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Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
4231
Applicant
Deel Realty, LLC
Location
2990 SW 36 Ct; 3601 Bird Rd, 3640 Bird Ave; 3555 SW 29 Ter,
Miami, FL
Commission District
District 2 — Ken Russell
NET District
Coral Way NET
Area
Approximately 1.47 Acres (64,173 Square Feet)
Planner
Guillermo De Nacimiento, Planner I
Recommendation
Approval
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Deel
Realty, LLC ("the Applicant") is requesting an amendment to Ordinance No. 10544, the Future
Land Use Map ("FLUM") of the MCNP to change the designation of the property at 2990 SW 36
Ct; 3601 Bird Rd, 3640 Bird Ave; 3555 SW 29 Ter ("the Property") from "Light Industrial" and
"Low Density Restricted Commercial" to "General Commercial". The proposed amendment
contains approximately 1.47 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, Florida Statutes.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (File ID# 4232). The companion application seeks to change the Property's
zoning designation from D1 (Work Place — District Zone) and from T4-L (General Urban
Transect Zone - Limited) to T5-O (Urban Center Transect Zone -Open). Concurrently, the
Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (File ID#
4232). The companion application seeks to change the Property's zoning designation from D1
(Work Place — District Zone) and from T4-L (General Urban Transect Zone - Limited) to T5-O
(Urban Center Transect Zone -Open). The Property is legally described in the attached Exhibit
"A". The table below summarizes the proposed changes.
Table 1. Summary of the Existing and Proposed FLU Designations and Zoning Designations
#
Folio No.
ADDRESS
FLUM DESIGNATION
M21 Zoning
Existing
Proposed
Existing
Proposed
1
01-4116-019-1130
3640 Bird Ave
Light Industrial
General
Commercial
D1
T5-0
2
01-4116-019-1040
3601 Bird Rd
Light Industrial
General
Commercial
D1
T5-0
3
01-4116-019-1330
3555 SW 29 Ter
Light Industrial
General
Commercial
D1
T5-0
4
01-4116-019-0800
2990 SW 36 Ct
Low Density
Restricted Commercial
General
Commercial
T4-L
T5-0
The Property is located along the north side of Bird Road stretching west from South Dixie
Highway (U.S.1) and the Metrorail, which runs parallel to U.S-1. The Property consists of four
parcels with an approximate area of 64,173 square feet (about 1.47 acres). The aerial image
below shows the site, outlined in red, and the immediately surrounding context.
Image
1. Aerial Photo of Subject Site
EXISTING FUTURE LAND USE DESIGNATION
Light Industrial
Three of the four parcels included in this request have existing FLU designations of
Light Industrial. The primary intent of this land use classification is to allow mixed use
development within this land use classification, and further, to facilitate the ability of
developing a mixed occupancy within a unit in which more than one type of use is
provided under Live/Work or Work/Live zoning districts of the City's land development
regulations. The MCNP interprets this designation as follows:
Areas designated as Light Industrial allow all activities included in the
Restricted Commercial and General Commercial designations, as well as
wholesaling and distribution activities that generally serve the needs of other
businesses; generally, require on and off-loading facilities; and benefit from
close proximity to general commercial areas. These commercial activities
(beyond those permitted in the Restricted Commercial and General
Commercial designations) include retailing of second hand items, new and
used vehicle sales, parking lots and garages, wholesaling, warehousing, light
File ID # 4231— Page 2
manufacturing and assembly and other activities whose scale of operation and
land use impacts are similar to those uses described above.
This category also allows commercial marinas and living quarters on vessels
for transients. This land use category shall not permit storing, packaging,
handling, processing or distribution of explosive, flammable or otherwise
hazardous materials; scrap yards; and health clinics.
The hazard level of an activity shall be one of the determining factors as to
whether that activity shall be permissible within a Light Industrial district; the
detailed provisions of the applicable land development regulations shall
prohibit high-level hazard activities within live/work developments. Areas
designated as "Light Industrial" allow residential uses to a maximum density of
36 dwelling units per acre, and the nonresidential portions of developments
within areas designated as "Light Industrial" allow a maximum floor lot ratio
(FLR) of 10.0 times the net lot area of the subject property
Affordable housing developments that are certified by the City as having a
complete application for development as of the effective date of the proposed
Land Development Regulations shall be permitted with densities up to 150
dwelling units per acre but must obtain all building permits by December 17,
2012, at which time any rights herein to building permits shall expire.
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.
Low Density Restricted Commercial
A single parcel in the request has a current FLU designation of Low Density Restricted
Commercial. The MCNP interprets this designation as follows:
Areas designated as Low Density Restricted Commercial allow residential uses
(except rescue missions) to a maximum density equivalent to "Low 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: 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.
File ID # 4231— Page 3
The nonresidential portions of developments within areas designated as Low
Density Restricted Commercial allow a maximum floor lot ratio (FLR) of 3.0
times the net lot area of the subject property.
PROPOSED FUTURE LAND USE DESIGNATIONS
General Commercial
Therequest would amend the FLU designation for each of the properties to General
Commercial. The MCNP interprets this designation as follows:
Areas designated as General Commercial allow all activities included in the
Restricted Commercial designations, as well as wholesaling and distribution
activities that generally serve the needs of other businesses; generally require
on and off loading facilities; and benefit from close proximity to industrial
areas. These commercial activities include retailing of second hand items,
automotive repair services, new and used vehicle sales, parking lots and
garages, heavy equipment sales and service, building material sales and
storage, wholesaling, warehousing, distribution and transport related services,
light manufacturing and assembly and other activities whose scale of
operation and land use impacts are similar to those uses described above.
Multifamily residential structures of a density equal to High Density Multifamily
Residential, are allowed subject to the detailed provisions of the applicable
land development regulations.
The nonresidential portions of developments within areas designated as
General 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 General 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.
The existing and proposed FLUM is presented in Image 2, below.
File ID # 4231— Page 4
Image 2. Existing and Proposed Future Land Use Designations for the Subject Properties
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Above: Existing Future Land Use Map
Above: Proposed Future Land Use Map
NEIGHBORHOOD CONTEXT: SOCIODEMOGRAPHICS
The subject properties are located within Census Block Group 120860070023. According to the
American Community Survey (ACS), 5-year estimates (2013-2017), the, median household
income for the block group is $41,534 which is twenty-five percent higher than the Median
Household Income for the City of Miami ($33,999) and a little less than the Miami -Dade County
median household income of $46,338.
The Census Block Group in which the Property is located has a total of 817 households with a
total of 907 housing units. The percentage of families living in poverty in this Block Group is 12.3
percent, which is lower than both the City (18.6 percent) and County (15.5 percent).
The same ACS 5-year estimate data, showed that most households (50.2 percent) in the subject
Block Group rented their homes, as do most households in the surrounding neighborhoods. The
median rent for a unit in the Block Group is $1,154. Surrounding Block Groups typically had a
median gross rent between $891 and $1,401. This information is summarized in the table below.
Table 2. Summa of Census Data for Subject
Topic
Block Grou • : 120860070023
Data'
Number of Households
817
Number of Housing Units
907
Median Household Income
$41,534 (City of Miami: $33,999)
Percent of People under the Poverty Line
42.6%
Percent of Households that rent
50.18%
Median Rent
$1,154 (72.2% Rental cost burdened)
Unemployment Rate
4.8%
1 Data was retrieved from the U.S. Census Bureau, 2013-2017 American Com munity Survey 5-Year Estimates
File ID # 4231- Page 5
NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS
To better understand the relationship between the existing built environment and the planned,
future land uses, we analyzed Miami -Dade County's County Land Use Codes (CLUCs) over the
City's Future Land Use Map within the %-mile buffer from the subject site. Within this study
area, we observe that US-1 cuts through the study area and properties approaching this major
thoroughfare are generally more intensely- and more densely designated as Light Industrial,
General Commercial, and Restricted Commercial. CLUCs have been coded to reflect the
general uses, so individual codes such as warehousing (code = 37) and light manufacturing
(code = 32) were recoded together to all be symbolized identically as simply "Industrial." Single
family, duplex, and triplex residential uses were all coded to be symbolized together with one
symbol. This way it is possible to generalize about the majority of existing land uses in the study
area. The geospatial analysis is presented in the map on below.
Image 3: Existing Land Uses and the FLUM within A 1/4-Mile Study Area
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The geospatial analysis above shows the relationship between existing land uses and the Future Land Use
Map. There is a very high proportion of low -density residential uses to the north and to the south of the subject
property, while the subject property is in the general vicinity of similarly designated properties, approaching
US-1.
File ID # 4231— Page 6
NEIGHBORHOOD CONTEXT: LAND DEVELOPMENT
The subject property is located west of Table 3. Existing Land Uses by CLUC within
South Dixie Highway, on the north side of the 1/4-Mile Study Area
Bird Road. Uses on the property include an
auto dealership, parking and storage. The
property is located within a Transit Oriented
Development (TOD) area, and is within a
half -mile of the Douglas Road Metrorail
Station, where multiple Miami -Dade Transit
and City of Miami Trolley routes take
passengers between points in southwestern
City of Miami to the Downtown Miami Urban
Core. The Subject Property is also located
within the Coral Way Neighborhood
Enhancement Team's ("NET") service area.
The Planning Department inventoried the
existing land uses for the area (symbolized
in the map depicted in Image 3) within 1/4-
mile study area. The department identified a
total of 1,380 addresses, the majority of
which (nearly 57 percent) have a low -
intensity residential land use. Multifamily Residential is the second -most common use for
addresses within the study area, at 9.5 percent. A little over six percent of addresses are classified
as vacant. The table to the right summarizes these data.
Existing Land Use by
Address
Number of %Addresses
Addresses within within Study
Study Area Area
Single/Duplex/Triplex
Residential 786 56.96%
Null 147 10.65%
Multifamily Residential 131 9.49%
Office/Commercial 112 8.12%
Vacant 88 6.38%
Industrial
Other
59 4.28%
57 4.13%
TOTAL
1,380 100.00%
The Planning Department inventoried the FLU designations of properties within the study area.
Duplex -Residential was the most common designation, with over 57 percent (103 acres) of land
within the study area designated as Duplex -Residential. The next most common designation is
Restricted Commercial, with 16 percent (29.6 acres) of land designated with this high density
and high intensity FLU designation. General Commercial follows with about half as much, at 8.5
percent (15.5 acres). The table below summarizes the inventory of FLU designations for the
study area, and compares the study area's FLU composition with that of the entire City.
File ID # 4231— Page 7
Table 3. Comparison of FLU Designations, Citywide and within the Study Area
Citywide
FLU Designation Acreage %Total
Low Density Multifamily Residential 39 0%
Low Density Restricted Commercial 144 1%
High Density Multifamily Residential 165 1%
Central Business District 199 1%
Conservation 289 1%
Industrial 459 2%
Light Industrial 534 2%
Medium Density Restricted Commercial 896 4%
General Commercial 945 4%
Public Parks and Recreation 1,315 6%
Medium Density Multifamily Residential 1,487 7%
Major Institutional, Public Facilities,
Transportation and Utilities 2,103 9%
Restricted Commercial 3,736 17%
Duplex -Residential 4,002 18%
Single Family -Residential 6,197 28%
22,510 100%
Study Area
Acreage % Total
O 0.00%
14.21 7.81%
O 0.00%
O 0.00%
O 0.00%
O 0.00%
10.93 6.01%
5.17 2.84%
15.53 8.54%
1.9 1.04%
O 0.00%
0.88 0.48%
29.6 16.27%
103.69 57.00%
0 0.00%
181.91 99.99%
Discussion about the Neighborhood Context
The study area has a very high proportion of low -density and low -intensity Duplex -Residential -
designated land in the FLUM; however, given its proximity to the Douglas Road Transit Station
and its location within a TOD, this designation is inimical to many policies the City has to
promote multi -modal transportation, walkability, and dense, mixed -use development. There is a
high proportion (growing in recent years) of Restricted Commercial and General Commercial,
emanating out from US 1, indicating a transition away from an Industrial past and into a more
commercial usage. The General Commercial Future Land Use designation is more liberal in
usages than Restricted Commercial, and some light industrial uses occur in this designation.
Those uses are considered to be compatible in a high density space, so these intense
nonresidential uses are still compatible with residential land uses, with proper permitting review
and special considerations, such as buffering. The map above overlays existing land uses with
the FLUM in the study area. In this map, it is easy to see that the area is generally residential in
nature; however, where US 1 cuts through the middle, the most intense nonresidential uses are
clustered.
SITE VISIT
Planning staff visited the site in Fall 2018. The visit included a visual survey of the subject
property and surrounding areas. The residential area to the north of the subject site is quiet and
appears to be quite stable. Many single family homes appear to provide parking for several
cars; thus, it appears to have a high rate of tenancy. Traffic along Bird Road was heavy when
we visited the site, with several cars stacking at the traffic Tight on US 1. The images below
come from the visit.
File ID # 4231— Page 8
Above: a residential property on SW 36 Ave.
Above: a view of the site along Bird Road.
Notice traffic stacking at lunch time.
PRF
� Q' 4
a i
Above: a view of the site, with a billboard in
the background, looking westward.
Above: A view of the site looking eastward,
toward US 1.
The visit revealed a thriving car dealership on a very busy intersection that is transitioning away
from a light industrial past to one that is increasingly mixed -use in nature. Automobile
transportation is challenging; however, Miami -Dade Metrorail is located in walking distance,
suggesting that this area is a great opportunity for increased density.
CONCURRENCY ANALYSIS
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population for this area of 121
residents, where previously maximum population has been 145, resulting in a potential
population of 266, without contemplating the possibility of density bonuses that are permitted by
the the comprehensive plan, subject to limitations in the applicable land development
regulations.
Schools
On August 7, 2018, Miami -Dade County Public Schools submitted its findings that it had tested
the proposed change of land use and zoning and found that the school system has sufficient
capacity to serve the application.
File ID # 4231— Page 9
Recreation and Open Space
The MCNP requires a 10-minute 1/2-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the
LOS for this proposal and found that with the potential increase in population, it meets LOS
standards.
Potable Water
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 24, 486 by residential uses; however, LOS
standards do not take into consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing
of this County service.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement
the City maintains provides flexibility to address fluctuations in solid waste production.
Transportation
The MCNP has updated its LOS standards for the City with the most recent update of the
Transportation Element. In the October 2018 concurrency review for this application, the Office
of Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to
be approximately 1,252 on Bird Road based on this proposal. Further, currently Bird Road's
LOS is an "F." Based on the preliminary analysis for transportation concurrency, it would be
ideal for the applicant to provide more information on how transportation impacts can be
mitigated.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
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."
Analysis 1
When Level -of -Service review was conducted, this proposal did not pose
concerns except for Transportation. The Office of Capital Improvements notes
that Bird Road is already rated with a Level of Service of F. The applicant
File ID # 4231— Page 10
should provide information on how transportation impacts can be mitigated. All
concurrency analyses are attached separately. See attachment B.
Finding 1
Staff finds the request 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
The change in FLU designation of the subject parcels to General Commercial
will allow for residential units to be developed, as well as, provide an
opportunity for economic development with the ability to create jobs, possibly
creating a mixed -use neighborhood with a full range of residential, office,
live/work spaces and neighborhood retail.
Finding 2
Staff finds the proposed amendment consistent with Policies LU-1.1.7.
Criteria 3
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;... 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 3
The proposed amendment would allow for the creation of a land use pattern
that responds to the surrounding FLU designations. The properties are
surrounded by areas designated as Low Density Restricted Commercial,
Restricted Commercial, and Light Industrial on the FLUM. Although, the
proposed FLU designation change is not a gradual transition to the Duplex —
Residential area to the north of the property, it is not a change that represents
an introduction to an anomalous use of high intensity since the FLU
designation that exists today is Light Industrial.
Finding 3
Staff finds the request consistent with Policy LU-1.1.3.
Criteria 4
Policy LU-1.1.10: "The City's land development regulations will encourage high
density residential development and redevelopment in close proximity to
Metrorail and MetroMover stations."
Analysis 4
Due to its proximity to a critical intersection of major corridors (Bird Ave and
US-1), and location adjacent to the Underline/ M-Path (which has bike lanes,
and paved walking paths in each direction), the subject site has the potential of
creating multimodal connections between this neighborhood and other areas of
the City, creating an environment that will encourage residents to walk, bike,
and take mass transit.
Staff finds the proposed amendment consistent with Policy LU-1.1.10.
Criteria 4
Policy TR-1.1.5: "The City will encourage new development to be structured to
reinforce a pattern of neighborhoods and urban centers by focusing growth
along transit corridors and around transit nodes and centers."
File ID # 4231— Page 11
Analysis 4
The proposed amendment is located in a Transit. Oriented Development (TOD)
area, as it's within a half -mile of the Metrorail Douglas Road station, where
multiple Miami -Dade Transit and City of Miami Trolley routes take passengers
between points in southwestern City of Miami to the Downtown Miami urban
core.
Finding 4
Staff finds the request consistent with Policy TR-1.1.5.
Criteria 5
Objective HO-2.2: "By 2023, five percent (5%) of the new housing stock will be
mixed income developments, as described in the applicable land development
regulations."
Analysis 5
The subject property is located within a Census Block Group in which Median
Household Income is $41,534 according to 5-year estimates by the ACS. This
is 25 percent higher than the City of Miami's Median Household Income
($33,999). 42.6 percent of people in the Census Block Group are under the
Poverty Line and the unemployment rate is 4.8 percent. The Census finds that
72.2 percent of people living in this Census Block Group are Rental Cost
Burdened. The companion proposal for the Zoning Atlas amendment is not tied
to a covenant with plans for redevelopment.
Finding 5
Staff finds no grounds on which to make a finding of inconsistency or
consistency with Objective HO-2.2.
Criteria 6
Policy LU-1.6.9: "The City's land development regulations and policies 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 6
The proposal to amend the FLUM from Light Industrial to General Commercial
for properties at 3640 Bird Ave, 3601 Bird Road, and 3555 Southwest Terrace
is a reasonable amendment due to the fact that Light Industrial is already a
very intense land use designation. The proposal to amend the FLUM from Low
Density Restricted Commercial to General Commercial warrants extra
attention. The maximum density permitted in this designation is 36 du/acre and
the maximum FLR is effectively 1.8. With the General Commercial designation,
density becomes 150 du/acre and the FLR becomes 11. This parcel abuts a
parcel with an existing FLU designation of Light Industrial. The property is
within a TOD area, where the MCNP encourages density and mixes of uses.
However, the property abuts low density, low intensity residential uses.
Existing LDRs must guide redevelopment on the site to ensure the protection
of properties that could otherwise be adversely be impacted by this property's
redevelopment.
Finding 6
Staff finds the request to be consistent with Policy LU-1.6.9 inasmuch as
redevelopment review will be subject to the standards under the applicable
LDRs.
File ID # 4231—Page 12
CONCLUSION
Based on Planning staffs analysis of the neighborhood context and the goals and objectives of
the MCNP, the request to amend the FLUM by changing the designation for the property at
2990 SW 36 Ct, 3601 Bird Rd, 3640 Bird Ave, and 3555 SW 29 Ter ("the Property") from Light
Industrial to General Commercial; and from Low Density Restricted Commercial to General
Commercial is justified. The General Commercial FLU designation would permit uses allowing
the proposed Zoning Change companion item (File ID # 4232) to be compatible to the adjacent
designations along the Bird Road corridor.
RECOMMENDATION
Based on the above background information, the Planning Department recommends Approval
of the request to amend the designation on the FLUM from Medium Density Restricted
Commercial and Light Industrial to General Commercial for the property located at 2990 SW 36
Ct, 3601 Bird Rd, 3640 Bird Ave, and 3555 SW 29 Ter, Miami, FL.
Sue-Trone, AICP
Chief of Comprehensive Planning
Attachments:
Attachment A — Legal Description
Attachment B — Concurrency Management Analysis
File ID # 4231— Page 13
ATTACHMENT A
Lot23, less Rapid Transit ROW, Block 15 of OVERBROOK PARK, according to the plat thereof
recorded at Plat Book 3, Page 206 of the Public Records of Miami -Dade County, Florida
Also known as: 3555 SW 29 Terrace, Miami, Florida
Folio: 01-4116-019-1330
Lots 11, 12 and 13, less the South 20 feet of Lot 13, Block 14 of OVERBROOK PARK,
accord-ing to the plat thereof recorded at Plat Book 3, Page 206 of the Public Records of Miami -
Dade County, Florida
Also known as: 3601 Bird Road, Miami Florida
Folio: 01-4116-019-1040
Lots 24, 25, and 26, Block 14 of OVERBROOK PARK, according to the plat thereofrecorded in
Plat Book 3, Page 206 of the Public Records of Miami -Dade County, Florida
Also known as: 3640 Bird Ave*
Folio: 01-4116-019-1130
Lot 8, Block 13 of OVERBROOK PARK, according to the plat thereof recorded at Plat Book 3,
Page 206 of the Public Records of Miami -Dade County, Florida.
Also known as: 2990 SW 36th Court, Miami, Florida
Folio: 01-4116-019-0800
* Notwithstanding it's even numbered address, this property is located on the north side of Bird
Road.
File ID # 4231— Page 14
ATTACHMENT B
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
4231 (2018 Paper Application)
23.1un-19
Deel Realty, LLC
Address: 2990 SW 36 CT
Boundary Streets: North: SW 29 ST
South: BIRD RD
East: SW 36 AV
West SW 37 AV
Existing Future Land Use Designation: LOW DENSITY RESTRICTED COMM.!.
Residential Density: I 0.17lacres t 36IDU/acre 6 DUs
Assumed Population 16 Persons
Proposed Future Land Use Designation: MEDIUM DENSITY RESTRICTED COMM'L
Residential Density I 0.17f acres @ I 65IDU/acre 11 DUs
Assumed Population with Increase 30 Persons
NEIGHBORHOOD INFORMATION
NET Area
WAS!) Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
CORAL WAY
BASINS 0152 & 0011
NO
R1
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
CONCURRENCY ANALYSIS
Increase in Population: 14
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: OK
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 2,762
Policy PW-1.2.1
Excess capacity assumed to be 2%after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WASD Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 38
Excess capacity before change 800
Excess capacity after change (762)
Concurrency Test Result: SEE NOTE
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: SEE NOTE
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
Solid Waste LOS can be met through provisions in the relevant Franchise Agreement, preventing a failure in levels of service.
File ID # 4231— Page 15
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
4231 [2018 Paper Application]
23-Jun-19
Deel Realty, LLC
Address: 3601 BIRD RD, 3640 BIRD AV, 3555 SW 29 TER
Boundary Streets: North: SW 36 ST
South: US-1
East: US-1
West SW 37 AV
Existing Future land Use Designation: LIGHT INDUSTRIAL
Residential Density: ' 1.3lacres 11 I 36] DU/acre
Assumed Population 129 Persons
46 DUs
Proposed Future Land Use Designation: MEDIUM DENSITY RESTRICTED COMM'L
Residential Density 1.3[acres CLa 65I DU/acre 84 DUs
Assumed Population with Increase 236 Persons
NEIGHBORHOOD INFORMATION
NET Area
WASD Sewer Pump Station Basin
Moratorium?
Drainage Subcatchment Basin
CORAL WAY
BASINS 0152 & 0011
NO
R1
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Future Land Use Goal LU-1
Future Land Use Objective LU-1.1
Future Land Use Policy LU-1.1.1
Capital Improvements Goal CI-1.2
Capital Improvements Objective CI-1.2
Capital Improvements Policy 1.2.3, a-g
Transportation Objective TR-1.6
Transportation Objective TR-1.5
CONCURRENCY ANALYSIS
Increase in Population: 107
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR-1.1.4 requires
a 10-minute (1/2-mile) barrier -free walk to a park entrance.
Concurrency Test Result: OK
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with SLUM change 21,724
Policy PW-1.2.1
Excess capacity assumed to be 231 after change
Concurrency Test Result: OK
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS-1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result: WAS° Permit Required
STORM SEWER CAPACITY
Exfiltration system before change On -site
Exfiltration system after change On -site
Concurrency Test Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 302
Excess capacity before change 800
Excess capacity after change (498)
Concurrency Test Result: SEE NOTE
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
Concurrency Test Result: SEE NOTE
NOTES
Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department )WASD). Excess capacity, if any, is currently not known
Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through
the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the
detailed provisions of applicable land development regulations.
Transportation Concurrency is addressed in a separate memorandum provided by the Office of Capital Improvements.
Solid Waste LOS can be met through provisions in the relevant Franchise Agreement, preventing a failure in levels of service.
File ID # 4231— Page 16
ATTACHMENT B1 (PARK LOS)
Parks, Recreation, & Open-Spacle.Leve► of
BIRD AVE e.mee
® Subject Property
- Park
10-Minute Walk Area (Streets)
Park Service Area
-.......1•a t l ■
File ID # 4231— Page 17
ATTACHMENT B2: SCHOOL CONCURRENCY PRELIMINARY ANALYSIS
Miami -Dade County Public Schools
Superintendent of Schools
Alberto M. Carvalho
August 7, 2018
VIA ELECTRONIC MAIL
Mr. Gilberto Pastoriza, Esquire
Weiss Serota Helfman Cole & Bierman, P.L.
2525 Ponce de Leon Blvd., Suite 700
Coral Gables, FL 33134
gpastoriza(8 wsh-law.com
giving our students the world
Miami -Dade County School Board
Peda Tabares Hantman. Chair
Dr. Martin Karp, Vice Chair
Dr: Dorothy Bendross-Mindingall
Susie V. Castillo
Dr. Lawrence S. Feldman
Dr Steve Gallon Ill
Lubby Navarro
Dr. Marta Perez
Mari Tere Rojas
RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS
DEEL REALTY -1
LOCATED AT 3555 SW 29 TERRACE
PH0118073000561 - FOLIO Nos.: 0141160191330, 0141160191040 0141160191130
0141160190810 0141160190930 0141160190800
Dear Applicant:
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -Dade
County, the above -referenced application was reviewed for compliance with Public School Concurrency.
Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning
Level Review).
As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed
development would yield a maximum residential density of 284 multifamily residential units which generate
29 students; 13 elementary, 7 middle and 9 senior high students. At this time, all school levels have
sufficient capacity available to serve the application. However, a final determination of Public School
Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or
functional equivalent. As such, this analysis does not constitute a Public School Concurrency approval.
Should you have any questions, please feel free to contact me at 305-995-7287.
Be t reg ds,
(/t,-
Nathaly Sim
Supervisor
NS:ns
L-48
Enclosure
cc: Ms. Ana Rijo-Conde, AICP
Mr. Michael A. Levine
Mr. Ivan M. Rodriguez
City of Miami
School Concurrency Master File
Planning, Design & Sustainability
Ms. Ana Rijo-Conde, Deputy Chief Facilities & Eco-Sustainability Officer
1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132
305-995-7285. 305-995-4760 (FAX) •arijo@dadeschools.net
File ID # 4231— Page 18
ATTACHMENT B3: TRANSPORTATION CONCURRENCY REVIEW
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Worth, Colin -Crone. SW; Shedd. Ry. -
WC FILE ID 4231
0 You replied to this message on 10/ 12/2018 4:40 PM.
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1O/12/20
Good Aftemoon,
I wanted to follow up on the request for Traffic Concurrency for the File ID 4231. I was able to calculate the maximum potential impact based on the current land
use, as well as the maximum potential future land use trip generation. The difference in PM Peak Hour trips is approximately 1,252. Bird Road is currently a LOS F
as is US-1.
Based on this preliminary analysis, it would be ideal to have additional information to help determine the impact of this rezone, and how the applicant can reduce
the impact.
Regards,
Collin Worth
Bicycle Coordinator/Transportation Analyst
Office of Capital Improvements
City of Miami
Miami Riverside Center
444 SW 2 Avenue - Sth Floor
Miami, Florida 33130
Ph: (305) 416-1022
Email: cworth@miamigov.com
File ID # 4231— Page 19
AERIAL MAP
FILE ID: 4231
ADDRESSES: 3640 BIRD AVE, 3601 BIRD RD,
3555 SW 29 TER, 2990 SW 36 CT
0 87.5 175
350 Feet
1
FUTURE LAND USE MAP (EXISTING)
FILE ID: 4231
COMPREHENSIVE PLAN AMENDMENT
Low Density
Restricted
Commercial
Light
Industrial
Duplex -
Residential
Duplex -
Residential
Light
Industrial
I
BIRD,RD
Light 5`
Industrial
ADDRESSES: 3640 BIRD AVE, 3601 BIRD RD,
3555 SW 29 TER, 2990 SW 36 CT
0 87.5 175
350 Feet
1
FUTURE LAND USE MAP (PROPOSED)
FILE ID: 4231
COMPREHENSIVE PLAN AMENDMENT
Low Density
Restricted
Commercial
General
Commercial
Light
Industrial
Duplex -
Residential
Duplex -
Residential
BIRD,RD
Light 5`
Industrial
ADDRESSES: 3640 BIRD AVE, 3601 BIRD RD,
3555 SW 29 TER, 2990 SW 36 CT
0 87.5 175
350 Feet
1