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Home My WebLink AboutAnalysis and MapsCITY OF MIAMI �- PLANNING DEPARTMENT '"°0Rg�96A;kk COMMUNITY PLANNING DIVISION Comprehensive Plan Amendment Staff Analysis File ID 3613 Applicant STW Real Estate, LLC. and Soto Holdings and Investments, Inc. Location 3710 NW 13 Avenue and 1329 NW 37 Street A legal descri tion is on file with the Hearing Boards Division Commission District District 5 — Commissioner Keon Hardemon NET District Allapattah NET Size 0.55 acres Planner Ran Shedd, Planner II A. REQUEST Pursuant to Policy LU -1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), STW Real Estate, LLC. and Soto Holdings and Investments, Inc. are requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the designation of the properties at 3710 NW 13 Avenue and 1329 NW 37 Street ("the properties") on the FLUM from "Duplex Residential" to "Low Density Multifamily Residential". Concurrently, the applicants are requesting a change to the Miami 21 Zoning Atlas corresponding to this proposed change to the FLUM as a companion item. The companion application (File ID No. 3614) seeks to change the Miami 21 Zoning designation from T3-0 (Sub -Urban - Open) to T4 -R. (General Urban — Restricted). B. SITE AND NEIGHBORHOOD DETAILS The properties are located in the Allapattah NET Area. The properties are located on the northwest corner of the intersection of NW 37 Street and NW 13 Avenue. The two properties consist of four platted lots: 1329 NW 37 Street contains Lot 9 of Block 55 in the North Miami Estates subdivision and 3710 NW 13 Avenue contains Lots 10-12 of the same Block. There are six units contained in three duplexes between the two properties. The properties are located in a small residential area in the northern part of Allapattah, bounded by NW 12 Avenue and the Metrorail guideway on the east, NW 17 Avenue to the west, NW 36 Street on the south, and the 1-112 expressway on the north. The area has only nine blocks with contiguous residential land use. File ID 3613 — Page 1 The Allapattah Metrorail Station is only a quarter of a mile away from the properties, so they are well within the Transit Oriented Development (TOD). The TOD standard is the half -mile radius around a premium transit facility. In this case, the Allapattah Metrorail station provides direct access to all Metrorail stations, including Downtown Miami, the Miami International Airport, the Health District, the University of Miami, etc. Additionally, NW 36 Street is defined as a Transit Corridor as defined by the Miami 21 Zoning Code. Miami Dade Transit busses 36 and 110 both have frequent service between points east and west, including Miami Beach and Biscayne to the east and Miami Springs and the Dolphin Mall to the west. Graphic 1: Birdseye view looking southeast towards the Allapattah Metrorail station (seen in the upper right hand side of the photo). This graphic captures short distance between the subject properties and the Metrorail station. File ID 3613 — Page 2 Map 1: Aerial Demographics The Census Block Group in which the properties are contained has a total of 435 households. The median income for those households between 2012 and 2016 was $19,938. That puts 17% of families in the Block Group under the poverty line, which is actually lower than all of the surrounding block groups. The median rent for a unit in the Block Group was $748, which means many of these families are rent cost burdened because that is above the recommended threshold of 30% for the high limit a household should pay for rent. Approximately 56% were cost burdened, of which 23% are extremely cost burdened (paying more than 50% of household income to housing costs). Unemployment hovers around 19% for the area. File Ip 3613 — Page 3 F ' •511.' 'fir /.:� �' i • -�� L l , �. .�. j t...�+A.v - vRi - C. EXISTING AND FUTURE LAND USE tt1, I LL I_i �JJ �I �. i f (� ' I i , C�� 1 i ,�, �'� Residential'T �- NW 4.1ST`ST - �f Tl ;'_ITIR_Sde�`7-i fi lel r1��'-''T, 7P 44 r� ]T1TT' 1-1�11JJ (� s �' ''7j.1�y - 0i :-. SR'.172'O F'�AM � . � N+W, ..39TH ST g It -i IIrr.�I�J ilndust'ial - - 1 J�izeslricletl'' E �I LylI,� J C6mmecial lex- N 38TH 5T `�J—, _Ra�r,'1Vtiel'� r T J TTTNT ��'� aX T4L Li: 1 ' [ 1 I Andes- I� I .tagtii,lnku rial ri—i r Z Subject Properties I { � � �e. ® �� .ti i IHS Transit Oriented Development Map 2: Aerial of subject properties with Future Land Use overlaid The properties, designated "Duplex Residential" on the Future Land Use Map, sit on the north side of NW 37 Street. They are bounded by "Restricted Commercial" properties to the south, and "Duplex Residential" properties to the east, north, and west. Pursuant to the Interpretation of the 2020 FLUM of the MCNP, the "Duplex Residential" designation allows 18 dwelling units per acre. For the purposes of Zoning, the density is not calculated per acre however, instead a property owner may construct two units per property, subject to minimum lot size standards and density requirements. The proposed amendment to "Low Density Multifamily Residential" would allow a density of 36 dwelling units per acre, yielding a total of 19 units. Both the "Duplex Residential" and "Low Density Multifamily Residential" designations only allow residential uses and, where suitable, community based residential facilities, some educational facilities, and places of worship. The principal difference between the two designations is the allowed. density of residential units. The residential area around the properties are predominantly single family home, though there are still quite a few duplex properties. Of the 149 Duplex Residential properties, 110 of them have Single Family uses. Additionally, there are a couple multifamily properties within the residential area. The NW 36 Street corridor contains a wide variety of uses, including office, commercial, healthcare, and industrial. File ID 3613 — Page 5 Map 3: Existing Land Use Map 4: Existing FLUM Map 5: Proposed FLUM File ID 3613 — Page 6 D. ANALYSIS Criteria 1 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." Analysis 1 Given that the properties are in such close proximity to both the Allapattah Metrorail station TOD and the NW 36 Street Transit Corridor, the opportunity to expand the housing supply aligns well with the MCNP. By locating more housing opportunities close to high frequency mass transit facilities, more households in the City would have greater access to employment opportunities. Finding 1 Staff finds the proposed amendment consistent with Policies LU -1.1.7 and LU -1.1.10. Criteria 2 Policy LU -1.1.3: "The City's zoning ordinance provides for protection of all areas of the city from; (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities;... 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 2 The proposed amendment would create a land use pattern that is not harmonious with the surrounding area. While the properties to the south are designated for greater residential density and commercial intensity, the other properties on all of the other sides of the subject properties are at a very low scale. By increasing the density and intensity of the subject properties, there would be created an inharmonious relationship between the subject properties and the neighboring properties. The subject properties would be the only Low Density Multifamily Residential properties in the block or the neighborhood. While they are located in close proximity to the Allapattah Metrorail TOD and the NW 36 Street commercial corridor, amending the properties alone without addressing the rest of the neighborhood would create a density pattern in the block with no consistency. Finding 2 Staff finds the request inconsistent with Policy LU -1.1.3 File ID 3613 — Page 7 Criteria 3 Policy LU -1.6.4: "Any proposal to amend the City's Zoning Atlas that has been deemed to require an amendment to the Future Land Use Plan Map by the Planning Department, shall require a level of service (LOS) review and a finding from the Planning Department that the proposed amendment will not result in a LOS that falls below the adopted minimum standards described in Policy CI -1.2.3, and will not be in conflict with any element of the MCNP. Based on its evaluation, and on other relevant planning considerations, the Planning Department will forward a recommended action on said amendment to the Planning Advisory Board, which will then forward its recommendation to the City Commission." Analysis 3 Staff conducted a Concurrency Management Analysis (CMA) of the proposed amendment and found that it met most of the level -of -service (LOS) standards of the MCNP. However, it does not meet the LOS for Parks & Open Space accessibility, since the closest park (Moore Park) is over a 10 minute walk from the properties. See Attachment A for the CMA and Attachment B for the Parks LOS analysis. Finding 3 Staff finds the proposed amendment inconsistent with Policy LU -1.6.4. E. RECOMMENDATION While the properties are located in an area that may be suitable for increased density, staff finds that the proposed amendment to the FLUM would create an inconsistent land use pattern, as there are no other Low Density Multifamily Residential properties anywhere else in proximity to the subject properties. Based on the above background information, the Planning Department recommends denial of the request to amend the designation on the FLUM from "Duplex Residential" to "Low Density Multifamily Residential" for the properties located at 3710 NW 13 Avenue and 1329 NW 37 Street. Jacq,Liblile Ellis Cho of Land Development Attachments: Attachment A - Concurrency Management Analysis Attachment B — Parks Level -of -service Analysis File ID 3613 — Page 8 Attach me nt A Proposal No. 3613 Date: March 21, 2018 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: STW Real Estate, LLC. and Soto Holdings and Investments, Inc. RECREATION AND OPEN SPACE Population Increment, Residents 25 Address: 3710 NW 13 Avenue and 1329 NW 37 Street MCNP Parks, Recreation, and Open Space Policy PR1.1.4 Boundary Streets: North: NW 38 ST East: NW 13 AV requires a 10 -minute (defined as 1/2 mile) barrier -free walk to a South: NW 37 ST West: NW 14 AV park entrance. Proposed Change: From: Duplex Residential Concurrency Checkoff NO, See Attachment B To: Low Density Multifamily Residential Existing Designation, Maximum Land Use Intensity POTABLE WATER TRANSMISSION Residential 0.5500 acres @ 18 DU/acre 10 DU's Population Increment, Residents 25 Peak Hour Person -Trip Generation, Residential 8 Transmission Requirement, 95 g/r/d 2,417 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK Proposed Designation, Maximum Land Use Intensity Residential 0.5500 acres @ 36 DU/acre 20 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 15 Population Increment, Residents 25 Transmission Requirement, 95 g/r/d 2,417 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Net Increment With Proposed Change: Concurrency Checkoff WASD Permit Required Population 25 Dwelling Units 10 STORM SEWER CAPACITY Peak Hour Person -Trips 1 71 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District Allapattah Concurrency Checkoff OK County Wastewater Collection Zone Basin 0054 Drainage Subcatchment Basin F1 SOLID WASTE COLLECTION Solid Waste Collection Route 123 Population Increment, Residents 25 Transportation Corridor Name NW 36 ST Solid Waste Generation, 1.28tons/resident/yl 33 Excess Capacity Before Change 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change 767 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 25 Capital Improvements Goal CIA Peak -Hour Person -Trip Generation 7 Capital Improvements Objective CI -1.2 LOS Before Change A Capital Improvements Policy 12.3 a - g LOS After Change A Concurrency Checkoff OK NOTES: Permitfor sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department (WASA) Excess capacity, if any, is currently not known. 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(Rl), 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. 9R11 If N11=111 �' 11111 'i■1�1 111► 11i Hi111 IN °111111 11111► 1�1111�` .IN . X111 1i �NIN1 111111 111=■F 11pIllli IIIIN 1111 lit -lll11 1 11 1 RY 1�11� 1■ M, Mo11�ore Park AERIAL FILE ID: 3613 N ADDRESSES: 3710 NW 13 AV & 1329 NW 37 ST 125 250 500 Feet SR X12 E RAMP ``W tQ L"t FUTURE LAND USE MAP (EXISTING) FILE ID: 3613 COMPREHENSIVE PLAN AMENDMENT SR,112 SR 112 OFF RAMP E NW.39TH ST I NW 38TH ST - Residential w Q 2 H >M Z NW N 0 140 280 560 Feet TH Q F- M Z ENW,35TH'ST• l` Light Industrial Restricted ADDRESSES: 3710 NW 13 AV & 1329 NW 37 ST FUTURE LAND USE MAP (PROPOSED) FILE ID: 3613 COMPREHENSIVE PLAN AMENDMENT N ADDRESSES: 3710 NW 13 AV & 1329 NW 37 ST 0 140 280 560 Feet