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Home My WebLink AboutAnalysis and MapsCITY OF MIAMI PLANNING & ZONING DEPARTMENT Comprehensive Plan Amendment Staff Analysis File ID 2676 Applicant Jose and Gisela Soberon Location 1015 SW 29 Avenue (Folio: 01-4109-019-0370) Commission District District 4 — Commissioner Francis Suarez NET District Coral Way NET Size 8,100 sq. ft. Planner Ryan Shedd, Planner II A. REQUEST Pursuant to Policy LU -1.6.4 of the Miami Comprehensive Neighborhood Plan (MCNP), Jose and Gisela Soberon are requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP by changing the FLUM designation of the properties at 1015 SW 29 Avenue ("the property") from "Duplex Residential" to "Medium Density Multifamily Residential". Concurrently, the applicant is seeking a change to the Miami 21 Zoning Atlas corresponding to this proposed change to the Future Land Use Map as a companion item. The companion application (File ID No. 2677) seeks to change the Miami 21 Zoning designation from T3-0 (Sub -Urban - Open) to T4 -R (General Urban - Restricted). File ID 2676 — Page 1 C. FUTURE LAND USE The property fronts SW 29 Avenue and SW 28 Avenue, with one Medium Density Multifamily Residential property to the north (the end of the block) and two Duplex Residential properties to the south. The property sits on the edge of a Duplex Residential neighborhood, with multifamily rental development immediately to the east and the north. The surrounding Duplex Residential properties contain an even mix of duplexes and single-family homes, both owner -occupied and rental. Map 2: Existing Future Land Use Map Map 3: Proposed Future Land Use Map D. ANALYSIS Criteria 1 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; (3) transportation policies that divide or fragment established neighborhoods; and (4) degradation of public open space, environment, and ecology. 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 1 Staff conducted a visit to understand the development conditions of the neighborhood. Currently, there is a clear distinction between the existing Duplex Residential area and the Medium Density Multifamily Residential area to the north and east. The proposed amendment would increase the allowed density and allow for an increase in development intensity in an area that is consistent in its development pattern and character. As one moves north from the property there is a natural increase in density, moving closer to SW 8 Street. The proposed amendment would push this density further into the Duplex Residential neighborhood. Finding 1 Staff finds the request inconsistent with Policy LU -1.1.3 File ID 2676 — Page 4 Criteria 2 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." Analysis 2 The property is adjacent to the commercial corridors along SW 8 Street and SW 27 Avenue, providing access to a variety of commercial uses within walking distance. More importantly, the property is within the SW 8 Street Transit Corridor (as defined in Article 1, Section 1.2 in the Miami 21 Zoning Code). This provides residents access to frequent transit service, directly into Downtown Miami, where they can connect to many other forms of transportation. Finding 2 Staff finds the proposed amendment consistent with Policy LU -1.1.7 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 3 The property sits at the edge of a Duplex Residential neighborhood. Directly to the northwest, north, east, and southeast is a Medium Density Multifamily Residential neighborhood. Given the property's physical context, changing the designation to Medium Density Multifamily Residential would allow a development pattern that does not provide the proper buffering between the density of Duplex Residential, 18 dwelling units per acre, and Medium Density Multifamily Residential, 65 dwelling units per acre. A more appropriate transition (on a neighborhood scale) would be Low Density Multifamily Residential. Were there to be the need and desire for greater density in this neighborhood, an area -wide study of Low Density Multifamily Residential would create a more gradual transition between the two areas. Finding 3 Staff finds the request inconsistent with Policy LU -1.6.9 Criteria 4 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 4 Staff conducted a Concurrency Management Analysis (CMA) of the . proposed amendment and found that it met almost all of the level -of -service (LOS) standards of the MCNP, with one exception: the Parks, Recreation, and Open Space standard, established in Policy PR -1.1.4. The closest park is Coral Gate Park, though the property is outside the Service Area of Coral Gate Park and increasing density would move the City further from meeting this LOS. (See Attachment A for the CMA and Attachment B for Parks LOS) Finding 4 Staff finds the proposed amendment inconsistent with Policy LU -1.6.4 File ID 2676 — Page 5 E. RECOMMENDATION Based on the above background information, the Planning & Zoning Department recommends denial of the request to amend the FLUM designation from "Duplex Residential' to "Medium Density Multifamily Residential' for the property located at 1015 SW 29 Avenue. qhe Ellis of Land Development R.Shedd 8/25/2017 File ID 2676 — Page 6 Concurrency Management Analysis City of Miami Planning & Zoning Department Impact of Proposed Amendment to Future Land Use Map Proposal No. 2676 Date: 9/20/17 AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Jose and Gisela Soberon RECREATION AND OPEN SPACE Address: 1015 SW 29 AV Population Increment, Residents 22 MCNP Parks, Recreation, and Open Space Policy PR1.1.4 Boundary Streets: North: SW 10 ST East: SW 28 AV requires a 10 -minute (defined as 1/2 mile) barrier -free walk to a South: SW 11 ST West: SW 29 AV park entrance. Proposed Change: From: Duplex Residential Concurrency Checkoff NO To: Medium Density Multifamily Residential Existing Designation, Maximum Land Use Intensity POTABLE WATER TRANSMISSION Residential 0.1850 acres @ 18 DU/acre 3 DU's Population Increment, Residents 22 Peak Hour Person -Trip Generation, Residential Transmission Requirement, 95 g/r/d 2,123 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK Proposed Designation, Maximum Land Use Intensity Residential 0.1850 acres @ 65 DU/acre 12 DU's Peak Hour Person -Trip Generation, Residential 8 Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name Coral Way 309 Q2 209 SW 8 ST 22 9 5 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 CI -1 Capital Improvements Objective CI -1.2 Capital Improvements Policy 12.3 a - g SANITARY SEWER TRANSMISSION Population Increment, Residents 22 Transmission Requirement, 95 g/r/d 2,123 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD 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 22 Solid Waste Generation, 1.28tons/resident/yl 29 Excess Capacity Before Change 800 Excess Capacity After Change 771 Concurrency Checkoff OK I TRAFFIC CIRCULATION I Population Increment, Residents 22 Peak -Hour Person -Trip Generation 5 LOS Before Change F LOS After Change F Concurrency Checkoff OK NOTES: Permit for 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(R7), 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 ofadequate size; if not, new nections are to be installed at owner's expense. pa Recreation/Open Sce acreage requirements are assumed with proposed change made. File ID 2676 - Exhibit A ~SW 2ND ST T_U H FONSECP co o SW 1015 SW 29 AV U) ■ ■ Coral= SW 4TH City Boundary SW 5TH Nook N SW 5TH City of Miami Park TFER Q Park--wj — SW 6TH ST Park Quartermile Service Area VERAGUA w w Z AV E� Q > N 7,TH STi LU N 2 U Q Mco J SW 8TH ST =—N p ��Q M SW 9TH ST—N_c U) U) M co W > CALA77 ffWRIAW9TH TER W pSW10THSTAVM > SW 10TH �] TER U) z w z �w SW 11TH ST Lu Q Q SW 11TH J ANTILLA = o 04 N SW 12TH ST TER AVEJ o z SIDONIA SW 13TH ST �N AVE SW 13TH TER `o I Bryan Park Coral ISW•14TH ST co MENORES Gate Park, AVE SW 15TH ST L dh LU Q SW 16TH ST =� ZAM O RA I LO ~ AVE z N MADEIRA U SW 16TH TER O U I cn AVE SW 16TH LN z Q >) SW 17TH ST SW 17TH ALY N SW 17TH -TER Nq�gRRc w SW,18TH ST qV` ` v - A, SW 18TH Q 0 335 670 1,340 Feet MINORCA 00��0 00 TER SW 19TH ST Shenandoah Park crearea ev me ac or Mam�aiag azog oepe 28 2017 AVE �.� �� Ch z�_snarea�cuRReNr au�N iN—URRENTPINNiN—IS 111v2saans SW 19TH•TER SW 2):TL I Li W�- aft AERIAL FILE ID: 2676 COMPREHENSIVE PLAN AMENDMENT 416- f- Aw" '- SW - 9TH ST- li�Iifll 10TH' 1 2TH ' 0 137.5 275 550 Feet N A LU rS WWW10 T �H7�E R�� U) p I . 1115fLq SW,11TKST- Mia ADDRESS: 1015 SW 29 AV ST FUTURE LAND USE MAP (EXISTING) FILE ID: 2676 COMPREHENSIVE PLAN AMENDMENT F - co N SW•10TH Medium Density in Multifamily_SW-10TH ST Residential ,, -- w a >N SW-10TH•TER Residential—SW 11TH ST SW 12TH ST N 0 125 250 500 Feet ricted w Q U) ADDRESS: 1015 SW 29 AV ST FUTURE LAND USE MAP (PROPOSED) FILE ID: 2676 COMPREHENSIVE PLAN AMENDMENT F - co N SW -10TH Medium Density in Multifamily_SW-10TH ST Residential ,, -- w a >N SW -10TH -TER Residential—SW 11TH ST SW 12TH ST N 0 125 250 500 Feet ricted w Q U) ADDRESS: 1015 SW 29 AV