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HomeMy WebLinkAboutAnalysis & MapsCITY OF MIAMI PLANNING & ZONING DEPARTMENT DIVISION OF LAND DEVELOPMENT Comprehensive Plan Application Staff Analysis File ID 2682 Applicant BL Miami River LLC, JF Miami River LLC, LAG Miami River LLC, CA Miami River LLC, LSG Miami River LLC, DF Miami River LLC, and JMG Miami River LLC Location 2222-2260 NW North River Drive, Miami, Florida Folio Numbers 01-3134-027-0010 and 01-3134-028-0241 Commission District District 1 — Wifredo (Willy) Gort NET District Allapattah NET A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), the Applicant is requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the FLUM designation of the properties at 2222-2260 NW North River Drive ("the properties") from "Duplex Residential" to "Low Density Multifamily Residential". The applicant is seeking a change to the Miami 21 Zoning Atlas corresponding to this proposed change to the Future Land Use Map as a companion item (File ID No. 2683). The companion application seeks to change the Miami 21 Zoning designation from T3-O (Duplex Residential - Open) to T4-R (General Urban - Restricted). B. SITE AND NEIGHBORHOOD DETAILS The subject rezone consists of two parcels located along the north side of the Miami River. The site is approximately 1.096 acres (47,728 square feet) of land bounded on the south, east and west by the Miami River and by NW North River Drive to the north. The subject parcel covers the Washburns 2nd Addition Subdivision and is located within the Allapattah NET. Staff visited these sites on a site visit midday on August 4, 2017. PZAB File ID# 2682 Page 1 of 8 137.5 275 A Map 9: Context 55C Fee: ADDRESS: 2222 & 2260 NW N RIVER DR PZAB File ID# 2682 Page 2 of 8 Photo 1: View of west side of 2260 NW North River Drive (looking south) Photo 2 View of subject site and NW North River Drive (looking east) Photo 3: View of subject site from across NW North River Drive (looking south) PZAB File ID# 2682 Page 3of8 Photo 4: View of subject site and NW North River Drive (looking west) The properties are located south of Curtis Park and along a portion of the Miami River Greenway that is yet to be improved to include street trees, improved sidewalks, benches, lighting, way finding signage, etc. to improve access to Curtis Park from the waterfront to the east. Curtis Park ®®PCEIMOrl Subject Site 20TH Map 2: Excerpt from Miami River Greenway Action Plan The above excerpt from the Miami River Greenway Action Plan shows the subject site and its proximity to Curtis Park. The dashed green line indicates the vision for the Miami River Greenway route to pass by the subject site along NW North River Drive. PZAB File ID# 2682 Page 4 of 8 Map 3: Context of Surrounding Neighborhoods The subject site is in close proximity to areas of higher density including the Low Density Multi - Family Residential future land use to the north which allows 36 dwelling units per acre. The context of the adjacent neighborhood to the north is primarily duplex and multifamily housing. C. FUTURE LAND USE The two subject parcels are currently designated "Duplex Residential" on the FLUM. This designation allows residential densities up to a maximum of 18 dwelling units per acre. Allowed uses also include community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) as well as places of worship, primary and secondary schools, child day care centers and adult day care centers. The applicant proposes to amend the Future Land Use designation for the properties to "Low Density Multifamily Residential", which allows a residential density of 36 dwelling units per acre and commercial uses that are accessory to the main residential development, intended to serve the residents of the project and not the general public. PZAB File ID# 2682 Page 5 of 8 Single Famly Residential i Public Parka and Recreation NW 18TH ST I- --NWI@THSIT'(- - I { I Map 4: Existing Future Land Use Map rSingle Family _ / ResitlentiatI -NW 18TH SI- - - - - J l5� Public Parks and Recreation Duplex - Residenhal LOW DENSITY MULTIFAMILY RESIDENTIAL - -NW 18TH ST- 1 NW 17TH ST -- Map 5: Proposed Future Land Use Map PZAB File ID# 2682 Page 6 of 8 D. ANALYSIS Criteria 1 Policy LU-1.1.3: "The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; ...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 1 While the current FLUM designation is consistent with the property to the west and to the north, there is no transition of uses between the "Restricted Commercial" designation to the east, "Industrial" designation to the south, and the subject properties. The proposed change in future land use designation provides a transition, protecting the lower capacity residential areas from the commercial and industrial designations. The neighborhood to the north includes both "Duplex Residential" and "Multifamily Residential" designations. Both the subject property and the property immediately to the west exceed their allotted development and intensity capacities. Staff observed the context of the neighborhood and subject parcels including more dense and intense uses to be in line with the proposed FLUM designation. The subject properties are separated from abutting properties by water on the east, west, and south sides and by NW North River Drive to the North. This provides a physical separation between the subject properties and adjacent duplex residential properties. Finding 1 Staff finds the request consistent with Policy LU-1.1.3 Criteria 2 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 CI-1.2.3, and will not be in conflict with any element of the MCNP... Analysis 2 Staff has reviewed this project for recreation and open space; potable water transmission; sanitary sewer transmission; storm sewer capacity; solid waste collection; and traffic circulation concurrency. No mitigation is required with the exception of a Water and Sewer Department permit requirement for sanitary sewer transmission. Finding 2 Staff finds the request consistent with Policy LU-1.6.4 Criteria 3 Policy LU-1.6.10: The City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. Analysis 3 There is no sidewalk along the portion of NW North River Drive abutting the subject properties. Should the property be redeveloped a sidewalk will be required. The vision of the Miami River Greenway Action Plan is to improve the portion of NW North River Drive abutting the subject site (refer to Map 2 on page 4). Improvements such as street trees, benches, lighting and way finding signage will create an inviting and walkable street that connects PZAB File ID# 2682 Page 7 of 8 Curtis Park to the Miami River also providing an option for alternative transportation. Finding 3 Staff finds the request consistent with Policy LU-1.6.10 Criteria 4 Goal CM-4: Ensure public safety and the protection of property within the Coastal Zone from the threat of hurricanes. Analysis 4 The existing multifamily structures on site are within the Coastal High Hazard Zone. Current Federal Emergency Management (FEMA) development standards are more stringent than they were at the time the existing structures were built. Redevelopment on the site will bring the property more into compliance with increased standards therefore making them more resilient to the threat of hurricanes and coastal flooding. Finding 4 Staff finds the request consistent with Goal CM-4 Criteria 5 Policy PA-3.1.1: The City shall maintain a Working Waterfront Table of Properties to guide future development within the Miami River Corridor. The Table shall clearly depict the location and description of all properties of recreational and commercial working waterfront uses on the River, as defined in Ch. 342.07 F.S. (hereinafter referenced as the "Working Waterfront'). The Table shall classify working waterfront properties into Categories "A" and "B". The Table shall be incorporated as supporting data and analysis within Appendix PA-1. Analysis 5 A Working Waterfront covenant will be required for future development at the subject site. The existing buildings were constructed prior to the effective date of the Port of Miami River Sub Element portion of the MCNP and therefore have not signed this covenant. The covenant will provide a safe guard for the industrial working waterfront business directly across the River and provide a layer of protection of the working waterfront on the Miami River. Finding 5 Staff finds the request consistent with Policy PA-3.1.1 E. CONCLUSION The findings above support the request for a Future Land Use Map amendment for this particular request. F. RECOMMENDATION Based on the above background information, the Department of Planning and Zoning recommends approval of the request for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Duplex Residential" to "Low Density Multifamily Residential" for the properties at 2222 and 2260 NW N River Drive, Miami, FL. Ja quel(n'- . lis C ie of Land Development acs 8/15/17 PZAB File ID# 2682 Page 8 of 8 N FUTURE LAND USE MAP (EXISTING) File ID: 2682 ADDRESS: 2222 & 2260 NW N RIVER DR 0 125 250 500 Feet FUTURE LAND USE MAP (PROPOSED) File ID: 2682 N ADDRESS: 2222 & 2260 NW N RIVER DR 0 125 250 500 Feet 137.5 AERIAL File ID: 2682 NW NORTH RIVER DR 275 550 Feet Miami -Dade.. ounntyy, FE) ADDRESS: 2222 & 2260 NW N RIVER DR A