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HomeMy WebLinkAboutAnalysis and MapsThis submittal needs to be scheduled for a public hearing In accordance with timelines set forth in the City of Miami Code. The applicade decision -making body NOR review the information at the public hearing to render a recommendation or a final decision. City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-20-8149 Location 2600, 2610, & 2620 SW 27 Street, Miami, FL Area Approximately 0.29 acres (12,500 square feet) Commission District District 4 — Manolo Reyes Commissioner District Office Coral Way Existing FLU Designation Medium Density Multifamily Residential Proposed FLU Designation Restricted Commercial Applicant Comfort Care One, LLC Applicant Representative Ben Fernandez (bfernandez@brzoninglaw.com) Planner Vickie Toranzo, Chief of Land Development Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Comfort Care One LLC ("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 property at 2600, 2610, and 2620 SW 27 Street ("the Properties") from "Medium Density Multifamily Residential" to "Restricted Commercial". The proposed amendment contains approximately 0.29 acres. Small-scale comprehensive plan amendments are those that involve less than 10 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 (ePlan ID PZ-20-8150). The companion application seeks to change the Properties' zoning designation from T4-R (General Urban Transect Zone - Restricted) to T5-O (Urban Center Transect Zone - Open). The Property is legally described in Attachment "A", the legal description. The table below summarizes the proposed changes. Table 1. Summary of the Existing and Proaosed FLU Designations and Zoning Designation Address Folio FLUM Miami 21 Existing Proposed Existing Proposed 2600 SW 27 St 01-4115-008-1250 Medium Density Multifamily Residential Restricted Commercial T4-R T5-O 2610 SW 27 St 01-4115-008-1240 Medium Density Multifamily Residential Restricted Commercial T4-R T5-O 2620 SW 27 St 01-4115-008-1230 Medium Density Multifamily Residential Restricted Commercial T4-R T5-O Neighborhood Context The Properties are located in the southern portion of the City of Miami, along the U.S. 1- Metrorail corridor. They are within the Silver Bluff neighborhood, near the border with the Coconut Grove neighborhood, which is situated to the south across U.S. 1. This corridor, shared by U.S. 1 and the Metrorail, is the main north -south conduit leaving the urban core of the City, connecting to areas south. The Properties consist of three parcels on SW 27 Street, which runs east -west, intersecting with SW 27 Avenue directly to the west. SW 27 Avenue is a state road and a major north -south corridor through the center of the City. This makes the nearby intersection of SW 27 Avenue, U.S. 1, and the Metrorail station to be a highly active and important location within the neighborhood. The aerial image here shows the site, outlined in red, and the immediately surrounding context. PZ-20-8149 — Page 2 Property Aerial SWf27TH ST This submittal needs to be schen. for a ou tic nearing In accordance wnn sme.. set torlh in the city of Miami Code. The applicable decision -making hotly. leNeWthe informaton at the pane hearing to rendera recommendation or a final decision. PZ-20-8149 The applicant's request would change the Future Land Use ("FLU") designation from Medium Density Multifamily Residential to Restricted Commercial. The maps below show the existing Future Land Use Map ("FLUM") and the proposed FLUM. PZ-20-8149 — Page 3 4 (.•' 0 4- PU$// Existing Future Land Use Map Il edwm Density Multifamily sw 27;1-1 „T .Residential NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The applies We decision -mating body will renew the information al the pubic hearing to render a recommendation or a final decision. PZ-20-8149 02/29/24 Proposed Future Land Use Map tVIEW COS Melor Inst. Publit Fadlltles. Transp Aod Medium Densely Multifamily swzrro Si - Resitlential EXISTING FUTURE LAND USE DESIGNATION The applicant's request would change the Future Land Use ("FLU") designation from Medium Density Multifamily Residential to Restricted Commercial. Medium Density Multifamily Residential The Properties included in this request have an existing FLU designation of Medium Density Multifamily Residential. The intent for this land use classification is to provide land primarily dedicated to residential uses, allowing for larger multifamily projects, up to 65 dwelling units per acre. The MCNP interprets this designation as follows: PZ-20-8149 — Page 4 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). LIn accordance wt.] rnellnea set forth int,Cty nS Rternl Code The appLIcalle decision making hotly w11.1 16PZ-20 e8149 PROPOSED FUTURE LAND USE DESIGNATIONS Restricted Commercial The request would amend the FLU designation for each of the properties to Restricted Commercial, increasing the allowed density to 150 dwelling units per acre and allowing a wide variety of new uses. The MCNP interprets this designation as follows: Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions 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 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 02/29/24 PZ-20-8149 — Page 5 PU$// 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 "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be 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. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the Information at the public hearing to render s recommendation or a final decision. 44, ''VIEW CO PZ-20-8149 02/29/24 NEIGHBORHOOD CONTEXT NEIGHBORHOOD ASSETS This area is very well served by mass transit. The Coconut Grove Metrorail station is located on the northwestern corner of the intersection of SW 27 Avenue and U.S. 1. From this station, points south and points north, including the urban core of Downtown and Brickell are only minutes away. That Metrorail station also serves as the terminus for the 22 and 27 buses, providing access to central and northern parts of the City and County. The M-Path (the future Underline linear park) which runs underneath the Metrorail guideway provides a premium bicycle and pedestrian connection within the City between the Douglas Road Metrorail Station and Brickell, passing right adjacent to the Properties affected by this application. Additionally, a growing network of bike lanes provide improved bicycle connectivity with the commercial center of Coconut Grove. The expanding bicycle and pedestrian infrastructure in this area is particularly important as this area is the center of the Coconut Grove Metrorail station's Transit Oriented Development ("TOD"). The map below shows the network that makes up the TOD: PZ-20-8149 — Page 6 Transit Oriented Development SW 23RD'S la SW 23RDTER SW/?7TH TER COKAUT SW 28TH ST SW 28TH TER COCONUT AVE BIRDAVE 0 375 750 W TRADE AVE 1,500 Feet I I I I I I I I I DT III , - S.ra 23RD TER. -, }tA:>j� W _....., • SW24TH ST_„.._ _.. W 2.1TH TE SW; 26THjTER .�S�1ik�l26 N 'SW ,26THIH LN r- F7F° 5. 9i rk� TECMESTA WAY OVERBROOK•ST I' Affected Property MetroRail Transit Oriented Development Network Metrorail Station NOTICE Thls su bmr1taI needs to be scheduled fora public hearing In accord anre 0M1h timelines set forth come city of Miami Code. The applicade decision -making body will rsyewthe information al the pubge hearing to render recommendation or a final decision. PZ-20-8149 02/29/24 SOCIODEMOGRAPHIC ANALYSIS The subject properties are located within Census Tract 12086006900. According to the American Community Survey (ACS), 5-year estimates (2015-2019), the median household income for the Tract is $47,000 which is 38 percent higher than the median household income for the City of Miami ($33,999) and marginally higher than the Miami -Dade County median household income of $46,338. PZ-20-8149 — Page 7 NOTICE The Census Tract in which the Property is located has an estimated total of 2,508 households with a total of 2,797 housing units. The same ACS 5-year estimate data showed that just over half of households (52.11 percent) in the subject Tract rented their homes, which is the general trend in the surrounding neighborhoods north of U.S 1. The median rent for a unit in the Block Group is $1,331. This information is summarized in the table below. Table 2. Summary of Census Data for Subject Tract: 12086006900 Topic Data' Number of Households 2,508 Number of Housing Units 2,797 Median Household Income $47,000 (City of Miami: $33,999) Percent of Households that rent 52.11 % (City of Miami: 70.35%) Median Rent $1,331 (City of Miami: $1,183) GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Table: Future Land Use Inventory for the Study Area Future Land Use Designation Acres % Total Citywide Acres Citywide % Total Single Family - Residential 48.81 35% 6,191.36 27.45% Duplex - Residential 25.43 18% 3,996.92 17.72% Medium Density Multifamily Residential 8.78 6% 1,482.59 6.57% Medium Density Restricted Commercial 0.88 1 % 1,482.59 6.57% Restricted Commercial 40.58 29% 3,738.59 16.58% Major Inst, Public Facilities, Transp And 10.95 8% 2,105.75 9.34% Light Industrial 5.62 4% 533.84 2.37% Total 141.05 100% N/A N/A *Total acreage and total percentage are not calculated as there are other Future Land Use designations on the Future Land Use Map that are not contained within the study area The Planning Department inventoried the FLU designations of properties within a quarter -mile study area. The breakdown of land use designations within the study area largely aligns with the breakdown throughout the City. The major differences are as follows: • More of the study area consists of Single Family Residential than the City as a whole. Where 27.45 percent of the City consists of Single Family Residential, 35 percent of the study area is Single Family Residential. The Single Family Residential areas are situated to the east of SW 27 Avenue, on both the north and south sides of U.S. 1, in the Silver Bluff and Coconut Grove neighborhoods. • Less of the study area consists of Medium Density Restricted Commercial than the City as a whole. Where 6.57 percent of the City consists of Medium Density Restricted Commercial, only one percent of the study area is Medium Density Restricted Commercial. The area designated Medium Density Restricted Commercial is located 1 Data gathered from the American Community Survey (ACS), 2015-2019 estimates, from the United States Census Bureau PZ-20-8149 — Page 8 between the Restricted Commercial area surrounding the Coconut Grove Metrorail Station and the Duplex Residential neighborhood to the northwest. • More of the study area consists of Restricted Commercial than the City as a whole. Where 16.58% of the City consists of Restricted Commercial, 29% of the study area consists of Restricted Commercial. Both the U.S. 1 and SW 27 Avenue corridors are designated Restricted Commercial, reflective of their capacity. However, another relatively large area of Restricted Commercial is situated to the north of the Coconut Grove Metrorail station and west of SW 27 Avenue, not limited to the properties directly fronting that corridor. • Light Industrial takes up more of the study area than it does of the City. A stretch of properties running northeasterly along the Metrorail and SW 28 Lane make up the 5.62 acres of Light Industrial. GEOSPATIAL ANALYSIS: EXISTING LAND USE ANALYSIS Using data from the Miami -Dade County Property Appraiser, staff analyzed existing land uses within a quarter -mile of the Property. The Property Appraiser makes data from the Department of Revenue ("DOR"). Staff analyzed the DOR codes and found a wide range of uses, including lower density single family residential, higher density multifamily, higher intensity commercial uses, and more industrial uses such as warehousing and auto repair. The following map shows the existing uses, organized into categories, laid over the Future Land Use Map. As is shown on the map, the existing uses mostly align with the intended uses of the underlying Future Land Use designations. The existing commercial uses are situated along the US 1 and SW 27 Ave corridors, while the residential uses are set back behind those corridors. The higher -density multifamily uses tend to be clustered along the US 1 corridor, as well as along the northerly stretch of SW 27 Ave. In the immediate vicinity of the Properties, there are many commercial, office, industrial, and multifamily uses. Particularly, on SW 27 Street, there are mostly multifamily uses, while directly abutting the Properties to the sides along SW 27 Avenue and to the rear, there are commercial and industrial uses. The map below illustrates the existing land uses on top of the Future Land Use map. PZ-20-8149 — Page 9 IMINiammir Existing Land Use Inventory m 11111111 ' 111 :1�1Eimm• _� 11111111 :Ii'11111i►ii ! *VS: � "'m innou _AWE SW 25THT - -1-SW 24TH TER SW 25TH ST Ha !� 1 !i!!!!!!�1i • •~* ! !•••}lilt••+! ! M!!!M* es * J 1a NNNU11111 • :�111i111111 Illll1!kt&1IVJJ',!J'.!: aloio te• ••••i 1 1 1 1 1 111112111111101 Mietii•OatiOblitutelff0011.0111 'at g...ai »•;•»<!•'I!•11Ii1•>r MOM •[ii•>>[!sa[•� lte1 )■i )I !!M`[ •ts & A11 Mr A1 ■� ��•- Oren• • -1. �• WW. Q•11,sa t�, • -�/. •mow eel • ,£ 11�..�I�•j `. IV MOM *Mu/Daum 1111111110 •• • 1 •• ■ ••!•'fir• 1117;6! SW2TTiLN 0 -?7TH TE Major FAC Major PUB, FAC SW 28TH 7ERMMIN • 11i1��1��' 111111111 1 _.COCONUT -AVER •r fm,1t1 375 } } p 750 i r U i i 1 ° Win •41 410 110 Wiewii sW2e r3 rn INIRCrafip 1„ P OS si.1F • • • Lc)." • • O*1 :* :1 • ••1•1•! • porinifirimplipplum ���rr'!'�11ri1M • • TEC]UESTAL` •!41 111111 1111111 -SW 25TH TER 1111111 1111 .‘1, 26TH S T OVERBROOK 5 • a VI •4r ♦4 Existing Land Use 0 1,500 Feet • • 0 • Sengle Family Res Duple, Res Treples Res Mutfamlry Res Commercial, Cate, etc. Hgte1 Wea+haesg, Storage. etc. institutionat Education, etc. Q'. • parkma • Vacant Metrorad Station 1141Mi1e Study Area p Affected Property MetroRed Q Parcel PZ-20-8149 - Page 10 SITE VISIT PZ-20- 8149 02/29/24 Above: Subject properties, fronting SW 27 Street, looking to Above: Subject Properties, fronting SW 27 Street, looking towards the east, away from SW 27 Avenue SW 27 Avenue Above: Properties directly to the north cross SW 27 Street. Though they are zoned the same, these properties contain office uses. Above: Looking along the public right-of-way which borders the rear of the subject Properties, separating the Properties from the Industrial area to the south. Above: Looking south along SW 27 Avenue with SW 27 Street and the subject Properties to the left. The larger TOD development is seen on the right, directly adjacent to the Coconut Grove Metrorail Station. Above: Looking west, towards the Coconut Grove Metrorail station, along SW 28 Lane. Visible are the industrial, warehousing, and storage uses, which are situated right behind the affected Properties. PZ-20-8149 — Page 11 tym Above: Looking west towards the intersection of SW 27 St and SW 27 Ave, the higher intensity and density development along SW 27 Ave is visible. Above: Further along SW 27 St there are predominantly multifamily residential buildings with a few single-family and duplex residential buildings. Above: The neighboring properties to the east, containing a multifamily residential use. Above: At the end of SW 27 St, the immediate adjacency to the industrial area along SW 28 Ln is most visible. Seen here are the self -storage buildings situated along SW 28 Ln. CONCURRENCY ANALYSIS The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing is based on a potential increase in population. For this request, there would be a change to the allowed density, thus increase in potential population. The allowed density for the Medium Density Multifamily Residential Future Land Use ("FLU") designation is 65 dwelling units per acre, 18 dwelling units for the 0.29 acres. The allowed density for the Restricted Commercial FLU designation is 150 dwelling units per acre. On the 0.29 affected acres, 150 dwelling units per acre yields 43 residential dwelling units. Schools Testing of school concurrency is required for this application. Miami Dade County Public Schools analyzed the proposed amendment and found there would be no impact on the public school system. See Attachment 1 for more detailed concurrency testing results. 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). The Planning Department conducted an analysis in Geographic Information Systems (GIS) to test the LOS for this proposal and found that it meets LOS PZ-20-8149 — Page 12 NOTICE PZ-20-8149 02/29/2 standards. A recent park acquisition in Silver Bluff expanded the City's level of service, includin the affected Property. Potable Water The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (GCPD). Potential consumption by residential uses would change, as the allowed density is increasing from 65 dwelling units and acre to 150. At the rate of 92.05 gallons per capita per day, the proposed change would generate a demand of 11,046 gallons per day. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. Consultation with the Miami Dade County Water and Sewer Department is required prior to the issuance of any building permit or its functional equivalent to ensure new development can be adequately serviced. 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 December 2019 concurrency review for this application, the Office of Capital Improvements acknowledged that the difference in daily trips is estimated to be approximately 220 based on this proposal. Based on the preliminary analysis for transportation concurrency, additional information is needed to help determine the impact of the application. 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 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 Staff analyzed the amendment for concurrency. Staff with the Resilience & Public Works analyzed the application for Transportation level -of -service and found that 220 PM peak hour trips would be generated by maximum build -out of the proposed Restricted Commercial FLU designation. Additionally, a School Concurrency analysis is required. Miami Dade County Public Schools Board analyzed the application for public schools level-of- PZ-20-8149 — Page 13 service and found the proposed amendment would have no impact on the local`' schools. All completed concurrency analyses are attached separately. Other required concurrencies were found to meet level of service requirements. See Attachment "C". Finding 1 Staff finds the request consistent with Policy LU-1.6.4 Criteria 2 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." 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 2 As discussed in the section titled Neighborhood Context, the Properties are very close to the Coconut Grove Metrorail station, providing a variety of options for transportation. This is well within the definition of Transit Oriented Development, an opportunity for new development that could provide housing and jobs immediately adjacent to an important premium transit facility. Additionally, the rest of the neighborhood immediately surrounding the Coconut Grove Metrorail station is seeing increases in mixed -use, TOD style development, with new housing and commercial projects being developed to be serviced by the Metrorail station. Increased development capacity and residential density immediately adjacent to the City's premium transit facilities meets the intent of these Future Land Use and Transportation policies. Finding 2 Staff finds the request consistent with Policy TR-1.1.4 and Policy LU-1.1.7 Criteria 3 Policy CM-4.1.2: "Continue to direct population away from the Coastal High Hazard Area..." Analysis 3 As the City continues to tackle the questions of climate change and sea level rise, new pressures of identifying new opportunities for housing and commerce will emerge. The affected Properties are located in an area that is well removed from major inundation risks posed by sea level rise, according to the best available data from the Southeast Florida Regional Climate Change Compact's Unified Sea Level Rise projection (See Attachment C). As such, as pressures mount on other, more vulnerable areas, high -elevation areas well - served by existing infrastructure will become increasingly more important for future development in the City. Finding 3 Staff finds the request consistent with Policy CM-4.1.2. Criteria 4 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 4 After analyzing the existing land uses in the immediate vicinity, staff found there to be a wide array of uses near the Properties. For instance, the PZ-20-8149 — Page 14 NOTICE abr PZ-20-8149 02/29/2 properties immediately to the north across SW 27 Street already function with`4 commercial and office uses. Various parts of the area surrounding the Coconut Grove Metrorail station have also been experiencing changes. For instance, Miami Dade County has commenced entirely redeveloping the surface parking lot for the station, building large-scale multifamily housing and retail. As mentioned in the analysis for Criteria 2 above, the increased demand for housing and commercial spaces is best met with a focus on existing and planned premium transit facilities to handle the pressure of further demands on the transportation system. The Properties extend further along SW 27 St, where the character of the street generally conforms to the development pattern prescribed in the Interpretation of the 2020 Future Land Use Map's Medium Density Multifamily Residential designation. In light of these changing conditions mentioned above, any redevelopment should aim to blend the form and function of development into the existing neighborhood, so as to not create adverse impacts. Finding 4 Staff finds the request to be consistent with Policy LU-1.6.9. CONCLUSION & RECOMMENDATION Based on the analysis of the area context and the goals and objectives of the MCNP, the request to amend the FLUM by changing the designation for the property at 2600, 2610, and 2620 SW 27 Street ("the Properties") from Medium Density Multifamily Residential to Restricted Commercial, staff finds the request is justified based on the close proximity to the Coconut Grove Metrorail Transit Oriented Development in combination with the safe location with regards to future sea level rise. The predominant development pattern further east along SW 27 St follows the intent of the Medium Density Multifamily Residential Density designation, as such any new development under the Restricted Commercial designation should ensure proper buffering techniques between different land uses. 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 Restricted Commercial for the properties located at 2600, 2610, and 2620 SW 27 Street, Miami, FL. DocuSigned by: `1 V L Slaw '-77D014848CA84B6... David Snow Interim Director, Planning Department PZ-20-8149 — Page 15 PU$// (—DocuSigned by: St N-A.LUn.t, �lulnR,lr '-3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director, Planning Department DocuSigned by: UG�it, Theatj0 7AEAC3EABD2A40A... Vickie Toranzo, Chief of Land Developement Attachments: Attachment 1 - Concurrency Management Analysis Attachment 2 — Unified Sea Level Rise 2040 Projection 4 0 4- 4 NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miami Code. The appLKl o decision -mating body will renew the Information al the public hearing to render recommendation or a final decision. Y ReVI EW CO Q PZ-20-8149 02/29/24 PZ-20-8149 — Page 16 PU$// ATTACHMENT "A" CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS Project Dox Number: Date: Applicant: Address: PZ-20-8149 7-Dec-20 Comfort Care One LLC 2620, 2610, & 2600 SW 27 ST Boundary Streets: North: SW 27 ST South: SW 28 LN Existing Future Land Use Designation: Residential Density: 0.29 acres @ Assumed Population Proposed Future Land Use Designation: Residential Density 0.29 acres @ Assumed Population with Increase East: West SW 25 AV SW 27 AV Medium Density Multifamily Residential 65 DU/acre Persons DUs Restricted Commercial DU/acre DUs IA Persons 150 NEIGHBORHOOD INFORMATION NET Area WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coral Way Basin 0009 No S2 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 Nse NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applica decision -mating body will renew the information at the punt hearing to render a recommendation or a final decision. 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. Concurrency Test Result: OK PZ-20-8149 02/29/24 POTABLE WATER Level of Service standard: Transmission potential with FLUM change Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: 92.05 GCPD OK SANITARY SEWER TRANSMISSION Level of Service standard: 141 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. Concurrency Test Result: STORM SEWER CAPACITY Exfiltration system before change Exfiltration system after change Concurrency Test Result: WASD Permit Required On -site On -site OK SOLID WASTE COLLECTION Solid waste generation, 1.28 tons/resident/year Excess capacity before change Excess capacity after change Concurrency Test Result: OK 154 800 646 TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 Concurrency Test 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. - .oMJE Cq %; cMir -4n Miami -Dade Count Public Schools Superintendent of Schools Alberto M. Carvalho March 10, 2021 VIA ELECTRONIC MAIL Mr. Ben Fernandez BR Zoning Law 200 S. Biscayne Blvd. Ste #300 Miami, FL 33131 bfernandez@brzoninglaw.com giving our students the world Miami -Dade County School Board Peria Tabares Hantman, Chair Dr. Steve Gallon Ill, Vice Chair Lucia Baez -Geller Dr. Dorothy Bendross-Mindingall Christi Frage Dr. Lobby Navarro Dr. Marta Perez Mari Tere Rojas Luisa Santos RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS COMFORT CARE ONE LLC-PZ-20-8149 LOCATED AT 2620 SW 27 STREET PH0120120400553- FOLIO NO.: 0141150081230, 0141150081240, 0141150081250 Dear Applicant: Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami - Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 24 residential units which generate 0 students. At this time, the application has no impact on the public schools in the area. However, a final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent, notwithstanding any additional information that may surface after further departmental research. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to contact me at 305-995-4501. 0 4- Ivan M. Rodriguez, Director Enclosure L-227 cc: Ms. Nathaly Simon City of Miami School Concurrency Master File Qust,lc NOTICE This submittal needs to be scheduled fora pubUc hearing In accordance with lametres set forth in the City of Miami Cede. The appllw de decision -ma ling body will renew the information at the putint hearing to render a recommendation or a final decision. Planning, Design & Sustainability Ms. Nathaly Simon, Eco-Sustainability Officer 1450 N.E. 2nd Avenue Suite 525 Miami, FL 33132 305-995-7285 305-995-4760 (FAX) nsimonl@dadeschools.net PZ-20-8149 02/29/24 y" !EW COV - t1 Concurrency Management System (CMS) Miami -Dade County Public Schools NOTICE PZ-20 e8149 02/29/24 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): PH0120120400553 Local Government (LG): 12/4/2020 4:31:11 PM LG Application Number: Public Hearing Sub Type: Comfort Care One LLC 2620 SW 27 Street Miami, Florida 33133 0141150081230 0141150081240,0141150081250, PROPOSED # OF UNITS 24 SINGLE-FAMILY DETACHED UNITS: SINGLE-FAMILY ATTACHED UNITS: MULTIFAMILY UNITS: 0 0 24 Miami PZ-20-8149 Land Use CONCURRENCY SERVICE AREA SCHOOLS CSA Id Net Available Capacity Seats Required Seats Taken LOS Met Source Type ADJACENT SERVICE AREA SCHOOLS *An Im@act reduction of 30.55% included for charter and magnet schools Schools of Choice . MCPS has NOT conducted a preliminary public school concurrency review of this application. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net Parks, Recreation, and Open Space Level of Service PZ-20-81 49 b_L_LiIIII nomm 25TH TER —I rn SW I7T, TER SW SW 25TH ST SW 26TH Llv SW 27TH ST x**`" 00% SW`27TH'LN-w 1111111.1 I sr SW 28TH ST Subject Property _ Municipally -Owned Park 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance QParcel c) M U ottl I I I I I I I I I 0. D r C (A D rn TEQUESTA OVERBRO4 1 uiiris; 1 cS' ,JP N 0 205 410 I I I PZ-20-8149 02/29/2 • 1 1 TEOUESTA ei MAN I I UNNAMED - 2601 Silver Bluff 41 820 Feet I Created by: City of Miami Planning Department Date created: December 3, 2020 N:\Planning\GIS\Parks\Parks LOS CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM Sue Trone, AICP Chief, Community Planning T. submittal needs, b¢ seheduled fora public hearing �ordencew eCity, wlmenmnmuc angire reg information at e public render a recommendation or a fins l decision. PZ-20-8149 DATE: December 16, 2020 FILE: PZ-20-8149 02/29/24 SUBJECT: Transportation Concurrency Analysis REFERENCES: PZAB File IDs 20-8149 FROM: Collin Worth ENCLOSURES: Transportation Analyst Based on existing and proposed FLR and density for the applications for the project located at 2620 SW 27th Street, 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 over 3,700 daily trips and 220 P.M. 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. Furthermore, as the site impacts SR 9, an FDOT maintained roadway, coordination with FDOT is required. AERIAL EPLAN ID: PZ-20-8149 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 2600, 2610, and 2620 SW 27 ST 0 125 250 500 Feet i I This submittal needs to be schedted for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision-rnaking body will renew the infonnaUon at the public hearing to render a recommendatl on or a final dec K on. PZ-20-8149 02/29/24 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-20-8149 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 2600, 2610, 2620 SW 27 ST 0 125 250 500 Feet Duplex - Residentia U 1- ti Restri Comm cted ercial SW 26TH ST I Single Family - iesidl Residential SW 26TH LN Medium Dens ty— SW 27TH ST Multifamily Residential �1J SW 27TH-EN This submittal needs to be schedted for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision -making body will renew the info,maUon at the public hearing to render a recommendae on or a final decis on. PZ-20-8149 / 02/29/24 SW 26TH TER TEQUESTA L-N— FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-20-8149 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES) : 2600, 2610, 2620 SW 27 ST 0 125 250 500 Feet Duplex - Residentia U 1- ti Restri Comm cted ercial SW 26TH ST I Single Family - iesidl Residential SW 26TH LN Medium Dens ty- SW 27TH ST Multifamily Residential �1J SW 27TH-EN This submittal needs to be schedted for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision-rnaking body will renew the infonnaUon at the public hearing to render a recommendatl on or a final decis on. PZ-20-8149 02/29/24 SW 26TH TER TEQUESTA L-N—