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HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoANALYSIS FOR Future Land Use Map Change PROJECT ADDRESS: 2149 SW 30th COURT FILE ID: 15-00967lu APPLICANT: Mara Gonzalez, on behalf of Azeta International LLC COMMISSION DISTRICT: District 4 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential (Sub -Urban Zone) REQUEST The subject proposal is for a change to the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan designation from "Duplex Residential" to "Low Density Restricted Commercial" of real property located at approximately 2149 SW 30th Court, Miami, Florida (a complete legal description of the property 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 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). 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. DISCUSSION The subject area consists of a lot size of approximately 0.185 acres. The subject area is generally bounded by SW 30th Court to the west, SW 22nd Street to the south, SW 21St Terrace to the north and SW 27th Avenue to the east. The subject area consists of one parcel and is currently a single-family home with a detached garage. EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subject Property., Duplex Residential Maximum of 18 D.U. per acre Surrounding Properties NORTH: Duplex Residential Maximum of 18 D.U. per acre SOUTH: General Commercial Maximum of 150 D.U. per acre EAST: Low Density Restricted Commercial Maximum of 36 D.U. per acre WEST: Duplex Residential Maximum of 18 D.U. per acre ZONING Subject Property.- T3-0 roperty.T3-O (Sub -Urban Transect Open) T3-0 (Sub -Urban Transect Open) T5-0 (Urban Center Transect Open) T4 -L (General Urban Transect Limited) T3-0 (Sub -Urban Transect Open) 15-00967lu Page 2 of 4 ANALYSIS Criteria 1 Land Use Policy LU -1.1.3: Strategies to further protect existing neighborhoods through the development of appropriate transition standards and buffering requirements will be incor orated into the City's land development regulations. Analysis The proposed amendment would increase density from 18 dwelling units per acre to 36 dwelling units per acre, thereby creating further intrusions to an established neighborhood. The proposed "Low Density Restricted Commercial" designation would be disparate to the general character of the residential area. Staff finds the request not consistent with Policy LU -1.1.3 -Finding Criteria 2 Land Use Policy LU -1.1.7: 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 trans ortation modes, including pedestrianism, bicycles, automobiles, and mass transit. Analysis The proposed amendment would allow a development pattern that is less appropriate in an area primarily single-family and duplex residential. The only other commercial establishment, outside of the T5 transect zone to the south is Club Aqua Miami, which is located directly to the east of the subject property. This establishment is zoned T4 -L and was a proved under Zoning Ordinance 11000, prior to Miami21. Finding Staff finds the request not consistent with Policy LU -1.1.7 Criteria 3 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 As development and redevelopment continues around the Coral Way area there will be a higher demand for housing in proximity to the jobs created in this area. The proposed amendment may hinder the development of a well-designed residential neighborhood. Finding Staff finds the proposed amendment is not consistent with Policy LU -1.3.15 Criteria 4 Policy LU -1.6.9: The City's land development regulations will establish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and bufferin re uirements. Analysis Currently, the "Duplex Residential" neighborhood abuts directly with a "Medium Density Restricted Commercial", which was approved under Zoning Ordinance 11000. Those subject areas in the "Medium Density Restricted Commercial" transect zone are along the commercial corridor of Coral Way, a main thoroughfare. Finding Staff finds the proposed amendment is not consistent with Policy LU -1.6.9 • The existing Miami 21 zoning designation on this parcel is T3-0 - "Sub -Urban Zone - Open" while the proposed designation is T4 -L - "General Urban Zone - Limited". RECOMMENDATION Based on the aforementioned findings, the Planning & Zoning Department is recommending DENIAL of this Future Land Use amendment, as presented. 15-00967lu Page 3 of 4 These findings support the position that the Future Land Use Map at this location and for this neighborhood should not be changed to the proposed designation change from "Duplex Residential" to "Low Density Restricted Commercial". e-� Christopher Brimo, AICP Chief of Land Development M. Fernandez August 14, 2015 Rev. Aug. 25, 2015 15-009671u Page 4 of 4 FUTURE LAND USE MAP (EXISTING) SW 19TH TER SW 19TH TER w w - - "- -" w Cn o M M 1N LL W N Cn SW 20TH ST SW 20TH ST 1 1 Single Family - Residential 21ST ST SW 21ST TE SW 21ST ST ;a II� IN MDuplex--- � I N Residential SW 21ST TER 1 U 0 Restricted Commercial SW 22ND ST (CORAL WAY) SW 21ST ST Low Density Restricted Commercial Low Density Multifamily" Residential SW23RD SW 22ND TER SW 23RD ST Lu a rn N W SW 23RD STI 150 300 600 Feet ADDRESS: 2149 SW 30 CT FUTURE LAND USE MAP (PROPOSED) SW 19TH TER w - SW 19TH TER w - - "- " w Cn o Cn N L Cn SW 20TH ST SW 20TH ST Sin-1 gle Family - Residential SW_21ST ST SW 21ST ST a SW 21ST ST Low Density Cn Restricted Commercial Duplex-- Low Density SW 21ST TER N SW 21ST TER Residential Restricted - Commercial U 0 �3: Restricted "' Commercial SW 22ND ST (CORAL WAY) w w a' > � a W _ Low DensityCN ; o Multifamily R_e_si d_ent_ia I `'T,W SW 22ND TER 5 L �1,1 �7l 1 1 '1 SW 23RD ST SW 23RD ST SW 23RD ST 0 150 300 600 Feet ADDRESS: 2149 SW 30 CT + gIIF;' Wil ........ a 1 1 1F;.gi_. i. Vii,IN File ID 15-00967lu January 6, 2016 Item PZABA Mr. Juvenal Piha offered the following resolution and moved its adoption: A RESOLUTION RECOMMENDING DENIAL 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 2149 SOUTHWEST 30TH COURT, MIAMI, FLORIDA, 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. Daniel Milian, the motion passed and was adopted by a vote of 11-0: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr. Charles A. Garavaglia Mr. Adam Gersten Ms. Maria Beatriz Gutierrez Dr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Pina Ms. Melody L. Torrens Mr. Manuel J. Vadillo Mr. David H. Young Fran iscoia, Director Planning and Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE Yes Yes Yes Yes Yes Yes Yes Yes Yes Absent Yes Yes of fl X610 Execu 'on Date Personally appeared before me, the undersigned authority, Olaa 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 DAY OF 1 CIV , 2016. } Print Notary Name Personally know y or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath ry Ptiblib State of Florida My Commission Expires: 9E1TRI2AIL F2 , MY GGM Is81. 071W a EXPIRESi 00 Q0, P017 q a' 6andad,Thru ` A., UodknAers according to the plat thereof, as recorded in Plat 1"ook 15,. Page 67 of the Public