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HomeMy WebLinkAboutAnalysis and Maps%\ (1/ CITY OF MIAMI PLANNING & ZONING DEPARTMENT 111£91P !NAM v 11101 j Comprehensive Plan Amendment Staff Analysis File ID 2697 Applicant 1515 Miami River, LLC Location 1515, 1529, 1543 NW South River Drive (Folio: 01-3135-016-0040, 01-3135-016-0060, 01-3135-016-0070) Commission District District 1 — Commissioner Wifredo "Willy" Gort NET District Little Havana NET Size 1.77 acres Planner Ryan Shedd, Planner II A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), 1515 Miami River, LLC is requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the designation of the properties at 1515, 1529, 1543 NW South River Drive ("the properties") from "Single -Family Residential" to "Low Density Multifamily Residential". Concurrently, the applicant is seeking a change to the Miami 21 Zoning Atlas corresponding to this proposed change to the FLUM as a companion item. The companion application (File ID No. 2698) seeks to change the Miami 21 Zoning designation from T3-L (Sub -Urban - Limited) to T4- R (General Urban - Restricted). File ID 2697 — Page 1 B. SITE AND NEIGHBORHOOD DETAILS The three subject properties are located in the Little Havana NET Area. The properties are bounded by NW 16 Avenue to the west, NW South River Drive to the south, the Dolphin Expressway overpass to the east, and the Miami River to the north. NW 17 Avenue is one block to the west, where, traveling north, it crosses over the Miami River into the Allapattah neighborhood. The property consists of Lots 4, 5, 6, 7, and 8, of Block 1, of the Grove Park Subdivision. The properties contain approximately 1.77 acres. Each property currently contains at least one single-family structure. 1515 NW S River Drive contains multiple structures of the same address. The adjacent right-of-way to the west along NW 16 Avenue was platted as a park, however the median strip was never developed as a park and remains a landscaped median instead. NW 10TH ST Subject Parcels x4, .T Transit Corridor Park Map 1: Context Grove Park Median Strip Unimproved' w I11i1I I NW 9TH ST z NW 12TH ST , NW11THST *Grove Park Median is not owned or maintained by City of Miami Parks and Recreation Department. It remains unimproved and is not considered in Parks and Open Space Concurrency Analyses File ID 2697 — Page 2 Photo 1: 1543 (Looking south from river) Photo 2: 1529 (looking north from NW S Riv. Dr.) Photos 3 and 4: 1515 (looking north from NW S Riv. Dr.) Photo 5: NW S Riv. Dr. (looking east to 1-836) Photo 6: NW S Riv. Dr. (looking west to NW 17 AV) File |D2697—Page 3 Map 2: Aerial map of the properties, showing the Miami River to the north and the 836 expressway to the southeast and south, including the on and off -ramps C. FUTURE LAND USE The properties, and all of the immediately abutting properties on the south side of the river, are currently designated Single -Family Residential on the FLUM of the MCNP. MCNP Interpretation of the Single -Family Residential land use designation as follows: "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 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 File ID 2697 — Page 4 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)." The applicant is requesting to amend the FLUM by changing the designation of the properties to Low Density Multifamily Residential, which the MCNP interprets as: "Areas designated as "Low Density Multifamily Residential" allow residential structures to a maximum density of 36 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 community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; day care centers for children and adults may be permissible in suitable locations. Permissible uses within low density multifamily residential areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses; and places of worship, primary and secondary schools, and accessory post -secondary educational facilities; all of which are subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses. 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 low density multifamily 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)." The predominant character surrounding the properties is Single -Family Residential. To the west, across NW 17 Avenue, is the same character, south of Sewell Park. There is high density and intensity development to the east and to the south of the neighborhood, particularly along NW 7 Street. To the east are the Robert King High Towers, a Miami -Dade County public housing facility for senior adults. Across the river to the north, the properties are designated Restricted Commercial and Major Institutional, Public Facilities, Transportation, and Utilities, with Miami 21 designations ranging from T5 to T6-24, where the River Landing Special Area Plan is currently under development. Where the properties are located, the Miami River is approximately 260 feet wide, providing a sufficient buffer between the dissimilar FLUM designations. Transportation and Street Network Through NW South River Drive residents of the properties may access either NW 17 Avenue or NW 15 Avenue from which they can access the greater surface street network or enter the 836 westbound expressway. From a mobility perspective, there is limited automobile mobility. Existing land use characteristics and infrastructure are not conducive for pedestrian and bicycle mobility. Mass transit is also limited in the area: NW 7 Street and NW 17 Avenue each have File ID 2697 — Page 5 only one bus soiling -there; not qualifying as a transit corridor by the Miami 21 definition'. Furthermore, due to a lack of pedestrian crossings, transit riders can only access the northbound bus of the 17 bus on NW 17 Avenue. Coastal High Hazard Area The riverside portions of the properties lie within the designated Coastal High Hazard Area (CHHA) on the FLUM. Due to the topographical nature of the properties, the improvements on the site are outside the CHHA. However, pursuant to Policy CM-4.1.5, the Miami Dade County Office of Emergency Management reviewed the amendments and found minimal impact to shelter capacities and evacuation times, if approved. Map 2: Existing Future Land Use Map D. ANALYSIS Map 3: Proposed Future Land Use Map Criteria 1 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. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." 1 Transit Corridor: A designation established by the City involving an area not exceeding a one -quarter (1/4) mile radius from a non -limited access thoroughfare that included designated transit stop locations and is served by one or more mass transit route(s) with designated transit vehicie(s) operating at an average of ten (10) minute or less headway Monday thru Friday between the hours of 7am thru 7pm. Multiple transit routes or types of transit vehicles may be added cumulatively under this definition for the purpose of parking reductions. (Miami 21 Zoning Code, Article 1, Section 1.1) File ID 2697 — Page 6 Analysis 1 Staff conducted a Concurrency Management Analysis of the proposed amendment and found that it met all of the level -of -service (LOS) standards of the MCNP. All LOS standards would be maintained with the proposed amendment. (See Attachment A) Finding 1 Staff finds the proposed amendment consistent with Policy LU-1.6.4. Criteria 2 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 2 Staff conducted a site visit to visually analyze the character of the neighborhood. Staff noted the isolated nature of the area. The area is not conducive to multi-modalism, nor is it situated to provide access to a mix of uses. The position of the highway infrastructure and the distance to a variety of uses creates an environment that does not encourage walking, biking, or transit usage. Increasing density in this isolated way would not make the neighborhood more walkable. Finding 2 Staff finds the proposed amendment inconsistent with Policy LU-1.1.7. Criteria 3 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 3 While the transition from Single -Family Residential to Low Density Multifamily Residential is one possible natural progression in increasing density (Duplex Residential is more appropriate of a transition), the proposed amendment would create a development pattern that situates an isolated area of Low Density Multifamily Residential in a neighborhood of Single - Family Residential. Staff recognizes that the properties themselves do not directly abut many Single -Family Residential properties, however amending the FLUM for these properties would create an incongruous density pattern in the neighborhood. Finding 3 Staff finds the request inconsistent with Policy LU-1.6.9. Criteria 4 Objective CM-4.1: "Minimize the potential for loss of human life and the destruction of property from hurricanes." and Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area, which is defined as the areas below the elevation of the category 1 storm surge line, as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model as depicted on the CHHA map in Appendix CM-1." Analysis 4 Given the northern side of the properties fronts the Miami River and is in the Coastal High Hazard Area and the AE FEMA Flood Zone (Annually, 1 % chance of inundation during a storm event), would add an increment of density that does not meet the intent of the MCNP in the effort of protecting life and safety. Whereas there is one dwelling unit on each of the three File ID 2697 — Page 7 properties today, the proposed amendment would allow a total of 63 units on the aggregated three properties. Finding 4 Staff finds the request inconsistent with Objective CM-4.1 and Policy CM-4.1.2. Criteria 5 Policy CM-4.1.5: "Each proposed future land use map change within the Coastal High Hazard area of the city will require an analysis of its potential impact on evacuation times and shelter needs in the event of a hurricane." Analysis 5 Staff from the Miami Dade County Office of Emergency Management reviewed the proposed amendment and found that changing the designation would have minimal impact on evacuation times and shelter needs. (See Attachment B) Finding 5 Staff finds the request consistent with Policy CM-4.1.5. E. RECOMMENDATION Based on the above background information, the Planning & Zoning Department recommends denial of the request to amend the FLUM designation from "Single -Family Residential" to "Low Density Multifamily Residential" for the property located at 1515, 1529, 1543 NW South River Drive. Jacque in:' a lis Chief • and Development R.Shedd 8/29/2017 Attachments: A — Concurrency Management Analysis B — Miami Dade County Office of Emergency Management Comprehensive Ran Amendment Review Fife ID 2697 — Page 8 Proposal No. Date: 2697 9/20/17 Concurrency Management Analysis City of Miami Planning & Zoning Department Impact of Proposed Amendment to Future Land Use Map AMENDMENT INFORMATION Applicant: 1515 MIAMI RIVER LLC Address: 1515, 1529, & 1543 NW S RIVER DR Boundary Streets: North: South: RIVER East: NW 14 CT NW S RIVER DR West: NW 16 AV Proposed Change: From: Single -Family Residential To: Low Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 2.0680 acres @ 9 DU/acre Peak Hour Person -Trip Generation, Residential Proposed Designation, Maximum Land Use Intensity Residential 2.0680 acres @ 36 DU/acre Peak Hour Person -Trip Generation, Residential 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 19 26 74 56 143 56 30 Little Havana 309 J1 115 NW 17 AV DU's DU's 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) CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents MCNP Parks, Recreation, and Open Space Policy PR1.1.4 requires a 10-minute (defined as 1/2 mile) barrier -free walk to a park entrance. Concurrency Checkoff 143 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, 95 g/r/d Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 143 13,632 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, 95 g/r/d Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 143 13,632 See Note 1. See Note 1. WASD Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, 1.28tons/resident/yl Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 143 184 800 616 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 143 30 B B 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. ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th 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 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. Attachment B - File ID 2697 Comprehensive Plan Amendment Review Office of Emergency Management Planning Bureau Miami Dade Fire Rescue Department 1515 NW S River Drive is currently part of the Category 2 and higher risk for 18" and higher of water above ground with storm surge inundation based on the Maximum of Maximums (MoMs) of the Sea Lake Overland Surge from Hurricanes (SLOSH) model. Given that this is changing from 9 residential units to 36 residential units and assuming 2.5 people per unit this would have a minimal amount of impact on evacuation clearance. The closest Bus pick up point for evacuation purposes is 1.4 miles away at the Flagami Paradise Trailer Park. 1529 NW S River Drive is currently part of the Category 2 and higher risk for 18" and higher of water above ground with storm surge inundation based on the Maximum of Maximums (MoMs) of the Sea Lake Overland Surge from Hurricanes (SLOSH) model. Given that this is changing from 9 residential units to 36 residential units and assuming 2.5 people per unit this would have a minimal amount of impact on evacuation clearance. The closest Bus pick up point for evacuation purposes is 1.4 miles away at the Flagami Paradise Trailer Park. 1543 NW S River Drive is currently part of the Category 2 and higher risk for 18" and higher of water above ground with storm surge inundation based on the Maximum of Maximums (MoMs) of the Sea Lake Overland Surge from Hurricanes (SLOSH) model. Given that this is changing from 9 residential units to 36 residential units and assuming 2.5 people per unit this would have a minimal amount of impact on evacuation clearance. The closest Bus pick up point for evacuation purposes is 1.3 miles away at the Flagami Paradise Trailer Park. 0 1 137.5 275 AERIAL FILE ID: 2697 COMPREHENSIVE PLAN AMENDMENT 550 Feet ADDRESS: 1515, 1529, 1543 NW S RIVER DR A N FUTURE LAND USE MAP (EXISTING) File ID: 2697 COMPREHENSIVE PLAN AMENDMENT Medium^Density' �• Restricted r / Y�x Commercial ADDRESS: 1515, 1529, & 1543 NW S RIVER DR 0 125 250 1 1 1 500 Feet 1 FUTURE LAND USE MAP (PROPOSED) File ID: 2697 COMPREHENSIVE PLAN AMENDMENT N Medium^Density' �• Restricted r / Y�x Commercial LOW DENSITY MULTIFAMILY RESIDENTIAL ADDRESS: 1515, 1529, & 1543 NW S RIVER DR 0 125 250 500 Feet