HomeMy WebLinkAboutAnalysis & MapsCity of Miami
Planning and Zoning Department
Division of Land Development
ANALYSIS FOR
FUTURE LAND USE MAP AMENDMENT
PZAB File ID No. 1669
Applicant(s): Southern Investment Group Corp. (the "Applicant).
Location: Approximately 2900 S. Miami Ave and 2890, 2900, 2920,
2940, and 2960 S. Federal Highway, Miami, Florida 33129
Commission District District 2 — Commissioner Ken Russell
Net District Office: Coconut Grove NET
A. GENERAL INFORMATION:
REQUEST: The applicant is requesting the rezoning from T3-R with NCD-3 overlay to T3-O
with NCD-3 overlay for the properties located at 2900 S. Miami Ave and 2890, 2900, 2920,
2940, and 2960 S. Federal Highway. The subject properties has a Future Land Use Map
(FLUM) designation of "Single Family Residential" which is the appropriate for the current
zoning classification, however for the requested Transect Zone the appropriate FLUM
designation is "Duplex Residential", therefore the request is to change to the Future Land Use
Map of the Miami Comprehensive Neighborhood Plan designation of six properties generally
located at 2900 S. Miami Ave and 2890, 2900, 2920, 2940, and 2960 S. Federal Highway from
"Single Family Residential" to "Duplex Residential" (complete legal description of the properties
is on file at the Office of Hearing Boards).
SUBJECT PROPERTIES: The subject properties are located in in the north portion of a city
block with triangular shape generally bounded to the North by S. Federal Highway, to the
Illustration 1: Subject properties
Northwest -South by SW 30t" Rd., and to South -Northeast by S. Miami Avenue, as shown in the
Illustration 1, and the request is depicted in Table No. 1, as follow:
Table No. 1: Request
#
Folio No.
Address
Lot Size
(Sq.Ft.)*
FLUM DESIGNATION
Current
Proposed
1
0132070402690
2900 S. Miami Ave
14,459
"Single Family
Residential"
Duplex Residential „
2
0132180040650
2890 S. Federal Highway
6,720
3
0132070402710
2900 S. Federal Highway
8,921
4
0132180040420
2920 S. Federal Highway
9,000
5
0132180040430
2940 S. Federal Highway
9,000
6
0132180040660
2960 S. Federal Highway
8,546
56,646
*Note: The lot size provided in Table No.1 corresponds to public records, however for
recommendations and decision making purposes the staff report will consider the lot size
provided in the survey which is slightly different however is also deemed as the most
updated source, therefor the total square footage to be used is 56,635 SF (1.30 ±acres)
B. BACKGROUND AND PROPOSAL:
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 2 of 8
A request for a FLUM amendment from "Single Family Residential" to "Low Density Multifamily
Residential" was made on 2014 pursuant to File ID No. 14-007291u and City Commission denied
the request at the hearing held on May 28, 2015. The current request is to "Duplex -Residential".
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."
Existing FLUM designation: "Single Family Residential": This future land use category
allows single family structures of one (1) dwelling unit each to a maximum density of nine (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 six (6) clients or Tess, 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 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).
Proposed FLUM designation: "Duplex -Residential": The 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).
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 3 of 8
Illustration 2: Current FLUM designation
Single Family Residential
Re6
ae��
Mea
MP-FAC
Single Family Residential
Single Family Residential
Recreation
Conservation
Illustration No. 2 above shows the current FLUM designation, and Illustration No.3 below shows
the request.
Illustration 3: Proposed FLUM designation
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 4 of 8
Single Family Residential
eg9'
tted
M P-FAC
Single Family Residential
Single Family Residential
Recreation
Conservation
C. ANALYSIS
This request for a FLUM amendment constitutes a companion item to the PZAB File ID: 1851,
which is requesting the rezoning of the subject properties from T3-R — "Sub -Urban Zone" with
NCD-3 overlay to T3-O — "General Urban Zone" with NCD-3 overlay.
The current Future Land Use Map (FLUM) designation of the subject properties is "Single
Family Residential" (S-FR) which is appropriate for the current zoning designation, however, the
requested rezoning to T3-O requires for a FLUM amendment to "Duplex Residential" (D-R), as
requested in the companion item identified as PZAB File ID: 1851.
The subject properties consists of six parcels comprising approximately 1.30 ± acres. The
parcels are located on the south side of South Federal Highway within the block bounded by
South Miami Avenue on the east and SW 30th Road on the west. The site and the areas to the
south, east, and west are designated "Single Family Residential". To the north, across from
South Federal Highway, are paved expressways and ramps (1-95 North and South), as well as
landscaped areas, and "Single Family Residential" dwelling units. The four western subject
parcels currently have single family units while the eastern two parcels are undeveloped open
space.
The eastern most parcel of the subject properties is adjacent to a "Scenic Transportation
Corridor" and designated an "Environmental Preservation District" (EP-46) and the whole
subject properties are within a "Moderate Probability" Archaeological Conservation Zone,
therefore any proposed development shall be reviewed and approved by the Historic,
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 5 of 8
Environmental, and Protection Office of the Planning and Zoning Department, and the Historic,
Environmental, and Preservation Board (HEPB) as required by Code.
Additional attention has to be made to the fact that the existing character and density of the site
and surrounding area are currently consistent with Single Family Residential, and that this
analysis is not based on a proposed project, hence the highest potential use is being
considered.
Criteria 1
Analysis of
Criteria 1
Finding 1
Criteria 2
Analysis of
Criteria 2
The Miami Comprehensive Neighborhood Plan (MCNP) interpretation of the
2020 Future Land Use Map section indicates that the "Single Family
Residential" designation permits nine (9) dwelling units per acre and the
"Duplex Residential" future land use designation allows residential uses to a
maximum density of 18 dwelling units per acre.
The current FLUM designation (S-FR), on the subject properties, allows for a
maximum of 11 dwelling units, and the proposed FLUM designation (D-R)
allow for a maximum of 23 dwelling units.
The requested rezoning in the companion item (from T3-R to T3-O) provides
for the minimal possible density increase within the same Transect Zone,
and both 9 and 18 DU/acre are deemed lowest density by t Miami
Comprehensive Neighborhood Plan (MCNP).
The MCNP Land Use Policy 1.1.1 provides that new development or
redevelopment that results in an increase in density or intensity of land use
shall be contingent upon availability of public facilities and services that meet
or exceed the minimum LOS standards adopted in the Capital Improvement
Element.
Concurrency Management Analyses prepared as part of the staff analysis
show that the impact of the proposed FLUM amendment in negligible. See
Concurrency Management Analyses attached.
Finding 2 The request is consistent with the LOS for the area and does not entail any
negative impact.
Criteria 3
Natural Resource Objective and Policy NR-1.3 and NR-1.3.3, states the City
will maintain and enhance the status of native species of fauna and flora by
continuing to designate private properties with significant or unique
resources as "Environmental Preservation Districts (EPD)". The eastern
most property of this application is an "EPD". Policy NR-1.3.4: states that the
City will review development and redevelopment to determine any adverse
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 6 of 8
Analysis of
Criteria 3
Finding 3
Criteria 4
Analysis of
Criteria 4
Finding 4
impacts on adjacent areas with significant native vegetative features, wildlife
or marine life, and establish regulations that reduce or mitigate such impacts.
Any proposed development on this area has to be reviewed for compliance
with all applicable regulations and approved by the Historic, Environmental,
and Preservation Officer of the Planning and Zoning Department, and the
Historic, Environmental, and Preservation Board (HEPB) as required by
Code.
Any proposed development shall be inconsistent with the Miami
Comprehensive Neighborhood Plan (MCNP), Natural Resource Objective
and Policy NR-1.3 and NR-1.3.3, therefore reviewed for compliance and
approved by the Historic, Environmental, and Preservation Office of the
Planning and Zoning Department, and the Historic, Environmental, and
Preservation Board (HEPB) as required by Code.
Miami 21, Sec. 7.1.2.8 (a) and (b)states that
a) The relationship of the proposed amendment to the goals, objectives and
policies of the Comprehensive Plan, with appropriate consideration as to
whether the proposed change will further the goals, objectives and policies
of the Comprehensive Plan; the Miami 21 Code; and other city regulations.
b) The need and justification for the proposed change, including changed
or changing conditions that make the passage of the proposed change
necessary.
The residential area south to the subject property conforms a well stablished
"Single -Family Residential" neighborhood that is currently impacted by the
increasing intensity of S. Federal Highway.
The proposed FLUM amendment will create a buffer of "Duplex -Residential"
between the transit corridor and the "Single -Family Residential" area to the
south, providing for a density transition.
The requested FLUM amendment will allow the development of an
environment consistent with the principles of Miami 21 Code, by buffering
residential areas with transitional density and intensity from the impact of
transit corridors and dissimilar more intense Transect Zone.
It is to note that the companion Item PZAB File ID: 1851, the applicant voluntarily submitted a
Declaration of Restrictive Covenants with the intent to mitigate any possible adverse effect that
this request may cause, however it I necessary to reiterate that this analysis is not based on a
proposed project, hence the highest potential use is being considered.
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 7 of 8
It is to note that the companion Item PZAB File ID: 1851, the applicant voluntarily submitted a
Declaration of Restrictive Covenants with the intent to mitigate any possible adverse effect that
this request may cause, however it I necessary to reiterate that this analysis is not based on a
proposed project, hence the highest potential use is being considered.
D. CONCLUSION:
The findings above support the request for Future Land Use Map (FLUM) amendment from
"Single Family Residential" to "Duplex Residential" for the subject properties.
E. RECOMMENDATION:
Based on the aforementioned findings, the Planning and Zoning Department is recommending
Approval for Future Land Use Map (FLUM) amendment from "Single Family Residential" to
"Duplex Residential" for the properties located approximately 2900 S. Miami Ave and 2890,
2900, 2920, 2940, and 2960 S. Federal Highway, Miami, Florida 33129.
Jacqu like Ellis
Chief of Land Development
SEG
8/14/2017
PZAB File ID No. 1669
FLUM amendment 2900 SMA
Page 7 of 7
N
0 95 190
I I I
FUTURE LAND USE MAP (EXISTING)
File ID: 1669
380 Feet
I
SINGLE-FAMILY
RESIDENTIALN
ADDRESS: 2900 S MIAMI AVE
2890, 2900, 2920
2940 & 2960 S FEDERAL HWY
I
FUTURE LAND USE MAP (PROPOSED)
File ID: 1669
N
0 95 190
195 OFF RAMP S
S FEDERAL HWY
SINGLE-FAMILY
\RESIDENTIAL
380 Feet
SINGLE-FAMILY
RESIDENTIAL
—I 95 OFF RAMP W
ADDRESS: 2900 S MIAMI AVE
2890, 2900, 2920,
2940 & 2960
S FEDERAL HWY
AERIAL
File ID: 1669
0
60
Area subject to the
Application
120
240 Feet
r okafibics, ONES/Airbus
User Community
ADDRESS: 2900 S MIAMI AVE
2890, 2900, 2920
2940 & S FEDERAL HWY