restricted Commercial SW 23RD TER SW 24TH ST SW 24TH TER .--r I I 1 1 1 150 300 600 Feet ADDRESS: 3231 SW 23 ST @eoo -p, cs,. Getinapping. Community 0 150 300 600 Feet Earth D ,, U1-G AE�f isstgpo„PiltiVti407-11S Urse,2 ADDRESS: 3231 SW 23 ST Proposal Nc 15-000461u Date: 03/18/2015 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 Ben Fernandez, Esq., on behalf of Twenty Third Street Invest, LLC. Address: 3231 SW 23 ST Boundary Streets: North: South: Proposed Change: From: SW 22 Te SW 23 St East: SW 32 Ave West: SW 34 Ave Duplex Residential To: Low -Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 0.2580 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.2580 acres @ 36 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR 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 5 DU's 4 0 sq.ft. 9 DU's 7 0 sq.ft. 0 12 5 3 Coral Way 304 S1 217 SW 22nd Street RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 12 0.02 182.80 182.78 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 12 2,673 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 12 2,208 See Note 1. See Note 1. WASA 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 12 15 800 785 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 12 3 F F OK NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority Department (WASA). hxcess capacity, It any, is currently not Known. "Low Density Multifamily Residential" allow residential structures to a maximum density of 36 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 community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; day care centers for children and adults may be permissible in suitable locations. Permissible uses within low density multifamily residential 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; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses. 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 low 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). 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. File ID 15-000461u Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-15-0010 March 18, 2015 Item PZAB.2 Mr. David Young offered the following resolution and moved its adoption: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL WITHOUT A COVENANT 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 THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 3231 SOUTHWEST 23RD STREET, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT "A" AND HEREBY ATTACHED, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY MULTIFAMILY RESIDENTIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Ms. Maria Beatriz Gutierrez, the motion passed and was adopted by a vote of 10 - 0: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr. Charles A. Garavaglia Mr. Charles A. Gibson Ms. Maria Beatriz Gutierrez Dr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Piria Ms. Melody L. Torrens Mr. Manuel J. Vadillo Mr. David H. Young Fran moo Garcia, Director Planning and Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE Yes Yes Absent Yes Yes Yes Yes Absent Yes Yes Yes Yes Executi n Da 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. fN SWORN AND SUBSCRIBED BEFORE ME THIS DAY OF (,p) , 2015. VC/Li-lc-DSc, ' r-1J i l to 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 cd- Notary Public State of Florida My Commission Expires: VANESSATRUJILLO wY P/,// °' MY COMMISSION # EE 105250 � EXPIRES: JUIy 11, 2015 ��0. Bonded Thru Notary Public Underwriters Address: 3231 SW 23rd Street Folio Number: 01-4116-009-1780 LEGAL DESCRIPTION The East 1/2 of Lot 76 and all.of Lot thereof as recorded in Plat 13ook 4, Page Exhibit A 4, Miami ax Acres, aeeordtn to the plat Public Records of 11tti-fade onty, Florida