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Home My WebLink AboutStaff Analysis and MapsSTAFF ANALYSIS FOR A COMPREHENSIVE PLAN AMENDMENT Staff Analysis Report No. PZ-25-19405 Location 3691 Southwest 1 Avenue Area 0.172 acres (7,500.00 square feet) Commission District 3 - Joe Carollo Commissioner District Office 3500 Pan American Drive, Miami, FL 33133 Existing FLU Designation Duplex Residential Proposed FLU Designation Public Parks and Recreation Applicant Arthur Noriega V. on behalf of the City of Miami Applicant Representative Jonathan Fanfan, Project Manager jfanfan@miamigov.com Planner Darren Murphy, Planner II dmurphy@miamigov.com Recommendation Approval REQUEST Pursuant to Policy LU-1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Arthur Noriega, V., 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 MCNP to change the designation of the property at 3691 Southwest 1 Avenue, Miami, Florida (the "Property") from "Duplex Residential" to "Public Parks and Recreation" (the "FLUM application"). The proposed FLUM application contains approximately 0.172 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-25-19402). This companion application seeks to change the Property's zoning designation from T3-O (Sub -Urban Transect Zone — Open) to CS (Civic Space Zone). The Property is legally described in the attached Exhibit "A". The table below summarizes the proposed changes, refer to Table 1. COMPANION FLUM APPLICATION This FLUM application for this Property is part of a City -initiated parkland assemblage (referred to as "Woodside Park") with two other properties (3699 Southwest 1 Avenue and 3701 Southwest 1 Avenue) that were part of a previously approved FLUM application under Ordinance 13973, refer to Figure 1. File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 1 of 10 Summary of the Existing and Proposed FLU Designations and Zoning Designations Folio No. Address FLUM Designation M21 Zoning Existing Proposed Existing Proposed 0141390070380 3691 SW 1 AV Duplex Residential Public Parks and Recreation T3-0 CS Table 1: Summary of the Existing and Proposed FLU Designation and M21 Transect Zones The Property is located along the south side of Southwest 1 Avenue east of the City's Shenandoah Neighborhood. The Property is located next to the M-Path and the future Underline Linear Park, which runs parallel to South Dixie Highway (US-1). It is approximately 0.4 miles southwest of the Vizcaya Metrorail Station and one mile north of HCA Florida Mercy Hospital; see Figure 1. Figure 1: Property in red outline; the two (2) linked properties as part of Ordinance 13973, cyan blue outline File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 2 of 10 EXISTING FUTURE LAND USE DESIGNATION The Property currently has a Future Land Use Designation of Duplex Residential. The primary intent of Duplex Residential is the allowance of residential structures of up to two dwelling units each to a maximum density of 18 dwelling units per acre. Below is the excerpt from the MCNP that defines the Duplex Residential FLU Designation. 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 shall 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). PROPOSED FUTURE LAND USE DESIGNATION The proposed designation of Public Parks & Recreation allows the following: The primary intent of this land use classification is to conserve open space and green spaces of a park while allowing access and uses which shall not interfere with the preservation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may cover no more than 25% of the park land area (See related Policy PR-2.1.3.). Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, park shelters, event spaces, pet areas, playgrounds, canoe, kayak, and other recreational trails and launches, small concession stands, restrooms, indoor and outdoor gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is determined that conducting such commercial photography shall not File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 3 of 10 endanger significant environmental features within the area. [Added 3/23/99 by Ordinance 11782.] The maps below show (refer to Figures 2 and 3) the existing and proposed future land use designations for the Property. Figure 2: Existing Future Land Use Map (Duplex Residential) — weighted black outline V Figure 3: Future Land Use Map (Public Parks and Recreation) — weighted black outline NEIGHBORHOOD CONTEXT The Property is in the East Shenandoah neighborhood, which is bordered by "The Roads" to the northwest, Coral Way to the west, Coconut Grove to the south, and the intersection of Coral Way and Shenandoah to the north. A mixture of duplexes and single-family homes characterizes this neighborhood. Local Amenities and Infrastructure: • Commercial/Multifamily: Southwest 17 Avenue, two blocks west, offers commercial uses and multifamily lots. • Transit -Oriented Development: The site's proximity to the Miami -Dade County Vizcaya Metrorail station, located directly northeast, positions it as a transit -oriented development area. • Recreational: The future Underline Linear Park, situated beneath the Metrorail, will feature walking and biking paths, as well as recreational programming, connecting downtown Miami to Dadeland. File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 4 of 10 • Major Roadways: South Dixie Highway (US-1) runs parallel to The Underline, separating the site from Coconut Grove. Southwest 22 Street (Coral Way), four blocks north, is a significant transit corridor and commercial thoroughfare. Transit Accessibility: • Miami Trolley (Coral Way Route): A stop at the Vizcaya Metrorail Station is approximately 0.4 miles (less than a ten-minute walk) from the Property. • Miami -Dade Metrobus: The 12 and 17 Bus Routes have stops at Southwest 22 Street which are also within a ten-minute walk. This Property is also interconnected to other local and regional destinations, including Carol City, Northside Shopping Center, Allapattah, Civic Center, Mercy Hospital, Liberty City, Downtown, Brickell, Coral Way, and the City of Coral Gables. SOCIOECONOMIC AND DEMOGRAPHIC ANALYSIS Planning Department staff utilized the United States Census Bureau's 2019-2023 American Community Survey (ACS) 5-Year Estimates. Moreover, the Planning Department staff identified this Property as being located within Census Tract 12086006715 (the "Census Tract"). The Planning Department then utilized specific sociodemographic variables to compare this Census Tract with the City of Miami, as shown in Table 2. Topic Census Tract City of Miami Population 3,879 446,663 Number of Households 1,821 190,282 Average Household Size 2.11 2.3 Number of Housing Units 1,984 219,809 Median Family Income* $113,555 $64,816 Percent of People Under the Poverty Line 10.64% 19.2% Owner -Occupied Housing 41.68% 30.73% Renter -Occupied Housing 58.32% 69.27% Vacant Housing 8.22% 13.43% Median Gross Rent $2,369 $1,657 Percent Housing Units With "0" Vehicles 2.14% 17.54% Table 2: Summary of Census Data for Subject Census Tract: 12086006715 *Area Median Income (AMI) is $87,200 (Source: Miami -Dade County, Public Housing & Community Development, May 1, 2025) GEOSPATIAL ANALYSIS: EXISTING LAND USE INVENTORY AND ASSOCIATED BUILDING FUNCTION CATEGORIES. The Planning Department staff conducted a Geospatial Analysis involving a 0.25-mile radius (the "Study Area") around the Property to understand how the existing Future Land Use designations and their associated Building Function Categories, as outlined in Article 4, Table 3 of the Miami 21 Code, are distributed. Using the Miami -Dade County Property Appraiser's File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 5 of 10 :f ,tea I ▪ J County Land Use Code, which serves for property classification and assessment, the Planning Department staff created a frequency table to organize and summarize data by showing the occurrence of each Building Function value in the dataset, while reclassifying it according to the Building Function Uses specified in the Miami 21 Code, as shown in Table 3 and Figure 4. Building Function Use Property Address Count Percentage Residential 886 82.2% Office 134 12.4% Commercial 40 3.7% Civil Support 15 1.4% Civic 3 0.3% Total 1,078 100.0% Table 3: Study Area: Existing Land Use Inventory of Addresses and their associated Building Function Categories • pTvet=•x• nuah: Sr l�':Y ••Y� t _J IJ V.t G.,M.j Rqr. Mar.! imr•s • '.Fy•nick 3x-01.rY■ njlh0114,. FLUM Ov4arlaid by E,iis.ting Land Lisa 3631 SIN 1 AV Quarter Mira Buffer •:T,}I4, T.Ii•R-=k;°.I -}•r,. Y.-;ee r nL IT 4 WJ*GAT t 7L{iX :, IP •WC V.-L4.}. T ::i.:k"Iil. it :YI:IK, I IrI. II .• -;J ■ Imo.7.1rmi{ s, Arc▪ , • •*.■ 41,*1....,, * • • #' I* • •• ... ■x •■• ■ • i,�r • • I._ * �.s.. •a. Q ' ir **too. • • • Y _I ICI ; # ;* • ;��;°• •— • • • .Ir. • ■1". •• I , I • • ■ ■ • • • •,#„s.v • •.. • • *..• • m.• •4 "F • I L . Figure 4: Study Area including Future Land Use designations & associated, enabling Building Function Uses File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 6 of 10 Based on Table 2 and Figure 4, the predominant Building Function Use category is "Residential," accounting for 82.2 percent of the properties within this Study Area. GEOSPATIAL ANALYSIS: FUTURE LAND USE INVENTORY Using the same Study Area, the Planning Department staff performed another Geospatial Analysis that counted the Future Land Use designations utilizing a frequency table, which sorts and summarizes the data, showing how often each Future Land Use designation appears in the dataset. Refer to Table 4 and Figure 4. FLU Description Property Count Percent Single Family Residential 261 53.05% Duplex Residential 190 38.62% Restricted Commercial 39 7.93% Public Parks and Recreation 2 0.41% Total Table 4: Study Area: Future Land Use designations summarized data by area. 492 100.00% The two largest Future Land Use designations are "Duplex Residential" and "Single Family Residential," accounting for 91.67 percent of the Study Area's Future Land Use designations. Furthermore, these two (2) Future Land Use designations spatially correspond with Table 3 and Figure 4. SITE VISIT Below are photos taken by staff during a 2023 site visit to the future City park — "Woodland Park," as shown in Figures 5 & 6. Figure 5: The current Property, looking directly eastward at the entrance of the Property, several large canopy trees currently exist on -site Figure 6: The adjacent two (2) properties (3699 SW 1 Av and 3701 SW 1 Av) as part of Ordinance 13973. File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 7 of 10 CONCURRENCY ANALYSES The Planning Department tested levels of service as required for this application. The Levels of Service (LOS) testing is based on a potential increase in population. For this request, all residential density would be eliminated under the proposed FLU designation. Therefore, the only concurrency testing required is for Transportation Concurrency testing. School, School concurrency is not required because the request reduces density from 18 du/ac to zero (0). Recreation and Open Space The MCNP requires a 10-minute, Y2-mile barrier -free walk to a park entrance to meet public Levels of Service (LOS). While the Subject Property itself does not require Recreation and Open Space concurrency testing, Planning Department staff did conduct a GIS analysis to determine that there are currently no parks within a ten-minute walking distance of the site. otable Water Potable Water concurrency testing is not required because the request reduces density from 18 du/ac to zero (0). Sanitary Sewer Transmission Sanitary Sewer Transmission concurrency testing is not required because the request reduces density from 18 du/ac to zero (0). Solid Waste Collection Solid Waste Collection concurrency testing is not required because the request reduces density from 18 du/ac to zero (0). Transportation Based on existing and proposed FLR and density for the applications for the project located at 3691 SW 1st Avenue, the maximum potential impact as it relates to trip generation was calculated. The proposed FLR and density have the potential to result in a decrease of 22 daily 1 AM trips and 2 PM trips. At the time of redevelopment, a traffic study may still be required. The traffic study should include traffic mitigation if significant impacts on operating levels of service are identified. Storm Surge & Coastal High Hazard Area The proposed Future Land Use designation of "Public Parks and Recreation" prohibits residential density. Therefore, concurrency testing is not required. COMPREHENSIVE PLAN ANALYSIS The following is an analysis of the application related to the Goals, Objectives, and Policies of the MCNP. File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 8 of 10 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 Map by the Planning Department shall require a Level of Service (LOS) review and a finding from the Planning Department that the proposed amendment shall not result in a LOS that falls below the adopted minimum standards described in Policy CI- 1.2.3, and shall not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department shall forward a recommended action on said amendment to the Planning, Zoning and Appeals Board, which shall then forward its recommendation to the City Commission." Analysis 1 The City of Miami's Department of Resilience and Public Works, Traffic Engineering Section, provided a Memorandum for the Transportation LOS for this application and found that the proposed FLR and density have the potential to result in a decrease of 22 daily 1 AM trips and 2 PM trips. This concurrency analysis is attached separately. No other level -of -service testing is required due to the residential density decreasing to zero dwelling units per acre. See Attachment 1. Finding 1 Staff find the request consistent with Policy LU-1.6.4. Criteria 2 Policy PR-1.1.2: "The City shall focus on park land acquisition according to the priorities and recommendations established in the latest adopted Master Plan or subsequent updates, including but not limited to the need for neighborhood parks, mini -parks, linear parks, dog parks, and natural areas." Analysis 2 The proposed FLUM amendment from "Duplex Residential" to "Public Parks and Recreation" is the result of the City of Miami's parkland acquisition efforts to increase parkland in underserved areas. Currently, there are no parks within a 10-minute walk from the Subject Property. The nearest municipal park is Silver Bluff Mini Park, which is over half a mile west of the Property. Finding 2 Staff find the request consistent with Policy PR-1.1.2. Criteria 3 Policy LU-1.3.15: "The City shall continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, entertainment, housing, and recreation in close proximity to each other." Analysis 3 The Subject Property is in a residential neighborhood. Amending the FLUM of the MCNP for the Subject Property from "Duplex Residential" to "Public Parks and Recreation" would provide a recreational amenity to the surrounding residential neighborhood. Residents of the surrounding residential neighborhoods would have a park within walking and biking distance from their homes, which they currently lack. Amending the FLUM for the Subject Property from "Duplex Residential" to "Public Parks and Recreation" would enhance the existing neighborhood by adding a recreational use close to the existing residential and commercial uses. Finding 3 Staff find the request consistent with Policy LU-1.3.15. File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 9 of 10 CONCLUSION & RECOMMENDATION Following an analysis of the area's context and alignment with the goals and objectives of the Miami Comprehensive Neighborhood Plan (MCNP), the request to amend the Future Land Use Map (FLUM) for the property located at 3691 Southwest 1st Avenue, Miami, Florida 33145 (the "Property") from "Duplex Residential" to "Public Parks and Recreation" is fully justified. The surrounding area currently lacks sufficient municipal park and recreation space, and the community has expressed strong support for establishing a new park at this location. In conclusion, with this FLUM application, the City -initiated parkland assemblage, comprising these three properties at 3691 Southwest 1 Avenue, 3699 Southwest 1 Avenue, and 3701 Southwest 1 Avenue, will be completed. As a result, this future City park will provide essential green and recreational space for residents within walking and biking distance, many of whom are currently underserved. Additionally, it will offer a secondary recreational option for residents already served by nearby parks, thus enhancing the overall neighborhood experience. Based on the above background information, the Planning Department recommends Approval of the request to amend the FLUM of the Property located at 3691 Southwest 1 Avenue, Miami, Florida 33145 from "Duplex Residential" to "Public Parks and Recreation." DocuSigned by: n rfio-i'69s,,Aa4s6... David Snow Planning Director r..._—,,D,,ocruSigned by Utialn.�n,t, 5CAC' F teeneEms, �36... Sevanne r, CNU-A Assistant Director DocuSigned by: D rra a nupiy Planner II Attachments: Exhibit A — Legal Description Attachment 1 — Concurrency Analyses File ID # PZ-25-19405: 3691 SW 1 AV -Comprehensive Plan Application Page 10 of 10 AERIAL EPLAN ID: PZ-25-19405 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 3691 SW 1 AV 0 95 190 380 Feet I 1 FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-25-19405 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 3691 SW 1 AV 0 95 190 380 Feet I 1 Duplex - Residential FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-25-19405 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 3691 SW 1 AV 0 95 190 380 Feet I 1 Duplex - Residential