The URL can be used to link to this page

Home My WebLink AboutAnalysis, Maps & PZAB ResoCity of Miami Planning and Zoning Depart +ent ANALYSIS FOR CHANGE TO THE FUTURE LAND USE MAP FILE ID: 16-00052Iu PROJECT ADDRESS: 2501 and 2507 NW 16 Street Road, Miami, Florida APPLICANT: Miami Riverview Apts., Inc. COMMISSION DISTRICT: 1 (Wifredo "Willy" Gort) NET OFFICE: Flagami FUTURE LAND USE DESIGNATION: Medium Density Restricted Commercial GENERAL REQUEST: The proposal is a request for a Change to the Future Land Use Map located at approximately 2501 NW 16 Street Road, Miami, Florida. The applicant proposes to change the Future Land Use Map (FLUM) designation of the parcel from Medium Density Restricted. Commercial to Restricted Commercial. The related folio of the subject parcel is 01-3134-081-0010. A complete legal description of the property is on file at the Hearing Boards Office. BACKGROUND: The proposed FLUM change consists of one parcel. The site is approximately 5.2 acres (229,126 square feet) of land generally bounded by Miami River (tributary) to the north, NW 16 Street Road to the south, NW 27 Avenue to the west, and properties abutting the Miami River to the east. The subject area is located within the Flagami NET. The subject site is currently designated Medium Density Restricted Commercial. The properties across the river to the north of the site are designated "Industrial", "Medium Density Multifamily Residential" to the south, "Medium Density Restricted Commercial" and "Industrial" to the east, and "Restricted Commercial" to the west. A Restrictive Covenant was submitted with the application, The Restrictive Covenant proffers a reduction in the maximum number of dwelling units permitted to be developed to 650 (a reduction from 789). The proposed FLUM change has a companion Rezoning Application (16-00052zc) to change the Miami 21 designation from T5-L (Urban Center Transect — Limited) to T6-8-L (Urban Core Transect — Limited). Interpretation of the Future Land Use Map: (Excerpted from the Miami Comprehensive Neighborhood Plan) 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. File Id. 16-000521u Page 2 of 5 EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Properties: Med. Density Restricted Commercial Maximum of 65 D.U. per acre Adjacent Properties NORTH: SOUTH: EAST: Industrial Maximum of 0 D.U. per acre Medium Density Multifamily Residential Maximum of 65 D.U. per acre Med. Density Restricted Commercial Maximum of 65 D.U. per acre Industrial Maximum of 0 D.U. per acre WEST: Restricted Commercial Maximum of 150 D.U. per acre Zoning Subject Properties: T5-L (Urban Center— Limited) Maximum of 65 D.U. per acre D3 (Marine- Industrial) Maximum of 0 D.U. per acre T5-R (Urban Center — Restricted) Maximum of 65 D.U. per acre T5-L (Urban Center — Limited) Maximum of 65 D.U. per acre D3 (Marine- Industrial) Maximum of 0 D.U. per acre T6-8-O (Urban Core — Open) Maximum of 150 D.U. per acre ANALYSIS: The following is a review of the request pursuant to the rezoning criteria in Article 7, Section 7.1.2.8 (a)(3) & (f)(2) of Miami 21. The background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria 1 Policy LU-1.6e4: Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department, shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that falls below the adopted minimum standards described in Policy C1- 1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission. Analysis 1 Finding 1 A Concurrency Management Analysis was completed for the proposed change and staff found no conflicts with the Levels of Service, considering the potential change in Future Land Use designation, which increases residential density from 65 to 150 dwelling units per acre. Staff finds the request consistent with Policy LU-1.6.4 File Id. 16-000521u Page 3 of 5 Criteria 2 Policy LU-2.2.3: The City will require, as part of the building permit application, pursuant to state law, that the City of Miami archaeologist be notified of construction schedules in significant historical or archaeological zones and where potentially significant historical or archaeological artifacts are uncovered during construction, permit state and local archaeological officials the opportunity of surveying and excavating the site. Analysis 2 The subject property is located within a High Probability — Archaeological Conservation Area. As part of the redevelopment process, the applicant shall work with the city to ensure that no potential archaeological resources are damaged or destroyed. A Certificate to Dig, coordinated through the Historic & Environmental Preservation division will be required for any work done on the site. Finding2 Staff finds the request consistent with Policy LU-2.2.3 Criteria 3 Policy CM-2.1.1: Where appropriate and in the interest of public safety and promotion of outdoor recreation opportunities on environmentally sensitive areas, future land development regulations will require non -water dependent or related development or redevelopment to maintain public access to the coastal and Miami River shorelines. (See Parks, Recreation and Open Space Policy PR- 3.2.4) Analysis 3 As the site has approximately 560 feet of waterfront along the Miami River, the proposed change to the Future Land Use Map would maintain the viability of creating public access to the waterfront, including the development of the Riverwalk, guidelines for which can be found in the Miami 21 Zoning Code, Appendix B. Finding 3 Staff finds the request consistent with CM-2.1.1 Criteria 4 Policy PA-3.1.7: The City shall, through its land development regulations, adopt and enforce appropriate setbacks and buffering requirements for Non -Working Waterfront properties along the Miami River in order to protect the existing Working Waterfront use from encroachment of incompatible and unsuitable uses. Analysis 4 As the surrounding "Industrial" uses (north, across the Miami River, and east, with another residential development in between) are not directly abutting the proposed change, there is no conflict with the working waterfront. Furthermore, the proposed change does not change the major character of the site. Finding 4 Staff find the request consistent with Policy PA-3.1.7 File Id. 16-000521u Page 4 of 5 CONCLUSION: Based on the materials submitted, staff finds that the request to change the Future Land Use Map (FLUM) designation from "Medium Density Restricted Commercial" to "Restricted Commercial" is consistent with the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan. The request is compatible with the surrounding FLUM designations and provides appropriate transitions. RECOMMENDATION: Based on these findings, the Planning & Zoning Department recommends approval of the applicant's request to change the Future Land Use Map (FLUM) designation from "Medium Density Restricted Commercial" to "Restricted Commercial" as presented. Christopher Brimo, AICP Chief of Land Development R. Shedd March 21, 2016 File Id. 16-000521u Page 5 of 5 Light Industrials General Commercial U FUTURE LAND USE MAP (EXISTING) 16-00052Iu Medium Density Multifamily Residential r Medium Density Multifamily Residential 2501 AND 2507 NW 16 STRD 0 125 250 500 Feet 1 1 1 1 1 FUTURE LAND USE MAP (PROPOSED) 16-00052Iu Light Industrials General Commercial 1 ndustrial Restricted Commercial NW 16TH NW 16TH ST NW 15TH ST U Medium Density Multifamily Residential r Coastal High Hazard Areas Medium Density Multifamily! Residenfial Public Parks and Recreation w R UNNAMED Industrial Medium Density Multifamily Residential z LNW 15TH ST 2501 AND 2507 NW 16 STRD 0 125 250 500 Feet I i I i I 0 85 170 1 340 Feet AERIAL 1 6-000521uzc 2501 AND 2507 NW 16 STRD CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No. 16-000521u IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 4/6/2016 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Simon Ferro, on behalf of Miami RiverviewApts., Inc Address: 2501 NW 16 STRD Boundary Streets: North: None East: NW 25 AV South: NW 16 STRD West: NW 27 AV Proposed Change: From: Medium Density Restricted Commercial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 5.2600 acres @ 65 DU/acre 342 DU's Peak Hour Person -Trip Generation, Residential 222 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed DesignatiorGeneral Commercial Residential 5.2600 acres @ 150 DU/acre 789 DU's Peak Hour Person -Trip Generation, Residential 418 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 1,149 Dwelling Units 447 Peak Hour Person -Trips 196 Planning District Flagami County Wastewater Collection Zone 315 Drainage Subcatchment Basin J1 Solid Waste Collection Route 117 Transportation Corridor Name NW 27 AV RECREATION AND OPEN SPACE Population Increment, Residents 1,149 Space Requirement, .0013acres/resident 1.49 Excess Capacity Before Change 182.80 Excess Capacity After Change 181.31 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 1,149 Transmission Requirement, 155g/r/d 178,102 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, 141g/r/d Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 1,149 162,016 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 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 SOLID WASTE COLLECTION Population Increment, Residents 1,149 Solid Waste Generation, 1.28tons/resident/yl 1,471 Excess Capacity Before Change 800 Excess Capacity After Change (671) Concurrency Checkoff OK TRAFFIC CIRCULATION Population Increment, Residents 1,149 Peak -Hour Person -Trip Generation 196 LOS Before Change B LOS After Change B Concurrency Checkoff 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. 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. 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. 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-1 6-026 File ID 16-00052LU May 4, 2016 Item PZAB.3 Mr. Daniel Milian offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), 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 PROPERTY AT APPROXIMATELY 2501 AND 2507 NORTHWEST 16 STREET ROAD, MIAMI, FLORIDA, FROM "MEDIUM DENSITY RESTRICTED COMMERCIAL" TO "RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Ms. Jennifer Ocana Barnes the motion passed and was adopted by a vote of 8-0: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Absent Mr. Charles A. Garavaglia Yes Mr. Adam Gersten Yes Ms. Maria Beatriz Gutierrez Yes Mr. Daniel Milian Yes Mr. Juvenal Pina Yes Ms. Melody L. Torrens Absent Mr. Manuel J. Vadillo Yes Francis® Garcia, Director Planning and Zoning Department qi AVO Execution • ae 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 THISCI (I)DC-1 +Ira- A1vcxreZ- DAY OF M (a\ , 2016. 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 Page 1 of 2 R/ otary Public State of lorida My Commission Expires: BEATRIZ ALVAREZ *` MY COMMISSION # FF 071860 Si'PIRES: November 20, 2017 '94;, p+44P''' Bonded Thru Notary Public Undenvrfere Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-16-026 CONDITION(S) The Applicant shall provide a covenant to include: 1. The maximum number of residential units for development. 2. Connections as it is able to be connected to the existing public Riverwalk sections immediately east at the "River Run South" and immediately west at the "Miami Riverfront Residences". 3. Traffic Study shall be supplied. 4. A working river covenant shall be supplied as required by the City Comprehensive Plan. RECOMMENDATION TO CITY COMMISSION: For the City Commission to consider including a seawall study as an additional condition to be included in the covenant. Page 2 of 2