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HomeMy WebLinkAboutAnalysis, Maps & ResoANALYSIS FOR Future Land Use Map Amendment PROJECT ADDRESS: 1725 and 1729 NW 18 Street FILE ID: 15-00089Iu APPLICANT: Iris Escarra, Esquire, on behalf of the owner, Abreu Development, LLC COMMISSION DISTRICT: District 1 NET OFFICE: Allapattah LAND USE DESIGNATION: Duplex Residential REQUEST The proposal is for an amendment to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of two properties from "Duplex 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 (IMCNP) 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). Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" 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 `Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. DISCUSSION The subject area consists of two parcels, comprising approximately 0.15 acres. The parcels are located west of NW 17 Avenue, between NW 18 Street to the south and NW 17 Street to the north. 1729 NW 18 Street is designated "Duplex Residential" while 1725 NW 18 Street has a split designation of "Duplex Residential' and "Restricted Commercial". To the east of the subject parcels the land use designation is "Restricted Commercial" To the north the land use designation is 'Medium Density Restricted Commercial". To the south the land use designation is "Duplex Residential"_ 1725 NW 18 Street is currently vacant, while 1729 NW 18 Street currently has an existing, single-family structure_ EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESiNATION ZONING Subject Properties: Subject Properties Duplex Residential T -0: Sub -urban Transect Zone - Maximum of 18 D.U. per acre Open Surrounding Properties NORTH: IVtedium Density Restricted Commercial T4-R; General Urban Transect Maximum of 65 D.U. per acre Zone - Restricted SOUTI-I: Duplex Residential T3-0; Sub -urban Transect Zone - Maximum of 18 D.U. per acre Open EAST: Restricted Commercial T6-8-O; Urban Core Transect Zone- Maximum of 150 D.U. per acre Open WEST: Duplex Residential T3-O; Sub -urban Transect Zone- Maximurn of 18 D.U. per acre Open ANALYSIS • The existing character, intensity, and density of the site and surrounding area are currently consistent with Duplex Residential_ • The MCNP Interpretation of the 2020 Future Land Use Map section indicates that the "Duplex Residential" designation permits 18 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. Currently there is one (1) dwelling unit on the subject properties_ The proposed amendment would allow for approximately five (5) dwelling units, which are out of scale, density, and character with the surrounding single-family and duplex designated neighborhood. • A land use amendment at this location may set a negative precedent and create a "domino effect" in regards to future land use change applications throughout this single- family and duplex designated neighborhood, changing the character of the neighborhood. • 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 conflict&. The proposed land use amendment could bring commercial and possibly higher intensity residential into a single-family and duplex designated neighborhood. • Land Use Policy LU-1,1.3 "provides for the protection of all areas of the city from (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities", This change would break the uniform land use designations by encroaching too far into the single-family and duplex designated neighborhood_ The proposed amendment is out of scale in regards to intensity, density, and height as it pertains to this neighborhood. • MCNP Housing Policy HO-1.1.7, states "the City will continue to control, through restrictions in the City's development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. The proposed amendment is out of scale in regards to density and height as it pertains to this single-family and duplex designated neighborhood. MCNP Housing Policy HO-1.1.8 states that through land development regulations, the City will protect and enhance existing viable neighborhoods in those areas suitable for housing. The subject properties and the surrounding area is a well -established residential neighborhood. ▪ The proposed land use designation amendment of 'Low Density Restricted Commercial" is incompatible with the area and would represent a change incongruent with the surrounding land uses. In that the proposed land use amendment is dissimilar to the adjacent parcels. • The approved Miami 21 zoning on the subject parcels is T3-O — "Sub -Urban Zone while the companion proposed rezoning is T4-L — 'General Urban Zone". ■ The analysis is NOT based on a proposed project. The highest potential use is being considered. RECOMMENDATION Based on the aforementioned findings, the Planning Department is recommending DENIAL 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 not be changed to the proposed designation.. Christophe Chief of Land Development R. Shedd FUTURE LAND USE MAP (EXISTING) w co Li UIILJPIUi NW 19TH TER Oil Industrial f1Ii.H 111.A NW 19T H ST NW 18TH_TER Duplex I ex Residential NW_16TH_TER • ■ 0 150 300 600 Feet I i I I General Commercial l IT1 n ADDRESS: 1725 1729 NW 18 ST FUTURE LAND USE MAP (PROPOSED) 1 NNW 1 1 1 II Lighlndustrial NW 19TH TER 11/ NW 19T H ST Restricted NW 18TH TER D.up I e�x Residential NW18TH_ST !ir NW 19TH ST z`44 Restricted NW 17TH ST Commercial NW,I6THTER 0 150 300 I i I I NW 16T H ST 600 Feet NW 17T H S' ADDRESS: 1725 1729 NW 18 ST 0 150 300 600 Feet I 1 I I ADDRESS: 1725 1729 NW 18 ST CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal Nc 15-000891u IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 03/18/2015 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION Applicanl Iris Escarra, Esq., on behalf of Abreu Development, LLC Address: 1725 and 1729 NW 18 ST Boundary Streets: North: South: Proposed Change: From: NW 18 Tt East: NW 17 Ave NW 18 St West: NW 18 Ave Duplex Residential To: Low -Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1500 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 0.1500 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 3 DU's 2 0 sq.ft. 5 DU's 4 0 sq.ft. 0 7 3 2 Allapattah 322 G3 115 NW 17th Avenue 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) NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority Department (WASA). Excess capacity, if any, is currenuy�not known. density equivalent to "Low Density Multifamily Residential" 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 "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. CM_1_IN 03/13/9 CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 7 0.01 182.80 182.79 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 7 1,554 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 7 Transmission Requirement, gpd 1,284 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 7 9 800 791 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 7 2 B B OK 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-15-011 File ID 15-000891u March 18, 2015 Item PZAB.6 Mr. Juvenal Pita offered the following resolution and moved its adoption: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL WITH CONDITIONS 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 PROPERTIES LOCATED AT APPROXIMATELY 1725 AND 1729 NORTHWEST 18TH STREET, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A AND HEREBY ATTACHED, FROM "DUPLEX RESIDENTIAL' TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Dr. Ernest Martin, the motion passed and was adopted by a vote of 10 - 0: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Absent Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Yes Ms. Maria Beatriz Gutierrez Yes Dr. Ernest Martin Yes Mr. Daniel Milian Absent Mr. Juvenal Pina Yes Ms. Melody L. Torrens Yes Mr. Manuel J. Vadillo Yes Mr. David H. Young Yes Franc! Garcia, Director Planning and Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE ) s, Execution D to 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 2 D2 AY OF �� 2015. 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 li Notary Public State of Florida My Commission Expires: VANESSA TRWILLO MY COMMISSION # EE 105250 EXPIRES: July 11, 2015 Bonded Thru Notary Public Underwriters Exhibit "A" LEGAL DESCRIPTION: (PARCELS OWNED BY 1808 FO, LLC SUBJECT TO 'REZONING) LOT 47 LESS THE EAST 17 FEET THEREOF, BELLEVUE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 3, PAGE 119, LESS THE NORTH 5 FEET THEREOF, OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTrc FLORIDA. (FOLIO No, 01-0134-013-0380) AND THE EAST 17 FEET OF LOT 47, BELLEVUE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED iN PLAT BOOK 3, PAGE 119, LESS THE NORTH 5 FEET THEREOF. OIE THE PUBLIC RECORDS OF MIAMI—DADE COUNTY, FLORIDA, (FOLIO Na. 01-0134-013-0390)