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HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR Future Land Use Map Change PROJECT ADDRESS: 3830, 3840, 3850, 3860, 3865, 3875, 3851, 3841 Day Avenue FILE ID: 15-009691u APPLICANT: Ethan Wasserman, Esq., on behalf of Coconut Grove Gateway, LLC COMMISSION DISTRICT: District 2 NET OFFICE: South/West Coconut Grove LAND USE DESIGNATION: Duplex Residential REQUEST The subject proposal is 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 3830, 3840, 3850, 3860, 3865, 3875, 3851 and 3841 Day Avenue, Miami, Florida (a complete legal description of the property is on file at the Hearing Boards Office). 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). 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 1.07± acres located on Day Avenue. The subject area is generally bounded by South Dixie Highway/U.S. 1 to the north, Brooker Street to the west, and Percival Avenue to the south. The subject area consists of 6 duplex and 2 single-family units. The subject properties to the north abut U.S. 1, a major thoroughfare and Day Avenue. The four subject parcels to the south abut Day Avenue. All of the parcels are designated "Duplex Residential". EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION ZONING Subject Property: Duplex Residential Maximum of 18 D.U. per acre Surrounding Properties NORTH: Restricted Commercial Maximum of 150 D.U. per acre SOUTH: Duplex Residential Maximum of 18 D.U. per acre EAST: Medium Density Restricted Commercial Maximum of 65 D.U. per acre Duplex Residential Maximum of 18 D.U. per acre Subject Property: T3-O (Sub -Urban Transect Open) T6-8-O (Urban Transect Zone) T3-O (Sub -Urban Transect Zone) T5-O (Urban Center Transect Zone) T3-O (Sub -Urban Transect Zone) WEST: Single -Family Residential Single -Family Residential Maximum of 6 D.U. per acre (across City of Coral Gables) 15-009691u Page 2 of 4 ANALYSIS 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 The proposed amendment would increase density from 18 dwelling units per acre to 36 dwelling units per acre, thereby creating a better transition between disparate residential densities for the 4 parcels to the north; however, a more intense transition for the four parcels to the south would be created and not be consistent with the intent of the neighborhood. Finding Staff finds a portion of the request consistent with Policy LU-1.1.3 Criteria 2 Land Use Policy LU-1.1.7: 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. Analysis The proposed amendment would allow a development pattern for the northern part of the project that is more appropriate in an area that is adjacent to a main thoroughfare (U.S. 1). The southern lots encompassing the project would not blend in appropriately with the overall character of the current "Duplex Residential" if the proposed "Low Density Restricted Commercial" zoning designation is adopted. Finding Staff finds a portion of the request consistent with Policy LU-1.1.7 Criteria 3 Land Use Policy LU-1.1.10: The City's land development regulations will encourage high -density residential development and redevelopment in close proximity to Metrorail and Metromover stations. Transportation Policy TR-1.5.8: The City shall encourage development of a wide variety of residential and nonresidential land -uses and activities in nodes around rapid transit stations to produce short trips, maximize transfers, attract transit ridership, and promote transit operational and financial efficiencies. Analysis The proposed amendment would increase residential density from 18 dwelling units per acre to 36 dwelling units per acre. This increase would allow a residential density that is consistent with the intent of the Miami Comprehensive Neighborhood Plan for the northern area of the parcels by siting increased density within close proximity to multiple modes of transportation, including the Douglas Rd. Metrorail station and bus stop, the M-Path and future Underline, and US 1. By increasing the potential residential density, the proposed amendment would help strengthen the foundation for a walkable, mixed - use neighborhood that relies on a robust transportation system. The lots located on the south side would not transition harmoniously into the "Low Density Restricted Commercial" designation. Finding Staff finds a portion of the request consistent with Policy LU-1.1.10 and Policy TR-1.5.8 Criteria 4 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. 15-009691u Page 3 of 4 Analysis The subject area currently contains multiple duplex residential and two single-family dwellings that directly abut with the "General Commercial" designated area along U.S. 1. Multi -family development is not allowed under "Duplex Residential", but is permissible under "Low Density Restricted Commercial", which would promote a more walkable and accessible neighborhood, as the area is adjacent to several transit modes. Finding Staff finds a portion of the request consistent with Policy LU-1.1.11 Criteria 5 Policy LU-1.3.15: 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 As development and redevelopment continues around the Douglas Rd Metrorail station there will be a higher demand for housing in proximity to the jobs created in this area. The proposed amendment would allow for the redevelopment of a well -designed mixed - use neighborhood situated along a major corridor and in very close proximity to mass transit. Finding Staff finds the proposed amendment is consistent with Policy LU-1.3.15 Criteria 6 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 The lots on the northern portion of the neighborhood would offer a better transition under the proposed "Low Density Restricted Commercial" for redevelopment and the opportunity to mitigate by utilizing landscaping standards to enhance buffering in the neighborhood. Finding Staff finds the proposed amendment is consistent with Policy LU-1.6.9 • The existing Miami 21 zoning designation on this parcel 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 recommends APPROVAL to the proposed designation from "Duplex Residential" to "Low Density Restricted Commercial" for the parcels located at 3875, 3865, 3851 and 3841 Day Avenue. The Department recommends DENIAL for the zoning designation for the above stated parcels from "Duplex Residential" to "Low Density Restricted Commercial" for the parcels located at 3860, 3850, 3840, and 3830 Day Avenue, of this Future Land Use amendment, as presented. For the denial portion of this analysis, which comprises the four parcels to the south, the applicant has proffered a covenant to restrict the uses, which shall not be used, assigned, or sublet for commercial uses. e/ti Christopher Brimo, AICP Chief of Land Development M. Fernandez September 2, 2015 15-009691u Page 4 of 4 Proposal Nc 15-009691u Date: 09/16/2015 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 Ethan Wasserman, Esq. on behalf of Coconut Grove Gateway, LLC Address: 3830, 3840, 3850, 3860, 3851, 3865, 3875, and 3841 Day Ave Boundary Streets: North: US 1 East: SW 37 Ave South: Day Ave West: Brooker St Proposed Change: From: Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 1,0700 acres @ 18 DU/acre 19 DU's Peak Hour Person -Trip Generation, Residential 16 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed DesignalLow Density Restricted Commercial Residential 1.0700 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 39 DU's 29 0 sq.ft. 0 49 19 13 RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 49 0.06 182.80 182.74 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 49 11,088 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 49 Transmission Requirement, gpd 9,157 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required South/West Cocon 304 S3 206 SW 37 Ave STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change ut G Concurrency Checkoff On -site On -site 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, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 49 63 800 737 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 49 13 A A 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: 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. 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 oftenlocatedarterial 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. ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, Sth 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 I 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. L'I SHIPPING AVE SHIPPING AVE U 2 co Tit FUTURE LAND USE MAP (EXISTING) Ski i SAN LORENZO AVE Jk• OAK AVE OAK AVE FROW AVE o i. �O� Sing le_Family - Residential _JOAK AVE CO Co, i i DAY AVE iL PERCIVAL AVE Light Industrial/4 Low Density Restricted > Commercial = 1- Medium Density Restricted Commercial FROW AVE 0 150 300 600 Feet I i I I ADDRESS: 3830, 3840, 3850, 3860, 3841, 3851, 3865 & 3875 DAY AV FUTURE LAND USE MAP (PROPOSED) SHIPPING AVE SHIPPING AVE rrm ski SAN LORENZO AVE Low Density Restricted �ki J��J Commercial Low Density Restricted Commercial <, OAK AVE P J- FROW AVE J‘4/ 4) Sing le_Family - Residential DAY AVE Duplex - Residential PERCIVAL AVE ?Light Industrial/4 Restricted Commercial Low Density Restricted > - Commercial a 1- Medium Density Restricted Commercial OAK AVE FROW AVE 150 300 600 Feet I i I I ADDRESS: 3830, 3840, 3850, 3860, 3841, 3851, 3865 & 3875 DAY AV SAN LORENE° AVE OAK AVE k L a_ ■ i ■ DAY AVE i'. _ agEM: s5- otit o-lgin r,, an ' PERCIVAL AVE OAK AVE FROW AVE T:ani_ ""iD d`t5�h'�D N