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HomeMy WebLinkAboutAnalysis, Maps & PZAB Resoi City of Miami e,, P,I Planning and, Zoning Department «� +• Division of Land Development ANALYSIS FOR FUTURE LAND USE MAP CHANGE LOCATION: 22 & 25 NW 31St Street; 20 & 28 NW 32nf Street, Miami, FL, 33176 FILE ID: 15-00083lu APPLICANT: Steven J. Wernick, Esq., on behalf of Miami -Dade County, 31St Streets LLC, Gabin Investments Inc. COMMISSION DISTRICT: District 5 NET OFFICE: Wynwood 1 Edgewater LAND USE DESIGNATION: Duplex Residential REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of four (4) properties from "Duplex Residential" to "Low Density Restricted Commercial". (A complete legal description is on file at the Hearing Boards Office). 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." "Areas designated as `Duplex Residential' allow residential structures of up to two (2) dwelling units each to a maximum density of eighteen (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 (fourteen (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 qty of &g"t Ci Pllni Zoning Fr slut Division of Lanionnkent 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)."' "Areas designated as "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories 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 auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. 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. DISCUSSION The subject area consists of four (4) parcels comprising approximately 1.13 acres (49.357 square feet). The parcels are located directly west from North Miami Avenue, comprising the blocks between NW 31St Street to the south and NW 32nd Street to the north. The subject parcels are designated "Duplex Residential The abutting properties immediately to the north, and west, are also designated "Duplex Residential". The abutting properties to the east are designated "General Commercial"; and the abutting properties due south of the subject area are designated "Medium Density Multifamily Residential'. There are two higher density activity centers around this area, Buena Vista Regional Activity Center (RAC) located east of North Miami Avenue, designated as Restricted Commercial, and NW 2nd Avenue located to the west. Buena Vista RAC is a major development located in Midtown Miami West Special District, consisting of several blocks of shopping malls, restaurants, bars, residential towers and commercial establishments. NW 211 Avenue contains a vibrant commercial corridor along its avenue, with many active small business, Civic Centers and Recreational Areas. Miami Comprehensive Neighborhood Plan. Goals Objectives Policies. January 2013. "Duplex Residential" File Id. 15-00083lu Page 2 of 5 City walew�i lin and Zoning Department,, (>iii oaf' .rand V-e-vefoDment EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Sub ect Pro erties: Duplex Residential Zone Maximum of 18 D.U. per acre Surrounding Properties NORTH: Duplex Residential. Maximum of 18 D.U. per acre SOUTH: Medium Density Multi -Family Residential. Maximum of 65 D.U. per acre EAST: General Commercial. Maximum of 65 D.0 per acre WEST: Duplex Residential. Maximum of 18 D.U. per acre ANALYSIS ZONING Subiect Properties: T3-0: (Sub -Urban Open)Transect Zone Surrounding Properties NORTH: T3-0; (Sub -Urban Open) Transect Zone SOUTH: T4 -R; (General Urban Restricted) Transect Zone EAST: T5-0; (Urban Center Open) Transect Zone WEST: T3-0; (Sub -Urban Open) Transect Zone The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Residential' future land use category allows residential structures of up to two dwelling units each up to a maximum density of 18 dwelling units per acre. The requested "Low Density Restricted Commercial" designation allows residential structures up to a maximum density of 36 dwelling units per acre. The higher density allowed in the "Low Density Restricted Commercial" designation is consistent in scale and density with what is allowed to the south of the subject property (Medium Density Multifamily Residential) and to the east of the property (General Commercial). MCNP Land Use Policy LU -1.1.1 states that development orders authorizing new development or redevelopment that results in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the Capital Improvements Element (CIE), specifically sanitary sewer, solid waste, storm water, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the CIE, or guaranteed in an enforceable agreement. The public services and facilities will include public schools when the Miami -Dade County School Board and local governments in the county implement school concurrency pursuant to paragraph 163.3177(12)(i), F.S. The subject site is slightly larger than an acre. The intensity of this land use change, and File Id. 15-00083iu Page 3 of 5 CKY 01, VJi4amE [G n % g and, Zordrit D f lrfrrr 6 f, constituent increase in density of 36 dwelling units per acre, will have a minimal impact on the aforementioned concurrencies. 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 "Low Density Restricted Commercial" designation allows 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 roadways. The subject parcels are located west of North Miami Avenue, considered a major thoroughfare that provides easy avenue between Downtown and southern Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the west and the General Commercial to the east. Furthermore, the subject site is located in close proximity to various modes of public transportation. 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 capacity of existing public facilities can meet or exceed the minimum standards for Level of Service (LOS% adopted in the Capital Improvement Element (CIE). The subject site will allow the introduction of a variety of new commercial activities, contributing to the objective of building a mixed-use walkable neighborhood that connects the area with nearby Wynwood and Midtown Miami. • Policy L.0-1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on "pedestrian streets" through land development regulations. • Policy LU -1.3.95 —The City will continue to encourage a development patterns 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. • The Miami 21 zoning designation currently approved for these parcels is T3-0 — "Sub - Urban -Open". The proposed designation will change to T4 -L — "General Urban - Limited" transect zone. File Id. 15-00083lu Page 4of5 City I1`7i:�f RECOMMENDATION Based on the aforementioned findings, the Planning Department is recommending APPROVAL of the amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed to the proposed designation. Christopher Brimo Chief of Land Development L. Vicentini 5/11/2015 File Id. 15-00083[u Page 5 of 5 FUTURE LAND USE MAP (EXISTING) Public Parks and Recreation II NW 33RD ST NW 32ND ST II NW 31 ST ST 7� LIE11 NW 34TH ST w Q W LLMI � Lt z NW 33RD ST LU Q W z NW 32ND ST LU u lex R sid tial F'- Z w Ca z N W 316181 NW 29TH ST vena tAC NE 29TH ST 0 150 300 600 Feet I I I I I I I I I ADDRESS: 22-25 NW 31 STAND 20-28 NW 32 ST 0 NW 32N T►S H U) r Wj34TH ST, 33RD N W,32 N DIST 31 SM S PNW't29THCST, j 150 300 600 Feet i � rte► L' NE -34TH ST, lot R Vit. tl i.. *NE., 32ND ST W ,_ ' NE 31ST'ST Z y rte+ d1 1 W j ADDRESS: 22-25 NW 31 STAND 20-28 NW 32 ST Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-15-024 File ID 15-00083lu May 20, 2015 Item PZAB.5 Mr. Juvenal Piha 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 PROPERTIES LOCATED AT APPROXIMATELY 22 & 25 NORTHWEST 31ST STREET AND 20 & 28 NORTHWEST 32ND STREET, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A, HEREBY ATTACHED, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Mr. Chris Collins, the motion passed and was adopted by a vote of 7 - 0: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr, Charles A. Garavaglia Mr. Charles A. Gibson Ms. Maria Beatriz Gutierrez Dr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Pina Ms. Melody L. Torrens Mr. Manuel J. Vadillo David H. Young Franc cp,:Garcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Yes Yes Absent Yes Absent Absent Yes Yes Yes Absent Yes Absent F _ � s L Execution Date 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. t rt,} SWORN AND SUBSCRIBED BEFORE ME THIS, DAY OF Mef..,u 12015. Print Notary Name Notary Publi6 State of Florida Personally know C>� or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath c� My Commission Expires: A«s+'ry, VANESSATRUJILLO * MY COMMISSION # FF 229944 a rn< EXPIRES: July 11, 2019 4P„t�`n Bonded Thru Notary Public Undenx�iters Exhibit A — Addresses and Legal Description Subject Property: r� 22 NW 31 Street 25 NW 31 Street 20 NW 32 Street 28 NW 32 Street Legal Description: Folio 01-3125-028-0020 Folio 01-3125-027-0250 Folio 0 1 -3125-027-0080 Folio 01-3125-027-0070 �\ Lots 4, 5, 6, Block 1, Saint James Park, According to the Plat thereof as recorded in Plat Book 3, 1 Page(s) 65, of the Public Records of Miami -Dade County, Florida. Lots 30 and 31 and the South 43.57 feet of Lots 12 and 13, in Block "A",of Price's Addition to i St. James Park, according to the Plat thereof, as recorded in Plat Book 4 at Page 47 of the Public Records of Miami -Dade County, Florida. The North 100 feet of the Lots 12 and 13, Block A, of PRICE'S ADDITION TO ST. JAMES 7 PARK, according to the Plat thereof, as recorded in Plat Book 4, at Page 47, of the Public Records of Miami -Dade County, Florida. 26746877;1 } CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Pio poa.I N� 15-00083„ IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Dat,: 04/29/2015 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant St—, W,,,,,k, Esq. ,n b,haIf of 31 st ST R,sid,,,,,s, Mia — Dad, t, RECREATION AND OPEN SPACE Population R,sid—, 52 Add11ss: 20 & 25 NW 31 ST and 20 & 28 NW 32 ST Spa„ R,q„i,„n,nt, a, 0.07 Bo,,,,da1y Sty„ : Norah: NW 32 S East: N Mia,ni A— Ex„aa Capa,ity B,f Chang, 182.80 Solth: NW 30 ST W,st: NW 1 Ate, Ex„ss Capa,ityAft— Chang, 182.73 P—pos,d Chang,: F-: Dupl R,s d,ntial Con,,,..,n,y Ch„k,ff OK To. Low-D,naity R,st­Co,n Existing Designation, M­,n,,,n Land Us, Int,n—ty POTABLE WATER TRANSMISSION R—d,ntiai 1.1300 @ 18 DU/a,., 20 DU's Population Inge,n,nt, R,s­ 52 P,ak Ho„, P-on -Tip G --ton, R,sid—t— 16 T---., R,q„ �„n,nt, gpd 11,709 Other q.ft. `. FLR 0 sq.ft, Excess Capacity Before Chang, >2% above demand Peak Ho„, Pegs Tip G --t—, Other Ex, Capa,ity Aft, Chang, >2% ab,ve d,.nand Con,...,n,y Ch„Koff OK P—posed Designation, M-- Land Us, Intensity R,sid,ntiai 1.1300 a, ,s@ 36 DU/ae., 41 DU's SANITARY SEWER TRANSMISSION Peak Ho„, P-on -Tip G,n,—ion, R,sid,ntiai 31 Population In, e n,nt, Residents 52 Oth,„ q.ft. FLR 0 sq,ft, Tans,n­R,q„i„,m,,,t, gpd 9,671 Peak Ho„, P-on -Tip G --tion, Oth— 0 Exe,ss Capaeity B,f Chang, S„ Not, 1. Exe,ss CapaeityAft— Chang, S„ Not, 1. N,t Inge, — With P—posed Change: Cone„..,ney Ch„Koff WASA P-- R,q,,,d Pop ­t on 52 D—ii, Units 20 STORM SEWER CAPACITY Peak Ho„, Person -Tips 14 Exfilt—tion Syst„n B,f Change 0'-s Exfilt—tion System After Change On-site Planning District Wynwood/Edgew r C oncurrenc y Checkoff OK C.„ntyWast,.,..a Col,,tionZon, 308 D,ai„ag, Subeateh—t Basi„ H2 SOLID WASTE COLLECTION Selid Wast, C,I,etion Rote 110 Pep„ ation In, e n, , Residents 52 Tanspo—tion C.—de, Nam, N. M- Ate, S—d Wast, G --t—, tons/y,a 67 Excess Capacity Before Chang, 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Exe,ss Capaeity Aft, Chang, 733 Cone„..,ney Ch„Koff OK Land Us, IS— LU -1 (S„ attaehm,nt 1) Land Us, Objet LU -1.1 TRAFFIC CIRCULATION Land Us, Pohey 1.1.1 Population Residents 52 Capital I,np'o..,, ”, Geal CI -1 P—k-H.— P-on -T, G --tion 14 Capital Improvements Objective CI -1.2 LOS Before Change B C. P.— 1mP o„eme s Po y1.2.3 a -g LOSAft— Chang, B Cone„..,ney Ch,ekoff OK NO I Ls. i. P ....... „�,..,.. ,P„.P, �.���P�..,�� m �,.. „P �..,,P„ „, MP... u..— W-,- S__ A,,.„..,.. ASSUMPTIONS AND COMMENTS UP,.,..m P,,.. twnsAi. L,�.P=, �_ Population increment is assumed to be all new residents. Peak -period trip d � L .,. D M R.--n—l'.-_ , _ �, d o d m o T„ s y o n ow s o generation is based on ITE Trip Generation, 5th Edition at 1.4 occupancy for private passenger vehicles. Transportation Corridor ppv average capacities and 1 LOS are from Table PT -2(R1), Transportation Corridors report. n„o na,ow dmn eo m m n N s lyw „ 1—y—-- da Potable water and wastewater transmission capacities are in accordance with ....,« n,,,, —1 „„1, « „ a o. N d ox ,o n«d a, Metro -Dade County stated capacities and are assumed correct. Service p yp q s y p-11"11 s connections to water and sewer mains are assumed to be of adequate size, if not, new connections are to be installed at owner's expense. p n« .,—, N d. . n ,o rn„, ,, p , n d ,„,„, o o. «rta, m „, , n RecreatioNOpen Space acreage requirements are assumed with proposed w„o,. ,.n d _ p «, „m, n. , n.....o .„o,..... change made. T„„ The nonresidential portions of developments within areas designated as ILow Density Restricted Commerciall allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. rnn 1 SNI nv1 va