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HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoANALYSIS FOR Future Land Use Map Amendment PROJECT ADDRESS: 30, 48, 54, and 62 NW 34 Street FILE ID: 15-009731u APPLICANT: Pedro J. Enriquez, Miami Management Group, Inc., Marks Subdivision Apt., LLC, and Miami Green Houses, LLC. COMMISSION DISTRICT: District 5 NET OFFICE: Wynwood/Edgewater 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 30, 48, 54, and 62 NW 34 St, 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 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 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 0.68 acres. The subject area is generally bounded by N Miami Ave to the east, NW 1 Ave to the west, NW 34 St to the north, and NW 33 St to the south. The subject area consists of 4 parcels. To the east of the parcel at 30 NW 34 St, there is an alley, across from which is the parcel which fronts N Miami Ave, which is designated "General Commercial". There is also an alley running along the south boundaries of the parcels, which begins at the alley to the east and runs west to NW 1 Ave. Lot 4 currently has a legal nonconforming use of heavy industrial on the site. Lots 1 - 3 all contain duplexes and single family homes. EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION ZONING Subject Property Portion: Duplex Residential Maximum of 18 D.U. per acre Surrounding Properties: NORTH: Duplex Residential Maximum of 18 D.U. per acre General Commercial Maximum of 65 D.U. per acre SOUTH: Duplex Residential Maximum of 18 D.U. per acre EAST: General Commercial Maximum of 65 D.U. per acre WEST: Duplex Residential Maximum of 18 D.U. per acre Subject Property Portion: T3-O (Sub -Urban Transect Open) T3-O (Sub -Urban Transect Open) T5-O (Urban Center Transect Open) T3-O (Sub -Urban Transect Open) T5-O (Urban Center Transect Open) T3-O (Sub -Urban Transect Open) 15-009731u 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 change for lots 1 through 3 would create an intrusion of commercial uses Lots 1 - 3 into a residential neighborhood. The amendment would deviate heavily from the established pattern of development seen throughout the rest of the neighborhood and along the N Miami Ave corridor. The northern, residential portion of Wynwood has a long history as a cohesive neighborhood with a specific character that would not benefit from the proposed land use amendment. Furthermore, there is a well -used park which best serves the residential nature of these lots. Finding Staff finds the proposed amendment for Lots 1 - 3 inconsistent with Policy LU- Lots 1 - 3 1.1.3 Analysis A land use amendment for lot 4 would create a proper transition from the "General Lot 4 Commercial" N Miami Ave corridor to the residential area of northern Wynwood. Furthermore, Lot 4 currently contains a legal nonconforming use which is highly incompatible with the adjacent single-family and duplex homes. A change to "Low Density Restricted Commercial" for Lot 4 would create a better transition and facilitate the redevelopment of the parcel to a use and structure that is more appropriate for the neighborhood. Finding Staff finds the proposed amendment for Lot 4 is consistent with Policy LU-1.1.3 Lot 4 Criteria 2 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 existing residential neighborhood is not in need of redevelopment. There are very Lots 1 - 3 few vacant lots and few developed lots that are in disrepair. The best use for Lots 1 — 3 is residential. By changing the Future Land Use designation for Lots 1 — 3, the introduction of commercial uses could have adverse effects on the surrounding neighborhood. Finding Staff finds the proposed amendment for Lots 1 — 3 inconsistent with Policy LU- Lots 1 - 3 1.1.11 Analysis Lot 4 currently contains a legal nonconforming use, of an industrial nature, that is highly Lot 4 incompatible with the surrounding residential neighborhood. The redevelopment of the parcel to a more appropriate use would enhance the quality of life for the adjacent households. Finding Staff finds the proposed amendment for Lot 4 is consistent with Policy LU-1.1.11 Lot 4 15-009731u Page 3 of 4 Criteria 3 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 Because of the extent to which the proposed amendment for Lots 1 - 3 would penetrate Lots 1 - 3 into the residential neighborhood, buffering measures would be entirely ineffective. The proposed amendment would have commercial activity extending more than halfway through the residential block. Finding Staff finds the proposed amendment for Lots 1 — 3 inconsistent with Policy LU- Lots 1 - 3 1.6.9 Analysis Amending the Future Land Use designation for Lot 4 would facilitate the redevelopment Lot 4 of the parcel. Such a redevelopment to a use that's more compatible with the neighborhood would create the proper transition in uses. Redevelopment of Lot 4 would also create the opportunity to develop sensitive buffering elements between the different uses. Finding Staff finds the proposed amendment for Lot 4 is consistent with Policy LU-1.6.9 Lot 4 FURTHER DISCUSSION: While staff does not support a land use change for all four parcels, there is precedent for a land use change for Lot 4. Currently, there is a nonconforming use on the site, which directly abuts the "General Commercial' parcel fronting N Miami Ave. Lot 4 contains a Tight industrial business, which is highly incompatible with the adjacent duplexes and single family homes. A land use change from "Duplex Residential" to "Low Density Restricted Commercial" would encourage positive redevelopment of the site to a density and use that is appropriate for a transition from "General Commercial" to "Duplex Residential". • The existing Miami 21 zoning designation on this parcel is T3-O — "Sub -Urban Zone - Open" while the proposed designation is T4-O — "General Urban Zone - Open". RECOMMENDATION Based on the aforementioned findings, the Planning & Zoning Department is recommending DENIAL of this Future Land Use amendment, as presented. These findings support the position that the Future Land Use designation at these locations and for this neighborhood should not be changed from "Duplex Residential" to "Low Density Restricted Commercial". However, staff would recommend approval of an amendment to the Future Land Use Map to the parcel at 30 NW 34 St from "Duplex Residential" to "Low Density Restricted Commercial". Christopher Brimo, AICP Chief of Land Development R. Shedd August 28, 2015 15-009731u Page 4 of 4 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal Nc 15-009731u IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 09/16/2015 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Appllcani Pedro J Enriquez, Miami Management Group Inc, Marks Subdivision Apt LLC, and Miami Green Houses LLC Address: 30, 48, 54, 62 NW 34 ST Boundary Streets: North: NW 34 S' East: N Miami Ave South: NW 33 ST West: Nw 1 Ave Proposed Change: From: Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.6800 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Proposed Designai Low Density Restricted Commercial Residential 0.6800 acres @ 36 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 12 DU's 10 0 sq.ft. 24 DU's 18 0 sq.ft. 0 31 12 8 Wynwood/Edgewater 308 H2 110 N Miami Ave RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 31 0,04 182.80 182.76 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 31 7,046 >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 31 5,820 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltratlon System Before Change Exfiltratlon 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 31 40 800-- 760 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 31 8 C C 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. Duplex Residential: 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. Low Density Restricted Commercial: 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. 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. FUTURE LAND USE MAP (EXISTING) Public Parks and Recreation NW 1ST AVE 1 NW 36TH ST Medium Multifamily 27 Density Residential NW 35TH ST NW 34TH TER NW 34TH ST Duplex -Residential I i I I I I NW 33RD ST NW 32ND ST 0 150 300 600 Feet I i I I E B uena_ —Vista =RAC ADDRESS: 30, 48, 54 & 62 NW 34 ST FUTURE LAND USE MAP (PROPOSED) NW 36TH ST Medium Multifamily Density Residential NW 35TH ST NW 34TH TER Low Density Restricted Commercial \ NW 34TH ST Duplex -Residential I i I I I I I NW 33RD ST NW 32ND ST E uena_ =RAC N MIAMI AVE 0 150 300 600 Feet I i I I ADDRESS: 30, 48, 54 & 62 NW 34 ST NW 36TH NW_ 34TH TER. 34TH,ST NW 33RD ST 32ND ST NE►34TH ST ai)El o'ns10 Ui,-14.E4.fe; Ge0' A 1-6-boo r677, :514 ` �u-�i)Jup}l 3 ,"°\ bus D i 52;w Lrjea,ao%',, i ipp1suj, / ThJ ad IGN, mIfGP,: p,I 3,o7� 0 150 300 600 Feet I i I I ADDRESS: 30, 48, 54 & 62 NW 34 ST File ID 15-00973Iu Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-1 5-059 September 16, 2015 Item PZAB.5 Mr. Chris Collins 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), WHICH FAILED, CONSTITUTING A DENIAL, TO AMEND 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 30, 48, 54, AND 62 NORTHWEST 34TH STREET, MIAMI, FLORIDA, 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. 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 30, 48, 54, AND 62 NORTHWEST 34TH STREET, MIAMI, FLORIDA, 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. WHEREAS, Mr. Chris Collins made a motion to RECOMMEND APPROVAL, seconded by Mr. Charles A. Gibson, which failed by a vote of 4-4; WHEREAS, Mr. Charles A. Gibson made a motion to reconsider, seconded by Mr. Chris Collins; WHEREAS, Mr. Chris Collins made a motion to RECOMMEND APPROVAL of the Change of Land Use for the property located at 30 NW 34 Street, and RECOMMEND DENIAL of the Change of Land Use for the properties located at 48, 54 and 62 NW 34 Street, and was seconded by Mr. Charles A. Gibson, the motion failed by a vote of 2- 6: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr. Charles A. Garavaglia Mr. Charles A. Gibson Ms. Maria Beatriz Gutierrez Dr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Pifia Ms. Melody L. Torrens Mr. Manuel J. Vadillo Mr. David H. Young Fra Cisco Garcia, Director Pla •ing4nd Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE ) Absent Yes Absent No Yes No Absent No Absent No No No i) /C 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 Li DAY OFVC , 2015. V vi sue, 'C"�L4 lv 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 Lt V v�✓�"V Notary P 1 c State of Florida My Co Art*. VANESSATRUJILLO MY COMMISSION # FF229944 e;. EXPIRES: July 11, 2019 Bonded Thru Notary Public Undene iters