HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Land Development Section
ANALYSIS FOR A
COMPREHENSIVE PLAN AMENDMENT
APPLICANT: Miami -Dade County FILE ID: 1299
(Previous file ID 16-010291u)
PROJECT ADDRESS: 3750 South Dixie Hwy
NET OFFICE: Coconut Grove
COMMISSION DISTRICT: District 2
A. GENERAL INFORMATION:
REQUEST: Pursuant to Future Land Use Policy LU-1.6.4 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
"Low Density Restricted Commercial" to "Medium Density Restricted Commercial"
of real property located at approximately 3750 S Dixie Hwy, Miami, Florida (a complete
legal description of the property is on file at the Hearing Boards Office).
The subject property is part of the Percival Plat formally known as the Cocoanut Grove
and is located within the Coconut Grove NET area and the Village West Island & Charles
Ave Neighborhood Conservation District (NCD-2). The parcel is zoned T4-O and T6-8-O
on the Miami 21 Zoning Atlas and has an approximate lot area of 2.10 acres of which only
0.63 acres is the subject of the application. The parcel is located on the northwest corner
of Day Ave and SW 37 Ave.
B. BACKGROUND:
The subject site consists of a single -story, 25,488 sq. ft. masonry office building
constructed in 1967. The building currently houses Miami -Dade County Social and Child
Development Services. The applicant is seeking an amendment to the Future Land Use
Map of the Miami Comprehensive Neighborhood Plan for a portion of the lot designated
"Low Density Restricted Commercial" to "Medium Density Restricted Commercial".
C. FUTURE LAND USE INTERPRETATION:
The Miami Comprehensive Neighborhood Plan states:
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
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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.
Areas designated as "Medium Density Restricted Commercial"
allow residential uses (except rescue missions) to a maximum
density equivalent to "Medium 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 "Medium Density Restricted Commercial" allow a
maximum floor lot ratio (FLR) of 6.0 times the net lot area of the
subject property.
D. REZONE:
The applicant is seeking to rezone the same portion of the property from T4-O (Urban
General) to T5-O (Urban Core), in a companion application (file ID 1300). The requested
zoning designation of T5-O is inconsistent with the current Miami Comprehensive
Neighborhood Plan (MCNP) designation of "Low Density Restricted Commercial". As
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such, the applicant has submitted this application to amend the land use designation from
"Low Density Restricted Commercial" to "Medium Density Restricted Commercial
The Applicant seeks a change of zoning in order to construct an eight (8) story, 295,814
sq. ft. mixed -use building with 403 parking spaces and 192 dwelling units. As part of the
proposal, 20-percent of the units will be dedicated as workforce housing as stipulated in
the covenant. The voluntarily proffered declaration of restrictive covenant, is attached to
the companion rezoning application as Exhibit A entitled "Covenant" restricting the
development to a set of plans attached to the companion as Exhibit B entitled "Platform
3750".
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
FUTURE LAND USE DESIGNATION
T6-8-0 (Urban Core -Open) Restricted Commercial
NCD-2 Maximum of 150 D.U. per acre
T4-O (Urban General- Open)
NCD-2
Surrounding Properties
Low Density Restricted Commercial
Maximum of 18 D.U. per acre
NORTH: T6-8-0 (Urban Transect Zone) Restricted Commercial
Gas Station Maximum of 150 D.U. per acre
• NCD-2
T6-12-0 (Urban Core -Open)
(across) US-1
Restricted Commercial
Maximum of 150 D.U. per acre
SOUTH: T3-0; Sub -Urban Transect Zone Duplex Residential
(across) Day Avenue Maximum of 18 D.U. per acre
NCD-2
EAST: T5-L (Urban Center -Limited)
Stirrup Plaza
NCD-2
T3-0 (Sub -Urban- Open)
MDC Housing
NCD-2
WEST: T4-0 (Urban General -Open)
Percival Subdivision
NCD-2
Duplex Residential
Maximum of 18 D.U. per acre
Duplex Residential
Maximum of 18 D.U. per acre
Low Density Restricted Commercial
Maximum of 18 D.U. per acre
T6-8-0 (Urban Core -Open) Restricted Commercial
NCD-2 Maximum of 150 D.U. per acre
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F. ANALYSIS:
Criteria: Policy LU-1.6.4: 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 falls below the adopted minimum standards described in Policy C1-1.2.3,
and will not be in conflict with any element of the MCNP.
Policies: Policy LU-1.1.10 states, the City's land development regulations will encourage
high density residential development and redevelopment in close proximity to
Metrorail and Metromover stations.
Objective LU-1.3: The City will continue to encourage commercial, office and
industrial development within existing commercial, office and industrial areas;
increase the utilization and enhanced the physical character and appearance of
existing buildings; 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; and concentrate new commercial and industrial activity in areas where
capacity of existing public facilities can meet or exceed the minimum standards for
the Level of Services (LOS) adopted in the Capital improvement Element (ClE).
Policy LU-1.3.5: The City will continue to promote through its land development
regulations, the creation of high intensity activity centers which may be
characterized by mixed -use and specialty center development.
Policy LU-1.3.7: The City will continue to use the City's Enterprise Zone,
Empowerment Zone, Commercial Business Corridors, and Brownfield
Redevelopment Area strategies to stimulate economic revitalization, and
encourage employment opportunities. (Policy PA-3,3.10)
Policy LU1.3.15 states, the City will continue to encourage a development pattern
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.
Analysis: The subject site is located at the intersection of a major corridor (US 11S Dixie
Hwy) and a minor arterial (SW 37 Ave/Douglas Rd) thoroughfare. After conducting
a Concurrency Management Analysis for the proposed amendment, staff found
that all services would remain within acceptable thresholds. Specifically for
transportation levels -of -service (LOS), the proposed amendment would add a
minimal amount of daily trips to the surrounding roadways. There would be no
impact on the LOS, maintaining LOS A for the effected roadway. (Objective LU-
1 3)
In addition, staff notes that the parcel is approximately within 265' +1- of the
Douglas Road Metrorail Station, a major north south transit hub surrounded by
high density and high intensity development, with a maximum density of up to 150
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dwellings units per acre. The proposed amendment would facilitate the creation of
development that meets the intent of the MCNP. Specifically, a greater variety of
uses would be accessible to the adjacent neighborhoods and Metrorail station.
(Policies LU-1.3.5 and LU-1.3.15)
Additionally, the property is close to the West Grove Neighborhood Development
Zone (NDZ), which calls for the creation of more affordable housing development
and economic development for job creation in the neighborhood. The
redevelopment of the site with a mix of uses and housing available to households
from a variety of income levels would meet the intent of the NDZ. (Policy LU-1.3.7)
Finding: Consistent with the intent of the Miami Comprehensive Neighborhood Plan
G. CONCLUSION:
The Department of Planning and Zoning recommends approval of the applicant's request
for an amendment to the Future Land Use Map of the Miami Comprehensive
Neighborhood Plan. Staff finds the proposed amendment is consistent with the goals of
the Miami Comprehensive Neighborhood Plan as the request meets the intent of the
goals, objectives, and policies and meets pertinent Level -of -Service thresholds.
H. RECOMMENDATION:
Pursuant to Future Land Use Policy LU-1.6.4, as amended on the aforementioned
findings, the Planning & Zoning Department recommends approval of the proposed
amendment as presented for the southern portion of the site.
3q
Acti
RS
December 1, 2016
Land Development
1299
Page5of5
SHIPPING
AVE
FUTURE LAND USE MAP (EXISTING)
File ID: 1299
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Restricted
Commercial
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Low Density
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ADDRESS: 3750 S DIXIE HWY
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FUTURE LAND USE MAP (PROPOSED)
File ID: 1299
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Single,
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ADDRESS: 3750 S DIXIE HWY
0 125 250
500 Feet
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AERIAL
File ID: 1299 & 1300
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