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-23-15991
02/22/23
STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No.
PZ-23-15991
Location
3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and
3401 William Avenue, 3452, 3440, 3430, and 3460 Thomas
Avenue, and 3454 and 3456 Elizabeth Street
Folio Number
0141210120630
Miami 21 Transect
"T3-R" Sub Urban Transect Zone — Restricted
MCNP Designation
Single Family Residential/ "Medium Density Restricted
Commercial"
Commission District
District 2
Planner
Sevanne Steiner, Assistant Director ssteiner@miamigov.com
Property Owner
Christ Episcopal Church
Project Representative
City of Miami Planning Department
ssteiner@miamigov.com
REQU EST
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 "Single Family
Residential" to "Medium Density Restricted Commercial" for the property generally located at
3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and 3401 William Avenue, 3452,
3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth Street (The Property),
Miami, Florida.
The proposed amendment contains approximately 2.24 acres. 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.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (PZ-23-15987).
The Applicant requests a change in the zoning classification from "T3-R" Sub Urban Transect
Zone — Restricted to "T4-O" General Urban Zone — Open for the with a "Village West Island
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 1
09/02/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
NOTICE
This submittal needs to be'scheduled bra puboc hearing
In aaorbance whh timelines set forth in the City of
Miami Code. The appli®de decision -making body will
rodew the information at the pubkc hearing to render a
recommended on or a final decla on.
PZ-23-15991
02/22/23
District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay properties
generally located at 3475, 3479, 3481, 3449 Hibiscus Street, 3475, 3447, 3435 and 3401
William Avenue, 3452, 3440, 3430, and 3460 Thomas Avenue, and 3454 and 3456 Elizabeth
Street.
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"). 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
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 2
09/02/2022
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 appli®de decision -making body will
rodew the information at the pubdc hearing to render e
recommended on or a final decla on.
PZ-23-15991
02/22/23
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
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.
The Applicant is requesting an amendment to Ordinance No. 10544, the FLUM of the MCNP to
change the future land use designation of "Single Family Residential" to "Medium Density
Restricted Commercial" for the property generally located at 3447 and 3401 William Avenue.
EXISTING FUTURE LAND USE DESIGNATION
All the parcels included in The Property have an existing FLU designation of "Single Family
Residential." The primary intent of this land use classification is to allow residential
development of single-family dwellings. Below is the MCNP's definition of Single Family
Residential.
Areas designated as "Single Family Residential" allow single family structures of one dwelling
unit each to a maximum density of 9 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.
Supporting services such as foster homes and family day care homes for children and/or adults;
and community based residential facilities1 (6 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 single family residential areas.
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 3
09/02/2022
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 appli®de decision -making body will
rodew the information at the pobdc hearing to render a
recommended on or a final decla on.
PZ-23-15991
02/22/23
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 single family 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).
A "Community based residential facility" provides room (with or without board), resident
services, and twenty-four hour supervision. Such a facility functions as a single housekeeping
unity. This category includes adult congregate living facilities, facilities for physically disabled
and handicapped persons, for developmentally disabled persons, for non dangerous mentally ill
persons and for dependent children, as licensed by the Florida Department of Health, and
juvenile and adult residential correctional facilities, including halfway houses, as licensed or
approved by an authorized regulatory agency.
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 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.
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 4
09/02/2022
DocuSign Envelope ID: 2538556A-DE12-4817-8B2D-DE5C44817144
.--1 1 1 f 1 1 1 1 1 1
Existing FLU: Duplex Residential
•
Medium Dersiity,
Rests eted
`. q,ommi rcial
1 I
NOTICE
This submittal needs to be'scheduled bra puboc hearing
In aaordance whh timelines set forth in the City of
Miami Code. The appli®de decision -making body will
rodew the information at the pubdc hearing to render a
recommended on or a final decla on.
PZ-23-15991
02/22/23
Proposed FLU: 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 35 residents from 6 people under
Single Family Residential to potentially 41 people under Medium Density Restricted
Commercial.
Schools
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.
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 22,184 gallons PCPD by residential uses;
however, LOS standards do not take into consideration the consumption of non-residential use.
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 5
09/02/2022
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 appli®de decision -making body will
rodew the information at the pubdc hearing to render a
recommended on or a final decla on.
PZ-23-15991
02/22/23
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. These properties were part of a larger study done in November 2022.
In the November 2022 concurrency review for the Assemblage, 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.
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
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 but not been completed. At the time of site
plan review, a School Concurrency application for vesting will be required.
The City of Miami RPW conducted concurrency testing for Transportation
Concurrency. RPW found the proposal would generate additional trips and
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 6
09/02/2022
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 appli®de decision -making body will
rodew the information at the pobdc hearing to render a
recommended on or a final decla on.
PZ-23-15991
02/22/23
more information will be required at the time of site plan review 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 "Single Family Residential" to
"Medium Density Restricted Commercial" introduces a plethora of commercial
uses that are currently prohibited. In addition to new uses, the change from
"Single Family Residential" to "Medium Density Restricted Commercial" also
increases the density from 9 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.
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."
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 "Single Family Residential"
to "Medium Density Restricted Commercial" introduces a wider array of uses
and higher density. This change would unlock new opportunities for
redevelopment, which would lead to right-of-way improvements at The
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 7
09/02/2022
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 appli®de decision -making body will
rodew the information at the pubic hearing to render a
recommended on or a final decla on.
PZ-23-15991
02/22/23
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 Property from "Single Family
Residential" to "Medium Density Restricted Commercial" will encourage infill
and redevelopment within the Urban Infill Area and approximately 0.20 miles
just outside of a TOD area. The Property's proximity to a TOD area and
location within the Urban Infill Area are advantageous of the multimodal
transportation options available.
While the Property is not located within a TOD Area, it is located within a
quarter -mile of a Transit Corridor. This means there are transportation options
servicing the area, such as Miami Trolley and/or Metrobus. It is important to
note Transit Corridors do not have premium transit that TOD Areas do have
(Metrorail), however, the buses do provide direct connection to premium
transit. The Property is within walking distance of the Coconut Grove Trolley
and Metrobus 136 routes. By virtue, walking to a Trolley or Metrobus stop
constitutes a multimodal trip.
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.
,-DocuSigned by:
(,atis6, dull
�F-35EEFOCFC3�4F
Lakisha Hull, AICP, LEED AP BD+C
Planning Director
p-DocuSigned by:
\i,gAd a) er, C'NU-A
Interim Chief of Land Development
Staff Analysis Report No. ePIanPZ - PZ-23-15991 — Page 8
09/02/2022
AERIAL
EPLAN ID: PZ-23-15991
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 3456 ELIZABETH ST; 3475, 3479, & 3481 HIBISCUS ST; 3430,
3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV
0
125
250
500 Feet
This submittal needs to be scheduled fora public hearing
accordance with timeline; set forth in the City of
Miami Code. The applicalle decision -making bodywill
renew the information at the public hearing to render a
recommended on or a final deci9 on.
P7_92_9 FQQ9
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-23-15991
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 3456 ELIZABETH ST; 3475, 3479, & 3481 HIBISCUS ST, 3430,
3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV
0 125 250
II if I I
500 Feet
l
NOTICE
J
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Ccde. The applica de decision -making bodywill
en ew the mn infoation at the public hearing to render a
recommendation or a finaldec.W on.
PZ-23-15991
02/22/23
1 a r
FLORIDAAV
GRAND AV
Public Parks
ari
d Recreatian
DupEex
Residential
Medium Density
Restricted
Commercial
HIBISCUS ST
WILLIAM AV
ua
r
LU
m
NJ
L1
THOMAS AV
Medium Density j
_Multifam lyResidential
Srng Family
- Residential
CHARLES AV
FRANKLIN AV
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.
FUTURE LAND USE MAP (PROPOSED)
EPLAN ID: PZ-23-15991
COMPREHENSIVE PLAN AMENDMENT
ADDRESSES: 3456 ELIZABETH ST; 3475, 3479, & 3481 HIBISCUS ST, 3430,
3440, 3452, 3454, & 3460 THOMAS AV; AND 3401, 3435, 3447, & 3475 WILLIAM AV
0 125 250
I I i ! 1 I
500 Feet
l
J
This submittal needs to be scheduled fora public hearing
in accordance with timelines set forth in the City of
Miami Ccde. The applica de decision -making body will
renew the infomnaUon at the public hearing to render a
recommendation or a final decision.
PZ-23-15991
02/22/23
NOTICE
1 a r
FLOREDAAV
II
Low Density
R estrictal
GRAND AV
Public Parks
ari
d Recreatian
Duplex
Residential
HIBISCUS ST
Medium Density
Restricted
Commei cial
WILLIAM AV
THOMAS AV
Medium Density j
_Multifam lyResidential
Srng Family
- Residential
CHARLES AV
FRANKLIN AV