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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT This submittal needs to be scheduled fora pubic hearing In aaordancc whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resicw the information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 ePlan ID PZ-20-5935 Applicant 4920 Operating, LLC Location 180 NE 50 ST Commission District District 5 — Keon Hardemon NET District Little Haiti NET Area Approximately 0.158 Acres (6,874 Square Feet) Planner Kathryn Angleton, AICP, Planner II Recommendation Denial REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), 4920 Operating, 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 180 NE 50 St ("the Property") from "Medium Density Multifamily Residential" to "Medium Density Restricted Commercial". The proposed amendment contains approximately 0.16 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 (ePlan ID PZ-20-5933). The companion application seeks to change the Property's zoning designation from T4-R (General Urban Transect Zone - Restricted) to T4-L (General Urban Transect Zone - Limited). 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 FLUM FLUM Miami 21 Miami 21 # Address Folio Existing Proposed Existing Proposed Medium Medium 180 NE 50 01-3124-015- Density Density 1 T4-R T4-L ST 0490 Multifamily Restricted Residential Commercial The map below shows the Property, in red. The Property is located in the Lemon City/Little Haiti neighborhood. The Property lies on the south side of NE 50th St west of NE 2nd Ave. The Property is surrounded by residential uses to the west and north and vacant parcels to the east and south. The three vacant parcels immediately abutting the Property to the east along NE 2nd Ave are also owned by the Subject Property's owner. Below is an image showing the property in regional context. Regional Context Edison Buena Vista Heights Lemon City/ Little Haiti Historic Buena Vista East Old San Juan Morningside Baypoint This submittal needs to be scheduled fora pubic hearing In aaordanre whh timelines set forth in the City of Miami Code. The applicable decision -making body NOR resiew the information at the pane hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 The Property consists of one parcel with an approximate area of 6,874 square feet (about 0.16 acres). The aerial image below shows the site, outlined in red, and the immediately surrounding context. 0 62.5 125 j 1 1 1 250 Feet ADDRESS: 180 NE 50 ST ePlan ID 5935 — Page 2 EXISTING FUTURE LAND USE DESIGNATION The applicant's request would change the Future Land Use ("FLU") designation Multifamily Residential to Medium Density Restricted Commercial. Medium Density Multifamily Residential The Property included in this request has an existing FLU designation of Medium Density Multifamily Residential. The general intent of this land use classification is to allow a maximum of two dwelling units per residential structure, at a density of 65 dwelling units per acre. The MCNP interprets this designation as follows: Areas designated as "Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, and maximum residential density may be increased by up to one hundred percent (100%), subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community - based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and access post -secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districs that have been designated by the Historical and Environmental PreservationBoard and are in suitable 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). This submittal needs to be scheduled fora pubic hearing In accordance whh bmellnes set forth in the City of Miami Code. The applica de decision -making body will review the information at the public hearing to render a recommendaton or a final decision. PZ-20-5935 11/05/20 ePlan ID 5935 — Page 3 PROPOSED FUTURE LAND USE DESIGNATION Medium Density Restricted Commercial The request would amend the FLU designation for each of the properties to Mediu Restricted Commercial, preserving the allowed density and allowing many new uses. MCNP interprets this designation as follows: Areas designated as "Medium Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developmentswithin areas designated as "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. The image below includes an excerpt of the FLUM with the immediate area surrounding the subject property. Existing and Proposed Future Land Use Map for the Subject Property Single Fam. Res Med D. MF Res. NE 9gTH ST 0 62.5 125 250 Feet 11 1 1 1 1 1 Existing FLUM NE SOTH ST _ Majo PUB FAC s Proposed FLUM Single Fam. Res NE 50TH ST Med D. Rest Comb Med D. MF Res Major PUB, FAC ADDRESS: 16C NE 50 Sr This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code.The applica decision-mahing bodywIIL renew the information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 ePlan ID 5935 — Page 4 4 (. ' 0 4- NOTICE NEIGHBORHOOD CONTEXT NEIGHBORHOOD ASSETS The Study Area, which is a quarter -mile buffer from the Subject Property, has one Corridor: NE 2nd Ave. The Study Area has public transportation service via Miami -Da Metrobus and City of Miami Trolley. The County's Metrobus serves the Study Area with thr routes all transversing NE 2nd Ave. Metrobus Route 9 connects the Study Area to Edgewater and Downtown Miami to the south and Miami Shores, North Miami, and Aventura to the north. Route 9 circulates between Aventura Mall and Government Center. Riders utilizing Route 9 can make transfers to Metrorail and Metromover at Government Center in Downtown Miami. Metrobus Route 10 connects the Study Area to Wynwood and Omni to the south and El Portal, Miami Shores, and North Miami Beach where it terminates at Skylake Mall at NE 185th St & NE 19th Ave. Route 10 riders can transfer to Metromover at the Arsht Center stop. The Study Area is also served by Metrobus Route 202, which provides connection to the Miami Design District to the south and NW 83rd St & NW 5th Ave to the north. During weekdays, Route 202 traverses further northeast to the Biscayne Shopping Plaza located at Biscayne Blvd & NE 81 st St. The City of Miami provides transportation service to the Study Area via Miami Trolley's Little Haiti route. The Study Area is served specifically by the southbound loop of the Little Haiti route, which traverses west along NE 54th St from NE 2nd Ave to NW 2nd Ave, then south along NW 2nd Ave to NW 36th St, then east along NW 36th St to NE 2nd Ave, and north along NE 2nd Ave back to its starting point at NE 54th St. Riders can transfer at NE 2nd Ave & NE 54th St to the north loop, which will take them northeast to Biscayne Blvd & NE 62nd St and as far north as NE 84th St & NE 2nd Ave. The Study Area is served by the Little Haiti NET (Neighborhood Enhancement Team) office, which is one mile north along NE 2nd Ave at NE 64th St. A major healthcare facility, Miami Jewish Health, is located 0.1 miles, or roughly a two minute walk, from the Subject Property. According to the Florida Agency for Health Care Administration (AHCA), Miami Jewish Health is a nursing home with 438 beds. AHCA also lists Miami Jewish Health as having a clinical laboratory and end-tage renal disease center. There are no parks within a quarter -mile of the Property, however, Pullman Mini Park is nearby at approximately 0.26 miles. Pullman Mini Park is a fenced in municipal park with a shaded playground, open green space, picnic benches, and bike racks. This park is approximately six minutes in walking distance from the Subject Property. Currently, there are no active schools within the Study Area, however, the old Archbishop Curley -Notre Dame High School campus is on the east side of NE 2nd Ave. While the site is currently closed, the site was purchased in 2018 with the intentions of building a new private school for ages 2-18 years old. It is important to note, though, that as of September 2020, there has been no date set for the launch of this new private school. The new school may be a long term project. SOCIODEMOGRAPHIC ANALYSIS The Subject Property is located in Census Block Group 120860022011, which is referred to as the Study Area in this section. Table 2 shows 3,068 people live across 761 households in the Study Area. The average household size (population divided by households) is 4.03 in the Study Area, which is almost one and a half times the average household size of the City of Miami, which is 2.79. Over 65% of all households in the Study Area are families with children, which explains This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision-mahing body...AIL renew the information at the public hearing to render a recommendation or a final decision. .- PZ-20-5935 11/05/20 lEW COV ePlan ID 5935 — Page 5 the larger average household size. This is also consistent with the median age of being six years younger than the rest of the City. In addition to having larger households, the Study Area's households have a much hi income than the City. Table 2 shows the median household income in the Study A $50,000 whereas the City of Miami's median household income is under $37,000. Despite higher income, the Study Area's wealth lacks that of the rest of the City. Over 77% of all households in the Study Area are renter -occupied, meaning these households do not have the equity or monetary assets associated with homeownership to assist in building wealth and savings. Additionally, rent is nearly $500 higher per month in the Study Area than the rest of the City. On the other hand, homeowners in the Study Area have property values nearly $60,000 less than the rest of the City, so while 22% of the Study Area is building wealth through their homes, they are not building as much wealth as homeowners elsewhere in the City of Miami. This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicable decision -making body will renew the information at the public hearing to render a recommendation or a final dec.ie on. Unemployment is 3.7 percentage points higher in the Study Area than the entire City. Accounting for larger household sizes, more expensive rent, and lower home values, the socioeconomic data paints a picture of a somewhat economically burdened population. While income is higher, households are larger and rents are higher, meaning these households are spending more money on shelter and caring for dependents than other parts of the City; the higher income may not be enough for these households. Table 2. Summary of Census Data for Subject Block Grout, & City of Miami Topic Block Group 120860022011 City of Miami Population 3,068 451,214 Median Age 34.0 40.2 Households 761 161,605 Households w/ Children 500 77,624 Housing Units 896 202,289 Median Household Income $50,224 $36,638 Renter -Occupied Households 77.2% 59.4% Housing Vacancy Rate 15.1% 15.4% Medium Home Value $236,300 $292,900 Median Gross Rent $1,670 $1,120 Unemployment Rate 11.3% 7.0% GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY The Planning Department inventoried the FLU designations of properties within 1/4 mile buffer of the Property. The table below shows Single Family Residential is the most dominant FLU in the Study Area accounting for nearly 40%. Major Institutional, Public Facilities, Tranportation & Utilities is the second largest FLU with 37.3 acres or 28% of all land in the Study Area. The land with Major Istitutional FLU primarily consists of Miami Jewish Health and the former Achbishop Curley -Notre Dame High School sites, though there are some medical offices along NE 2nd Ave. The next largest FLU designation is Medium Density Multifamily Residential with 19.2 acres or 14% of land in the Study Area. Medium Density Restricted Commercial consists of less than one acre of land and accounts for less than one percent of all land in the Study Area. While not the largest share of FLU in the Study Area, all of the Low Density Restricted Commercial in the Study Area accounts for just over 6% of all Low Density Restricted Commercial land in the City ePlan ID 5935 — Page 6 of Miami. This translates to a sizeable concentration of the City's Low Density Re Commercial FLU being in the Study Area. Conversely, Major Institutional, Public Transportation & Utilities accounts for 28% of all land in the Study Area but only 1 lands with the same FLU designation in the entire City. Table: Future Land Use Inventory Future Land Use Designation Single Family Residential Duplex Residential Medium Density Multifamily Residential Low Density Restricted Commercial Medium Density Restricted Commercial Restricted Commercial Major Inst., Pub. Facilities, Transport. & Utilities Total *Total acreage and total percentage are not calculated as on the Future Land Use Map that are not contained within Acres 50.90 4.87 19.16 8.95 0.77 11.47 37.26 133.38 % Total 38.2% 3.7% 14.4% 6.7% 0.6% 8.6% 27.9% 100.0% City Acres 6,177.79 3,994.85 1,440.54 146.94 900.12 3,786.62 2,108.00 This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Kam Code. The applica decision-mahing body will review the lntormation at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 % City Total 0.8% 0.1% 1.3% 6.1% 0.1% 0.3% 1.8% there are other Future Land Use designations the study area GEOSPATIAL ANALYSIS: EXISTING LAND USE ANALYSIS Using data from the Miami -Dade County Property Appraiser, City of Miami Planning Department staff analyzed existing land uses within a quarter -mile of the Property. The Miami -Dade County Property Appraiser utilizes data from the Department of Revenue ("DOR"). Staff analyzed the DOR codes and reclassified them into the following, generalized categories: commercial (includes office), industrial, institutional (includes government -owned land), mixed -use, multi- family duplex, multi -family residential 3 units, single-family, and vacant land. It is important to note that properties with existing land uses "Vacant" refer to properties without structures built on them. Properties with habitable buildings ready for occupancy and have no tenants are not included in vacant. It is also important to note that properties with buildings under construction that are not yet ready for occupancy are also reflected as vacant. The map below visualizes the existing land uses and FLU designations of land in the Study Area. Most existing land uses are consistent with their Future Land Use designations.The majority of the existing residential uses are located off the General Commercial NE 2nd Ave corridor. There are approximately 20 vacant parcels with FLU designations of Single Family, Medium Density Multifamily, and General Commercial. There are three parcels with an Institutional existing land use and FLU designations of Single Family and Medium Density Multifamily. These three parcels on NE 49th St and NE 48th St are transitional housing/homeless shelter. The other institutional parcels along NE 2nd Ave are medical offices. ePlan ID 5935 — Page 7 Existing Land Use Overlaid on the Future Land Use Map 1_r 0. F � NW54TH•ST w w NW 53RD ST —NW-52ND ST NW 51ST ST 0 NW 47TH TER NW47TH'ST —NW46TH Sr NW 45TH ST —NE52ND•TER LNE52NDST 000 0 0 z{¢L NE53RD'ST w za 00000 NE51ST-ST---- 0 0 0 OOC 0000 00 z NE'50TH-TER 01000 0 00 000 O O .-...->—NE 55TFi S uI.uuI.wii�i� z w z NE 54TH ST rn 0 NE 51ST ST rr1100000000000000000000I000 1111 wOnn w NE50THS,T 0000000000 z00-0000 0 0 0 0000 0 JJ 00 O 0, O Q 0 O Z 0 0 O 0 0 O 0 O 0 O 0 O 0 0000 0000 0 000 000000 Existing Land Use • Commercial O Duplex Residential 0 250 500 i I I I i 0 0 O • 0 01:u000000000 0 NE49TH•ST 00000 0000000 NE48TH Sr • aO0 w r� 0O 0 2 0 0 I 0 0 w 0 w 0 0(4 0 0000z00 0.0001 NE47THST _ 0 00000 00000000000 NE 53RD ST NE 51ST ST O 0 0 0 0 0 0 0 0 0 0 0 NE48TH TER. O 00000000 0 O 00000000 O 00000000 —NE 46TH ST O 000000 Industrial Institutional Low Density Multifamily Residential 1,000 Feet Mixed -Use Single Family Residential Vacant Land Nb 4JKJ;b;I� 1I PUB i This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making body will review Ure information at the pubdc hearing to render a recommendation or a final decision. ADDRESSES: 180 NE 50 ST PZ-20-5935 11/05/20 DISCUSSION ABOUT THE NEIGHBORHOOD CONTEXT Looking at the existing and future land uses creates the image of a neighborhood dominated by low density residential uses with a mixture of commercial, institutional, and vacant land uses. ePlan ID 5935 — Page 8 Only 8.7 percent of all parcels in the Study Area has a future land use with medi Over 66 percent of the parcels in the Study Area have a FLU designation of singl residential. Out of the 389 parcels in the study area, only 64 (16 percent) are locat of the commercial future land use designations (Restricted Commercial, Medium D Restricted Commercial, or Low Density Restricted Commercial). Only 21 of the 389 p This submtal needs to be scheduled for a public hearing in accordance with timelines set forth in the city of Miami Cede. The applica de decision -making bodywill renew the information at the pubdc hearing to render a recommendation or a final dec.ie on. percent) have existing land uses classifying them as vacant. Over half — 12 parcels or 57 percent — of the vacant parcels are located within the three types of residential future land use designations in the study area. The other 43 percent of vacant parcels have a commercial future land use designation. The small share of vacant parcels, specifically commercial parcels, suggests the Study Area is relatively stable and fully developed. Planning Department staff conducted a site visit on September 24, 2020. The Property is one parcel a part of what appears to be an assemblage of the other vacant parcels abutting the Property to the east. The Property owner also owns the three vacant parcels abutting to the east. The Property is fenced along the perimeter of all four vacant parcels under the same ownership, and is currently being utilized as a private parking lot. Planning Department staff observed a parking attendant by the entrance of the parking lot, which was located immediately east at 4940 NE 2nd Ave. The photos below show the site and surrounding parcels and screengrabs from Google Street View to show how the area has changed from 2011 to 2020. This photo was taken looking south on NE 50th St. The Property can be seen with the chainlink fence and green covering with the trash cans in front of it. The neighboring parcel west of the Property is seen on the right with wood and chainlink fence. This photo is taken looking south from NE 50th St. The parcel abutting the Property to the west seen on the right with the wood and chainlink fence is a residential use. ePlan ID 5935 — Page 9 This photo looks south from NE 50th St. The Property is currently utilized as a parking lot and is fenced in with the three vacant parcels to the east under the same ownership. The Subject Property of this FLUM application is only a portion of the entire fenced in parking lot. Abutting the Property on the north side of NE 50th St is a one story building with a residential use. The white building abutting to the west (or on the left) is a multifamily residential with 23 units. This image was taken from Google Street View in March 2020. The height of the fence in front of the one story structure blocked view of the properties during the site visit. This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicade decision -making body will renew the information at the pubuc hearing to render a recommendation or a final dec.ie on. PZ-20-5935 11/05/20 This is a screengrab taken from Google Street View. This image shows the Property in May 2011. The Subject Property can be seen to the left (or east) of the cream house. In 2011, the Property was also vacant, but was not being used as a parking lot. This image was taken as a screengrab from Google Street View. This image shows the abutting property on the north side of NE 50th St from April 2013. The same two buildings seen in 2020 existed in 2013. The multifamily residential property on the left has added an awning and fence since 2013. The one story building on the right has added a taller, more private fence and updated the paint color. Additionally, a tree has been removed from the public ROW in front of the one story building. ePlan ID 5935 — Page 10 This photo was taken standing on NE 50th St in front of the Property looking west. The narrow right-of-way and on -street parking makes it difficult to see rest of the street is fronted with residential uses. This photo was taken standing on the southwest corner of the intersection of NE 2nd Ave and NE 50th St looking north. The Subject Property is further west (left) out of frame of the image. Looking north, you can see commercial uses fronting NE 2nd Ave. The pink building on the northwest corner of the intersection is a multifamily building with five dwelling units. The blue awnings on the pink building indicate these are the medical offices of Dr. Joel Henriquez Poliard, so while the existing land use of the building is multifamily low - density residential, it may actually have a mixed -use. NOTICE This eubmMal needs to be scheduled fora public hearing in accordance wih timelines set forth in the City of Mlami Code. The applica tie decision -making bodywill ro ew the information at the public hearing to render a recommenaalti on or a final Decision. This photo was taken as a screengrab from Google Street View. This photo is from May 2011 on NE 50th St looking west. The Property can be seen on the left (south side of NE 50th St). The residential uses remain mostly unchanged from 2011 to 2020. The most noticeable change from 2011 to 2020 is the increase in residential on -street parking. The same view from the previous photo is seen in the photo above. This image was taken as a screengrab from Google Street View in June 2009; no images from 2011 were available. The same doctor's office is listed on the blue awning of the pink building. Major improvements to the corridor can be seen: sidewalks were widened; streets were repaved; crossings were made ADA-compliant; and bike lanes were added in 2016. The pink building north of the corner building with the blue awnings was updated with paint and new windows. ePlan ID 5935 — Page 11 This photo was taken standing in front of the Property on NE 50th St looking east at NE 2nd Ave. The Property is on the south side of NE 50th St (right side of image). Residential on -street parking lines the street. A school zone sign is visible and the old site of Archbishop Curley -Notre Dame High School is seen fronting NE 2nd Ave directly ahead. This submittal needs to be scheduled fora public hearing in accordance wat timelines set forth in the City of Miami Cede. The apphcl o decision -making body ...AL review the information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 0 The same view from the previous photo is seen from Google Street View. This image was taken May 2011. The key differences are the lack of on -street residential parking; the removal of the tree on the north side of NE 50th St; and the Property's lack of parking use. 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 request, there would be no change in density as both FLU designations have a density of 65 dwelling units per acre. Schools Since the proposed Future Land Use designation has the same density as the existing Future Land Use designation, schools concurrency testing is not required. Recreation and Open Space The MNCP requires a 10-minute, 1/2 mile barrier -free walk to a parks and recreation facility to meet LOS. The Planning Department conducted Geographic Information Systems analysis and found the Property to be within the required 10-minute walk of municipal parks. The Property passes LOS standards for recreation and open space. Potable Water The MNCP LOS standard for potable water is 92.05 gallons per capita per day (GPCPD). Consumption is assumed to be approximately 2,577 GPCPD by residential uses. LOS standards do not take into consideration non-residential uses. Sanitary Sewer Transmission The MNCP LOS standard for sanitary sewer is 141 GPCPD. The MNCP does not require testing of this County service. A Permit for sanitary sewer connection must be issued by the Miami -Dade Water and Sewer Department. Excess capacity is uknown. ePlan ID 5935 — Page 12 Solid Waste Collection The City's LOS standard for solid waste collection is 1.28 tons/resident/year. The P Department conducted analysis assuming the population increases by 28 people (un new density of the proposed land use). This would yield an excess capacity of 36 tons/resident/year. Before the land use change, the excess capacity was 800 tons/resident/year. After the change, the excess capacity is assumed to be 764 tons/resident/year. The Property passes solid waste LOS standards. This submidel needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision-mahing bodywIIL renew the information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 Transportatior The City of Miami Office of Capital Improvements conducted transportation concurrency analysis for the Property. This analysis determined the proposed Floor Lot Ratio (FLR) and density increase as a result of the FLU change would yield an additional 794 daily trips. The same analysis concluded PM peak hour trips would increase by 48. A traffic impact analysis is not required for this Property. 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 Planning Department staff conducted concurrency analysis for Recreation and Open Space, Sanitary Sewer, and Solid Waste. Staff found the Property to meet LOS. School concurrency testing was not required as the density remains the same in the proposed Future Land Use as it is in the existing Future Land Use. The City of Miami Office of Capital Improvements conducted concurrency testing for Transportation Concurrency and determined the change in FLU did not require a traffic impact analysis for LOS. Finding 1 Staff finds the request consistent with Policy LU-1.6.4. Criteria 2 Policy LU-1.6.9: "The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements." Analysis 2 The Property currently has a FLU designation of Medium Density Multifamily Residential. The abutting property to the west and that property immediately west of it have the same FLU. The third parcel west from the Property has a ePlan ID 5935 — Page 13 NOTICE FLU of Single Family Residential. The parcels abutting the Prope tlance wkfi hmellnE Miami CWe. The applies Pie have a FLU designation of Restricted Commercial. While the cha "ewneno maeodo°o Medium Density Multifamily Residential to Medium Density Restri s Pz-20-: Commercial maintains the same density transitions, they reduce the 9�a 11/05 between Single Family Residential and commercial. Since commercia broad category encompassing everything from offices to saloons and entertainment, it cannot be determined if the future activity that would be allowed under Medium Density Restricted Commercial would be compatible or not, therefore, the reduction of the current buffer between residential and commercial activities would not be desirable. Finding 2 Staff finds the request inconsistent with Policy LU-1.6.9. 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 While the existing FLU of the restricted commercial immediately east of the Subject Property is compatible with the proposed FLU change to Medium Density Restricted Commercial, the properties immediately north, west, and south are all Medium Density Multifamily Residential. While the density would not change, the type of activities that and composition of uses that would be permissible under this FLU change are not necessarily compatible due to the diverse range of activities allowed under commercial uses. Furthermore, this change would extend commercial activities beyond the NE 2nd Ave corridor and could be considered an encroachment into the residential area. Finding 3 Staff finds the request inconsistent with Policy LU-1.1.3. Criteria 4 Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area, which is defined as the areas below the elevation of the category 1 storm surge line, as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model as depicted on the CHHA map in Appendix CM-1." Analysis 4 The subject Property is not located in the Coastal High Hazard Area. Finding 4 Staff finds the request consistent with Policy CM-4.1.2. Criteria 5 Policy LU-1.3.15: "The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing and recreation in close proximity to each other." Analysis 5 The proposed FLU designation of Medium Density Restricted Commercial would allow office and other commercial uses to occur at the Subject Property that are prohibited under the existing FLU designation of Medium Density Multifamily Residential. This change would provide additional capacity for commercial and office that currently does not exist. Finding 5 Staff finds the request consistent with Policy LU-1.3.15. ePlan ID 5935 — Page 14 Wed fora public hearing set forth in the City of ecision-making body...AIL pubc hearing to render a r a final decision. 935 /20 Criteria 6 Analysis 6 Policy HO-1.1.7: "The City will continue to control, through restric City's land development regulations, large scale and/or intensive and industrial land development which may negatively impact any neighborhood and will provide appropriate transitions between high - low -rise residential developments." 0Ta� NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applies We decision -making body will renew the information at the pubdc hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 I EW COV The Subject Property wishes to change its FLU designation from Medium Density Multifamily Residential to Medium Density Restricted Commercial. This change would allow commercial uses that are currently prohibited. This change would allow commercial uses/activities off the commercial corridor of NE 2nd Ave west along NE 50th St, which is a residential neighborhood. This would result in the encroachment of a broad range of permissible commercial uses that could have potentially negative impacts on the surrounding residential neighborhood. Finding 6 Staff finds the request inconsistent with Policy HO-1.1.7. Criteria 7 Goal LU-1: "Maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates economic development and the growth of job opportunities in the city; (4) fosters the growth and development of downtown as a regional center of domestic and international commerce, culture and entertainment; (5) promotes the efficient use of land and minimizes land use conflicts while protecting and preserving residential sections within neighborhoods; (6) protects and conserves the city's significant natural and coastal resources; and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations." Analysis 7 (1) Changing the Subject Property's FLU designation from Medium Density Multifamily Residential to Medium Density Restricted Commercial would allow commercial and office uses that are currently prohibited. Depending on the type of commercial use/activity that would occupy the Property, it could have a negative impact on the quality of life the immediately surrounding residential neighborhood. (2) Changing the FLU designation to Medium Density Restricted Commercial does foster development of currently vacant/underutilized land. The Applicant has not provided the information necessary to determine if the area in which the Property is located is blighted or in decline as defined in Policy LU-1.2.1. (3) Changing the FLU designation to Medium Density Restricted Commercial would allow for the development of commercial and/or office space, which could generate job opportunities depending on the type of commercial or office tenant. (4) The Property is not located in downtown. (5) The Subject Property is located off a commercial corridor and in a residential neighborhood. The parcels abutting to the north, south, and west have land use and zoning classifications of residential nature. Changing the FLU from Medium Density Multifamily Residential to Medium Density Restricted Commercial creates the potential for ePlan ID 5935 — Page 15 introducing conflicting land uses. Changing the FLU does the residential section of the neighborhood. (6) The Property is not located near natural or coastal resourc require conservation. (7) By seeking a FLU change from the City of Miami, the applican insuring public notice, which therefore protects the integrity of the existing neighborhood. TM1Is submittal needs to be echedu led fora public hearing in c.cordancewhh timelines set forth in the City of Kam Code. The applies tie decision -making body NC renew the Information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 Findings 7 Staff finds the request inconsistent with Goal LU-1. CONCLUSION Based on Planning staff's 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 180 NE 50th St ("the Property") from Medium Density Multifamily Residential to Medium Density Restricted Commercial is not justified. The increased flexibility for commercial uses under Medium Density Restricted Commercial would be an encroachment into the residential neighborhood west of NE 2nd Ave. Without certainty of the Property's intended future use and activities, it cannot be determined if the new use would be compatible with the residential neighborhood. The uncertainty of compatibility compounded by the encroachment into the residential area does not justify this change in FLU designation. RECOMMENDATION Based on the above background information, the Planning Department recommends Denial of the request to amend the designation on the FLUM from Medium Density Multifamily Residential to Medium Density Restricted Commercial for the property located at 180 NE 50th St, Miami, FL. Digitally signed by Trone, Trone, Sue Sue Date:2020.11.03 15:10:43 -05'00' Sue Trone, AICP Chief of Comprehensive Planning Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Report ePlan ID 5935 — Page 16 4 6'; a� EXHIBIT A A PROPERTY ADDRESS: 180 NE 50 STREET, MIAMI, FLORIDA 33137 Folio # 01-3124-015-0490 NOTICE NOTICE This submidel needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision-mahing bodywill renew the information at the public hearing to render a recommendation or a final decision. 44, REVIEW CO PZ-20-5935 11/03/20 LEGAL DESCRIPTION: Lot 3, Block 3, of BELLAIRE SUBDIVISION, accordingly to the Plat thereof, as recorded in Plat Book 6, at Page 24, of the Public Records of Miami -Dade County, Florida. EXHIBIT "A" SKETCH OF DESCRIPTION: DESCRIPTION (AS —SPECIFIED): LOT 3, BLOCK 3, OF BELLAIRE SUBDIVISION, ACCORDING TO THE PLAT THEREOF, AS RECORDED BOOK 6, AT PAGE 24, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. In accordance hmelinea set f in. Cna 1We. Code The applicable cleclalon making body MI reNew the Intormaton publIc hearing to render btlon PZ-20-5935 N O M NE 50TH STREET (ROLFS BOULEVARD) 50' PUBLIC RIGHT-OF-WAY 29' ASPHALT PAVEMENT (PER PLAT BOOK 6, PAGE 24) S87 52'03"E(C) 50.13'(R) - S87°52'03"E(C) 119.81'(C) 50' U W Co Q N N 0 M U7 v1 0 P3 43 N85 58'47"W(C) 50.28'(R) LOT 2, BLOCK 3 BELLAIRE SUBDIVISION PLAT BOOK 6, PAGE 24 1 os.81'(c) LOT 1, BLOCK 3 BELLAIRE SUBDIVISION PLAT BOOK 6, PAGE 24 119_98'(R) ^ - 1 I 1 0 0I ro O 120.15'(R) 0 cn LOT 27, BLOCK 3 BELLAIRE SUBDIVISION PLAT BOOK 6, PAGE 24 LOT 24, BLOCK 3 BELLAIRE SUBDIVISION \I PLAT BOOK 6, PAGE 24 T� _ — _ _ _ _ 120.33'(R) LEGEND C CALCULATED R' RECORD DESCRIPTION R/W RIGHT-OF-WAY LOT 26, BLOCK 3 BELLAIRE SUBDIVISION PLAT BOOK 6, PAGE 24 THIS IS NOT A SURVEY 0 N of _ JI W =o �F- w J W 1" = 30' GRAPHIC SCALE 0 15' 30' 60' SHEET 1 OF 1 BEARINGS SHOWN HEREON ARE BASED ON WESTERLY BOUNDARY LINE OF THE SUBJECT PARCEL, WHICH BEARS NO2'07'18"W, AN ASSUMED DATUM. SKETCH OF DESCRIPTION OF LOT 3, BLOCK 3 BELLAIRE SUBDIVISION PLAT BOOK 6, PAGE 24 MIAMI-DADE COUNTY, FLORIDA SECTION 24-53-41 DATE: 02/18/2020 SCALE 1"=30' APPROVED BY' - JOB NO 1909784-24941 DRAWN BY: RJG REVISED: COMMENTS 02/20/20 ASIA A NA E I C AN S U R \/E YI N G 8cM APPING INC. 3191 MAGUIRE BLVD., SUITE 200 ORLANDO, FLORIDA 32803 PHONE (407) 426-7979 WWW.ASMCORPORATE.COM I HEREBY CERTIFY THAT THIS SKETCH OF DESCRIPTION, SUBJECT TO THE SURVEYOR'S NOTES CONTAINED HEREON, MEETS THE APPLICABLE "STANDARDS OF PRACTICE AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL SURVEYORS AND MAPPERS IN CHAPTER 5J-17, FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES. Digitally fined bvlame: W eoleman ON — londa, l=Orlando, o,Amencan Surveying & Mapping, email,boleman@asmcorporate.rom ,.. .... .mLocation Orlando, Fl 32801 JAMES W. BOLEMAN, PSM #6485 DATE: Attachment 1— Concurrency Analyses :."o a� NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision-makIng bodywill renew the Information at the public hearing to render a recommendation or a final decision. 44, REVIEW CO PZ-20-5935 11/03/20 7/5/2020 MDCPS - Concurrency Management System - Application Details Concurrency Management System (CMS) Miami -Dade County Public Schools NOTICE This submittal needs to be scheduled bra public hearing In accordance wM1h timelines set forth in the City of Mlami Code. The appllcca de decision -mating bodywill review the Information at the public hearing to render a recommendation or a final UecW on. MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH0120070500254 Local Government (LG): 7/5/2020 9:22:49 PM LG Application Number: Public Hearing Sub Type: 4920 Operating LLC 180 NE 50 Street Miami, Florida 33137 0131240150490 5 0 0 5 PZ-20-5935 11/03/20 Miami PZ-20-5933 Zoning WNW iKlcl CY SERVICE AREA SCHOOLS Facility Name Net Available Capacity Seats Required Seats Taken LOS Met Source Typ- ADJACENT SERVICE AREA SCHOOLS *An Impact reduction of % included for charter and magnet schools (Schools of Choice). MCPS has NOT conducted a preliminary public school concurrency review of this application. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net https://concurrency.dadeschools. net/M DSCMSWeb/printapplicationdetails.aspx?appN u m=PH0120070500254 1/1 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP Project Dox Number: Date: PZ-20-5935 7-JuI-20 Applicant: 4920 Operating LLC Address: 180 NE 50th Street, Miami Florida 33137 Boundary Streets: North: NE 50TH ST South: NE 49TH ST Existing Future Land Use Designation: Residential Density: 0.158 acres @ Assumed Population Proposed Future Land Use Designation: Residential Density 0.158 acres @ Assumed Population with Increase East: West NE 2ND AVE NE 1ST AVE Medium Density Multifamily Resid. 65 DU/acre 3;' DUs Persons Medium Denity Restricted Commercial DU/acre DUs Persons NEIGHBORHOOD INFORMATION NET Area WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Little Haiti 002-25 No E3 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: 0 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 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 36 Excess capacity before change 800 Excess capacity after change 764 Concurrency Test Result: OK 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. Parks, Recreation, and Open Space Level of S Illllllr[G .. PZ-20-5935 IB 1 e O R 1% o 4- Q NE 51ST STD i NE 50TH TER 111' NE49T1�� 11/1111.1111 QSubje t Property City -Owned Park 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance w Parcel z NE 48TH ST 0 w 0 z N w z 4 0 PUB NOTICE This submittal needs to be scheduled fora public hearing in ccordanee wkh tmelines set forth in the City of Miami Code. The applicu He decision -making bodywill review the information at the public hearing to render a recommendation or a final dec.W on. PZ-20-5935 11/03/20 RtVIEW CO NE 48TH TER N 0 100 200 1 1 1 l 400 Feet 1 Created by: City of Miami Planning Department Date created: August 7, 2020 N:\Planning\GIS\Concurrency CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM Sue Trone, AICP Chief, Community Planning DATE: August 10, FILE: PZ-20-5935 SUBJECT: Transportation Concurrency Analysis This submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code.The applica lie decision -making body vnll renew the Infonnadon et the public hearing to render recommendation or a final decision. REFERENCES: PZAB File IDs 20-5935 FROM: Collin Worth ENCLOSURES: Transportation Analyst Based on existing and proposed FLR and density for these applications for the project located at 180 NE 50th Street, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density is expected to result in an increase of 794 daily trips and an increase of 48 PM peak hour trips. Based on this preliminary analysis, a traffic impact analysis is not required for this application. AERIAL ePLAN ID: PZ-20-5935 COMPREHENSIVE PLAN AMENDMENT This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision-makIng bodywill renew the Information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 ADDRESS: 180 NE 50 ST 0 125 250 500 Feet I I FUTURE LAND USE MAP (EXISTIN FILE ID:PZ-20-5935 COMPREHENSIVE PLAN AMENDMENT v NE'50TH•TER w co w Single Fami y - Residential NE 49TH ST NE 48TH ST w w NE51STST NE 50T HST Medium Density Multifamily Residential 0 rn w A Restricted Commercial MediumDensity Restricted Commercial This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicable decision-makIng bodywill retaew the Information al the pubic hearing to render a recommendation or a final decision. PZ-20-5935 11/05/20 NE 48TH TER NE 48TH ST ADDRESSES: 180 NE 50 ST 0 125 250 500 Feet FUTURE LAND USE MAP (PROPOS FILE ID:PZ-20-5935 COMPREHENSIVE PLAN AMENDMENT v NE'50TH•TER w co w Single Fami y - Residential NE 49TH ST NE 48TH ST w w NE51STST NE 50T HST Mediums Density Restrictedd____ Commercial A Medium Density Multifamily Residential Restricted Commercial MediumDensity Restricted Commercial 0 rn w This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision-makIng bodywill re1ew the Information at the public hearing to render a recommendation or a final decision. PZ-20-5935 11/03/20 NE 48TH TER NE 48TH ST ADDRESSES: 180 NE 50 ST 0 125 250 500 Feet