HomeMy WebLinkAboutSubmittal-Tony Recio-PowerPoint PresentationSubmitted into the public
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PLANNING ANALYSIS
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ONE BAY RESIDENCES,
TOWNHOMES
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rMIAIMI BAY WATERFRONT
MIDTOWN RESIDENCES
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POTENTIAL 20 S1CJRIES ,
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EXISTING 27 STORIES parEgroi
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Ex1511NG 13 STORIES
POT,EM'WL 60 STOWS
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PROPOSED 36 STORIES -"
DESIGN DISTRICT
5EO 20 STORIES
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MAGNOLIA PARK 1914 PLAT
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SMART PLAN
ors top of the Buena Vista Piat
The plan is comprehensive, proactive and supports the
future population and employment growth anticipated in
our region.
The goal is to rnake Miami -Dade County a car -optional
community by ensuring that mass -transit options are
available everywhere in the County and region.
The Comprehensive Development Master Plan (CDMP)
contains directives to promote urban centers in places
where mass transit, roadways, and highway are highly
accessible.
lL U- 7 states:
":Miami -Dade County shall require all new development and
redevelopment in existing and planned transit corridors and
urban centers to be planned and designed to promote
transitoriented development (TOD), and transit use, which
rnixes residential, retail, office, open space and public uses in
a pedestrian friendly environment that promotes the use of
rapid transit services,"
City
lerk
SMART PLAN
on top of the Buena Vista Plat
The plan is comprehensive, proactive and supports the
future population and employment growth anticipated in
our region.
The goal is to make Miami -Dade County a car -optional
community by ensuring that mass -transit options are
available everywhere in the County and region.
The Comprehensive Development Master Plan (CDMP)
contains directives to promote urban centers in places
where mass transit, roadways, and highway are highly
accessible.
iLU-7 states'
"'Miami -Dade County shall require all new development and
redevelopment in existing and planned transit corridors and
urban centers to be planned and designed to promote
transitoriented development (TOD), and transit use, which
mixes residential, retail, office, open space and public uses in
a pedestrian friendly environment that promotes the use of
rapid transit services."
Submitted into the ublic
recorfor i em(s) on 1 . City Clerk
my OLIN St
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INVerrAki Yu"'
We LT. IT
--Dade SMART Plan
.orridor Land Use Map
.-r.--Dade County
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Land Use
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Indige Row* — neadenEal-crara,e.ent awned Housing —
Sivid-Faddy rmdierd-Residerlisi (Holdid, Md=1s1 ursms.e. oboe type of use
Taar.Farnity Uu areee 11.1 Coda. Reining Centers. Sf eiurrts _ Yldus6+al (waive C.ormercia4 CContlon* ,fie or
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MIAMI21
Transit Oriented Development
PRINCIPLES: New Development should be structured to reinforce
o pattern of Neighborhoods and urban centers, focusing growth
at transit nodes rather than along Corridors. (2.1.3.1 The Cray -
Guiding Principles)
PRINCIPLES. Neighborhoods and Urban centers should be
compact, pedestrian -oriented and Mixed- Use. Density and
intensity of Use should relate to degree of transit service.
(2. 1.3.2 The Commune - Guiding Principles)
INTENT: Rebuilding the Citys commercial Corridors to function as
Mixed -Use, transit -oriented, walkable centers for adjacent
Residential Neighborhoods (2.1.2 in tent)
MAETRORA1L
FUTURE IYETRORAIL
11AEiR VER
STReETC&R
?iEALTH DI TRIC:T CIRCULATCLR.
5HF1LTH DISTRICT STOPS
FUTURE TILAPI 1T oleos
•i� L2PALE TRANSIT StID
• I VA IRLE PMESTRIAAI SHED
City`Clerk
Submitted into the Dublic
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Source: As presented for Design District SAP Amendment
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record • or !t-m(s)
on
ExtSTING
PKOPO$ED
• SUS STOP
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USER PICKUP
if • KE LANES
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GRADUAL TRANSMON
T
NSIT ORIENTED
Proposed Gradual
TiranFnorva! Zoning
-402
E:xising Zoning
T6-3
1
1
1
1
—
T6-24
DESIGN DISTRICT
36 STORIES
T6-8
Submitted into the public
recordfor 'tern(s)
on
MIAMI 21 GUIDING PRINCIPLES
-zJ
City Clerk
igg SUCCESSIONAL CHANGE EMERGES FROM A
VISION OF THE LARGER URBAN CONTEXT
AND APPROPRIATE TRANSITIONS ACROSS
TRANSECT ZONES.
DESIGN DISTRICT
20 STORIES
FROM THE ML4M1.2 I CODE.
VOLUME Ot AffliCLE 2. GENERAL PROVISIONS, P. 11.7. MAY 19, 2017.
Gerrite Zoning pi-crerx,e0.4.5
E
T4 TO BAY PoiVT
Submitted into the public K
record for item(s) - A-1
on Citw Clerk
GRADUAL TRANSITION
TRANSIT ORIENTED
' 1E11147 T6-12
PEN`—
—'
DESIGN
DISTRICT SAP
STO,{IE3
1
1
1
1
T6-12
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MIAMI 21 GUIDING PRINCIPLES
T6.S
IMPROVING THE RELATIONSHIP BETWEEN
LOW DENSITY RESIDENTIAL NEIGHBORHOODS
AND ADJACENT COMMERCIAL CORRIDORS
WITH APPROPRIATE TRANSITIONS OF DENSITY
AND HEIGHT )FOLLOWING THE THEORY OF THE
TRANSECT.
33
40141 E.
?*LIME Of. ART!CLE2. GENERA! PROWS!UN5i, P. MAY 19 2017:
Ts 4
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INTRAYCOASTAL WATERWAY
ANALYSIS FOR REZONING
C 'I TERIA 3
Are the proposed changes related to adjacent and nearby districts,
W and within the scale and needs of the neighborhood?
ANALYSIS
"(...) the change of zoning from T5-R to T6-8-O represents an intrusion of
incompatible uses and density within an established [ow rise residentially
zoned area. In that, the proposed zoning will allow a litany of commercial uses by -
right or through special permit that are currently not allowed coupled with more than
doubling the density from 65 units per acre to 150 units per acre."
"(...) when one assesses the rezoning within the context of the subject properties
located east of Biscayne Boulevard and north of 1-195, the change of zoning
disrupts the existing transitional nature of the area. The prevailing transect zones
are of a residential character oriented in a cohesive successional pattern that
flows from 1-195 northward T 5-R, T4-R, and T3-R. The transect zones
respectfully allow low-rise residential, townhome, and single-family without any
mixed -use elements".
"(...) the proposed T6-8-O will introduce commercial uses within the well -
established residential area that constitute an inconsistency with the urban fabric of
the area and represents an .intrusion of uses incompatible with neighborhood
context (... )"
STAFF RECITAL
The requested rezoning represents an intrusion of higher density and intensity
in the area. The change of zoning allots opportunity to produce a development
out of scale with the area that adversely impacts traffc conditions low-rise
and single family characteristic of the area. Staff deems this rezoning request
as inappropriate and inconsistent with current urban fabric of the area.
Submitted into the public
recor for'tern(s) -
an
City Clerk
APPLICANT'S FINDINGS
This application considers the realities and dynamics of a changing transit served area
as well as the adjacencies to the development already approved and built {T6-12, 24,
36). The scale of the proposed development is consistent with the conditions of
the surrounding districts and will allow this area to continue to transition into a TOO
As shown, there is no well "established low-rise residential" in this area.
Commercial parking surface Tots and mid -rise buildings already exist to the north and by
approving this application a better defined transition will be established.
The protection of the T3 (Bay Point) oxurs at the edge of the neighborhood, north of NE
39th street (5 story MUSP). The neighborhood is zoned T4 and T5. Scale transitions
should be considered based on the existing and planned development. Not the existing
zoning. No Single Family Residential Zoning remains in the area south of Bay
Point.
GRAVUAt TRANS 1 ON
T NS1T ORIENTED
MIAMI 21 GUIDING P•RiNCIPC£S
tCsSCESS[Wl0.l CHANGE EMERGES FROM A
VISION OF THE LARGER URBAN cDNTAx.
AND APPROPRIATE TRANSITIONS ACROSS
TRAMSECT ZONES.
19
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ANALYSIS FOR REZONING
CRITERIA 4
The proposed change maintains the same or similar population
density pattern and thereby does not increase or overtax the load
on public facilities such as schools, utilities, streets, etc.
ANALYSIS
The requested rezoning entails significant increase, in the number of units allowed
and therefore Toad on public facilities such as schools, utilities. streets, etc. The
change of zoning inflates the density by more than double the existing, density of
65 units per acre to 150 units per acre.
STAFF RECITAL
The proposed change of zoning constitutes an increase in Density and
Intensity within well -established TS Transect Zone. Therefore. the change of
zoning to T6-8-O is inconsistent with the establish area.
ti
Submitted into the public
reco • for 'tem(s) & s k
irn X City Jerk
APPLICANT'S FINDINGS
The existing zoning in the pedestrian shed as drawn from the Miami 21 future TOD
is 90% commercial zoning (including this property). Allowing commercial uses and
additional density within pedestrian access to 3 existing Transit Oriented
Corridors and a future Transit station (proposed and shown on previous
approved zoning changes) will support ridership.
Further, it is consistent with the Miami21 and the Miami Neighborhood
Comprehensive Plan (2.1.2 Purpose and Intent, and 2. 1.3 Transect Principles). And
the MCNP's Policy TR-1.1.4 - The City will impiement growth strategies that
encourage infigl and redevelopment in order to take advantage of the
multimodal transportation options available. thereby reducing the
dependency on automobiles for new developments.
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ANA L YSIS FOR REZONING
NIiG
CRITERIA 5
It is difficult to find other adequate sites in the surrounding area for
the proposed use in districts already permitting such use.
U
ANALYSIS
The subject properties are buildable. Staff is unaware of any hardship or conditions
that prevent the applicant to be able to design and built a development that
complies with Miami 21 Code. The current zoning allows the same building
disposition and configuration as the proposed T-6-8-0 with a maximum Height of 5-
stories and 65 units per acre. Even though a nonconforming parking lot abuts the
subject properties to the north, the current zoning maximum height and density
represents ideal transit with the T4-R Transect Zone of the pa reel north of the area
of the request.
STAFF RECITAL
Not granting the rezoning does not entail any limitation to the property
ownerto fully develop the site under the existing transect code.
Submitted into the
recor fo, terns)
ublic
3
City Clerk
APPLICANT'S FINDINGS
Built infrastructure around the site makes a 5 story building impracticable due to road
improvements that abut this property: a <10 foot retaining wail to the south 1-195 and to
the west (on -ramp) and and high speed 3 lane traffic off ramp to the north (NE 38th
Street).
T6-80 would result in a development above a parking podium, elevating habitable uses
above the onslaught of traffic. A T5 designation would render the development
unfeasible, as habitable uses would only result in a maximum of 2 habitable floors.
The T4 designation to the north is inconsistent with the goals of the Miami21 given the
existing transit service- Its adjacency to T6-12 also creates a dysfunctional zoning
transition. Further. existing 5 story development to the north defeats any
transitional argument gradually lower in height and density to the T3 neighborhood
(Bay Point).
COMPREHENSIVE PLAN ANALYSIS
CRITERiIA. I
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 ... 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
STAFF RECITAL
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 NEE 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.
Staff finds the request inconsistent with Policy LU-1.1.3
Submitted into the p b is
recur for item() #
onCity erk
APPLICANT'S FINDINGS
The application proposes to improve the network flexibility providing additional sidewalk
width and improving vehicular circulation as well as rerouting traffic to improve
circulation for the entire neighborhood and the Design District.
The provision of "multiple parks nearby- are a specially strong argument to increase
density and intensity in the area. These. currently underutilized and disconnected, parks
can be improved and serve residents better with better connectivity and people around
them. Development near these facilities should be encouraged.
To ensure Parks and open space in the City of Miami are successful proximity to a
variety of uses is paramount to ensure they serve as many people as possible within
walking distance.
COMPREHENSIVE PLAN ANALYSIS
CRITERIA 2
4
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14
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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
Based an 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.
STAFF RECITAL
Staff finds the request inconsistent with Policy LU-1.6.9
Submitted into the blic
recor for ' em(s)
onCity rk
APPLICANT'S FINDINGS
A
• •
Policy LU-1:6.9 that protects neighborhoods should be assessed based on the merit of
the existing character and wether they are intact to provide a cohesive pattern. In this
case, this neighborhood is no longer a low -scale residential neighborhood and its
surroundings create the benchmark to heal its edge conditions. This Policy should also
be considered together with:
Policy LU-1.1.11: (...) the City wolf encourage the concentration and intensification of
development around centers of activity (...)
Policy TR-2.7.6: The City wiff work with Miami -Dade County to promote the transit-
oriented development (TOD) policies found in the Miami -Dade County's Comprehensive
Development Master Plan (CJMP) (...)
And Miami Dade County's OBJECYfVE LU-7:
Miami -Dade County shaft require all new development and redevelopment in
existing and planned transit corridors and urban centers to be planned and
designed to promote transit -oriented development (TOD), and transit use, which
mixes residential. retail, office, open space and public uses in a safe, pedestrian and
bicycle friendly environment that promotes mobility for people of all ages and abilities
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COMPREHENSIVE PLAN ANALYSIS
CRITERIA. 3
• Policy LU-1.6.1O_ "The City's land development regulations and policies will allow
et for the provision of safe and convenient an -site traffic flow and vehicle parking and
Fw— will provide access by a variety of transportation modes, including pedestrianism,
4r bicycles, automobiles, and transit."
{i
ANAL YSIS
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.
STAFF RECITAL
Staff finds the request inconsistent with Policy LU-1.6.10
Submitted into the ublic
record for item(s) Lj
. City erk
APPLICANT'S FINDINGS
This application proposes improvements to traffic around itself to improve existing
conditions and mitigate potential future demand. Further, it approved, it will improve
walkability and provide a variety of uses accessible by residents in the area.
Submitted into the p lie
record for i em(s) k
on City Clerk
TRAFFIC AND CIRCULATION
Submitted into the public
record for item(s)
on City Jerk
IMMEDIATE AREA
PROPOSED M [ICED USE
36 STORIES
1.2 MILLION SOFT
PROJECT
EXISTING TRAFFIC CONDITIONS
(Residents' concerns;
CONCERNS
1. Limited capacity to move traffic north, south and west;
combination west north slows traffic movement.
2. Westbound traffic often crosses double yellowto access on -ramp
creating hazardous conditions.
3. Current traffic direction creates hazardous conditions for all
traffic attempting to move westbound on 38th Street.
4. Drivers seeking northbound Biscayne Boulevard use alley as a
shortcut to circumvent traffic.
Submitted into the public
recorc#'or ``tent(s) ' 2.
on 1 4 1 Iti City Ierk
5. Drivers seeking northbound Biscayne Boulevard use 39th Street
as a shortcut to circumvent traffic.
6. Drivers seeking southbound Biscayne Boulevard use 37th Street
as a shortcut to circumvent traffic adding to issues to conflict
point #3.
7. Numerous ingress and egress curbs cuts [highlighted in C ]
create traffic conflict with incoming speedy traffic.
EXISTING TRAFFIC CONDITIONS
(Residents' concerns)
CONCERNS
1. Limited capacity to move traffic north, south and west:
combination west/north slows traffic movement.
2. Westbound traffic often crosses double yellow to access on -ramp
creating hazardous conditions.
3. Current traffic direction creates hazardous conditions for all
traffic attempting to move westbound on 38th. Street.
4. Drivers seeking northbound Biscayne Boulevard use alley as a
shortcut to circumvent traffic.
Submitted into the ublic
real Or item(s) ..
on 11 M. CityClerk
5. Drivers seeking northbound Biscayne Boulevard use 39th Street
as a shortcut to circumvent traffic..
6. Drivers seeking southbound Biscayne Boulevard use 37th Street
as a shortcut to circumvent traffic adding to issues to conflict
point #3.
7. Mumerous ingress and egress curbs cuts [highlighted in ]
create traffic conflict with incoming speedy traffic.
CONCEPTUAL TRAFFIC SOLUTIONS
MAJOR TRAFFIC IMPROVEMENTS
DRIVEWAY ELIMINATED
IMMEDIATE TRAFFIC MITIGATION MEASURES
1. Creation of multiple dedicated westbound traffic lanes,
including dedicated West, two-times dedicated North and tow -
time dedicated South.
2. Elimination of possibility of crossing median to access on -
ramp..
3. Elimination of perpendicular westbound median crossover.
4. Elimination of vehicles seeking shortcut to northbound
Submitted into the Dublic
reeor for items)
can 1 l Z I
City
lerk
Biscayne Boulevard.
5. Elimination of vehicles seeking shortcut to northbound
Biscayne Boulevard.
5. Elimination of vehicles seekingsouthbound Biscayne Boulevard
shortcut.
7. Overall permanent elimination of multiple curb cuts {ingress
and egress] along 38th Street.
MAGNOLIA LAND DEDICATION
MAJOR TRAFFIC IM PROVEN HITS
LAND DEDICATION
Submitted into the public
recordor 1t (5) .& 4
on IX City C erk
SITE IMPROVEMENTS
Donation of is feet (2,40G SF approx.) of property to public
right-of-way to add lane of traffic, median, and improve
circulation around the site.
SECTION PHASE 1
(Looking West, Sour/7side property only)
Proposed Building
Magr o is Development
1
(PROPOSED SECTION Possible tutire ..C<.prnent scenario]. •Concepwal brae[Inpjrenderilig.
11"
Tumlane
Proposed ROW: ± 70'
Existing ROW: ± 60
13'
Tumlane
11'
Turnlane
1
11'
Turn lane
Submitted into the
re - o ior it m(s)
on
Sidewalk
ic
City
Jerk
Existing Building
3801 Biscayne Building
Submitted into the pslic
recur. for 'tem(s)
on 1
4.4
City Clerk
TRAFFIC ANALYSIS
BEFORE
Submitted into the phe
record for ktem(s)
an
AFTER
City Clerk
Capacity Increase AM = 397 Vehicles/hour
Capacity Increase PM = 617 Vehicles/hour
(32 rnore cars per cycle I! 19 more cars AM peak)
1,270 feet of additional stacking 1 queuing westbound
(50 more vehicles per signal cycle)
(on NE 38th Street and Biscayne Boulevard)
P OPOSEU PLAN VIEW [INFORMMA7IGN PROVIDED BY TRAFFIC ENGIN:4 R'
Submitted into the public
recorc foritem(s) -3
on
4,
4
City Clerk
TRAFFIC IMPACT OF DEVELOPMENT SCENARIOS
CONCEPTS
CONCEPT2
CONCEPT 3
Submitted into the ublic
rec€ for •tem(s)
s3� \ ji, . City Clerk
TABLE 1a -Concept 1
Tdp Generation Summary (Proposed Uses)
Magnolia
Land Use
Size
Daily Trips
AM Peak Hour
PM Peak Hour
Total Trips
Inbound
Outbound
Total Trips
Inbound
Outbound
Retail
Multifamily (Mid Rase)
12,000
220
736
1,003
32
85
19
20
13
65
89
86
45
52
45
34
Subtotal
1,739
117
39
78
175
97
79
Pass -by (Ret.-34%)
-250
-11
.6
-4
-30
-15
-15
External Trips
1
1,489
106
33
74
145
82
64
Source: 1TE Trip Generation Manual (111h Edrtion)
TABLE lb -Concept 2
Trip Generation Summary (Proposed Uses)
Magnolia
Land Use
Size
Daily Trips
AM Peak Hour
PM Peak Hour
Total Trips
Inbound
Outbound
Total Trips
Inbound
Outbound
Retail
General Office
15,000 ,
50,000
853
635
38
92
54
23
81
12
15
11
42
104
93
59
52
16
36
52
77
23
Multifamily {Mid Rise)
150
669
Subtotal
2,167
184
116
68
256
104
152
Pass -by (Ret.34%)
-293
-13
-8
-5
-35
-18
-18
External Trips
1,874
171
108
63
221
86
134
Source: 1TE Trip Generation (Manual (11th Edition)
TABLE lc -Concept 3
Trip Generation Summary (Proposed Uses)
Magnolia
Land Use
Size
Daily Trips
Mil Peak Hour
PM Peak }four
Total Trips
Inbound
Outbound
Total Trips
Inbound
Outbound
Retail
Genera! Office
Multifamily (Mid Rise)
21,000 •
25,000 •
125
1,116
347
550
47
51
43
28
45
10
19
6
33
132
53
49
66
9
30
66
4-1
19
Subtotal
2,013
141
83
58
234
105
129
Pass -by (Ret.-34%)
-379
-16
-10
-6
-45
-22
-22
External Trips
1,634
125
73
52
189
83
107
Source: 1TE Trip Gerrerdticn htanural (111h Edition)
PROPOSED CONTRIBUTION TO TRAFFIC CAPACITY
� r ccw
CO Q
—J
Submitted into the ub is
reco . for Ftem(s ,'
on ,w City lark
T•5•R
Development
Allowed
T6-8-O
Development
Mowed
Change
Traffic trips
Associated
Wi hChange
Capacity
Created by
Road improvements
Net
Capacity
Remaining
AM
PM
AM
PM
AM
PM
Rt dentIal
90
150
60
22
24
397
617
375
593
Office
0
50,000
50.000
92
93
397
617
305
524
Commercial
0
15.000
15,009
38
104
397
617
359
513
'Total Floor Area
241,492
377,331
135.839
152
221
397
617
245
396
TOTAL:
221
39T=•
617
;245.
396
5-
7R
Development
Allowed
T6••0
S
Development
Allowed
Change
Traffic trips `
f
Associated
Wi hChange
Capacity
Created by
Road improvements
Net
Capacity
Remaining
AM
PM
AM
PM
AM
PM
Residential
90
220
130
46
51
397
617
351
566
Office
0
0
-
0
0
397
617
397
617
Commercial
0
12.000
12,000
32
89
397
617
355
528
Total floor Area
241.492
377,331
i 135,839
78
140
397
617
319
477
TOTAL:
ilinaligiie
140
a.
617
319
477
T•5•R
Development
Allowed
T6-8-0
Development
allowed
Change
Traff c trips
Associated
Wi hChange
Capacity
Created by
Read improvements
Net
Capacity
Remaining
AM
PM
AM
PM
AM
PM
Residential
90
125
35
13
14
397
617
384
603
Office
0
25,000
25,000
51
53
397
617
346
564
Commercial
0
21.000
21,000
47
132
397
617
350
485
Total Floor Area
241,492
377,331
135,839
111
199
397
617
286
418
TOTAL:
F i a
199
![ -
617
418
Submitted into the public
record or item()
on
4 62- City Clerk
SUMMARY
Submitted into the public
record or i m(s)
on _� i1-..
CHANGE OF ZONING DISTRICT BOUNDARY
STAFF RECITAL APPLICANT'S FINDINGS
MET?
C RITE RiA 1 Minimum size: 40K sq ft or 200 ft of frontage
Exceeds minimum size {approximately 60k sq ft)
YES
CRITERIA 2
Successional Zoning
Requested T64.1 is successional
YES
CRITERIA 3
Appropriate scale for neighborhood: relationship to
nearby districts
Transition between T6-12-1_ and T6-12 DDSAP at 36 stories to west to
T5 to east, and from T6-24 to south to commercial parking to north:
Property is bounded by three state highways
YES
CRITERIA 4
Sufficient public facilities to meet new demand
Staffs own words in their Comprehensive Plan analysis confirms all
levels of service are met
YES
CRITERIA 5 Adequacy of site
Three FOOT roads surround property: a parking garage podium is far
more compatible with 1-195 elevation (at or above first three stories) than
habitable spaces in five -story building
YES
COMPREHENSIVE PLAN AMENDMENT - FUTURE LAND USE MAP
STAFF RECITAL
Submitted into th
record r t rn(s)
on
APPLICANT'S FINDINGS MET?
CRITERIA 1 Appropriate Transitions/Encroachment of
Incompatible uses.
Transition 4etween T6-12-L and T6-12 DDSAP with 36 stories to west to T5
t❑ east, and from T6-24 to south to commercial parking to north: Addresses
traffic mitigation through dedication: commercial parking directly across the
street to the north
YES
CRITERIA 2
Mitigation for adverse impacts Transitions where none currently exist: traffic mitigation
YES
CRITERIA 3 Traffic flow and variety of transportation modes
Walking distance from three transit corridors: walking distance from planned
train stop: proposed dedication to advance expansion of NE 381h Street
YES
CRITERIA 4
Traffic flow and variety of transportation modes
Staff Report confirms all levels of service are met; Applicant is nevertheless
proffering dedication to expand NE 38"' Street YES
Submitted into the _ •_ is
recorclifor hern(s)
all
GRADUAL TRANSITION
TRANSIT OIENTED
MIAMI 21 GUIDING PRINCIPLES
Mg' IMPROVING THE RELATIONSHIP BETWEEN
LOW DENSITY RESIDENTIAL NEIGHBORHOODS
AND ADJACENT COMMERCIAL/ CORRIDORS
WITH APPROPRIATE TRANSITIONS OF DENSITY
AND HEIGHT FOLLOWING THE THEORY OF THE.
TRANSECT.
lE MIAMI 21 COi7,
0). AR7lC[E 2. G ER+1! FROV1S ONS, P.11.7. MrAY 19. 2017.
I
f
1NTRACOASTAL.. WATERWAY
T6-36
T6-12 Proposed Gradual / Transitional Zoning
r
T6-24 Existing Zoning
MAGNDLLA
1
1
1
1
1
J
DESIG`J
1 04STRICT SNP
36 STORIE
raltat.IRIS:if'11;
Suttnitted into the purecor for j lilt
o n \j pi g
)
City Cl
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