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Home My WebLink AboutAnalysis and MapsINCOAPOAAlf6 6[96 CITY OF MIAMI PLANNING DEPARTMENT COMMUNITY PLANNING DIVISION Comprehensive Plan Amendment Staff Analysis File ID 5139 Applicant Emilio T. Gonzalez, Ph.D. on behalf of the City of Miami Location 2201 Southwest 26th Street, Miami, FL 33133-2327 Commission District District 4 — Commissioner Manolo Reyes NET District Coral Way Size Approximately 0.12 acres (5,250 square feet) Companion Item 5140 Planner Lance Larios, Park Planner A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Emilio T. Gonzalez on behalf of the City of Miami ("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 2201 Southwest 26th Street ("subject property") from "Single Family Residential" to "Public Parks and Recreation". The proposed amendment contains approximately 0.12 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. The request is being submitted through file ID 5140. The companion application seeks to change the Miami 21 Zoning designation of the subject property from "T3- R," Sub -Urban — Restricted to "CS," Civic Space. B. SITE AND NEIGHBORHOOD CHARACTERISTICS The Subject Property is located in the Silver Bluff Estates neighborhood, within the Coral Way NET Area. The subject property consists of Lots 18 and 19, Block 31 of the Silver Bluff Estates Section B subdivision, covering 5,250 square feet. The subject property is one block north of the intersection of U.S. Highway 1 (S. Dixie HWY) and S.W. 22nd Avenue. The subject property fronts the heavily used collector of S.W. 22"d AVE. The subject property is adjacent to the Miami -Dade Metrobus Route 22, which connects the Coconut Grove Metrorail Station to North Miami Beach via 22"d Avenue. The nearest bus stop is SW 26th Lane located due south of the subject property on the west side of S.W. 22"d AVE. Existing neighborhood sidewalks connect to the subject project along both S.W. 26 ST and S.W. 22"d AVE. The M-Path, a regional trail within Miami -Dade County right-of-way, crosses S.W. 22"d AVE south of the subject property. File ID 5139 — Page 1 Map 1: Aerial Photograph of the Subject Property and Surrounding Neighborhood Subject Property City Parcels o E. C -/Ai o u Used 0 125 250 N Feet A 500 C.SITE PHOTOS The photographs below were taken by Staff on October 26, 2018 and depict the subject property, area streetscape and surrounding neighborhood context: File ID 5139 — Page 2 Photo 1: Subject property at 2201 S.W. 26th ST. Photo 3: Western view of sigewalk on north side of S.W. 26th ST. Photo 2: Westward view down S.W. 26th ST. Photo 4: Eastern view of sidewalk adjacent to the Subject Property. File ID 5139 — Page 3 Photo 5: Multifamily development south of Subject Property. Photo 7: Westward view down S.W. 26th Lane. Photo 9: Miami -Dade County Water and Sewer Department pump station number 9, across from the Subject Property. Photo 6: Multifamily development Southeast of the Subject Property. Photo 8: Pedestrian crossing adjacent to Subject Property on S.W. 22nd AVE. Photo 10: Northern view along S.W. 22nd AVE, adjacent to the Subject Property. File ID 5139 — Page 4 D. EXISTING AND FUTURE LAND USE Staff analyzed a study area around the properties. The study area consists of a quarter -mile radius around the subject property. What follows are existing and future land use inventories and analyses. Existing Land Use Inventory The subject property is a single family residence and lot which was acquired by a fee simple purchase at market rate of comparable properties. The subject property is within a vast residential area within the City, predominately comprised of "Single Family" uses ranging from low to high density. "Two -Family (Duplexes)" are scattered throughout the study area. A small concentration of "Multi -Family, Low Density (Under 25 D.U. per Acre)" runs parallel to the Metrorail line, southwest and southeast of the subject property. Pockets of "Multi -Family, Low Density (Under 25 D.U. per Acre)" also exist within the study area. "Office Building" uses are parallel to the U.S. Highway 1 (S. Dixie HWY) corridor. One "Public Schools, Including Playgrounds (K-12, Vocational Ed., Day Care and Child Nurseries)" use exists within the study area, west-southwest of the subject property. Future Land Use Inventory Map 2 on page 7 illustrates the distribution of Future Land Use designations within the study area. The Subject Property is designated as "Single Family Residential" and conforms to area development patterns. The Subject Property is squarely within the 103.40 acres (76.71 percent) of the total 134.79 acres of the study area. The subject property is surrounded on the north, east and west by properties designated as "Single Family Residential". A linear span of "Medium Density Multifamily Residential" follows the Metrorail corridor, south of the Subject Property "Medium Density Multifamily Residential" consists of 15.12 acres (11.21 percent) of the study area. The remaining portion of the study area consists of "Major Institutional, Public Facilities, Transportation and Utilities" ("Major Institutional") and "Restricted Commercial" designations. The "Restricted Commercial" designation resides on the south side of the U.S. Highway 1 (S. Dixie HWY) corridor, covering 9.08 acres (6.74 percent). "Major Institutional, Public Facilities, Transportation and Utilities" ("Major Institutional") designation consists of 0.61 acres (0.45 percent) for the Silver Bluff Elementary portion within the study area. The remaining 6.58 acres (4.88 percent) of the study area is existing Miami -Dade county right-of-way for Metrorail transit line, which does not have a FLUM designation. Description of Current Future Land Use The subject property is currently designated "Single Family Residential" on the FLUM. Map 3 on page 8 shows the subject properties designation. "Single Family Residential" allows a residential density of nine dwelling units per acre. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the category. Single Family Residential: Areas designated as "Single Family Residential" allow single family structures of one dwelling unit each to a maximum density of 9 dwelling units per acre, subject to the detailed provisions of the applicable land development File ID 5139 — Page 5 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 foster homes and family day care homes for children and/or adults; and community based residential facilities' (6 clients or less, not including drug, alcohol or correctional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within single family residential areas. 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 single family 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 4 on page 9, the proposed amendment would introduce the "Public Parks and Recreation" designation for the subject property, effectively removing density from the parcel and limiting development. However, the surrounding "Single Family Residential" Future Land Use Designation will continue to progress to a maximum of nine dwelling units per acre. Similarly, the "Medium Density Multi -Family Residential" designation located south of the subject site will be permitted a density of 65 dwelling units per acre. The "Interpretation of the 2020 Future Land Use Map" of the MCNP describes the category: Public Parks and Recreation: The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is determined that conducting such commercial photography will not endanger significant environmental features within the area. [Added 3/23/99 by Ordinance 117821 Generally, the change would mean the introduction of non-residential use to the subject property. The current "Single Family Residential" designation allows residential, professional offices, tourist & guest homes, and museums within historic districts/structures. However, the current FLUM designation does not allow the fullest potential for park and recreational use found under the "Public Parks and Recreation" designation, as described above. File ID 5139 — Page 6 Map 2: Existing Land Use Inventory Map of Subject Property Study Area a_ t air 7 '. e,". ._ijr 'jSW23RDTERr b�rraa wiiiiiik 1owwwwwwwwwwwNIwwwaw�`, e.` i'L +' .> : .. SW 24TH STalr r ; • co ♦♦' � • 1 < _ l_ '� 1•1 -...• >- " • "� �� ,.'ds� �4•1» -ilia Ir Is; ' "' SW 24TH.TER :.'I •7. �.. •,..ilt►+_ : .mot ...... : _ ue.. -_• 4 , : a ♦ • • , ... ♦ riT SW 25TH ST �� ..�, ilA+_- , _- :...'' --• SW 25TH ST•:- ,. r r► �5W25THTER_++to,r'- ..��*' 1 .'•T SW 25THERi as -Ur — ► ^SW 26TH,TER..�--"7 04v s g� 26SN lam.. ar...._i ti • -00 Sri �1 ar W 27TH WAY Qparr. N w=SW 27TH LN r< #• .• F www}www•w, Esri. DigitalGlote. GeoEye. Earlyy.star Geographics irbus DS. USDPA, USGS AeroGRn IGN and the Userrmmunity • • • •! • 111 iww'11/4Mile Study Area Existing Land Use Subject Property City Parcels 0 Governmental/Public Administration (Other than Military or Penal). Multi -Family, Low -Density (Under 25 DU/Gross Acre). Municipal Operated Parks - Office Building. Public Schools, Including Playgrounds (K-12, - Vocational Ed., Day Care and Child Nurseries). 'Feet A 250 500 1,000 IIIIII Railroads - Terminals, Trackage, and Yards. Single -Family, High Density (Over 5 DU/Gross Acre, other than Townhouses, Duplexes and Mobile Homes* Single -Family, Low -Density (Under 2 DU/Gross Acre). Single -Family, Med.-Density (2-5 DU/Gross Acre). Two -Family (Duplexes). Vacant, Non -Protected, Privately -Owned. File ID 5139 — Page 7 Map 3: Existing Future Land Use of Subject Property Study Area �O1111 2.111111 11!1111111 , MIN > w SW 23RD TER z • SW 24TH ST sy �N 111 SW 24TH TER �� • ♦ • • • y__ SW 25TH ST ♦ ♦ SW 25TH TER • 1111 111111111 s ` 111.1.41 ; r. . SW 26TH TER • • • • ♦ • Q t _ H •% _. SW 25TH ST SW 25TH TER - 1 .11111,1 • • • • • _ • • • • • • • • • J • -_ >r ST a • �IF i �( • • • • • ♦ ♦ z : ♦ o � • 1 •`m cn ♦.. < ♦♦ z . ♦♦ ��♦ cn m0 SW 27TH WAY SW 26TH SECOFFEE ST N Source: Esri. DigitalGlobe. GeoEye. Earthstar Geographies, SW 27TH LN CNES/Airbus DS, USDA. USGS. AeroGRID. IGN, and the GIS User Community .. � 1/4 Mile Study Area Subject Property LCity Parcels 0 250 500 Future Land Use Light Industrial Major Inst, Public Facilities, Transp And N Feet A1,000 1,500 Medium Density Multifamily Residential Public Parks and Recreation Restricted Commercial Single Family - Residential File ID 5139 — Page 8 Map 4: Proposed Future Land Use Amendment for the Subject Property Q w SW 23RD TER z Drwwwwwwwrwr■r Na■■ioro4fo• • •♦♦♦♦ SW24THST r t� . ♦ • (A i i 1 J CI •♦ 8 SW 24TH TER . i i ♦ • D ••' . #1111111 ••♦ , • I t � i I ' _ ! ♦ ♦ ♦ SIN • 25TH ST ♦ • SW 25TH ST• • • j ♦ • t i j • SW 25TH TER R 1 ■ ■ j ; P _SW 25TH TERI ■ v I !l�liOrr a. ■--SW26THST - liv it SW 26TH TER• .� NON �. •"�� „F„-/"" �„ t�NS ♦ Z ♦ t • • • • ■ ■ ■ ■ • ■ • • • • • • —+ SECOFFEE ST ♦•0 K • i H ♦♦ DER ♦1— ♦♦♦ m co co ♦ S I 1` ' I (N Q ♦♦ Z f S =♦♦♦ Or I< m (23 4_ �'•rrrMrrararrwrsrwwwwww♦r w cC i • SW 27TH LN Source: Esri. DigitalGlobe. GecEve, Earthstar Geographies. CNES/Airbus DS USDA USGS. AeroGRID. IGN and the GIS co User Community ti s 1/4 Mile Study Area• Subject Property j City Parcels 0 250 500 Future Land Use Light Industrial Major Inst, Public Facilities, Transp And N IFeet A 1,000 1,500 Medium Density Multifamily Residential Public Parks and Recreation Restricted Commercial Single Family - Residential File ID 5139 — Page 9 E. ANALYSIS Criteria 1 Policy CI-1.2.3: "Acceptable Level of Service Standards for public facilities in the City of Miami are: (a) Recreation and Open Space — Provide a municipally -owned park within a ten-minute barrier -free walk to park entrances by 72% of the city's population as measured by GIS pedestrian network analysis. A ten-minute walk will be defined as a one-half mile, barrier -free distance on a safe pedestrian route. Barrier -free means a continuous walk on a sidewalk or designated pedestrian route that may include crossing streets but does not encounter barriers such as walls or highway embankments that impede passage. Safe pedestrian routes include those that may include crossing of streets with speed limits of up to 40 mph. (See Parks, Recreation and Open Space Policy PR-1.1.4.)." Analysis 1 The subject property is adjacent to a Miami Dade Transit bus route, the M- Path/Underline, and has access to neighborhood sidewalks. A crosswalk is located northeast of the subject property which crosses S.W. 22nd AVE, a street with a speed limit of 35 mph. The subject property is located in a prevailing residential area within the city and holds high connectivity to the pedestrian and transit networks. Silver Bluff Elementary School is also included within the half -mile, barrier free walk. The proposal will preserve and expand the ten minute, barrier free level -of -service area. Finding 1 Staff finds the proposed amendment consistent with Policies CI-1.2.3. Criteria 2 Policy LU-1.6.12: "The City's land development regulations will direct recreational activities to areas of the city where facilities and services are available." Analysis 2 The subject property is a platted lot within the urbanized area. Existing utility services are currently provided to the Subject Property. The Subject Property location on a major avenue allows easy access for emergency services. Finding 2 Staff finds the request consistent with Policy LU-1.6.12. Criteria 3 Policy PR-1.1.2: "The City will focus on park land acquisition according to the following four equal priorities that emerged from community preferences during the 2007 Parks Master Plan process: land with water views and/or water access; land for "walk -to" parks, including neighborhood parks, in underserved areas of the City identified in Citywide and NET -area maps in the 2007 Parks Master Plan and any subsequent updates to these maps; land to expand destination and community parks; land for expansion or creation of linear park segments. Information on target priorities and target areas for new parks will be disseminated to all relevant City departments to enhance the potential for parkland acquisition in conjunction with infrastructure and other projects. Ideally, new parks should be at least one- half acre in size, but smaller areas may be suitable, depending on the surroundings and proposed uses." Analysis 3 The proposed amendment would introduce the "Public Parks and Recreation" Future Land Use designation within an area devoid of preserved parks and open space. Furthermore, the proposal would increase public park and open space to area residences. The small nature of the proposed File ID 5139 — Page 10 amendment complies with Coral Way vision described in Chapter 5 of the Miami Parks and Public Space Master Plan. Finding 3 Staff finds the request consistent with Policy PR-1.1.2. F. RECOMMENDATION Based on the above background information and analysis, the Planning Department recommends approval of the request to amend the designation on the FLUM from "Single Family Residential" to "Public Parks and Recreation" for the subject property located at 2201 Southwest 26th Street. Sue Trone, AICP Chief, Comprehensive Planning Attachments: File ID 5139 — Page 11 AERIAL ADDRESS: 2201 SW 26 ST 0 87.5 175 350 Feet 1 FUTURE LAND USE MAP (EXISTING) COMPREHENSIVE PLAN AMENDMENT SW 25TH TER Single Family - Residential Sw26Tysr Medium Density Multifamily Residential SW 22ND AVE I I I SW 25TH ST SW 25TH TER ADDRESS: 2201 SW 26 ST 0 87.5 175 350 Feet FUTURE LAND USE MAP (PROPOSED) COMPREHENSIVE PLAN AMENDMENT SW 25TH TER S ngle Family - Residential s`N Public Parks & Recreatio sfry sr Medium Density Multifamily Residential SW 22ND AVE SW 25TH ST SW 25TH TER Restricted Commercial ADDRESS: 2201 SW 26 ST 0 87.5 175 350 Feet