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Home My WebLink AboutAnalysis, Maps & PZAB ResoCity of Miami Planning and Zoning Department ANALYSIS FOR LAND USE CHANGE (Future Land Use Map amendment) PROJECT ADDRESS: 4201 NW 2 Av FILE ID: 15-00974lu APPLICANT: Steven J. Wernick on behalf of 4201 Design West, LLC COMMISSION DISTRICT: District 5 NET OFFICE: Little Haiti LAND USE DESIGNATION: Duplex Residential and Restricted Commercial REQUEST The applicant is requesting for a change of the Future Land Use Map (FLUM) of the Miami Comprehensive Neighborhood Plan for the eastern portion of a parcel assigned with two FLUM designations; currently the eastern portion is designated with "Duplex Residential" and the western portion is designated "Restricted Commercial". The request is to change the eastern FLUM designation from "Duplex Residential" to "Low Density Restricted Commercial". Upon approval of this request, the subject property will remain with two FLUM designations as follow: "Restricted Commercial" for the western portion and "Low Density Restricted Commercial for the eastern portion of real property located at approximately 4201 NW 2 Av, 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 i��3 c>r• ,%� �� Il City of Miami k* 18:Y9 4SYlIY ��. 4W -f Planning and Zoning Department 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. 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. 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 allow 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. 15-009741u Page 2 of 6 I City of Miami 'tii6it YSdttt 4 Planning and Zoning Department DISCUSSION The subject parcel is an irregularly shaped lot of approximately 0.4 acres, located on the southwestern corner of the block bounded by NW 44 St to the north, by NW 1 Av to the east, by NW 42 St to the south, and by NW 2 Av. The subject area is the eastern portion of the described parcel which consists of approximately 0.17 acres. The request is also required to unify the zoning classification which is requested in the companion item identified with the File ID No. 1 5-00974zc. EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION SUBJECT PROPERTY Eastern Portion: Duplex Residential Western Portion: Restricted Commercial SURROUNDING PROPERTIES NORTHWEST: Restricted Commercial NORTHEAST: Duplex Residential EAST: Duplex Residential SOUTHEAST: Duplex Residential SOUTHWEST: General Commercial WEST: Restricted Commercial ZONING Eastern Portion: T3 -L (Sub -Urban Transect Limited) Limited to 9 D.U. per acre Western Portion: T4 -L (General Urban Transect Limited) Limited to 36 D.U. per acre T4 -L (General Urban Transect Limited) Limited to 36 D.U. per acre T3 -L (Sub -Urban Transect Limited) Limited to 9 D.U. per acre T3 -L (Sub -Urban Transect Limited) Limited to 9 D.U. per acre T3 -L (Sub -Urban Transect Limited) Limited to 9 D.U. per acre T4-0 (General Urban Transect Open) Limited to 36 D.U. per acre T4 -L (General Urban Transect Limited) Limited to 36 D.U. per acre 15-00974lu Page 3 of 6 City of Miami ittst is its •� f Planning and Zoning Department Existing Future Land Use Map (FLUM) NORTHWEST I NORTHEAST (Rest Comm) (Duplex) i EASY WEST ('Duplex) (Rest Comm) SOUTHWES----S0_UTl4E_AST_ (Gen Comm) (Duplex) i ANALYSIS Existing Zoning Classification i 1 NORTHEAST NORTHWEST (, 3-L) (T4 -L) EAS WEST (T3 -L (T4 -L) SOUTkAAGEST .__._AST (T4-0) (T3.L) i 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 incorporated into the City's land development regulations. Analysis The current use of this parcel is educational. The proposed amendment will allow additional commercial uses to the area. The proposed amendment of the eastern portion of the parcel will require appropriate buffers to protect the abutting single-family residential neighborhood. Finding Staff finds the request consistent with Policy LU -1.1.3 Criteria 2 Land Use 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 While redevelopment of the parcel would have a positive impact on the neighborhood, redevelopment of some kind is not entirely dependent upon an amendment to the Future Land Use Map (FLUM). The proposed amendment of the eastern portion of the parcel will require appropriate buffers to protect the abutting single-family residential neighborhood to the northeast, east, and southeast, where it transitions from Restricted Commercial to Duplex Residential. Finding Staff finds the request consistent with Policy LU 1.3.15 15-00974lu Page 4 of 6 G7^ k�; RSA 73&At1tE8 -•, %F�� 4hUSy`t:S:SS6'S�'' City of Planning and Zoning Department Criteria 3 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 buffering requirements. Analysis The proposed amendment creates an appropriate transition between Future Land Use Map designations along the NW 2 Av corridor and the Duplex Residential to the east. Finding Staff finds the proposed amendment consistent with Policy LU -1.6.9 Criteria 4 Housing Policy HO -1.1.8: Through the land development regulations, the city will protect existing viable neighborhoods in those areas suitable for housing and, where appropriate, enhance them in a manner compatible with their existing character. Analysis Currently, a Day Care Facility operates on the subject property. In the event of expansion of the allowed uses, it would provide additional commercial opportunities to serve the residential neighborhood. Finding Staff finds the proposed amendment consistent with Policy HO -1.1.8 ZONING AMENDMENT This Future Land Use Map (FLUM) amendment from Duplex Residential to Low Density Restricted Commercial has a companion item for rezoning (File ID #: 15-009741u) requiring a rezoning as follow: CONCLUSION The analysis found that changing the Future Land Use Map (FLUM) of the eastern portion of the subject property from "Duplex Residential" to "Low Density Restricted Commercial" will not negatively impact the surrounding areas. 15-00974lu Page 5 of 6 FLUM Zoning classification Portion Current Proposed Current Proposed Eastern Duplex - Residential Low Density Restricted T3 -L (Sub -Urban Transect T4-0 (General Urban Commercial Zone - Limited) Transect Zone - Open) Western Restricted Commercial No Change T4 -L (General Urban T4-0 (General Urban proposed Transect Zone - Limited) Transect Zone - Open) CONCLUSION The analysis found that changing the Future Land Use Map (FLUM) of the eastern portion of the subject property from "Duplex Residential" to "Low Density Restricted Commercial" will not negatively impact the surrounding areas. 15-00974lu Page 5 of 6 r � �v ca f• �r City of Miami ;�'kiM1:E IS{9iII,*� Planning and Zoning Department C3 R �f4 RECOMMENDATION Based on the aforementioned findings, the Planning & Zoning Department is recommending APPROVAL of this Future Land Use amendment, as presented. Christopher Brimo, AICP Chief of Land Development R. Shedd October 8, 2015 15-00974lu Page 6 of 6 Proposal Nc 15-00974lu Date; 09/16/2015 Applicant CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION I CONCURRENCY ANALYSIS I Steven J Wernick on behalf of 4201 Design West LLC Address: 4201 NW 2 Ave Boundary Streets: North: NW 44 S' East: Nw 1 Ave South: NW 42 ST West: NW 2 Ave Proposed Change: From: Duplex Residential To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1500 acres @ 18 DU/acre 3 Peak Hour Person -Trip Generation, Residential 2 Other sq.ft. @ FLR 0 Peak Hour Person -Trip Generation, Other Proposed Designat Low Density Restricted Commercial Residential 0.1500 acres @ 36 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff POTABLE WATER TRANSMISSION DU's Population Increment, Residents Transmission Requirement, gpd sq.ft. Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 5 DU's SANITARY SEWER TRANSMISSION 4 Population Increment, Residents 0 sq.ft. Transmission Requirement, gpd 0 Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff Planning District Little Haiti County Wastewater Collection Zone 308 Drainage Subcatchment Basin E2 Solid Waste Collection Route 110 Transportation Corridor Name N_Miami-A%a RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU -1 (See attachment 1) Land Use Objective LU -1.1 Land Use Policy 1.1.1 Capital Improvements Goal CIA Capital Improvements Objective CI -1.2 Capital Improvements Policy 1.2.3 a - g 7 0.01 182.80 182.79 OK 7 1,554 >2% above demand >2% above demand OK 7 1,284 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On-site Exfiltration System After Change On-site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 800 791 OK 7 2 D D OK NOTES: Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department (WASH) Excess capacity, if any, is currently not known. 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. Low Density Restricted Commercial: 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 generallyserve 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 otherfinancial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activitieswhose 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. ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1,4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT -2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Miami -Dade County stated capacities and are assumed correct. Service 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. Recreation/Open Space acreage requirements are assumed with proposed change made. FUTURE LAND USE MAP (EXISTING) NW 45TH_ST �T I � �ilT NW 44TH ST NW 43RD ST a w `�o > � z a as �J C —`d E : z N LL d z � NW 42ND ST NW 41ST STm� NW 40TH ST FFM � � 711 NW 44TH ST E OC ° U x as - as 3 N NW 42ND ST NW 41ST ST KLO [L 8:1= -1 NW 40TH ST 1017 � I L� 150 300 600 Feet ADDRESS: 4201 NW 2 AV FUTURE LAND USE MAP (PROPOSED) NW 45TH_ST �T I � �ilT NW 44TH ST NW 43RD ST a Lu �o a z �J C N E z N u- d z � NW 42ND ST NW 41ST STm� NW 40TH ST FFM � � EEN NW 44TH ST E I E oC 0 C1 x a as - as 3 N re JOUL NW 42ND ST IwaNz •�LU � 2 JOUL NW 41ST ST [LJ NW 40TH ST INIT � I L� 150 300 600 Feet ADDRESS: 4201 NW 2 AV Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-15-070 File ID 15-00974lu October 21, 2015 Item PZAB.3 Mr. David H. Young offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI 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 EASTERN PORTION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 4201 NORTHWEST 2ND AVENUE, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; LEGALLY DESCRIBED IN EXHIBIT A, HEREBY ATTACHED; 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 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 co -Garcia, Director Planning and Zoning Department STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) Absent Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes 09-7/0— Execution ate 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 29-6edU-1 � AY OF 6_11 , 2015. WK5 Its Print Notary Name Personally know o4 or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath Notary Public State of Florida My Commission Expires: 'll Pyr, VANESSATRUJIU.O r: MY COMMISSION Y FF 229944 ` EXPIRES: July 11 2019 Bonded Thru Notary Pubre Undenwlteta