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Home My WebLink AboutAnalysis and MapsThIs submftal needs -to Ix scheduled for a public hearing In accordance wall V,ffiellne3lip forth h the City of Mlaml Code. The applicable decision -making body will review the information at the public hearing to render a recommend,t on or a final hec Non. City of Miami Planning Departme . STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-20-7970 Location 3231 SW 23 Ter Area Approximately 0.15 acres (6,655 square feet) Commission District 4 — Manolo Reyes Department of Human Service Neighborhood Service Center Coral Way Existing FLU Designation Duplex Residential Proposed FLU Designation Low Density Restricted Commercial Applicant Rosa Maria Carreras Applicant Representative James Williams, Jr., Esq. James.williams@hklaw.com Planner Kathryn Angleton, AICP, Planner II Recommendation Denial REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Rosa Maria Carreras ("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 3231 SW 23 Ter ("the Property") from "Duplex Residential" to "Low Density Restricted Commercial". The proposed amendment contains approximately 0.15 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-20-7972). The companion application seeks to change the Property's zoning designation from T3-O (Suburban Transect Zone - Open) to T4-L (General Urban Transect Zone - Limited). The Property is legally described in the attached Attachment "A". The table below summarizes the request. ePlan File ID #PZ-20-7970 — Page 1 This submttal needs to be scheduled fora public hearing in accordance Werll marl. Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 Summary of the Existing and Proposed FLU Designations and Zoning Designations FLUM FLUM Miami 21 Miami 21 Address Folio Existing Proposed Existing Proposed Duplex Low Density 3231 SW 23 Ter 01-4116-009-4030 Residential Restricted T3-O T4-L Commercial The Property is located along the north side of SW 23' Terrace in the Coral Way area. The Property is approximately 1.1 miles north of the Coconut Grove Metrorail Station and US-1. Less than half a mile (approximately 0.45 miles) due west from the Property are the ending boundary of the City of Miami and the beginning boundary of the City of Coral Gables. The Property is also walking distance (approximately 0.2 miles south) of SW 22' St (a.k.a. Coral Way). Aerial Photo of Subject Site ! 4 ._ it •- S1N 2314E,_ 111111 EXISTING FUTURE LAND USE DESIGNATION The Subject Property currently has a Future Land Use Designation of Duplex Residential. The general intent of Duplex Residential is the allowance of two -unit residential structures and typical community -type uses that serve the residential neighborhood. Outside of historic structures, Duplex Residential generally does not allow for structures whose primary use and function are commercial in nature. Below is the excerpt from the MCNP that defines the Duplex Residential FLU Designation. ePlan File ID #PZ-20-7970 — Page 2 This submttal needs to be scheduled fora public hearing in accordance Werll marl. Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 Duplex Residential: `Areas designated as "Duplex Residential" allow residential structures of up to two dwelling units each to a maximum density of 18 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. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex 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 duplex 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)." The parcels immediately west and south of the Subject Property also have the Duplex Residential FLU Designation. PROPOSED FUTURE LAND USE DESIGNATION The proposed designation of Low Density Restricted Commercial allows the following: 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 the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include" general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and living quarters on vessels as permissible. ePlan File ID #PZ-20-7970 — Page 3 This subrn tal needs to Ix scheduled for a public hearing in accordance WO rlmellne3 Set forth h the City of Miami Code. The applicable decision -making body will review the infonnaton at the public hearing to render a recommendation or a final decision. PZ-20-7970 03/02/21 The nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property." The map below show the existing and proposed future land use designations for the subject property. Existing and Proposed Future Land Use Designations for the Subject Property I w ow Density Mul dantlly Resdentin! ^w 23PD S Duplex r Residential ow .ensity Res NSA 'rrm neTeia SW 23R0 TER Above: Existing Future Land Use Map 3RD 51 ow Density Mul ifamily Residential Duplex-1— Resident al I ow • )ensrty. Res r:cte omrerCal SW 23R0 rr-.R Above: Proposed Future Land Use Map NEIGHBORHOOD CONTEXT The Subject Property is located in the Douglas Park neighborhood and is a short distance from both the Coral Gate and Parkdale South neighborhoods, which begin north of SW 22 St with Coral Gate west of SW 32 Ave and Pardale South to the east. The Subject Property is less than a quarter -mile from SW 22 St (a.k.a. Coral Way), which is a major thoroughfare and commercial corridor. There are two major chain grocery stores in close proximity to the Subject Property. Fronting the north side of SW 22 St west of SW 32 Ave is a Winn Dixie, so residents near the Subject Property are within walking distance to a major grocery store. There is also a Publix approximately 0.6 miles east on SW 23 St and SW 27 Ave, which is roughly a 12-minute walk from the Subject Property. In addition to these two grocery stores, there are many restaurants along Coral Way. Less than a half -mile away is Miracle Marketplace, a shopping center with a variety of retailers including, but not limited to, Bed Bath & Beyond, Dollar Tree, Marshalls, and Petsmart. Miracle Marketplace provides area residents access to clothes, dining, and everyday household items at varying price points to accommodate different income levels. ePlan File ID #PZ-20-7970 — Page 4 This submttal needs to be scheduled fora public hearing in accordance Werll marl. Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 There are no public schools within a half -mile of the Subject Property. Miami - Dade County Public Schools (MDCPS) has an adult learning center --The English Center --abutting Douglas Park, which is just over a mile away. In addition to public schools, there are no municipal parks within a half -mile radius of the Subject Property. The closest parks are Douglas Park and Coral Gate Park, which are 1.1 miles and 0.8 miles respectively from the Subject Property. The half -mile area around the Subject Property is not served by Metrorail, but is served by Miami - Dade County's Metrobus and the City of Miami's Trolley. Metrobus Routes 24 and 37, and Miami Trolley's Coral Way Line have stops within walking distance of the Subject Property. Metrobus Route 24 is approximately 0.23 miles from the Subject Property and connects the area to Brickell terminating at the Brickell Metromover Station on SW 1 Ave and SW 12 St. Route 24 has many stops along the way including a stop at the Vizcaya Metrorail Station. Metrobus Route 37 provides service to Hialeah to the north and the South Miami Metrorail Station to the south. Route 37 has stops at Miami International Airport, Douglas Road Metrorail Station, and Hialeah Market Metrorail Station with other stops throughout the complete route. The map below shows the neighborhood assets within a half -mile of the Subject Properties. ePlan File ID #PZ-20-7970 — Page 5 This submittal needs -to be scheduled fora public hearing accordancein WO Cime11nei;et forth in the City of MiamCode. The applicable decision -making bury vnll renew the nfonnation at the public hearing to render a recommendation or a final decision. Neighborhood Assets Slit/ 17TH TER_ SW 18TH TER 1- U 4�. 5W ^9TH ST 2 - .ki J m ,�, O r5� QY' Q" N _ _O 0 % 1 SW 20TH ST �I ! L != SW 18TH ST— Ifj SW 18TH TER v - -�1 HI ISW 18TH IST 11 J - S W ,18TH _ 1.ISW 20TH ST 11 T�1 II 1 I r_'TII IIII II II rll 11 I11 1 l II m w, - �, , ISW 21IS l ST ,1 La. I SW.21S ST SW 21ST_TER rp - l — Miracle a r ,11 I I _ 1I 2 I Marketplace - SW 21srTER- 01 �SW,22ND,ST 1 L_ 11�1I,R�N SW18HT�I I I H1T�I1 1 V y IIrfI SW 26TH TER SW 27TH ST pouglas Park I H SW 24TH TER SW 25TH ST • SW 25TH TER SW 26TH ST 1 � i _ —__w _ 1 r IJ c, I c�i--- 1—m 11, Z N L. SW 22NDTTER I I V 11 � I11 1 j r11 I Th [T . -------e___ SWh 24THTER1. a SW 27TH ST rn ¢ t) w p. — � o 7 U l —. _au 27TH TER' w -w `11�,.T—r—r'r i _ ,1 ^ L — r— - co—SW-27TH _ =_SWl I- 27TH WAY I Lt- cm rr T I l SW 27LH4 TER- 375 750 1,500 Feet C) Public Schools Parks nSubject Property Parcels Miami Trolley �Irl City Boundary �IIIAR Metrobus ePlan File ID #PZ-20-7970 — Page 6 This submttal needs to be scheduled fora public hearing in accordance Werll marl. Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 SOCIODEMOGRAPHIC ANALYSIS Planning Department Staff retrieved data from the US Census Bureau's American Community Survey (ACS) to analyze the sociodemographics of the area surrounding the Subject Property. Staff utilized the 2019 ACS 5-Year Estimates and observed various data points for Census Tract 70.01. The table below shows the various data points for both the Census Tract and City of Miami. Summary of Census Data for Subject Census Tract: 12086007001 Topic Census Tract 70.01 City of Miami Population 10,232 454,279 Households 3,738 176,777 Avg Household Size 2.74 2.51 Owner -Occupied 30.1% 25.2% Renter -Occupied 56.5% 59.8% Vacant 13.4% 15.0% Med Household Income* $49,925 $59,100 Med Home Value $305,300 $317,700 Med Gross Rent $1,699 $1,183 0 Vehicle Households 11.4% 18.8% *City of Miami figure is AMI Approximately 10,232 people live among 3,738 households in Census Tract 70.01, yielding an average household size of 2.74 people per household. The average household size of the Census Tract is similar to the average household size of the City of Miami, which is 2.51 people per household. While the majority of housing units in both the Census Tract and City of Miami are renter -occupied, the share of housing units that are owner -occupied is higher in Census Tract 70.01 than Citywide. The share of vacant households in Census Tract 70.01 is roughly the same as Citywide, with only a 1.5 percentage point difference. Households in the Subject Property's Census Tract have a median income of just under $50,000, which is approximately $9,125 less than the Area Median Income (AMI). The figure reported for the City of Miami's median household income is the AMI, which is a data point reported by Miami - Dade County's Department of Public Housing & Community Development. AMI is a data point used to determine eligibility for affordable housing. Households in the Census Tract not only earn less than the AMI, but also have higher rents and lower home values. This means homeowners have less property -driven wealth than elsewhere in the City of Miami and renters spend more on rent than elsewhere in the City. This indicates households may struggle financially in the Census Tract since rent is higher and income is lower than the median for the City. The likelihood of a household in Census Tract 70.01 not having any automotive vehicles is less than Citywide, meaning households in this area may be less reliant on public transportation than other parts of the City. ePlan File ID #PZ-20-7970 — Page 7 FLU Designation Duplex Res Rest Com Low D MF Res Low D Rest Com Single Family Res Total This submttal needs to be scheduled fora public hearing accordancein whip rlmellne; s¢t forth h the City of MiamCode. The applicable decision -making body vnll renew theinfomnaUon at the public hearing to render a recommendation or a final decision. PZ-20-7970 / 02/2 GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Planning Department staff inventoried the FLU designations of properties within a quarter -mile of the Subject Property. The distribution of FLU designations of the quarter -mile study area is markedly different from the distribution of the FLU designations of the entire City. The table below shows the acreages and shares of each FLU designation for both the study area and the entire City. Comparison of FLU Designations in Study Area & Citywide Study Area Citywide Acres Acres 98.41 3,995 32.71 3,790 3.61 55 1.09 147 0.49 6,178 136.31 N/A** 72.2% 24.0% 2.6% 0.8% 0.4% 100.0% a/o* 17.7% 16.8% 0.2% 0.7% 27.4% N/A** *Reflects each FLU's percentage of all land in City **Totals cannot be calculated because not all FLU Designations are included Nearly three -fourths of the entire study area has a Future Land Use designation of Duplex Residential. This same FLU designation, which is the second most common Citywide, accounts for just under 18 percent of all FLU designations that make up the City of Miami.The table above compares the FLU designations found in the study area to their distributions citywide. This table is meant to analyze the land use patterns of the study area against the land use patterns of the entire City. The column for Citywide acreage and percentages is nonexhaustive, meaning it only shows the FLU designations found in the study area. Despite being nonexhaustive, Planning Department staff know that Single Family Residential is the largest single FLU designation accounting for just over 27 percent of all land in the City. Alternatively, Single Family Residential is the least common FLU designation of the study area, comprising only 0.49 percent of all land in the study area. Restricted Commercial is the second largest FLU designation in the study area and the third largest of all land in the City. The larger shares of Duplex Residential, Restricted Commercial, Low Density Multifamily Residential, and Low Density Restricted Commercial in the study areameans the study area has capacity for higher density than elsewhere in the City of Miami. It is important to distinguish the higher density of the study area is still relatively low in comparison to many other neighborhoods in the City of Miami. For example, the majority of the study area's land is Duplex Residential, allowing for 18 dwelling units per acre, which is higher than the Bay Point neighborhood, which is 100 percent Single Family Residential, allowing for nine dwelling units per acre, but lower than the Brickell Key neighborhood, which is 100 percent Restricted Commercial, allowing for a density of 150 dwelling units per acre. Overall, the study area is mostly residential and commercial, with over 96 percent of the land being designated either Duplex Residential or Restricted Commercial. ePlan File ID #PZ-20-7970 — Page 8 This submttal needs to be scheduled fora public hearing accordancein w tr rlmellne; s¢t forth h the City of MiamCede. The applicable decision -making body vnll renew theinfomnaUon at the public hearing to render a recommendation or a final decision. PZ-20-7970 / 02/2 \ GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY Planning Department staff conducted analysis of the existing land uses and Future Land Uses (FLU) within a quarter -mile of the Subject Property using data from the Miami -Dade County Property Appraiser. The Property Appraiser makes data from the Florida Department of Revenue (DOR). Staff analyzed DOR codes and found that the existing land uses generally align with their FLU designations. The table below shows the existing land uses of all the parcels in the quarter -mile study area. Despite abutting a commercial corridor, the Subject Property is located in an established residential neighborhood, which explains why the majority of existing land uses are residential. Roughly 83 percent of existing land uses are residential, where as only 72.6 percent of the land has a FLU of Duplex or Single Family Residential. While this does not appear to align, residential uses with higher density are allowed in the Restricted Commercial FLU designation, which accounts for 24 percent of the study area. Existing Land Uses within 1/4 Mile of Subject Property Existing Land Use Parcels Commercial 302 13.6% Industrial 5 0.2% Institutional 13 0.6% Mixed -Use Residential 5 0.2% Parking 3 0.1% Residential 1,835 82.9% Condo 948 42.8% Duplex 679 30.7% Multifamily 3+ Units 47 2.1 % Single Family 161 7.3% Vacant 50 2.3% Total 2,213 100.0% The map below visualizes the existing land uses as circles that are color -coded to their respective land uses overlaid onto the FLU designations of the parcels within the quarter -mile study area. As previously stated, the existing land uses are overall aligned with the FLU designations of the parcels in the study area. The map below shows how closely the existing and future land uses align. An interesting observation is the frequency of condominiums in the study area. Nearly 43 percent of all existing land uses are condos. Referring back to the sociodemographics earlier in this report, the median home value of the study area was revealed to be lower than the median home value for the entire City of Miami. The large presence of residential condos can help explain ePlan File ID #PZ-20-7970 — Page 9 This submttal needs to be scheduled fora public hearing in accordance We`ll marl. Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 this since condominimums are usually smaller in size than single family homes are, and as a result, have lower prices and values than single family homes. The table above shows that 50 parcels — or 2.3 percent of all parcels in the study area — are currently vacant. The DOR's use of "vacant" means land without built structures; it does not refer to built structures with a lack of occupants or tenants. Vacant parcels can be seen in all of the FLU designations that exist in the study area, meaning there exists capacity for additional residential and commercial uses. ePlan File ID #PZ-20-7970 — Page 10 EXISTING LAND USE INVENTORY ♦♦ • • l• a • • • • • • • • wTM to Low D. MF Res. -•-: �� • 1111411191 Restricted Com. rrtrrDuplex•Res Low 0. MF Res. Restricted j-corri.H Low D Rest!.Co �111 l I rileV . Duplex Res. IiV.2n_ ; I ry►�-cr. sU litST 4114 I I+♦ SW 25TH -TERT -ii i This submttal needs to be scheduled fora public hearing in accordance Werll marl. set forth Ir the City of Miami Code. The appllu lie decision -making bedy will review the information at the public hearing to render a recommendation or a Mal decision. PZ-20-7970 03/02/21 in :SW21STTER 7, Low D I ] ll Rst.tCot» I f ♦ Low D-♦ MF Res. DuplexRes.Res. � Iiutljni!g � ^ • •_ c4TH TEk' • DuplelIx RIes. ••11-1- • 1I 111111 .111111111111II1 SW26TH ST I I U I1 N 0 250 500 Existing Land Uses • Commercial ■ ■1/4 Mile Study Area 0 Single Fam. Res. • Institutional Subject Property O Duplex Res. • Industrial n Parcels 0 MF Res.: 3+ Units 0 Parking Lot 1,000 Feet • Condominium 0 Vacant Land C3 Mixed -Use: Res. er iarl rile IL/ #r'L-Lu-/7/u — rage 11 This submttal needs to be scheduled fora public hearing in accordance Werll mellnes Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 SITE VISIT Planning Department staff visited the site January 2021. The parcels immediately abutting the Subject Property to the west and south had duplex structures that appeared to be mostly occupied. There were a number of residential structures either under construction or renovation. In fact, the abutting property to the west appeared to be a new duplex under construction. Small scale retail was observed along SW 32 Ave, including a Laundromat, convenience store, liquor store, and bar or restaurant. The traffic along SW 32 Ave was heavy, however, the avenue is only two lanes, which may have made the traffic feel heavier than it was. Overall, the site visit provided the feel of an established residential neighborhood where property owners maintain their properties and also redevelop them. Looking north at the Property (right building) from SW 23 Ter.The duplex abutting the Property to the west is under construction. Condos can be seen in the distance to the north. These condos front SW 22 St. Looking west from in front of the Proeprty on SW 23 Ter. Occupied duplexes are seen fronting the terrace. A toy car can be seen outside suggesting a family with children lives here. Looking south on SW 23 Ter directly across the street from the Property you can see duplexes. The sidewalk stops at the fence of the white duplex on the left and does not continue west for the remainder of SW 23 Ter. Looking east on SW 23 Ter from about 500' west of the Property. The sidewalk can be seen on both sides of the terrace. ePlan File ID #PZ-20-7970 — Page 12 Looking southwest across the street from the Property. A new duplex is under construction to the right, and a residential unit to the left has been renovated recently. Looking northeast along SW 32 Ave from the southwest side of the intersection with SW 23 Ter. A Laundromat (blue) is seen on the corner. Despite its appearance it's open for business. A liquor store, convenience store, and bar line the avenue. An office with Terrabank signage and condos can be seen in the distance. These larger buildings front SW 22 St. Looking south from SW 23 St at the event venue abutting the Property. NOTICE This submttal needs to be scheduled fora public hearing in accordance Werll mellnes Set forth the City of Miami Code. The appllu lie decision -making bedy will review the information at the public hearing to render a recommendation or a Mal decision. PZ-20-7970 03/02/21 dill,► lrirpi iiu ,' , i'��ti'`r Looking west on SW 23 Ter towards SW 32 Ave. The building on the left with the fence on wall abuts the Subject Property. It is an event venue with parking lots enclosed by the fence. Looking east at SW 23 Ter beyond SW 32 Ave. More duplex residential lines both sides of the street. The posted speed limit is 25 MPH on the terrace. While not visible in the photos, traffic along SW 32 Ave was moderate during the site visit. Looking north on SW 23 St from the parcel abutting the Subject Property to the north. Another new duplex is under construction. A condo building fronting SW 22 St can be seen in the background. ePlan File ID #PZ-20-7970 — Page 13 j1{4[IllllAliiiiii s: Looking south at the parcel abutting the Property to the north on SW 23 St. The abutting parcel is an occupied duplex with fencing enclosing the land. This submttal needs to be scheduled fora public hearing in accordance Werll mellnes Set forth the City of Miami Code. The appllu lie decision -making bedy will review the information at the public hearing to render a recommendation or a Mal decision. PZ-20-7970 03/02/21 Looking northwest along SW 23 St. Duplexes line the street and more condo buildings can be seen in the distance. These condos also front SW 22 St. ePlan File ID #PZ-20-7970 — Page 14 This submttal needs to be scheduled fora public hearing accordancein w tr rlmellne; s¢t forth h the City of MiamCede. The applicable decision -making body vnll renew theinfomnaUon at the public hearing to render a recommendation or a final decision. PZ-20-7970 / 02/2 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 a change to the allowed density, thus increase in potential population. The allowed density for the Duplex Residential Future Land Use ("FLU") designation is 18 dwelling units per acre, 2 dwelling units for the 0.15 acres. These 2 dwelling units equate to 5 people. The applicant proposes to amend the FLU of the property to Low Density Restricted Commercial, which allows 36 dwelling units per acre, which would yield 5 dwelling units. These 5 dwelling units equate to 14 people, which is an increase in the population of 9 people. Schools Miami -Dade County Public Schools conducted preliminary concurrency analysis for the Property and determined the increased density will not generate any students and a Public School Concurrency approval is not required. Recreation and Open Space The MCNP requires a 10-minute, '/z-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). The Planning Department conducted an analysis in Geographic Information Systems (GIS) to test the LOS for this proposal and found that does not meet LOS standards. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (GCPD). Potential consumption by residential uses would change, as the allowed density for Property is increasing from 18 dwelling units an acre to 36. At the rate of 92.05 gallons per capita per day, the proposed change would generate a demand of 736 gallons per day. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. Consultation with the Miami Dade County Water and Sewer Department is required prior to the issuance of any building permit or its functional equivelant to ensure new development can be adequately serviced. 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 December 2020 concurrency review for this application, the Office of Capital Improvements acknowledged that the proposal would increase daily trips by 665. Based on the preliminary analysis for transportation concurrency, a traffic impact analysis is not required. ePlan File ID #PZ-20-7970 — Page 15 This submttal needs to be sehedu led fora public hearing accordancein wKlrri tyllne; s¢t forth h the City of MiamCede. The applicable decision -making body vnll renew theinfomnaUon at the public hearing to render a recommendation or a final decision. PZ-20-7970 / 02/2 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 Staff analyzed the amendment for concurrency. Miami -Dade County Public Schools' (MDCPS) preliminary concurrency analysis determined the proposal would not generate students. The proposal meets LOS standards for school concurrency. Staff analyzed Recreation and Open Space using GIS and determined the proposal failed to meet LOS standards. Staff recommends consultation with the Department of Parks & Recreation prior to redevelopment if approved because there is no mitigation requirement. Staff analyzed Potable Water and determined the proposal was sufficient. Staff with Resilience & Public Works analyzed the application for Transportation LOS and found that 10 PM peak hour trips would be generated by maximum build -out of the proposed Low Density Restricted Commercial FLU designation. All concurrency analyses are attached separately. See Attachment "B." Finding 1 Staff finds the request inconsistent as it relates to Recreation and Open Space concurrency and consistent with all other concurrency standards under Policy LU-1.6.4. Criteria 2 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 ePlan File ID #PZ-20-7970 — Page 16 This submttal needs to tz scheduled for a pubM.c hearing in accordance w tr rimellne; Ztt forth h the City of Miami Code. The applicable decision -making body well review the nfomnaton at the public hearing to render a recommendation or a final decision. PZ-20-7970 03/02/21 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 2 Staff analyzed the existing and FLU designations of the properties immediately surrounding the Subject Property using GIS and also conducted a site visit. The GIS analysis revealed over 80 percent of the properties within a quarter -mile of the Subject Property have existing land uses of residential. Below is the FLUM of the Subject Property and immediately surrounding I I I LI area as it exists today. 1 :zw.rcc Low Density Restricted Mullfamriy Res denude Commercial SW 23RD ST Low 'Res Density noted `lie Commerceal f' 4 SW2IRDTER Duplex Resident - al 1 I The existing FLUM largely Duplex -Residential ID: PZ-20-7972 Duplex Residential the abutting property Restricted Commercial uses along the Miami 21 as explained The site visit revealed currently under properties, but designation and that changing the Restricted Commercial the terrace and pedestrian experience adequately removed shows the Subject Property (outlined in red) neighborhood. The rezone compan'on observes the zoning under the 11000 Zoning Code nature was established before Miami 21. The to the east has a FLU designation and acts as a buffer from the Restricted avenue. These FLU designations were also established in PZ-20-7972. that many duplex units were recently remodeled construction, indicating property owners not only owners are also able to redevelop under the zoning of the area. The Applicant stated in their FLU designation from Duplex Residential would improve the buffer between residential commercial uses on the avenue. During the from standing directly in front of the Subject from the traffic and commercial activity is located in a under ePlan in depth; the FLUM shows of Low Density Commcercial before or are maintain their current FLU letter of intent to Low Density uses on site visit, the Property felt of SW 32 Ave, ePlan File ID #PZ-20-7970 — Page 17 This submRtal needs to be scheduled fora public hearing in accordance WI rlmellne; s¢t forth h the City of Miami Code. The applicable decision -making bcdy vnll review the inforrnaUon at the public hearing to render a recommendation or a final decision. PZ-20-7970 / 02/2 which supports the observations of an adequate buffer between Duplex Residential and Restricted Commercial via the singular Low Density Restricted Commercial parcel as seen in the existing FLUM above. Rather than enhancing the adequate buffer already existing, amending the FLUM from Duplex Residential to Low Density Restricted Commercial would allow more uses and density further west along the terrace and is seen as an encroachment of commercial activity in an established residential neighborhood. Finding 2 Staff finds the request inconsistent with Goal LU-1. Criteria 3 Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area..." Analysis 3 As the City of Miami tries to tackle climate change and sea level rise, the need to identify safe and habitable land for housing and commerce increases. The Property is located in an area that is not at -risk of sea level rise -driven inundation. Staff utilized data from the Southeast Florida Regional Climate Change Compact's Unified Sea Level Rise projection for the analysis. Finding 3 Staff finds the request consistent with Policy CM-4.1.2. Criteria 4 Goal TR-1: "Maintain an effective and cost efficient circulation network that provides transportation for all persons while reducing both the dependency on automobiles and overall roadway congestion." Analysis 4 In their Letter of Intent, the Applicant listed Goal TR-1 as being supported by their proposal to amend the FLUM of the Property from Duplex Residential to Low Density Restricted Commercial. Amending the FLUM of the Property has no relation to the maintenance of an effective or cost efficient circulation network. The Applicant has not proffered land for the use of public transportation or as a Right -of -Way (ROW) dedication to add capacity for a circulator route or stop. In fact, no circulators are routed on SW 23 Ter. The closest bus route is on SW 22 St, a few blocks north from the Subject Property. Additionally, amending the FLUM of the Property from Duplex Residential to Low Density Restricted Commercial would increase the density allowed on the land fronting SW 23 Ter, which has a narrow ROW. Staff observed no paint or lane markings on SW 23 Ter to indicate the ROW boundaries, the number of lanes, or direction of lanes. Increasing the density and expanding the number of commercial uses allowed at the Property has the potential to increase congestion on a residential street rather than reducing roadway congestion. Finding 4 Staff finds the request inconsistent with Goal TR-1. ePlan File ID #PZ-20-7970 — Page 18 This submttal needs to be scheduled fora public hearing in accordance Werll mellnes Set forth the City of Miami Cede. The appllu lie decision -making body will review the information at the public hearing to render a recommendation or a Mal Decision. PZ-20-7970 03/02/21 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 Applicant has not proffered a covenant guaranteeing the specifics of any intended redevelopment of the Property. Without knowing what is intended for redevelopment, staff must rely on the uses and acitivites allowed in the proposed FLU designation for the evaluation of Criteria 5. Currently, the Property has a FLU designation of Duplex Residential and a duplex residential structure that was built in 1970. Changing the FLU designation from Duplex Residential to Low Density Restricted Commercial would increase the density allowed from 18 to 36 dwelling units per acre, and would also introduce general office and general commercial uses. The office and commercial uses would have an allotted FLR of 3.0 times the net lot area of the parcel, meaning a mix of uses would be allowed on the single parcel of land. The Property is surrounded by Duplex Residential to the south and west and Low Density Restricted Commercial to the north and east. The introduction of general office and general commercial uses creates the opportunity for a mix of uses within walking distance of residential and commercial activities and uses. Finding 5 Staff finds the request consistent with Policy LU-1.3.15. CONCLUSION & RECOMMENDATION Based on the analysis of the area context and the goals and objectives of the MCNP, the request to amend the FLUM by changing the designation for the property located at 3231 SW 23 Ter ("the Property") from Duplex Residential to Low Density Restricted Commercial, staff finds the request is not justified based on the Property's location within an established residential neighborhood, failure to meet all concurrency management standards, and existing capacity to redevelop to a higher and better use under the current FLU designation. Based on the above background information, the Planning Department recommends Denial of the request to amend the FLUM of the Property located at 3231 SW 23 Ter from Duplex Residential to Low Density Restricted Commercial. Digitally signed by Trone, Trone, Sue DSuate e:2021.03.01 17:09:18 -05'00' Sue Trone, AICP Chief of Comprehensive Planning Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses ePlan File ID #PZ-20-7970 — Page 19 EXHIBIT A S.W. 23rd STREET 7 5 6 5 4 3 2 37 38 39 40 0 S.W. 23rd TERRACE S.W. 32nd AVENUE MAP OF BOUNDARY SURVEY REPORT Property address: 3231 S.W. 23rd Terrace City of Miami, Miami -Dade County, Florida Zip Code: 33145 Folio # 01-4116-009-4030 ring locordenee wIth hrnatines set forth in the ity recPZ-20.7970 no. 03/02/21 LOCATION SKETCH NOT TO SCALE SURVEYOR'S REPORT: 1. MAP OF BOUNDARY SURVEY, Fieldwork date of data acquisition: June 17th, 2020. 2. LEGAL DESCRIPTION: Lot 36, Less the South 10 feet for right—of—way purposes, Block 9, of AMENDED PLAT OF MIAMI SUBURBAN ACRES, according to the Plat thereof, as recorded in Plat Book 4, at Page 73, of the Public Records of Dade County, Florida. 3. AREA: Containing 6,655 Square Feet or 0.15 Acres more or less by calculations. 4. ACCURACY: The accuracy obtained by measurement and calculations of a closed geometric figure was found to exceed this requirement. Linear 1 foot in 7,500 feet. 5. DATA OF SOURCES: HORIZONTAL CONTROL: — North Arrow and Bearings refer to an assumed value of N87'54'10"E, along the Southerly line of the Subject Property, as per P.B. 4 Pg. 73, of the Public Records of Miami —Dade County, Florida. This line is considered well —established and m on um en ted. — City of Miami Municipal Atlas Sheet No. 42 B. VERTICAL CONTROL: Elevations are referred to N.G.V.D. 1929. Benchmark used: City of Miami Benchmark, Elevation=14.623' (City of Miami Datum) Adjusted —0.26' 14.363' (N.G.V.D. 1929) located 0 SW 22 Street and SW 32 Avenue Magnetic nail and brass washer curb center. 6. FLOOD INFORMATION: By scale determination this property is located in Flood Zone X, as per Federal Emergency Management Agency (FEMA), NFIP Community Name: City of Miami and Community Number 120650 Map/Panel Number 12086C0476, Suffix L, FIRM Panel Effective/Revised Date 09-11-2009. 7. LIMITATIONS: No research was made for other instruments than the existing in the plat and provided by client. No determination was made as to how the site can be served with utilities. Fences and walls ownership by visual means only; legal ownership not determined. No underground utilities and/or structures(foundations) was located within or abutting the Subject property. SURVEYORS CERTIFICATION: I certify: This Map of Boundary Survey meets all applicable requirements of the Florida Minimum Technical Standards as contained Chapter 5J-17. Unless indicated to the contrary, the measured distance and directions shown on the Map of Boundary Survey are the same as the deed distances and directions. Not valid without the signature and the original raised seal of Florida Licensed Surveyor and Mapper. Additions or deletions to Map of Boundary Survey by other than signing party or parties is prohibited without written consent of the signing party or parties. This Survey Map and Report are not full and complete without the other. FormTech Land Surveying, Inc. State of Florida LB # 7980 12209 S.W. 129th Court, Miami, Florida, 33186 Ph: (786)429-3034 (786)443-0285 (786)443-0678 www.formtechsurveyors.com email:info@formtechsurveyors.com Digitally signedob # 20-06057 by Eugenia L. Formoso Date: Professional Surveyor and Mapper 2020.08.27 State of Florida LS # 6660 18:04:18 -04'00' Pape 1 of 2 MAP OF BOUNDARY SURVEY Scale: 1 = 20' SKETCH 10' 20' 40' L. tYr:0, B L.. K G. GRAPHIC SCALE I END.I.R.01/2 (NO ID.)0.3' — DUL— DUL —CL. WALL Cr) r S02°0326"E P/L 6.2' 6 3'N-. N87°53'58"E P/L. 50.00' 6' C.B.S11 SOD CV g 0.2', CL. F P.01/2”, 5' SIIIEWATI (NO IP') N87°54'1 "E , R VERED ANCE \-13' PcAluIRLKVVAY- \°1j1 c) CONCRETE DRIVE g4„ '31 '14K OUL OUL COIACRETE, DRIVE OUL C.S. cr' 5.7' ELL L SOD ouL, METAL HED / ' 8.5 A/C n (-1 .\\ SOD COVERED 11,1- ENTRANCE, x7. R: `tgINICRETE DRWE t") ' W au —,--lcal t,,\NONCRETE ;\ °' oite- . C ASPHALT , 1 DRIVE, tr) END.I.R.01/2" NO ID.) UL — DUL — DUL — OUL 0.4' CL. Cr) 0 S02°03'26"E ,issubmtlamedsWbemMduledforapubkheaM, hmordwuwIthtme.osetrodninTsCtd MA.CalaTtmapplicabledmislonlmaMingloWyr. revIew,minImmatongthepub...ingtorendera mcommendationwarn PZ-20-7970 03/02/21 P.B. 4 PG. 73 Property address: 3231 S.W. 23rd Terrace City of Miami, Miami -Dade County, 5.0' Florida Zip Code: 33145 Folio # 01-4116-009-4030 0.8' CL. Containing 6,655 Square Feet or 0.15 Acres more or less by calculations. 198.58' '010 ID) 7.1D.I.P.01/2” (NO ID.) BLOCK CORNEI„L OUL — DUL — DUL — DUL — SV‘T \ 18' ASPHALT PAVtm NT + 23rd® TERRA (50' TOTAL R/W) This Survey Map and Report are not full and complete without the other. A FND U.E. IP IR NatD COL. P.B. Arc Pg. Found R/W Utility Easement 10 84 TBM PWY W/P ENC Iron Pipe Iron Rebar Nail & Disc Column PLat Book Page ABBREVIATIONS & LEGEND Right —of —Way D Unknown Manhole Fire Hydrant Center Line C) Sewer Manhole Monument Line Temporary Benchmark Parkway Water Pump Encroachment 0 Telephone Manhole WM E Water Meter Water Valve M Catch basin —x—x— Chain Link Fence —" — Wood Fence E Electric Box Metal or plastic 0 0 Fence ML P Light Pole OUL —Overhead Utility line ,§2, <7a, Utility Pole CLP Concrete Light Pole + Spot Elevation ® Property Corner Form Tech Land Surveying, Inc. State of Florida LB # 7980 12209 S.W. 129th Court, Miami, Florida, 33186 P6: (786)429-3034 (786)443-0285 (786)443-0678 www.formtertsurveyors.com Professional Surveyor and Mapper email:inforiddformtechsurveyors.com State of Florida LS # 6660 Job # 20-06057 Date: 06-17-2020 Digitally signed by Eugenia L. Formoso Date: 2020.08.27 18:07:09 -0400' Page 2 of 2 PURL/� 0 Q. ATTACHMENT 1 - CONCURRENCY ANALYSES npt NOTICE This submlltal needs to be scheduled fora public hearing In accordance wAh timellncs set forth in the City of Miami Code. The applicable decision -making body wiIL review the Informatlon at the public hearing to render a recommendation or a final decisJon. PZ-20-7970 03/02/21 REVIEW CO. CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP Project Dox Number: PZ-20-7970 Date: 7-Dec-20 Applicant: Rosa Maria Carreras Address: 3231 SW 23 TER Boundary Streets: North: SW 23 ST South: SW 23TER Existing Future Land Use Designation: Residential Density: 0.15 acres @ Assumed Population Proposed Future Land Use Designation: Residential Density 0.15 acres @ Assumed Population with Increase East: SW 32 AV West SW 34 AV Duplex Residential DU/acre Persons 18 1'DUs Low Density Restricted Commercial DU/acre N., DUs Persons NEIGHBORHOOD INFORMATION NET Area WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coral Way Basin 0152 YES S1 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 NOTICE CONCURRENCY ANALYSIS Increase in Population: 9 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: NO 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 18 Excess capacity before change 800 Excess capacity after change 782 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. PURL/d CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM 0 Q. Sue Trone, AICP Chief, Community Planning FROM: Collin Worth Transportation Analyst DATE: FILE: SUBJECT: December 16 PZ-20-7970 Transportation Concurrency Analysis REFERENCES: PZAB File IDs 20-7970 ENCLOSURES: npt NOTICE Tis submittal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Cede. The applicable decision -making body xall renew the infvrmativn al the public hearing tg rentler a recommendation or a final decia on. PZ-20-7970 03/02/21 v<iv VIEW C°' Based on existing and proposed FLR and density for the applications for the project located at 3231 SW 23rd Terrace, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in an increase of over 665 daily trips and 10 P.M. peak hour trips. Based on this preliminary analysis, a traffic impact analysis is not required for this application. 1e14a1-IRllro O Parks, Recreation, and Open Space Level of S PZ-20-7970 SW 22ND-ST SW-22ND TER •SW 23RD-ST SW 23RD TER -SW 24TH-ST im_ Subject Property111111111111111111111 _ Municipally -Owned Park _ 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance QParcel N 0 150 300 l i i i l 020' NOTICE This submmal needs to be scheduled fora public hearing In accordance with timelines act forth in the City of Miami Code. The applicable decision -making body MI revewthe Information at the public hearing to render recommendation or a final decia on. PZ-20-7970 03/02/21 Nom= *Agoo =mg 600 Feet Created by: City of Miami Planning Department Date created: December 3, 2020 N:\Planning\GIS\Parks\Parks LOS a..,, u : the wodd ,� rz Miami -Dade County Public S Superintendent of Schools Alberto M. Carvalha January 20, 2021 VIA ELECTRONIC MAIL Mr. James Williams Holland & Knight 701 Brickell Ave #3300 Miami, FL 33131 James.williams@hklaw.com RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS ROSA MARIA CARRERAS — PZ-20-7970 LOCATED AT 3231 SW 23 TERRACE PH0120120200544- FOLIO NO: 0141160094030 Dear Applicant: Miami - This submittal needs to be scheduled fora public hearing in accordance with bmanes set forth in the City of Miami Code. The applica Lie decision-rna king bodywill rewew to information at the public hearing to render a recommendation or a final decision. PZ-20-7970 03/02/21 avarro Dr. Marta Perez Mari Tare Rojas Luisa Santos Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 3 residential units which generate 0 students. At this time, the application has no impact on the public schools in the area. However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent, notwithstanding any additional information that may surface after further departmental research. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to contact me at 305-995-7287. Best re.ards, Ivan M. odnguez, R.A. Director IMR:ir L-145 Enclosure cc: Ms. Nathaly Simon Mr. Victor Alonso City of Miami School Concurrency Master File Planning, Design & Sustainability Mr. Victor Alonso, Eco-Sustainability Officer • 1450 N.E. 2'dAvenue • Suite 525 • Miami, FL 33132 305-995-7285 • 305-995-4760 (FAX) • valonso2@dadeschools.net MDCPS Application Number: Date Application Received: Type of Application: Applicant's Name: Address/Location: Master Folio Number: Additional Folio Number(s): PROPOSED # OF UNITS 3 SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: 0 0 3 Concurrency Management System (CM Miami -Dade County Public Schools This submittal needs to be scheduled fora public healing accordancein verb timelines set forth in the City of MiamCcde.The applicade decision -making bodywill renew -the Information at the public hearing to render a recommendation or a final decision. Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis PH0120120200544 Local Government (LG): 12/2/2020 5:14:10 PM LG Application Number: Public Hearing Sub Type: Rosa Maria Carreras 3231 SW 23 Terrace 0141160094030 Miami PZ-20-7970 Land Use CONCURRENCY SERVICE AREA SCHOOLS Net Available Seats Capacity Required ADJACENT SERVICE AREA SCHOOLS *An Im.act reduction of 28.230/0 included for charter and ma•net 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 AERIAL ePLAN ID: PZ-20-7970 COMPREHENSIVE PLAN AMENDMENT EMMEN • SW 22ND TER 111113111111111 IIIIII ,r - 0 .A IIIlIIIuiItII L 0 a 4 pueLie 020 NOTICE This submittal needs to be scheduled fora pubic hearing in accordance wM1h timelines set forth in the City of Miami Code. The appllca de decision -ma ping body mil{ reNew the Information at the pubec hearing to render. recommendation or a final deciv on. 731 SW 23RD ST SW 23RD TER �A i:,'.` •�� All 111111111 ICI 1111111111111111111111 0 ± 00 Vs oft 0009 „Trjnrn PZ-20-7970 03/02/21 ADDRESS: 3231 SW 23 TER FUTURE LAND USE MAP (EXISTIN FILE ID: PZ-20-7970 COMPREHENSIVE PLAN AMENDMENT SW 23RD ST Duplex - Resident al SW22ND•TER Low Density Multifamily Residential Low Density I Restricted Commercial SW 23RD'TER SW 24TH ST NOTICE This submittal needs to be scheduled fora public hearing in accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body will reWewthe Information at the public hearing to render a recommendation or a final decision. PZ-20-7970 03/02/21 ADDRESS: 3231 SW 23 TER 0 125 250 500 Feet FUTURE LAND USE MAP (PROPOS 47 r0 *'r FILE ID: PZ-20-7970 NOTICE COMPREHENSIVE PLAN AMENDMENT SW22ND•TER Low Density Multifamily Residential SW 23RD ST Duplex - Resident al Low Density I Restricted Commercial SW 23RD'TER SW 24TH ST This submittal needs to be scheduled fora public hearing in accordance whh timelines set forth in the City of Miami Code. The applicable decislon-making body will reWewthe Information at the public hearing to render a recommendation or a final decision. PZ-20-7970 03/02/21 Elk ke IEW C° ADDRESS: 3231 SW 23 TER 0 125 250 500 Feet PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related proj PROJECT INFORMATION Project Name: PZ-20-7970 Project Address: 3231 SW 23 Ter APPLICANT INFORMATION Company Name: Rosa Maria Carreras Primary Contact: James Williams Email: james.williams@hklaw.com Secondary Contact: Email: Q L 0 ett PURLIe r=lo, q� NOTICE This submittal needs to be scheduled lore pubic hearing in accordance with tmellnes set forth come City of Miami Code. The appllca de decision -making body we{ rewewme Information at the public hearing to render a recommendation or a final decision. PLANNING DEPARTMEN11:4,c PZ-20-7970 03/02/21 Lead Staff: Kathryn Angleton, AICP7914 Principal Division: Community Planning Email: kangleton@miamigov.com PROJECT DESCRIPTION The Applicant seeks to amend the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan (MCNP) for the Property located at 3231 SW 23 Ter from "Duplex Residential" to "Low Density Restricted Commercial." The Property is approximately 0.15 acres and is subject to the State of Florida's Small Scale Review Process under Section 163.3187 of Florida Statutes. This Comprehensive Plan Amendment is companion to an application for a rezone under ePlan ID: PZ-20-7972. The Applicant seeks to rezone the land from r'T3-O" to "T4-L." The proposed Zoning Transect and Future Land Use Designations are consistent with each other as they both have a maximum density of 36 dwelling units per acre. Webs Link(s): BOARD REQUIREMENTS n HEPB n PZAB n UDRB fWDRC n City Commission n AIPP GRAPHIC(S) Existing and Proposed Future Land Use Designations for the Subject Property it- —I~ , e Rtkns7 'rn mcle .23RO TER Duolea ResAen4al �ipler^ Realdential Ders-Ly klul A3mily Res aeon, Cer.ty Reslncteti Commercial 5. S3RE1 TER Above: Existing Future Land Use Map Above: Proposed Future Land Use Map Ilnlllnl rt; r I MINE IIIIII ' 1 toove. txls ing rurure Lana use map Hoove'. rroposeo r ture Lana use map Transect Zone(s): T3-O Commissioner District(s): 4 Department of Human Service Neighborhood Service Center(s): Coral Way Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP Revision Date: 02/04/2021