HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning & Zoning Department
Community Planning Division
ANALYSIS FOR A COMPREHENSIVE
PLAN AMENDMENT
FILE ID: 16-010211u
Applicant(s): Bracia Holdings, LLC and Leaseflorida 54, LLC, represented
by Ben Fernandez, Esq.
Location: 5434 NE Miami CT and a portion of 3 NE 54 ST
Commission District District 5 - Commissioner Keon Hardemon
Net District Office: Little Haiti NET
A. REQUEST
The proposal is to amend the Future Land Use Map (FLUM) designation of the Miami
Comprehensive Neighborhood Plan from "Medium Density - Multifamily Residential" to
"Restricted Commercial" for the real property identified in Table 1. A complete legal
description of the property is on file with the Hearing Boards Office.
Table 1: Properties requesting FLUM amendment
Folio No.
Address
Approximate Lot Size
(Sq.Ft.)
FLUM Designation
Current
Proposed
0131130320130
5434 NE Miami
CT
6,750
Medium
Density -
Multifamily
Residential
Restricted
Commercial
0131130320160
3 NE 54 ST
24,672 (4,770 sqft
affected by application)
31,422 (11,385.95 sqft
affected by application)
Subject properties
The subject site consists of two parcels, containing approximately 31,422 sq.ft. or 0.72
acres. Of that area, approximately 11,385.95 sq.ft. or 0.26 acres is affected by the
Comprehensive Plan application. The southern parcel is split between two Future Land
Use designations, with the southern portion fronting NE 54 Street designated as
"Restricted Commercial" and the northern portion of the parcel designated as "Medium
Density Multifamily Residential". The northern parcel is designated entirely "Medium
Density Multifamily Residential". Both parcels are bounded by NE 54 Street to the south,
N Miami Avenue to the west, NE 55 Street to the north, and NE Miami Court to the east.
Illustration 1: Subject properties (Aerial)
Medium Densny�
MuKtari ;i
Res ::.1
Medium Dens:ti_
Illustration 2: Future Land Use Map Existing (left) and Proposed (right)
16-010211u
Page 2 of 6
Future Land Use Interpretation
Medium Density Multifamily Residential: Areas designated as "Medium Density
Multifamily Residential" allow residential structures to a maximum density of 65
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.
Supporting services such as community -based residential facilities (14 clients or less,
not including drug, alcohol or correctional rehabilitation facilities) will be allowed
pursuant to applicable state law; community -based residential facilities (15-50 clients)
and day care centers for children and adults may be permissible in suitable locations.
Permissible uses within medium density multifamily areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary
and secondary schools, and accessory post -secondary educational facilities.
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 medium density multifamily 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).
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
16-01021 Iu
Page 3 of 6
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.
B. BACKGROUND
The subject site is situated along the intersection of two minor corridors, N 54 Street
corridor, an east/west corridor, and N Miami Avenue, a north/south corridor. The
properties along N 54 Street are designated "Restricted Commercial".
The subject application has a companion application, file ID 16-01021zc, which seeks to
rezone the same portions of the subject parcels from T4-R (General Urban Transect Zone
— Restricted) to T5-O (Urban Center Transect Zone — Open). The applicant seeks to
develop the subject property with a mixed -use development.
Surrounding Future Land Use Designations:
Future Land Use Designation
Miami 21 Transect Zone
North: Medium Density Multifamily
Residential (65 D.U. per acre)
North: T4-R (General Urban Transect
Zone — Restricted 36 D.U. per acre)
East: Medium Density Multifamily
Residential (65 D.U. per acre) and
Restricted Commercial (150 D.U. per acre)
East: T4-R (General Urban Transect Zone
— Restricted 36 D.U. per acre) and T5-O
(Urban Center Transect Zone — Open 65
D.U. per acre)
South: Restricted Commercial (150 D.U.
per acre)
South: T5-O (Urban Center Transect Zone
— Open 65 D.U. per acre)
West: Medium Density Multifamily
Residential (65 D.U. per acre) and
Restricted Commercial (150 D.U. per acre)
North: T4-R (General Urban Transect
Zone — Restricted 36 D.U. per acre) and
T5-O (Urban Center Transect Zone —
Open 65 D.U. per acre)
16-01021 Iu
Page 4 of 6
C. ANALYSIS
Criteria 1
Goal LU-1: Maintain a land use pattern that (1) protects and
enhances the quality of life in the City's neighborhoods... (5)
promotes the efficient use of land and minimizes land use conflicts
while protecting and preserving residential sections within
neighborhoods.
Analysis of
Criteria 1
The Comprehensive Plan Application as submitted, would unify the
irregular block to create a uniform density and intensity across the
block. Furthermore the block is irregular, and as it sits at the
intersection of two minor, mixed -use corridors, this change to the
Future Land Use Designation would have no adverse effects on the
surrounding neighborhood.
Finding 1
The proposed FLUM amendment is compatible with the Goal LU-1
of the Miami Comprehensive Neighborhood Plan.
Criteria 2
Objective LU-1.3:...encourage the development of well -designed,
mixed -use neighborhoods that provide for a variety of uses within a
walkable area in accordance with neighborhood design and
development standards adopted as a result of the amendments to
the City's land development regulations and other initiatives...
Analysis of
Criteria 2
The proposed change to the Future Land Use Map would allow for
the creation of a mixed -use development at a prominent
neighborhood intersection, providing services and uses for the good
of the neighborhood, in a way that doesn't intrude into the residential
areas.
Finding 2
The proposed amendment to the Future Land Use Map is compatible
with Objective LU-1.3. It is also compatible with the surrounding area
and, providing only a small density and intensity increase, will allow
for a cohesive and context sensitive, mixed -use development.
Furthermore, the density will ultimately be limited further, by the
Zoning, which, if changed, would have an even smaller increase, and
would be limited to 65 dwelling units per acre under the proposed T5-
0 Transect Zone.
16-01021 lu
Page 5 of 6
CONCLUSION
The Comprehensive Plan Application, as requested, is found to be compatible with Miami
Comprehensive Neighborhood Plan (MCNP) policies, goals, and objectives. The change
to the Future Land Use Designation would create a uniform development type. This would
then create the opportunity for a mixed -use development at an appropriate location within
the neighborhood.
RECOMMENDATION
Based on the aforementioned findings, the Planning & Zoning Department recommends
APPROVAL of the amendment as presented.
Ac
R.Shedd
9/8/2016
is
of Land Development
16-010211u
Page 6 of 6
..Title
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING APPROVAL OR DENIAL 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 PROPERTIES AT APPROXIMATELY 5434 NE
MIAMI CT AND 3 NE 54 ST, MIAMI, FLORIDA, FROM "MEDIUM DENSITY MULTIFAMILY
RESIDENTIAL" TO "RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING
TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND
PROVIDING FOR AN EFFECTIVE DATE.
LOCATION: Approximately 5434 NE Miami Ct; and 3 NE 54 St, Miami, Florida [Commissioner
Keon Hardemon - District 5].
APPLICANT(S): Ben Fernandez, Esquire, on behalf of Bracia Holdings LLC and Leaseflorida
54 LLC.
FINDING(S):
PLANNING AND ZONING DEPARTMENT: Recommended approval. See companion File ID
16-01021zc. *See supporting documentation.
PURPOSE: This will change the above property from "Medium Density Multifamily Residential"
to "Restricted Commercial". This item has a companion Rezoning Application.
..Body
WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on
September 21, 2016, following an advertised public hearing, adopted Resolution No. PZAB-R-
by a vote of _ to _ (_ _), item No. _, recommending of the Zoning Change as
set forth; and
WHEREAS, the City Commission, after careful consideration of this matter, deems it
advisable and in the best interest of the general welfare of the City of Miami and its inhabitants
to grant this change of zoning classification as hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF
MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are
adopted by reference and incorporated as if fully set forth in this Section.
Section 2. 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, is further amended by changing the Future Land Use
designation of .26± acres of real property(ies) at approximately 5434 NE Miami Ct and , Miami,
Florida, from "Medium Density Multifamily Residential" to "Restricted Commercial"; as depicted
in "Exhibit A", attached and incorporated.
Section 3. It is found that this Comprehensive Plan designation change involves a
use of 10 acres or fewer and:
(a) Is necessary due to changed or changing conditions;
(b) The cumulative annual effect of the acreage for all small scale
development amendments adopted by the local government does not exceed a maximum of
120 acres in a calendar year;
(c) The proposed amendment does not involve a text change to
goals, policies, and objectives of the local government's comprehensive plan, but proposes a
land use change to the future land use map for a site -specific development. However, text
changes that relate directly to, and are adopted simultaneously with the small scale Future Land
Use Map amendment shall be permissible;
(d) Is one which is not located within an area of critical state concern
as designated by §380.0552, Florida Statutes or by the Administration Commission pursuant to
§380.05(1), Florida Statutes;
(e) Density will be "Restricted Commercial", 150 dwelling units per
acre, per the Miami Neighborhood Comprehensive Plan, as amended, and intensity will be as
established in Article 4 of the City of Miami Zoning Ordinance, the Miami 21 Code, as amended;
and
(f) The proposed amendment complies with the applicable acreage
and density limitations set forth in the Local Government Comprehensive Planning and Land
Development Regulation Act including, without limitation, §163.3187, Florida Statutes.
Section 4. The City Manager is directed to instruct the Director of the Planning and
Zoning Department to promptly transmit a certified copy of this Ordinance after its adoption on
second reading to: the reviewing agencies pursuant to §163.3184, Florida Statutes; and any
other person or entity requesting a copy.
Section 5. If any section, part of a section, paragraph, clause, phrase, or word of this
Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 6. This Ordinance may not become effective until thirty-one (31) days after
second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes. {1}
APPROVED AS TO FORM AND CORRECTNESS:
VICTORIA MENDEZ
CITY ATTORNEY
..Footnote
{1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within
ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall
become effective immediately upon override of the veto by the City Commission or upon the
effective date stated herein, whichever is later.
Proposal No. 16-010211u
Date: 9/21/2016
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: Bracia Holdings LLC and Leaseflorida LLC represented by Ben Fernandez, Esq
Address: 5434 NE Miami CT and a portion of 3 NE 54 ST
Boundary Streets: North:
South:
Proposed Change: From:
To:
NE 55 ST East: N Miami Ct
NE 54 ST West: N Miami Av
Medium Density Multifamily Residential
Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.2600 acres @ 65 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 0.2600 acres @ 150 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
17 DU's
11
0 sq.ft.
39 DU's
21
0 sq.ft.
0
57
22
10
Little Haiti
308
E2
104
NE 54 ST
RECREATION AND OPEN SPACE
Population Increment, Residents 57
Space Requirement, .0013acres/resident 0.07
Excess Capacity Before Change 182.80
Excess Capacity After Change 182.73
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, 155g/r/d
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
57
8,804
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 57
Transmission Requirement, 141g/r/d 8,008
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 On -site
Exfiltration System After Change On -site
Concurrency Checkoff 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, 1.28tons/resident/yl
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
57
73
800
727
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
57
10
D
D
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 Multifamily Residential" allows residential structures to a maximum density of 65 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. Supporting services
such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -
based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also
include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools,
and accessory post -secondary educational facilities. 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 medium density multifamily 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).
"Restricted Commercial" allows 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.
FUTURE LAND USE MAP (EXISTING)
16-01021 Iu
NW 56TH ST
1
NW 54TH ST
Medium Density
Multifamily
Residential
Low Density
Multifamily
Residential
NW 53RD ST
r
L
w
2
NE 56TH ST
NE 55TH'ST
w
z
NE 54TH ST
NE MIAMI PL
Low Density
Restricted
Commercial
NE 53RDST-
w
w
z
Majo ril nst
ublic Facilities,
Tra—`nsprAnd
N
ADDRESS: 5434 NE MIAMI CT AND A PORTION OF 3 NE 54 ST
0 100 200 400 Feet
1 1 1 1 1
FUTURE LAND USE MAP (PROPOSED)
16-01021 Iu
NW 56TH ST
NW 54TH ST
Medium Density
Multifamily
Residential
Low Density
Multifamily
Residential
NW 53RD ST
NE 56TH ST
NE 55TH'ST
NE 54TH ST
N
NE MIAMI PL
Low Density
Restricted
Commercial
NE 53RDST-
MajorZst,
Public Facilities,
TraanspTAndd
ADDRESS: 5434 NE MIAMI CT AND A PORTION OF 3 NE 54 ST
0 100 200 400 Feet
1 1 1 1 1
NW 54TH ST
N-
NE THT
NE 4T'H ST
J
-\
w
z
0 85 170
1 i I
340 Feet
AERIAL
16-01021 Iu/zc
DigitalGlobe, GeoE .e,
rthstar Geographics, CNES/Airbus D:S,
IGN, IGP, swisstopo, and the GIS
ADDRESS: 5434 NE MIAMI CT AND 3 NE 54 ST
A