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Home My WebLink AboutAnalysis and MapsCITY OF MIAMI PLANNING DEPARTMENT COMMUNITY PLANNING DIVISION Comprehensive Plan Application Staff Analysis File ID 2703 Applicant Magnolia Holdings 38th Street, LLC Location 428, 430, 448, & 454 NE 38 ST and 433, 441, & 457 NE 37 ST Commission District District 2 — Commissioner Ken Russell NET District Upper Eastside NET Planner Ryan Shedd, Planner II A. REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), Magnolia Holdings 38th Street, LLC is requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the FLUM designation of the properties at 428, 430, 448, and 454 NE 38 Street and 433, 441, and 457 NE 37 Street ("the properties") from "Medium Density Multifamily Residential" to "Restricted Commercial". The applicant is seeking a change to the Miami 21 Zoning Atlas corresponding to this proposed change to the Future Land Use Map as a companion item (File ID No. 2704). The companion application seeks to change the Miami 21 Zoning designation from T5-R (Urban Center — Restricted) to T6-8-O (Urban Core - Open). File ID 2703 —Page 1 B. SITE AND NEIGHBORHOOD DETAILS The four northern properties consist of Lots 24, 25, 26, and 28 of the Magnolia Park subdivision. The one southern property consists of Lots 11, 13, 15, and 17 of the Buena Vista Biscayne Badger Club subdivision. "A"'"ArOteer,r/A7/4//// 4friddeAd AtAri, r AislOmfrff Air Mr'''. Odd0 r AN 4 drfr" OrgirAfr- 0i.4el# 1:14 T NE 3BTH S;,,u...."-noisrayA.4- ,,,, A/ trldgenliP 'PP " A44-fr4447Avr NE 37TH,ST JUL'//TU?TLE•CSWY S-6}sct Properirs ® Tra,,t t.o'T.Cor®Ff Transa Co --.tor Map 1: Context File ID 2703 — Page 2 Photo 1: 428, 430, 448, and 454 NE 38 St (looking south) The properties are situated north of the 1-195 expressway, a.k.a. the Julia Tuttle Causeway. The four northern properties front NE 38 St where the westbound off -ramp of 1-195 merges onto the surface street network. Immediately to the west of the properties, NE 38 St intersects with Biscayne Blvd. The southern properties front NE 37 St to the south, with a public alley on the north side, separating them from the four northern properties. Eastbound NE 38 St, NE 6 Ct, NE 37 St, and NE 5 Ct create a clockwise, one-way network around the block containing the properties. The surrounding existing land uses consist of a mix of multifamily development, commercial/office, vacant land, and surface parking Tots. There is a small collection of duplexes to the north on NE 39 Street. To the west, across the Florida East Coast railroad that runs along Federal Highway, is the Design District, which contains many high -end retail stores. To the southwest, on the southern side of the 1-195 expressway, is the Midtown development, with a high density of residential units and commercial establishments. Additionally, local transportation agencies are reviewing the area for a potential mass transit station located in close proximity to the subject properties. The exact location and the level of certainty of the station coming to fruition are both unclear. Photo 2: NE 38 St, looking east towards 1-195 Photo 3: NE 38 St, looking west, towards File ID 2703 — Page 3 Biscayne Blvd Photo 4: 457 NE 37 St, looking south from the public alley separating the northern properties from this southern property C. DEMOGRAPHICS The area in which the subject properties are located is a very unique area. The block itself is sandwiched between a high -income single family neighborhood, the luxury Design District, the mixed -use, high density and intensity Midtown, and the high density Edgewater. The characteristics for the block, however, do not necessarily fit neatly into any of those particular areas. For instance, it's in the same Census Block Group as the Baypoint historic area, but the land use and physical characteristics are quite different. The nature of the Census boundaries is such that it is impossible to parse out the specific details for the particular area in which the properties are located. The areas around the properties, though, are generally higher income and high -intensity retail and commercial developments. D. FUTURE LAND USE The seven subject parcels are currently designated "Medium Density Multifamily Residential" on the FLUM. This designation allows residential densities up to a maximum of 65 dwelling units per acre. Allowed uses also include commercial establishments that are accessory to the residential component of the building or building complex. The applicant proposes to amend the Future Land Use designation for the properties to "Restricted Commercial", which allows a residential density of 150 dwelling units per acre and allows a mix of commercial, retail, and office uses. File ID 2703 — Page 4 General Commercial zr Li Commercial I 1/ NE 38TH ST NE 39TH 'ST 433 428 Single Family - Residential y i\ Medium Density Multifamily Residential 430 1111 r; Public Parks and Recreation 1454 General Commercial General Commercial 1 1 E-3 7TH-STI 441 imille JU1ij TUTTLE'CSWY A Public Parks and Recreation z Restncted Commercial 111 , IE:SrF ET Restrcted Commercial Map 2: Existing Future Land Use Map General CiommerCol NE 38TH ST U 4. f 433 Restricted Commercial 441 Medium Density ws Multifamily z Resldential'� 457 NE 37TH"ST Juotawtr TeE esWY NE 3_Tr sT Restricted Commerciale Publie Parks and Recreation Public Parks and Recreation Map 3: Proposed Future Land Use Map File ID 2703 — Page 5 E. ANALYSIS Criteria 1 Policy LU-1.1.3: "The City's zoning ordinance provides for protection of al! 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...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 1 Staff conducted a site visit to the properties during a weekday afternoon. Staff observed a traffic condition that is not conducive for the introduction of commercial uses to the area. With commercial, retail, and office uses comes many short in -and -out trips that could create a conflict with the high speed traffic exiting the 1-195 off -ramp onto NE 38 St. In addition, the traffic pattern around the block does not provide the network flexibility required to increase development capacity for this area. Furthermore, with multiple parks nearby, the area is well suited for the residential character the neighborhood already has. The potential for a completely commercial, retail, or office development would not be compatible with the surrounding neighborhood. Finding 1 Staff finds the request inconsistent with Policy LU-1.1.3 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 Based on the physical configuration of the properties, it would not be possible to develop appropriate transitions between the subject properties and their neighbors. The proposed amendment would introduce uses that are incompatible with the immediately abutting properties in a manner that would make transition standards insufficient for mitigating any potential negative impacts. Finding 2 Staff finds the request inconsistent with Policy LU-1.6.9 Criteria 3 Policy LU-1.6.10: "The City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit." Analysis 3 The proposed amendment is close to a number of transit corridors and a potential fixed rail transit facility in the Midtown area. Higher density, mixed - use development meets the intent of the MCNP as it provides more housing opportunities near dedicated transit. However, the immediate street network of the block is not conducive for absorbing more density than is already allowed, as the network is not permeable. There are restrictive traffic flows, converging with the off-loading traffic from the Julia Tuttle Causeway. Finding 3 Staff finds the request inconsistent with Policy LU-1.6.10 File ID 2703 — Page 6 Criteria 4 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 4 Staff conducted a Concurrency Management Analysis (CMA) of the proposed amendment and found that it met the level -of -service (LOS) standards of the MCNP, See Attachment A for the CMA. Finding 4 Staff finds the proposed amendment consistent with Policy LU-1.6.4. F. RECOMMENDATION Based on the above background information, the Planning Department recommends denial of the request to amend the FLUM designation from "Medium Density Multifamily Residential" to "Restricted Commercial" for the properties located at 428, 430, 448, and 454 NE 38 Street and 433, 441, and 457 NE 37 Street. Ja•queline E ljs Ch ef of Land D elopment File ID 2703 — Page 7 AERIAL FILE ID: 2703 ADDRESSES: 428, 430, 448, 454 NE 38 ST AND 433, 441, 457 NE 37 ST 0 137.5 275 550 Feet 1 FUTURE LAND USE MAP (EXISTING) FILE ID: 2703 COMPREHENSIVE PLAN AMENDMENT I IF General Commercial 1 III I J co > 0 . z 1 $ U Ed NE 37TH ST \P�� O CZyq JULIA•TUTTLEICSWY T w _ I i;u Restricted NE•36TH ST—Commercial z Medium Density Multifamily Residential NE 38TH ST Public Parks and Recreation �111� NE 37.TH;ST_ ADDRESSES: 428, 430, 448, 454 NE 38 ST AND 433, 441, 457 NE 37 ST 0 140 280 560 Feet NE 37.TH;ST_ ADDRESSES: 428, 430, 448, 454 NE 38 ST AND 433, 441, 457 NE 37 ST 0 140 280 560 Feet FUTURE LAND USE MAP (PROPOSED) FILE ID: 2703 COMPREHENSIVE PLAN AMENDMENT I IF General Commercial 1 jPIL! Ed IF, JAGS 09 CZyq JULIA•TUTTLEICSWY T z Medium Density Multifamily Residential NE 38TH ST Restricted Commercial i;u Restricted NE•36TH ST—Commercial Public Parks and Recreation NE 37.TH;ST_ ADDRESSES: 428, 430, 448, 454 NE 38 ST AND 433, 441, 457 NE 37 ST 0 1 140 280 560 Feet 1