Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Analysis and Maps (Obsolete)
DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 G ift PPU$l.iC o City of Miami Planning Department NOTICE this submMal needs to be scheduled fora public hearing In accordance Vet tlmelines set forth in the City of Miami Code. The applicable decision -making belly will review the information at the public hearing to rend era recommendation or a final decal on. PZ-22-15646 06/09/23 ReVJEW COvQ 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 This submMal needs to be scheduled fora puboc hearing in accordance Vet timelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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. 111111111 111 o* K_ i11 1 1. _ y. �Ir 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 This submMal needs to be scheduled fora puboc hearing in accordance Vet timelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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 This submMal needs lc be scheduled fora public hearing in accordance wiN VmeLines set forth in the City of Miami Code.The applicable decision -making bcdywill review the infomtalon at the public hearing to render a re:.ommendati on or a final decision. PZ-22-15646 06/09/23 and promote the history of the Island District; and to promote its successful revitalization and restoration. Charles Avenue (originally Evangelist Street) has historically housed some of the original Bahamian settlements within the Village West Island District that occupies the neighborhoods around the intersection of Douglas Road and Grand Avenue. This street has been degraded through demolition, abandonment and redevelopment and thereby diminishing the historic integrity to become a historic district; however, it is of special and substantial public interest due to its historic identity and remaining historic structures. This designation will encourage appropriate infill to preserve the context of historic sites on Charles Avenue, including: the Mariah Brown House, home of the first Bahamian settler; the Historic Black Cemetery; the E.F. Stirrup House, home of the first black doctor; historical churches, and several other historic homes. The Applicant is requesting an amendment to Ordinance No. 10544, the FLUM of the MCNP to change the future land use designation of "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 submMal needs to be scheduled fora puboc hearing in accordance Vet timelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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. GRAI`f? Av VASHINGTON AVE i LLJ 2 U) GRAND AV WASHINGTON AV - D h pI'ex-- Residential Low Density Restricted ICiomi ercial I 0 THQMAS A 1 Figure 2: Existing Future Land Use Map Figure 3: Proposed Future Land Use Map Duplex Residential Low Density Restricted Commercial NEIGHBORHOOD CONTEXT-SOCIODEMOGRAPHICS 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 submMal needs to be scheduled fora puboc hearing in accordance Vet tlmelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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 Topic — 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 tc be scheduled fora public hearing in accordance wiN vmelines set forth in the City of Miami Cede.The applicable decision -making bcdywill review the information at the public hearing to render a recommendation or a final decision. PZ-22-15646 06/09/23 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 staff's site visit, which is explored later in this report. Quarter -Mile Study Area Existing Land Use Acres Addresses Single Family 35.5 35.3% 344 30.4% Institutional 25.5 25.4% 82 7.3% Vacant Land 13.8 13.8% 191 16.9% Multi -Family Low Density 9.2 9.2% 253 22.4% Duplex 6.6 6.5% 90 8.0% Parking Lots 3.5 3.4% 24 2.1% Commercial 3.0 3.0% 60 5.3% Multi -Family Medium Density 1.9 1.9% 70 6.2% Multi -Family High Density 1.0 0.9% 10 0.9% Industrial 0.5 0.5% 7 0.6% Total 100.5 100% 1,131 100% 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 submMal needs to be scheduled fora puboc hearing in accordance Vet timelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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 submMal needs to be scheduled fora puboc hearing in accordance Vet tlmelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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 FLUM Overlaid by Existing Land Uses = Subject Property Mile Study Area r.I17 City Boundary Existing Land Us s • Institutional O Multi -Family High Den Q Multi -Family Lrnu Lens • Multi -Family Med Dens ® Parking Lots $ ar)mrnpr al O Dup,ex • Indlustrizil C 125 259 500 eeL A 111111411 A Disk A,+s C I.i,e'a 'O reti Rb-'f31 CUu, =ate- 111110iiiimdie 11 FrcnrAN: lurim I i.iu•ill ii Llna ir.11l. iii iil.111E111 4 1 P.111 {: Ft 111s & It.- �Q ;kaki ]r, kill dui 9 I .1'.Fr,. 1. I 9— C a u V u Lj U i7 f'f C,1 0 n I Iu,-0 O Tjt 'n J 0 0 0 0 0� Q Single Family O Vaoant Land FLU Designations Public Parr Rec �- ti n91cx'n-1 NOTICE This aubmMal needs to be scheduled fora pubec hearing in accordance Vet tlmelines set forth in the City of Miami Code.The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. Single Family - Res Duplex - Res Low Desn Rest Corn - Restricted 'Commercial Major PUBFP C c3 c?r,rx� 47 oa�l I •• w *44•4 I •iIP NI ii NMI WM I ,_c_o_,. ,_0_0„2:,,. 0 Ci 7 .7 li:w et.i: 4' 11Z,-slrill5' - 1rsJet' ',11 I0` ti 11111111 liiiiii. .1111111. Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 10 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submittal needs tc be scheduled fora public hearing in accordance wiN vmelines set forth in the City of Miami Cede.The applicable decision -making bcdywill review the information at the public hearing to render a recommendation or a final decision. PZ-22-15646 06/09/23 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 11 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submMal needs to be scheduled fora public hearing in accordance wiN Vmetinej Set forth in the City of Miami Code.The applicable decision -making bcdywill review the infomtalon at the public hearing to render a re:.ommendati on or a final decision. PZ-22-15646 06/09/23 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 12 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submMal needs to be scheduled fora puboc hearing in accordance Vet tlmelines set forth in the City of Miami Code. The applicade decision-maNing bodywill review the information at the public hearing to render a recommendation or a final decision. 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 13 DocuSign Envelope ID: ED146181-C114-4753-A602-93E0E0190772 This submmal needs to be scheduled bra public hearing in accordance wit timeline; eel forth in the City of Miami Code.The applicable decision -making bodywill redew the Information at the public hearing to render recommendati on or a final decision. PZ-22-15646 06/09/23 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. 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: FALS6 7F36EE1-0C6CMOF... Lakisha Hull, AICP, LEED AP BD+C Planning Director ,-DocuSigned by: SwatAIAA, Sfuln.t,r `-3��FCoC5�F�E�ti6 Sevanne Steiner, CNU-A Assistant Director DocuSigned by: ')i�lGi Tu�A��u qACAC2CADD2A1OA... Vickie Toranzo Chief of Land Development Staff Analysis Report No. ePlan PZ-22-15646_3424 SW 37 ST et. al. — Page 14 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-22-15646 11/21/2022 City of Miami 3424 SW 37 AV; 3442 SW 37 AV; 3714 Washington AV; 3718 Washington AV; 3719 Thomas AV Boundary Streets: North: South: Washington AV Thomas AV East: West SW 37 AV Brooker ST Existing Future Land Use Designation: Duplex Residential Residential Density: 0.36 acres @ 18 DU/acre Assumed Population Persons 4 DUs Proposed Future Land Use Designation: Low Density Restricted Commercial Residential Density 0.36 acres @ 36 DU/acre 12, DUs Assumed Population with Increase 33 Persons NEIGHBORHOOD INFORMATION Commissioner District Office WASD Sewer Pump Station Basin Moratorium? Drainage Subcatchment Basin Coconut Grove District Office Basin 0011 Yes R2 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 s.< nlOr NOTICE O PUBt. IC tiF 1'A This submittal needs to be scheduled fora public hearing in accord since wM1h timelines set forth in the City of Miami Code. The applica decision -making body wlli renew the Information at the public hearing to render e recommendation or a final decision. PZ-22-15646 V V/ VV/GJ CONCURRENCY ANALYSIS '�'p RFC! EW 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 POTABLE WATER Level of Service standard: 92.05 GCPD Transmission potential with FLUM change 3,038 Policy PW-1.2.1 Excess capacity assumed to be 2% after change Concurrency Test Result: OK SANITARY SEWER TRANSMISSION Level of Service standard: 141 GPCD Policy SS-1.3.1 Excess capacity: See Note 1 below. ConcurrencyTest Result: WASD Permit Required STORM SEWER CAPACITY Exfiltration system before change On -site Exfiltration system after change On -site Concurrency Test Result: OK SOLID WASTE COLLECTION Solid waste generation, 1.28 tons/resident/year 42 Excess capacity before change 800 Excess capacity after change (758) Concurrency Test Result: OK TRANSPORTATION Level of Service standards in Objectives TR-1.6 and TR-1.7 ConcurrencyTest 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. 0 Parks, Recreation, and Open Space Level of S PZ-22-15646 OAK AVE 1111111 FROW AVE 11111111111111111111 FLORIDA AVE 1111101111161 mminom GRAND AVE ■ M MI MN Esther Mae Armbrister Park 1 1 THOMAS AVE FROW AVE 3AV RILE MS Parcel selection Subject Property CHARLES TER _ City -Owned Park I_ 0.25 Mile Walking Distance 0.25 to 0.5 Mile Walking Distance Q Parcel p1111111 -.....' 4 PUBL, NOTICE This submittal needs to be scheduled fora pubic hearing in accordance wilt timelines set forth in the City of Miami Code. The applicable decision -making body will review the Information a the public hearing to render, a recommendat on or a fine l decia on. PZ-22-15646 06/08/23 cots THOMAS AVE WILLIAM AVE CHARLES AVE FRANKLIN AVE N 0 125 250 I I I 500 Feet Created by: City of Miami Planning Department Date created: June 2, 2021 N:APlanning\GIS\Parks\MXD\PARKS_LOS Miami -Dade County Public S: Superintendent of Schools Alberto M. Carvalho June 28, 2021 VIA ELECTRONIC MAIL Mr. Melissa Tapanes BR Zoning Law 200 S. Biscayne Blvd. Ste 300 Miami, FL 33131 mtapanes@brzoninglaw.com giving our studen * Miami -Da Perla Dr. Ste NOTICE This submittal needs to be schedu led tor public hearing in accordance wM timelines set forth in the City of Miami Code.The applicable decision -making body will renew the Information at the public hearing to render a recommended on or a final deed on. Dr. Dorothy Be RE: PUBLIC SCHOOL CONCURRENCY PRELIMINARY ANALYSIS PZ-21-10249-3442 SW 37 AV- PZ-21-10249 LOCATED AT 3442 SW 37 AVENUE PH0121060400269- FOLIO NO.: 0141200070790, 0141200070010, 0141200070200, 0141200070780, 0141200070800, 0141200070810, 0141200070820 Dear Applicant: PZ-22-15646 06/08/23 Christi Fraga Dr. Lubby Navarro Or Marta Pthrea Mari Tare Rojas Luisa Santos Pursuant to State Statutes and the Interlace! 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 34 residential units, which generates 2 students; 2 elementary, 0 middle and 0 senior high students. At this time, all levels have sufficient capacity available to serve the application. 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. Best r an M. odrig-uez,`R A Director Enclosure L-399 cc: Ms. Nathaly Simon City of Miami School Concurrency Master File Planning, Design & Sustainability Ms. Nathaly Simon, Eco-Sustainability Officer • 1450 N.E. 2ne Avenue • Suite 525 • Miami, FL 33132 305-995-7285 •305-995-4760 (FAX) • nsimonl(andadeschools.net Concurrency Management System (CMS) Miami -Dade County Public Schools t}�aac NOTICE This submiltalneeds to be scheduled bra public hexing Miaaccordance vet tlmelmes set forth in the Cityot mi Cade. The appbraae decision -making body wgl rrax.-x rcpuauerieamiyr erwr mmendation ora Anal earlver. Miami -Dade County Public Schools ,, Pz-22-15646 q� .. 06/08/23 Concurrency Management System it" 4Q — t� Preliminary Concurrency Analysis FVIEW G� MDCPS Application Number: PH0121060400269 Local Government (LG): Miami Date Application Received: 6/4/2021 8:45:11 AM LG Application Number: PZ-21-10249 Application: Public Hearing Sub Type: Zoning Type of Applicant's Name: PZ-21-10249/ 3442 SW 37 AV Address/Location: 3442 SW 37 Avenue Miami, Florida 33133 Master Folio Number: 0141200070790 0141200070010, 0141200070200, 0141200070780, 0141200070800, Additional Folio Number(s): 0141200070810, 0141200070820, PROPOSED # OF UNITS 34 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 24 CONCURRENCY SERVICE AREA SCHOOLS CSA Facility Name Net Available Seats Seats LOS Source Type Id Capacity Required Taken Met 721 GEORGE W CARVER ELEMENTARY -90 2 0 NO Current CSA 721 GEORGE W CARVER ELEMENTARY 0 2 0 NO Current CSA Five Year Plan 6741 PONCE DE LEON MIDDLE 112 0 0 YES Current CSA 7071 CORAL GABLES SENIOR -136 0 0 YES Current CSA ADJACENT SERVICE AREA SCHOOLS 1761 DAVID FAIRCHILD ELEMENTARY 136 2 2 YES Acracent CSA *An Im+act reduction of 30.55% included for charter and ma■net schools Schools of Choice . MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL, 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7285 / concurrency@dadeschools.net CITY OF MIAMI, FLORIDA TRANSPORTATION CONCURRENCY MEMORANDUM Sue Trone, AICP Chief, Community Planning FROM: Collin Worth Project Manager, Office of Transportation Management DATE: FILE: SUBJECT: REFERENCES: ENCLOSURES: July 7, 2021 PZ-21-10250 Transportation Concurrency Analysis PZAB File IDs 21-10250 This submittal needs to be scheduled for a public hearing in accordance with timelines set torah in the City of Miami Code.The applica Lie decision -making bodywill rerleta The IntcnnaUon et the public hearing to render a recommendation or a final decid on. PZ-22-15646 06/08/23 Based on existing and proposed FLR and density for the applications for the project located at 3442 SW 37th Avenue, 3735 Washington Avenue, 3719 Thomas Avenue, 3718 Washington Avenue, 3714 Washington Avenue, and 3424 SW 37th Avenue 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 2,170 daily trips and 201 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. DAILY TRIP GENERATION COMPARISON EXISTING DAILY TRIP GENERATION • (i 'IP GENERATION CHARACTERISTICS DIRECTIONAL DISTRIBUTION GROSS VOLUMES MULTIMODAL REDUCTION EXTERNAL TRIPS INTERNAL CAPTURE NET NEW EXTERNAL TRIPS PASS -BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale ITE Units Percent In Out Total Percent MR Trips In Out Total Percent IC Trips In Out Total Percent PB Trips In Out Total In Out G R O U P 9 1 snoppn9 Center 10 820 19.167 ksf 50% 50% 978 978 1,956 0.0% 0 978 978 1,956 0.0% 0 978 978 1,956 0.0% 0 978 978 1,956 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ITE Land Use Code Ra e or Equation Total: 978 978 1,956 8.4% 0 978 978 1,956 0.0% 0 978 978 1,956 0.0% 0 978 978 1,956 820 LN(Y) = 0.68`LN(X)+5.57 PROPOSED DAILY TRIP GENERATION ITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL DISTRIBUTION GROSS VOLUMES MULTIMODAL REDUCTION EXTERNAL TRIPS INTERNAL CAPTURE NET NEW EXTERNAL TRIPS PASS -BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale ITE Units Percent In Out Total Percent MR Trips In Out Total Percent IC Trips In Out Total Percent PB Trips In Out Total In Out G R O U P 2 1 snoppng Center 10 820 57.5 ksf 50% 50% 2,063 2,063 4,126 0.0% 0 2,063 2,063 4,126 0.0% 0 2,063 2,063 4,126 0.0% 0 2,063 2,063 4,126 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ITE Land Use Code Ra e or Equation Total: 2,063 2,063 4,126 8.4% 0 2,063 2,063 4,126 0.0 % 0 2,063 2,063 4,126 0.0 % 0 2,063 2,063 4,126 820 LN(Y) = 0.68`LN(X)+5.57 K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\FLUM\July 2021\TRIP GEN 10_Redevelopment.xlsx: PRINT -DAILY 7/7/2021,2:04 PM IN OUT TOTAL NET NEW TRIPS 1,085 1,085 2,170 AM PEAK HOUR TRIP GENERATION COMPARISON EXISTING WEEKDAY AM PEAK HOUR TRIP GENERATION imefieITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL DISTRIBUTION GROSS VOLUMES MULTIMODAL REDUCTION EXTERNAL TRIPS INTERNAL CAPTURE NET NEW EXTERNAL TRIPS PASS -BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale ITE Units Percent In Out Total Percent MR Trips In Out Total Percent IC Trips In Out Total Percent PB Trips In Out Total In Out G R O U P 1 1 shopping center 10 820 19.167 ksf 62 % 38 % 11 7 18 0.0 % 0 11 7 18 0.0 % 0 11 7 18 0.0 % 0 11 7 18 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ITE Land Use Code Rate or Equation Total: 11 7 18 8.4 % 0 11 7 18 0.0% 0 11 7 18 0.0 % 0 11 7 18 820 Y=0.94(X) PROPOSED WEEKDAY AM PEAK HOUR TRIP GENERATION ITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL DISTRIBUTION GROSS VOLUMES MULTIMODAL REDUCTION EXTERNAL TRIPS INTERNAL CAPTURE NET NEW EXTERNAL TRIPS PASS -BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale ITE Units Percent In Out Total Percent MR Trips In Out Total Percent IC Trips In Out Total Percent PB Trips In Out Total In Out G R O U P 2 1 steeping center 10 820 57.5 ksf 62 % 38 % 33 21 54 0.0 % 0 33 21 54 0.0 % 0 33 21 54 0.0 % 0 33 21 54 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ITE Land Use Code Rate or Equation Total: 33 21 54 8.4% 0 33 21 54 0.0 % 0 33 21 54 0.0 % 0 33 21 54 820 Y=0.94(X) K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence \PLUM \July 2021\TRIP GEN 10_Redevelopment.xlsx: PRINT -AM PEAK HOUR 7/7/2021,2:04 PM IN OUT TOTAL NET NEW TRIPS 22 14 36 PM PEAK HOUR TRIP GENERATION COMPARISON EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION ilefieITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL DISTRIBUTION GROSS VOLUMES MULTIMODAL REDUCTION EXTERNAL TRIPS INTERNAL CAPTURE NET NEW EXTERNAL TRIPS PASS -BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale ITE Units Percent In Out Total Percent MR Trips In Out Total Percent IC Trips In Out Total Percent PB Trips In Out Total In Out G R O U P 1 1 sheeemg center 10 820 19.167 ksf 48% 52% 77 83 160 0.0% 0 77 83 160 0.0% 0 77 83 160 34.0% 54 51 55 106 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ITE Land Use Code Rate or Equation Total: 77 83 160 8.4% 0 77 83 160 0.0% 0 77 83 160 33.8% 54 51 55 106 820 LN(Y) = 0.74*LN(X)+2.89 PROPOSED WEEKDAY PM PEAK HOUR TRIP GENERATION ITE TRIP GENERATION CHARACTERISTICS DIRECTIONAL DISTRIBUTION GROSS VOLUMES MULTIMODAL REDUCTION EXTERNAL TRIPS INTERNAL CAPTURE NET NEW EXTERNAL TRIPS PASS -BY CAPTURE NET NEW EXTERNAL TRIPS Land Use ITE Edition ITE Code Scale ITE Units Percent In Out Total Percent MR Trips In Out Total Percent IC Trips In Out Total Percent PB Trips In Out Total In Out G R O U P 2 1 steeping center 10 820 57.5 ksf 48% 52% 173 188 361 0.0% 0 173 188 361 0.0% 0 173 188 361 34.0% 123 114 124 238 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ITE Land Use Code Rate or Equation Total: 173 188 361 8.4% 0 173 188 361 0.0% 0 173 188 361 34.1% 123 114 124 238 820 LN(Y) = 0.74*LN(X)+2.89 K:\FTL_TPTO\042258128-WO#28 In-house Support\Correspondence\PLUM \July 2021\TRIP GEN 10_Redevelopment.xlsx: PRINT -PM PEAK HOUR 7/7/2021,2:04 PM IN OUT TOTAL NET NEW TRIPS 63 69 132 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15646 COMPREHENSIVE PLAN AMENDMENT ADDRESSES: 3424 SW 37 AV; 3442 SW 37 AVE; 3714 Washington AV; 3718 Washington AV; 3735 Washington AV; 3719 Thomas AV 0 125 250 500 Feet 1 1 1 ► I Single Family Residential FLORIDA AVE Restricted Commercial GRAD AVE WASHINGTON AVE Duplex; - Residential THOMAS AVE SW 37TH'AVE Major Ins1Publi ] Facilities; Trarsp And This submittal needs to be scheau Led for a public hearing in accordance wibi timelines set forth in the City of Miami Code. The applies de decision -making body will review the information at the public hearing to render a recommendation or a final tlecia on. THOMAS AVE PZ-22-15646 06/08/23 WILLIAM AVE CHARLES AVE 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; 3735 Washington AV; 3719 Thomas AV; 3710 Grand AV 0 125 250 500 Feet _Public and GRAND AV Restricted Commercial Vy,SVr v if Dtf pllex-- I IResidential - arks Low I Density Restrict( LCComy ercial 1 THQMAS AV 1 Recreation Major Public Facilities, Transp o This submittal needs to be schedu led tor a public hearing in accordance with timelines set forth in the City of Miami Cede. The applicade decision -making belly will renew the information al the public hearing to render a recommendation or a final tlecisl on. PZ-22-15646 06/08/23 Low Density 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; 3735 Washington AV; 3719 Thomas AV; 3710 Grand AV 0 125 250 500 Feet This submittal needs to be schedu led for a public hearing in accordance wipe timelines set forth in the City of Miami Code. The appliwde de:.ision-making body will renew the Information at the public hearing to render a recommendation or a final decis on. PZ-22-15646 06/08/23