HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS FOR FUTURE LAND USE MAP
(FLUM) AMENDMENT
FILE ID: 16-010131u
Applicant(s): 24th and 17th Avenue Venture, LLC, (the "Applicant"),
represented by Javier L. Vazquez, Esq.
Location: Approximately 1548 NW 26 Street and 1547 NW 24 Street,
Miami, Florida 33142
Commission District District 1 - Commissioner Wifredo Gort
Net District Office: Allapattah NET
A. REQUEST
The proposal is to amend the Future Land Use Map (FLUM) of the Miami
Comprehensive Neighborhood Plan (MCNP) designation from "Duplex - Residential"
to "Low Density Restricted Commercial" for the real property identified in Table 1.
(Complete legal description of the property is on file with the Hearing Boards Office).
Table 1: Properties requesting FLUM amendment
Folio No.
Address
Lot Size
(Sq.Ft.)
FLUM Designation
Current
Proposed
0131260070010
1547 NW 24 St.
13,011
Duplex -
Residential
Low Density
Restricted
Commercial
0131260070100
1548 NW 26 St.
13,014
26,025
Subject properties. Street map
The subject properties consist of two interior parcels with approximately 26,025 sq.ft
or .6 acres' located along the western portion of the city block generally bounded by
NW 26" Street by the north, NW 15t" Avenue by the east, NW 24t" Street by the south,
and NW 17t" Avenue by the west.
1 Lot size provided in the survey submitted as part of the application.
Illustration): Subject properties (Aerial)
As a companion item, the applicant is requesting a rezoning of the parcels from T3-L
(Sub -Urban Transect Zone - Limited) to T4-L (General Urban Transect Zone -
Limited) (File ID No.: 16-01013zc).
B. BACKGROUND
The subject parcels, as well as the residential neighborhood to the north, east and
south, are assigned by the Miami Comprehensive Neighborhood Plan (MCNP) with
"Duplex -Residential" FLUM classification which allows for 18 DU/acre. The requested
"Low Density Restricted Commercial" allow for 36 DU/acre, however the subject
parcels as well as the residential neighborhood to the north and east are designated
with T3-L Transect Zone which limits the density to 9 DU/acre, which is more restrictive
than the current density permitted by MNCP.
The applicant proposes to develop a Sedano's Supermarket on the abutting parcels
to the west that front on NW 17 Avenue. As part of the proposal, the subject properties
will be used to provide for surface parking to the grocery store's operation.
Illustration2: Subject properties (current FLUM)
16-010131 u
Page 2 of 5
The resulting density increase for the subject parcels, per the requested FLUM
amendment will be from Duplex -Residential which allows for 18 DU/acre to "Low
Density Restricted Commercial" which allows for 36 DU/acre, the applicant proffered
a restrictive covenant, in order to limit the use of the subject parcels as surface parking
in support to the commercial use (Sedano's Supermarket) proposed on the abutting
properties to the West. The attached Declaration of Restrictive Covenants was
reviewed by staff and approved for correctness by the City Attorney's Office.
C. FUTURE LAND USE
Miami Comprehensive Neighborhood Plan (MCNP) established future land use
categories according to the 2020 Future Land Use Map and the "Interpretation of the
Future Land Use Map."
"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, 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)"2
"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
2 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. July 2015. "Duplex -Residential"
16-010131 u
Page 3 of 5
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"3.
D. ANALYSIS
In order to rezone the subject property as required in the companion item: from T3-L
(Sub -Urban Transect Zone - Limited) to T4-L (General Urban Transect Zone - Limited)
zoning classification it is required to amend the FLUM designation from Duplex -
Residential to Low Density Restricted Commercial which is the required FLUM for the
proposed Transect Zone.
The proposed Low Density Restricted Commercial FLUM designation allows for a
wider array of uses not compatible with the surrounding area. The request for FLUM
amendment has been analyzed based on city policies contained in the Housing, Land
Use, and Transportation components of the Miami Comprehensive Neighborhood
Plan (MCNP) as follow:
Criteria 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 The requested FLUM amendment will introduce a new set of uses
Criteria within a well -established residential neighborhood not in accordance
with the preservation of the residential district as promoted by the
Goal LU-1 of the Miami Comprehensive Neighborhood Plan.
Finding The proposed FLUM amendment is not compatible with the Goal LU-
1 of the Miami Comprehensive Neighborhood Plan.
Criteria Future Land Use Map (FLUM) Compatibility
Analysis of The proposed FLUM amendment to "Low Density Restricted
Criteria Commercial" will introduce this classification in an area where the
existing FLUM classification (Duplex Residential) is consistent and
well established, hence this is considered an intrusion into the
residential neighborhood.
The current FLUM classification (Duplex -Residential) allows for 18
DU/acre while the current zoning designation limit the density to 9
3 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. July 2015. "Low Density Restricted
Commercial"
16-010131 u
Page 4 of 5
DU/acre. Thus the proposed FLUM amendment will increase the
density allowed to 36 DU/acre.
The submittal contains Restrictive Covenant voluntarily proffered by
the applicant, however, the instrument does not provide additional
safeguards to the surrounding neighborhood than those contained in
the Miami 21 code.
Finding The proposed FLUM amendment is not compatible with the
surrounding area, and will represent a density and intensity increase,
as well as an intrusion of uses currently not allowed.
The increment in density and intensity allowed by the required FLUM classification
(Low Density Restricted Commercial) is limited to a proposed surface parking to serve
the proposed Sedano's Supermarket, as presented in the Declaration of Restrictive
Covenants described in the "B. BACKGROUND" section of this staff report.
E. CONCLUSION
The Future Land Use Map (FLUM) amendment, as requested, is deemed incompatible
with Miami Comprehensive Neighborhood Plan (MCNP) policies, goals, and
objectives, specifically with the Land Use component, and an intrusion of density,
intensity and uses in a well -established residential neighborhood, hence inappropriate
for the location of the subject parcel.
F. RECOMMENDATION
Based on the aforementioned findings, the Planning and Zoning Department
recommends DENIAL of the amendment as presented,
Jacqueline
Acting Chie
SEG
9/8/2016
and Development
16-010131u
Page 5of5
..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 1547
NORTHWEST 24 STREET, AND 1548 NORTHWEST 26 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.
..Fiscal Impact
LOCATION: Approximately 1548 NW 26 Street and 1547 NW 24 Street [Commissioner Wifredo
Gort - District 1 ]
APPLICANT(S): 24th and 17th Avenue Venture, LLC, (the "Applicant"), represented by Javier L.
Vazquez, Esq.
FINDING(S):
PLANNING AND ZONING DEPARTMENT: Recommended DENIAL. See companion File ID
16-01013zc.
PLANNING, ZONING AND APPEALS BOARD: Recommended to City Commission
on September 21, 2016 by a vote of _ to _ (_ _). See companion File ID 16-001013zc.
PURPOSE: This will change the above property from "Duplex -Residential" to "Low Density
Restricted Commercial".
..Body
WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting September
21, 2016, following an advertised public hearing, adopted Resolution No. PZAB-R-= _ by a
vote of _ to _ (_ _), item No. _, recommending of the Future Land Use 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 land use designation 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 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 .597± acres of real property(ies) at approximately 1548 NW 26 Street and 1547
NW 24 Street, Miami, Florida, from "Duplex -Residential" to "Low Density 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 "Low Density Restricted Commercial", 36 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.
Exhibit A
1547 NW 24st Street, Miami, Florida 33142
Tax Folio No. 01-3126-007-0100
LEGAL DESCRIPTION:
Lot 14 and the West 1/2 of Lot 13, in Block 1 of "CENTRAL ALLAPATTAH EXTENSION",
according to the Plat thereof, as recorded in Plat Book 41, at Page 27, of the Public Records of
Miami -Dade County, Florida.
AND
The East Half of that portion of dedicated alley adjacent to said Lot 14, Block 1
Containing 13,011 Square Feet/0.30 acres more or Tess, by calculations.
1548 NW 26st Street, Miami, Florida 33142
Tax Folio No. 01-3126-007-0010
LEGAL DESCRIPTION:
Lot 1 and the West 1/2 of Lot 2, in Block 1 of "CENTRAL ALLAPATTAH EXTENSION",
according to the Plat thereof, as recorded in Plat Book 41, at Page 27, of the Public Records of
Miami -Dade County, Florida.
AND
The East Half of that portion of dedicated alley adjacent to said Lot 1, Block 1
Containing 13,014 Square Feet/0.30 acres more or Tess, by calculations.
This instrument was prepared by and
after recording return to:
Name: Javier L. Vazquez, Esq.
Address: Berger Singerman LLP
1450 Brickell Avenue
Suite 1900
Miami, Florida 33131
(Space reserved for Clerk)
DECLARATION OF RESTRICTIVE COVENANTS
This Declaration of Restrictive Covenants (this "Declaration") made this day
of , 2016, by 24TH AND 17TH AVENUE VENTURE, LLC (hereinafter
referred to as the "Owner"), is in favor of the CITY OF MIAMI, FLORIDA, a municipality
located within the state of Florida (hereinafter referred to as the "City").
WITNESSETH
WHEREAS, Owner owns the property located at 1547 NW 24th St, Miami, FL
and 1548 NW 26th St, Miami, FL (collectively, the "Property") as more particularly
described in attached Exhibit A; and
WHEREAS, on , 2016, the City of Miami Planning, Zoning
and Appeals Board ("PZAB") heard the Owner's applications requesting: (i) an
amendment to the Comprehensive Plan re -designating the Property from "Duplex
Residential" to "Low Density Restricted Commercial" (the "Comprehensive Plan
Amendment") on the City's Future Land Use Map; and (ii) a rezoning of the Property
from T3-L (Sub Urban — Limited) to T4-L (Urban General — Limited) (the "Change of
Zoning"); and
WHEREAS, on , Owner's representatives appeared
before met wit PZAB and PZAB voted
in favor recommend approval of
7174928-3
the Comprehensive Plan Amendment subject to certain conditions on the use of the
Property;
WHEREAS, the Owner is desirous of making a oluntary voluntary, knowing and
informed binding commitment to assure that the Property must be developed in
accordance with the provisions of this Declaration.
NOW THEREFORE, the Owner voluntarily covenants and agrees that the
Property shall be subject to the following restrictions that are intended and shall be
deemed a covenant running with the land and binding upon the Owner of the Property,
and its heirs, successors and assigns as follows:
Section 1. Recitals. The recitals and findings set forth in the preamble of this
Declaration as well as the Exhibits referenced therein are hereby adopted by reference
thereto and incorporated herein as if fully set forth in this Section.
Section 2. Property Use Considerations. The Owner makes the following
commitments regarding the conditions imposed by PZAB: The Property ,particularly
described on the attached legal description as Exhibit ``A": shall be used solely for
parking to support that certain Sedano's Supermarket located on the neighboring
parcels at 2401 NW 17th Ave and 1665 NW 24th St (folio numbers 01-3126-002-0010
and 01-3126-000-0110) (the "Sedano's Supermarket"). No other commercial
establishment, business, office or other property will be allowed to use or access the
parking situated on Exhibit "A".
Section 3. Effective Date. The provisions of this Declaration shall become
effective upon their recordation in the Public Records of Miami -Dade County, Florida,
and shall continue in effect for a period of thirty (30) years after the date of recordation,
after which time they shall be continuously and automatically extended for successive
period of ten (10) years. This instrument shall constitute a covenant running with the
Folio Numbers: 01-3126-007-0100 and 01-3126-007-0010
7174928-3
land and title to the Property, which shall be binding upon the Owner, its heirs,
successors, vendees and assigns.
Section 4. Applicable Law & Venue; Attorney's Fees. Florida law will apply to
interpretation of this instrument. Venue in any civil actions arising under this instrument
shall be in Miami -Dade County, Florida. Each party shall bear their own attorney's
fees.
Section 5. Amendment and Modification. This instrument may be modified,
amended, or released as to any portion of the Property by a written instrument
executed by the then Owners of the fee -simple title to the land to be affected by such
modification, amendment, or release, providing that same has been approved by the
City Commission after a public hearing, in which all advertising, notice, application, and
public hearing expense shall be paid by the Owner. Any modification, amendment or
release is additionally subject to the approval of the City Attorney as to legal form. Any
such modification, amendment or release shall not relieve the Owner of compliance
with thosethocc parking requirements set forth in Miami 21 21, as amended and any
subsequent Zoning Ordinance. and applicable to the Sedano's Supermarket.
Section 6. Inspection and Enforcement. An enforcement action may be
brought by the City by action in law or in equity against any party or person violating or
attempting to violate any covenants of this Declaration, or provisions of the City,
County or applicable regulations, either to restrain violations or to recover damages.
This enforcement provision shall be in addition to any other remedies available under
the law.
Section 7. Severability. Invalidation of any one of these covenants by judgment
of Court shall not affect any of the other provisions of this Declaration, which shall
remain in full force and effect.
Folio Numbers: 01-3126-007-0100 and 01-3126-007-0010
7174928-3
Section 8. Recording. This Declaration shall be promptly filed of record among
the Public Records of Miami -Dade County, Florida, at the cost of the Owner, within 30
days of the City Commission's final adoption of the Change of Zoning and the
Comprehensive Plan Amendment. The City of Miami Planning and Zoning Director will
be furnished a recorded copy by the Owner within ten (10) days of this Declaration
being recorded.
Section 9. Runs with the Land.
It is expressly understood and agreed that this instrument shall be binding upon
OWNER and also heirs, successors in interest, vendees, or assigns of COVENANTOR,
and shall be a condition implied in any conveyance or other instrument affecting the
title to the aforesaid property or any portion thereof.
Section 10. Compliance with laws.
In construction and maintenance of the parking provided for in this Covenant the
Owner shall comply with all applicable codes, laws, rules and regulations and obtain
all required permits and approvals at its own cost and expense.
ACKNOWLEDGMENT CORPORATION
Signed, witnessed and acknowledged on this day of , 2016.
Witnesses: 24TH AND 17TH AVENUE VENTURE, LLC
Signature
Print Name
Signature
STATE OF
COUNTY OF
By:
Title: Authorized General Manager
Address:
/ Managing Member
The foregoing instrument was acknowledged before me by , the
of 24th and 17th Avenue Venture, LLC, on behalf of the limited liability
company. He is personally known to me or has produced as
identification.
Folio Numbers: 01-3126-007-0100 and 01-3126-007-0010
7174928-3
Witness my signature and official seal this day of 2016, in the
County and State aforesaid.
Notary Public State of
My Commission Expires: Print Name
Folio Numbers: 01-3126-007-0100 and 01-3126-007-0010
7174928-3
APPROVED AS TO LEGAL FORM AND
CORRECTNESS:
Victoria Mendez, City Attorney
APPROVED as to;Miami21:
Francisco J. Garcia, Planning and Zoning Director
Folio Numbers: 01-3126-007-0100 and 01-3126-007-0010
7174928-3
Exhibit A
Legal Description
TAX FOLIO 01-3126-007-0100
Lot 14 and the West 1/2 of Lot 13, in Block 1 of "CENTRAL ALLAPATTAH EXTENSION",
according to the Plat thereof, as recorded in Plat Book 41, at Page 27, of the Public Records of
Miami -Dade County, Florida.
AND
The East Half of that portion of dedicated alley adjacent to said Lot 14, Block 1
TAX FOLIO 01-3126-007-0010
Lot 1 and the West 1/2 of Lot 2, in Block 1 of "CENTRAL ALLAPATTAH EXTENSION",
according to the Plat thereof, as recorded in Plat Book 41, at Page 27, of the Public Records of
Miami -Dade County, Florida.
AND
The East Half of that portion of dedicated alley adjacent to said Lot 1, Block 1
Folio Numbers: 01-3126-007-0100 and 01-3126-007-0010
7174928-3
Proposal No. 16-010131u
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: 24th & 17th Avenue Venture, LLC
Address: 1547 NW 24 ST & 1548 NW 26 ST
Boundary Streets: North:
South:
Proposed Change: From:
To:
NW 26 ST East:
NW 24 ST West:
Duplex Residential
Low Density Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.6000 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 0.6000 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
NW15AV
NW 17 AV
11 DU's
9
0 sq.ft.
22 DU's
16
0 sq.ft.
0
28
11
7
Allapattah
322
G2
112
NW 17 AV
RECREATION AND OPEN SPACE
Population Increment, Residents 28
Space Requirement, .0013acres/resident 0.04
Excess Capacity Before Change 182.80
Excess Capacity After Change 182.76
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, 155g/r/d
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
28
4,302
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 28
Transmission Requirement, 141g/r/d 3,914
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
28
36
800
764
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
28
7
B
B
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" allows 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).
"Low Density Restricted Commercial" allows 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. This designation allows 36 dwelling units per acre.
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.
Lyr,Ir.i) our studeift
the �sartd
Miami -Dade County Public Schools
Superintendent of Schools
Alberto M. Carvelho
August 22, 2016
VIA ELECTRONIC MAIL
Mr. Javier Vazquez
24th and 17th Avenue Venture, LLC
8500 SW 8 Street, Suite 228
Miami, FL 33144
jvazquez@bergersingerman.com
giving our students the world
Miami -Dade County School Board
Perla Tabares Hantman, Chair
Dr. Dorothy Bendross-Mindingall, Vice Chair
Susie V Castillo
Dr. Lawrence S. Feldman
Dr. Wilbert "Tee" Holloway
Dr. Martin Karp
Lubby Navarro
Raquel A. Regaledo
Dr. Marta Perez Wurtz
RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS
24TH AND 17TH AVENUE VENTURE, LLC - SCL#160602
LOCATED AT 1548 NW 26 ST & 1547 NW 24 ST, MIAMI FL 33142
PH0116063000569 — FOLIO No.: 0131260070010, 0131260070100
Dear Applicant:
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -
Dade County, the above -referenced application was reviewed for compliance with Public School
Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis
(Schools Planning Level Review).
As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed
development would yield a maximum residential density of 2 single-family units, which generate 0
students: 0 elementary, 0 middle and 0 senior high students. At this time, the application has no
impact on the public schools in the area. However, a final determination of Public School Concurrency
and capacity reservation will only be made at the time of approval of final plat, site plan or functional
equivalent. As such, this analysis does not constitute a Public School Concurrency approval.
Should you have any questions, please feel free to contact me at 305-995-7287.
Sincerely,
Nathaly Simbn
Supervisor
NS:ns
L-057
Enclosure
cc: Ms. Ana Rijo-Conde, AICP
Mr. Michael A. Levine
Mr. Ivan M. Rodriguez
City of Miami
School Concurrency Master File
Planning, Design & Sustainability
Ms. Ana RiOo-Conde, Deputy Chief Facilities & Eco-Sustainability Officer• 1450 N.E. 2nd Ave. • Suite 923 • Miami, FL 33132
305-995-7285 • 305-995-4760 (FAX) •arllo(Ddadeschools_net
Cantarrency Management System (CMS)
Miami Bade County Public Schools
MDCPS
Date Application
Type of
Applicant's
Address/Location:
Master Folio
Additional
PROPOSED
SINGLE-FAMILY
SINGLE-FAMILY
MULTIFAMILY
CSA
Id
Miami -Dade County
Concurrency Management
Preliminary Concurrency
Application Number: PH0116063000569
Public Schools
System
Analysis
Local Government
LG Application
Sub Type:
LLC
(LG):
Number:
FL 33142
Miami
Received: 6/30/2016 4:46:01 PM
SCL#160602
Application: Public Hearing
Land Use
Name: 24th and 17th Avenue Venture,
1548 NW 26 St; 1547 NW 24 St, Miami
Number: 0131260070010
Folio Number(s):
# OF UNITS
DETACHED UNITS:
ATTACHED UNITS: 0
UNITS: 0
0131260070100,
2
2
SERVICE
AREA SCHOOLS
CONCURRENCY
Facility Name
Net Available Seats Seats
Capacity Required Taken
LOS Source
Met Type
881 ,COMSTOCK
ELEMENTARY 27 0
0 YES Current CSA
6011
GEORGIA JOKES AYERS 515
MIDDLE
0
0 YES Current CSA
7341 [MIAMI JACKSON SENIOR I409 to I0 IYES Current CSA
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of 22.82% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a preliminary public school concurrency review of this application; please see results
above. A final determination of public school concurrency and capacity reservation will be made at the time of
approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC
SCHOOL CONCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
City of Miami
Public School Concurrency
Concurrency Management System Entered Requirements
Applicant Fields
Information
Application Type
Public Hearing
Application Sub -Type
Land Use /LczoyVIN_cj
Application Name *
24th and 17th Avenue Venture, LLC
Application Phone *
305-714-4378
Application Email *
jvazquez@bergersingerman.com
Application Address *
1548 NW 26 ST Miami, FL 33142; 1547 NW
24 ST Miami, FL 33142-7633
Contact Fields
Information
Contact Name *
Javier Vazquez
Contact Phone *
305-714-4378
Contact Email *
jvazquez@bergersingerman.com
Local Govt. Name
City of Miami
Local Govt. Phone
305-416-1400
Local Govt. Email
lvicentini jellis@miamigov.com;
_,miamigov.com;
rshedd@maimigov.com
Local Govt. App. Number (OFFICIAL USE ONLY)
Property Fields
Information
Master Folio Number *
01-3126-007-0010; 01-3126-007-0100
Additional Folio Number
Click here to enter text.
Total Acreage *
.60
Proposed Land Use/Zoning *
T4 L/ 1,O w „ ( , ,4 (-o-11",.
Single -Family Detached Units *
2 J
Single -Family Attached Units (Duplex) *
Click here to enter text.
Multi -Family Units *
Click here to enter text.
Total # of Units *
2
Redevelopment Information (MUSPs) - Re -development applications are for those vacant sites for which a local
government has provided vested rights; or for an already improved property which does not have to be re -platted as
deemed by the local government. The number of units to be input into the CMS is the net difference between the existing
vested number of units and the newly proposed number of units.
Example: an existing 20-unit structure will be torn down for redevelopment. The newly proposed development calls
for 40 total units. Local government shall input 20 units in the CMS (net difference between the 20 units vested less
the newly proposed 4 units).
Required Fields
for Application
Ct-A c e✓L- V' C� ,rt ie
Owner(s)/Attorney/Applicant3Name Owner(s)/Attorney/Applicant Signature
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
The foregoing was acknowledged before me this
20 /� by Jayt e r— (/G.7 78 Z
who is a(n) individual/partner/agent/corporation of -7t{fh d?vice /7'`' 4venut dancure / a.(n)
individual/partnership/corporation. He/She is personally known to me or who has produced
as identification and who did (did not) take an oath.
(Stamp)
day of T✓(y
ignature
JAZMINE ROMAN
* MY COMMISSION # FF 018049
EXPIRES: June 11, 2017
Bonded Thru c �Q041 Notary SINicr6
FUTURE LAND USE MAP (EXISTING)
16-01013Iu
N
Duplex -
Residential
r
r
ADDRESS: 2401 NW 17 AV, 1665 NW 24 ST,
1547 NW 24 ST, 1548 NW 26 ST
0 115 230
460 Feet
FUTURE LAND USE MAP (PROPOSED)
16-01013Iu
Duplex -
Residential
ir:-i
[Restricted
Commercial
1 1
N
r
r
ADDRESS: 2401 NW 17 AV, 1665 NW 24 ST,
1547 NW 24 ST, 1548 NW 26 ST
0 115 230
460 Feet
NW 17TH AVE
NW 23RD
TER
NW 26TH ST
NW 24TH ST
0 100 200
1 i I
400 Feet
1
AERIAL
16-01013Iu/zc
DigitalGlobe, GeoEye,
ADX, Getmapping,
User Community -
ADDRESS: 2401 NW 17 AV, 1665 NW 24 ST,
1547 NW 24 ST, 1548 NW 26 ST
A