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Home My WebLink AboutAnalysis & MapsCity of Miami Planning and Zoning Department Land Development Division ANALYSIS FOR CHANGE TO THE FUTURE LAND USE MAP FILE ID: 16-00887Iu PROJECT ADDRESS: 2610 SW 14th Street and 2611 SW 15th Street, Miami FL, 33145 APPLICANT: Vanessa Mazzeo Pons on behalf of Ovidio Carrera & Iluminada Carrera COMMISSION DISTRICT: District 4 (Francis Suarez) NET OFFICE: Coral Way FUTURE LAND USE DESIGNATION: Single -Family Residential GENERAL REQUEST: The proposal is for a change to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan designation of two (2) properties from "Single -Family Residential" to "Low Density Restricted Commercial". A complete legal description of the properties is on file at the Hearing Boards Office. BACKGROUND: The proposed FLUM change consists of two parcels of approximately .317 acres (13,808 square feet) of land. The site is generally bounded by SW 14 Street to the north, SW 15 Street to the south, NW 27 Avenue to the west. The subject area is located within the Coral Way NET. Aerial View of subject properties outlined in red. The subject site is currently designated "Single -Family Residential". The properties east of the site are designated "Single -Family Residential", to the south are "Single -Family Residential" and to the west "Low Density Restricted Commercial" and "Restricted Commercial". The FLUM change has a companion rezoning application (16-00887zc) to change the Miami 21 designation from T3-R (Sub -Urban —Restricted) to T4-L (General Urban — Limited). Interpretation of the Future Land Use Map: (Excerpted from the Miami Comprehensive Neighborhood Plan) Low Density Restricted Commercial: Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools, Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. Single-family Residential: Areas designated as "Single -Family Residential" allow single- family structures of one dwelling unit each to a maximum density of 9 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 foster homes and family day care homes for children and/or adults; and community based residential facilities (6 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 daycare centers and adult daycare centers are permissible in suitable locations within single-family 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 single- family 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). File Id. 16-008871u DISCUSSION The subject area consists of two (2) parcels totaling approximately .317 acres (13,808 square feet) within the Coral Way NET. The parcels are located east of SW 27 Avenue, comprising the block between SW 14th Street and SW 15th Street. The subject parcels are all designated "Single - Family Residential" and the abutting properties to the north, south and east are designated "Single -Family Residential". The parcels directly to the west are all designated "Low Density Restricted Commercial". EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Zoning Subject Properties: Subject Properties: Single -Family Residential T3-R (Single -Family Residential) Maximum 9 D.U. per acre Adjacent Properties NORTH: Single -Family Residential Maximum of 9 D.U. per acre SOUTH: Single -Family Residential Maximum of 9 D.U. per acre EAST: Single -Family Residential Maximum of 9 D.U. per acre WEST: Low Density Restricted Commercial Limited 36 D.U. per acre and General Commercial Commercial 150 D.U. per acre T3-R (Sub -Urban -Restricted) T3-R (Sub -Urban -Restricted) T3-R (Sub -Urban -Restricted) T4-L (General Urban -Limited) and T6-8-O (Urban Core) File Id. 16-008871u Page 3 of 5 ANALYSIS: The following 7.1.2.8 (a) (3) the analysis a is a review of the request pursuant to the rezoning criteria in Article 7, Section & (f) of Miami 21. The background section of this report is hereby incorporated into nd its corresponding criteria by reference: Criteria 1 Analysis 1 Finding 1 Criteria 2 Analysis 2 Finding 2 Criteria 3 Analysis 3 Finding 3 Criteria 4 Analysis 4 Finding 4 Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department, shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that fails below the adopted minimum standards described in Policy CI-1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations„ the Planning Department will forward recommended action on said amendment to the Planning, Zoning and Appeals Board, which will then forward its recommendation to the City Commission. A Concurrency Management Analysis was completed for the proposed change and staff found no conflicts with the Levels of Service, considering the potential change in Future Land Use designation, which increases residential density from 9 to 36 dwelling units per acre. Staff finds the request consistent with Policy LU-1.6.4 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 subject property is located within mixed -use neighborhood. The proposed change allows for the proper transition to the well -established single-family residential neighborhood to the east. The area provides for a variety of transportation modes and connectivity to mass transit. Staff finds the request consistent with Policy LU-1.1.7 The City's land development regulations will encourage high -density residential development and redevelopment in close proximity to Metrorail and Metromover stations. (See Transportation Policy TR-1.5.2 and Housing Policy HO-1.1.9.) The proposed is in close approximately to SW 27 Avenue a major arterial north — south with multiple bus routes that connect to Miami Dade Transit and Metrorail. Staff finds the request consistent with LU-1A.10 MCNP Housing Policy HO-1.1.7, states the City will continue to control, through restrictions in the City's development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. The proposed change is not out scale in regards to density and height as it pertains to single-family neighborhood. Staff find the request consistent with Policy HO-1.1.7 File Id. 16-008871u Page 4 of 5 CONCLUSION: Based on the materials submitted, staff finds that the request to change the Future Land Use Map (FLUM) designation from "Single -Family Residential" to "Low Density Restricted Commercial" is consistent with the goals, objectives, and policies of the Miami Comprehensive Neighborhood Plan. The request is compatible with the surrounding FLUM designations and provides appropriate transitions. Existing FLUM Single -Family Residential outlined in black Proposed FLUM Low Density Restricted Commercial outlined in black RECOMMENDATION: Based on these findings, the Planning & Zoning Department recommends approval of the applicant's request to change the Future Land Use Map (FLUM) designation from "Single -Family Residential" to "Low Density Restricted Commercial" as presented. Jacq ellre Ills Acti g `hirtf of Land Development A. Perez File Id. 16-008871u 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 2610 SW 14 STREET AND 2611 SW 15 STREET, MIAMI, FLORIDA, FROM "SINGLE-FAMILY 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 2610 SW 14 Street and 2611 SW 15 Street, Miami FL, 33145 [Commissioner Francis Suarez - District 4] APPLICANT(S): Vanessa Mazzeo Pons, on behalf of the property owners, Ovidio Carrera & Illuminada Carrera. FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommended approval. See companion File ID 16-00887zc. PLANNING, ZONING AND APPEALS BOARD: Recommended to City Commission on October , 2016 by a vote of _ to _ (_ _). See companion File ID 16-008871u. PURPOSE: This will change the Future Land Use Map (FLUM) designation of the affected area from "Single -Family Residential" to "Low Density Restricted Commercial". ..Body WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on September 7, 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 abutting property to the immediate west is designated "Low Density Restricted Commercial" and the abutting property to the immediate east is designated "Single - Family Residential", the proposed "Low Density Restricted Commercial" designation would create a transition between all abutting properties; 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. The subject parcels have a FLUM classification of "SINGLE FAMILY RESIDENTIAL". Section 3. 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 .31± acres (approximately 13,808 square feet) of real property at approximately 2610 SW 14 Street and 2611 SW 15 Street, Miami FL, 33145, Miami, Florida, from "SINGLE FAMILY RESIDENTIAL" to "LOW DENSITY RESTRICTED COMMERCIAL"; as depicted in "Exhibit A", attached and incorporated. Section 4. 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 "Thirty -Six", 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 5. 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 6. 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 7. 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. SW 14TH STREE 0 BLOCK CORNER 27TH AVENUE 145' CARLOS SILVA P.S.M. 20' PAVEMENT 60' RIGHT OF WAY CENTERLINE. JOB:1-057215—P DATE: 4/07/2016 11010 SW 140TH AVENUE MIAMI FLA 33186 PH: (305) 388-4098 FAX: (305) 388-4098 FDO V2" IRON PIPE PALM PALM TAIT so-4 =10 15-00' PARKWAY EIGNT SIDEWALK 50.00' /. 50.00' trT PPG FDO 112" PK NAIL BOUNDARY SURVEY SCALE 1"=20' LEGAL DESCRIPTION: Lot 9, Block 7, NEW SILVER CREST, according to the Plat thereof as recorded in Plat Book 17, at Page 4, of the Public Records of Miami Dade County, Florida. SURVEYORS NOTES: 1-OWNERSHIP IS SUBJECT TO OPINION OF TITLE 2-EXAMINATION OF THE ABSTRACT OF TITLE WILL HAVE TO BE MADE TO DETERMINIG RECORDED INSTRUMENTS, IF ANY, AFFECTING THIS PROPERTY. 3-NO UNDERGROUND IMPROVEMENTS WERE LOCATED 4-ELEVATIONS ARE REFEREED TO NGVD VERTICAL DATUM. 5-THERE MAY BE ADDITIONAL RESTRICTIONS NOT SHOWN IN THIS SURVEY THAT MAY BE FOUND IN PUBLIC RECORDS OF MIAMI-DADE COUNTY. 6-LEGAL DESCRIPTION PROVIDED BY CLIENT 7-UNLESS OTHERWISE NOTED RECORDED AND MEASURED DATA ARE IN SUBSTANTIAL AGREEMENTS. 6-BEFORE ANY CONSTRUCTION THE SET BACKS MUST Li) BE CHECKED. 9-FLOOD ZONE "X" CO 10-THIS SURVEY IS INTENDED USE BY THOSE TO WHOM IT IS CERTIFIED. 11-OWNERSHIP OF FENCES MUST BE BY AFFIDAVITS DONE BY SORROUNDING OWNERS. CERTIFIED TO: 1-.OVIDIO CARRERA. COMMUNITY 120650 PANEL 12066C0313 L FLOOD ZONE "X" FDD 1 /2" REBAR THE SURVEY DEPICTED HERE IS NOT COVERED BY PROFESSIONAL LIABILITY INSURANCE. z 1 N O) LOCATION MAP N.T.S. SW 14TH STREET 2 13 4 17 22 21 2 24 OCK 7 26 2 27 28 29 PROPERTY ADDRESS: 2610 SW 14TH STREET. MIAMI, FLORIDA. 33145 SW 15TH STREET LEGEND: N!D =NAIL & DISC N.T.S =NOT TO SCALE. PPW =POWER POLE WOOD PL =PLANTER C.B. =CATCH BASIN C.L.F=CHAIN LINK FENCE F.LP.=FOUND IRON PIPE N.D..=FOUND NAIL & DISC D.N. =FOUND DRILL HOLE WM.=WATER METER T.S.=TIN SHED I HEREBY CERTIFY: THAT THIS BOUNDARY SURVEY OF THE PROPERTY DESCRIBED HEREON, AS RECENTLY SURVEYED AND DRAWN UNDER MY SUPERVISION, COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS AS SET FORTH BY THE FLORIDA. BOARD OF PROFESSIONAL LAND SURVEYORS (DOACS) IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE PURSUANT TO SECTION 2099-66 FLORIDA STATUTES. 4/07/2016 CARLOS SILVA PROFESSIONAL SURVEYOR & MAPPER CGRTICATE No 3630 STATE OF FLORIDA. THE SURVEY SHOWN HEREON IS NOT VALID WNHOUT THE SIGNATURE AND ORIGINAL RISED SEAL OF A FLORIDA SURVEYOR AND MAPPER 3TH AVENUE SW 27TH AVENUE BLOCK CORNER 145' CARLOS SILVA P.S.M. ANCHOR PPW o- FDO 1/2" IRON PIPE JOB:1-051215-P GATE: 4/07/2ot6 11010 SW 1407'H AVENUE MIAMI FLA 33186 PH: (305) 388-4098 FAX: (305) 388-4098 N CO FDO 112" IRON PIPE 5' SIDEWALK 50.00' VACANT LOT 14.50' PARKWAY ( /'6q,� 0' RIGHT OF WAY. Vg SW 15TH STREET FDO1/2" BOUNDARY SURVEY REBAR SCALE 1"=20' LEGAL DESCRIPTION: Lot 23, Block 7, NEW SILVER CREST, according to the Plat thereof as recorded in Plat Book 17, at Page 4, of the Public Records of Miami Dade County, Florida. SURVEYORS NOTES: U 3 1-OWNERSHIP IS SUBJECT TO OPINION OF TITLE 2-EXAMINATION OF THE ABSTRACT OF TITLE WILL HAVE TO BE MADE TO DETERMINIG RECORDED INSTRUMENTS, IF ANY, AFFECTING THIS PROPERTY. 3-NO UNDERGROUND IMPROVEMENTS WERE LOCATED 4-ELEVATIONS ARE REFEREED TO NGVD VERTICAL DATUM. 5-THERE MAY BE ADDITIONAL RESTRICTIONS NOT SHOWN IN THIS SURVEY THAT MAY BE FOUND IN 5.00' PUBLIC RECORDS OF MIAMI-DADE COUNTY. 6-LEGAL DESCRIPTION PROVIDED BY CLIENT 7-UNLESS OTHERWISE NOTED RECORDED AND MEASURED DATA ARE IN SUBSTANTIAL AGREEMENTS. 8-BEFORE ANY CONSTRUCTION THE SET BACKS MUST BE CHECKED. 9-FLOOD SONE "X" 10-THIS SURVEY IS INTENDED USE BY THOSE TO WHOM IT. IS CERTIFIED. 11-OWNERSHIP OF FENCES MUST BE BY AFFIDAVITS DONE BY SORROUNDING OWNERS. CERTIFIED TO: 1-.OVIDIO CARRERA. TH AVENUE LOCATION MAP N.T.S. SW 14TH STREET 11 0 611111 0,16 24 3O 19 20 21 SW 15TH STREET LEGEND: N/D =NAIL & DISC N.T.S =NOT TO SCALE. PPW =POWER POLE WOOD PL =PLANTER C.B. =CATCH BASIN C.L.F=CHAIN LINK FENCE . F.I.P.=FOUND IRON PIPE N.D..=FOUND NAIL & DISC D.H. =FOUND DRILL HOLE WM.=WATER METER T.S.=TIN SHED COMMUNITY 120650 EDO 1/2" PROPERTY ADDRESS: PANEL 1200600313 L IRON PIPE 2611 SW 15TH STREET. FLOOD ZONE "X" I HEREBY CERTIFY: MIAMI, FLORIDA. 33145 THAT TIIIS BOUNDARY SURVEY OF THE PROPERTY DESCRIBED HEREON, AS RECENTLY SURVEYED AND DRAWN UNDER MY SUPERVISION, COMPLIES WITH THE MINIMUM TECHNICAL STANDARDS -0) AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL LAND o SURVEYORS (DOACS) IN CHAPTER5J-17, FLORIDA ADMINISTRATIVE o CODE PURSUANT TO SECTION 2099-66 FLORIDA STATUTES. CENTERLINE 21'PAVEMENT 14.60' PARKWAY THE SURVEY DEPICTED HERE IS NOT COVERED BY PROFESSIONAL LIABILITY INSURANCE. 4/07/2016 CARLOS SILVA PROFESSIONAL SURVEYOR & MAPPER CERTICATE Na 3630 STATE OF FLORIDA THE SURVEY SHOWN HEREON IS NOT VALID WITHOUT TI-IE SIGNATURE AND ORIGINAL RISED SEAL OF A FLORIDA SURVEYOR AND MAPPER SW 26TH AVENUE FUTURE LAND USE MAP (EXISTING) 16-008871u Restricted Commercial SW13TH ST Single Family - Residential Low Density Multifamily Residential Major Inst, Public Facilities,.Transp And SW14TH ST N w Low Density Restricted Commercial Duplex - Residential r- Single Family - Residential SW.15TH ST Low Density Restricted Commercial Duplex - Residential SW 16TH ST ADDRESS: 2610 SW 14 ST & 2611 SW 15 ST 0 1 125 250 1 500 Feet 1 FUTURE LAND USE MAP (PROPOSED) 16-008871u Restricted Commercial SW13TH ST Single Family - Residential Low Density Multifamily Residential Major Inst, Public Facilities,.Transp And SW14TH ST N w Low Density Restricted Commercial Duplex - Residential Single Family - Residential SW.15TH ST Low Density Restricted Commercial Duplex - Residential SW 16TH ST ADDRESS: 2610 SW 14 ST & 2611 SW 15 ST 0 1 125 250 1 500 Feet 1 AERIAL 16-008871 u/zc 1 i T T I ! r� � R 4f ti # T .. T''+ E's 7ig't' oh-, .r' a,, 7.61):rr' o SW 16 � .fC :k rt•.00ing,A.'_n[j1,94. ¢�'P� 04-3 4 It. . s_ jisstopo,•ar e Gi- 0 62.5 125 1 i 1 i A 250 Feet. ADDRESS: 2610 SW 14 StAND 2611 SW 15 ST