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HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami Planning ane Z DiMisio of Land v l pme t: ANALYSIS FOR FUTURE LAND USE MAP CHANGE LOCATION: 22 & 25 NW 31st Street; 20 & 28 NW 32nd Street, Miami, FL, 33176 FILE ID: 15-00083Iu APPLICANT: Steven J. Wernick, Esq., on behalf of Miami -Dade County, 31st Streets LLC, Gabin Investments Inc. COMMISSION DISTRICT: District 5 NET OFFICE: Wynwood / Edgewater LAND USE DESIGNATION: Duplex Residential REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of four (4) properties from "Duplex Residential" to "Low Density 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." "Areas designated as `Duplex Residential' allow residential structures of up to two (2) dwelling units each to a maximum density of eighteen (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 (fourteen (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 City offgit:°R.= rianninv ane Zara partment Me i con of Land Devek)pment 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" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories 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 auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. 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 four (4) parcels comprising approximately 1.13 acres (49.357 square feet). The parcels are located directly west from North Miami Avenue, comprising the blocks between NW 31st Street to the south and NW 32nd Street to the north. The subject parcels are designated "Duplex Residential". The abutting properties immediately to the north, and west, are also designated "Duplex Residential". The abutting properties to the east are designated "General Commercial"; and the abutting properties due south of the subject area are designated "Medium Density Multifamily Residential". There are two higher density activity centers around this area, Buena Vista Regional Activity Center (RAC) located east of North Miami Avenue, designated as Restricted Commercial, and NW 2nd Avenue located to the west. Buena Vista RAC is a major development located in Midtown Miami West Special District, consisting of several blocks of shopping malls, restaurants, bars, residential towers and commercial establishments. NW 2nd Avenue contains a vibrant commercial corridor along its avenue, with many active small business, Civic Centers and Recreational Areas. 1 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. January 2013. "Duplex Residential" File Id. 15-000831u Page 2 of 5 City of I`tr is f riannincarid Zo iE >ivIsioprt of Land r Depart: a:. veto en 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: Medium Density Multi -Family Residential. Maximum of 65 D.U. per acre EAST: General Commercial. Maximum of 65 D.0 per acre ZONING Subject Properties: T3-O: (Sub -Urban Open)Transect Zone Surrounding Properties NORTH: T3-O; (Sub -Urban Open) Transect Zone SOUTH: T4-R; (General Urban Restricted) Transect Zone EAST: T5-O; (Urban Center Open) Transect Zone WEST: Duplex Residential. Maximum of 18 D.U. per acre WEST: T3-O; (Sub -Urban Open) Transect Zone ANALYSIS • 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 Restricted Commercial" designation allows residential structures up to a maximum density of 36 dwelling units per acre. The higher density allowed in the "Low Density Restricted Commercial" designation is consistent in scale and density with what is allowed to the south of the subject property (Medium Density Multifamily Residential) and to the east of the property (General 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 Capital Improvements Element (CIE), specifically sanitary sewer, solid waste, storm water, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the CIE, 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 an acre. The intensity of this land use change, and File Id. 15-00083Iu Page 3 of 5 �Aff, r. ann LY f arf:ment Division. of La Dew merit constituent increase in density of 36 dwelling units per acre, 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 Restricted Commercial" designation allows 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 roadways. The subject parcels are located west of North Miami Avenue, considered a major thoroughfare that provides easy avenue between Downtown and southern Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the west and the General Commercial to the east. Furthermore, the subject site is located in close proximity to various modes of public 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 will allow the introduction of a variety of new commercial activities, contributing to the objective of building a mixed -use walkable neighborhood that connects the area with nearby Wynwood and Midtown Miami. • Policy L.U-1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on "pedestrian streets" through land development regulations. • Policy LU-1.3.15 — The City will continue to encourage a development patterns 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 Miami 21 zoning designation currently approved for these parcels is T3-O — "Sub - Urban -Open". The proposed designation will change to T4-L — "General Urban - Limited" transect zone. File Id. 15-000831u Page4of5 City of o )epa a: E t p RECOMMENDATION Based on the aforementioned findings, the Planning Department is recommending APPROVAL of the amendment as presented. 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. Christopher Brimo Chief of Land Development L. Vicentini 5/11/2015 File Id. 15-000831u Page 5 of 5 FUTURE LAND USE MAP (EXISTING) Public Parks and Recreation 1 1 NW 1ST AVE 1 1 �1111 1 I '\ NW 33RD ST NW 33RD ST w NW 32ND ST L NW 31 ST ST L II F— z Ill F— CO z w 1— co z 1 NW 32ND ST 11 NW 31ST ST Med um Densi'y Multifamily Resid: n i a NW 29TH ST 0 150 300 600 Feet I i I I NE29TH ST ADDRESS: 22-25 NW 31 ST AND 20-28 NW 32 ST FUTURE LAND USE MAP (PROPOSED) Public Parks and Recreation NW 33RD ST NW 32ND ST NW 31 ST ST MAME= ME&TAV: fammrivAt w 1- z J NW 34TH ST NW 33RD ST NW 32ND ST Du ple x- R esi Low Density Restricted Commercial " 1 d itial NW 31ST ST Med um Density Multifamily Residential NW 29TH ST 0 150 300 600 Feet I i I I �r *Buena Vista / /RAC l� APj NE29TH ST ADDRESS: 22-25 NW 31 STAND 20-28 NW 32 ST 411,1UN 4 0 NW 33RD ST NW 34TH ST,, NW31STST t'L " NE32ND ST ^ �. geAe7J�7 o EM, PP, .o7po auld � D✓ P r,Drouni h Al li.11o_ 0 150 300 600 Feet I i I I ADDRESS: 22-25 NW 31 STAND 20-28 NW 32 ST Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-1 5-024 File ID 15-OOO83Iu May 20, 2015 Item PZAB.5 Mr. Juvenal Pinta 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 PROPERTIES LOCATED AT APPROXIMATELY 22 & 25 NORTHWEST 31 ST STREET AND 20 & 28 NORTHWEST 32ND STREET, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A, 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 Mr. Chris Collins, the motion passed and was adopted by a vote of 7 - 0: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Absent Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Absent Ms. Maria Beatriz Gutierrez Absent Dr. Ernest Martin Yes Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Absent Mr. Manuel J. Vadillo Yes Mr. David H. Young Absent e-\_'Cle-GLKS Franccp,:Garcia, Director Execution Date Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) 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 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 646.1,' ,2015. Nota ublic State of Florida My Commission Expires: ..«s+•ry VANESSATRUJILLO *= MY COMMISSION # FF 229944 7 4P, °Q�4 Bonded hru Notary Publ c Underwriters Exhibit A — Addresses and Legal Description \\ Subject Property: 22 NW 31 Street 25 NW 31 Street 20 NW 32 Street 28 NW 32 Street Legal Description: Folio 01-3125-028-0020 Folio 01-3125-027-0250 Folio 01-3125-027-0080 Folio 01-3125-027-0070 Lots 4, 5, 6, Block 1, Saint James Park, According to the Plat thereof as recorded in Plat Book 3, Page(s) 65, of the Public Records of Miami -Dade County, Florida. Lots 30 and 31 and the South 43.57 feet of Lots 12 and 13, in Block "A",of Price's Addition to ,r St. James Park, according to the Plat thereof, as recorded in Plat Book 4 at Page 47 of the Public Records of Miami -Dade County, Florida. The North 100 feet of the Lots 12 and 13, Block A, of PRICE'S ADDITION TO ST. JAMES PARK, according to the Plat thereof, as recorded in Plat Book 4, at Page 47, of the Public Records of Miami -Dade County, Florida. (26746877;1 } Proposal Nt15-00083, Date: 04/29/2015 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Ap plica nt Steve Wernick, Esq. on behalf of 31st ST Residences, Miami Dade Count, Address: 20 & 25 NW 31 ST and 20 & 28 NW 32 ST Boundary Sireeis: North: NW 32 S E. N Miami Ave South: NW 30ST West: NW 1 Ave Proposed Change: From. Duplex Reaidential To. Low-Denaiiy Reaireiea Cemmere al Existing Deaignation, Maximum Land Usn Inienaiiy Reaidential 1.1300 acres @ 18 DU/acre 20 DU'a Peak Hour Person -Trip Generation, Rnsidnniial 16 Other sq.R. @ FLR 0 sq.ft, Peak Hour Person -Trip Generate ,Other Proposed Designation, Max mum Land Use Inienaiiy Residential 1.1300 acres@ 36 DU/acre 41 DU's Peak Hour Peraen-Trip Generaiien, Residential 31 Ocher q.fi. @ FLR 0 aq.fi, Peak Hour Person -Trip Generaiien, Other 0 Net Increment With Proposed Change: Pepulaiien 52 Dwelling Units 20 Peak Hour Person -Trips 14 Planning District Wynwood/Edgewater County Waafewafer Colleefion Zone 308 Drainage Subeafehmenf Basin H2 Selig Waste Coheciion Ro fe 110 Tranaperfafien Corridor Name N. MiamiA e RECREATION AND OPEN SPACE Population Incrmm� , Reaidenia 52 Space Requirement, acres 0.07 Excess Capacity Before Change 182.80 Excess Cape city Afte,Change 182.73 Coneurreney Cheekoff OK POTABLE WATER TRANSMISSION Population Ineremeni, Rnsidnnis 52 Transmission Requirement, gpd 11,709 Excess Capacity Before Change >2°/O above demand Excess Capacity After Change 2%above demand Coneurreney Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 52 Tranam as en Requirement, gpd 9,671 Excess Capacity Before Change See Note 1. Excess Ca pacify After Change See Note 1. Concurrency Checkoff WASA Perm. Required STORM SEWER CAPACITY Exfilfrafion System Before Change On -site Exfiltra icon System After Gha nge On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Populafion Inereme ,Residents 52 Solid Waste Gene alien, ions/year 67 Excess Capacity Before Change 800 Excess Capacity After Change 733 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See affaehmenf 1) Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capita! Irn pr.,. rn . nr, Pony1.2.3 a -g TRAFFIC CIRCULATION Pepulaiien Increment, Residents 52 Peak -Hour Person -Trip Generaiien 14 LOS Before Change B LOS Afte,Change B Concurrency Checkoff 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made. d o d m o s y o n ow s o o d y „oo„„o na,ow dmn eomm n N s w „ d y Prym s da The nonresidential portions of developments within areas designated as ILow Density Restricted Commercial) allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. rnn 1 INI (12/12/ar)