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HomeMy WebLinkAboutAnalysis and Maps�. %AOP 0,, j CITY OF MIAMI INCOAB96AiEU �.% PLANNING DEPARTMENT e• a COMMUNITY PLANNING DIVISION 9 N N Comprehensive Plan Amendment Staff Analysis File ID 4429 Applicant 3516 NW 7 Ave, LLC Location 3516 NW 7 Avenue and 725 NW 35 Street Commission District District 1- Commissioner Wifredo Gort NET District Alla.attah NET Size Total site is approximately 0.782 acres; Future Land Use Map chan.e is a..roximatel 0.316 acres Planner Guillermo De Nacimiento, Planner I A. REQUEST The property owner 3516 NW 7 Ave, LLC ("Applicant") is requesting a small scale comprehensive plan amendment to Ordinance No. 10544, to change the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan ("MCNP"), for the properties at 3516 NW 7 Avenue and 725 NW 35 Street (collectively, the "Property"), pursuant to Policy LU-1.6.4 of the MCNP in preparation for a mixed -use development project. The subject site consists of a total of six platted lots belonging to the Eden Park Subdivision and consists of a total of 0.782 acres. The two westernmost lots are currently designated "Medium Density Multifamily Residential". The Applicant seeks to change the designation to "Medium Density Restricted Commercial". The proposed amendment contains approximately 0.316 acres. Small scale Comprehensive Plan Amendments are those that involve less than 10 acres of property and are subject to the Small -Scale Review Process, as set forth in Section 163.3187, F.S. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (PZAB File ID# 4430). The companion application seeks to change the Miami 21 Zoning designation from T4-R (General Urban Zone —Restricted) to T5-L (Urban Center Zone— Limited) and T5-L (Urban Center Zone— Limited) to T6-8-L (Urban Core— Limited) for the entire site of 0.782 acres. B. SITE DETAILS AND NEIGHBORHOOD BACKGROUND Map 1 on page 2 shows that the Subject Property is located at the northwest corner of the 7 Avenue and NW 35 Street intersection, consisting of six vacant lots (3, 28-32) of the Eden Park Subdivision (plat book 7, page 29) with an approximate area of 34,080 square feet (0.782 acres). North of the site is a fast-food restaurant fronting NW 36 Street, with the City of Miami's Fire Station # 6, and Moore Park/Tennis Center on the northside of NW 36 Street. The properties immediately to the west are vacant and the properties to the south of NW 35 Street have commercial (fronting 7 Avenue) and residential uses (fronting NW 35 Street). To the east of NW File ID 4429 — Page 1 7 Avenue are industrial uses and an additional fast-food restaurant. The Subject Property is located within the Allapattah NET Area. PLATS, SUBDIVISIONS & LOTS MOORE PARK I NJ1h36TH ST 18 15 44 13 12 11 10 EDEN - 9 PARK 8 7 8 5 4 t 2 3 17 L 18 19 23 21 22 23 24 25 28 27 28 29 30 31 32 , w x MN35TH ST 1 2 3 4 5 8 SUWANNEE 7 8 9 PARK 10 11 12 13 14 15 18 32 31 30 29 29 27 23 25 24 23 22 21 2 17 18 19 10 15 MANGO -MAN 9 18 12 11 10 R 9 8 7 --• MN'34rH ST NMI 33RD TER CORPUS CHRISTI MANOR 125 250 500 Feet Map 1: Subdivision and Lots of the Subject Property NIT,ST } fli7T l33RD ST— SUBJECT PROPERTIES & LOTS File ID 4429 — Page 2 Prior to the adoption of Miami 21, under the 11000 Code of Ordinances, the Western Lots were zoned Multifamily Medium -Residential (R-3) with a Buffer Special District Overlay (SD-12) and the Eastern Lots were zoned Restricted Commercial (C-1). On January 20, 2016, Planning and Zoning Board of Appeals ("PZAB") approved a request to rezone the parcels to the north and west of the Property from T4 and T5, to T5 and T6. This approval was despite staff's recommendation that the request be denied claiming it would allow intensive commercial uses to encroach into the established neighborhood to the west. It was staff's opinion that the then T4 and T5 zones were appropriately preserving the residential neighborhood, while serving as protective buffers between the industrial and the residential zones. On March 24, 2016, the City Commission approved the item on first reading, and then again on second reading on April 28, 2016, where the Director of Planning informed the public that the Applicant had addressed staff's concerns regarding the neighboring residents by way of an approved site plan and community outreach. The Planning Director thereby made a favorable recommendation, and the rezone was approved via Ordinance No.13607. Allapattah Planning Study In February of this year, a planning study of the Allapattah neighborhood was initiated by the Planning Department staff at the request of the City Commission. Using data from the 2012-2016 American Community Survey (ACS), Tax Roll data from the Miami Dade Property Appraiser's office, the City of Miami's geographic information services database and existing site conditions, staff published its report which was titled Allapattah: A Planning Study (the "Study"). The Study's scope was from NW 39 Street to the parcels fronting NW 21 Street on the southside, and from NW 6 Court to the parcels fronting NW 12 Avenue on the westside. The Property lies just south of the northern border of the scope's boundary. The Study identified the opportunities and risks facing sections of Allapattah. Due to their access to mass transportation and their proximity to the job centers in the industrial zones nearby. Furthermore, as a neighbor to Downtown Miami, the Allapattah area is considered relatively affordable. The Property is vacant, and the neighborhood needs economic activity and redevelopment. The requested rezone would implement a more compatible zone that allows for additional heights, densities, and uses for development. Miami -Dade Transit generously serves the site with four Metrobus Service Routes (277, 36, 77, and 110) with a stop located on the on 7 Avenue side of the Subject Property, near the intersection with NW 36 Street. with access to south -bound services, which travel as far south as Government Center. From the north -bound bus stop across the street, pedestrians may travel as far north as NW 199 Street. About 250 feet north of the Property, two additional bus stops currently access the east and west bound services and include a stop at the Allapattah Metro Rail Station within half a mile of the Subject Property. Therefore, this project qualifies as a Transit Oriented Development (TOD), pursuant to Transportation Policy TR-1.2.4 of the MCNP. Map 2 (below) shows the site's access to transit, along with other neighborhood amenities. File ID 4429 — Page 3 z MUM MINN SR- 12.0 .RAMP_ Si ;12=0FF_R-gme E NW 39TH ST I1T I I1 TI u w w F z 14(/ !o. W PA7,,i S.p SFir112 -5 ON��� NW 36TH ST '0 F. z z c IIIIIIIIII�l NW 34TH ST NW 29TH ST 35TH L_1 Subject Property City Park 0 Fire Station Miami -Dade Public School A 0.125 0.25 Miles Map 2: Neighborhood Access to Transit and Amenities Metro Rail Station —�— Metro Rail Bus Route File ID 4429 — Page 4 N CD Subject Property 0 120 240 Map 3: Aerial of the Neighborhood and Subject Property 480 Feet File ID 4429 — Page 5 Demographics The Census Block Group (120860025023), in which the Property is contained, has a total of 421 households in a total of 466 housing units with an approximate population of 1,456 persons. This data was collected from the 2012-2016 American Community Survey. The median income for those households between 2012 and 2016 was $24,509. This is 55 percent of the Area Median Income of Miami -Dade County ($52,300). The median household income for the City of Miami was $31,642 for the same period. The percentage of people living in poverty, in this Block Group is 36.3 percent, which is approximately 41.3 percent more than the countywide average of 21.3 percent; surrounding neighborhoods had similar percentages of families living in poverty. The estimated percent of households that rent in this Block Group is approximately 61.7 percent. The median rent for a unit in this Block Group is approximately $903 which is slightly lower than that of the surrounding Block Groups, which had a median gross rent in the range of $1,081. The estimated unemployment rate for this Block Group is approximately 5.1 percent. Subject Block Group: 120860025023 Topic Data' Number of Households 421 Number of Housing Units 466 (Approximately 5.18% Vacancy) Median Household Income $24,509 (47% of County AMI* and 77% of the City of Miami's median income) Percent of families under the Poverty Line 36.33% Percent of Households that rent 61.70% Median Rent $903 (65% Rental cost burdened) Unemployment Rate 5.1% *AMI is the Area Median Income, as defined by Miami -Dade County, which is $52,300 1 Data was retrieved from the U.S. Census Bureau and the Bureau of Labor Statistics. Data from the Decennial Census and the American Community Survey was compiled for this report. File ID 4429 — Page 6 C. SITE PHOTOS Below are a few photographs of the streetscape and surrounding neighborhood context: Photo 1: The property, as seen looking north towards NW 36 Street, sits on the northwest corner of NW 35 Street and NW 7 Avenue. Photo 2: Looking north at 725 NW 35 Street, the westernmost lot of the property is currently vacant and partially fronts residential units on NW 35 Street. File ID 4429 — Page 7 Photo 3: Looking northeast from NW 35 Street, at the vacant lots of 3516 NW 7 Avenue, on the northwest corner of NW 35 Street and NW 7 Avenue. This easternmost portion of the property fronts commercial and industrial uses. Photo 4: Looking west on NW 35 Street the vacant lots (right side in this photo) which immediately abut the Subject Property are viewable. File ID 4429 — Page 8 Photo 5: Looking east on NW 35 Street, the commercial uses (right side in this photo) across the street from the Subject Property are viewable. Further down, across 7 Avenue industrial uses are viewable. .ems Photo 6: Looking south along NW 7 Avenue, is a view of the bus stop located directly on the Subject Property (right side in this photo). File ID 4429 - Page 9 D. EXISTING AND FUTURE LAND USE Existing Land Use Inventory Map 4 on page 11 shows the Existing Land Use (ELU) within a quarter -mile radius of the property. ELU categories have been grouped with similar uses for clarity. As shown on the map, the Subject Property is currently "Multi -Family, Low -Density", and "Institutional" or more specifically, "Houses of Worship and Religious". Table 1 (below) inventories all the existing land use categories within the quarter -mile study area. "Institutional", "Parks" and "Single -Family, Medium -Density" are the largest categories within the study area, with a combined 39.4 acres of land dedicated to these uses. The southwestern portion of the study area, in which the property is located, has an ELU predominantly of a residential nature. There is a mix of single-family, duplex and multi -family development. On the southwest corner of NW 35 Street, at the intersection of NW 8 Avenue and 35 Street, are three properties of single-family, county -owned public housing. The Subject Property is in the northwest corner of Allapattah, just west of Interstate 95 highway which acts as a border between Allapattah and Wynwood to the east. As such, there are both clear distinctions and similarities between the two areas. Like Wynwood, the area east of the Subject Property, has ELU categories predominately industrial and mixed -use in nature. Distinct from Wynwood, the area west and southwest of the Subject Property has ELU categories of single and multi -family residential. EXISTING LAND USE DESCRIPTION ACREAGE PER FLUM CATEGORY PERCENTAGE Institutional 14.4 18.3 % Industrial 5.5 7.0 % Commercial 7.6 9.7 % Right -of Way 0.6 0.7 % Multi -Family, High -Density 0.6 0.8 % Multi -Family, Low -Density 8.4 10.7 % Single -Family, High -Density 1.1 1.3 % Single -Family, Medium -Density 10.0 12.7 % Single -Family, Low -Density 0.4 0.5 % Two -Family (Duplexes) 9.3 11.9 % Residential- Government Owned Housing 1.0 1.2 % Parks 15.0 19.1 % Vacant 4.7 6.0 % TOTAL 78.5 100.0% Table 1— Existing Land Use categories within the 0.25-mile radius of the Subject Property File ID 4429 — Page 10 __NW 210TH ST SR 120N RAMP J I I r I 1 1 1$7S�T I_ I t�4F O W EXISTING LAND USE 0.25 MILE J SRTt2QFF MPE NW 3gl1S7_ MN 33T H ST MN 37T HST NW 35T H ST MN 33RO ST NJf_31ST ST NW 30TH ST 375 750 l 05 OFF RNMPW NW 34T H ST 1 r^� -NOV30T H ST NJJ3IST ST 1,500 Feet ) 3 S T.ER-0 MN 31ST ST MN41S7ST w MN 407 H SY 95 OFF RAMP E 1 MN 37TH ST 1111111.. miming !hl 1111E NW 34TH S11111 PM 33RD ST N Ak MN31STST SUBJECT PROPERTIES: 3516 NW7AVE &725 NW35 ST QSubject Properties Existing Land Use Description hstitutional hdustrial Commercial PogM-of-W:1y ® !Oki -Family, Fig Density Multi -Family, Low -Density Parr Residential - Gowrnmental -Owned Housing Single Family- High Density Single -Family -Low -Density Single -Family- Medium Density Two- Family (Duplexes) Vacant Map 4: Existing Land Use. This map illustrates how each property is currently being used. File ID 4429 — Page 11 Future Land Use Inventory Map 5 on Page 13 is an inventory of Future Land Uses within the quarter -mile study area. The largest Future Land Use designation on Map 5 is Major Institutional, Public Facilities, Transportation and Utilities. This accounts for 23.1 percent of the eight differing FLUM categories. The FLU designations that are present within the study area are summarized in Table 1. Table 1. Summary of FLU Designations within the Quarter -Mile Study Area of the Subject Site FLUM DESCRIPTION ACREAGE PER FLUM CATEGORY PERCENTAGE Medium Density Multifamily Residential 13.63 15.6% Industrial 9.54 10.8% Duplex - Residential 11.30 12.8% Public Parks and Recreation 15.12 17.2% General Commercial 2.07 2.4% Major Inst, Public Facilities, Transp. 20.20 23.1% Medium Density Restricted Commercial 11.67 13.4% Restricted Commercial 4.18 4.7% TOTAL 100.0% Map 5, also shows that the subject property is predominantly bordered by the FLUM designations of "Restricted Commercial", "Medium Density Restricted Commercial, Medium Density Multi -Family Residential" and "Industrial". The total perimeter of the subject property is approximately 778 linear -feet and the percentage of FLUM designation that bordered this subject property is as follows: • Restricted Commercial = 45 percent • Industrial = 22 percent • Medium Density Restricted Commercial = 18 percent • Medium Density Multifamily Residential = 15 percent File ID 4429 — Page 12 +MM 4dTH"ST ■ r—SR4 ION NW 397t{ ST NJ,' 38T H ST �HUf35TH ST� -Mk 61R D ST _.! 1 .Nek3OTti ST FRAIfP<E WI 0.25 - Mile Analysis for FLUM Cate 1 ories NN,42ND ST Public Parks and Recreation MU 36T H ST NW 34THSTD- IsV� Major Inst.- Public Facilities, ,Tra` sprAnd ILi l Medium;DensityMB/31ST5T Mtiltifam ly Resident al .NND .HST n I I Industri I e3Ro r MU 33RD ST =1.1. IS aG R - w4ISTST Ugh Industr al r42ND$T M1VA1ST6%. MR 4OTH ST— I as,ra8,N4,0 HST Med urn Density Restricted Commercial i t MN33ROST 1 0 355 710 1.420 Feet 1V SUBJECT PROPERTIES: 3516 NW 7 AVE & 725 NW 35 ST Subject Properties Map 5: 0.25 Mile FLUM Analysis File ID 4429 — Page 13 Description of existing Future Land Use The Subject Property consist of two parcels, made-up of six platted lots. The two westernmost lots are currently designated "Medium Density Multifamily Residential". Map 6 on page 16 shows the existing future land use designation of Medium Density Multifamily Residential which juts in between a corridor of Medium Density Restricted Commercial and Restricted Commercial designations at 3516 NW 7 Avenue (easternmost property). This designation allows residential structures to a maximum density of 65 dwelling units per acre. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the category: "Areas designated as "Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (100%), 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)." Description of proposed Future Land Use As shown on Map 7 on page 17, shows the proposed designation of "Medium Density Restricted Commercial" on the FLUM of the MNCP. The proposed designation allows a residential density of 65 dwelling units per acre and permits commercial uses that include: general retail, restaurants, cafes and transitional residential facilities, such as hotels and motels. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the category: "Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; 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: File ID 4429 — Page 14 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 "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property." File ID 4429 — Page 15 ■ RECREATION RESTRICTED COMMERCIAL MEDIUM DENSITY RESTRICTED COMMERCIAL MEDIUM DENSITY MULTI -FAMILY RESIDENTIAL N 4 0 125 250 500 Feet Map 6: Existing Future Land Use ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST File ID 4429 — Page 16 RECREATION MEDIUM DENSITY RESTRICTED COMMERCIAL r MEDIUM DENSITY MULTI -FAMILY RESIDENTIAL -j- 0 125 250 500 Feet Map 7: Proposed Future Land Use ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST File ID 4429 — Page 17 E. ANALYSIS Criteria 1 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 1 The proposed amendment would allow for redevelopment of the currently vacant site, into a new mixed -use development. This would allow for further development of a variety of uses along the NW 7 Avenue transit corridor, which already has frequent bus and trolley service throughout the day, and constant pedestrian activity up and down the street. Staff also recommends that the Metro Bus stop at the site be improved by providing a shelter with a bench. Finding 1 Staff finds the proposed amendment consistent with Policies LU-1.1.7. Criteria 2 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 2 The proposed amendment would allow for the proper transitions between disparate designations. Currently, there are three differently designated properties along NW 35 Street. There are five properties immediately abutting 725 NW 35 Street (to the west) designated "Medium Density Restricted Commercial", while two lots of the Subject Property is designated "Medium Density Multifamily Residential". This creates an incongruent pattern of development along NW 35 Street, which doesn't allow for the appropriate transition between varying development intensities. By amending the Future Land Use designations of the subject Property, a uniform and successional pattern of development would be possible. Finding 2 Staff finds the request consistent with Policy LU-1.6.9. Criteria 3 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 3 Staff conducted a Concurrency Management Analysis (CMA) of the proposed amendment and found that it met all the level -of -service (LOS) standards of the MCNP except for transportation. As of May 2018, the City of Miami has adopted an updated Transportation Element and concurrency methods are also updated. With this new methodology, the Office of Capital Improvements assessed that NW 7 Avenue is operating at an LOS F and NW 36 is operating at an LOS D. A better assessment of concurrency can be achieved with additional information from the applicant. File ID 4429 — Page 18 Finding 3 Staff finds the request consistent with Policy LU-1.6.4 with the exception of the level of service for transportation. The Planning Department recommends the Applicant provide the requested information to the Office of Capital Improvements prior to First Reading at City Commission. F. RECOMMENDATION Based on the above background information, the Planning Department recommends approval of the request to amend the Future Land Use Map of the Miami Comprehensive Neighborhood Plan by changing the Future Land Use designation from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial" for the Property at 3516 NW 7 Avenue and 725 NW 35 Street. Su/ Trone, ACP Chief of Comprehensive Planning File ID 4429 — Page 19 N AERIAL FILE ID: 4429 ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST 0 125 250 I i I 500 Feet EXHIBIT "A" PARCEL 1; LOTS 3, 29, 30,31 AND 32 OF EDEN PARK, ACCORDING TO 29, PUBFIAT THEREOF AS RECORDED IN PL4T LIC RECORDS OFMIAMI A E COUNTY, FLORIDA.K T, PAGE 'ARCEL 2 LOT 28 OF EDEN PARK, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7 PAGE 29, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. LESS AND EXCEPT THEREFROM. THE EAST 7.5 BELT OF LOTS 3, 30, 31 AND 32 OF EDEN PARK, ACCORDING TO 771E PLAT THEREOF AS RECORDED IN PLAT BOOK 7, PAGE 29 PUBLIC RECORDS OF Mt4MI-DADE COUNTY, FLORIDA. LYING AND BEING IN SECTION 26, TOWNSHIP 53 SOUTH, RANGE 41 EAST, CITY OF ML4MI, MIAMI DADE• COUNTY, FLORIDA. FUTURE LAND USE MAP (EXISTING) File ID: 4429 COMPREHENSIVE PLAN AMENDMENT RECREATION WI who o0-9 � rn` NW 36TH'ST NW 35TH ST MEDIUM DENSITY MULTI -FAMILY RESIDENTIAL 0_ 1- z N o 11111 NW 33RD_ST ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST 125 250 500 Feet FUTURE LAND USE MAP (PROPOSED) File ID: 4429 COMPREHENSIVE PLAN AMENDMENT RECREATION who o� NW 36THST NW 35TH ST MEDIUM DENSITY MULTI -FAMILY RESIDENTIAL LL N ADDRESSES: APPROXIMATELY 3516 NW 7 AVE AND 725 NW 35 ST 0 125 250 500 Feet 1