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Home My WebLink AboutAnalysis and MapsCity of Miami Planning Department Community Planning Division This end des. may be appealed tote %wring,&ring and APP. f Board Wamag3ierxdpapY.Weinfifteen ll51drys due date of posting M filing a wnNen appeal and appfopriale lee with the Hearing Boards 130. T phonecata n 3rd Boor, ber(3BAat6 B. COMPREHENSIVE PLAN AMENDMENT - STAFF ANALYSIS ePlan ID PZ-18-337 Applicant Stirrup Properties, Inc., Carol Henley and 3227 Grove, LLC Location 3227, 3247, 3257, and a portion of 3277 Charles Ave and 3256 and 3270 William Ave Commission District NET District Size Planner District 2 — Commissioner Ken Russell Coconut Grove ± 42,023 square feet or ± 0.96 acres Darren Murphy, Planner I REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Stirrup Properties, Inc., Carol Henley and 3227 Grove, LLC, (the "Applicants") 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 3227, 3247, 3257, and a portion of 3277 Charles Ave and 3256 and 3270 William Ave ("the Subject Properties") from "Single Family Residential" to "Low Density Restricted Commercial". The proposed amendment contains approximately 42,023 square feet or 0.96 acres. The application is subject to small-scale amendment procedures as established in Section 163.3187, Florida Statutes, involving less than 10 acres of Subject Properties. Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a companion item (File ID# PZ-18-340). The companion application seeks to change the zoning of the Subject Properties from T3-R (Sub - Urban - Restricted) to T4-L (General Urban — Limited). A portion of 3277 Charles Ave applies to this application. The table below summarizes the request. Attachment A legally describes the Subject Properties. Summary of Properties Included in Current FLUM Application FOLIO LOT SIZE (SQ. FT.) ADDRESS FLUM DESIGNATIONS M21 ZONING Existing Proposed Existing Proposed 1 0141210075201 4,720 3227 CHARLES AVE (a portion of this property) Single Family Residential Low Density Restricted Commercial T3-R T4-L 2 0141210075210 5,900 3247 CHARLES AVE Single Family Residential Low Density Restricted Commercial T3-R T4-L 3 0141210075207 6,342 3257 CHARLES AVE Single Family Residential Low Density Restricted Commercial T3-R T4-L 4 0141210075150 6,342 3277 CHARLES AVE Single Family Residential Low Density Restricted Commercial T3-R T4-L 5 0141210075200 12,869 3256 WILLIAM AVE Single Family Residential Low Density Restricted Commercial T3-R T4-L 6 0141210074960 5,850 3270 WILLIAM AVE Single Family Residential Low Density Restricted Commercial T3-R T4-L The Subject Properties are bounded by the historically designated Charles Ave to the south, Main Highway to the east, William Ave to the north, and Hibiscus Street to the west. The aerial image below shows the project site, outlined in yellow, and the immediate residential neighborhoods surrounding it to provide context. Page 1 of 22 This end des. may be appealed tothe%wring, Zaino and APP. B Board byany agslcxtl Lary', Wain fifteen 1151 days of the date of posting M filing a Witten appeal and appmpriale lee with the Hearing Boards Bmsbn,lcata at44452nMRau+ a, 3rd Boor, Mara FL 3n3e. Telephone number, 4305)0.15-203e. Above - An aerial photograph of the Subject Properties, delineated by yellow lines. EXISTING FUTURE LAND USE DESIGNATION All five parcels included this request have an existing Future Land Use (FLU) designation of Single Family — Residential. The principal purpose of the Single Family — Residential FLU designation is to provide hospitable spaces for single-family residential development with limited ancillary uses. The MNCP describes and interprets this designation as follows: 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 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 facilities2 (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 daycare centers and adult daycare 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). PROPOSED FUTURE LAND USE DESIGNATION The proposed FLU designation of Low -Density Restricted Commercial allows a multitude of generally low - density residential as well as transitory residential facilities, general office use, and general commercial activities. The MNCP describes and interprets this designation as follows: Low -Density Restricted Commercial: 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 Page 2 of 22 o`AINIST, commercial marinas and living quarters on vessels as permissible. The nonresiden of developments within areas designated as Low -Density Restricted Commer maximum floor lot ratio (FLR) of 3.0 times the net lot area of the Subject Propertie The two maps below are a side -by -side comparison of the Existing and Proposed FLU desi note the spatial patterns for both scenarios. portions ° R mayceawaro�va.��a.r •�a� fiYn xn�app®IaMapprapnale ka xiN .y -MIBoards Dimon, ,matedat.z.e Nave, PZ-18-337 ons, p 1 19 EXISTING AND PROPOSED FUTURE LAND USE s*yrTr_, Ma..r1 .F,w ESIGNATIONS RTMENT Above — Existing Future Land Use, Subject Properties are within the red outline Above — Proposed Future Land Use, Subject Properties are within the red outline SOCIODEMOGRAPHIC BACKGROUND AND NEIGHBORHOOD CONTEXT The Subject Properties are located within the Census Block Group 120860072001. According to the American Community Survey (ACS), 5-year estimates (2013-2017), the Median Household Income for this Census Block Group is $62,404, which is 83.6 percent higher than the Median Household income for the City of Miami ($33,999) and is 13.67 percent higher than the Area Median Income (AMI) for Miami -Dade County, which is $54,900. This Census Block Group has a total of 239 households with a total of 314 housing units. The percentage of families living in poverty in this Census Block Group is 30.5 percent, which is slightly higher than both the City of Miami (21.7 percent) and Miami -Dade County (15.6 percent). The same ACS 5-year estimate data showed that most households (58.9 percent) in the subject Census Block Group rented their homes. The median rent for this Census Block Group is $1,460. Summary of 2010 United States Census data for the Subject Properties' Block Group (120860072001) Topic Data Number of Households 239 Number of Housing Units 314 Median Household Income $62,404 (City of Miami: $33,999) Percent of Households that rent 58.58% (City of Miami: 69.76%) Median Rent $1,460 Unemployment Rate 3.9% Data were retrieved from the U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates NEIGHBORHOOD CONTEXT WITHIN A 0.25-MILE STUDY AREA The Subject Properties are located between Charles Ave and William Ave and connected to the main, north - south arterial thoroughfare (Main Hwy) into the heart of Coconut Grove's downtown business district. Furthermore, the Subject Properties are served by the City of Miami's Coconut Grove Circulator trolley service Page 3 of 22 v and Miami -Dade County's Metrobus. Finally, both transit services provide regular, direct ac Grove's downtown area and Miami -Dade County's two Metrorail stations: Coconut Grove a Through a Geographic Information Systems (GIS) analysis, staff inventoried and reclassifie within the 0.25-mile Study Area (Study Area), and staff identified a total of 457 addresses, a percent) of the addresses are classified as "SINGLE/DUPLEX/TRIPLEX RESIDENTIAL". The are corroborated by staff's field visit pictures (please refer to the FIELD VISIT PHOTOGRAPHS showed a predominance of single-family residential homes fronting Charles Ave and William Ave. T below summarizes all existing land uses within the 0.25-mile study area. to Coconut ce a'teen'no, momnna.za:t ys of ousam a the -nIBoards Dimon, ,ecatedx 3rcl Boor, Nam!, 33130 Telephone number (305)0.16-2030 All Addresses within the Study Area, summarized by Miami -Dade County's Existing Land Use Codes Existing Land Use by Category Number of Addresses within the Study Area % Addresses with the Study Area SINGLE/DUPLEX/TRIPLEX RESIDENTIAL VACANT OTHER MULTIFAMILY RESIDENTIAL OFFICE/RETAIL NULL 239 82 49 40 35 12 52.30% 17.90% 10.70% 8.80% 7.70% 2.60% TOTAL 457 100.0% Staff further analyzed the FLUM designations within the 0.25-mile radius (Study Area) of the Subject Properties. The Study Area highlights some interesting FLU -designation observations. "Single -Family Residential" comprises only 28 percent of the City, whereas it comprises 65 percent of the Study Area. This is indicative of tightly woven, predominant Single Family Residential neighborhoods that are on both sides Grand Ave and Main Hwy, please refer to Existing Land Use overlaid on the Future Land Use, as shown on the next page. Page 4 of 22 Future Land Use Map for the Subject Properties and the surrounding, 0.25-Mile Stud Area J OM; J PQM1' 4. • ▪ #• l#i s••; • lilt 11l11ft1t10+114 * tiff** **fiat _ *fir' 11 in * �: * eta *out aka/tram I eaawit • 111 * **lltff*, ilea gee, J#L #irf* aattgE leg - i # inste virdilfhl r 4 Illy • i•*iNff irlf 14Hrfat Jl ipl Ew G r— Iu0111111 r,4rH�y{Avf ,iu PALL hi; Tna?vE 1:160,1PALM? 7 6r+ • • •/- w '* s • +<: •.,,' r • • • • lb • • 4' • i a frump 74ay NMI} Lard LIwE • cardwroa, DY,se 1 1.+1.lsr r.ra,' .array.) II Sap.Rrrk ae EAOice Rain. 'sbe fmnran.1 Me+a7 * or,ranr>brdrd ns.rrel W Rryy,Kp RnPSr�r'aA.n de Para. FLOM. Lund ■n Cmng 0R,wRicaawRw— E J Sala ram+- O rl4lrv- Nevin NNI 0 I . o.ekeluel Eyrh rrro pawn R.rr}rld■Lrr+r R.3a.11M oL�r YilLn Carty RF.at Comm.! Cenawrdol mgM .rimy. nay. rare Tvrrwrmdo:r ll3ea3 3darman maybe appealed to the plarind gmtl Appeals B07d Wam... wry Mlli aavnfifteenh1S)lssldays of the Wym9MM.° a wines appeal and appropriate lee MI Heart, Boards Pelson, baled at44 9N 2nd Name, r, 61amI,R 33ll0. Telephone number (303)616-3030. The third -largest FLU designation is "Medium Density Restricted Commercial." This FLU designation is largely found in sections between the higher density, higher intensity mixed -use corridors, such as Grand Ave and Main Hwy —the two main transportation corridors that traverse the study area. The general breakdown of all FLU designations within the Study Area is summarized in the table that follows. FLUM designations within the 0.25-mile radius (Study Area) of the Subject Properties CITYWIDE WITHIN STUDY AREA FLU Designation City of Miami Acres FLU Designation Acres Low Density Multifamily Residential Low Density Restricted Commercial High Density Multifamily Residential Central Business District 39.0 144.0 165.0 199.0 0.20% 0.60% 0.70% 0.90% Low Density Multifamily Residential Low Density Restricted Commercial High Density Multifamily Residential Central Business District 0.00 0.00% 1.03 0.67% 0.00 0.00% 0.00 0.00% Page 5 of 22 FLUM designations within the 0.25-mile radius (Study Area) of the Subject Properti a ;-b-a9;;� „;,fig �zt:fig ��a Caro CITYWIDE WIT eanng eoaias onism,iocaree a4answ ine-� 'r['Ytl"Y`'� ik""""""""°A" PZ-18-337 iy 12/11/19 FLU Designation City of Miami Acres % FLU Designation Acres Fpq : RTMENTbCF E8 Conservation 289.0 1.30% Conservation 4.67 3.03% Industrial 459.0 2.00% Industrial 0.00 0.00% Light Industrial 534.0 2.40% Light Industrial 0.00 0.00% Medium Density Restricted Commercial 918.0 4.10% Medium Density Restricted Commercial 5.66 3.67% General Commercial 945.0 4.20% General Commercial 0.00 0.00% Public Parks and Recreation 1315.0 5.80% Public Parks and Recreation 3.80 2.46% Medium Density Multifamily Residential 1487.0 6.60% Medium Density Multifamily Residential 0.42 0.27% Major Institutional, Public Facilities, Major Institutional, Public Transportation & Utilities 2103.0 ° 9.30 /° Facilities, Transportation & Utilities 5.14 3.33% Restricted Commercial 3761.0 16.70% Restricted Commercial 31.21 20.23% Duplex -Residential 4,002.0 17.70% Duplex - Residential 1.82 1.18% Single Family Residential 6,197.0 27.50% Single Family Residential 100.53 65.16% TOTAL 22,556 100.00% TOTAL 154.29 100.00% Page 6 of 22 FIELD VISIT PHOTOGRAPHS Staff conducted a site visit of the Subject Properties on Friday, July 13, 2018. Below are a s that visit. The purpose of these photographs is to give an "on the ground" context of the Subj the surrounding neighborhood. The northern side of the Subject Properties Tn'p final aeon maybe appealed to me Planing, Zaino at Appeals Board byamags party s'2lfin fifteen (161days of the dale of posting fry filing a wt. appeal aM appropriate lee MI the Baring Boards Olison, IoaatM at4a4.2n4, 3rd floor, Miami a 33130. Telephone number 005)616-2O36-2030. . . n rod - - Picture 1- Going eastward on William Ave, notice Coconut Grove Playhouse in the background, right -side. _ , : Um" fpriL7,14 kilt Picture 2 - 3266 William Ave - one of the three existing homes as part of this application Picture Going no direct with . iL wonwa+46i Picture s 'a -y.. .�-..-. y.. Y 4 - 3270 William Ave — one of the three existing homes 3 — Intersection of William Ave and Via Abitare Way. north on Via Abitare Way, it connects to Thomas Ave, access to Main Highway. as part of this application Page 7 of 22 Eastern side of the Subject Properties Picture 5 — rearview of Coconut Grove Playhouse viewed from William Ave. Thisfinal decision may x appealed to the Plating, Zaino at 4Ypeak Boats Warn aggriraI parLy.MPinfiReeM.Wafs dMe date of posting try filing a when appeal aM appropriate lee MI 3r0F�eaMiamiFL33g Boards t30 nenume;Q5.�;3g. Picture 6 — rearview of Coconut Grove Playhouse, viewed from the East. Vacant properties in the foreground. The southern side of the Subject Properties Picture Picture -. ; - _ _' _ •+ .- a ... .f Gj �,. '4 g .. f 7 — Charles Ave Plaque. 8 — Going westward on Charles Ave. _ i -• -_ Il,4. j I Picture 9 the historic Mariah Brown House on Charles Ave. Picture Charles lodging R-18-020). ./ .. +. v 10 — the restored historic E.W.F. Stirrup House (3242 Ave) converted into a commercial Bed and Breakfast establishment (ORDINANCE: 13270 AND HEPB- DISCUSSION TOPICS The Subject Properties' Location and Redevelopment -Community Development Linked Opportunities The Subject Properties are within the Coconut Grove BID, please see the map below "Coconut Grove Business Improvement District", which puts it in a strategic position of forging new business connections and opportunities with other local businesses, such as entertainment establishments, hoteliers, restaurateurs, and other small business owners. Furthermore, the Subject Properties' eastern neighbor is the Coconut Gr tie 8 of 22 o`AINIST, Playhouse, located at 3500 Main Hwy, which was nominated by the State of Florida's State Preservation Office as being eligible for the National Register of Historic Places. Moreover, proposed, pending application for a Special Certificate of Appropriateness, the redevelopm the architectural restoration of the Playhouse, the construction of 300 seat theater, a parkin exterior spaces with landscaping. Coconut Grove Business Improvement District n Q 0 •92 toric This firral an maybe appealed to the Planing, Zaino and AtiltrZ rifbrit il3 �i Qr�Al J rR'3Au6-3030. ctuP 7 �f1 37 12/11/19 F AARTMENT b o Observation of Vacant Properties Over Time Vacant properties are among the most visible outward signs of a neighborhood's reversing fortunes. Properties that have turned from productive use to disuse can vary widely in size, shape, and former use[1]. Therefore, vacant properties can be identified as a continual, problematic issue that contributes to overall community decline and disinvestment. One of the many ways that these problems manifest themselves is through the property owner's failure to maintain their property, such as uncut grass or shrubbery or the illegal dumping of litter and other solid wastes on vacant properties. Unfortunately, this becomes a vexing issue for both the property owner and the local neighborhood. Equally, this is also a financial liability for a municipality in terms of expending limited government resources, such as code enforcement and trash removal. This was exemplified when staff did their site visit of the Subject Properties. Staff noted the unkempt grass and overgrown shrubbery, please see the photographs: v Page 9 of 22 end aeon maybe appealed to the elan ng, Zaing ad Is Board b/anyagq.. party Mtiin fifteen l2610rys W the • l posting M filing a wt. appeal aM appropriate lee MI ea mg Boards 3rdson, located at444.2n0 Nave, [oar, Nam!, FL 33130. Telephone number (303)686-2030. Picture 11: Subject Properties fronting Charles Ave with unkempt grass and overgrown trees overarching the Right of Way (Utilities). Picture 12: Subject Properties with unkempt grass and shrubbery. CONCURRENCY Staff tested levels of service as required for this application. The Levels of Service (LOS) testing is based on an inferred potential increase in population for this area of 76 residents, from 22 to 98 residents. Schools On July 25, 2019, 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, based on "proposed" residential development project scenario. Recreation and Open Space The MCNP requires a 10-minute'/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 9,021 gallons consumed per day 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 transmission is 141 GPCD. Although the MCNP does not require testing of this Miami -Dade County -Water and Sewer Department's (WASD) service, a WASD Permit is required 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 September 2018 concurrency review for this application, the Office of Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to generate a difference in 12 PM Peak Hour trips and a daily difference of 200 trips. While the impact is not anticipated to cause a significant traffic impact on Charles Ave, a traffic study would be needed prior to the issuance of a building permit to ensure that the impacts of the project on the adjacent residential neighborhood are minimized. ANALYSIS Criteria MCNP Policy Description and Staff Analysis 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 Page 10 of 22 Criteria MCNP Policy Description and Staff Analysis a _ ��' Q 7,::: me em c� ;;;nn.�,:usa on its evaluation, and on other relevant planning considerations, the Planni II a forward a recommended action on a said amendment to the Planning Advi• < oard; w`iic"ii `°°A" will then forward its recommendation to the City Commission. �y2 P-18-337 Analysis 1 Staff conducted a Concurrency Management Analysis (CMA) of the proposes �'t,-, ndment79 °FiOq and found that it met all the level -of -service (LOS) standards of the MCNP. MENTb Finding 1 Staff finds the proposed Comprehensive Plan Amendment as overall consistent wi LU-1.6.4. Criteria 2 Policy LU-3.1.1: Continue review of existing zoning regulations to determine if they provide adequate flexibility to promote redevelopment with a mix of uses in Urban Infill Areas or Urban Redevelopment Areas and, if not, revise said existing zoning regulations or adopt new zoning regulations to promote redevelopment. Analysis 2 The confluence of synergistic business establishments at the intersection of Charles Ave and Main Highway with the recent establishment of the E.W.F. Stirrup Bed and Breakfast located at 3242 Charles Ave and the anticipated "rebirth" of the Coconut Grove Playhouse has led Staff to reconsider the merits of the existing Future Land Use (FLU) designation of "Single Family Residential" and whether it is currently relevant to the ongoing commercialization. Specifically, per Ordinance 13270, the City Commission approved changing the FLU designation for the E.W.F. Stirrup Bed and Breakfast located at 3242 Charles Ave from Single Family Residential" to "Low -Density Restricted Commercial". Furthermore, the approval of HEPB-R-18-020 approving a Special Certificate of Appropriateness for the new construction of a two-story secondary structure located at approximately 3242 Charles Ave and known as the individually -designated building, E.W.F. Stirrup House, there has been a growing evolution of mixed -use development at this intersection. Furthermore, as noted earlier in this Report (page 13), three of the six properties have remained vacant for eight consecutive years. This proposed Comprehensive Plan Amendment seeks to redevelop this Subject Properties by choosing an alternate FLU designation (Low -Density Restricted Commercial) that can better accommodate the changing, mixed -use development patterns. Finding 2 The Comprehensive Plan Amendment application is consistent with Policy LU-3.1.1 Criteria 2 Policy LU-1.3.15 states that "the City of Miami will continue to encourage a development pattern that enhances existing neighborhoods by developing a balance of mixed of uses including areas for employment, shopping, housing, and recreation near each other." Analysis 3 This proposed Comprehensive Plan Amendment will allow for the addition of more strategically located commercial uses at the intersection of Main Hwy and Charles Ave, which can potentially provide additional tourism -related business to the local economy along with providing additional employment opportunities. Moreover, the FLU designation of Low -Density Restricted Commercial allows for intensities and uses that are in scale and character with the surrounding, established Single Family Residential neighborhoods. Finding 3 The Comprehensive Plan Amendment application is consistent with Policy LU-1.3.15. 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 use 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 4 While the proposed amendment would increase the allowed density for the Subject Properties, proper buffering techniques play an even greater role of importance when there are two disparate land uses that are adjacent to each other. The proposed Comprehensive Plan amendment's associated zoning designation permits a limited variety of commercial uses that can easily be scaled and strategically shielded from the abutting "Single Family - Residential" properties to the north, west, and south of the Subject Properties. Furthermore, at the "Low -Density Restricted Commercial" intensity, proper buffering techniques can be designed and implemented through the City of Miami's Land Development Regulations that can mitigate any possible negative externalities. Finding 4 The Comprehensive Plan Amendment application is consistent with Policy LU-1.1.3. �O PO`AINISTio� /L O��IiGAF �3 30 Page 11 of 22 Criteria MCNP Policy Description and Staff Analysis a`" �� Criteria 4 Policy LU-1.6.10 The City's land development regulations and policies will :a, Vie' -Ea= a° provision of safe and convenient on -site traffic flow and vehicle parking an• 7.?..J'provie�`"°�°°m°�`°°A `. access by a variety of transportation modes, including pedestrianism, bicycl,%.ut! or �7 and transit. m Analysis 5 The Subject Properties are within a 0.25-mile walking distance to multiple transc-FAgRTjNENT8�`& are interconnected to Miami-Dade's Douglas Road Metrorail station. Finding 5 The Comprehensive Plan Amendment application is consistent with Policy LU-1.6.10. Criteria 6 Policy TR-1.4.4: In an effort to better identify problems and select proper traffic calming solutions in residential neighborhoods to reduce traffic speeds and cut -through traffic, the City will encourage and promote more citizen and stakeholder involvement to build support for neighborhood traffic calming plans." Analysis 6 As of today's date, the Staff is not aware of any outreach to the community. Finding 6 The Comprehensive Plan Amendment application is not consistent with Policy TR-1.4.4. Criteria 7 Policy LU-1.3.9: The City will continue to concentrate Community Development efforts in small geographic areas that have special opportunities and/or potential for redevelopment consistent with the implementation of small -area action plans that have the support of neighborhood residents and business owners. Analysis 7 The geographic location of the Subject Properties being within the Coconut Grove Business Improvement District along with having the Coconut Grove Playhouse as its easterly neighbor affords it with possible business and redevelopment opportunities within a localized area that could be mutually beneficial to supporting the community through increased employment opportunities along with helping local business owners in forming interconnected business relationships. Findings 7 The Comprehensive Plan Amendment application is consistent with Policy LU-1.3.9. Criteria 8 Policy LU-1.1.11: The City hereby adopts designation of the City, excluding Virginia Key, Watson Island and the uninhabited islands of Biscayne Bay, that have a land use and zoning classification of Conservation, as an Urban Infill Area pursuant to Miami- Dade County's designation of an Urban Infill Area lying generally east of the Palmetto Expressway and including all of the City of Miami. Within this area, the concentration and intensification of development around centers of activity shall be emphasized with the goals of enhancing the livability of residential neighborhoods and the viability of commercial areas. Priority will be given to infill development on vacant parcels, adaptive reuse of underutilized land and structures, the redevelopment of substandard sites, downtown revitalization and the development of projects that promote public transportation (See Policy TR-1.1.1.). Maintenance of transportation levels of service within this designated Urban Infill Transportation Concurrency Exception Area shall be in accordance with the adopted Transportation Corridors level of service standards and the City of Miami Person Trip Methodology as set forth in Objective TR-1.7 and related Policies of the Transportation Element of the MCNP as well as Appendix TR-1. Analysis 8 These Subject Properties are located within the Urban Infill Area and meet all of its criteria that are relevant to an evolving mixed -use hub with a concentration and intensification of development around the intersection of Charles Ave and Main Hwy that is also easily accessible to nearby residential neighborhoods. One of the key priorities of this MCNP's policy is addressing infill development on vacant properties. This is exactly the issue with this Subject Properties. Specifically, three (3227, 3247, and 3257 Charles Ave) of the six properties, based on the Miami -Dade Subject Properties Appraiser's Real Estate Online Subject Properties Record Cards, have remained vacant with no ($0) building value over the past eight years from 2010-2018. Furthermore, based on a ((PD&R), 2014), evidence shows that vacant and abandoned properties drag down local economies, impede population growth, depress Subject Properties values, increase crime, and impose heavy cost burdens on local governments. Finding 8 The Comprehensive Plan Amendment application is consistent with Policy LU-1.1.11. Finding 9 Policy LU-1.3.14: The City will continue to enforce urban design guidelines for public and private projects which shall be consistent with neighborhood character, history, and function, and shall be in accordance with the neighborhood design and development standards Page 12 of 22 Criteria MCNP Policy Description and Staff Analysis a �,- `" � yea � Q �eoa�aM awn esa adopted because of the amendments to the City's land development regul. * i�s� °au °a initiatives. Criteria 9 Four of the six properties (3227 Charles Ave, 3247 Charles Ave, 3257 Char % 4ve, . •' ". Charles Ave), as part of this application, directly abut Charles Ave, which wa ti' inateci •y....„, the City of Miami's Historic and Environmental Preservation Board, Designation �NITMENT e0' 2012) under the regulatory powers of the City's Code of Ordinances, Chapter 23, Se . - - .s a historic street. Furthermore, the Subject Properties is within the Village West Island District and Charles Ave (NCD-2), which has specific design guidelines that apply to all proposed development. Therefore, any proposed development project for this Subject Properties must adhere to the abovementioned protective measures and guidelines to be approved by the City. Thus, these established design review processes will ensure the protection and preservation of all future development in terms of design, density, intensity, and scale. Finding 9 The Comprehensive Plan Amendment application is consistent with Policy LU-1.3.14. 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 properties located at properties at 3227, 3247, 3257, and a portion of 3277 Charles Ave and 3256 and 3270 William Ave from "Single Family of Residential" to "Low Density Restricted Commercial" is justified. The "Low -Density Restricted Commercial" FLU designation would permit uses allowing the proposed Zoning Change companion item (ePlan ID # PZ-18-340) to be compatible with the adjacent, existing FLU designations at this transitioning intersection of Charles Ave and Main Hwy with a concentrated and intensifying development of current mixed -uses. Page 13 of 22 P�MINISTp pi a RECOMMENDATION Based on the above background information, the Planning Department recommends appro Comprehensive Plan Amendment to amend the designation on the FLUM from "Single Fa "Low -Density Restricted Commercial" for the properties at 3227, 3247, 3257, and a portion Ave and 3256 and 3270 William Ave. Farm Sue Trone, AIGP Chief of Land bevelp.pment 1 r y2 ThisMEein4mryhgrsMn Melt j) p4c SCtl th g MGM: on, t t.1 YO cewei �n lean-g mlds C'v it t44ef 4.9V bd N,4re INHu.barr1,{_ 33JC iictvv rrrvr �U5.10. of tlil-a✓ pad esidWiti to Char! - RTMENT b a A Page 14 of 22 ATTACHMENTS Attachment A — Legal Description Attachment B — Concurrency Management Analysis Tnls final aeon maybe appealed to me Planing, Zaino at Appeals Board tyamfigs party xilfin fifteen ILSIErys of the dale of posting fry filing eal ng a wt. appaM appropriate lee MI the Baring Boards Blison, located at444.2n4 Nave, rd 3f�r.Mlarol.FL u13g. Telephone number (305)ufi.2gBg. Page 15 of 22 ATTACHMENT A LEGAL DESCRIPTION: PARCEL 1: THE WEST 40 FEET OF THE EAST 92.5 FEET OF THE SOUTH 118 FEET, BLOCK 29, OF FRO HOMESTEAD AMENDED, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, AT PAGE 10G, OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTY. FLORIDA. PARCEL 2: THE WEST 50 FEET OF THE EAST 142.5 FEET OF THE SOUTH 118 FEET, BLOCK 29, OF FROW HOMESTEAD AMENDED, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, AT PAGE 106, OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTY, FLORIDA. AND THE WEST 53.75 FEET OF THE EAST 196.25 FEET OF THE SOUTH 118 FEET, OF BLOCK 29, FROW HOMESTEAD, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK B, PAGE 106, OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTY, FLORIDA. AND THE WEST 107.5 FT THE EAST 250FT OF S118FT OF BLK 29 LESS W53.75FTOF E196.25FTOFS11BFTBLK 29, FROW HOMESTEAD, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK B, PAGE 106, OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTY, FLORIDA. AND LOT 20 BLOCK 29 OF FROW HOMESTEAD AMENDED, ACCORD/ND TO THE PLAT THEREOF, RECORDED IN PLAT BOOK "B" AT PAGE 106 OF THE PUBLIC RECORDS OF MIAMI. DADE COUNTY, FLORIDA. Tnls final Ee®on maybe appealed to me Planing, Zaino at Appeals Board bA any agq.. party xilf in fifteen ILSI Erys of the dale of posting fry filing a wt. appeal aM appropriate lee MI 3rdfthe�eaMiamiFL33130. ,Brd.rd nenume;�5.�;3g. AND W 110FT OF E 250FT OF N 117 FT OF BLOCK 29, FROW HOMESTEAD, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK B, PAGE 106, OF THE PUBLIC RECORDS OF MIAMI DADE COUNTY, FLORIDA Page 16 of 22 ATTACHMENT B CONCUR RENCYMANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP N"o+ire UN. `t,lr.Lser fete A, 3 carte: r_teef: P7-11w33 S. Step-39 StimpPrupoteT, irac a Cxo Mrnky are! 3237 (rang, 3247, 3257, 04E 3277 Cwes Atelae date 3236 anal 32711} W" a^ Avenue ,-)cant Steens: gtl+tfs: South: W.l aaritne East:: Curies /t a Went Man Her ENI■y Future Lana One +: at nn- Si a Family les>ee-T a Ees'Eet -+i ['grisly .a -es¢+... 4 J/acre EI -liA mod Pfl9 i'prs Perptrss Reasesed Future Ld Llse 1:1f9. ' e! a,: Law'Ueti:iY A@St' Ore Cu- -e-c e FesiEeittai Ovary aces g Okllac,e 35 QIA sird Pra, ,Arran. so. t'6 Inc -rile 9!I Presto -A NEIGHBORHOOD INFORMATION YET k'ea WASC Sew,- ---a Seaton gas '0-a.'a9r 5 ciralr-1.r-t €Lsc ^l RELEVANT MCNP GOALS, ORIECTIVES, AND POLICIES ,t. r Laic ihr [and ilJ„ T f Lark Lke i7ocrl ie L0-1.1 Tatum Larne Use P+5 cs 113.1J-1 CapNal Pnerarere-+ems 6datCI-12 leo•are -se al animate 0-22 1-0-orr-rend" Puicy 1.T3ti, sE T xrtato1OheciveTR-1.6 t ertNt Hui S CONCLIRRENCY ANALYSIS 1-c racp - Pn, . at ---- 76 RECREATION AND OPEN SPACE MCMP Patio., ReatatarkanaGenertSpatt Po Ay PR.1:E.4 nEBTLL,es a IFF-rnlnuiR 11 j/jami'el Darner -FT! soaAr la a Oir lB erdrarare r n -o:s'Te seyl Test Rue/ POTAE LE WATER iron oI Se-wer slasCA-C:. 93.FaS GOD 7e-aert-T.AF rt pAit-st :. T' RUM a nan a SAal Pu cry Mel- .1 t tere, r,,-Arty 4- - "tr. . -.afar - , 0K SANITARY SEWER TRANSMISSION Lereof Sere ce s!anare 141 GSC6 Pa c.o. SS- I.3.I t girCDF Saaacrif S4e Note 1 beam. Carte, -easy Test Rosa 1: STORLi SEVISFA C*PAIITY €of teat on sysir." oeToz e-ras®e Left-arQneF",tR'Tafter Shaner . Lo-ic--r-icy Tent Ian.. t' ow SOLID WASTE OCRLEC713M 4n cwastr ayr,r-at evl, t 28 to•xcf-rs-Er= irr US F,el:vi a a-,w ea nefIre rierie? 000 Eceeit caaaces Ate, cave f673P Co'xv^e'& Test Reest -- lAAtt3PORlADIDOI Lest of Srv9cr slasda'ds n Oaectvrs TR-1.IS and TD-I.7 . all—_--e -wt. Test 105- t NOTES Fr—t firwwa-y wim-W'oxSTgri.rsl3t p[ atur[ i- Ltd-DarrSrffer GR9artm4rIL01VLjOI Iq[R ca3ar t'!. fa^,V sr - net frown, 4:f3..^ed octsuiroon wen etnease S Jellu-ee to Sled-IL"p'dicend!, as arse eTeeI be late aa'Qpa1ee Put.ane land Jar Eel rattan's oa4e eensP a ma'am ta'ai4es ore Hire-recta/en ea Pie 2020 Full-e lam Use Mao a-.r essetatee Correspoadexe Taale. fatie.T E4ratY ^-aM sotelt:ai'y x aftaetabie sJoleel le re detailed Prmud deride lad cab* :and Cere o s--e It -rS - at nreL 1 sartriat m CnrxJ-rrnry s add-essec s a sraa-ear r.e^-oral .Jrn aror+Cect Lgyirlr Olffax of Carta Frartoor-,Terts Tn'p final Ee®on maybe appealed to me Planing, Zaino at Appeals Board bA any agq.. party xilf in fifteen ll5l drys of the dale of posting fry filing a wit. appeal aM appropriate lee MI 3rdfthe�eaMiamiFL33130. ,Brd.rd nenume;�5.�;3g. Page 17 of 22 Tnls final aeon maybe appealed tome Planing, Zaino at Appeals Board bA any agq.. party xilf in fifteen 1161 drys of the date of posting fry filing a wt. appeal aM appropriate lee MI the Hearing Boards Blison, located at444.2n0 Nave, 3r0 Flmr, MlamI, FL 33130. Telephone number (305)0.16-2030. Page 18 of 22 Miami -Dade Count Public Schools Superintendent of Scher&Js ANxrfOo Cervatho July 25, 201B V1A ELECTRONIC MAIL Mr CarlosR. Lags, Esquire 3227 Grove LLC PO BOX 331850 Davie, FL 33325 ja_noncillaw turn gloving our students the world A?iami-Dade County Stirrer Saaslrtr Feria Tabares Hanrnan, Char C. M3urrin Karp. Vice Chair Dr. Dorothy Befralmas-AAodlrlyra8 Susie V. Gas£liio Dr. Lawrence S. FeMenarr Dr Sieve Gallon ru r.r. day Nsu.nrup Dr. Maria Peres Mari Tara Rojas RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS 3227 GROVE LLC- 1 PH301g1122O7544-LOCATED AT 3227 CHARLES AVENUE FOLIO NO(s) 0.141210075201, 01412100752113, 0141210075200, 0141210075207,.0141210075150, 01412110074961) Pursuant to State Statutes and the Intertoaal Agreements far Public School Far -fifty Planrairt9 ue Miami -Dade County, the above•refefenced 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 in xinturn residential density of 35 multifamily units, which generate 4 students; 2 elementary, 0 middle and 2 senior high students AR this time, all levels have sufficient capacity available to serve the application. However, a tine' determination of Public School Concurrency and capacity reservation will only be made at the lane of approval of final plat, site plan or functional €equivalent, notwithstanding any additional information *hal may surface after further departrnontal research- As such, this analysis does not constitute a Public School Goncurrency approval Should you have any questions, grease feet free to contact me at 305-995-4501. Best regards, Ivan M Ra li•igraez, R.A. Director Enclosure L-054 cc' Mr. Victor Alnnso, R.A. Ms, Nathaly Simon City of Miami School Coneurrlency Master File Planning, Design & SusrainabiJity Ms Ana Rijio-Gonde, Deputy Chief Faefileas & Eeo-Serstainabilily Officer f 450 lv.lE, 2np Ave. wire 525 • Miami, FL 33 i32 3Cr5-995-72195 a 305-995-4760 (FAX) •nri,icaMaciLeachndds.ner Ths final decision maybe appealed to the Planing, Zaino at APPeab Boats Wamags.etl eaM1y MtiinfiReen1.WW,ob Me dare of posting by filing a wgren appeal aM appropriate lee MI he Boar 3r6Boor, Mlaml fL633ll0 Telephone number l3056B6 0. Page 19 of 22 Concurrency Management System (CMS) Miami -Dade County Public Schools. Miami -Dade County Public Schools Concurrency Managenrent System Preliminary Concurrency Analysis MDCPS Application Number: 13HnttFin712rIO48$ Local Government (LG): Miami Date Application Received: 7/ 12f20i.8 61O6:i6 PM LG Application Number: 1 Type of Application; Public Hearing Sub Type: Zorn ,appliCarrtls Name: j227 Grove LLB T dress/Locatiarr: Approx. 3227 Charlfoi Avaniaiii Master Folio Number: ni4 210075201 0141220075210r 0142210075200. 0141210075207. Additional Folio NLJsmber(s}: a.241210075 50.014,,210074960, PROPOSED # OF UNITS 25 SINGLE -FM ILY DETACHLD UNITS: 9. SINGLE-FAMILY ATTACHED 0 UNITS: — MULTIFAMILY UNITS: 35 CONCURRENCY SERVICE AREA SCHOOLS Facility Nam Net Available Seats Seats LijS Source Type Capacity Required Taken Met COCONUT GROVE ELEMENTARY -79 2 10 NO Current CSA BC. COCONUT OI{OVE ELEMENTARY 0 2 0 NO Current CSA Flve 'far PIOr1 PONCE DE LEON MIDDLE ii:20® YE5 Current CSA 7671 CORAL GABLES SENIOR -539 2 0 NO current CSA 7671 COPAL GABLE_ SENIOR 0 2 O NO CurrgntcsA F igYsar Plan ADJACENT SERVICE AREA SCHOOLS SC41SILVER BLUFF ELEMENTARY 1S0 2 YE5 Ad. centCSA 7341 IIAAMI JACr.SON SEMOR 356 2 2 YES Ad. cent CSA ".An I-n •act reduction of 25, Et% included For charter and rna. net schools Schools of Chaise . MDCPS has onductecl a preliminary public school concurrency review of this application; please See resulfs above. A finial determination of public school concurrence and capacity reservation will be made at the time of approval of plat, site plan or Functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCUBBENCY APPROVAL, 1450 NE 2 Avenue, Roam 525r Miami, Ronda 33 132 / 305-995-7235 I €aneurienef dadescha xis rvet This final aeon maybe appealed to me Planing, Zaino at PppaaB Boats byanyagq.ecl partyW... . aafs of Me dated posting M filing a wit. apped aM appropriate lee MI I. Hearing Boards 3mson, located at4a4.2n0 Nave, 3rel Floc, MlamI, FL 33130. Telephone number (303)686-2030. Page 20 of 22 III Parks, Recreation, . Open Space Level of Service II PZ-18337 :nf"t': �' a.l +— . ,... ra.e.armIYa.alai 3247, 3257, and 3277 Charles Awe and 3256 and 3274'Milani Arc `AINIST, This final decision maY be appealed to me naming, Zaino at r2fmaa WanIZem ITY.MPinfifieenl15l6rys ofne ROHGoafin9MfiYn9 avRRkn app®IaMappmpnalek xiN 3roFmr,MIamI�r633ll0 TTeTrho enumber1305)6I6 0. PZ-18-337 12/11/19 Page 21 of 22 CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM TO. , Sue Trona, AICP DATE: C9JO8/201P Chtef,QonmunIrty Planning. FILE: PZ-1EI-337 SUBJECT: Transportation Concurrency Analiysls REFERENCES I rr:hp' Collin Worth ENCLOSURES. Bicycle Coordin&torl Transportation Analyst r Th.. decision maybe appealed to the Planing, Zaino at MP�k Boats WanyagY party MlfinfiReeM.WaY, dMe &'e of posting by filing a wgten appeal aM appropriate lee with 3rdFloc,, MiamIt 33130 Telephone number l3Q56I6 0. As part of the transportation concurrency review for the project located at 3277 Charles Ave, a review of the maximum potential PM Peak trip generation for the current land use, as well as a review of the future Land use maximum potential PM Peakirip generation Wee performed The finding$ show Me proposed future Iand use will generate a difference in 12 PM Pear I -lour trips and a daily difference of 200 trips. Male the impact is not anticipated to Cause a significant traffic rrnpabt on Charles Ave, a traffic study would be needed prior to building permit to ensure that the impacts Of the protect on the adjacent reardenlial neighborhood are minimized REFERENCES (PD&R), O. O. (2014, December 21). Vacant and Abandoned Properties: Turning Liabilities Into Assets. Retrieved from https://www.huduser.gov/portal/periodicals/em/winterl4/highlightl.html [11 (PD&R), O. O. (2014, December 21). Vacant and Abandoned Properties: Turning Liabilities into Assets. Retrieved from https://www.huduser.gov/portal/periodicals/em/winterl4/highlight) .html Eleanor Trone Chief of Comprehensive Planning PZ-18-337 — Page 1 Page 22 of 22 AERIAL ePlan ID: PZ-18-337 COMPREHENSIVE PLANNING AMENDMENT N ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV AND 3256 AND 3270 WILLIAM AV 0 125 250 500 Feet 111111111 Subject Property FUTURE LAND USE MAP (EXISTING) ePlan ID: PZ-18-337 COMPREHENSIVE PLAN AMENDMENT Medium!Density Multifamily Residential MARGARET ST WILLIAM AVE Single Fami y - Residential CHARLES AVE Major Inst;aublic Facilities, Tray nspAnd Low Density Restricted Commercial i 1 N FRA NKLI N AVE 0 125 250 500 Feet 111111111 ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV AND 3256 AND 3270 WILLIAM AV FUTURE LAND USE MAP (PROPOSED) ePlan ID: PZ-18-337 COMPREHENSIVE PLAN AMENDMENT Medium!Density Multifamily Residential MARGARET ST THOMAS AVE WILLIAM AVE Single Fami y - Residential Commercial Low Density Restricted Commercial CHARLES AVE Low Density Restricted Commercial i 1 N FRA NKLI N AVE 0 125 250 500 Feet 111111111 Restricted Commercial Conservation ADDRESSES: 3227, 3247, 3257, AND 3277 CHARLES AV AND 3256 AND 3270 WILLIAM AV