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HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR Comprehensive Plan Amendment PROJECT ADDRESS: 30, 48, 54, and 62 NW 34 Street and 23 NW 33 Street FILE ID: 15-009731u APPLICANT: 33 Midtown LLC, 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 Pursuant to Future Land Use Policy LU-1.6.3 of the Miami Comprehensive Neighborhood Plan, the subject proposal has been reviewed 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, and 23 NW 33 St Miami, Florida (a complete legal description of the property is on file at the Hearing Boards Office). This application was previously reviewed by the Planning Department and heard by the Planning, Zoning, and Appeals Board in September 2015. After a number of deferrals at the City Commission, the applicant amended the application to include a new parcel, at 23 NW 33 St. Staff considered all five parcels together (the added parcel and the four original parcels) instead of reviewing the added parcel by itself. 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). 11 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 34,993 sq. ft., or 0.80 acres, in the Wyndwood Park Subdivision. 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 five (5) 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 four parcels connected 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. Lot 5 contains a surface parking lot. At the September 22, 2016 City Commission meeting, the applicant indicated that the owners had acquired the additional lot at 23 NW 33 Street and wished for it to be added to the application. The City Commission remanded the application back to the Planning, Zoning, and Appeals Board (PZAB) to be heard for a second time. Lot 5 was added to the application on September 29, 2016. The added lot contains approximately 5,000 sq. ft. —Duplex - Resideritial Genera l EComr cial li. NW 34TH; ST NW 33R D ST Duplex - Residedtial r eral ne cia1 34TH ST iH NW 33RD ST 0 Future Land Use — Existing Future Land Use — Proposed 15-00973Iu Page 2 of 5 EXISTING NEIGHBORHOOD FUTURE LAND USE DESIGNATION 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 ANALYSIS CHARACTERISTICS: ZONING 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) 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 Lots 1 - 3 The proposed change for lots 1 through 3 would create an intrusion of commercial uses 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 Wyndwood 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 Lots 1 - 3 Staff finds the proposed amendment for Lots 1 - 3 inconsistent with Policy LU- 1.1.3 Analysis Lots 4 & 5 A land use amendment for lots 4 and 5 would create a proper transition from the "General 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 Lots 4 & 5 Staff finds the proposed amendment for Lots 4 and 5 is consistent with Policy LU-1.1.3 15-009731u Page 3 of 5 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 Lots 1 - 3 The existing residential neighborhood is not in need of redevelopment. There are very 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 Lots 1 - 3 Staff finds the proposed amendment for Lots 1 — 3 inconsistent with Policy LU- 1.1.11 Analysis Lots 4 & 5 Lot 4 currently contains a legal nonconforming use, of an industrial nature, that is highly 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. A change to the FLUM for Lot 5 concurrently, would create a consistent designation boundary for a more coherent redevelopment of the site. Finding Lots 4 & 5 Staff finds the proposed amendment for Lots 4 and 5 is consistent with Policy LU-1.1.11 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 Lots 1 - 3 Because of the extent to which the proposed amendment for Lots 1 - 3 would penetrate 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 Lots 1 - 3 Staff finds the proposed amendment for Lots 1 — 3 inconsistent with Policy LU- 1.6.9 Analysis Lots 4 & 5 Amending the Future Land Use designation for Lots 4 & 5 would facilitate the redevelopment 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 Lots 4 and 5 would also create the opportunity to develop sensitive buffering elements between the different uses. Finding Lots 4 & 5 Staff finds the proposed amendment for Lots 4 and 5 is consistent with Policy LU- 1.6.9 15-009731u Page 4 of 5 FURTHER DISCUSSION: While staff does not support a land use change for all five parcels, there is precedent for a land use change for Lots 4 and 5. Currently, there is a nonconforming use on Lot 4, which directly abuts the "General Commercial' parcel fronting N Miami Ave. Lot 4 contains a light 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. Additionally, a change of designation for Lot 5 as well to a density and use that is appropriate for a transition from "General Commercial" to "Duplex Residential" is consistent with the goals and policies of the MCNP. • The existing Miami 21 zoning designation on this site 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 parcels at 30 NW • - -nd 23 NW 33 ST from "Duplex Residential" to "Low Density Restricted Comm •u: El Actin 1 ief of L=nd Development R. Shedd October 14, 2016 15-009731u Page 5of5 NW 341H NW 34TH TER TER FUTURE LAND USE MAP (EXISTING) 15-009731u Public Parks and Recreation NW 34TH ST Duplex - Residential NW 33RD ST NW 1ST-AVE NW 32ND ST Low Density Restricted Commercial N NE 34TH ST Restricted Commercial \ ADDRESS: 30, 48, 54, and 62 NW 34 ST & 23 NW 33 ST 0 100 200 400 Feet FUTURE LAND USE MAP (PROPOSED) 15-009731u NW 34TH TER NW 34TH Public Par and Recrea TER :ion NW 34TH ST NW 33RD ST Low Density Restricted Commercial NW 1ST-AVE NW 32ND ST Low Density Restricted Commercial \\\ NE 34TH ST Restricted Commercial \ NE32NDST \\\\\ N ADDRESS: 30, 48, 54, and 62 NW 34 ST & 23 NW 33 ST 0 100 200 400 Feet NW 33RD ST 1 0 50 100 I i I 200 Feet AERIAL 15-009731u/zc Geographi GeinappingoAerogrido IGN, IGP, swi: ADDRESS: 30, 48, 54, and 62 NW 34 ST & 23 NW 33 ST A