HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
This submittal needs to be scheduled for a pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-23-15994
02/22/23
City of Miami
Planning Department
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-22-15994
Location
3121, 3147, 3135, 3145, 3153, 3163, And 3173 Mundy Street
and 3645 and 3633 Day Avenue
Folio Number
See PZD-3
Miami 21 Transect
"T3-O" Suburban Transect Zone - Open
MCNP Designation
"Duplex Residential"
Commission District
District 2 —
Planner
Sevanne Steiner, Assistant Director
Property Owner
Casa Valentina Inc
Project Representative
City of Miami Planning Department
SSteiner@miamigov.com
REQUEST
Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Arthur
Noriega, City Manager, on behalf of the City of Miami ("the Applicant") is requesting an
amendment to Ordinance No. 10544, the Future Land Use Map ("FLUM") of the Miami
Comprehensive Plan ("MCNL") to change the future land use designation of "Duplex
Residential" to "Medium Density Restricted Commercial" for the property generally located at
3121, 3135, 3145, 3147, 3153, 3163, and 3173 Mundy Street and 3645 and 3633 Day Avenue
("The Property"), Miami, Florida.
The proposed amendment is comprised of nine (9) parcels totaling approximately 50,290
square feet (1.15 acres) of land. 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.
Staff Analysis Report No. ePlan PZ-22-15994— Page 1
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs b be scheduled for a puboc hearing
In accordance wM1h timelines set forth in the City of
Miami Code. The applicade decision -making bodywill
review the information at the pubec hearing to render a
recommendation or a final decision.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (PZ-23-15996).
The Applicant requests a change in the zoning classification from "T3-O" Sub -Urban Transect
Zone — Open to "T4-O" General Urban Transect Zone - Open for the property generally located
at 3121, 3135, 3145, 3147, 3153, 3163, and 3173 Mundy Street and 3645 and 3633 Day
Avenue with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood
Conservation District) Overlay.
Figure Above: The Property
BACKGROUND
The Property is located in the Village West Island and Charles Avenue Neighborhood
Conservation District (NCD-2). The precursor for the NCD-2, the "SD-26 Coconut Grove Market
Overlay District," was established by Ordinance No.12324 by amending the prior City of Miami
Zoning Ordinance, Ordinance No. 11000 ("Ordinance No. 11000").
Staff Analysis Report No. ePlan PZ-22-15994— Page 2
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubdc hearing to render a
recommended on or a final decision.
On September 25, 2003, the City Commission adopted Ordinance No. 12417 rescinding
Ordinance No. 12324 and amending Article 8, Section 802 of Ordinance No. 11000 to establish
the "NCD-2 Grand Avenue Corridor Neighborhood Conservation Overlay District".
On January 27, 2005, the City Commission adopted Ordinance No. 12651 amending Article 6 to
add Section 626, titled "Village West Island Special Overlay District," and to repeal the NCD-2
Grand Avenue Corridor Neighborhood Conservation Overlay District and further amending
Article 8 to create Section 802, titled "Charles Avenue Neighborhood Conservation Overlay
District".
On April 23, 2020, the Miami City Commission, per City Commission Resolution No. R-20-0131,
found that the West Grove has been plagued by economic blight.
Pursuant to City Commission directive on September 10, 2020, the City of Miami, working with a
consultant, completed a report to identify future housing opportunities within the West Grove
community, titled "West Grove Affordable Housing Blueprint."
At the October 13, 2022 City Commission meeting, the City Commission directed the City
Manager and the City Attorney to take any and all actions to improve affordable housing within
the Little Bahamas area of the City of Miami.
Appendix A.2 of the Miami 21 Code contains the Neighborhood Conservation District
regulations, titled "Village West Island District and Charles Avenue" ("NCD-2"). The intent of the
NCD-2 is to identify and recognize areas in Coconut Grove that are historically significant; to
promote gateways, gathering places, and activities corresponding to its culture and heritage; to
compliment the character of the entire community and promote the history of the Island District;
and to promote its successful revitalization and restoration.
Pursuant to Appendix A.2.2 of the Miami 21 Code:
Village West Island District is of special and substantial public interest due to the unique role of
Grand Avenue and Douglas Road as the "Main Streets" for the surrounding Village West Island
District Community and the unique Caribbean and Bahamian character and heritage of the
Village West Island District in general. On Charles Avenue this NCD-2 will help define the uses
and designs of buildings and help maintain the scale and character of the existing
neighborhood. Both Village Island West and Charles Avenue illustrate the incomparable legacy
of the African -American community to the City of Miami. The intent of NCD-2 is to identify and
recognize this historical significance; to promote gateways, gathering places and activities
corresponding to its culture and heritage; to compliment the character of the entire community
and promote the history of the Island District; and to promote its successful revitalization and
restoration.
Charles Avenue (originally Evangelist Street) has historically housed some of the original
Bahamian settlements within the Village West Island District that occupies the neighborhoods
around the intersection of Douglas Road and Grand Avenue. This street has been degraded
Staff Analysis Report No. ePlan PZ-22-15994— Page 3
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
This submittal needs to be scheduled for a puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The applicable decision -making body NOR
rodew the information at the pubc hearing to render a
recommendation or a final decla on.
PZ-23-15994
02/22/23
through demolition, abandonment and redevelopment and thereby diminishing the historic
integrity to become a historic district; however, it is of special and substantial public interest due
to its historic identity and remaining historic structures. This designation will encourage
appropriate infill to preserve the context of historic sites on Charles Avenue, including: the
Mariah Brown House, home of the first Bahamian settler; the Historic Black Cemetery; the E.F.
Stirrup House, home of the first black doctor; historical churches, and several other historic
homes.
EXISTING FUTURE LAND USE DESIGNATION
All of the parcels in Property C have an existing FLU designation of "Duplex Residential". The
primary intent of this land use classification is to allow residential development of two-family
dwellings or less. Below is the MCNP's definition of "Duplex Residential."
Areas designated as "Duplex Residential" allow residential structures of up to two
dwelling units each to a maximum density of 18 dwelling units per acre, subject to the
detailed provisions of the applicable land development regulations and the maintenance
of required levels of service for facilities and services included in the City's adopted
concurrency management requirements.
Community based residential facilities (14 clients or less, not including drug, alcohol or
correctional rehabilitation facilities) also will be allowed pursuant to applicable state law.
Places of worship, primary and secondary schools, child day care centers and adult day
care centers are permissible in suitable locations within duplex residential areas.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are
allowed only in contributing structures within historic sites or historic districts that have
been designated by the Historical and Environmental Preservation Board and are in
suitable locations within duplex residential areas, pursuant to applicable land
development regulations and the maintenance of required levels of service for such
uses. Density and intensity limitations for said uses shall be restricted to those of the
contributing structure(s).
PROPOSED FUTURE LAND USE DESIGNATION
The proposed designation of "Medium Density Restricted Commercial" allows the following:
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
Staff Analysis Report No. ePlan PZ-22-15994— Page 4
Mec€ium Density
Multifamily
Residential
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs b be scheduled for a pubic hearing
In accordance Intl timelines set forth in the City of
Miami Code. The appbcade decision -making body will
rodew the information at the pubec hearing to render a
recommendation or a final decision.
financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment
facilities and other commercial activities whose scale and land use impacts are similar in
nature to those uses described above. This category also includes commercial marinas
and living quarters on vessels as permissible.
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.
The maps below show the existing and proposed future land use designations for the subject
property.
Light
Industrial
SW
Duplex—
Residential —
f
Light
Industrial
Medium Dui
�Restned
Gommeraa
T
Me ium Density
[Mulfifamily
Residential
it
DAY AV
a
SW SHIP
Duplex
Residential
Figure Above: Existing Future Land Use Map Figure Above: Proposed Future Land Use Map
Duplex Residential Commercial
Medium Density Restricted Commercial
Concurrency Analysis
The Planning Department tested levels of service as required for this application. The LOS
testing is based on a potential increase in population by 169 residents from 64 people under
Duplex Residential to potentially 233 people under Medium Density Restricted Commercial.
Staff Analysis Report No. ePlan PZ-22-15994— Page 5
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra puboc hearing
In accordance whh timelines set forth in the City of
Miami Code. The appLIca o decision -malting body will
rodew the information at the pubdc hearing to render a
recommended on or a final decision.
Schools
A request for School Concurrency testing has been submitted to the MDCPS but at the time of
this report had but not been completed. At the time of site plan review, a School Concurrency
application for vesting will be required.
Recreation and Open Space
The MCNP requires a 10-minute'/2-mile barrier -free walk to a park entrance to meet public
LOS. The Planning Department conducted an analysis in GIS to test the LOS for this proposal
and found that with the potential increase in population, it meets LOS standards.
Potable Water
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 21,448 gallons PCPD by residential uses;
however, LOS standards do not take into consideration the consumption of non-residential use.
Sanitary Sewer Transmission
The MCNP LOS standard 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 November 2022 concurrency review for the Assemblage, the
RPW acknowledged that the difference in PM Peak Hour trips is estimated to be approximately
4,000. RPW's concurrency review also determined the total increase in daily trips to be 30,200.
Based on the preliminary analysis, additional information is needed to help determine the impact
of the proposed FLUM amendment. This information should also include details on mitigating
traffic impacts.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
Criteria 1
Policy LU-1.6.4: "Any proposal to amend the City's Zoning Atlas that has been
deemed to require an amendment to the Future Land Use Plan Map by the
Planning Department, shall require a level of service (LOS) review and a
finding from the Planning Department that the proposed amendment will not
Staff Analysis Report No. ePlan PZ-22-15994— Page 6
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appll®de decision -malting body will
rodew the information at the pubic hearing to render a
recommended on or a final decision.
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
Planning Department staff conducted concurrency management analysis for
Recreation & Open Space, Sanitary Sewer, and Solid Waste. Staff found the
proposed FLUM amendment to pass LOS.
A request for School Concurrency testing has been submitted to the MDCPS
but at the time of this report had not been completed. At the time of site plan
review, a School Concurrency application for vesting will be required.
RPW conducted concurrency testing for Transportation Concurrency. RPW
found the proposal would generate additional trips and needs more information
to determine if a traffic study is required.
Finding 1
Staff finds the request consistent with Policy LU-1.6.4.
Criteria 2
Policy LU-1.3.15: "The City will continue to encourage a development pattern
that enhances existing neighborhoods by developing a balanced mix of uses
including areas for employment, shopping, housing, and recreation in close
proximity to each other."
Analysis 2
Amending the FLUM of the Property from "Duplex Residential" to "Medium
Density Restricted Commercial" introduces commercial uses that are currently
prohibited. In addition to new uses, the change from "Duplex Residential" to
"Medium Density Restricted Commercial" also increases the density from 18
dwelling units per acre to 65 dwelling units per acre. The new FLU designation
would allow for a mix of uses that is currently prohibited.
Amending the FLUM of the MNCP promotes revitalization and redevelopment
by allowing a broader range of uses and an increased number of dwelling
units. Revitalization would enhance the existing neighborhood with the
provision of new uses and right-of-way improvements (sidewalks, curbs, etc.)
that currently do not exist.
Finding 2
Staff finds the request consistent with Policy LU-1.3.15.d
Criteria 3
Policy CM-4.1.2: "Continue to direct population away from the Coastal High
Hazard Area, which is defined as the areas below the elevation of the category
1 storm surge line, as established by a Sea, Lake and Overland Surges from
Hurricanes (SLOSH) computerized storm surge model as depicted on the
CHHA map in Appendix CM-1."
Staff Analysis Report No. ePlan PZ-22-15994— Page 7
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be scheduled bra pubic hearing
In accordance whh timelines set forth in the City of
Miami Code. The appll®de decision -malting body will
rodew the information at the pubic hearing to render a
recommended on or a final decision.
Analysis 3
The Property is not located in the Coastal High Hazard Area, and the proposal
would increase density. Increasing density outside of Coastal High Hazard
Areas while maintaining affordable housing prevents climate gentrification.
Finding 3
Staff finds the request consistent with Policy CM-4.1.2.
Criteria 4
Objective LU-1.2: "Promote, facilitate, and catalyze the redevelopment and
revitalization of blighted, declining or threatened residential, commercial and
industrial areas through a variety of public, private, and public -private
redevelopment initiatives and revitalization programs including, where
appropriate, historic designations."
Analysis 4
Amending the FLUM of the Subject Property from "Duplex Residential" to
"Medium Density Restricted Commercial" introduces a wider array of uses and
a slightly higher density. This change would unlock new opportunities for
redevelopment, which would lead to right-of-way improvements at the
Property's location. Approving the amendment to the FLUM would promote
revitalization within an identified blighted area.
Finding 4
Staff finds the request consistent with Objective LU-1.2.
Criteria 5
Policy TR-1.1.4: "The City will implement growth strategies that encourage infill
and redevelopment in order to take advantage of the multimodal transportation
options available, thereby reducing the dependency on automobiles for new
developments."
Analysis 5
Amending the FLUM of the MCNP for the Property from "Duplex Residential"
to "Medium Density Restricted Commercial" will encourage infill and
redevelopment within the Urban Infill Area and TOD area. The Property's
location within a TOD/ Transit Corridor area and within the Urban Infill Area are
advantageous of the multimodal transportation options available.
Finding 5
Staff finds the request consistent with Policy TR-1.1.4.
CONCLUSION
Based on Planning staff's analysis of the neighborhood context and the goals, objectives, and
policies of the MCNP, Staff finds that the proposed request is consistent with the Goals,
Objects, and Policies of the MCNP. Staff recommends Approval of the requested FLUM
amendment.
Staff Analysis Report No. ePlan PZ-22-15994— Page 8
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
This submittal needs b he scheduled for a puboc hearing
in accordance with timelines set forth in the City of
Miami Code.The applica de decision -making bodywill
rewew the infonna0on at the public hearing to render a
recommendation or a final decision.
PZ-23-15994
02/22/23
FDocuSigned by:
AtiS(AA �nL
7F35EEF0C6C349F...
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
,—DocuSigned by:
StAkatou, Shen.kvr
—. 3A7., CAC.,Ar7 C44G...
Sevanne Steiner, CNU-A
Interim Chief of Land Development/ Assistant Director
Staff Analysis Report No. ePlan PZ-22-15994— Page 9
AERIAL
EPLAN ID: PZ-23-15994
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 3121 MUNDY ST, 3147 MUNDY ST, 3135 MUNDY ST, 3145 MUNDY ST, 3153
MUNDY ST, 3163 MUNDY ST, 3173 MUNDY ST, 3633 DAY AV, 3645 DAY AV
0
125 250
500 Feet
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de decision -making body will
review the Informagon at the public hearing to render a
recommendation or a final deci5lon.
PZ-23-15994
02/22/23
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-23-15994
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 3121 MUNDY ST, 3147 MUNDY ST, 3135 MUNDY ST, 3145 MUNDY ST, 3153
MUNDY ST, 3163 MUNDY ST, 3173 MUNDY ST, 3633 DAY AV, 3645 DAY AV
0
125 250
500 Feet
Light
Industrial
/.
Restricted
Commercial
General
Commercia
DAY AV
Single Family
Residential
PERGIVAL-AV
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de declslon-making body will
review the Informagon at the public hearing to render a
recommendation or a final deci5lon.
Medium Density
Multifamily
Residential
1-
N
-J
J
PZ-23-15994
02/22/23
SW SHIPPING AV
1-Duplex—
Residential
Public Parks
and Recreation
N
NOTICE
This submittal needs to be schebu led bra public hearing
in aordanoe witimelines set forth in the City of
Miami Cede. The app plicable public
aking rendorll
renew the information at the public hearing to render a
recommendation or a Mal decision.
Light
Industrial
/.
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-23-15994
COMPREHENSIVE PLAN AMENDMENT
ADDRESS(ES): 3121 MUNDY ST, 3147 MUNDY ST, 3135 MUNDY ST, 3145 MUNDY ST, 3153
MUNDY ST, 3163 MUNDY ST, 3173 MUNDY ST, 3633 DAY AV, 3645 DAY AV
0
125 250
500 Feet
Restricted
Commercial
Medium
Density
Restricted C6 mercial
General
Commercia
Medium Density
Restricted
Commercial
DAY AV
Single Family
Residential
PERGIVAL—AV
This submittal needs to be schebu led for a public hearing
In accordance wilt timelines set forth in the City of
Miami Code. The appll®de declslon-making body will
review the Informagon at the public hearing to render a
recommendation or a final deci5lon.
Medium Density
Multifamily
Residential
1-
N
-J
J
PZ-23-15994
02/22/23
SW SHIPPING AV
1-Duplex—
Residential
Public Parks
and Recreation
N