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ANALYSIS FOR FUTURE LAND USE
CHANGE REQUEST
FILE ID: 15-00090lu
APPLICANT: Mario Garcia -Serra on behalf of the Morgan Group (the "Applicant")
LOCATION: Approximately 3650 Bird Road ZIP: 33133
NET DISTRICT OFFICE: Coral Way NET COMMISSION DISTRICT: District 3
REQUEST
The proposal is for a change to the Future Land Use Map of the Miami Comprehensive
Neighborhood Plan designation of certain property from "Light Industrial" to "Restricted
Commercial". (A complete legal description is on file at the Hearing Boards Office).
The subject property is one parcel of approximately 104,377 sq.ft or 2.39 ± acres'. The
property is an irregular parcel bounded by Bird Road to the north, by the Metro Rail to
the east and south, and by S. Douglas Road to the east, less the northwest square
portion of approximately 129.02 ft x 121.02 ft. (15,609 ±sq.ft.).
FUTURE LAND USE
Miami Comprehensive Neighborhood Plan (MCNP) Policy LU -1.6.1 established future
land use categories according to the 2020 Future Land Use Map and the "Interpretation
of the Future Land Use Map."
"Light Industrial (LI): The primary intent of the land use classification is to allow mixed
use development within this land use classification, and further, to facilitate the ability of
developing a mixed occupancy within a unit in which more than one type of use is
provided under Live/Work or Work/Live zoning districts of the City's land development
regulations. Areas designated as "Light Industrial" allow all activities included in the
"Restricted Commercial" and "General Commercial" designations, as well as wholesaling
and distribution activities that generally serve the needs of other businesses; generally
require on and off loading facilities; and benefit from close proximity to general
commercial areas. These commercial activities (beyond those permitted in the
"Restricted Commercial" and "General Commercial" designations) include retailing of
second hand items, new and used vehicle sales, parking lots and garages, wholesaling,
' Information provided by Survey submitted as part of the application.
City _of Miami
Planning and Zoning Departmenf
IDivisian 'Of Land Devc0oakment
warehousing, light manufacturing and assembly and other activities whose scale of
operation and land use impacts are similar to those uses described above.
This category also allows commercial marinas and living quarters on vessels for
transients. This land use category shall not permit storing, packaging, handling,
processing or distribution of explosive, flammable or otherwise hazardous materials;
scrap yards; and health clinics.
The hazard level of an activity shall be one of the determining factors as to whether that
activity shall be permissible within a Light Industrial district; the detailed provisions of the
applicable land development regulations shall prohibit high-level hazard activities within
live/work developments.
Areas designated as "Light Industrial" allow residential uses to a maximum density of 36
dwelling units per acre, and the nonresidential portions of developments within areas
designated as "Light Industrial" allow a maximum floor lot ratio (FLR) of 10.0 times the
net lot area of the subject property Affordable housing developments that are certified by
the City as having a complete application for development as of the effective date of the
proposed Land Development
Regulations shall be permitted with densities up to 150 dwelling units per acre but must
obtain all building permits by December 17, 2012, at which time any rights herein to
building permits shall expire.
All such uses and mixes of uses shall be subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of
service for facilities and services included in the City's adopted concurrency
management requirements. 112
"Areas designated as "Restricted Commercial" allow residential uses (except rescue
missions) to a maximum density equivalent to "High Density Multifamily Residential"
subject to the same limiting conditions and a finding by the Planning Director that the
proposed site's proximity to other residentially zoned property makes it a logical
extension or continuation of existing residential development and that adequate services
and amenities exist in the adjacent area to accommodate the needs of potential
residents; transitory residential facilities such as hotels and motels. This category also
allows general office use; clinics and laboratories, auditoriums, libraries, convention
facilities, places of worship, and primary and secondary schools. Also allowed are
commercial activities that generally serve the daily retailing and service needs of the
public, typically requiring easy access by personal auto, and 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.
2 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. July 2010. "Light
Industrial (LI)"
15-000901 u
Page 2 of 5
The nonresidential portions of developments within areas designated as "Restricted
Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the
subject property; such FLR may be increased upon compliance with the detailed
provisions of the applicable land development regulations; however, may not exceed a
total FLR of 11.0 times the net lot area of the subject property. Properties designated as
"Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of
17.0 times the net lot area of the subject property. Properties designated as "Restricted
Commercial" in the Urban Central Business District and Buena Vista Yards Regional
Activity Center allows a maximum floor lot ratio (FLR) of 37.0 times the net lot area of
the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of
service for facilities and services included in the City's adopted concurrency
management requirements.
Nonresidential floor area is the floor area that supports nonresidential uses within the
inside perimeter of the outside walls of the building including hallways, stairs, closets,
thickness of walls, columns and other features, and parking and loading areas, and
excluding only open air corridors, porches, balconies and roof areas." 3
DISCUSSION
The site and the surrounding areas to the north, east, and south / southwest are
designated "Light Industrial"; properties to the west are designated "Light Industrial" and
"Restricted Commercial". The property designated Restricted Commercial to the west,
recently changed its designation coming from "Light Industrial".
The subject property is located within a changing area that is evolving from "Light
Industrial" to "Restricted Commercial" and the zoning designation is changing from D1 —
"District 1". The proposed designation will be T6-12-0 — "Urban Core -Open" transect
zone as well. On its meeting of March 5, 2014 the PZAB recommended for approval, by
a vote of 8-0, the land use change from "Light Industrial" to "Restricted Commercial" of
the properties located approximately 3734, 3736, 3750 Bird Road, 3031 SW 37th Court,
3090 SW 37th Avenue. Subsequently, this land use change was adopted in second
reading by the City Commission on its meeting of May 22, 2014. These properties are
located immediately to the west of the subject property, and influenced the requested
change.
ANALYSIS
• The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Light
Industrial" future land use category allows Live/Work or Work/Live mixed occupancy
structures up to a maximum of 36 dwelling units per acre. The requested "Restricted
3 Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. July 2010. "Restricted
Commercial"
15-00090lu
Page 3 of 5
Commercial" designation allows a density equivalent to "High Density Multifamily
Residential" or 150 dwelling units per acre. The high density allowed in the
"Restricted Commercial" designation is consistent in scale and density with what is
allowed adjacent to the west and south of the subject properties and along a major
commercial corridor like Bird Road.
• MCNP Goal LU -1 states that the City will maintain a land use pattern that (1) protects
and enhances the quality of life in the City's neighborhoods; (2) fosters
redevelopment and revitalization of blighted or declining areas; (3) promotes and
facilitates economic development and the growth of job opportunities in the city; (4)
fosters the growth and development of downtown as a regional center of domestic
and international commerce, culture and entertainment; (5) promotes the efficient
use of land and minimizes land use conflicts while protecting and preserving
residential sections within neighborhoods; (6) protects and conserves the city's
significant natural and coastal resources; and (7) protects the integrity and quality of
the City's existing neighborhoods by insuring public notice, input and appellant rights
regarding changes in existing zoning and land use regulations. The "Restricted
Commercial" uses are consistent with the commercial character existing along this
segment of Bird Road.
• MCNP Land Use Policy LU -1.1.7 states that land development regulations and
policies will allow for the development and redevelopment of well-designed mixed-
use neighborhoods that provide for the full range of residential, office, live/work
spaces, neighborhood retail, and community facilities in a walkable area and that are
amenable to a variety of transportation modes, including pedestrianism, bicycles,
automobiles, and mass transit. The proposed "Restricted Commercial" designation
permits a full range of the above-mentioned uses. The site area is located in close
proximity to various modes of transportation.
• MCNP Land Use Policy LU -1.1.10 states that the City's land development
regulations will encourage high density residential development and redevelopment
in close proximity to Metrorail and Metromover stations (See Transportation Policy
TR -1.5.2 and Housing Policy HO -1.1.9.). The site is located within a half mile of a
Metrorail station. The proposed designation will encourage increased density and
redevelopment near these stations.
• MCNP Land Use Objective LU -1.3 states that the City will continue to encourage
commercial, office and industrial development within existing commercial, office and
industrial areas; increase the utilization and enhance the physical character and
appearance of existing buildings; encourage the development of well-designed,
mixed-use neighborhoods that provide for a variety of uses within a walkable area in
accordance with neighborhood design and development standards adopted as a
result of the amendments to the City's land development regulations and other
initiatives; and concentrate new commercial and industrial activity in areas where the
15-000901 u
Page 4 of 5
city:af 1An#am;
Planning and Zoning D'epartmew
capacity of existing public facilities can meet or exceed the minimum standards for
Level of Service (LOS) adopted in the Capital Improvement Element (CIE).
MCNP Land Use Policy LU -1.3.5 states that the City will continue to promote through
its land development regulations, the creation of high intensity activity centers which
may be characterized by mixed-use and specialty center development. Such activity
centers will be in accordance with the Comprehensive Neighborhood Plan and
neighborhood design and development standards adopted as a result of
amendments to the City's land development regulations and other initiatives
MCNP Land Use Policy LU -1.3.15 states that 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.
• MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that
results in an increase in density or intensity of land use shall be contingent upon
availability of public facilities and services that meet or exceed the minimum LOS
standards adopted in the Capital Improvement Element.
RECOMMENDATION
Based on the aforementioned findings, the Planning Department is recommending
APPROVAL of the amendment as presented.
These findings support the petition that the Future Land Use Map at this location and for
this neighborhood should be changed to the proposed designation.
15-000901 u
Page 5 of 5
FUTURE LAND USE MAP (EXISTING)
W
Low Density a
Restricted —Duplex--- M
Commercial P
Residential w co
V U Q
M Ch M S.wl2�
cn j N BIRD RD conn V�
Q
Light
cn
� M `Industrial �
j cn w
General
PEACOCK AVE `"Commercial
Restricted ,
Commercial 1
)UGLA N
TION CO W
Z SW -SHIPPING AVE
I 150 300 600 Feet ADDRESS: 3650 BIRD ROAD
FUTURE LAND USE MAP (PROPOSED)
FT
W
Low Density a
Restricted Du lex-- M
Commercial P
Residential W N
� a
=
Light = R
M
M Industrial
j N BIRD RD N
Q
Restrictedpr
M Commercial �
Cn
iL g— N w
General a
PEACOCK AVE 'nCommercial "
Restricted
Commercial °�
)UGLA
TION GJ En
y,
Z SW -SHIPPING AVE
f.
0 150 300 60o Feet ADDRESS: 3650 BIRD ROAD
0 1 300 6Feet
I I ADDRESS: 3650 BIRD ROAD
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
Proposal N(15-00090lu IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 03/18/2015 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant Deel Realty LLC, CO Mario Garcia -Serra
RECREATION AND OPEN SPACE
Population Increment, Residents
700
Address: 3650 Bird Road
Space Requirement, acres
0.91
Boundary Streets: North: Bird Roa( East: SW 36 Ave
Excess Capacity Before Change
182.80
South: S. Dixie Hwy. West: SW 37 Ave.
Excess Capacity After Change
181.89
Proposed Change: From: Light Industrial
Concurrency Checkoff
OK
To: Restricted Commercial
POTABLE WATER TRANSMISSION
Existing Designation, Maximum Land Use Intensity
Residential 2.3900 acres @ 36 DU/acre 86 DU's
Population Increment, Residents
700
Peak Hour Person -Trip Generation, Residential 65
Transmission Requirement, gpd
156,850
Other sq.ft. @ FLR 0 sq.ft.
Excess Capacity Before Change >2% above demand
Peak Hour Person -Trip Generation, Other
Excess Capacity After Change >2% above demand
Concurrency Checkoff
OK
Proposed Designation, Maximum Land Use Intensity
Residential 2.3900 acres @ 150 DU/acre 359 DU's
SANITARY SEWER TRANSMISSION
Peak Hour Person -Trip Generation, Residential 190
Population Increment, Residents
700
Other sq.ft. @ FLR 0 sq.ft.
Transmission Requirement, gpd
129,541
Peak Hour Person -Trip Generation, Other 0
Excess Capacity Before Change
See Note 1.
Excess Capacity After Change
See Note 1.
Net Increment With Proposed Change:
Concurrency Checkoff WASA Permit Required
Population 700
STORM SEWER CAPACITY
Dwelling Units 272
Peak Hour Person -Trips 125
Exfiltration System Before Change
On-site
Exfiltration System After Change
On-site
Planning District Coral Way
Concurrency Checkoff
OK
County Wastewater Collection Zone 310
Drainage Subcatchment Basin S2
SOLID WASTE COLLECTION
Solid Waste Collection Route 208
Population Increment, Residents
700
Transportation Corridor Name Bird Road
Solid Waste Generation, tons/year
Excess Capacity Before Change
896
800
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Excess Capacity After Change
(96)
Concurrency Checkoff
OK
Land Use Goal LU -1 (See attachment 1)
TRAFFIC CIRCULATION
Land Use Objective LU -1.1
Land Use Policy 1.1.1
Population Increment, Residents
700
Capital Improvements Goal CI -1
Peak -Hour Person -Trip Generation
125
Capital Improvements Objective CI -1.2
LOS Before Change
B
Capital Improvements Policy 1.2.3 a - g
LOS After Change
B
Concurrency Checkoff
OK
NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority
ASSUMPTIONS AND COMMENTS
nvepartmeVt(wAeAM. Crxcesscapac�iTy,tif eUy,e�Ltl rre�tyya opt yknoIn.y
Population increment is assumed to be all new residents. Peak -period trip
'High Density Multifamily Residential' subject to the same limiting conditions and a finding by the Planning
generation is based on ITE Trip Generation, 5th Edition at 1.4
ppv average
occupancy for private passenger vehicles. Transportation Corridor
capacities
Director that the proposed site's proximity to other residentially zoned property makes it a logical extension
and LOS are from Table PT -2(R1), Transportation Corridors report.
or continuation of existing residential development and the adequated services and amenities exist in the
Potable water and wastewater transmission capacities are in accordance
adfacent area to accommodate me needs of potential residents;transllory resldentlal facilities such as hotel
with Metro -Dade County stated capacities and are assumed correct. Service
and motels; general office use; clinics and laboratories; as well as commercial activities that generally serve the
connections to water and sewer mains are assumed to be of adequate size; if
daily retailing and service needs of the public, and often located along arterial or collector roadway, which
not, new connections are to be installed at owner's expense.
include: general retailing, personal and protesslonal services, real estate, banking, restaurants, saloons and
Recreation/Open Space acreage requirements are assumed with proposed
cafes, general entertainment tacilities, private clubas and recreation facilities, major sports and exhibition or
change made.
entertainment taclllties and other commercial activities whose scale and land use impacts are similar in nature of
those uses described above, auditoriums, libraries, convention facilities, places of workship, and primaryand
secondary schools. I his category also includes commercial mannas and living quarters on vessels as permissible.
Allow a maximum lot floor ratio FLR) of 7.0 times the net lot area of the subiect Prooertv� such FLR may be incre
asetl upon compliance with the detail Provisions of the applicable land development regulations�however. FLK
may not exceed a total FLK of 11 U times the net lot area of the subiect Property. Hroyertles designated as
Kastncted UOmmerCl21 in the Urhan Oentral tlllelneas District and duenayista Yard. regional ActrvltV Genter
allow a maximum floor area lot ratio (F LK) of 37.0 times the net lot area of the subiect property
CM-1—IN 03/13/9
i3�#'�`IA iIAI 1111fE t�)�
w�Ta` t1,:ti<Si 9
Miami Planning, Zoning and Appeals Board
File ID 15-00090lu March 18, 2015 Item PZAB.8
Dr. Ernest Martin offered the following resolution and moved its adoption:
A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OF AN
ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544,
AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN,
PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163,3187, FLORIDA STATUTES,
BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL
PROPERTY LOCATED AT APPROXIMATELY 3650 BIRD ROAD, MIAMI, FLORIDA, LEGALLY DESCRIBED IN
EXHIBIT "A" AND HEREBY ATTACHED, FROM "LIGHT INDUSTRIAL" TO 'RESTRICTED COMMERCIAL";
MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY
CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Upon being seconded by Mr. Juvenal Pina, the motion passed and was adopted by a vote of 8 - 2:
Ms
Mr.
Ms
Mr.
Mr.
Ms
Dr.
Mr.
Mr.
Ms
Mr.
Mr.
Jennifer Ocana Barnes
Chris Collins
Maria Lievano-Cruz
Charles A. Garavaglia
Charles A. Gibson
Maria Beatriz Gutierrez
Ernest Martin
Daniel Milian
Juvenal Pina
Melody L. Torrens
Manuel J. Vadillo
David H. Young
Franisco Garcia, Director
Plan n n"n'd Zoning Department
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Yes
Yes
Absent
Yes
Yes
No
Yes
Absent
Yes
Yes
Yes
No
Executi n Dat
Personally appeared before me, the undersigned authority, Olga Zamora, Clerk of the Planning, Zoning and Appeals Board of the
City of Miami, Florida, and acknowledges that he executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS �WAY OF M&:2C� 2015.
Print Notary Name Notary 15ublic 8tate of Florida
Personally know X or Produced I.D. My Commission Expires:
Type and number of I.D. produced
Did take an oath or Did not take an oath
,�nP. NYow VANFSSATRUJILLO
3: MY COMMISSION ti EE 105250
o EXPIRES: July 11, 2015
9i„C� Bonded Thru Notary Milo Underwriters
-- EXHIBIT A
PROPERTY ADDRESS:
3650 Bird Road, Miami, Florida
LEGAL DESCRIPTION:
TRACT "A" OF "PEACOCK -RICE COMPANY AND R. H. RICE AMENDMENT TO THE H. R. RICE
PLAT', ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7 AT PAGE 91 OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE NORTH 141 FEET AND
THE WEST 20 FEET THEREOF;
AND
TRACT "B° OF "PEACOCK -RICE COMPANY AND R. H: RICE AMENDMENT TO THE H. R. RICE
PLAT' ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 7 AT PAGE 91 OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE NORTH 20 FEET
THEREOF
Rev, 07-2013 8