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City of Miami
Planning Department
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NOTICE
This submittal needs to be scheduled for a pubic hearing
In accordance wkh dmellnes set forth in the City of
Miami Code.The applica de decision -making body NOR
renew the Infommadon at the public hearing to render a
recommendation or a final decision.
44,
''VIEW COv"
PZ-20-6053
09/19/22
STAFF ANALYSIS
COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-20-6053
Location
399 NE 82 Terrace, Miami, FL
Area
Approximately 2.63 Acres (114,563 square feet)
Commission District
District 5—Commissioner Christine King
Department of Human Service
Neighborhood Service Center
Little Haiti
Existing FLU Designation
Medium Density Multifamily Residential
Proposed FLU Designation
Medium Density Restricted Commercial
Applicant
The Pelican Harbor Seabird Station, Inc.
Applicant Representative
Melissa Tapanes-Llahues
Planner
Jacqueline Ellis, Chief of Land Development
Recommendation
Approval
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), The
Pelican Harbor Seabird Station, Inc ("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
subject site at 399 NE 82 Ter, Miami, Florida (the "Property") from "Medium Density Multifamily
Residential" to "Medium Density Restricted Commercial". The proposed amendment contains
approximately 2.63 acres (114,563 square feet). Small-scale comprehensive plan amendments
are those that involve less than 50 acres of property and are subject to the Small -Scale Review
Process, as set forth in Section 163.3187, Florida Statutes. This application is accompanied by
PZ-20-6058, a request to modify the zoning for the same site, from "T3-O" Sub -Urban Transect
Zone -Open to "T4-L" General Urban Transect Zone - Limited.
SITE AND NEIGHBORHOOD DETAILS
The Property is located along the south bank of the Little River, at the northern border of the
City of Miami. The property has remained unimproved for many years. There have been
attempts to develop the property, as recently as 2007 when the prior owner of the property
rezoned the property from R-1 to R-3 under the previous zoning code, Zoning Code 11000.
Those attempts however did not result in any development taking place.
The Pelican Harbor Seabird Station, currently located on City -owned property along the 79th St
Causeway, purchased the Property in 2020 for the purpose of developing a permanent wildlife
rescue on land owned by the nonprofit organization. In planning for the development, the
organization has reached out to the neighborhood association immediately
Page 1
adjacent to the Property and obtained support for the applications.
The applicant has requested a Rezone from the current T3-O Transect zone
to the T4-L Transect zone in order to allow for the Community Facility use.
Since the Medium Density Multifamily Residential Future Land Use designation
does not allow for the uses allowed under the T4-L Transect zone, this application
has been submitted in order to validate that Rezoning request. The table below summarizes the
Property and the request:
This submittal needs to be scheduled fora pubic hearing
In accord and w10 timelines set forth in the City of
Mlaml Code. The applicable decision-makIng bodywill
renew the Information al the pubic hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
Table 1. Summary of Property Detail
Address
Folio
Current
FLUM
Proposed
FLUM
Current
Zoning
Proposed
Zoning
399 NE 82 Terrace
0132070200310
Medium Density
Multifamily Residential
Medium Density
Restricted Commercial
T3-O
T4-L
Image 1. Aerial photo with the Subject Property outlined in red.
Page 2
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EXISTING FUTURE LAND USE DESIGNATION(S)
The existing FLU designation for the subject property is
"Medium Density Restricted Commercial". The Future Land
Use Map Interpretation describes this designation as follows:
NOTICE
This submittal needs to be scheduled for a puboc hearing
in cord since wkh timelines set forth in the City of
Miamc Ccde.The applica de decision -making body NOR
renew the information at the pubs hearing to render a
recommendation or a final decision.
Areas designated as "Medium Density Multifamily Residential" allow residential
structures to a maximum density of 65 dwelling units per acre, and maximum residential
density may be increased by up to one hundred percent (100%), subject to the detailed
provisions of the applicable land development regulations and the maintenance of
required levels of service for facilities and services included in the City's adopted
concurrency management requirements.
Supporting services such as community -based residential facilities (14 clients or less,
not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant
to applicable state law; community -based residential facilities (15-50 clients) and day
care centers for children and adults may be permissible in suitable locations.
Permissible uses within medium density multifamily areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary and
secondary schools, and accessory post -secondary educational facilities.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are
allowed only in contributing structures within historic sites or historic districts that have
been designated by the Historical and Environmental Preservation Board and are in
suitable locations within medium density multifamily 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).
44,
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PZ-20-6053
09/19/22
PROPOSED FUTURE LAND USE DESIGNATION(S)
The proposed FLU designation for the subject property is "Restricted Commercial". The Future
Land Use Map Interpretation describes this designation as follows:
Areas designated as "Medium Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Medium Density
Multifamily Residential" subject to the same limiting conditions; transitory residential
facilities such as hotels and motels. This category also allows general office use, clinics
and laboratories, auditoriums, libraries, convention facilities, places of worship, and
primary and secondary schools. Also allowed are commercial activities that generally
serve the daily retailing and service needs of the public, typically requiring easy access
by personal auto, and often located along arterial or collector roadways, which include:
general retailing, personal and professional services, real estate, banking and other
financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment
facilities and other commercial activities whose scale
Page 3
and land use impacts are similar in nature to those uses
described above. This category also includes commercial
marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas
designated as "Medium Density Restricted Commercial"
allow a maximum floor lot ratio (FLR) of 6.0 times the net
lot area of the subject property.
NOTICE
This submittal needs b be scheduled for a pubic hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -making bedywill
renew the infonna,ion at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
Image 2, shows the Existing and Proposed Future Land Use Map for the Subject Properties.
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Future Land Use Map (Existing)
Future Land Use Map (Proposed)
NEIGHBORHOOD CONTEXT: NEIGHBORHOOD ASSETS
The Property is located in the Oakland Grove neighborhood section of the larger Little Haiti/Little
River neighborhood, along the northern boundary of the City of Miami. The Little River runs
along the northern edge of the Property, on its way to Biscayne Bay to the east.
To the west, the single-family residential portion of the Oakland Grove neighborhood consists
almost entirely of single-family homes with only five duplexes.
The neighborhood is bounded to the north by the Little River, the Florida East Coast Railroad to
the east, the higher density residential NE 82 St corridor to the south, and the NE 2 Av
commercial corridor to the west. To the east is the commercial hub surrounding the intersection
of Biscayne Blvd and NE 79 and 82 Streets.
NE 79th St and NE 2 Ave are both Transit Corridors, under the definition within the Miami 21
Zoning Code. The Miami Dade Transit buses and City Little Haiti Trolley provide frequent
service along these corridors.
Page 4
Image 3. Subject Property and Its Relationship to Transit Corridors
Transit Corridor
OuariarMllo Radius
/ NOTICE
This submittal needs b be scheduled for a public hearing
in accordance with timelines set forth in the city of
Miami Ccde.The applica de decision -making body NOR
renew the information at the pubc hearing to render a
recommendation or a final decision.
Trans!
Cloofloo
The map above demonstrates the Transit Corridors in close proximity to the Property.
The Property sits roughly equidistant from Transit Corridors on NE 2 Ave NE 79 St, and
Biscayne Blvd, as shown by the brown lines on the map above. Courtesy of CodeHub
SOCIODEMOGRAPHIC ANALYSIS
The subject property is located within Census Tract 12086001402. According to the American
Community Survey (ACS), 5-year estimates (2016-2020), the median household income for the
block group is $30,230, which is only 77 percent of the median household income for Miami
($39,049) and 58 percent of the median household income for Miami -Dade County ($51,347).
The Census Tracts surrounding the subject Tract are generally similar, lower than both the City
and County median household incomes, with the exception of the Tract to the southeast which
contains the historically designated neighborhoods of Palm Grove, MiMo, and Bayside, as well
as the non -historically designated Belle Meade.
The Census Tract in which the Property is located has a total of 2,290 households with a total of
2,258 housing units. The percentage of families living in poverty in this Tract is 20.37 percent
compared to the City at 19.32 percent and the County at 13.8 percent.
The same ACS 5-year estimate data showed that approximately 82.97 percent of households in
the subject Tract rented their homes, which is similar to those Tracts surrounding, with the
exception of the Tract to the southeast containing the higher -income neighborhoods. The
median rent for a unit in the Tract for the period between 2016-2020 was $936 which
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is in between the higher median rents along the bay and the lower median
rents to the west adjacent to 1-95. It should be noted that this number doesn't
reflect the likely impacts from the price increases seen in 2021 and 2022 as
demand for housing swelled in South Florida.
NOTICE
This submittal needs to be scheduled fora pane hearing
In aaordanre whh timelines set forth in the City of
Miami Code. The applica de decision -making body NOR
reWew the information at the public hearing to render a
recommended on or a final decla on.
44,
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PZ-20-6053
09/19/22
Table 2: Collected Census Data — 2010
Census Block Group: 12086001402
Topic
Data
Number of Households
2,290
Number of Housing Units
2,258
Median Household Income
$30,230
Percent of Families under the Poverty Line
20.37
Percent of Households that rent
82.97
Median Rent
$936
(64.42% Rental cost burdened)
Source: US Census Bureau, American Community Survey, 5-Year Estimates: 2016-2020
GEOSPATIAL ANALYSIS: EXISTING AND FUTURE LAND USE INVENTORIES
The Planning Department inventoried the FLU designations of properties within the study in
order to better understand the relationship between the existing built environment and the
planned, future land uses within a quarter -mile study area of the Subject Property. The tables
and map following this section demonstrate the following findings.
The Property sits at the edge of its neighborhood, bordered by the Little River and the Florida
East Coast Railroad. As such, the FLU designations and the existing land uses are different on
all sides of the Property. To the west is the Oakland Grove neighborhood designated Single -
Family Residential, with existing land uses that heavily mirror that FLU designation.
To the east, across the railroad is a privately -owned, vacant property accessible by the South
Florida Water Management District for the maintenance of a control structure located on the
Little River.
To the immediate south, there is a strip of Low Density Restricted Commercial that hosts
residential existing land uses of varying densities, predominantly triplexes. The other side of NE
82 St is the same, though the FLU designation is Restricted Commercial on the south side of
the street.
Surrounding the Oakland Grove neighborhood, within the City limits, are mixed -use centers with
higher density residential and intense commercial, retail, and office development. This pattern
exists along NE 2 Av, Biscayne Blvd, and the whole swath around NE 82 St and NE 79 St.
As shown on the tables and map below, commercial designations and uses are by far the most
abundant: Restricted Commercial makes up over half of the study area and the most abundant
existing land use is "Commercial, Retail, Office, etc."
Page 6
4
PUBL. ics
Table: Existing Land Use Inventory
Existing Land Uses
Institutional, Religious, Education, etc.
Transportation, Parking, & Utilities
Vacant
Residential, Duplex
Warehousing, Light Industrial, etc.
Residential, Triplex
Residential, Single Family
Residential, Higher Density Multifamily
Commercial, Retail, Office, etc.
Total
Table: Future Land Use Inventory
Future Land Use
Public Parks and Recreation
Light Industrial
Industrial
Low Density Restricted Commercial
General Commercial
Medium Density Multifamily Residential
Single Family - Residential
Restricted Commercial
Total
Count
9
18
36
43
68
78
93
123
191
659
Acres
0.02
0.34
0.36
4.04
9.80
17.01
25.07
59.82
116.47
Proportion
1%
3%
5%
7%
10%
12%
14%
19%
29%
100%
Proportion
0.02%
0.30%
0.31%
3.47%
8.42%
14.61%
21.52%
51.37%
100%
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NOTICE
This submittal needs to be scheduled fora pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The applica de decision -making body NOR
ro cw the Information at the public hearing to render a
recommended on or a final decla on.
PZ-20-6053
09/19/22
44,
Rtb! Ew CO
Page 7
NOTICE
This submittal needs to be scheduled fora pane hearing
In accordance whh timelines set forth in the City of
Miami Code. The applied de decision -making body NOR
reWew the information at the public hearing to render a
recommendation or a final decla on.
PZ-20-6053
09/19/22
Image: Existing Land Uses and the FLUM within a Quarter -Mile Study A
Quar ter -Mile Land Use
Study Area
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r City Boundary
Existing Land Use
O Residential, Single Family
O Residential, Duplex
O Residential, Triplex
Q Residential, Higher Density Multifamily
• Commercial, Retail, Office, etc.
• Warehousing, Light Industrial, etc.
o Institutional, Religious, Education, etc
O 63; 65; 66
• Vacant
•
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Q Subject Property
Parcel
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0 250
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• 0
Future Land Use
Future Land Use Designations
_ Conservation
PuNIC Parks and Recreation
Commercial Receation•
— Marine Facilities'
Single Family - Residential
Duplex • Residential
0
UNNAMED
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NE 83RD ST
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35
5T
Low Density Multifamily Residential
Medium Density Mutilfamlly Residential
▪ Nigh Density Multifamily Residential
Lew Densty Restricted Commercial
Medium Density Restricted Commercial
▪ Restiicted Commercial
Central Business District
11111 General Commercial
▪ Major ITlstitutional, Public Facilities, Transportation and Utilities
Light Industrial
▪ Industrial
Nat designated on map
Page 8
Geospatial Analysis: Sea Level Rise and Stormwater Inundation
Staff analyzed the risks posed by sea level rise and stormwater inundation, as
projected by the Intergovernmental Panel on Climate Change (IPCC) and the
National Oceanic & Atmospheric Administration (NOAA). The City of Miami is a
member of the Southeast Florida Climate Change Compact, which adopted its
Unified Sea Level Rise Projection, to be used in future planning efforts, including
land use decision making. Using the IPCC's median projections and NOAA's high -end
projections for both 2040 and 2060, staff reviewed the risk posed to the Property, based on its
location along the Little River. The waterfront and streetside portions of the Property face risk of
impact from inundation in both time horizons analyzed, 2040 and 2060, with greater impacts
projected in 2060. The eastern edge of the Property benefits from the raised land along the
Florida East Coast Railroad.
This submittal needs to be scheduled for a puboc hearing
in cord since w'rch timelines set forth in the City of
Miami Code.The applica de decision -making bcdywill
renew the information at the pubs hearing to render a
recommendation or a final decision.
The surrounding areas to the east, south, and west all face increased risks of inundation
exacerbated by sea level rise through 2040 and 2060. This will pose unique challenges to the
neighborhood and its infrastructure. See Attachment 3 for graphics depicting the analysis.
Furthermore, the neighborhoods surrounding the Little River have faced increasing pressures
from rising sea levels as sunny -day flooding and storm surge bring water into the
neighborhoods. Multiple efforts have already taken place or begun in order to address flooding
and infrastructure in these surrounding neighborhoods. In 2016, the City of Miami, in
conjunction with the University of Miami, participated in the Resilient Redesign III program which
explored various methods of addressing the threats from sea level rise in the nearby Shorecrest
neighborhood.' Most recently, the City of Miami participated in a preliminary planning process
with Miami Dade County's Office of Resilience in 2021 to address resilience and flooding issues
around the Little River.2
Neighborhood Outreach
The applicant has coordinated with a number of interested stakeholder in the community. Most
importantly, the neighborhood association for the Oakland Grove neighborhood has lodged its
support for the applicant's requests through a letter, attached to this report as Attachment 4. A
number of other stakeholders, including elected officials and environmental organizations have
included support.
1 https://southeastfloridaclimatecompact.org/event/resilient-redesign-iii/
2 https://www.wlrn.org/news/2021-01-11/do-you-live-near-the-little-river-miami-dade-wants-to-hear-what-you-
think-about-flooding
Page 9
Site Visit
In August 2022 staff visited the site. The images below are provided as a visual s
current site conditions of the physical site and immediate surroundings.
Image: looking into the Property, from the
northwest corner. Visible is the FEC Railway
on the eastern edge of the Property.
This submittal needs to be scheduled fora pubic hearing
In accord and w10 timelines set forth in the City of
Miami Code. The applicade decision-makIng bodywill
rewewihe Information al the pubic hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
Image: looking north along NE 4 Ave, with
the Property on the right and the neighboring
single-family homes on the left
Image: looking south, away from the southern
boundary of the Property, towards NE 82 St,
with the FEC Railway on the left, as it runs
adjacent to the Property. On the right is a
duplex residence which faces the Property.
Image: looking north into the Property, from
the southern boundary of the Property.
Visible on the right side is the FEC Railway,
which runs adjacent to the eastern boundary
of the Property.
Page 10
This submittal needs to be scheduled fora pubic hearing
In ammo' max whh tlmellnes set forth in the City of
Mleml Code. The appli®Lie decision -making body will
ren ew Ue I nfomnebon at the public hearing to render e
recommended on or a final decld on.
PZ-20-6053
09/19/22
Image: the intersection of NE 4 Ave and NE
82 Ter, at the southwestern corner of the
Property. Looking towards the southwest,
vacant properties that front NE 82 St are
visible.
Image: looking south across a nearby vacant
lot at the intersection of NE 82 St and NE 3
PI. This is the main point of access for the
Property.
Page 11
CONCURRENCY ANALYSIS
The Planning Department tested levels of service as required for this application.
Service (LOS) testing assumes the change from Medium Density Multifamily Resid
Medium Density Restricted Commercial (max density 65 du/ac for both designations).
normal assumption for the size of households is 2.81 persons per household, but there is
change in allowed residential density.
This submittal needs to be scheduled for a public hearing
in cord since w'rch timelines set forth in the City of
Miami Ccde.The applica de decision -making bcdywill
renew the information at the pubs hearing to render a
recommendation or a final decision.
Scnools
A Public School Concurrency test was submitted for this application's companion Rezoning
application, PZ-20-6058, since the only change in allowed residential density would come
through the Rezoning request from "T3-O" Sub -Urban Transect — Open (18 dwelling units per
acre) to "T4-L" General Urban Transect Zone — Limited (36 dwelling units per acre). The Miami
Dade County School Board's concurrency testing system accounts for changes to Zoning
Transects, while the Miami Comprehensive Neighborhood Plan's concurrency testing
requirements for City services only accounts for changes to the Future Land Use designation.
The School Board's testing of the proposed change from T3-O to T4-L found that the school
system has sufficient capacity to serve the application for all public school levels. A final
determination of school concurrency and capacity reservation will only be made at the time of
approval of final plat, site plan or functional equivalent. See Attachment 2.
Recreation and Open Space
The MCNP requires a 10-minute half -mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). While there would be no increase in residential density on the FLUM,
the Planning Department conducted an analysis in GIS to test the LOS for this proposal and
found that it meets LOS standards.
Potable Water
The MCNP LOS standard for potable water services is 92.05 gallons per capita per day
(PCPD). Consumption is assumed to be approximately 42,159 by residential uses. Level of
Service standards do not account for consumption by non-residential uses.
Sanitary Sewer Transmission
The MCNP LOS standards for Sanitary Sewer is 141 GPCD. The MCNP does not require
testing of this County service.
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 August 2020 concurrency review for this application, the Office of
Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to
be approximately 388 and the difference in daily trips is estimated to be 5,374. The applicant is
not required to provide a plan for mitigating these trips at this time; however, a Traffic Study will
be required when development plans are submitted.
Page 12
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, a
the MCNP.
NOTICE
This submittal needs to be scheduled fora public hearing
In accord and wM1h timelines set forth in the City of
Miami Code. The applica decision-mahing body will
renewthe Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
Criteria 1
Policy LU-1.6.4: Any proposal to amend the City's Zoning Atlas that h
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
All testing of concurrency levels shows that adequate public facilities exist.
Finding 1
Consistent.
Criteria 2
Future Land Use Policy LU-1.6.9: "The City's land development regulations
and policies will establish mechanisms to mitigate the potentially adverse
impacts of new development on existing neighborhoods through the
development of appropriate transition standards and buffering requirements."
Analysis 2
The change from Medium Density Multifamily Residential to Medium Density
Restricted Commercial would not be accompanied by any changes in building
massing or intensity due to the intended use. The development standards
between the T3-L across the street to the west and the proposed T4-L for the
Property are mitigated by the covenant. Additionally, the Building Disposition
and Configuration will not generally have a significant impact, since the
Property only shares a very small portion of its property boundaries with
another T3 property. Much of the impact from the difference in building
massing is mitigated by the distance across the right-of-way. Furthermore, the
one-story difference between T3 and T4 is the transition between Transects
that's intended by Miami 21, Article 2.
Finding 2
Consistent
Criteria 3
Future Land Use Objective LU-1.5: "Land development regulations will
protect the city's unique natural and coastal resources, its neighborhoods, and
its historic and cultural heritage."
Analysis 3
The Property may already be fully developed, converting a large amount of
existing green space. Nothing unique to the Medium Density Restricted
Commercial designation would preclude new development from including site
planning strategies to maximize open space and access to the waterfront
along the Little River. Riverside setbacks and open space dedications in a site
plan would help to preserve existing green and open space.
Finding 3
Consistent
Page 13
Criteria 4
Coastal Management Objective CM-4.1: "Minimize the potentia
human life and the destruction of property from hurricanes."
Coastal Management Policy CM-4.1.2: "Continue to direct popula
from the Coastal High Hazard Area, which is defined as the areas be
elevation of the category 1 storm surge line, as established by a Sea, La
Overland Surges from Hurricanes (SLOSH) computerized storm surge model
as depicted on the CHHA map in Appendix CM-1. (See map following
Appendix CM-1.)"
This submittal needs to be scheduled fora public hearing
In accordance with timelines set forth in the City of
Miami Code. The applica decision-mohing bodywill
renew the Information al the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
Analysis 4
While the Property is not located within the Coastal High Hazard Area today,
sea level rise is likely to impact the Property and the adjacent neighborhood at
an increasing intensity. Based on sea level rise data from the Southeast
Florida Regional Climate Change Compact's Unified Sea Level Rise
Projection, the Property will face increasing impacts from storm surge
inundation, and possibly sunny -day flooding. An amendment to Medium
Density Restricted Commercial would allow for the development of non-
residential uses, thereby limiting the number of residents that live in vulnerable
areas of the City.
CONCLUSION
The amendment, as proposed has a number of benefits consistent with goals, objectives, and
policies of the Miami Comprehensive Neighborhood Plan, such as the potential reduction of
residential development within areas vulnerable to the effects of sea level rise. Additionally, the
City's Parks & Open Space Master Plan (2008) identifies the property for future development
in an effort to promote an area as 'Little River Preserve', with open space that will enhance
park access within the Little Haiti subarea, while complementing the existing Oakland Grove
Mini Park. The location of the Property along the FEC Railway, and the adjacency to the NE
82 St corridor, make the location suitable for non-residential development.
RECOMMENDATION
Based on the above background information, the Planning Department recommends approval
of the request to amend the designation on the FLUM from Medium Density Multifamily
Residential to Medium Density Restricted Commercial for the property located at 399 NE 82
Terrace, Miami, FL.
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
Sevanne Steiner, CNU-A
Assistant Director
Attachments:
Attachment 1: Legal Description
Attachment 2: Concurrency Report
Attachment 3: Sea Level Rise Inundation Risk Analysis
Attachment 4: Outreach Documents
Page 14
Attachment 1
difidetor
ifidone.„ odescostrifirlON OF' FROPOSED
NETS SLUM DESIGNATION
This submittal needs to be scheduled fora public hearing
in accordance with tirnetines set forth in the City of
Mlaml Code. The applicable decIslon-ma king body will
review the information at the public hearing to render a
recommendation or a fine decision.
PZ-20-6053
09/19/22
BEGANNIONGO oat a point SET Diouf orthe finfiroo ffinorridoir ot Lot Sorotelfinsion as recinfroolefil
was criddifirodit2T2 ifierracee thangue atoreof oreoirl Eastierei rigresofferify ifitotrogfirri Afireonowe and Sifirsitioreslis
rightifinfordray„ Effoosterly ter rimionds and Pis filoftiveasterfor Streel tlrie 1'0 rye
distance of misficiar yr- so the dieuroginnace sotesfirs line of tone DASD fireen thence with the
nfieanders of said !VAHAN. fine the foliowing courses: Due East a distance of SEA, SMAGOIS a
distance of 212, SIOACIVE a distance cif GODS 532.13CEE a distance of:75' .and DASISCEE a distance of
83- Ass to a point on trie age:stens rigritionoway at she GEL Rahroad; omerice wan said Seestedy
rigturforsouray DififfidifoldriddIN a distance or TA 41- to a point ot curvature and with the arc of a CLU'Ve
te the oreft rfarafing for ofis Merl -tents a radius ot Atitiodeldire a ceritraii anger ot Ifirierfiegir„ a distance of
65611fic to a point on the aforementioned odortheny rightfornmas ot 82fla 'Terrace: Tr,erce
riliTITATT3CTITTurith saki' INortherty TITTrtroTruraT a distance of ETTTIT to the POIRTI BEETITHITITITS„
corrEaujlurUz L,E6 acreS nnore or' peSs,
Attachment 1
NOTICE
This submittal needs to be scheduled for a public hearing
in accordance with timelines set forth in the City of
Miami Code. The appLicatie decision -malting body wilL
review the intomlation at the pone hearing lo render a
recommendation or a final decision
<c,
kelt! Ew CO'
PZ-20-6053
09/19/22
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS
Project Dox Number:
Date:
Applicant:
PZ-20-6053
7-J u I-20
Pelican Harbor Seabird Station, Inc.
Address: 399 NE 82nd Terrace Miami, Florida 33138
Boundary Streets: North:
South:
CITY BOUNDARY
NE 82ND TER
East:
West
RAILROAD
NE 4TH AVE
Existing Future Land Use Designation: Medium Density Multifamily Resid.
Residential Density: 2.63 acres @ 65 DU/acre = 170 DUs
Assumed Population 477 Persons
Proposed Future Land Use Designation:
Residential Density 2.63 acres @
Assumed Population with Increase
Medium Denity Restricted Commercial
DU/acre ` 170 DUs
477 Persons
65
NEIGHBORHOOD INFORMATION
Neighborhood Service Center Area Little Haiti
WASD Sewer Pump Station Basin 0047
Moratorium? Yes
Drainage Subcatchment Basin C4
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
This submittal needs to be scheduled fora public hearing
In accordance wM1h timelines set forth in the City of
Miaml Code. The applica decision-makIng body...AIL
renew the Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
CONCURRENCY ANALYSIS
Increase in Population:
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.
ConcurrencyTest Result: OK
POTABLE WATER
Level of Service standard: 92.05 GCPD
Transmission potential with FLUM change 43,908
Policy PW-1.2.1
Excess capacity assumed to be 2% after change
ConcurrencyTest 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
ConcurrencyTest Result: OK
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year 611
Excess capacity before change 800
Excess capacity after change 189
ConcurrencyTest Result: OK
TRANSPORTATION
Level of Service standards in Objectives TR-1.6 and TR-1.7
ConcurrencyTest 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.
2
Parks, Recreation, and Open Space Level of S
in iar111�11111k
IB 11 C
N
NE 82ND TER
Subject Property
City -Owned Park
0.25 Mile Walking Distance
0.25 to 0.5 Mile Walking Distance
Parcel
PZ-20-6053
84TH ST
0 100 200
1
400 Feet
1
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance wkh timelines set forth in the City of
Mlaml Code. The applicable decision -making body
review the information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
Created by: City of Miami Planning Department
Date created: August 7, 2020
N:\Planning\GIS\Concurrency
1/26/22, 10:36 AM
M D C PS - Concurrency Manag ement System - Application Detai Is
Concurrency Management System (
Miami -Dade County Public Schools
in
This submittal needs to be echedu led fora public hearing
accordance vet timelines set forth in the City of
Miami Code. The applica tie decision-maNing bodywlll
review the information at the public hearing to render a
recommendation or a final decal on.
Miami -Dade County Public Schools
Concurrency Management System
Preliminary Concurrency Analysis
MDCPS Application Number:
Date Application Received:
Type of Application:
Applicant's Name:
Address/Location:
Master Folio Number:
Additional Folio Number(s):
PROPOSED # OF UNITS
SINGLE-FAMILY DETACHED
UNITS:
SINGLE-FAMILY ATTACHED
UNITS:
MULTIFAMILY UNITS:
PH0120070500253
7/5/2020 8:43:01 PM
Public Hearing
Local Government (LG):
LG Application Number:
Sub Type:
Pelican Harbor Seabird Station, Inc
399 NE 82 Terrace Miami Florida 33138
0132070200310
94
0
0
94
PZ-20-6053
09/19/22
Miami
PZ-20-6058
Zoning
CONCURRENCY SERVICE A._
Net Available
Capacity
Seats
Required
beats
-
Source Type
3431
PHYLLIS R MILLER ELEMENTARY
208
7
7
YES
Current CSA
6411
HORACE MANN MIDDLE
766
3
3
YES
Current CSA
7301
MIAMI EDISON SENIOR
786
4
4
YES
Current CSA
*An Impact reduction of 31.81% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a preliminary public school concurrency review of this application; please see
results above. A final determination of public school concurrency and capacity reservation will be made
at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT
CONSTITUTE PUBLIC SCHOOL CO NCURRENCY APPROVAL.
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net
https://concurrencydadeschools.net/M DSC M SWeb/pri ntappl icationdetai Is.aspaappN um= PH 0120070500253 1/1
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
Sue Trone, AICP
Chief, Community Planning
DATE:
FILE:
SUBJECT:
August 10, 20
PZ-20-6053
This submittal needs to be scheduled for a public hearing
In accordance with timelines set forth in the City of
Miami Code.The applica lie decision -making body vnll
renew the Intonnadon et the public hearing to render
recommendation or a final decision.
PZ-20-6053
09/19/22
Transportation Concurrency
Analysis
REFERENCES: PZAB File IDs 20-6053
FROM: Collin Worth ENCLOSURES:
Transportation Analyst
Based on existing and proposed FLR and density for these applications for the project
located at 399 NE 82nd 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 5,374 daily trips and an increase of 388 PM peak hour trips.
Based on this preliminary analysis, additional information is needed to help determine
the impact of this application. At the time of redevelopment, a traffic study will be
required. The traffic study should include traffic mitigation if significant impacts to
operating levels of service are identified.
NE 88TH ST
a City Boundary
Quarter -Mile Study Area
0 Subject Property
Parcel
IPCC 2040 - Category 1 Storm Inundation Risk
NOAA 2040 - Category 1 Storm Inundation Risk
NE 86TH ST
79TH ST
zh
m
0 0.06
I I I
*model includes projections of sea level rise using the Southeast Florida Regional
Climate Change Compact's Unified Sea Level Rise Projection
UNNAMED
NE81STST
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
reNewlhe Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
NE 78TH ST
0.13 0.25 Miles
I 1 1 1 I
NE 88TH ST
NE 84TH ST
a City Boundary
Quarter -Mile Study Area
0 Subject Property
Parcel
IPCC 2060 - Category 1 Storm Inundation Risk
NOAA 2060 - Category 1 Storm Inundation Risk
Q
1—
w
NE 87TH ST
NE 86TH ST
UNNAMED
E 82ND.ST
0
M'
uJ
79TH-ST
z
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
reNewlhe Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
NE 78TH-ST`
0 0.06 0.13 0.25 Miles
1 1 1 1 1 1 1 1 1
*model includes projections of sea level rise using the Southeast Florida Regional
Climate Change Compact's Unified Sea Level Rise Projection
-NE
8 i +DrLNr
NE:83RD-
> TER
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This submittal needs to be scheduled fora public hearing
in accordance with tirnetines set forth in the City of
Mlaml Code. The applicable decIslon-ma king body will
review the information at the public hearing to render a
recommendation or a fine decision.
PZ-20-6053
09/19/22
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FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-20-6053
COMPREHENSIVE PLAN AMENDMENT
ADDRESS: 399 NE 82 TRER
0
125
250
500 Feet
NE 84TH Si -
Single Family
- Residential
NE 82NIITER
Low Density
Restricted
Commercia
Medium Density
Multifamily
Residential
Restricted
Commercial
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
reNewlhe Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-20-6053
COMPREHENSIVE PLAN AMENDMENT
ADDRESS: 399 NE 82 TER
0
125
250
500 Feet
NE 84TH Si -
Single Family
- Residential
NE 82ND-TER
Low Density
Restricted
Commercia
0
co
W
Medium Density
Restricted Commercial
NE 82ND ST
J
Thls submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
reNewlhe Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22
UNNAMED
ZZ UNNAMED
<Q
Medium Density
Multifamily
Residential
Restricted
Commercial
11ET83RD'STT1
NE 82ND=TER=
AERIAL
EPLAN ID: PZ-20-6053
COMPREHENSIVE PLAN AMENDMENT
ADDRESS: 399 NE 82 TER
0
125
250
500 Feet
NOTICE
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Code. The applicable decision -making body will
reNewlhe Information at the public hearing to render a
recommendation or a final decision.
PZ-20-6053
09/19/22