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HomeMy WebLinkAboutAnalysis and MapsDocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be schebu Led bra public hearing In accordance with timelines set forth in the City of Miami Cede. The applice decision -ma king body NOR review the information at the public hearing to render a recommendation or a final tlecid on. PZ-22-15646 07/13/23 City of Miami Planning Department STAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-22-15646 Location 3424 and 3442 Southwest 37 Avenue, 3714, 3718, and 3719 Thomas Avenue Area 19,432.92 sqft (0.45 ac) Miami 21 Transect T3-O, T5-O MCNP Designation Duplex Residential Commission District D2 — Sabina Covo Commissioner District Office Coconut Grove Planner Vickie Toranzo, Chief of Land Development vtoranzo@miamigov.com Property Owner 3442 SW 37 AVE, LLC dan@andalegroup.com Project Representative City of Miami Planning Department planning@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 "Low Density Restricted Commercial" for the property generally located at 3424 and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas Avenue, Miami, Florida (collectively "the Property"). The proposed amendment contains approximately 0.45 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-22-15645). Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 1 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 PURL, 0 a NOTICE This submittal needs to be echedu led for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicxde decision -making bodywkl review the lnfomlatien at the public hearing to render a recommendation or a final decia on. PZ-22-15646 07/13/23 RE rEW 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 with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3424 and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas Avenue; maintain the zoning classification of "T3-O" Sub -Urban Transect Zone — Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3735 Washington Avenue; and maintain the zoning classification of "T5-O" Urban Center Zone — Open with a "Village West Island District and Charles Avenue NCD-2" (Neighborhood Conservation District) Overlay for the property generally located at 3710 Grand Avenue. I.jnUIIIU :xrlk 1, iiilIUIII :riiri ,��il7R901 Figure 1: The Aerial Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 2 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 PURL, 0 a. NOTICE This submittal needs to be echedu led for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicxde decision -making bodywkl review the lnfomlatien at the public hearing to render a recommendation or a final decia on. PZ-22-15646 07/13/23 RE V‘`' rEW C°' BACKGROUND The Assemblage 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 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 Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 3 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 PURL/ 0 a. and promote the history of the Island District; and to promote its successful revitalization and restoration. NOTICE This submittal needs to be echedu led for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicxde decision -making bodywkl review the lnfomlatien at the public hearing to render a recommendation or a final decia on. PZ-22-15646 07/13/23 RE V‘`' rEW C°' 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 "Duplex Residential" to "Low Density Restricted Commercial" for the property generally located at 3424 and 3442 Southwest 37 Avenue, 3714 and 3718 Washington Avenue, and 3719 Thomas Avenue. EXISTING FUTURE LAND USE DESIGNATION All of the parcels in the Assemblage A 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). Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 4 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be scheduled for a pubic hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision -making body will renew the information at the public hearing to render a recommendation or a final decision. PZ-22-15646 07/13/23 PROPOSED FUTURE LAND USE DESIGNATION The proposed designation of "Low Density Restricted Commercial" allows the following: Areas designated as "Low Density Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "Low 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 "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 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. Major lria.. Pualic Faci itics. Tra^s: And �niMIME _.GFFANF3-AV— sinfRestricted? C"arn nerciaI g YFIUMa a\ Major lnst FLhliC F_:ci I_ IAN r II It Figure 2: Existing Future Land Use Map Figure 3: Proposed Future Land Use Map Duplex Residential Low Density Restricted Commercial The Subject Property is located within US Census Tract 72, which is approximately 225 acres (or 0.35 square miles) in size. The table below provides demographic and socioeconomic data points Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 5 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be schebu Led bra public hearing In accordance with timelines set forth in the City of Miami Cede. The applice decision -ma king body NOR review the information at the public hearing to render a recommendation or a final tlecid on. PZ-22-15646 07/13/23 from the American Community Survey (ACS) 2019 5-Year data product from the US Census Bureau. Summary of Census Data for Subject Census Tract: 12086007200 Census Tract 72 City of Miami Population 2,872 454,279 Number of Households 1,070 176,777 Average Household Size 2.68 2.51 Number of Housing Units 1,241 208,046 Median Household Income $42,759 $59,100* Percent of People Under the Poverty Line 17.8% 11.8% Owner -Occupied Housing 25.9% 25.2% Renter -Occupied Housing 60.4% 59.8% Vacant Housing 13.8% 15.0% Median Gross Rent $1,069 $1,183 Unemployment Rate 7.4% 6.0% *City figure reflects Miami -Dade County AMI Census Tract 72's population of 2,872 people live across 1,070 households with an average household size of 2.68; this is marginally larger than the citywide average household size of 2.51. The Median Household Income of Census Tract 72 is $42,759, which is 72 percent of the Area Median Income, $59,100. To put this into perspective, an income that is 80 percent of the AMI qualifies for Low Income Housing in Miami -Dade County. Since income and poverty are correlated, it makes sense that there is a higher concentration of people living under the poverty line in Census Tract 72 than citywide. According to the 2019 ACS 5-Year Survey, the Median Gross Rent for Census Tract 72 is $1,069. Median Gross Rent is monthly rent plus other monthly expenses that may not be included in rent, such as utilities or water. The Median Gross Rent translates to approximately $12,828 annually, which is 30 percent of the Median Household Income. Median Household Income is a pre-tax figure, meaning the percent of income that goes to rent is higher than 30 percent after taxes, which means the median household in Census Tract 72 is rent burdened. The US Department of Housing and Urban Development defines rent (or cost) burden as households that spend at least 30 percent of their income on housing. The tenure of occupied housing is nearly identical to the entire City of Miami: 26 percent owner -occupied in Census Tract 72 and 25 percent owner -occupied citywide, and 60 percent renter -occupied for both Census Tract 72 and citywide. Housing vacancies rates are also similar, with Census Tract 72 having a lower vacancy rate by 1.2 percent. Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 6 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Code. The applicalle decision -making body NOR revew the information at the public hearing to render a recommendation or a final decis on. PZ-22-15646 07/13/23 NEIGHBORHOOD CONTEXT: GEOSPATIAL ANALYSIS Existing Land Uses Within a quarter -mile buffer of the Subject Property, there are approximately 1,131 addresses totaling 100.5 acres of land. The table below shows the breakdown of existing land uses within the quarter -mile study area both by number of addresses and acreage of the combined addresses. When looking at addresses (properties), Single Family is the most prominent existing land use, accounting for just over 30 percent of all properties. Multi -Family Low Density is the second -most prevalent existing land use comprising 22.4 percent of the study area. Only 10 properties have an existing land use of Multi -Family High Density, which makes this existing land use the least common in terms of number of addresses. When looking at acreage instead of number of properties, Single Family remains the largest existing land use consisting of 35.3 percent of the land in the quarter -mile study area. While Multi -Family Low Density was the second -most common existing land use by number of addresses, it is the fourth -most common in terms of acreage. Institutional is the second -most common existing land use by acreage with 25.5 acres accounting for 25.4 percent of all land in the study area. Some of the properties with the Institutional existing use include Frances S. Tucker Elementary School and the City of Miami Fire Rescue Training Center. There are 191 addresses totaling 13.8 acres of land that have an existing land use of Vacant. Vacant land means the land has no built features or improvements. Vacant land accounts for roughly 14 percent of land and roughly 17 percent of all the addresses that make up the study area. Many vacant parcels of land were observed during staffs site visit, which is explored later in this report. Existing Land Use Single Family Institutional Vacant Land Multi -Family Low Density Duplex Parking Lots Commercial Multi -Family Medium Density Multi -Family High Density Industrial Total Quarter -Mile Acres 35.5 35.3% 25.5 25.4% 13.8 13.8% 9.2 9.2% 6.6 6.5% 3.5 3.4% 3.0 3.0% 1.9 1.9% 1.0 0.9% 0.5 0.5% 100.5 100% Study Area Addresses 344 82 191 253 90 24 60 70 10 7 1,131 30.4% 7.3% 16.9% 22.4% 8.0% 2.1 % 5.3% 6.2% 0.9% 0.6% 100% Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. - Page 7 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be scheduled for public hearing In accordance with timelines set forth in the City of Miami Cede. The applicade decision -making body will review the information at the public hearing to render a recommendation or a final decis on. PZ-22-15646 07/13/23 Future Land Uses Within the quarter -mile study area, there are seven different Future Land Use designations. The table below displays the breakdown of FLU designations of the land within the study area. It is important to note that while the study area is the same used for the Existing Land Use analysis, the acreage will vary since FLU includes ROW, whereas ELU only covers individual parcels of land/addresses. The table below shows a comparison of the FLU designations of the study area versus citywide. FLU Designation Single Family Residential Duplex Residential Restricted Commercial Major PUBFAC Public Parks & Recreation Low Density Restricted Commercial Medium Density Restricted Commercial Central Business District Conservation General Commercial High Density Multifamily Residential Industrial Light Industrial Low Density Multifamily Residential Medium Density Multifamily Residential Total Study Area Acreage 67.14 30.49 17.95 10.02 4.70 1.10 0.14 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 131.54 cyo 51.0% 23.2% 13.6% 7.6% 3.6% 0.8% 0.1 % 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 100.0% Citywide Acreage 6,177.60 3,994.88 3,790.22 2,107.99 1,320.35 146.50 900.56 199.22 330.14 952.71 168.89 459.67 515.80 54.98 1,440.54 22,560.05 cyo 27.4% 17.7% 16.8% 9.3% 5.9% 0.6% 4.0% 0.9% 1.5% 4.2% 0.7% 2.0% 2.3% 0.2% 6.4% 100.0% The study area is similar to the FLU patterns of the entire City. Both the study area and entire City share the top four largest FLU designations: Single Family; Duplex; Restricted Commercial; and Major Institutional, Public Facilities, Transportation and Utilities. Single Family Residential accounts for nearly one-third of all FLU designations in the City of Miami, making it the largest FLU classification in the City. While Single Family is also the largest category of FLU in the study area, it has a higher concentration in the study area than it does throughout the rest of the City; Single Family Residential comprises over half of all FLU designations in the study area. The study area is overwhelmingly residential with regard to FLU. In fact, Single Family Residential and Duplex Residential combine for over 74 percent of all FLU designations within the study area. The map on the next page shows existing land uses as colored dots overlaid on Future Land Uses. The majority of parcels within the quarter -mile study area have existing land uses Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. - Page 8 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be schebu Led bra public hearing In accordance with timelines set forth in the City of Miami Code. The applicade decision -making body will review the information at the public hearing to render a recommendation or a final tlecid on. PZ-22-15646 07/13/23 compatible with their respected Future Land Use designations. The area is overwhelmingly low density residential with commercial only fronting portions of Grand Avenue and SW 37 Avenue north of Grand Avenue. An interesting observation is the frequency of vacant land with parcels having FLU designations of Single Family Residential or Duplex Residential. Nearly 14 percent of the land in the study area is vacant indicating capacity for residential redevelopment. Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 9 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be schedu led for a public hearing in accordance with timelines set forth in the City of Miami Ccde. The applica de decision -making bcdy will renew the inforrnaton at the public hearing to render a recommendation or a final decision. PZ-22-15646 07/13/23 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 by 23 residents from 19 people under Duplex Residential to potentially 42 people under Low Density Restricted Commercial. Schools On June 28, 2021, Miami -Dade County Public Schools (MDCPS) submitted its findings that it had tested the proposed change of land use and zoning and found that the school system has sufficient capacity to serve the application. Recreation and Open Space The MCNP requires a 10-minute'/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 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 3,866 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 June 2021 concurrency review for this application, the Office of Capital Improvements (OCI) acknowledged that the difference in PM Peak Hour trips is estimated to be approximately 201. OCI's concurrency review also determined the total increase in daily trips to be 2,170. According to Map TR-8 in Appendix TR-1 of the MCNP, SW 37 Avenue, at this location, has a current vehicular LOS of "C." Based on the preliminary analysis, additional information is needed from the applicant to help determine the impact of the proposed FLUM amendment. This information should also include details on mitigating traffic impacts. Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 10 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 PUBL, G 0 a NOTICE This submittal needs to be echedu led for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicxde decision -making bodywkl review the lnfomlatien at the public hearing to render a recommendation or a final decia on. PZ-22-15646 07/13/23 RE V‘`' rEW C°' 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 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. Miami -Dade County Public Schools (MDCPS) submitted its findings that it had tested the proposed change of land use and zoning for Assemblage A and found that the school system has sufficient capacity to serve the application. The City of Miami 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 "Low Density Restricted Commercial" introduces a plethora of commercial uses that are currently prohibited. In addition to new uses, the change from Duplex Residential to Low Density Restricted Commercial also increases the density from 18 dwelling units per acre to 36 dwelling units per acre. The new FLU designation would allow for a mix of uses that is currently prohibited. Currently, the Property is vacant land that is underutilized. The vacant land does not provide any amenities to the surrounding neighborhood, nor does it provide housing. Amending the FLUM of the MNCP promotes revitalization Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 1 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs to be schebu Led bra public hearing In accordance with timelines set forth in the City of Miami Code. The applicade decision -making body will review the information at the public hearing to render a recommendation or a final tlecid on. PZ-22-15646 07/13/23 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." 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 On April 23, 2020, the City Commission adopted Resolution No. R-20-0131, which found that the West Grove has been plagued by economic blight. Amending the FLUM of Assemblage A from "Duplex Residential" to "Low 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. 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 Low Density Restricted Commercial will encourage infill and redevelopment within the Urban Infill Area and 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. Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 12 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 PUBL, Co 0 a. NOTICE This submittal needs to be echedu led for a public hearing in accordance with timelines set forth in the City of Miami Cede. The applica de decision -making body wkl review the Information at the public hearing to render a recommendation or a final decia on. PZ-22-15646 07/13/23 RE rEW 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' 37 and 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: 7F35C{€g.6G.6g4 F. Lakisha Hull, AICP, LEED AP BD+C Planning Director p-DocuSigned by: Su- SfulAkr �RA7SrOrF�EZE446 Sevanne Steiner, CNU-A Assistant Director by: cDocuSigned it�l�ti Turp.A.yu 7/4€.A.64'€A42, 2A40A... Vickie Toranzo Chief of Land Development Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 13 AERIAL E P LAN I D : PZ-22-15646 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3424 SW 37 AV; 3442 SW 37 AV; 3714 Washington AV; 3718 Washington AV; 3719 Thomas AV 0 125 250 500 Feet This submitlal needs to be scbedu led for a public hearing in accordance with timelines set forth in the Cry of Miami Cede. The applicade decision -making bcdy will renew the information at the public hearing to render a recommendation or a final tlecia on. PZ-22-15646 07/13/23 I I 11 °Sh1-HRc 4Ctti! / FUTURE LAND USE MAP (EXISTING) E P LAN I D : PZ-22-15646 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3424 SW 37 AV; 3442 SW 37 AV; 3714 Washington AV; 3718 Washington AV; 3719 Thomas AV 0 125 250 500 Feet Public Parks _and_Recreation This submittal needs to be schedu led tor a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision -making bedy will renew the information al the public hearing to render a recommendation or a final tlecisl on. PZ-22-15646 07/13/23 Sing e Family - Residential FUTURE LAND USE MAP (PROPOSED) E P LAN I D : PZ-22-15646 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3424 SW 37 AV; 3442 SW 37 AV; 3714 Washington AV; 3718 Washington AV; 3719 Thomas AV 0 125 250 500 Feet Restricted CommerIcial Public Parks _and_Recreation This submittal needs to be schedu led tor a public hearing in accordance with timelines set forth in the City of Miami Code. The applicade decision -making bedy will renew the information al the public hearing to render a recommendation or a final tlecisl on. PZ-22-15646 07/13/23 Sing e Family - Residential