HomeMy WebLinkAboutAnalysis and MapsCITY OF MIAMI
PLANNING DEPARTMENT
DIVISION OF COMMUNITY PLANNING
ANALYSIS FOR FUTURE LAND USE MAP AMENDMENT
PZAB File ID No. 3608
Applicant:
Alan I. Amdur, individually as the Attorney -in -Fact for the owners of the
properties described and as Manager of Riverwest Miami, LLC
Location:
Approximately 824, 826, 834, 842, 852, 860, 868, 876 NW 1 St, and 29
NW 9 Ave Miami, Florida 33128
Commission
District:
District 3—Commissioner Joe Carollo
NET District
Office:
Little Havana
Planner:
Sue Trone, AICP
Subject Area:
1.377 acres
Request:
Change from Medium Density Restricted Commercial to Restricted
Commercial Future Land Use (FLU) designation in the Future Land
Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan
(MCNP)
Recommendation:
Denial
Background
The existing Future Land Use (FLU) designation for the nine parcels ("subject parcels") for this
application is Medium Density Restricted Commercial. The City Commission at a public hearing
adopted this designation for the parcels on January 25, 2018, Ordinance Number 13737. At the
public hearing the FLU designation for the parcels changed from Medium Density Multifamily
Residential to Medium Density Restricted Commercial. Both of these FLU designations have a
maximum density of 65 dwelling units per acre but the new FLU designation liberalizes
nonresidential land uses.
Ordinance 13738 (companion item to Ordinance 13737) changed the zoning of these parcels
from T4-R to T5-O. During the January 25, 2018 hearing, the applicant requested that the City
Commission waive the 18-month waiting period for subsequent rezoning and this request was
granted. The current application to change the FLU designation for these parcels was filed by
the applicant so that the rezone of these parcels, if adopted, will be consistent with the Miami
Comprehensive Neighborhood Plan (MCNP).
Existing Future Land Use Designation
The current FLU designation for these parcels, Medium Density Restricted Commercial, allows
up to 65 dwelling units per acre for residential dwelling units except for rescue missions. This
category also allows general office use, clinics, laboratories, auditoriums, libraries, convention
facilities, places of worship, and schools. The designation also allows commercial activities that
serve the retailing and service needs of the public, typically requiring easy access by auto, such
as real estate, banking, restaurants, saloons and cafes, recreation facilities, major sports and
exhibition or entertainment facilities, etc. Nonresidential portions of developments allow a
maximum FLR of 6.0 times the net lot area of the subject property.
Page 1 112
PZAB File ID 3608
Requested Future Land Use Designation
The proposal is to change the subject parcels to Restricted Commercial. This designation allows
up to 150 dwelling units per acre except rescue missions, subject to the limiting conditions of the
High Density Multifamily Residential FLU designation and a finding by the Planning Director that
the proposed site's proximity to other residentially zoned property makes it a logical extension or
continuation of existing residential development and that adequate services and amenities exist
in the adjacent area to accommodate the needs of potential residents; transitory residential
facilities such as hotels and motels. This category allows identical nonresidential uses as the
existing FLU designation with a Floor Lot Ratio (FLR) up to 11.0 times the net lot area of the
subject property subject to the detailed provisions of the applicable land development
regulations.
Site Inventory
Seven of nine parcels have
exclusive frontage on NW 1 Street,
one parcel has exclusive frontage
on NW 9 Avenue, and one parcel
has frontage an both NW 1 Street
and NW 9 Avenue. NW 1 Street
has approximately 50 feet of right-
of-way with approximately 25 feet
of roadway access. NW 9 Avenue
has approximately 50 feet of right-
of-way with approximately 35 feet
of roadway access. A list of all
parcels with their land use and
zoning designations is below
Vicinity map for the amendment parcels. Source: City of Miami GlS application
List of Parcels included in Request for Change in FLUM Designation, PZAB File ID: 3608
Address Owner
Folio YR BLT LOT SIZE FLUM
Proposed FLUM
Existing Proposed
Zoning Rezoning
Medium Density Restricted
824 NW 1 ST PEDRO M YANEZ TRST 0141380033070 0 7,500 Commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
826NW1ST SANTOS AND HORTAINVEST INC. 0141380033080 0 7,500 commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
834 NW 1ST SANTOS AND HORTA INVEST INC. 0141380033090 0 7,500 Commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
842 NW 1 ST FAUFER REAL ESTATE HOLDINGS, INC. D141380033100 1915 7,500 Commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
852NW1ST SANTOS AND HORTA INVEST INC. 0141380033110 0 7,500 commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
860NW1ST SANTOS AND HORTA INVEST INC. 0141380033120 0 7,500 Commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
29 NW 9AVE CHARLES BAHRY 0141380033140 1915 5,000 Commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
868 NW 1ST MARASGROUP LLC 0141380033130 1920 5,000 Commercial Restricted Commercial T5-0 T6-8-0
Medium Density Restricted
876 NW 1ST JOHN LOUIS DIAZ 0141380033150 1976 5,000 Commercial Restricted Commercial T5-0 T6-8-0
Six parcels have residential uses; two parcels have been cleared of improvements, one is a
parking lot. The residential property at 29 NW 9 Avenue has a homestead exemption. The
Page 2 112
PZAB File ID 3608
conditions and context of the area surrounding the site to the north and west on NW 1 Street
and SW 9 Avenue are residential. The conditions and context to the south and east on W
Flagler Street and SW 8 Avenue are more commercial in nature. Staff conducted a site visit on
the early evening of August 7, 2017. The image below shows NW 1 Street, looking west from
the intersection of NW 8 Avenue and NW 1 Street. The street has a fairly mature tree canopy;
the neighborhood character is residential.
A view of NW 1 Street, looking west from the intersection of NW 8 Avenue and NW 1 Street,
during the staff site visit on August 7, 2017.
In the next image, the view of NW 1 Street faces downtown, looking eastwardly, showing the
subject parcels' proximity to the urban core. The tree canopy tapers at mid -block and renders a
view of downtown. The image shows the dense development that is approaching Little Havana,
with Havana Lofts (605 W Flagler Street) visible in the foreground of downtown in the red
circle —this development is a mere two blocks away from the amendment parcels, see image
below.
A view of NW 1 Street, looking west from the intersection of NW 8 Avenue and NW 1 Street, during staff site
visit on August 7, 2017.
Page 3 1 12
PZAB File ID 3608
Neighborhood Snapshot
Below are images from the staff site visit that offer visual context of the neighborhood.
�..
- .*
r6 .
Above: 842 NW 1 Street. To the east of this property is a
vacant lot. To the west of this property is a multi -family
.ro.ert .
834 and 826 NW 1 Street. Through these adjacent vacant lots
you can see clearly through to Flagler Street.
I'f' • 116
Si.. ii 1y
MI l
A view
parcels.
approximately
these
'I �sr
14
876 NW 1 Street. From this image, looking toward downtown in
a northeastern direction, high-rise construction is easily
viewable.
of buildings on NW 9 Avenue north from the subject
The street has 50 feet of right-of-way with
35 feet of roadway. None of the structures in
ima.es has been historical) desi. nated
-Mile Buffer Analysis
A %-mile buffer around the subject parcel boundaries was
analyze tenure, land uses, land value, income levels, and
subject parcels and their context. The sources of the data
Property Appraiser, the Census Bureau, and original data
August 7, 2017.
Tenure and Uses
The study area holds 1,806 addresses.
Six -hundred ten (34 percent) of the addresses
have nonresidential existing land uses while 1,196
(66 percent) addresses have residential existing
land uses. Of the residential uses, 16 percent
have a homestead exemption, including 29 NW 9
Avenue, which is one parcel included in the
proposed FLUM amendment. A summary of this
information is included in the table to the right.
established to create a study area to
other, general qualities about the
are the FLUM, Miami -Dade County
collected by staff during a site visit on
Summary of Residential/Nonresidential Addresses
within 1/4 Mile Study Area
All Addresses
Residential
Number
%
Number
%
Residential, with
Homestead Exemption
196
11%
196
16%
Residential, without
Homestead Exemption
1,000
55%
1,000
84%
Nonresidential
610
34%
N/A
N/A
Total
1,806
100%
1,196
100%
Source: Miami -Dade County Property Appraiser
The geographical distribution of the existing land
uses demonstrates a relationship between nonresidential uses with heavily used transportation
Page 4I12
PZAB File ID 3608
corridors and the co -located Restricted Commercial FLUM designation. Restricted Commercial
allows the same liberal commercial uses as the Medium Density Restricted Commercial FLUM
designation with an increased residential density of 150 dwelling units per acre. Overlaying
existing land uses symbolized by point data (addresses) over the Future Land Use Map illustrates
these relationships.
Future Land Use Inventory within 1/4-Mile Study Area
a
NY15Th' ST -
, $
Q
m NW 5TH ST
u, a ...,,,eo
•
4. FN4TH ST A
NSV
YYTSY \ .L.,,,.,.
,u
3--Fr
I
I
NW 3Rn ST
Existing Land Uses
0 Nuttitf
Single, 8cple%, Triplex
_¢
z
♦
NW 2NIC 5
i
* i
+.
S.
J�?
Multhnili
* Nm-ResiciennN
e
i*
*
*
* * i
'1
*
* * 4
t,
S Q
C. 1/4 Mie Butter
MN ' 5 T 5 0
*
„
1f
0 i a .
p
Future Lend Uses
IPUtic Pails and Rol
7
,
*.
pr
i
z
o
—I Low Density MU Horrify ResIdentlal
Dde
Yi
i
FLAGLER ST
* *
Y *4 * *
** * **
- A* **
* * :*
%
�I.y
Rdkn[yluWemy
—I High Density MullHemiy Residential
—I Lox Density Restricted Commerc,el
Medium Density Restricted
----
.,,
*
-
a
f
7 'T Or .4
' 1'� S T
* - * *
1}*
* **a* *
Iti
* *
** **
*4
* * *
Sri
,
1 Co' o cial
Reslrcled Commerce!
.-
ai
<
a
* **
N
.,y
* * .*
-_
* *
i'r`�
'�* tat,
4
* * 0
14 r Instlhp,nnel, Pu Nc recital,
— T,enspMatim and IAtlittea
SW 2N0 ST
w
*
I
r
r *
40
•*
•
j
4
—I Light Indushtal
ME Industrial
♦ 0*
A. e
SN'3R0 tT x
* *
�'1
N
*
*
*
*
0
I
♦
♦
♦
$�
S+
V
T
n.�y E
q
r
Sri 4TST
i
x
m
W
v
I 1-
0 0.05 0.1 0.2 Miles
I 1 I 1
Map 1. Above, existing land uses have been aggregated as single-family, duplex, triplex and multi -family residential uses
and non-residential uses. These data are presented over the Future Land Use Map (FLUM) of the MCNP.
Map 1 shows that south of the subject parcels is a corridor of land designated Restricted
Commercial. This corridor provides frontage for both West Flagler Street (a transit corridor) and
SW 1 Street, through the study area —thoroughfares which are heavily travelled and where the
Restricted Commercial designation is appropriate. Existing land uses in this area are
predominantly non-residential. In the Medium Density Multifamily Residential and High Density
Multifamily Residential areas, existing land uses are predominantly non -homesteaded
residential. In areas with FLU designations that are "Multifamily," there are greater incidences of
residential uses. In the areas with "Restricted Commercial" designations, uses are less oriented
toward residential.
Page 5 12
PZAB File ID 3608
Neighborhood Transition
To what extent can this analysis discern neighborhood transition and its effects on the
community? To investigate neighborhood transition, staff analyzed the age of built structures in
the neighborhood. This was done by researching Miami Dade County Property Appraiser
information regarding the year built for each address.
For the 1,806 structures in the study area, 299 have no information
regarding the year built. All remaining addresses have information
regarding the year built which is summarized by decade in the table
to the right. It appears from the data table that there are roughly four
decades in which there have been appreciable "booms" of
development: 1921-1930; 1941-1950; 1971-1980; and 2001-2000.
The "boom" in 2001-2010 merits close inspection because the
development that occurred in this most recent decade was not
geographically diffuse; rather, it was dense, multi -family development.
- 605 W Flagler Street, built in 2005: 177 single-family units;
- 102 SW 6 Avenue, built in 2005: 61 single-family units;
- 134 SW 7 Avenue, built in 2005: 21 single-family units;
- 735 SW 2 Street, built in 2005: 19 single-family units;
- 218 SW 8 Avenue, built in 2005: 14 single-family units; and
- Four other single-family projects were built during the decade with
between 5-10 dwelling units.
See Map 2 below to see the age of structures within the study area.
Decade Built for All Addresses within
1/4 Mile Study Area
Decade
Structures
Built
%of Total
NULL
299
17%
1900-1910
6
0%
1911-1920
74
4%
1921-1930
292
16%
1931-1940
89
5%
1941-1950
154
9%
1951-1960
70
4%
1961-1970
80
4%
1971-1980
253
14%
1981-1990
29
2%
1991-2000
57
3%
2001-2010 _
391
22%
2011-2016
12
1%
TOTAL
1,806
100%
Source: Miami -Dade County Property
Appraiser
Age of Structures within 1/4-Mile Study Area
,-_-_.1/4 Mite Study Area
t.
It,
NW 5111ST ;
�
... "
`. ky ..
y�
NW STH ST
w UNMg1NE0
X
M Subject Parcels
Year Bull'
• 1900.1920
- - --
2.
Nr"+4i1+s')
.
r
+ '
3]-
,a \
m APWl.� R
`,�j OR
z
0 1921 - 1940
0 1341 -19sa
•
+ C
•
•
r --
0 1961-1980
s
e
`7 U
h'irsRUsr
�•
n •
•
r t
0 lent -2000
® 2001-2017
Future Land Uses
i
�
i
Mk 2NC ST EgDOCO
4 C1 7
,
03
00
9
a
0 0 =
•
" • °! •o sae,
D
U ❑
0 we
•
.
tit:
�.
Public Parks and Recreation•
LovidDensntisl ty Multifamily
IRese•
Medium Density Multifamily
r.•
•
MY i9T ST
000
• I, .
VCCOOD0 b .
$
ryy�;:
�f-1 n oo 'J-•
•r d••••
•
rat• _ 9
CD
••
OCD 0
•• Ni .
fro
E
y �R
_ 9
I Residentia!
High Density Mulltamiiy
r(�"
[7 •
E
.N
�•�•�
•• tlr •
®>•1111II 0i
iu
93
(� - r
0 ;
ie•e
t
I - f Residential
l r
j��r.�
0
-
b
t
Lev Density Restricted-v--_--_�_.
,N F LnGL
ER ST 0
r4�
W 0 O
0 µzco co
O 0
i co O cx
W jI.4GL ER 51
Commercial
Medium Densify Reslricted
Commercial
�—
100J0
a
D
0
`
Q�ODOCrYj O
CCCD0 0
�• QQpO 0
••
0 D 0 0
p 0 0
5N! 1ST ST
0 0 0 00
000 i CO'
0 r
Restricted Commercial
Major Institutional. Public
T
c
D o� 0
a
0 0 d0 i-
0 co on
•
60 COO
3
—I Facilities. Transportation and
IJ5b5es
=
—
•
a ••
_
1
•• so. 2ND ST
•
• • •
•
• ••
:J +-
•••. •1
n Light Industrial
® Industrial
••
am
SW SRDST i
•• ••
• • • •r•
•
••
0
•• ••
p. +
i.•••
+
jY
.4-e(.PL.0
S
ui
x
SW4i4ST,
Wrrr,
Q '
x
3
�.
w
.a I i
'
0 0.05 0.1
0.2 Mlles
I I 1 I
age 6 1 12
Map 2. Age of structures by decade. Source: Miami -Dade County PropertyAppraiser
A review of Map 2 shows that several multi -family units came online in the last decade in a few
buildings, adding density to the area with a previous boom in building in the 1980s. Over 40
percent of buildings were built before 1960, suggesting that the area may be ripe for
redevelopment.
Housing Affordability: Study Area Incomes and Demographics
An analysis of Census data within the study area reveals that the
area is home to many Low- and Moderate -Income households.
The Census Bureau uses terms established by the Department
of Housing and Urban Development (HUD) to define this term;
for a household of three in the City of Miami, the range for these
income categories are summarized in the accompanying table.
Low and Moderate Income for
a Household of Three, 2018
Low Income Moderate Income
$54,400-$81,599 $81,600-$95,199
Source: Department of Community and Economic
Development, City of Miami
Analyzing the '%-mile study area reveals that between 72 percent and 98 percent of individuals
who live in the study area have Low to Moderate income levels as defined by HUD. For the
Census Block Group in which the subject parcels are located, 87.92 percent of individuals are
classified as Low and Moderate income (based on the 2010 Census). The map below illustrates
these observations.
Existing Land Uses
o Nuli
Single, Duplex. Triplex
Multfamily
* Non-ResidenFal
114-Mile Study Area
Amendment Parcels
% Low Mod
Individuals In
Study Area
® 7o_1-ea%
B0. 1-90%
90.1-1na%
e.m
0 02M
Percent Low and Moderate Income Households
within 1/4-Mile of Subject Parcels
Map 3. Low and Moderate Income Individuals by Census Block Groups and existing land uses (residential and
nonresidential). Sources: US Census Bureau and Miami -Dade Property Appraiser
Page 7 112
PZAB File ID 3608
Land Use Inventory and Analysis
The 1/4-mile study area takes up a total of 164.82 acres, or .73 percent of the City's 22,509
acreage. The two predominant FLU designations within the study area are Restricted
Commercial which comprises 64.17 acres (39 percent) of the land area and Medium Density
Multifamily Residential which comprises 58.01 acres of the land area (35 percent). The current
FLU designation of the subject parcels is Medium Density Restricted Commercial. This FLU
designation comprises 1.76 acres of land in the study area and is the smallest designation
within the study area at one percent. The table below summarizes the FLU designations within
the study area along with important characteristics about these designations, namely the floor
lot ratio (FLR) and densities.
Summary of FLU Designations within the 1/4-Mile Study Area
FLU Designations
Density
FLR
Acres
%Acreage
Restricted Commercial
150
11
64.17
38.93%
Medium Density Multifamily Residential
65
N/A*
58.01
35.20%
High Density Multifamily Residential
150
N/A*
19.62
11.90%
Major Institutional, Public Facilities, Transportation
150
37
6.14
3.72%
Industrial
0
8
5.38
3.27%
Public Parks and Recreation
0
0
4.61
2.80%
Low Density Restricted Commercial
36
3
2.72
1.65%
Light Industrial
36
10
2.41
1.46%
Medium Density Restricted Commercial
65
6
1.76
1.07%
TOTAL
164.82
100.00%
Table 1 Summary of FLU designations and their characteristics within the 1/4-mile study area.
Urban Design Considerations: Density and FLR by the FLUM Interpretation
The top three FLU designations within the study area are
Restricted Commercial (39 percent), Medium Density
Multifamily Residential (35 percent), and High Density
Multifamily Residential (12 percent). Restricted
Commercial has a Floor Lot Ratio (FLR) multiplier that
can go up to 11.0 times the net lot area of the subject
property. The current designation, Medium Density
Restricted Commercial has an FLR of 6.0 times the net
lot area. By changing this FLU designation, the square
footage of the project that can be realized is dramatically
increased. The table to the right summarizes this.
Comparison of Existing vs. Proposed FLU
Designation: FLR and Density
Existing FLU
Designation
Medium Density
Restricted
Commercial
Proposed
Designation
Restricted
Commercial
FLR
Build Out {SF)
Max Density
6
360,000
90
11
660,000
207
Within the study area, the Restricted Commercial land uses are located along the East-West
corridor of Flagler Street and SW 1 ST and the North-West corridor of NW 8 Avenue (see Map 1
or Map 2 for reference). The current application will create a Future Land Use Map that extends
the Restricted Commercial FLU designation north from Flagler Street into a residential
Page 8 112
PZAB File ID 3608
neighborhood, breaking up a pattern with no FLR multiplier, nearly half the density provision,
and with restrictive policies on commercial land uses.
Concurrency Analysis
The site is easily accessible to transit and it is located within a transit corridor. A concurrency
analysis was conducted for the site (see Attachment A). This verifies concurrency for solid
waste, the natural groundwater aquifer, sanitary storm sewer, potable water, and transportation.
The Applicant has verified school concurrency separately.
Land Use Criteria
Criteria 1
Policy LU-1.1.3: The City's zoning ordinance provides for protection of all
areas of the city from: (1) the encroachment of incompatible land uses;
(2) the adverse impacts of future land uses in adjacent areas that disrupt or
degrade public health and safety, or natural or man-made amenities; (3)
transportation policies that divide or fragment established neighborhoods;
and (4) degradation of public open space, environment, and ecology.
Strategies to further protect existing neighborhoods through the development
of appropriate transition standards and buffering requirements will be
incorporated into the City's land development regulations.
Analysis of
Criteria 1
The proposal is to amend the FLUM for nine parcels from Medium Density
Restricted Commercial to Restricted Commercial. The proposed FLUM
amendment nearly doubles density and FLR. These parcels back up to
parcels with frontage on W Flagler Street, which is very commercial in nature
with the Restricted Commercial FLU designation; however, the subject
parcels have frontage on NW 1 Street, which is currently very residential in
nature. The frontage on NW 1 Street will result in the FLUM designations
transitioning at the street centerline with no buffer.
Finding 1
Staff finds the application is inconsistent.
Criteria 2
Policy LU-1.1.7: Land development regulations and policies will allow for the
development and redevelopment of well -designed mixed -use neighborhoods
that provide for the full range of residential, office, live/work spaces,
neighborhood retail, and community facilities in a walkable area and that are
amenable to a variety of transportation modes, including pedestrianism,
bicycles, automobiles, and mass transit.
Analysis of
Criteria 2
The existing FLUM designation already allows for limited mix of uses as
accessory to the structure or complex. Given the residential nature of the
existing neighborhood, it is not clear that the Applicant has justified the need
to modify the FLUM designation to comply with LU-1.1.7. Moreover, the
market has managed to leverage this policy in the previous decade using the
existing FLUM designation.
Finding 2
Staff finds the application is inconsistent with Criteria 2. _
Criteria 3
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)
Page 9 12
PZAB File ID 3608
promotes the efficient use of land and minimizes land use conflicts while
protecting and preserving residential sections within neighborhoods; (6)
protects and conserves the city's significant natural and coastal resources;
and (7) protects the integrity and quality of the City's existing neighborhoods
by insuring public notice, input and appellant rights regarding changes in
existing zoning and land use regulations.
Analysis 3
The FLUM designation will terminate at the street centerline which will open
the opportunity for a new development of a large scale on the south side of
NW 1 Street. Maximized development under the requested FLU designation
would be out of scale with the properties that exist on the other side of NW 1
Street. New development will revitalize the neighborhood and alleviate blight
and it will very likely create jobs —perhaps even residents in the local
neighborhood will fill some of these jobs. What is unclear is the extent to
which this FLUM change will precipitate further, similar changes, in advance
of the opportunity for studies to understand the larger community. Such
studies can analyze the impacts of large-scale redevelopment on the
economy, the local residents, and the City at large. Without such studies, it is
impossible to surmise the impact the current application will have on the
integrity and quality of the existing neighborhood.
Finding 3
Staff finds the application inconsistent with Criteria 3.
Criteria 4
Policy LU-1.1.11: The City hereby adopts designation of the City, excluding
Virginia Key, Watson Island and the uninhabited islands of Biscayne Bay,
that have a land use and zoning classification of Conservation, as an Urban
Infill Area pursuant to Miami -Dade County's designation of an Urban Infill
Area lying generally east of the Palmetto Expressway and including all of the
City of Miami. Within this area, the concentration and intensification of
development around centers of activity shall be emphasized with the goals of
enhancing the livability of residential neighborhoods and the viability of
commercial areas. Priority will be given to infill development on vacant
parcels, adaptive reuse of underutilized land and structures, the
redevelopment of substandard sites, downtown revitalization and the
development of projects that promote public transportation. Maintenance of
transportation levels of service within this designated Urban Infill
Transportation Concurrency Exception Area shall be in accordance with the
adopted Transportation Corridors level of service standards and the City of
Miami Person Trip Methodology as set forth in Policies TR-1.1.2 and 1.1.3 of
the Transportation Element of the MCNP.
Analysis 4
Five of the parcels are either unimproved or currently used for parking. The
location of the subject parcels is proximate to transit, the urban core, the
baseball stadium and proposed soccer stadium. These parcels can be
improved under the current FLUM designation, without a modification.
Finding 4
Staff finds the application inconsistent with Criteria 4.
Criteria 5
Objective HO-1.2: Conserve the present stock of extremely low-, very low-,
low, and moderate -income housing (in accordance with the current
standards and regulations of HUD and the State of Florida) within the City
and reduce the number of substandard units through rehabilitation, reduce
the number of unsafe structures through demolition or rehabilitation, and
Page 10 112
PZAB File ID 3608
insure the preservation of historically significant housing through
identification and designation.
Analysis 5
Based on the observation that the amendment parcels are located in a study
area with a high rate of low and moderate -income individuals, the current
application is not viewed as conserving existing market rate affordable
housing. The proposed FLUM amendment will result in establishing land use
designations for the nearly entire block on which the amendment parcels sit
that provide extremely liberal commercial uses. A superior approach to such
a transition is to undertake a planning study of the larger community,
engaging residents, landowners, and other stakeholders to inform other
planning analyses that can inform recommendations for long-term FLUM
changes.
Finding 5
Staff finds the application inconsistent with Criteria 5 for the loss of naturally
occurring affordable housing.
Criteria 6
Goal LU-4: Incentivize sustainable, affordable housing solutions while
continually improving the quality of life for all who live in the City of Miami.
Objective LU-4.2: By 2023, forty percent of the housing stock built under
affordable and attainable mixed -income programs ... will be reserved for
housing low-income elderly households.
Objective LU-4.3: By 2030, forty percent of the housing stock built under
affordable and attainable mixed -income programs ... will be reserved for
workforce housing.
Analysis 6
The companion application to rezone these parcels (PZAB File ID 3609)
includes a voluntary proffer to restrict housing units for workforce or elderly
housing. These are the MCNP goals and policies that are implemented by
Section 3.15 and 3.16 of Miami 21, known popularly as the local policies for
Affordable and Attainable Mixed Income Housing.
Finding 6
The implementation of Goal LU-4 and its objectives and policies is achieved
fundamentally through the the City Miami 21. It is
zoning code of of —Miami
understood that the applicant's intent is expressed to provide housing for
cost -burdened residents of Miami, some of whom may be considered elderly.
The applicable Land Development Regulations, found in Article 3.16 of
Miami 21 allow the implementation of Goal LU-4 and its associated
objectives in the T5 Transect; thus rendering the necessity to change the
FLU designation. Staff finds the application inconsistent with Criteria 6.
Conclusion
The parcels proposed for FLU amendment are located in an area that is of interest to the market
and the community is experiencing transition. The current proposal is suggestive of continued
interest by the market in the area. Amenities in the area make redevelopment extremely logical,
advantageous to investors. If this redevelopment is achieved with stakeholder collaboration,
redevelopment can be realized to the benefit to the wider community.
A superior approach to redevelopment would take stock of the broad planning issues to
understand how proposals such as the current proposal fit with the long-term vision for growth
for the benefit of the City of Miami and all its citizens.
Page 11 [ 12
PZAB File ID 3608
Recommendation
The Planning Department recommends DENIAL of the request FLUM amendment for nine
parcels from Medium Density Restricted Commercial to Restricted Commercial, as proposed in
favor of reviewing the application as part of a larger planning study.
Ills, Chief, Land Development
ST
Page 12 112
PZAB File ID 3608
Attachment A
Concurrency Management Analysis
City of Miami Planning & Zoning Department
Impact of Proposed Amendment to Future Land Use Map
3608
5/2/18
AMENDMENT INFORMATION
Applicant
R e wea M a „ LLC
Address :
824,
826,
834,
842,
852, 860, 868, and 876 NW 1 ST and 29 NW 9 AVE
Np n: NW 1ST Eaa=: nw8AVE
South: WFage West: NW9AVE
To:
Population
1.3770 acres @ 65 DU/acre
1.3770 acres @ 150 DU/acre
90
58
207
109
301
117
51
Little Havana
Basin 0001-26
01
115
DU'a
DU'a
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Land Use Goal LU-1
- g
CONCURRENCY ANALYSIS
RECREATION AND OPEN SPACE
MCNP Parka, Recreation, and Open Space Percy PR1.1.4
301
OK
POTABLE WATERTRANSMISSVON
Excess Cap c.,'AfterCna„ge
301
28,577
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Excess Ca pacity Before Change
301
28,577
See Neel.
See Noel.
WASD is Required
STORM SEWER CAPACITY
On -site
OK
SOLID WASTE COLLECTION
Excess Capaei,y After Cha„ge
301
385
800
41 5
OK
TRAFFIC CIRCULATION
LOS Before Change
LOS After Change
301
51
A
A
OK
ASSUMPTIONS AND COMMENTS
9=o«,,,.„�r.o.o.....,.„.„g...,.����.,...,,,,o....�o„Ca LOS ,.. ..om T.e
PT-2(R1), T.Co..,e
•
AERIAL
FILE ID: 3608
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 824, 826, 834, 842, 852, 860, 868,
876 NW 1 STAND 29 NW 9 AV
0 137.5 275
550 Feet
1
FUTURE LAND USE MAP (EXISTING)
FILE ID: 3608
COMPREHENSIVE PLAN AMENDMENT
Public
Parks and
Recreation
Medium Density
Multifamily
Residential
w
rn
z
w
1-
rn
0)
NW 2ND ST
���IIIII
Restricted
W FLAGLER ST Commercial
1
High Density l
Multifamily
Residential
Major _Inst,Public SW1ST•ST
Facilities,
Transp And 1lip
N
SW 8TH AVE
ADDRESSES: 824, 826, 834, 842, 852, 860, 868,
876 NW 1 STAND 29 NW 9 AV
0 140 280
1 i I
560 Feet
1
Restricted
W FLAGLER ST Commercial
1
High Density l
Multifamily
Residential
Major _Inst,Public SW1ST•ST
Facilities,
Transp And 1lip
N
SW 8TH AVE
ADDRESSES: 824, 826, 834, 842, 852, 860, 868,
876 NW 1 STAND 29 NW 9 AV
0 140 280
1 i I
560 Feet
1
FUTURE LAND USE MAP (PROPOSED)
FILE ID: 3608
COMPREHENSIVE PLAN AMENDMENT
Public
Parks and
Recreation
Medium Density
Multifami y
Residential
I
w
rn
z
Major Inst,Public
Facilities,
Tra p And
N
IE
NW 2ND ST
NW 1ST ST
Restrict I�
Commercial
W FLAGLER ST
SW1 ST-ST
I
Restricted
Commercial
ADDRESSES: 824, 826, 834, 842, 852, 860, 868,
876 NW 1 STAND 29 NW 9 AV
0 140 280
1 i I
560 Feet
1