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HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoCity of Miami Planning and Zoning Department Division of Land Development ANALYSIS FOR FUTURE LAND USE MAP CHANGE FILE ID: 15-000571u APPLICANT: David Coviello, on behalf of 1300 Coral Brickell LLC (the "Owner") PROJECT ADDRESS: 2240 SW 131h Avenue, Miami, 33145 COMMISSION DISTRICT: District 3 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential HEARING DATE: 3/18/15 REQUEST The proposal is a request to change the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of the property 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" future land use category allows 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 (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" 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; File Id. 15-00057LU Page 1 of 5 rr,Ff \-0 City of Miami g * Planning and Zoning Department ; Division of Land Development �5y 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 site consists of one (1) parcel comprising approximately 0.34 acres. The parcel is a corner lot located at the intersection of SW 13 Avenue and SW 22nd Terrace, on a block that is bounded by SW 22nd Street (Coral Way) to the North and SW 14th Avenue to the West. "CORAL WAY" Service Center Area is a vibrant commercial corridor along its avenue, with many active small business, restaurants, recreational areas and civic centers. The subject site is part of two abutting parcels located consecutively at 1300 and 1312 SW 22nd Ave, under single ownership. Although the Property in its entirety is included for the purposes of the application, only the portion of the property with the address of 2240 SW 13th Ave is being proposed for a comprehensive plan amendment. The two (2) parcels along Coral Way will retain their land use designation of restricted commercial. The Future Land Use (PLUM) designation for the subject site and adjacent properties located to south, west and southwest is "Duplex Residential". The abutting property to the north, east and parcels along the Coral Way (Zone 3) are designated "Restricted Commercial". The applicant proposes to develop the Property with a mixed -use residential project. The subject site will house a three story residential complex with a parking garage. For that purpose, the applicant considers the change of Land Use necessary to enable that development. File Id. 15-00057LU Page 2 of 5 City of Miami Y Planning and Zoning Department Division of Land Development EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Property: Duplex Residential Maximum of 18 D.0 per acre. Surrounding Properties: NORTH: Restricted Commercial Maximum of 150 D.0 per acre. SOUTH: Duplex Residential Maximum of 18 D.0 per acre EAST: Restricted Commercial Maximum of 150 D.0 per acre. WEST: Duplex Residential Maximum of 18 D.0 per acre AN ALYS I S ZONING Subject Property: T3-O Sub -Urban Transect Zone Open Surrounding Properties: T6-8-O Urban Core Transect Zone Open T3-O Sub -Urban Transect Zone Open T6-8-O Urban Core Transect Zone Open T3-O Sub -Urban Transect Zone Open The application is compatible with the following goals and objectives of the City's Future Land Use Designation. • 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 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 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 subject site is smaller than an acre. The proposed designation to Low Density Restricted Commercial has a density of 36 dwelling units per acre. However, in an effort to mitigate potential impacts, the applicant has proffered a covenant as a part of their companion zoning amendment, to restrict the density on subject Parcel to 18 dwelling units per acre. This maintains the density at its current future land use. • The intensity of this land use change, and constituent density of 18 dwelling units per acre, will have a minimal impact on the aforementioned concurrencies, as the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its future land use. File Id. 15-00057LU Page 3 of 5 City of Miami Planning and Zoning Department Division of Land Development • 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 parcel is located south of Coral Way, considered a major thoroughfare that provides easy avenue between east and west Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the south and Restricted Commercial to the north. The Planning Department has confirmed that the subject site is located in close proximity to various modes of public transportation. • MCNP Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. The proposed change is within the scale in regards to density and height as it pertains to the abutting single-family neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the 'Duplex Family Residential" future land use category allows residential structures up to a maximum of 18 dwelling units per acre. Although the requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre, the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its current future land use. • MCNP Land Use Policy -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. • MCNP Land Use Policy - 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. • MCNP Land Use Policy - 1.6.9 — The City's Land Development regulations will stabllsh mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The applicant has proposed a ten (10) feet setback with the introduction of landscape elements to serve as a buffer between the south elevation and the abutting residential neighborhood. • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum Level of Services (LOS) standards adopted in the Capital Improvements Element. Flle Id. 15-00057LU Page 4 of 5 i 589d HAM SE9d j City of Miami Planning and Zoning Department Division of Land Development • The analysis is NOT based on a proposed project. The highest potential use is being considered. RECOMENDATION 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 amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. Christopher Brimo Chief of Land Development L. Vicentini, 5111/15 File Id. 15-00057LU Page 5 of 5 FUTURE LAND USE MAP (EXISTING) F- Major In"st M Public Facilities, V 21ST STansp And N Utilities 1 J SW 21 ST ST SW 21 ST TER V 23RD TER 0 150 300 SW 22ND TER Duplex Residential SW 13TH AVE SW 23RD ST 600 Feet SW 21 ST ST Single Family - Residential rsi 1 * 73 SW 22ND S ADDRESS: 2240 SW 13 AV 0 Public V 21ST-STansp FUTURE LAND USE MAP (PROPOSED) 1- Major Inst; Facilities, And N Utilities SW21STST SW 21ST TER iiiimpaioLvme ested ommercial 150 300 SW 22ND S SW 22ND TER Duplex, Residential 600 Feet SW 21 ST ST Single Family = iResidential sP SW 12TH AVE 4 SW 22ND S' ADDRESS: 2240 SW 13 AV 0 150 300 600 Feet Geographies, C Getmappi ADDRESS: 2240 SW 13 AV File ID 15-000571u Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-15-022 May 20, 2015 Item PZAB.1 Ms. Maria Lievano-Cruz offered the following resolution and moved its adoption: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL WITH MODIFICATIONS TO THE PROFFERED COVENANT 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 LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, 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. WHEREAS, the Board had considered an additional motion to recommend approval with modifications to the proffered covenant, also made by Ms. Maria Lievano-Cruz and seconded by Mr. Chris Collins, and that motion also failed by a vote of 4 — 5; and WHEREAS, the Board considered the application, the staff report, and all evidence and testimony presented at the public hearing on May 20, 2015; and Upon being seconded by Mr. Chris Collins, the motion failed by a vote of 4 - 5: 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 Frai,pisco°Garcia, Director Planning and Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE ) No Yes Yes No Absent Absent No No Yes Absent Yes No A Xi 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. v. 119 SWORN AND SUBSCRIBED BEFORE ME THIS fe DAY OF , 2015. t16/V-S ( ):);10 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 c" Notary Public State of Florida VANETNUJILLO MY COMMISSION # FF 229944 EXPIRES: July 11, 2019 Bonded 7hni Notary PubNc Undermiters Exhibit A Address: 2240 S.W. 13th Avenue, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. Proposal Nc 15-000571u Date: 03/04/2015 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant David J. Coviello, Esq. on behalf of 1300 Coral Brickell, LLC Address: 2240 SW 13 AV Boundary Streets: North: South: Proposed Change: From: SW 22 S- East: SW 13 AV SW 22 TER West: SW 14 AV Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.2970 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.2970 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 5 DU's 4 0 sq.ft. 11 DU's 8 0 sq.ft. 0 14 5 4 Coral Way 310 T1 223 Coral Way RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 14 0.02 182.80 182.78 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 14 3,078 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 14 Transmission Requirement, gpd 2,542 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration 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 14 18 800 782 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 14 4 B B OK NOTES 1. Permit tor sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department. (WASD) Excess capacity, if any, is currently not known 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;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 protessional services, real estate, banking, restaurants, saloons and sates, general entertainment tacillties, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature of those uses described above, auditoriums, libraries, convention facilities, places of warkship, and primary and secondary schools. .This category also includes commercial marinas and living quarters on vessels as permissible. Allow max neigh 4 stories (height Up to 25 rt tor the Around floor and up to 14 tt for each additional floor CM_1 IN 03/13/90 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 owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. 1A01W1 -10 tuy�cho��s Alberto M. Carvalho VIA ELECTRONIC MAIL David J.CovieUo.Esquire, Partner Ghutta0`Bowen LLP 201 South Biscayne Boulevard, 8uite150O K8iami, Florida 33131 dcovie||n(d�ahutte.00nn RE: PUBLIC SCHOOL CONC0RRENCYDETERMINATION 1300 CORAL[BRICKELL LLC-15-O005TUu LOCATED AT 2240 SW13 AVE PH0115022300128 - FOLIO NO': 0141390072731 School Board Perla Tabares Hantman, Chair Dr. Lawrence S.Feldman, Vice Chair Dr. Dorothy Bendr000'Mindin0a0 Susie KCastillo Dr. NWberl^7ee^Holloway Dr. Martin Karp LubbyNovann Dr. Marta P6nyz Raquo/&Regalydo Dear Applicant: Pursuant to State Statutes and the |ntedooa| Agreements for Public 8ohou| Facility Planning in Miami -Dade Counb/. the above -referenced application was reviewed for compliance with Public School Conounenoy. /\oconding|y, enclosed please find the School District's Preliminary Conournsncy Analysis (Schools Planning Level Review). As noted in the Preliminary ConoumenoyAna|yeis /8uhon|s Planning Level Review), the proposed development would yield o maximum nseidenUm| density of 12 multifamily unita, which do not generate any students at any of the ouhou| levels. /\final determination of Public School Conuum*ncymnd capacity reservation will only be made at the time of approval of final p|st, site plan or functional equivalent. As such, this analysis does not constitute aPublic School Concumenuyapproval. Should you have any questions, please feel free to contact me at 305-995-4501. Sincer Ivan M. Rodriguez, R.A./ Director |MRi[ L-54 Enclosure cc: Ms. Ana Rijo-Conde.AICP Mr. Michael /\.Levine K8n. Vivian G. ViUmanni| City ofMiami School Concurrency Master File Planning, Design QSustainab0ity Ms, Ana Rijo-Condo Deputy Chief Facilities &Ero-3uobe/nab8ityOfficer ^Y45UME, 2ndAve. ^ Suite 525`Miami, FL33Y32 Contarrency Management System (CMS) Miami Dade County Public Schools MDCPS Date Application Type of Applicant's Address/Location: Master Folio Additional PROPOSED SINGLE-FAMILY SINGLE-FAMILY MULTIFAMILY Miami -Dade County Public Concurrency Management Preliminary Concurrency Application Number: PH0115022300128 Schools System Analysis Local Government (LG): LG Application Number: Sub Type: Miami Received: 2/23/2015 9:49:17 AM 15-000571u Application: Public Hearing Land Use Name: 1300 Coral Brickell LLC 2240 SW 13 AVE Number: 0141390072731 Folio Number(s): # OF UNITS 12 DETACHED UNITS: 0 ATTACHED UNITS: 0 UNITS: 12 CONCURRENCY SERVICE AREA SCHOOLS CSA Facility Name Id Net Available Seats Seats Capacity Required Taken LOS Source Met Type 1121 CORAL WAY K-8 CENTER (ELEM COMP) 29 0 0 YES Current CSA 1122 CORAL WAY K-8 CENTER (MID COMP) 28 0 0 YES Current CSA 7461 MIAMI SENIOR -406 0 0 YES Current CSA ADJACENT SERVICE AREA SCHOOLS *An Impact reduction of 22.36% included for charter and magnet schools (Schools of Choice). MDCPS has conducted a preliminary public above. A final determination of public school approval of plat, site plan or functional equivalent. SCHOOL CONCURRENCY APPROVAL. school concurrency review of this application; please see results concurrency and capacity reservation will be made at the time of THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC 33132 / 305-995-7634 / 305-995-4760 fax / 1450 NE 2 Avenue, Room 525, Miami, Florida concurrency@dadeschools.net