Loading...
HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR Comprehensi►re Plan Amendment PROJECT ADDRESS: 2130-2132, 2126, 2124 SW 7 St and 2109 SW 8 St FILE ID: 1284 APPLICANT: 8th and 22nd Corp. and 2126 Corp. COMMISSION DISTRICT: District 3 NET OFFICE: Little Havana LAND USE DESIGNATION: Medium Density Multifamily Residential REQUEST Pursuant to Future Land Use Policy LU-1.6.3 of the Miami Comprehensive Neighborhood Plan, the subject proposal has been reviewed for a change to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan designation from "Medium Density Multifamily Residential" to "Restricted Commercial" of real property located at approximately 2130-2132, 2126, 2124 SW 7 St and 2109 SW 8 St Miami, Florida (a complete legal description of the property is on file at the Hearing Boards Office). FUTURE LAND USE INTERPRETATION 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 "Medium Density Multifamily Residential"' allow residential structures to a maximum density of 65 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; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily 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, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. 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 medium 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)." "Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; 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 "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be 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. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas." 1284 Page 2 of 5 DISCUSSION The subject area consists of approximately 1.05 acres, in the Little Havana neighborhood. The subject area is generally bounded by SW 21 Ave to the east, SW 22 Ave to the west, SW 7 St to the north, and SW 8 St to the south. The subject area consists of four (4) parcels. To the south of the subject parcels (excluding 2109 SW 8 St), there is a public alley, running east -west and terminating at the property line of2109SW8St. The property at 2109 SW 8 St has split designations: the northern portion is designated Medium Density Multifamily Residential and the southern portion, fronting SW 8 St, is designated Restricted Commercial. The three parcels that only front SW 7 St are entirely designated Medium Density Multifamily Residential. 2'130 SW 7 ST i Medium Density Multifamily Residential 1I 21213 SW 7 ST w c u) 1 T 2124SW7ST; SW 7TH ST ::;111r rr�lCal 2109 SW 8 ST 2130 SW 7 ST Medium Density Multifamily_ Residential 2126 SW 7 ST -SW 21STAVE 2124SW7ST • Restricted Commercial SW•7TH ST 2109 SW 8 ST Future Land Use Map — Existing Future Land Use Map — Proposed EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION ZONING Subject Property (Affected Portioj: Medium Density Multifamily Residential Maximum of 65 D.U. per acre Subject Property Portion: T4-L (General Urban Transect Limited) Maximum of 36 D.U. per acre 1284 Page 3 of 5 Surrounding Properties: NORTH: Medium Density Multifamily Residential Maximum of 65 D.U. per acre SOUTH: Restricted Commercial Maximum of 150 D.U. per acre EAST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre WEST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre ANALYSIS T4-R (General Urban Transect Restricted) Maximum of 36 D.U. per acre T6-8-O (Urban Core Transect Open) Maximum of 150 D.U. per acre T4-L (General Urban Transect Limited) Maximum of 36 D.U. per acre T4-L (General Urban Transect Limited) Maximum of 36 D.U. per acre Criteria 1 Future Land Use Objective LU-1.7: Ensure that the Miami Comprehensive Neighborhood Plan is updated as needed to meet changing conditions and, improve its effectiveness and success. Analysis 1 While there are changing conditions along the SW 7 St/SW 8 St corridor, particularly with respect to possible transportation improvements, an amendment such as the subject proposed amendment is not the product of comprehensive study to ensure the proposed designations appropriately address those changing conditions. Finding 1 Staff finds the proposed amendment inconsistent with Objective LU-1.7 Criteria 2 Future Land Use 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 2 The subject parcels are situated in an area that may be appropriate for development that is more dense and intense than what is there presently, as they are near the major intersection of SW 8 St and SW 22 Ave.. However, due to the nature of the amendment, there would not be a balance between the subject parcels and the surrounding properties. Such a change to the Future Land Use Map should be done by coordinating and studying the entire corridor. Finding 2 Staff finds the proposed amendment inconsistent with Policy LU-1.3.15 1284 Page 4 of 5 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 The SW 7 St corridor has an established transition between designations that is consistent down the corridor. The proposed amendment would create an inconsistency between neighboring properties. Such a change of designation should be examined in a comprehensive manner, to address changing conditions and ensure the amendment does not have any negative impacts on the surrounding neighborhood. Finding 3 Staff finds the proposed amendment inconsistent with Policy LU-1.6.9 • There is a companion rezoning application (file ID 1297). The existing Miami 21 zoning designation on this site is T4-L (General Urban Transect Limited) while the proposed designation is T5-O (Urban Center Transect Zone Open). RECOMMENDATION Based on the aforementioned findings, the Planning & Zoning Department recommends DENIAL of this Future Land Use amendment, as presented. These findings support the position that the Future Land Use designation at these locations and for this neighborhood should not be changed from "Medium Density Multifamily Residential" to "Restricted Commercial". Jacqueline Ellis Acting Chief of Land Development R. Shedd October 28, 2016 1284 Page 5 of 5 Proposal No. 1284 Date: 11/16/2016 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION Applicant: 8th and 22nd Corp and 2126 Corp. Address: 2130-2132, 2126, 2124 SW 7 St and 2109 SW 8 St Boundary Streets: North: SW 7 ST East: SW 21 AV South: SW 8 ST West: SW22 AV Proposed Change: From: Medium Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 1.0500 acres @ 65 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 1.0500 acres @ 150 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 68 DU's 44 0 sq.ft. 158 DU's 83 0 sq.ft. 0 229 89 39 Little Havana 309 Q3 204 SW 7 Street CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, .0013acres/resident Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 229 0.30 182.80 182.50 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, 155g/r/d Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 229 35,553 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 229 Transmission Requirement, 141g/r/d 32,342 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff 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, 1.28tons/resident/yl Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 229 294 800 506 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 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. Areas designated as "Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 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; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily 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, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. 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 medium 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). Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; 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 "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be 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. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. 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. 229 39 C C OK FUTURE LAND USE MAP (EXISTING) File ID: 1284 SW8THST 0 Z N N 0) Medium' Density Restricted Co ercial N 2130 SW 7 ST SW 6TH ST Medium Density Multifamily Residential 2126 SW 7 ST Restricted Commercial 2124 SW 7 S SW-7TH ST 2109 SW 8 ST Low Density Restricted Commercial SW,9TH,ST Duplex - Residential ow N > Low_Density Restricted Commercial ADDRESS: 213-2132, 2126, & 2124 SW 7 ST AND 2109SW8ST 0 105 210 420 Feet FUTURE LAND USE MAP (PROPOSED) File ID: 1284 SW8THST 0 Z N N 0) Medium' Density Res ri tc ed Co ercial N 2130 SW 7 ST SW 6TH ST Medium Density Multifamily Residential 2126 SW 7 ST Restricted Commercial Low Density Restricted Commercial 2124 SW 7 S SW,9TH,ST Duplex - Residential w SW-7TH ST 2109 SW 8 ST Low_Density Restricted Commercial ADDRESS: 213-2132, 2126, & 2124 SW 7 ST AND 2109SW8ST 0 105 210 420 Feet