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HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This 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-22-15135 Location 136 NW 35th Street Area Approximately 4,750 SF (0.109 acres) Commission District District 5 — Commissioner Christine King Department of Human Service Neighborhood Service Center Wynwood/Edgewater Existing FLU Designation High Density Multifamily Residential Proposed FLU Designation General Commercial Applicant Educationem Consulendis Enterprises, Inc Applicant Representative William W. Riley, Jr., Esq. Planner Zhaokai (Kyle) Liu, Planner II Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), William W. Riley, Jr., Esq, on behalf of Educationem Consulendis Enterprises, 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 properties at 136 NW 35th ST ("the Property") from "High Density Multifamily Residential" to "General Commercial." The proposed amendment contains approximately 4,750 square feet (0.109 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. This application is accompanied by PZ-22-13143, a request to modify the zoning for the same site from "T4-R" General Urban Transect Zone - Restricted to "T5-O" Urban Center Transect Zone — Open. SITE AND NEIGHBORHOOD DETAILS The Property has one (1) parcel located along NW 35 Street. According to the survey prepared by Survey Pros, INC., the size of the proposed Property (136 NW 35 ST, Folio #: 0131250190790) is approximately 4,750 Square Feet (0.109 acres). The aerial photo (Figure 1) on the next page shows the subject Property outlined in red. The legal description of the PZ-22-15135 136 NW 35 Street — Page 1 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 Property is found in Exhibit A of the legislation and accessible through the Office Boards. The general details of the Property are summarized in the table below: Table 1: Summary of Existing and Proposed FLU Designations and Zoning This submittal needs to be scheduled lore pubic hearing in word and w10 timelines set forth in the City of Miami Code. The applica decision -making body will renew the Information al the pubic hearing to render s recommendation or a final decision. PZ-22-15135 04/13/23 of Hearing Designations # ADDRESS FOLIO EXISTING FLU PROPOSED FLU EXISTING M21 ZONING PROPOSED M21 ZONING 1 136 NW 35 ST 0131250190790 High Density Multifamily Residential General Commercial T4-R T5-O AERIAL EPLAN ID: PZ-22-15134 REZONE ADDRESS: 136 NW 35 ST 0 125 250 500 Feet R1,1 -24 tic 441 clad 1 r�7 1 Figure 1 Aerial Map PZ-22-15135 136 NW 35 Street — Page 2 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The apptica Lie decision -making bodywill renew the information at the public hearing to render a recommendation or a final decision. FXISTING FUTURE LAND IJSF DFSIGNATION(S) The existing Future Land Use (FLU) designation for the Subject Property is "High Density Multifamily Residential." The primary intent of High Density Multifamily Residential is the allowance residential structures to a maximum density of 150 dwelling units per acre. Below is the excerpt from the MCNP that defines the High Density Multifamily Residential FLU Designation: Areas designated as "High Density Multifamily Residential" allow residential structures to a maximum density of 150 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. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area Southeast Overtown 200 units per acre* 300 units per acre* Miami River 400 units per acre* Brickell, Omni, Park West and River Quadrant 500 units per acre* *Indicates 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 offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations. The Property is abutting "High Density Multifamily Residential" FLU Designation to the east, "Recreation" FLU Designation to the south, "General Commercial" to the west and "Restricted Commercial" to the north. PZ-22-15135 136 NW 35 Street — Page 3 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The apptica Lie decision -making bodywill renew the information at the public hearing to render a recommendation or a final decision. PROPOSED FUTURE LAND USE DESIGNATION(S) The proposed FLU designation for the Property is "General Commercial" The Future Land Use Map Interpretation describes this designation as follows: Areas designated as "General Commercial" allow all activities included in the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General 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 "General 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. The existing and proposed FLUM are presented in the table below. PZ-22-15135 136 NW 35 Street — Page 4 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 ST 125 250 Soo Feat I I I ILIW7.111 :c i .r]Ti=3T Ny, 'Restrict. Conanor2 1II Figure 2 Existing FLUM LH'Igh.Den Ity Mull0em ly Residenl61 N This submittal needs to be echedu lel lore public hearing in accord and wR timatiinee set forth in the City of Miami Code. The applies de decision -making body will renew the information at the pane hearing to render a recommendation or a final decision. PZ-22-15135 04/13/23 FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 5T 125 250 500 Feat Ida s TI Rej mrnatei Figure 3 Proposed FLUM High D n ily Mulldamily Resident el NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS The Property is in 2020 US Census Track 12086002600, which is also referred to as Census Track 2020. According to the Policy Map 5-Year Estimate (2017-2021), 6,169 people live across 2,584 households for an average household size of 2.47 people, which is larger than the City of Miami's average household size of 2.38 people. The median household income of the area is approximately $55,867, which is $4,240 more than the citywide median household income. Approximately 16.99% of all housing units are owner occupied. This is less than the percentage of owner occupied housing units citywide, which is 30.02%. Additionally, Census Track 2020 has more vacancy rate in the City of Miami. Below is a table highlighting the critical socioeconomic and demographic characteristics of both Census Track 2020 and the City of Miami. PZ-22-15135 136 NW 35 Street — Page 5 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This submittal needs to be scheduled lore public hearing in accord and wM1h timelines set forth in the City of Miami Code. The applica decision -making body will renew the Information at the public hearing to render e recommendation or a final decision. PZ-22-15135 04/13/23 Topic Census Tract: 12086002600 City of Miami Population 6,169 442,241 Total Households 2,584 181,597 Average Household Size 2.47 2.38 Families in Poverty 5.79% 16.94% Home Ownership Rate 16.99% 30.02% Rental Occupancy Rate 80.01% 69.98% Vacant Rate 20.95% 13.97% Median Household Income $55,867 $51,625 Median Gross Rent $1,783 $1,361 Site Visit Planning Department staff visited the site on April 03, 2023. The site visit was conducted between 4:05 PM and 5:15 PM, during afternoon rush hour. The traffic was relatively light along NW 35 Street. Below are photographs taken during that visit. Figure 7 shows the street view on Northwest 35th Street from West to East. Figure 8 shows the street view on Northwest 35th Street from East to West. Figure 9 shows the Property located at 136 Northwest 35th Street. Figure 10 shows the vacant parcel on the north side of the Property. Figure 7 PZ-22-15135 136 NW 35 Street — Page 6 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 I iIM 1i�ti til10+++`� Figure 9 Figure 10 This submittal needs to be scheduled lore public hearing in accord and wM1h timelines set forth in the City of Miami Code. The applica decision -making body will renew the Information at the public hearing to render e recommendation or a final decision. PZ-22-15135 04/13/23 Concurrency Analysis The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing assumes that the increase in population is 0.This analysis does not take into consideration the possibility of density bonuses that might be permitted by the comprehensive plan, subject to limitations in the applicable land development regulations. Schools School Concurrency is not required as there is no change in density. The current FLUM is High Density Multifamily Residential, which has a max density of 150 du/ac. The proposed FLUM is General Commercial, which also has a max density of 150 du/ac. Recreation and Open Space The MCNP requires a 10-minute 1/2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the LOS for this proposal and found that, with the increase in population, 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 4,050 by residential uses; however, LOS standards do not take into consideration the consumption of nonresidential uses. Sanitary Sewer Transmission The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing of this County service. PZ-22-15135 136 NW 35 Street — Page 7 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This submittal needs to be scheduled lore public hearing in accord and wM1h timelines set forth in the City of Miami Code. The applicade decision -making bodywill renew the Information at the public hearing to render e recommendation or a final decision. PZ-22-15135 04/13/23 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 Based on existing and proposed FLR and density for the applications for the project located at 136 NW 35th 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 approximately 5,400 daily trips and 500 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 may be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application relative to the Goals, Objectives, and Policies of the MCNP. Criteria 1 Future Land Use 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 School Concurrency is not required as there is no change in density. Furthermore, the Transportation Concurrency Report indicated the proposed FLR and density have the potential to result in an increase of approximately 5,400 daily trips and 500 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 may be required. The traffic study should include traffic mitigation if significant impacts to operating levels of service are identified. Finding 1 The Planning Department recommends increased awareness of the decreasing capacity within elementary and middle schools within the City due to increasing residential projects. This policy is Consistent. Criteria 2 Transportation Policy TR-1.1.1: "As an Urban Infill Area (UIA) and/or a Transportation Concurrency Exemption Area (TCEA) established by Miami- PZ-22-15135 136 NW 35 Street — Page 8 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This submittal needs to be scheduled lore public hearing in accord and wM1h timelines set forth in the City of Miami Code. The applicade decision -making bodywill renew the Information at the public hearing to render e recommendation or a final decision. PZ-22-15135 04/13/23 Dade County, Laws and Regulations, and illustrated in Appendix TR-1, Map TR-13.1, of the Data and Analysis, the City will encourage the concentration and intensification of development around centers of activity with the goal of enhancing the livability of residential neighborhoods, supporting economic development, and the viability of commercial areas. Infill development on vacant parcels, adaptive reuse of underutilized land and structures, redevelopment of substandard sites, downtown revitalization, and development projects that promote public transportation will be heavily encouraged. (See Policy LU-1.1.11.)" Analysis 2 This area shows a high rate of dwelling units. Several Miami -Dade County bus routes including the bus stations on Northwest 36 Street and Northwest 2 Avenue near the Property. With these services in place, the area is well -suited for intense, mixed -use development. Additionally, the Property is within the Neighborhood Revitalization District (NRD-2), which boasts many employment opportunities. Finding 2 Consistent Criteria 3 Future Land Use Policy LU-1.1.3: "The City's zoning ordinance provides for protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; (3) transportation policies that divide, or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incorporated into the City's land development regulations." Analysis 3 The MCNP has an awareness that land development should be done in a cohesive manner. To this end, the current zoning ordinance implements this policy most notably with the principle of successional zoning. As the subject properties are surrounded by Future Land Use designations that are either identical to, or of a development intensity similar in nature to, the request, the requested designation would not create a situation in which new development would encroach on lesser intensity areas. The proposed Future Land Use designation would allow the expansion of the "General Commercial" of the adjoining Property to the west. Thus preserving the character of the neighborhood. Finding 3 Consistent Criteria 4 Transportation Policy TR-2.1.3: "The City will encourage increased density of development within walking distance of transit corridors and Metrorail stations (as referenced in Policy LU-1.1.10. and HO-1.1.9)" PZ-22-15135 136 NW 35 Street — Page 9 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 This submittal needs to be scheduled lore public hearing in accord and wM1h timelines set forth in the City of Miami Code. The applica decision -making body will renew the Information at the public hearing to render e recommendation or a final decision. PZ-22-15135 04/13/23 Transportation Policy TR-2.1.4: "The City will ensure a strong interface between (re)developments and the public transportation system by encouraging Multimodal Design Guidelines listed below that emphasize improved connectivity between transit facilities and (re)developments and incorporate a balanced streetscape design program to consider the following: A. Encouraging development of a wide variety of residential and nonresidential land -uses and activities in nodes around rapid transit stations to produce short trips, minimize transfers, attract transit ridership, and promote transit operational and financial efficiencies. The particular uses that are approved in a given station area should respect the character of the nearby neighborhood, strive to serve the needs of the neighborhood, and promote balance in the range of existing and planned land uses along the subject transit line. B. Accommodate new development around rapid transit stations that is well designed, conducive to both pedestrian and transit use, and architecturally attractive. H. Increase the density of development within walking distance of rapid transit stations in a manner appropriate to the particular setting of each transit station and existing abutting residential neighborhoods are to be protected and preserved..." Analysis 4 The subject properties are located near bus stations along Northwest 2 Avenue and Northwest 36 Street. The Route 2 bus station is approximately 410 feet from the Property. The bus station provides direct access to Downtown Miami. The Route 36 bus station is only 580 feet from the Property. It provides transportation to/from Dolphin Mall and Allapattah Metrorail Station. Close proximity to bus stations provides the necessary infrastructure for mixed - use, higher density, and multi -modal neighborhood where residents and employees have multiple modes of transportation from which to choose. Finding 4 Consistent This application seeks to change the designation of approximately 4,750 Square Feet (0.109 acres) of land from "High Density Multifamily Residential" to "General Commercial." The Goals, Objectives, and Policies of the MCNP generally incentivize development when those projects are proximal to transit. Levels of service for most facilities are supportive of this application. Staff recommends approval of this application. PZ-22-15135 136 NW 35 Street — Page 10 04/11/2023 DocuSign Envelope ID: EE21F004-94D2-4C84-9970-77DE9498C327 DocuSigned by: jAtiS a Cktn1,(, 7F35EEF0C6C349F... Lakisha Hull, AICP, LEED AP BD+C Planning Director DocuSigned by: (,\,tatn,tAaG S.futntx 3A75CAC5AF7E446... Sevanne Steiner, CNU-A Assistant Director DocuSigned by: AZIAOU C6110 Pit `— D7991 CCFF0424A9... Zhaokai Liu Planner II Report Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Review NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code.The applica de decision -making body will review the information at the pubc hearing to render a recommendation or a final decision. PZ-22-15135 04/13/23 PZ-22-15135 136 NW 35 Street — Page 11 04/11/2023 AERIAL EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 ST 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applica We decision -making bodywlll renew the information at the public hearing to render a recommendation or a final decision. PZ-22-15135 04/13/23 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 ST 0 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applica de decision-rna king body will renew the lnforrnaton at the public hearing to render a recommendation or a final decision. PZ-22-15135 04/13/23 NW-3-7T1-1`ST Resttnctedd Cornmercir J r 7.95- ri J NW 1ST --AV Public Parks and Recreation High Density. Multifam ly Residential FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15135 COMPREHENSIVE PLAN AMENDMENT ADDRESS: 136 NW 35 ST 0 125 250 500 Feet This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applica de decision-rna king body will renew the lnforrnaton at the public hearing to render a recommendation or a final decision. PZ-22-15135 04/13/23 NW-3-7TH`ST Rest4ric115 Commercir NW 35TH ST r 7.95- ri J NW 1ST AV T High Density. Multifam ly Residential