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Home My WebLink AboutAnalysis, Maps and PZAB ResoANALYSIS FOR Future Land Use Map Change PROJECT ADDRESS: 2970 SW 37 Ave; 2950, 2960, and 2970 SW 37 Ct; 2955, 2965, 2971, 2952, 2964, and 2970 SW 38 Ave; 2951, 2957, 2981, 2952, and 2970 SW 38 Ct; 2961 and 2983 SW 39 Ave FILE ID: 15-007191u APPLICANT: Daniel Alfonso, City Manager, on behalf of the City of Miami COMMISSION DISTRICT: District 2 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential REQUEST The subject proposal is for a change to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan designation from "Duplex Residential" to "Low Density Restricted Commercial" of real property located at approximately 2970 SW 37 Ave; 2950, 2960, and 2970 SW 37 Ct; 2955, 2965, 2971, 2952, 2964, and 2970 SW 38 Ave; 2951, 2957, 2981, 2952, and 2970 SW 38 Ct; 2961 and 2983 SW 39 Ave, Miami, Florida (a complete legal description of the property 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 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 Tess, 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 approximately 3.79 acres. The subject area is generally bounded by SW 37 Ave to the east, SW 39 Ave (the City of Miami's boundary with Coral Gables) to the west, SW 29 St to the north, and Bird Rd to the south. The subject area consists of 17 parcels. Most of the parcels contain duplexes, however there are a couple single-family homes, multiple multi -family structures, the northwestern parcel of a Florida Power & Light substation, and an empty lot consisting of three (3) parcels. All of the parcels are designated "Duplex Residential" (T3-O). EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION ZONING Subject Property: Duplex Residential Maximum of 18 D.U. per acre Surrounding Properties NORTH: Duplex Residential Maximum of 18 D.U. per acre SOUTH: General Commercial Maximum of 150 D.U. per acre Subiect Property: T3-O (Sub -Urban Transect Open) T3-O (Sub -Urban Transect Open) T5-O (Urban Center Transect Open) EAST: Low Density Restricted Commercial T4-L (General Urban Transect Limited) Maximum of 36 D.U. per acre WEST: City of Coral Gables City of Coral Gables 15-007191u Page 2 of 4 ANALYSIS Criteria 1 Land Use Policy LU-1.1.3: Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations. Analysis The proposed amendment would increase density from 18 dwelling units per acre to 36 dwelling units per acre, thereby creating a better transition between disparate residential densities. The "Low Density Restricted Commercial" designation would act as a buffer between the "Duplex Residential" (18 D.U./acre) neighborhood and the "General Commercial" (150 D.U./acre) corridor along Bird Rd. Finding Staff finds the request consistent with Policy LU-1.1.3 Criteria 2 Land Use Policy LU-1.1.7: 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. Analysis The proposed amendment would allow a development pattern that is more appropriate in an area that is within two (2) blocks of a mass transit station. Well -designed, mixed use developments allowed between "General Commercial" and "Low Density Restricted Commercial" would make room for economic development in the area that would create a walkable environment with uses that could serve the existing adjacent neighborhood. Finding Staff finds the request consistent with Policy LU-1.1.7 Criteria 3 Land Use Policy LU-1.1.10: The City's land development regulations will encourage high -density residential development and redevelopment in close proximity to Metrorail and Metromover stations. Transportation Policy TR-1.5.8: The City shall encourage development of a wide variety of residential and nonresidential land -uses and activities in nodes around rapid transit stations to produce short trips, maximize transfers, attract transit ridership, and promote transit operational and financial efficiencies. Analysis The proposed amendment would increase residential density from 18 dwelling units per acre to 36 dwelling units per acre. This increase would allow a residential density that is consistent with the intent of the Miami Comprehensive Neighborhood Plan by siting increased density within close proximity to multiple modes of transportation, including the Douglas Rd Metrorail station and bus stop, the M-Path and future Underline, and US 1. By increasing the potential residential density, the proposed amendment would help strengthen the foundation for a walkable, mixed -use neighborhood that is essential for a successful and robust transportation system. Finding Staff finds the request consistent with Policy LU-1.1.10 and Policy TR-1.5.8 Criteria 4 Land Use Policy 1.1.11: Priority will be given to infill development on vacant parcels, adaptive reuse of underutilized land and structures, the redevelopment of substandard sites, downtown revitalization and the development of projects that promote public transportation. Analysis The subject area currently contains multiple multi -family structures that directly abut with the "General Commercial" designated area along Bird Rd. Multi -family development is not allowed under "Duplex Residential", but is permissible under "Low Density Restricted Commercial", which would promote a more walkable and accessible neighborhood, as the area is directly adjacent to Metrorail and Metrobus. Finding Staff finds the request consistent with Policy LU-1.1.11 15-007191u Page 3 of 4 Criteria 5 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. Analysis As development and redevelopment continues around the Douglas Rd Metrorail station and along Bird Rd, there will be a higher demand for housing in proximity to the jobs created in this area. The proposed amendment would allow for the development of a well -designed mixed -use neighborhood situated along two major corridors and in very close proximity to mass transit. Finding Staff finds the proposed amendment is consistent with Policy LU-1.3.15 Criteria 6 Policy LU-1.6.9: The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. Analysis Currently, the "Duplex Residential" neighborhood abuts directly with a "General Commercial" corridor, which means there is a transition in density from 18 dwelling units per acre to 150 dwelling units per acre, which is inconsistent with Criteria 6. The proposed amendment will create a more proper transition between Future Land Use designations and densities. Finding Staff finds the proposed amendment is consistent with Policy LU-1.6.9 Criteria 7 Transportation Policy TR-1.1.2.3: Where express bus transit and/or premium transit service on minimum 20-minute headways is available parallel to and within'/ mile of the facility, the facility shall operate at no greater than 150 percent of capacity Analysis After analyzing the proposed amendment for traffic concurrency, staff found that the change in density would not have an impact on the Level of Service (LOS) of Bird Rd. Currently, Bird Rd operates at LOS B and the proposed amendment would not change that. The proposed amendment would only increase Peak Hour Person -Trips by 28, at the highest level of redevelopment. Finding Staff find the proposed amendment is consistent with Policy TR-1.1.2.3 • The existing Miami 21 zoning designation on this parcel is T3-O — "Sub -Urban Zone - Open" while the proposed designation is T4-L — "General Urban Zone - Limited". RECOMMENDATION Based on the aforementioned findings, the Planning & Zoning Department is recommending APPROVAL of this Future Land Use 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 change from "Duplex Residential" to "Low Density Restricted Commercial". Christopher Brimo, AICP Chief of Land Development R. Shedd June 18, 2015 15-007191u Page 4 of 4 Proposal N. Date. 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: Address: Boundary Sireets: North: E. South: West: Proposed Change: From. Te: Extorting Deaignaiien, Maximum Land Use Iniena�iy Rea�deniiai 3.7900 acres @ 18 DU/acre 68 DU'a Peak Heur Peraen-Tr p Generaien, Reaideniiai 44 Other sq.R. @ FLR 0 sq.ft. Peak Heur Persen-Trip Generate ,Other Prepeaed Deaignaiien, Max mum Land Use Inienaiiy Reaideniiai 3.7900 acres@ 36 DU/acre 136 DU's Peak Heur Person -Trip Generaiien, Reaideniiai 72 Ocher q.fi. @ FLR 0 aq.fi, Peak Heur Persen-Trip Generation, Other 0 Net Increment With Proposed Change: Popu aien 175 D e hug Units 68 Peak Heur Persen-Trips 28 Pann ng D air ei Weai Flagler County Waaie aier Coneciien Zene 315 Drainage Subeaiehmeni Basin Q1 Selig Waste Coneciion Re ie 120 Tranaporiaiion Corridor Name W Flagler RECREATION AND OPEN SPACE Population Increment, Reaidenia 175 Space Requirement, acres 0.23 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.57 Concurrc ncy Checkoff OK POTABLE WATER TRANSMISSION 175 Tranam as en Requ remeni, gpd 39,273 Exee ss Capacity Before Change >2°/O above demand Excess Capacity After Change 2% above demand Cencurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 175 Transmission Requirement, gpd 32,435 Excess Capacity Before Change See Note 1. Excess C.pacityAfterChange See Note 1. Concurrency Checkoff WASA Perm,t Reguired STORM SEWER CAPACITY Exfdiraiion System Before Change On -ate E,,n Jtration System After Cha ngc On-sitc Cencurrency Checkoff OK SOLID WASTE COLLECTION Pep alien Increment, Residents 175 Sohd Waste Generate ens/year 224 Excess Capacity Before Change 800 Excess Capacity After Change 576 Cencurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See aiiaehmeni 1) Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 it Capal Im m Objective prove cuts CI-1.2 Capita! Irrl prove mentsP,o y1.2.3 a -g TRAFFIC CIRCULATION Population Increment, Residents 175 Peak-Heur Persen-Trip Generaiien 28 LOS Before Change B LOS Co B Concurrency Checkoff OK 'Restricted Commercial° allow residential uses (except rescue missions) to a maximum density equivalent to 'High Density Multifamily 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. 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. 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 allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. run 1 INI (12/127ar) Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-1 5-044 File ID 15-00719Iu July 1, 2015 Item PZAB.6 Ms. Melody Torrens 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 2020 FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTIES LOCATED AT APPROXIMATELY 2970 SOUTHWEST 37TH AVENUE; 2950, 2960, AND 2970 SOUTHWEST 37TH COURT; 2955, 2965, 2971, 2952, 2964, AND 2970 SOUTHWEST 38TH AVENUE; 2951, 2957, 2981, 2952, AND 2970 SOUTHWEST 38TH COURT; AND 2961 AND 2983 SOUTHWEST 39TH AVENUE, MIAMI, FLORIDA, 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. David Young, the motion passed and was adopted by a vote of 8 - 0: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Absent Ms. Maria Lievano-Cruz Absent Mr. Charles A. Garavaglia Yes Mr. Charles A. Gibson Absent Ms. Maria Beatriz Gutierrez Yes Dr. Ernest Martin Yes Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Yes Mr. Manuel J. Vadillo Absent Mr. David H. Young Yes Francisc6 Garcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Execu ion ate 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 '- 6:iDAY OF j (11 , 2015. I 4 r VCI 4[s, j 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 Notary Public State of Florida My Commission Expires: r • 4R'':fi VANESSATRUJILLO . MY COMMISSION # FF 229944 3° EXPIRES: July 11, 2019 bonded mru Notary Pubic Underwriters i EXHIBIT A FUTURE LAND USE MAP (EXISTING) 4YA AVE /IA AVE DIA AVE RDE AVE SW 40TH ST PONCE DE LEON BLVD ARA AVE 1- U F o lirl G SW 29TH ST Duplex - Residential — BIRD RD 0 150 300 600 Feet I i I I I II T3-O Commercial 1- U ti M N Light Industrial Lll PEACOCK AVE Restricted Commercial C LL 2 2 2 ADDRESS: BIRD RD AT SW 37 AV FUTURE LAND USE MAP (PROPOSED) 4YA AVE /IA AVE )IA AVE RDE AVE° SW 40TH ST PONCE DE LEON BLVD ARA AVE 0 150 WTI 300 SHIPPING AVE nillEbi 600 Feet 1 T3-O Light Industrial Lll PEACOCK AVE ADDRESS: BIRD RD AT SW 37 AV AYA AVE /IA AVE DIA AVE RDE AVE 1•�r fF� AR.,A AV B IRD, RDA,,. PEACOCKAVE / gi II 4 o r . r Diigit'aiGlobeGeoEye, � d,; -eo : r GNES/ 11 lips! US o � USG` SHIPPrING A G�tm c 1 , rsorid IGIGP, swi t.o: and 0 150 300 600 Feet I i I I ADDRESS: BIRD RD AT SW 37 AV