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HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami Planning and Zoning Department Land Development Section ANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 5907 Northeast 5thAvenue File ID 14-007271u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of one property from "Single Family Residential" to "Low Density Restricted Commercial". A complete legal description of the properties 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 (1) dwelling unit each to a maximum density of nine (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 six (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 "Low Density Restricted Commercial" designation allows 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 14-007271u Page 1 of 3 City of Miami Planning and Zoning Department Land Development Section applicable state law; day care centers for children and adults may be permissible in suitable locations. Permissible uses within Low Density Restricted Commercial 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 Restricted Commercial" 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). DISCUSSION The subject parcel is approximately 7,859 sq.ft. (approx. 0.18 acres) and is located on the southwest corner of the block bounded by Biscayne Boulevard and NE 60th Street on the east, NW 61st Street on the north, NE 5th Avenue on the west, and NE 59th Street on the south. The site and the areas to the west and north are designated "Single Family Residential"; to the east, northeast and south are designated "Restricted Commercial". The subject parcel, as well as the abutting parcel to the east are vacant. Of note is that the subject property is within the "Palm Grove Neighborhood Historic District", There is no contributing building or structure involved in this request. The subject property is in the UPPER EASTSIDE NET Area. ANALYSIS The Planning Department is recommending Approval of the amendment as presented based on the following findings: • Policy HO-1.1.7: 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 change maintains appropriate transition between the commercial areas and the residential neighborhoods. 14-007271u Page 2 of 3 City of Miami Planning and Zoning Department Land Development Section • Policy LU-1.3.15: 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. The proposed change will allow for the addition of commercial uses and increased housing capacity, which will serve the surrounding residential neighborhoods, without foreseeable negative impact. • Policy LU-1.6.10: 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 Miami -Dade County Metrobus routes 3, 6, 54, 62, and 93 and may support additional density and commercial uses. • Policy LU-1.1.1: 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 Capital Improvement Element. • The MCNP Interpretation of the 2020 Future Land Use Map section indicates that the "Single Family Residential" designation permits nine (9) dwelling units per acre and the "Low Density Restricted Commercial" future land use designation allows residential uses to a maximum density of 36 dwelling units per acre. The lot size would allow for 6.48 dwelling units, which represents an appropriate buffer between the "Single Family Residential" to the west and the commercial uses to the east. • The land use change at this location will provide appropriate transition from the "Single Family Residential" designation to the west and to the abutting parcel on the east, designated "Restricted Commercial", which faces Biscayne Boulevard. • 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; (5) promotes the efficient use of land and minimizes land use conflicts; and (6) protects and conserves the city's significant natural and coastal resources. A change to "Low Density Restricted Commercial" will not affect the character of the neighborhood designated "Single Family Residential", to the west and will promote the most efficient use of land, and minimizes land use conflicts by becoming a buffer to the most intense use to the east. • The analysis is NOT based on a proposed project. The highest potential use is being considered. • The companion item proposes to change the zoning designation on this parcel from T3-L — "Sub -Urban Zone - Limited" to T4-O — "General Urban Zone - Open". • The existing mixed character and density of the surrounding area is "Single Family Residential" to the west and north, and higher density, intensity, and diversity of uses to the south, east, and northeast. 14-007271u Page 3 of 3 FUTURE LAND USE MAP (EXISTING) NE 61ST ST Medium Density Multifamily Residential I I \, Public Parks & Recreation NE 60TH ST Low Density Multifamily Residential NE 60TH ST \Major Inst, Public Facilities, Transp & Utilities; nA alm " rov Single Family Z Restricted -Residential \ , Commercialy Single Family Residential o- NE 58TH ST NE 56TH ST 0 150 300 600 Feet NE 59TH ST NE 59TH ST orn ngsi 1111 II NE 57TH ST NE 56TH ST ADDRESS: 5907 NE 5 AV FUTURE LAND USE MAP (PROPOSED) NE 61ST ST — ftu Medium Density Multifamily Residential I Public Parks & Recreation NE 60TH ST Low Density Multifamily Residential NE 60TH ST \Major Inst, Public Facilities, Transp &'' Utilities ;� • rov Single Family z Reseed -Residential " Commercia t Low Density 1 _� Restricted m '� Commercial e� NE 56TH ST 0 150 300 i I 600 Feet NE 58TH ST NE 59TH ST NE 59TH ST imr NE 57TH ST NE 56TH ST ADDRESS: 5907 NE 5 AV tetmappino, Amp d, (Dmm nsiVTH ST 0 150 300 600 Feet NE 60TH ST • ADDRESS: 5907 NE 5 AV Proposal Nc 14-007271u Date: 09/03/2014 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Jacques & Denise Address: 5907 NE 5 AV Boundary Streets: North: South: Proposed Change: From: To: NE 60 ST East: BISCAYNE BLVD NE 59 ST West: NE 5 AV Single -Family Residential Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1900 acres @ 9 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 0.1900 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 2 DU's 2 0 sq.ft. 7 DU's 5 0 sq.ft. 0 13 5 3 Upper Eastside 308 E3 103 Biscane Blvd RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 13 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 13 2,953 >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 13 2,439 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 13 17 800 783 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 13 3 D D OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Departmen (WASA) Excess capacity. if any, is currently not knowr General Commercial: Areas designated as "General Commercial' allow all activities included in the'Restri cted Commercial' designations. as well as wholesaling and distrbutbn activates that generally serve the needs of other busbesses; generally require on and off loading facilities; and benefit from close pmumiy to industdal areas. These commercial activities include retailing of second hand hems, automotive repair services, new and used vehicle sales, perking lots end garages. henry equipment sales end service, building materiel sales and storage, wholesaling, warehousing, distribution end transport related services, light manufacturing end assembly and other activities whose scale of operation and land use impacts are similar to those uses desabed move. 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 develop pnbnts wl him areas designated as 'General Commercial' allow a maximum floor let ratio (FLR) of 7.0 times Inc net let area of the subject property, such FLR maybe increased upon compliance vrit the deleited provisions of the epplicebla land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. vpati.s designated as 'General Cammemiar in Inc Urban Central Business District 8 Buena Vista Yards Regional AcMdy Center allow a maximum Boar let 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 lend development r in the Clys adopted concwrency management requbements. 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. Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-14-071 File ID 14-00727Iu November 19, 2014 Item PZAB.1 Mr. David Young offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING 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 THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY APPROXIMATELY LOCATED AT 5907 NORTHEAST 5TH AVENUE, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT "A" (HEREBY ATTACHED), FROM "SINGLE-FAMILY RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the PZAB considered the intent of and requirements under the Miami 21 Code, the application, the staff analysis, and all evidence and testimony presented at the public hearing on November 19, 2014, and made no other motions. Upon being seconded by Mr. Juvenal Pina, the motion passed and was adopted by a vote of 7-1: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins No Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Absent Ms. Maria Beatriz Gutierrez Absent Dr. Ernest Martin Absent Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Absent Mr. Manuel J. Vadillo Yes Mr. David H. Young Yes arcia, Director Planning and Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE ) Execution Date \J 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 +NOVei') te , 2014. 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 k( Notary Public tate of Florida Commi§Ml gAt1 WILCO � c MY COMMISSION # SE 105250 U7� ;y�.,�n,,.Q;; EXPIRES; July 11, 2015 "1�d$•" Bonded Thru Notary Public Underwriters Exhibit "A" Legal Description Lot 1, Block 3, "Bayshore", Plat Book 5, Page 116, of the Public Records of Miami -Dade County, Florida.