The URL can be used to link to this page

Home My WebLink AboutAnalysis & MapsiNCPAr 11E1140 nee CITY OF MIAMI PLANNING & ZONING DEPARTMENT COMMUNITY PLANNING DIVISION Comprehensive Plan Amendment Staff Analysis File ID 2708 Applicant 20thAvenue Partners, LLC Location 3616 and 3620 NW 20 Avenue (Folio: 01-3122-000-0830 & 000-0852) 01-3122- Commission District District 1 — Commissioner Wifredo "Willy" Gort NET District Allapattah NET Size 22,530 sq. ft. Planner Ryan Shedd, Planner II A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), 20th Avenue Partners, LLC requests an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the designation of the properties at 3616 and 3620 NW 20 Avenue ("the Site") on the FLUM from "Medium Density Restricted Commercial" and "General Commercial" to "General Commercial". Concurrently, the applicant requests 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. 2709) seeks to change the Miami 21 Zoning designation from T5-L (Urban Center - Limited) and T6-8-O (Urban Core — Open) to T6-8-O (Urban Core - Open). File ID 2708 — Page l B. SITE AND NEIGHBORHOOD DETAILS The subject site is located in the Allapattah NET Area. The site is bounded by NW 20 Court to the west, NW 36 Street to the south, NW 20 Avenue (which the site fronts) to the east, and NW 38 Street to the north. The site consist of two parcels of land. There are currently no structures on the site. In close proximity of the site to the west by two blocks is NW 22 Avenue, a major corridor with retail, higher density, and intensity of uses. The site is located within a Transit Oriented Development (TOD) area, as it is within a half mile of a premium transit facility, the Earlington Heights Metrorail station. The station connects to Downtown Miami and point south, the Miami International Airport, and Hialeah. Furthermore, the site's location along NW 36 Street is within a Transit Corridor, as NW 36 Street has a high frequency of busses. Ehrirommar 1A�� IY///iAsiil�inri�iw NW 41ST ST/ /</ pirel rr �"' - ry'AWA r e EARLiNGTI]N I 16i/ HEiGHTS/ r' , iOfai SR 112 (ff4wArd e___ - Li owl —I -lr �ulh .n MINN I®ME NW 22ND CT Aga i 111 i at 0 SUM ■ TOO Half Mile `City Boundary Transit Corridor U ,N •z w mr 11 Aut 3620 3616 ' -‘r NW39TFt5T. NW 3BTH ST,T 11111111i fvle(rose Miam Jackson. Senor I I gh School(7341) 'NW 36THST- x 3 NW 3STH TER M11Area1 N 111111l11 111 I:i111111M,' iM!%1/! ��U11III111111111� 11111111111 1111111i ig �fe �tf Alw �sauysaw raw. 4Paliaam.••. NW 35TH ST' NW 34TH ST / / NW 33RD ST N E NW37THST % _% Y IN II S 1111U% 11 11/L. Arm --. dial d W SSE Map 1: Context File ID 2708 - Page 2 Photo 1 ° The site, on the left, as seen looking north along NW 20 Avenue Photo 2: The site, on the right, as viewed looking south along NW 20 Avenue File ID 2708 — Page 3 Photo 3: Looking south along NW 20 Avenue, from NW 38 Street Photo 4: Properties along NW 20 Court which abut the subject site at the rear. These abutting properties contain an auto -related commercial use and multifamily residential buildings. File ID 2708 — Page 4 C. FUTURE LAND USE The entirety of the site, made up of two properties, fronts NW 20 Avenue, with the northern property abutting "Medium Density Restricted Commercial" properties to the north, east, and west. The southern property abuts "General Commercial" properties to the south, east, and west. There are a variety of existing uses surrounding the site, including single-family, duplex, and multifamily residential, auto -oriented commercial, auto -related commercial, educational facilities including the Miami Jackson Senior High School, religious facilities, and general commercial. The northern property and half of the southern property are designated "Medium Density Restricted Commercial", which allows a maximum density of 65 dwelling units per acre and allows a variety of uses, focused on residential and commercial. The southern quarter of the site is designated "General Commercial", which allows a maximum density of 150 dwelling units per acre and has the most liberal allowance of commercial uses. The applicant seeks an amendment to the FLUM for the entirety of both properties to "General Commercial". Map 2: Existing Future Land Use Map Map 3: Proposed Future Land Use Map File ID 2708 - Page 5 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; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. 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 The proposed amendment would push higher density and commercial uses further into the "Medium Density Restricted Commercial" neighborhood. While the preferred order between densities situates medium and high densities next to one another, the arrangement of the site is such that increasing the allowed density for the northern property would not be harmonious with the medium density properties to the north, northeast, and northwest. However, the southern property (which is already split -designated "General Commercial" with a high density housing allowance) is surrounded by "General Commercial" on the east, south, and west, therefore an increase in density would match the density and allowable uses of the surrounding properties. Finding 1 Staff finds the request inconsistent for the northern property and consistent for the southern property with Policy LU-1.1.3. 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 The site is adjacent to the commercial corridor along NW 36 Street. More importantly, the site is within the Earlington Heights Metrorail Station Transit Oriented Development area and the NW 36 Street Transit Corridor (as defined in Article 1, Section 1.2 in the Miami 21 Zoning Code). This provides residents with access to frequent Metrorail and bus service all well within a quarter mile, with direct access to Downtown Miami and points south, the Miami International Airport, and Hialeah. This area is well situated to absorb residential density within such close proximity to many transit, retail, and community amenity options. Finding 2 Staff finds the proposed amendment consistent for both properties 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." File ID 2708 — Page 6 Analysis 3 The site sits on the border between the NW 36 Street commercial corridor and a small "Medium Density Restricted Commercial" neighborhood, which runs the remainder of the north -south block up to NW 38 Street. Creating and achieving the proper transitions and buffering between development capacities would be extremely difficult and unlikely with an increase of development capacity for the northern portions of the site. As mentioned above, 3616 NW 20 Avenue is already split -designated, allowing higher density and development capacity on the southern half of the property, while the northern half is surrounded on three sides by "General Commercial" designations. Therefore the amendment for 3616 NW 20 Avenue would still meet the intent of the policy to ensure proper buffering is provided. Finding 3 Staff finds the request inconsistent for the northern site and consistent for the southern site with Policy LU-1.6.9. Criteria 4 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." Analysis 4 Staff conducted a Concurrency Management Analysis (CMA) of the proposed amendment and found that it met most of the level -of -service (LOS) standards of the MCNP, with one exception: the Parks, Recreation, and Open Space standard, established in Policy PR-1.1.4. Though the closest parks are Juan Pablo Duarte Park and Melrose Park, the properties are well outside the Service Area of these parks. Increasing density would move the City further from meeting this LOS. (See Attachment A for the CMA and Attachment B for Parks LOS) Finding 4 Staff finds the proposed amendment inconsistent for both properties with Policy LU-1.6.4. E. RECOMMENDATION Based on the above background information, the Planning & Zoning Department recommends denial of the request to amend the FLUM designation from "Medium Density Restricted Commercial" to "General Commercial" for the site located at 3620 NW 20 Avenue and approval for the request to amend the FLUM designation from "Medium Density Restricted Commercial" and "General Commercial" to " General Commercial" for the site at 3616 NW 20 Avenue. e Ellis C of and Development Attachment A — 2708 Concurrency Management Analysis Attachment B — 2708 Parks LOS File ID 2708 — Page 7 Proposal No. 2708 Date: 12/6/2017 Concurrency Management Analysis City of Miami Planning & Zoning Department Impact of Proposed Amendment to Future Land Use Map AMENDMENT INFORMATION Applicant: 20th Avenue Partners, LLC Address: 3616 & 3620 NW 20 Avenue Boundary Streets: North: South: Proposed Change: From: To: NW 38 ST East: NW 20 AV NW 36 ST West: NW 20 CT Medium Density Restricted Commercial General Commercial Existing Designation, Maximum Land Use Intensity Residential DU I 0.3600 acres @ 65 DU/acre 23 Peak Hour Person -Trip Generation, Residential 15 Proposed Designation, Maximum Land Use Intensity Residential DU I 0.3600 acres @ 150 DU/acre 54 Peak Hour Person -Trip Generation, Residential 29 Net Increment With Proposed Change: Population 79 Dwelling Units 31 Peak Hour Person -Trips 13 Planning District Allapattah County Wastewater Collection Zone Basin 0054 Drainage Subcatchment Basin F1 Solid Waste Collection Route 123 Transportation Corridor Name NW 36 ST 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 79 NO POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, 95 g/r/d Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 79 7,471 >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 79 7,471 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/yt Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 79 101 800 699 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 79 13 B B OK NOTES: Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Autho ty 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. Subject Properties City Boundary City of Miami Park Park Quartermile Walkshed NW 23RD CT NW 47T NW 46TH ST-- NW 41STST NW 38TH ST NW 37TH ST NW 4 SR 112 H 1) N z w Q NW 23RD AVE 0 285 570 1,140 Feet Crea 1 by the City of Miami Planning & Zoning Department November 1, 2017 Z:\Shared\CURENT PLANNING\CURRENT PLANNING\GIS\2 MXD\2.5 Parks W 22ND CT- H 1 w 0 z N N NW 36TH ST NW 35TH ST ?ND ST NW 43RD ST NW 45TH ST w I CD z NW 34TH ST w Q NW 33RD ST H cn Ni_ z U H NW 35TH TER w 1- rn z NW 32ND ST— CharleASttachment B Hadley Park 1- U J a 1— M NW 40TH ST z J 0_ _• 1- N z NW 39TH ST NW.17,TH A W 15TH AVE w co co z w 1- z — NW 29TH TER NW 29TH STr ui M_> A AERIAL FILE ID: 2708 ADDRESSES: 3620 NW 20 AVE & 3616 NW 20 AVE 0 125 250 500 Feet FUTURE LAND USE MAP (EXISTING) FILE ID: 2708 COMPREHENSIVE PLAN AMENDMENT I- • 0 i U o ■ I— CV ■ N z i= , u.u.u.u.u■ uu.11.u.11.11.u.u.u.u.+ �H�#■iF�,+■II■+1■+1■II■R■11■ N W; 38TH' STUN■■u..u.0 NW 37TH ST N 0 125 250 1 i I MediumDensity PRestricted ommercial General Commercial Duplex -- Residential 500 Feet NW_36TH:ST NW 35TH'ST UNNAMED NW 38TH ST Major;lnst, Public Facilities' Traar sp And Restricted Commercial ADDRESSES: 3620 NW 20 AV & 3616 NW 20 AV FUTURE LAND USE MAP (PROPOSED) FILE ID: 2708 COMPREHENSIVE PLAN AMENDMENT I- • 0 i U o ■ I— CV ■ N z i== , .u.u.u.u.u■ uu.u.u.u.u.u.u.u.u.u.u.u.+= �11■#■iF�,+■ II ■+1■+1■I I■R■11 N W; 38TH' STUN■■ NW 37TH ST- 0 125 250 1 i I General Commercial Duplex -- Residential 500 Feet General Com mercia NW_36TH:ST NW 35TH'ST UNNAMED NW 38TH ST Major;lnst, Public Facilities' Traar sp And Restricted Commercial ADDRESSES: 3620 NW 20 AV & 3616 NW 20 AV