HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR A
Comprehensive Plan Amendment
PROJECT ADDRESS: 2890 Virginia St, Miami FL, 33133
FILE ID: 1640
COMMISSION DISTRICT: District 2
APPLICANT: Virginia Miami Realty LLC.
NET OFFICE: Coconut Grove
REQUEST
Pursuant to Future Land Use Policy LU -1.6.3 of the Miami Comprehensive Neighborhood Plan, the
subject proposal has been reviewed for a change to the Future Land Use Map (FLUM) of the Miami
Comprehensive Neighborhood Plan designation from "Medium Density Multifamily Residential" and
"Duplex Residential" to "Medium Density Restricted Commercial" of real property located at
approximately 2890 Virginia St Miami, Florida 33133 (a complete legal description of the property is on
file at the Hearing Boards Office).
FUTURE LAND USE INTERPRETATION
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 "Medium Density Multifamily Residential" allow residential
structures to a maximum density of 65 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. Supporting services such as community-based
residential facilities (14 clients or less, not including drug, alcohol or correctional
rehabilitation facilities) will be allowed pursuant to applicable state law; community-based
residential facilities (15-50 clients) and day care centers for children and adults may be
permissible in suitable locations.
Permissible uses within medium density multifamily areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary and
secondary schools, and accessory post -secondary educational facilities.
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
City of Miami
Planning & Zoning Department
Community Planning Division
ANALYSIS FOR A
Comprehensive Plan Amendment
PROJECT ADDRESS: 2890 Virginia St, Miami FL, 33133
FILE ID: 1640
COMMISSION DISTRICT: District 2
APPLICANT: Virginia Miami Realty LLC.
NET OFFICE: Coconut Grove
REQUEST
Pursuant to Future Land Use Policy LU -1.6.3 of the Miami Comprehensive Neighborhood Plan, the
subject proposal has been reviewed for a change to the Future Land Use Map (FLUM) of the Miami
Comprehensive Neighborhood Plan designation from "Medium Density Multifamily Residential" and
"Duplex Residential" to "Medium Density Restricted Commercial" of real property located at
approximately 2890 Virginia St Miami, Florida 33133 (a complete legal description of the property is on
file at the Hearing Boards Office).
FUTURE LAND USE INTERPRETATION
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 "Medium Density Multifamily Residential" allow residential
structures to a maximum density of 65 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. Supporting services such as community-based
residential facilities (14 clients or less, not including drug, alcohol or correctional
rehabilitation facilities) will be allowed pursuant to applicable state law; community-based
residential facilities (15-50 clients) and day care centers for children and adults may be
permissible in suitable locations.
Permissible uses within medium density multifamily areas also include commercial
activities that are intended to serve the retailing and personal services needs of the
building or building complex, small scale limited commercial uses as accessory uses,
subject to the detailed provisions of applicable land development regulations and the
maintenance of required levels of service for such uses, places of worship, primary and
secondary schools, and accessory post -secondary educational facilities.
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 medium density multifamily 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 "Medium Density Restricted Commercial" allow residential uses
(except rescue missions) to a maximum density equivalent to "Medium 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 "Medium Density
Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area
of the subject property. "
EXISTING NEIGHBORHOOD CHARACTERISTICS:
1640
Page 2 of 5
Future Land Use Ma
Miami 21 Zonin Atlas
Property
Designation
Density
Designation
Density
Subject Property
Medium Density
65 d.u. per acre/ 18
T5-0 - Urban
65 d.u. per acrel18
Multifamily
d.u. per acre
Center Transect
d.u. per acre
Residential/Duplex
OpenIT3-0 Sub -
Residential
Urban Transect
Open
To the North
Light Industrial
36 d.u. per acre
D1
36 d.u. per acre
To the East
Medium Density
65 d.u. per acre
T5-0 - Urban
65 d.u. per acre
Multifamily
Center Transect
Residential
Open
To the West
Medium Density
65 d.u. per acre
T5-0 - Urban
65 d.u. per acre
Multifamily
Center Transect
Residential
Open
To the South
Duplex Residential
18 d.u. per acre
T3-0 — Sub -Urban
18 d.u. per acre
Transect Open
1640
Page 2 of 5
DISCUSSION
The subject area consists of one parcel, located at 2890 Virginia Street, containing approximately 1.03
acres (45,155 sq.ft.), in the Coconut Grove neighborhood. The property is situated on US 1/South Dixie
Hwy. The Future Land Use Designation for the properties to the west and east are both "Medium Density
Multifamily Residential" while the neighborhood to the south is "Duplex Residential".
The property is currently designated T5-0 Urban Center Transect Zone Open. The southernmost portion
of the property containing approximately 3,300 sq. ft. is designated "Duplex Residential" on the FLUM
and zoned T3-0 on the Miami 21 Atlas. The T5-0 Zoning designation exceeds the allowed development
intensity that is prescribed in the Future Land Use Interpretation of the Miami Comprehensive
Neighborhood Plan.
In 2010, the City of Miami adopted the current Zoning Ordinance, Miami 21, a form -based code, as
opposed to the older Euclidean Zoning Code. The adoption of Miami 21 converted ail of the previous
zoning designations to a new set of designations according to the new code. The zoning designation of
the subject property under the 11000 Zoning Code was R3, which corresponded to T5 -L and T5-0. The
adoption of Miami 21 subdivided the R3 zone into the T5 Transect Zones with the following various levels
of use restrictions: "Restricted" being purely residential, "Limited" providing some extra uses, and "Open"
allowing a wider variety of uses, including office and commercial. Miami 21 identified US 1 as appropriate
for commercial development and intended for those uses along the corridor. The subject property was
subsequently rezoned to T5-0, reflecting that intent.
The creation of new Zoning designations required the creation of a few new Future Land Use
designations, particularly Low Density Multifamily Residential, Low Density Restricted Commercial, and
Medium Density Restricted Commercial.
Along with the adoption of Miami 21, many areas were identified for Comprehensive Plan amendments,
in order to amend the Future Land Use Map. This maintained the relationship between the Future Land
Use Map and the Miami 21 Atlas, since some of the new zoning designations created distinctions that
didn't exist before and could potentially create a conflict between the two maps.
ANALYSIS
Staff analyzed pertinent documents to the adoption of Miami 21 and the amendments to the Future Land
Use Map. Exhibit B, the legislation which adopted the changes to the Future Land Use Map in
coordination with the adoption of Miami 21, details the intent of the City to modify the FLUM in order to
accommodate the new Zoning designations with the new Future Land Use designations. Exhibit C shows
the original adoption of the T5-0 designation for the subject property. The T5-0 designation is allowed
in areas designated as Medium Density Restricted Commercial at a minimum (as demonstrated by the
table titled Exhibit D).
1640
Page 3 of 5
Based on records, staff believes it was the original intent at the adoption of Miami 21 that the Future Land
Use Designation of the subject property be amended to Medium Density Restricted Commercial. During
the adoption of Miami 21, while most of the properties identified as having a need for a FLUM amendment
were transmitted to the Department of Economic Opportunity (then the Department of Community
Affairs), there are a number that were mistakenly omitted and were never amended to reflect the intended
change. The map titled Exhibit E shows the properties that were identified for amending on the FLUM.
Aside from the historical context of the FLUM designation of the subject property, staff also analyzed the
request in relation to the surrounding neighborhood. Given the property's location on US 1, the main
arterial through the southern half of the City of Miami, an extension of allowed uses would be supported.
The property fits the intent of the "Medium Density Restricted Commercial" interpretation. With direct
access on US 1, the property is well situated to handle any possible commercial uses. The subject
property is situated just a quarter of a mile away from the Coconut Grove Metrorail station. This provides
easy access to the Metrorail for pedestrians.
Furthermore, the proposed designation would not increase the allowed density or intensity of the
property. The allowed density would remain 65 d.u. per acre and the site may be developed under the
same conditions as "Medium Density Multifamily Residential".
Supporting Miami Comprehensive Plan Policies
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 transportation modes, including pedestrianism,
bicycles, automobiles, and mass transit.
Policy LU -1.1.10: 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.)
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.
1640
Page 4 of 5
RECOMMENDATION
Based on the aforementioned findings, the Planning & Zoning Department strongly recommends
approval of this Future Land Use amendment, as presented. These findings support the position that
the Future Land Use designation at these locations and for this neighborhood should be changed from
"Medium Density Multifamily Residential" and "Duplex Residential" to "Medium Density Restricted
Commercial".
J c ueline Ellis
fief of Land Development
R. Shedd
February 10, 2017
1640
Page 5 of 5
Exhibit B
File Number: 08.01315ct
City of Miami
Legislation
Ordinance
City Hall
3500 Pan American
Drive
Miami, FL 33133
www,miamlgov.com
Final Action Date;
AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S),
AMENDING ORDINANCE NO, 10544, AS AMENDED, THE MIAMI
COMPREHENSIVE NEIGHBORHOOD PLAN OF THE CITY OF MIAMI, BY
MODIFYING, ADDING AND DELETING LAND USE DESIGNATIONS WITHIN THE
INTERPRETATION OF THE 2020 FUTURE LAND USE MAP SECTION OF THE
FUTURE LAND USE ELEMENT; AND CHANGING THE 2020 FUTURE LAND USE
MAP DESIGNATIONS OF SPECIFIC PROPERTIES OF THE CITY OF MIAMI TO
IMPLEMENT APPROPRIATE LAND DEVELOPMENT REGULATIONS AND
ELEMENTS IN ACCORDANCE WITH THE MIAMI 21 ATLAS; PROVIDING FOR
TRANSMITTALS TO AFFECTED AGENCIES� A SEVERABILITY CLAUSE AND AN
EFFECTIVE DATE, AS MODIFIED.
WHEREAS, the City of Miami's Comprehensive Plan, pursuant to Part il, Chapter 163, Florida
Statutes, was originally adopted by Ordinance No. 10544 and found to be in compliance by the State
of Florida and has subsequently been amended and the amendments found to be in compliance
except for certain limited amendments to implement the most recent Evaluation and Appraisal Report; and
WHEREAS, the City of Miami ("City") Is engaged in a planning and zoning process known as
"Miami 21" applicable to the entire City and involving the planning for enhancement of the public
health, safety and welfare of the community and the enactment of a new form -based land
development code; and
WHEREAS, pursuant to Chapter 163, Part Ii, Florida Statutes, the City proposes to amend the
Miami Comprehensive Neighborhood Plan; and
WHEREAS, It has been determined that to maintain consistency between the Miami
Comprehensive Neighborhood Plan ("MCNP") and the Miami 21 zoning code the City will amend its
Comprehensive Plan, Interpretation of the 2020 Future Land Use Map, to incorporate the new Land
Use categories of Low Density Multifamily Residential, Low Density Restricted Commercial, and __-
---Medium Density Restricted Commercial; as well as to adjust the density and intensity provisions in the
Land Use categories of Major Institutional, Public Facilities, Transportation and Utilities, Restricted
Commercial, Central Business District, General Commercial, Industrial and Light Industrial; designate
the Edgewater Area to aiiow for a higher floor lot ratio for properties in the district with a Restricted
Commercial designation; delete the Office Land Use category; and modify the Light Industrial Land
Use category In order to allow wholesale trade mart, drive through, flea markets and auto care service
center uses; and the City will amend the 2020 Future Land Use Map to designate property under the
new Land Use categories; and
WHEREAS, the Planning Advisory Board, at its meeting January 7, 2009, Item No. P2, following
an advertised public hearing, adopted by Resolution No, PAB 08=01315ct, by a vote of five (5) to four
(4) recommended approval of text and map amendments to the MCNP; and
C41y of Miarw Page l of 9 Printed On: 1018/2009
File Number. 08-01315ct
WHEREAS, the City's Planning Advisory Board, held a meeting on September 2, 2009, pursuant to
Section 62-31(e) of the Miami City Code, Item No, P.1, foliowing an advertised public hearing, and
adopted by Resolution No. 09-004 by a vote of seven to one (7-1) deferring a recommendation for 60
days of text and map amendments to the MCNP; and
WHEREAS, the City Commission after careful consideration of this matter deems it advisable and
in the best interest of the general welfare of the City and its inhabitants to amend the MCNP as
hereinafter set forth;
NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Ordinance are hereby
adopted by reference thereto and incorporated herein as if fully set forth in this Section.
Section 2. The 2020 Future Land Use Map is hereby amended to change the Land Use
designations for the properties as indicated on the Map attached as Exhibit "A" and incorporated
herein.
Section 3. The "Edgewater Area" is hereby designated, including the properties as indicated
on the Map, attached as Exhibit "B" and incorporated into the 2020 Future Land Use Map series
herein.
Section 4. The Miami Comprehensive Neighborhood Plan is hereby amended by amending
the text of the Future Land Use Element as follows: {1 }
INTERPRETATION OF THE 2020 FUTURE LAND USE MAP
The 2020 Future Land Use Map (contained in Appendix LU -1 of the MCNP as amended from time to
time) is a planning instrument designed to guide the future development and distribution of land uses
within the city in a manner that is consistent with the goals, objectives and policies of the Miami
Comprehensive Neighborhood Plan (MCNP).
Low Density Multifamily Residential: Areas designated as "Low Density Multifamily Residential"
allow residential structures to a maximum density of 36 dwelling units per acre sub'ect to the detailed
provisions of the applicable land development regulations and the maintenance of re aired levels of
service for facilities and services included in the City's adopted concurrency management
requirements.
City of Miami Page 2 of 9 Printed 4n: 101811409
Fife Number: 08-09315cf
service for such uses.
Areas desicinated as "'Low Density Restricted Commercial" allow for nonresidential uses to a maximum
height of four stories with "story" defined as a height up to 25 feet for the ground floor and up to 14
feet for each additional floor).
faci2itie_s, places of worship,_ and primary and secondary schools. This category also includes
commercial marinas and Ifying quarters on vessels as permissible by lays,
Areas designated as "Medium Density Restricted Commercial" allow for nonresidential uses to a
maximum height of seven stories with "story" defined as a height up to 25 feet for the ground floor
and up to 14 feet for each additional floor).
Gf4ise �s designated-ar," ffiseai}ow--residantiai-Lilies to a ax don6ity- eq u ivalent to W�
D&F�sit-y-Mult+far-nity-Residen#a�s bleGt W he -sanding-by-tbe--,a^;<i; g-
Birest� at-ttae ro sed sfte's-pFE))�Mity-te Mhor- identia4y-zoned-pr4ope"ke4s�4t-a4GgiGat-
Cityity of h7ramf Page 3 of 9 Printed On., 101812009
File Number., 06-01915ct
e slar r e4r�# a ati , Arm ig-Fesiden#+ai deueJepFsaaand that-adeq - PAGes-a;+d-
amen +ioa exicf4W the udjaAgnt aAG--@AGG1:nRwdate4he4ieeds of-pdttntial-resideMsL, tfafwA-9f
rvc rrtia4-faci44ties-st G"I�a-"I ;#t.l�-a -ire#els; ge;�eraJ-offi ; GlilliGS and -]a car, A ie -aril-Ifr ited-
GOnq e4aJ-astlwties-nGidspt�4ndpaftet-iv4es4R-d$sigHate d aFeas,-Supper4ng4acitit19 such-as-
auditoruaGes e#�+verstaipa�d prey a>ad-seeesda� s6l�aols ray
be�liev�ed-w+ith-#ti 'a-'��.f�1 " eSi�i-latIAFF
Tk�e +ao+ares+s el�tial pe tie elepm- e+its-within-areae designatedas- "fore"llaw-a-FAaxilVu4:n-
€IAc�Y,-o>za rat,'B-FEAR) cif 1 stir ic}& th®giBss l +� ea af-the s bjecA-p e4y;-suGh FAR ma ho
ir,GFeased upon-somp4apee-wit# 4he-detailed-pr-ovieions of the applicable land-develepm- ent
Fegu atfe ; however, ma"ot_-,-_xGee4-a4-Gt-a]+AR �imses be�r�ss Ick area-af t ►e seat
pr-opeq
Ali -s -u
.requiramen Areas designated
hk; PA l�,r;+maid-are-a4lowed-will rnited-
iynL.a
Major Institutional, Public Facilities, Transportation and Utilities: Areas designated as "Major
Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local
government activities, major public or private health, recreational, cultural, religious or educational
activities, and major transportation facilities and public utilities. Residential facilities ancillary to these
uses are allowed up to a maximum density equivalent "High Density Multifamily Residential" or if
applicable to the least intense abutting/adjacent residential zoning district, subject to the same limiting
conditions.
the subject property.
Areas - epi s "Major
�Vi P+l�l l+lr'YR�3��y�b11��II11111C.�Yj--�i�nL+W�_Y��F�]�"1I1.T�T1ll""�:'ri l}i�L�a—CCl4tTYl�a-
maxinaum-Hoer area ratio (FAR) of 11.7 -.g -t4 i 4es t ss-lat area -el- f --da bjreGt-pr-operty lGh--F4
be-increased-upera-compliance-with4h detailed-prev4GA6-a# th -applicable land develepment-
rL�4:iA+as; -hO tr- GeadatG#al-f=" �ti ess the-gr�� o< aF�a a#alae sel3jes#
Restricted Commercial: 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; a1ay-arst-i-ity-incl �derd lra tie='9€fiee�" designatican transitory residential
facilities such as hotels and mot_el_sgeneral office usel clinics and laboratories, auditoriums, libraries,
City of Kin Mi Page 4 of 9 Printed On: 101812009
Flls Number: 08-01315ct
convention facilities laces of worship* and primary and secondary schools; as well as commercial
activities that generally serve the daily retailing and servic& needs of the public, typsally-reg6ng-easy-
asGes,&4y-pe;sei4aJ-autG)T and often located aibng arterial orcollector 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
sand 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 area lot ratio (ARFLR) of 77=0 times the grecs net lot area of the subject
property; such FAR FOR -may be increased upon compliance with the detailed provisions of the
applicable land development regulations; however, FLR may not exceed a total FAR FLR of &0 11.0
times the gross net lot area of the subject property, Properties designated as "Restricted Commercial"
in the Fd ewater Area allow a maximum floor lot ratio FLR of 17.0 times the net lot area of the
subiect property. Properties designated as "Restricted Commercial" in the Urban Central Business
District and Buena Vista Yards Regional Activity Center allow a maximum floor area lot ratio (FLR)
of 48 37.0 times the Asa net lot area of the subject property.
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 orches
balconies and roof areas.
Central Business District (CBD): The area designated as "Central Business District (CBD) is
intended to apply to the central commercial, financial and office core of the metropolitan region, and
allows all activities included in the Mfflce "Restricted Commercial," and "Major Institutional, Public
Facilities, Transportation and Utilities" designations. Residential facilities (except for rescue missions)
alone or in combination with other uses are allowable to a maximum density of 1,000 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.
Also permitted is a mix of uses ranging from high density multifamily residential to high intensity office
uses with retail uses on the lower floors of structures. Intensity of uses within the CBD land use
designation is generally higher than those allowed in other areas of the City. Areas designated as CBD
allow a maximum floor area lot ratio (€ARFLR of 25 40 times the grew net lot area of the subject
property.
General Commercial: Areas designated as "General Commercial" allow all activities included in the
f i3e�� "Restricted Commercial" designation, 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 industrial areas. These commercial activities include retailing of second
hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy
equipment sales and service, building material sales and storage, wholesaling, warehousing,
distribution and transport related services, light manufacturing and assembly, marine related uses and
other activities whose scale of operation and land use impacts are similar to those uses described
City of Mia#d Page 5 of 9 ,Printed On. 101812009
File Number: 06-01315cr
above, Multifamily residential structures of a density equal to R-3-or-hlgheT-,-but-nOt-to-eXaed--a-
if4-59-uriits-per-arr-e High Density Multifamily Residential,;-ar- allowed by Speoial-Ex-GoPtIGn.
ar-*-,-upon-findin(+-t hat-the-propesad-site�s pro ' +dsr tiatl�r o+aed pfoper +-rakes if a
I^" teaslen-or-eer4suattcaR4Aexi&ti44g residential d 4Dprnent-and-tfiat-adec ate-ser-a+aes and
-
arne446---exist--i+a the ad' eRt- area #eassemmodate-tlae-needs--Gf-poteRt'af+es+defltc. T� ;;s-�gar-y-
alse aI1ews—.4sraimer °and l'ViR r q rant ;rs GR-ves6els fel- trac is
The nonresidential portions of developments within areas designated as "General Commercial" allow a
maximum floor area lot ratio ( F'LR) of ATO times the gross net lot area of the subject property;
such FAR FLR may be increased upon compliance with the detailed provisions of the applicable land
development regulations; however, 1=LR may not exceed a total PAR FLR of ". 11.0 times the gress
net lot area of the subject property. Properties designated as "General Commercial" in the Urban
Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor area
Lot ratio ( FLR) of U 37.0 times the grass net lot area of the subject property.
Industrial: The areas designated as "Industrial" allow manufacturing, assembly and storage activities.
The "Industrial" designation generally includes activities that would otherwise generate excessive
amounts of noise, smoke, fumes, illumination, traffic, hazardous wastes, or negative visual impact
unless properly controlled. Stockyards, rendering works, smelting and refining plants and similar
activities are excluded. Residential uses are not permitted in the "Industrial" designation, except for
rescue missions, and live-aboards in commercial marinas.
Areas designated as "Industrial" allow a maximum flexr-ar-ea-rat (FAR) of 1." tunes,-t�h�np ^'wt-
jest--preprtyj as CPAR-rn�RGreased-upon GQrr� l anrr +rrlY�ii GtY tib lis}
of-the-app4sable-lerad-deveiepnaen+,Tr,egulationB-,-however; mai-net nvAeAd R tAt.,l G41A r,r 2.5 times the
gross-let-area�af-the-sudject-proped-y height of nine stories (with "story" defined as a height up to 25
feet for the ground floor and up to 14 feet for each additional_floor), Furthermore, all such uses shaii be
subject to the maintenance of required levels of service for facilities and services included in the City's
adopted concurrency management requirements.
Light Industrial (LI): The primary intent of this land use classification is to mandate allow mixed use
development within this land use classification, and further, to facilitate the ability of deveioping a
mixed occupancy within a unit in which more than one type of use is provided under LivelWork or
Work/Liivezoning Bdistrlcts of the City's land development regulations. The Light lRdl1-striOr-
6hee-&6jg-Ra`ted-OR the FutuFe r-Plan-m-ar either Ll I I /I lvelworL1 WL((workil
Areas designated as "Light Industrial" allow all activities included in the "n -Of se" Rd 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-Qf#i the "Restricted Commercial" and "General Commercial" designations)
include retailing of second hand items, new and used vehicle sales, parking lots and garages,
wholesaling, warehousing, light manufacturing and assembly and other activities whole -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,
City ofMiand Page 6 of 9 Printed Ow 1"12009
File Number,, oa-093150t
flammable or otherwise hazardous materials; scrap --yards; w_holasate-trade-n1_ar4.s dY f Qug
and healtil-CJinleS at d J 9 $arm-'�viSe G$�r} te�- Gti�:Itie�.
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 distxiG land use classification; the detailed provisions of the
applicable land development regulations shall prohibit high-level hazard actl0ties within live/work
developments.
Live l--�--� ithin-a-live�rk deve-[gp t, resides al_�y Ij_sssupy-
betweearea-0€4h"eve4spn4ant-and-
y
sef e� apses -sl at -be dev$ksped as a seccandary-use em Je}�ees-and wall-in4rad9are_ -
iA the go us--perf�a'++,�r�h�v,�ever-naaalie
wed-upea--sc3rn�Nanse-w��pec-�€ied�r-ite�ia-,as-de€in$d-
e e OPmOn 4eeguletie �sh-sFiter-is4Tey-ir}s#ade requ ire Fne,,#s-t€iat-
''Aleck-Live-Bis#Fis#:-1�'ith+n-a-work-11aW�levelopF9e�a�.m$rsia�usas-sh7aii-s�su�y-
be# se$Fi fff# p �-)--and n++ ty igh# peFcaF (9�°�j o the aFea�# t#�e develc3{a41-jent aFr�
Fo&idenf€at- uses shawl -be -d e�AFeFIG�}fyG-5�aee -rte es assess
aGGGKW494o4ie AMerasan-Disabi4iesArt.
Areas designated as "Light Industrial" allow residential uses to a maximum density of 65 36 dwelling
units per acre, and both residential and nonresidential uses to a maximum height of six eleven stories
(with "story" defined as height betwseA-?-�4aet-pw__ sA y u to 25 feet for the round floor and
UP to 14 feet for each additional floor) and aa #(voFeai.{�-_of des tlae grass
lot ar9a-of4ie-s4bject prope4y;
�..-,� �
4Gable IRd d�vBl6 3fF}Gftt {��{ iatlfl#�5—ll6w$ �-Ii}a J��$t $xG9Bd -t9fr l i of
#+msshe gFess lot area tithe sjest pFapeFty, Affordable housing developments that are certified b
the City as having a complete application for development as of the effective date of the proposed
Land Development Re uiations shall be permitted with densities up to 150 dwellin units er acre but
must obtain all uilding permits by December 17. 2012, at which time any rights herein to building
permits shall ex ire.
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. The--E-ight--Ir4das#fi34GategoFy-is-
{�4t-I#�t�'nrl��t�ti��-61-€�+Ei�t-tfl--t-hFir�StF#StlBn£r
�% ililc'FFl6G�i�19� �o ,a_n1er4jed : a6 be ing{ If i Fylr -
Correspondence Table - Zoning and Comprehensive Plan
GS GOMSERVAT=t-GN
PIR PAR"-A-Nl-�
MAt TLFAGIf:-FTS
pl_� SWGLRT n n - v
R2 -TAV -F A h ATT�V
n crrz-rxr• IIL�TFLEX FF�r
R&SM'��
R-3 M4JLT4FAWL ME- Y
City of Miami Page 7 of 9 Printed On; 1018/2 009
File Number: 08-01315ct
� �3irsz i 4
R 1 1 ! !
— r
�. R . 1 Irrr� • \ r
�i
V� �aI•U` � t7.�
RAP4P-TRAN-%tT-9E-VE OP -M -EAT -
MIAMI 21
T3R,L SUB -URBAN
T30 SUB -URBAN
T4R GENERAL URBAN
T4L,0
GENERAL URBAN
D2
INDUSTRIAL
T5R
URBAN CENTER
CI
T5L,O
URBAN CENTER
T6 -8R
URBAN CORE
D1
WORK PLACE
D2
INDUSTRIAL
D3
MARINE
CI
CIVIC INSTITUTIONAL
CI -HD CIVIC INSTITUTION-
HEALTH DISTRICT
CS CIVIC SPACEIPARKS
Ti NATURAL
MCNP
SINGLE FAMILY RESIDENTIAL
DUPLEX RESIDENTIAL
LOW DENSITY
MULTIFAMILY RESIDENTIAL
LOW DENSITY
RESTRICTED COMMERCIAL
MEDIUM DENSITY
MULTIFAMILY RESIDENTIAL
MEDIUM DENSITY
RESTRICTED COMMERCIAL
HIGH DENSITY
MULTIFAMILY RESIDENTIAL
LIGHT INDUSTRIAL
INDUSTRIAL
INDUSTRIAL
MAJOR INSTITUTIONAL PUBLIC
FACILITIES TRANSPORTATIQN,-
AND UTILITIES
MAJOR INSTITU'T'IONAL, PUBLIC
FACILITIES, TRANSPORTATION
AND UTILITIES
PUBLIC PARKS AND RECREATION
CONSERVATIOl�i
City of Mland Page 8 of 9 Pr=inted On., 101812009
File Number 08-01315ct
T6-8-60 URBAN CORE RESTRICTED COMMERCIAL
L10 GENERAL COMMERCIAL
T6-80 URBAN CORE CENTRAD BUSINESS DISTRICT
R,L,O
Section 5. The City Manager is directed to instruct the Director of the Planning Department to
promptly transmit a copy of this Ordinance after its adoption on first reading for review under Section
163.32465, Florida Statutes, and after lts adoption on second reading pursuant to Section 163,32465,
Florida Statutes to: the Secretary, Florida Department of Community Affairs; the Executive Director,
South Florida Regional Planning Council, Hollywood, Florida, and any other person or entity
requesting a copy or as required by law.
Section 6, if any section, part of section, paragraph, clause, phrase, or word of this Ordinance is
deciared invalid, the remaining provisions of this Ordinance shall not be affected.
Section 7, This Ordinance shall become effective thirty-one (31) days after second reading and
adoption thereof pursuant and subject to §163,32465(6)(g), Florida Statutes,
Section 8, The effective date of this plan amendment shall be the date a final order is issued by
the Department of Community Affairs or Administration Commission finding the amendment in
compliance in accordance with Section 163.3184(1)(b), Florida Statutes, whichever is applicable, No
development orders, development permits, or land uses dependent on this amendment may be issued
or commence before it has become effective. If a final order of noncompliance is issued by the
Administration Commission, this amendment may nevertheless be made effective by adoption of a
resolution affirming its effective status, a copy of which resolution shall be sent to the Florida
Department of Community Affairs, Division of Community Planning, Plan Processing Team. {2}
APPROVED AS TO FORM AND CORRECTNESS:
JULIE O. SRU
CITY ATTORNEY
Footnotes:
f 1) Words and or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted
and unchanged material.
{2) This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten
days from the date it was ;passed and adopted, if the Mayor vetoes this Ordinance, it shall become
effective upon override of the veto by the City Commission and when found in compliance pursuant to
Chapter 163, Part II, Florida Statutes,
City of Miami Purge 9 of 9 Printed On; J01812009
CITY OF MIAMI
MIAMI 21 ATLAS
PROPOSED ATLAS
- T1 NATURAL
T3 SUB -URBAN
T4 GENERAL URBAN
T5 URBAN CENTER
T6-8* URBAN CORE
- T6-12* URBAN CORE
- T6-24* URBAN CORE
- T6-36* URBAN CORE
- T6-48* URBAN CORE
- T6-60* URBAN CORE
- T6-80* URBAN CORE
D1 WORK PLACE
D2 INDUSTRIAL
- D3 MARINE
- CS CIVIC SPACE/PARKS
- CI CIVIC INSTITUTION
- CI -HD CIVIC INSTITUTION - HEALTH DISTRICT
R -RESTRICTED
L - LIMITED
O -OPEN
* NUMBER OF STORIES
iap�J�� DUANY PLATER-ZYBERK & COMPANY
November 9, T609
Exhibit D
Land Use vs. Zonin
Zoning 11000
Transect.
Ngami 21 Descri tion
Land Use
DwellIng Units Pre Acre
R-1
T3
Sub -Urban
Single Family Residential
9 du/ac max
R L
R-2
T3
Dupiex
18 du/ac max
0
e
T4
General Urban
Low Density Multifamily
36 dulac max
R
Residential
-»
T4
General Urban
Low Density Restricted
36 duMc max
Commercial
-
T5
Urban Center
Medium Density
65 du/ac max
R
Multifamily Residential
R-3
T5
Urban Center
Medium Density Restricted
65 dufac max
L, O
Commercial
R-4
T6-(8-36)
Urban Core
High Density Multifamily
150 du/ac max
R
Residential
O, C-1, C-2
T6 - (8-36)
Restricted Commercial,
L, O
General Commercial
�t. r ....
....., _.. Dfi
;ifVork {dace _
-_ .
l:i
1
D2
Industrial
Industrial
N/A
SD -4
D3
Water Front Industrial
Industrial
NIA
:e
Urban CareDistnct
1000 dufac max
0
CS
Civic Space/Parks-
Public Parks and
iq
Recreation
Commercial Recreation
tai �iS-h-hi � i i�Yy-�--�"►'► t�Lt � ci#—�•-��
C7-
alTY OF MIAMI Exhibit EAIAMI 21
-—;a'
-UTURE LANA USE
JPDATES
.gond [ 4
Ipda[ed FLUM CaWgq Ws 6 1 w«�Y•.� I � ,�
LlllA CHANGE
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r. 1i..r6rrq "U."o
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:urrani FLLIM CA"or b%
srpg-Funry rt.ro.aviM� { iiy f C � i
31
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7
PAN
B
1.
c1 fr C1VJl
E C're. r'\
Cittlofr►Minnu
P ruining Department
October 2009 a 116 `—
ni O lw .x.l�. ekpel Gawmw� bi
.ry e6-e.rWmwiui_
CITY OF MIAMI
A GAM 121
=UTURE LAND,,USE
J P DATES
1 jj rgk}I
egend
rPdattd FLUM Caacgorles
L�F
_J 1151 E a.n
slnd.r�R..anwrml w..,.. f �.•�� �}
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"_✓M1 0.".pY iliN+Nr Rz.a4aW a.,..•
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� rnnlr.. o.r.,rr anMlHre c...�m�.0 •,ate.•.• f
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1 i {
JLUM1II lir4+Ml ua,•x•.• � g �. � � � 9 f����
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:—t FLUM Catn.,i-
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ry-• r' ..jq..
�'il'I� •� J J
Cily of hflarrii _ i_ i
Planning Departmant
Dcloher 2009
16
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+iom � a^arw mnn� m.�•�� `y �I
x. CrxFl�:ul w*,�. ww �ne�nm� .�• Jf
x,+. onnc..nn :;p,d Nin.iFAmvgOoPenrery „/ � '� jf
FUTURE LAND USE MAP (EXISTING)
File ID: 1640
N 04
,.g\N Medium ,�
Density Restricted
= I Commercial
ow
U)
SW 28TH ST:
Major Inst,
Major ns
t,
Light
Tra' nspTAndlIndustrial
M�0 a\\,
1 ~
Q
(p Z
z Duplex - 0
W Residential
>
mmmV��,
OLX%
SW 28TH
TER
Medium Density
Multifamily
Residential
COCONUT
A\/F
N
ADDRESS: 2890 VIRGINIA ST
0 137.5 275 550 Feet
FUTURE LAND USE MAP (PROPOSED)
File ID: 1640
N
ADDRESS: 2890 VIRGINIA ST
0 137.5 275 550 Feet
Z7�N LN �
Density
I
Restricted
CommercialFM
o=
w
M Q
3:
�/U)
SW 28TH ST
\X\E
Majorinst,
Public Facilities,
Light
Tran pTAnd
Industrial
SW 28TH
TER
Cn
G�w
nMedium
Density
Medium Density
Restricted
Multifamily
Commercial
Residential
COCONUT
AVE
RestrictedLL
CommercialED
�
<
g
m
❑
cnz
z Duplex -
(D
Q
z
o Residential
A
>
Q
�mm~
I
Q
U
W TRADE
E-
03
�m C
m',
N
ADDRESS: 2890 VIRGINIA ST
0 137.5 275 550 Feet
AERIAL
File ID: 1640
0 170 340 680 Feet
ADDRESS: 2890 VIRGINIA ST
A