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Home My WebLink AboutAnalysis, Maps & PZAB ResoANALYSIS FOR Future Land Use Map Change PROJECT ADDRESS: 220 and 226 NW 16th Street, 1514 and 1540 NW 2nd Avenue, 211, 217, 229, 230, and 237 NW 15th Street, and 1501 and 1515 NW 3rd Avenue. FILE ID: 16-000511u APPLICANT: Vicky Garcia -Toledo, Esquire, on behalf of the Lotus Endowment Fund. COMMISSION DISTRICT: District 5 NET OFFICE: Overtown FUTURE LAND USE DESIGNATION: Medium Density Restricted Commercial and Restricted Commercial REQUEST The proposal is for a change to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan designation of eleven (11) properties. Nine (9) of the properties have the FLUM designation of "Medium Density Restricted Commercial" and two (2) of the properties have the FLUM designation of "Restricted Commercial." The applicant is proposing changing the full subject site to "Major Institutional, Public Facilities, Transportation, and Utilities." 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." Medium Density Restricted Commercial: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium 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 "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Restricted Commercial: 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. 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. 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. Major Institutional, Public Facilities, Transportation and Utilities: Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities allow nonresidential uses to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and File Id. 16-00051 LU Page 2 of 5 Utilities" in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject property. DISCUSSION The applicant's assemblage consists of eleven (11) parcels totaling approximately 1.3 acres, hereafter referred to as the "subject site." Nine (9) of the parcels are currently designated Medium Density Restricted Commercial, and two (2) of the parcels are currently designated Restricted Commercial. The applicant is proposing a Rescue Mission for the subject site. EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Properties: Medium Density Restricted Commercial/ Restricted Commercial Maximum of 65/150 D.U. per acre Surrounding Properties NORTH: Medium Density Restricted Commercial Maximum of 65 D.U. per acre SOUTH: Medium Density Restricted Commercial Maximum of 65 D.U. per acre EAST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre WEST: Restricted Commercial Maximum of 150 D.U. per acre ZONING Subject Properties: T5-L/O; General Urban Transect Zone Limited/Open Maximum of 65 D.U. per acre Surrounding Properties NORTH: T5-L; Urban Center Transect Zone Limited Maximum of 65 D.U. per acre SOUTH: T5-L; Urban Center Transect Zone Limited Maximum of 65 D.U. per acre EAST: T3-O; Sub -Urban Transect Zone Open Maximum of 18 D.U. per acre WEST: T6-8-0; Urban Core Transect Zone Open Maximum of 150 D.U. per acre File Id. 16-00051 LU Page 3 of 5 ANALYSIS • The MCNP "Interpretation of the 2020 Future Land Use Map" section indicates that the proposed "Major Institutional, Public Facilities, Transportation, and Utilities" future land use designation allows residential uses to a maximum density of 150 dwelling units per acre, or less if applicable. • 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 CIE, specifically sanitary sewer, solid waste, stormwater, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, 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 proposed future land use map designation will result in no net gain of dwelling units per acre on the subject site. As such, this application as presented satisfies all required concurrencies. • Land Use Policy LU-1.1.7 provides 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 future land use map change will allow the expansion of an existing Rescue Mission, allowing it to service a larger number of people. • Land Use Policy LU-1.1.11: The City hereby adopts designation of the City, excluding Virginia Key, Watson Island and the uninhabited islands of Biscayne Bay, that have a land use and zoning classification of Conservation, as an Urban Infill Area pursuant to Miami Dade County's designation of an Urban Infill Area lying generally east of the Palmetto Expressway and including all of the City of Miami. Within this area, the concentration and intensification of development around centers of activity shall be emphasized with the goals of enhancing the livability of residential neighborhoods and the viability of commercial areas. 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. The proposed Future. Land Use Map change will facilitate the redevelopment of several undeveloped parcels, located within the Overtown Park West CRA, and represents revitalization proximate to downtown. • Policy LU-1.3.12: The City's land use regulations will permit neighborhood -based health care facilities. This FLUM change will facilitate the legalization and expansion of an existing Rescue Mission, one component of which is a small-scale clinic for residents. File Id. 16-00051LU Page 4of5 • Policy HO-1.1.2: Continue and expand the City's current affordable housing programs and continue its participation in federal housing programs and the County Documentary Stamp Surtax Program. This FLUM change is an opportunity to expand the operations of a local nonprofit that has been providing free housing and supportive services to local homeless and abused women and children for ten years. • Policy HO-1.4.3: The City will assist in providing, when necessary, temporary emergency shelter facilities to serve homeless families and children. This FLUM change is an opportunity to expand the operations of a local nonprofit that has been providing free housing and supportive services to local homeless and abused women and children for ten years. • The proposed companion change of zoning for the subject site is from T5-L and T5-O to CI. This provides a zoning designation that legalizes and expands the existing Rescue Mission on site. RECOMMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & Zoning Department recommends approval of the proposed future land use amendment as presented. efiv Christopher Friimo Chief of Land Development J. Eisenberg File Id. 16-00051LU Page 5 of 5 FUTURE LAND USE MAP (EXISTING) 16-00051Iu NW 3RD AVE NW 16TH TER NW 16TH ST NW 15TH ST NW 14TH-TER -J NW-16TH ST NW -1ST PL- NW-15TH ST Medium Dens ty Multifamily' Residential Light p Industrial zw z U 0 75 150 I i I 300 Feet 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV FUTURE LAND USE MAP (PROPOSED) 16-00051Iu SR,836 1395 ON RAMP E Public Parks and Recreation\ NW 16TH TER Medium Density Restricted Commercial NW 16TH ST J Transportation, Utilities NW 15TH ST I /39S Restricted Commercial NW 14TH-TER NW-16TH ST NW -1ST PL- NW-15TH ST Medium Dens ty Multifamily' Residential Light p Industrial zw z U 0 75 150 I i I 300 Feet 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV AERIAL 16-00051 luzc u 0 75 150 300 Feet I 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV CONCURRLNCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Prapos No. 16-00050LU IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP D"re: 3/2/2016 WITIIIN ATRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS App o"",. Ben Fernendez, L. on beh. t o.ATIE Properr.es, In. Address: 1955, 2001, 2007, 2015, 2025, AND 2037 SW 22 TER Boundary Sheets. Proposed Change: North: So"t". Fom. To: NW 22 ST SW 22 TER 0.8300 .ores CD 9 DUGore Or" e so ,. C? FLR 0.8300 .ores C2 36 DU/.ore Or"e so . C FLR SW 19 AVE SW 21 AVE 7 DU's 11 0 ,. 30 DU's 22 0 so 0 Ne,lncremen, With Proposed Chq . Pop ul.sion 58 Dwelling U",s 22 Pe"k Ilo" Pe so"-T ps 12 Cor W"_ 310 T2 223 SW 22 ST RECREATION AND OPEN SPACE 58 0.07 182.80 182.73 OK POTABLE WATER TRANSMISSION 58 8,927 OK SANITARY SEWER TRANSMISSION 58 8,121 See No,e 1. See Noce 1. WASAPerm Required STORM SEWER CAPACITY OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES L.nd Use Go LU-1 (See" " "me"t1) Land Use Oe,e«.„e LU-1.1 Land Use Poi.o,.1.1.1 C.o.s.!Impro„emenrs Go CI-1 C"p Imp o„en,enrsOe «.„e CI-1.2 Cap Imp o„emenss Pol.., 1.2.3 - q SOLID WASTE COLLECTION 58 74 800 726 OK TRAFFIC CIRCULATION LOSBe.ore Change LOS After Change 58 12 F F OK NOTES: Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department (WASA) Excess capacity, if any, is currently not known. "Single Family Residential" allow single family structures of one dwelling unit each to a maximum density of 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. "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. 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 Miami -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-16-014 File ID 16-00051Iu March 2, 2016 Item PZAB.3 Mr. David H. Young offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI 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 BY CHANGING THE FUTURE LAND USE DESIGNATION OF PROPERTIES LOCATED AT APPROXIMATELY 220 AND 226 NORTHWEST 16 STREET, 1514 AND 1540 NORTHWEST 2 AVENUE, 211, 217, 229, 230, AND 237 NORTHWEST 15 STREET, AND 1507 AND 1515 NORTHWEST 3 AVENUE, MIAMI, FLORIDA; FROM MEDIUM DENSITY RESTRICTED COMMERCIAL AND RESTRICTED COMMERCIAL, TO MAJOR INSTITUTIONAL, PUBLIC FACILITIES, TRANSPORTATION AND UTILITIES; MAKING FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Juvenal Pia motion passed and was adopted by a vote of 11-0: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia Yes Mr. Adam Gersten Yes Ms. Maria Beatriz Gutierrez Yes Dr. Ernest Martin Absent Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Yes Mr. Manuel J. Vadillo Yes Mr. David H. Young Yes arcia, Director d Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) -3 9-7) i(o Execution 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 ' .3 DAY OF tJ aV Ch , 2016. �E�1 vT 4-t'j cty-P,Z 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: ;:y -,, BEATRIZ ALVAREZ r .. MY COMMISSION # FF 071860 EXPIRES: November 20, 2017 ,;g: '' Public Unden+riters �'Nf,Std'` Bonded Thru Notary Exhibit "A" Lotus Village Addresses, Folios, and Legal Description . 226 NW 16th Street, Miami, Florida 33136 01-3136-021-0890 2. 220 NW 16th Street, Miami,Florida 33136 01-3136-021-0880 3. 1540 NW 2nd Avenue, Miami, Florida 33136 01-3136-021-0860 4. 1514 NW 2nd Avenue, Miami, Florida 33136 01-3136-021-0980 5. 211 NW 15th Street, Miami, Florida 3 36 01-3136-021-0970 6, 217 NW 15th Street, Miami, Florida 01-3136-021-0960 136 7. 229 NW 15th Street, Miami, Florida 33136 01-3136-021-0950 8. 237 NW 15th Street, Miami, Florida 33136 01-3136-021-0940 9. 230 NW 15th Street, Miami, Florida 33136 01-3136-021-0760 10.1507 NW 3rd Avenue, Miami, Florida 33136 01-3136-021-0930 1 .1515 NW 3rd Avenue, Miami, Florida 33136 01-3136-021-0920 Lots 1, 3, 4, 8 to 14, Block 7 & Lot 5, Block 6, of: "AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI", according to the Plat thereof as recorded in Plat Book B, Page 88 of the public records of Miami -Dade County, Florida. MIAMI 4837136.1 79846/47091