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Home My WebLink AboutAnalysis and MapsCITY OF MIAMI PLANNING & ZONING DEPARTMENT Comprehensive Plan Amendment Staff Analysis File ID 2676 Applicant Jose and Gisela Soberon Location 1015 SW 29 Avenue (Folio: 01-4109-019-0370) Commission District District 4 - Commissioner Francis Suarez NET District Coral Way NET Size 8,100 sq. ft. Planner Ryan Shedd, Planner II A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), Jose and Gisela Soberon are requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the FLUM designation of the properties at 1015 SW 29 Avenue ("the property") from "Duplex Residential" to "Medium Density Multifamily Residential". Concurrently, the applicant is seeking a change to the Miami 21 Zoning Atlas corresponding to this proposed change to the Future Land Use Map as a companion item. The companion application (File ID No. 2677) seeks to change the Miami 21 Zoning designation from T3-O (Sub -Urban - Open) to T4-R (General Urban - Restricted). File ID 2676 - Page 1 B. SITE AND NEIGHBORHOOD DETAILS The subject property is located in the Coral Way NET Area. The property is bounded by SW 29 Avenue to the west, SW 11 Street to the south, SW 28 Avenue to the east, and SW 10 Street to the north. SW 27 Avenue is one block to the east and SW 8 Street is two blocks to the north. The property consists of Lot 4, of Block 4, of the Citrus Park Subdivision, containing approximately 0.185 acres. There is currently no structure on the property. I1111111111 "Caral [[ }_ 1I11111=jrH"ST : �IIIf11111` r 1 I Il 1- , I 11 nnNook IW6THST E Park _1 m LLI + SSW 13TH ST 11111111112 aimingaiming 911111111E LLP 2 Z O 21111111111 11111 1l{ /� H+ SW 1 1rrTHH ST IA1 H J H I ONE rn' 1T-graTp7a1 Gate Park I JJk 111111111 0 II 11111 11111 --► jl1 I lid SW 12TH ST SW':' 10TH rTERI •11■If l! SW 13TH ST 1111 1►1 • r11 Ii (_1 111ilili l 11 I111! 1 !IN _ WSJ gME ■u1ii11111�� ■11 If! e6P SW7THST ' SW9THST,�r�' 10TH ST 21111111111 1111111111 15TH ST fII 1 I I l 1TTR H rrrrrrR f111Si i W u i 1 i YLLl.1 11111111111 111111111111 SW14TH ST N IN 1'F H } 11Il111111 SW 11THTER ] _ I11IN_IW Bryan' Pa:rk� II11 ,Irlirrf II I}jl jn�[4-41 L 11 L r - Subject Parcel ■ 1 Transit Condo, Map 1: Context Photo 1: the property (from SW 28 AV) Photo 2: the property (from SW 29 AV) File ID 2676 - Page 2 1111 Photo 2: multifamily residential to the east Photo 3: multifamily residential to the northwest Photo 4: looking south along SW 29 Avenue, towards the Duplex and Single -Family Residential development File ID 2676 — Page 3 C. FUTURE LAND USE The property fronts SW 29 Avenue and SW 28 Avenue, with one Medium Density Multifamily Residential property to the north (the end of the block) and two Duplex Residential properties to the south. The property sits on the edge of a Duplex Residential neighborhood, with multifamily rental development immediately to the east and the north. The surrounding Duplex Residential properties contain an even mix of duplexes and single-family homes, both owner -occupied and rental. Medium Density ut rtluiifanaiy. SW IUTH ST Residential Duplex Resident,al SW 11TFI ST Map 2: Existing Future Land Use Map D. ANALYSIS Map 3: Proposed Future Land Use Map 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 Staff conducted a visit to understand the development conditions of the neighborhood. Currently, there is a clear distinction between the existing Duplex Residential area and the Medium Density Multifamily Residential area to the north and east. The proposed amendment would increase the allowed density and allow for an increase in development intensity in an area that is consistent in its development pattern and character. As one moves north from the property there is a natural increase in density, moving closer to SW 8 Street. The proposed amendment would push this density further into the Duplex Residential neighborhood. Finding 1 Staff finds the request inconsistent with Policy LU-1.1.3 File ID 2676 — Page 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 The property is adjacent to the commercial corridors along SW 8 Street and SW 27 Avenue, providing access to a variety of commercial uses within walking distance. More importantly, the property is within the SW 8 Street Transit Corridor (as defined in Article 1, Section 1.2 in the Miami 21 Zoning Code). This provides residents access to frequent transit service, directly into Downtown Miami, where they can connect to many other forms of transportation. Finding 2 Staff finds the proposed amendment consistent 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 The property sits at the edge of a Duplex Residential neighborhood, Directly to the northwest, north, east, and southeast is a Medium Density Multifamily Residential neighborhood. Given the property's physical context, changing the designation to Medium Density Multifamily Residential would allow a development pattern that does not provide the proper buffering between the density of Duplex Residential, 18 dwelling units per acre, and Medium Density Multifamily Residential, 65 dwelling units per acre. A more appropriate transition (on a neighborhood scale) would be Low Density Multifamily Residential. Were there to be the need and desire for greater density in this neighborhood, an area -wide study of Low Density Multifamily Residential would create a more gradual transition between the two areas. Finding 3 Staff finds the request inconsistent 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 almost all 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. The closest park is Coral Gate Park, though the property is outside the Service Area of Coral Gate Park and 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 with Policy LU-1.6.4 File ID 2676 — Page 5 E. RECOMMENDATION Based on the above background information, the Planning & Zoning Department recommends denial of the request to amend the FLUM designation from "Duplex Residential" to "Medium Density Multifamily Residential" for the property located at 1015 SW 29 Avenue. acgt/eline Ellis hief of Land Development R.Shedd 8/25/2017 File ID 2676 — Page 6 Proposal No. Date: 2676 9/20/17 Concurrency Management Analysis City of Miami Planning & Zoning Department Impact of Proposed Amendment to Future Land Use Map AMENDMENT INFORMATION Applicant: Jose and Gisela Soberon Address: 1015 SW29 AV Boundary Streets: North: South: SW 10 ST East: SW 11 ST West: SW 28 AV SW 29 AV Proposed Change: From: Duplex Residential To: Medium Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 0.1850 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Proposed Designation, Maximum Land Use Intensity Residential 0.1850 acres @ 65 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 3 3 12 8 22 9 5 Coral Way 309 Q2 209 SW8 ST 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 22 NO POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, 95 g/r/d Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 22 2,123 >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 22 2,123 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 22 29 800 771 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 22 5 F F 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. File ID 2676 - Exhibit A FONSECA AVE1 S_W 5TH TER VERAGUA AVE1 CALABRIA AVEf ANTILLA AVE1 SW 9TH TER SIDONIA AVE -SW 13TH•TER MENORES AVE ZAMORA AVE. MADEIRA AVE Oz! ='U NA i/A E MINORCA AVE SW 20TH ST 0 w f Coral Gate 0 -SW 16TH LNJ z T j N M SW 18TH TER 0 z N �r Corals= Nook N Park u) SW 6TH ST SW 8TH ST a� U W-O IJ IN z D SW 11 TH ST w 0 335 1- co SW SW 4TH SW 5TH SSW 670 SW 29TH AVE 2 1 SW 10TH iLl.< TERj w l A. ti SW 12TH ST SW 16TH ST SW 16TH•TER SW 17TH ST I SW•14TH ST SW 15TH ST Created by the dry of Warm Plannln9 &Pon, Department 7,7 August PP ton zfsbaredfcu RRENT PLAN tl INGACURRENT PLANNI NGfDI G 2 Mxof2 5 Parks co 7TH STiIN Q U— H N SW9THST— N can N c) SW 13TH ST W 25TH AVE w z \ N SWA1OTH ST— SW 11TH TER 1- U 0 z N N Bryan Park SW • 18TH ST SW 17TH ALY SW 17TH 'TER 340 Feet SW 119TH ST SW 19THTER 1 Shenandoah -Park 0 1 137.5 275 AERIAL FILE ID: 2676 COMPREHENSIVE PLAN AMENDMENT 550 Feet ADDRESS: 1015 SW 29 AV A FUTURE LAND USE MAP (EXISTING) FILE ID: 2676 COMPREHENSIVE PLAN AMENDMENT SW,8TH'ST SW 9TH'ST 1- 0 2 1- rn CC a) 2 co CV Medium Density chi) Multifamily_SW-10TH ST Resident al�— SW 29TH AVE SW•10TH ST SW-10TH•TER Restricted Commercial - Residential SW 11 TH ST 1 Duplex SW 12TH ST Majorjln: Public Faci' Traan p A N ADDRESS: 1015 SW 29 AV 0 125 250 500 Feet 1 1 1 1 1 FUTURE LAND USE MAP (PROPOSED) FILE ID: 2676 COMPREHENSIVE PLAN AMENDMENT SW,8TH'ST SW 9TH'ST 1- 0 2 1- rn CC a) 2 co CV Medium Density chi) Multifamily_SW-10TH ST Resident al(- SW 29TH AVE SW•10TH ST SW-10TH•TER Restricted Commercial - Residential SW 11 TH ST 1 Duplex SW 12TH ST Majorjln: Public Faci' Traan p A N ADDRESS: 1015 SW 29 AV 0 125 250 500 Feet 1 1 1 1 1