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ANALYSIS FOR FUTURE LAND USE
CHANGE REQUEST
FILE ID: 15-00090Iu
APPLICANT: Mario Garcia -Serra on behalf of the Morgan Group (the "Applicant")
LOCATION: Approximately 3650 Bird Road ZIP: 33133
NET DISTRICT OFFICE: Coral Way NET COMMISSION DISTRICT: District 3
REQUEST
The proposal is for a change to the Future Land Use Map of the Miami Comprehensive
Neighborhood Plan designation of certain property from "Light Industrial" to "Restricted
Commercial". (A complete legal description is on file at the Hearing Boards Office).
The subject property is one parcel of approximately 104,377 sq.ft or 2.39 ± acres'. The
property is an irregular parcel bounded by Bird Road to the north, by the Metro Rail to
the east and south, and by S. Douglas Road to the east, Tess the northwest square
portion of approximately 129.02 ft x 121.02 ft. (15,609 ±sq.ft.).
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."
"Light Industrial (LI): The primary intent of the land use classification is to allow mixed
use development within this land use classification, and further, to facilitate the ability of
developing a mixed occupancy within a unit in which more than one type of use is
provided under Live/Work or Work/Live zoning districts of the City's land development
regulations. Areas designated as "Light Industrial" allow all activities included in the
"Restricted Commercial" and "General Commercial" designations, as well as wholesaling
and distribution activities that generally serve the needs of other businesses; generally
require on and off loading facilities; and benefit from close proximity to general
commercial areas. These commercial activities (beyond those permitted in the
"Restricted Commercial" and "General Commercial" designations) include retailing of
second hand items, new and used vehicle sales, parking lots and garages, wholesaling,
' Information provided by Survey submitted as part of the application.
City of Miami
Planning and Zoning Department
(Division of Land Develwnnment
warehousing, Tight manufacturing and assembly and other activities whose scale of
operation and land use impacts are similar to those uses described above.
This category also allows commercial marinas and living quarters on vessels for
transients. This land use category shall not permit storing, packaging, handling,
processing or distribution of explosive, flammable or otherwise hazardous materials;
scrap yards; and health clinics.
The hazard level of an activity shall be one of the determining factors as to whether that
activity shall be permissible within a Light Industrial district; the detailed provisions of the
applicable land development regulations shall prohibit high-level hazard activities within
live/work developments.
Areas designated as "Light Industrial" allow residential uses to a maximum density of 36
dwelling units per acre, and the nonresidential portions of developments within areas
designated as "Light Industrial" allow a maximum floor lot ratio (FLR) of 10.0 times the
net lot area of the subject property Affordable housing developments that are certified by
the City as having a complete application for development as of the effective date of the
proposed Land Development
Regulations shall be permitted with densities up to 150 dwelling units per acre but must
obtain all building permits by December 17, 2012, at which time any rights herein to
building permits shall expire.
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."2
"Areas designated as "Restricted Commercial" allow residential uses (except rescue
missions) to a maximum density equivalent to "High Density Multifamily Residential"
subject to the same limiting conditions and a finding by the Planning Director that the
proposed site's proximity to other residentially zoned property makes it a logical
extension or continuation of existing residential development 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, 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.
2 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. July 2010. "Light
Industrial (LI)"
15-000901 u
Page 2 of 5
The nonresidential portions of developments within areas designated as "Restricted
Commercial" 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 perimeter 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 corridors, porches, balconies and roof areas."3
DISCUSSION
The site and the surrounding areas to the north, east, and south / southwest are
designated "Light Industrial"; properties to the west are designated "Light Industrial" and
"Restricted Commercial". The property designated Restricted Commercial to the west,
recently changed its designation coming from "Light Industrial".
The subject property is located within a changing area that is evolving from "Light
Industrial" to "Restricted Commercial" and the zoning designation is changing from D1 —
"District 1". The proposed designation will be T6-12-0 — "Urban Core -Open" transect
zone as well. On its meeting of March 5, 2014 the PZAB recommended for approval, by
a vote of 8-0, the land use change from "Light Industrial" to "Restricted Commercial" of
the properties located approximately 3734, 3736, 3750 Bird Road, 3031 SW 37th Court,
3090 SW 37th Avenue. Subsequently, this land use change was adopted in second
reading by the City Commission on its meeting of May 22, 2014. These properties are
located immediately to the west of the subject property, and influenced the requested
change.
ANALYSIS
• The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Light
Industrial" future land use category allows Live/Work or Work/Live mixed occupancy
structures up to a maximum of 36 dwelling units per acre. The requested "Restricted
3 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. July 2010. "Restricted
Commercial"
15-000901u
Page 3 of 5
Commercial" designation allows a density equivalent to "High Density Multifamily
Residential" or 150 dwelling units per acre. The high density allowed in the
"Restricted Commercial" designation is consistent in scale and density with what is
allowed adjacent to the west and south of the subject properties and along a major
commercial corridor like Bird Road.
• MCNP Goal LU-1 states that the City will maintain a land use pattern that (1) protects
and enhances the quality of life in the City's neighborhoods; (2) fosters
redevelopment and revitalization of blighted or declining areas; (3) promotes and
facilitates economic development and the growth of job opportunities in the city; (4)
fosters the growth and development of downtown as a regional center of domestic
and international commerce, culture and entertainment; (5) promotes the efficient
use of land and minimizes land use conflicts while protecting and preserving
residential sections within neighborhoods; (6) protects and conserves the city's
significant natural and coastal resources; and (7) protects the integrity and quality of
the City's existing neighborhoods by insuring public notice, input and appellant rights
regarding changes in existing zoning and land use regulations. The "Restricted
Commercial" uses are consistent with the commercial character existing along this
segment of Bird Road.
• 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 "Restricted Commercial" designation
permits a full range of the above -mentioned uses. The site area is located in close
proximity to various modes of transportation.
• MCNP Land Use Policy LU-1.1.10 states that the City's land development
regulations will encourage high density residential development and redevelopment
in close proximity to Metrorail and Metromover stations (See Transportation Policy
TR-1.5.2 and Housing Policy HO-1.1.9.). The site is located within a half mile of a
Metrorail station. The proposed designation will encourage increased density and
redevelopment near these stations.
• 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
15-000901 u
Page 4 of 5
City:nf-Mami -
4
Planning and Zoning Department
tlevoionniero
capacity of existing public facilities can meet or exceed the minimum standards for
Level of Service (LOS) adopted in the Capital Improvement Element (CIE).
• MCNP Land Use Policy LU-1.3.5 states that the City will continue to promote through
its land development regulations, the creation of high intensity activity centers which
may be characterized by mixed -use and specialty center development. Such activity
centers will be in accordance with the Comprehensive Neighborhood Plan and
neighborhood design and development standards adopted as a result of
amendments to the City's land development regulations and other initiatives
• MCNP Land Use 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.
• 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 Improvement Element.
RECOMMENDATION
Based on the aforementioned findings, the Planning Department is recommending
APPROVAL of the amendment as presented.
These findings support the petition that the Future Land Use Map at this location and for
this neighborhood should be changed to the proposed designation.
15-000901 u
Page 5 of 5
FUTURE LAND USE MAP (EXISTING)
Low Density
Restricted
Commercial
PEACOCK AVE
)UGLA
TION
0
Restricted
Commercial
150
300
rrt
I NO
600 Feet
I 1 I
—Duplex--
I—
U Q
2 2
I— I—
to to
M M
N BIRD RD en
Residential- w
1-
W
Co)
c)
sso-c31'
Commercial
11111
W
SHIPPING AVE
ADDRESS: 3650 BIRD ROAD
FUTURE LAND USE MAP (PROPOSED)
Low Density
Restricted
Commercial
PEACOCK AVE
0 150 300
600 Feet
1-
Light
Industrial
co BIRD RD
—Duplex--
Residential
1
W
a
M
SIN SHIPPING AVE
ADDRESS: 3650 BIRD ROAD
Sore: s�i, oioitalGlobe, GeoEye, i- bed.
Geogr pyhyyps. *NE /N DS
Getmapp'iN Aarogrid. le . IGF�
Cro77-fiur,Istr
0 150 300
600 Feet
ADDRESS: 3650 BIRD ROAD
Proposal Nc 15-000901u
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 Deel Realty LLC, CO Mario Garcia -Serra
Address: 3650 Bird Road
Boundary Streets: North:
South:
Proposed Change: From:
To:
Bird Roac East: SW 36 Ave
S. Dixie Hwy. West: SW 37 Ave.
Light Industrial
Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 2.3900 acres @ 36 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 2.3900 acres @ 150 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
Bird Road
86 DU's
65
0 sq.ft.
359 DU's
190
0 sq.ft.
0
700
272
125
Coral Way
310
S2
208
RECREATION AND OPEN SPACE
Population Increment, Residents
Space Requirement, acres
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
700
0.91
182.80
181.89
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
700
156,850
>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
700
129,541
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
700
896
800
(96)
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
700
125
B
B
OK
NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority
Department (WASA). Excess capacity, if any, is currently not known.
neeu ivrou wumimrnd1. nimw ,deudimm uwe,daveuudeud unaewus m d nidxni imn tie„err dumvdivnr w
'High Density Multifamily Residential' subject to the same limiting conditions and a finding by the Planning
Director that the proposed site's proximity to other residentially zoned property makes it a logical extension
or continuation of existing residential development and the adequated services and amenities exist in the
adjacent area to accommodate the needs of potential residents:transitory residential facilities such as hotel
and motels; general once use; clinics and laboratories; as well as commercial activities that generally serve the
daily retailing and service needs of the public, and often located along arterial or collector roadway, which
include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and
cafes, general entertainment tacilities, private clubas and recreation facilities, major sports and exhibition or
entertainment tacilities and other commercial activities whose scale and land use impacts are similar in nature of
those uses described above, auditoriums, libraries, convention tacilities, places of workship, and primary and
secondary schools. I his category also includes commercial marinas and living quarters on vessels as permissible.
Allow a maximum lot floor ratio FLR) of 7.0 times the net lot area of the subject property: such FLR may be incre
ased upon compliance with the detail provisions of the applicable land development regulations;however, I-LK
may not exceed a total I-LN of 11.0 times the net lot area of the subiect property. Properties designated as
Restricted Commercial in the Urban Central tlusiness District and Huenavista Yards regional Activity Center
allow a maximum floor area lot ratio IFLRI of 37.0 times the net lot area of the subiect property
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-15-013
File ID 15-00090Iu March 18, 2015 Item PZAB.8
Dr. Ernest Martin offered the following resolution and moved its adoption:
A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL 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 3650 BIRD ROAD, MIAMI, FLORIDA, LEGALLY DESCRIBED IN
EXHIBIT "A" AND HEREBY ATTACHED, FROM "LIGHT INDUSTRIAL" 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. Juvenal Pina, the motion passed and was adopted by a vote of 8 - 2:
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 No
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 No
Fran isco Garcia, Director
Plann ng-and Zoning Department
STATE OF FLORIDA
COUNTY OF MIAMI-DADE )
Executi n Dat
r-�
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 THISfa_. AY OF
V'Ine 3 SC1 "(-i't11.a
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
V" '
, 2015.
Notary
ublic
tate of Florida
My Commission Expires:
VANESSA TRUJILLO
MY COMMISSION # EE 105250
EXPIRES: July 11, 2015
,fir t ` ' Bonded 1`hru Notary Publlo Underwrite.
PROPERTY ADDRESS:
3650 Bird Road, Miami, Florida
EXHIBIT A
LEGAL DESCRIPTION:
TRACT "A" OF "PEACOCK -RICE COMPANY AND R. H. RICE AMENDMENT TO THE H. R. RICE
PLAT", A000RDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7 AT PAGE 91 OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE NORTH 141 FEET AND
THE WEST 20 FEET THEREOF;
AND
TRACT "B" OF "PEACOCK -RICE COMPANY AND R. H. RICE AMENDMENT TO THE H. R. RICE
PLAT" ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7 AT PAGE 91 OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE NORTH 20 FEET
THEREOF
Rev, 07-201.3 8