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HomeMy WebLinkAboutAnalysis and MapsCITY OF COMMUNITYPLANNING DEPARTMENT PLANNING DIVISION Comprehensive Plan Amendment Staff Analysis A. REQUEST 4420 J Emilio T. Gonzalez, on behalf of the City of Miami 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, 1701 NW S River Drive and 1001, 1007, 1111, and 1015 NW 17 Court, and a portion of 1389 NW 7 Street District 1 - Commissioner Wifredo Gort Little Havana Approximately 215,001 square feet (4.9 acres) Ryan Shedd, Planner II Pursuant to Policy LU -1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), the City of Miami ("City") is requesting an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP to change the designation of the properties at 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, 1701 NW S River Drive and 1001, 1007, 1111, and 1015 NW 17 Court, and a portion of 1389 NW 7 Street ("the properties") from "Single Family Residential' to "Low Density Multifamily Residential'. The proposed amendment contains approximately 4.9 acres. Small scale Comprehensive Plan Amendments are those that involve less than 10 acres of property and are subject to the Small Scale Review Process, as set forth in Section 163.3187, F.S. Concurrently, the City is requesting a change to the Miami 21 Zoning Atlas as a companion item. The request is being submitted through file ID 4421. The companion application seeks to change the Miami 21 Zoning designation from T3 -L (Sub -Urban - Limited) to T4 -R (General Urban - Restricted). B. HISTORY Prior to this application, a private applicant, 1515 Miami River, LLC, applied for a Comprehensive Plan Amendment and a companion Rezone for the properties at 1515, 1529, and 1543 NW S River Drive. These properties consist of the remaining properties along the stretch of NW S River Drive, which are not part of this application. The private applications were approved and adontad by the City Commission on March 22, 2018. The Comprehensive Plan Amendment changed the Future Land Use designations for the above properties from "Single Family Residential' to "Low Density Multifamily Residential" and the Rezone changed the Miami 21 Transect from T3 -L (Sub - Urban - Limited) to T4 -R (General Urban - Restricted). The applicant included a Declaration of Restrictive Covenants with their application, which proffered a publicly accessible Riverwalk, the File ID 4420 -Page 1 replacement of the adjacent public seawall, and public space improvements adjacent to the applicant's own properties, as well as other proffers. Staff recommended denial for both applications based on a number of factors, including the incongruent pattern that was created by the proposed amendments. That is, the amendment would create an isolated pocket of more intense development surrounded by single family homes without the proper transitions. Staff also raised concerns about the nature of new development in relation to sea level rise and its impact on the waterfront properties. As shown on Map 6 on page 11, the properties are located in the floodplain, as defined by the Federal Emergency Management Agency (FEMA). In response to concerns from neighbors along NW S River Drive, the City Commission directed the City to pursue an amendment which would unify the development pattern in the area. Staff conducted outreach with the neighbors, including the immediately affected property owners. Overwhelmingly, the immediately affected property owners supported a scenario where the Zoning and the Future Land Use Designation was uniform for the entire street. Many of those surveyed, who included almost all of the affected property owners, supported an amendment to "Low Density Multifamily Residential" and a Rezone to T4 -R (General Urban — Restricted) for the properties on NW S River Drive. Map 1 on page 3 shows the affected properties highlighted in pink C. SITE AND NEIGHBORHOOD DETAILS Situated along the Miami River, the properties are located in the Little Havana NET Area. The site consists of "Tract A" of the Betty's Island Plat, Lots 1, 2, 3, and a portion of Lot 4 of Block 1 of the Grove Park Subdivision, Lots 1, 2, 3, 4, 5, and 6 of Block 2 of the Grove Park Subdivision, approximately Lots 66, 67, 68, and 69 of the Lawrence Park Subdivision, and Lots 1 and 2 of Block 1 of the Oak Terrace Subdivision, at approximately 4.9 acres of land. The Grove Park Lots are situated directly on the south bank of the Miami River, bounded by NW 17 Avenue on the west, NW S River Drive on their south side, and the main portion of the Robert King High Towers site to the east. SR -836 separates the Oak Terrace Subdivision Lots from the remainder of the properties. The other Lots are situated on the western side of NW 17 Avenue, along a canal which runs off the Miami River. NW S River Drive separates the Betty's Island Tract and Lot 67 from the remainder of the Lawrence Park Subdivision lots. Immediately abutting all of the properties to the south is the SR -836 on- and off -ramps and highway right-of-way. The SR -836 right-of-way ranges from a minimum of 125 feet in width up to approximately 560 feet in width. SR -836 separates the properties from the main portion of the Grove Park neighborhood, as well as the Robert King High Towers to the east. The Robert King High Towers are Miami -Dade County public housing for low-income seniors. On the north bank of the Miami River is the River Landing Special Area Plan development. The development will contain a mix of uses at a greater intensity and density than the surrounding area. It is immediately adjacent to the Civic Center health district. Northwest of the subject properties is Sewell Park, a large City -owned waterfront park. The park is surrounded by single- family development to the south and large-scale multifamily development on its west side. To the south, closer to the central Little Havana area, is the baseball stadium. Two of the stadium's parking garages are accessible from NW 7 Street. Miami Dade Transit operates Bus 17 north and southbound along NW 17 Avenue, dividing the properties. Buses 113 and 7 are within reasonable walking distance, however Bus 7 is only accessible by walking underneath SR -836, which is not in a desirable condition. The properties are not within a Transit Corridor, nor are they considered Transit Oriented Development, pursuant to Transportation Policy TR -1.2.4 in the MCNP. File ID 4420 — Page 2 Baseball Stadium f 8�16 MW r ---- - - - - �wmill �NW r _ LOW T rr pNW, 7H ST - + R ♦ru� 10" PAT lop �.: _ N W77H S7J Subject Properties a Ja Affected Area - �, Map 2: Aerial Q - -_ W 'r oil I L P, F-7 Demographics The Census BluCK Gt uuP in v✓niul r ll re Pr uPer lies di u qui rtc,' rcd I iaa a l - - - a total of 660 housing units. The median income for those households between 2012 and 2016 was $58,047. This is significantly higher than the surrounding Block Groups, which ranges from a high of $30,500 to a low of $9,190. There are a number of government-owned, affordable housing developments within that Tract, contributing to the low median household income. The number of families living in poverty in the Block Group was lower, at 13.9%, than the surrounding File ID 4420 — Page 4 neighborhood. The percent of families living in poverty in the surrounding Block Groups ranged between 23% and 40%. The majority of households in the subject Block Group rented their home between 2012 and 2016, approximately 78%. Through the survey of the subject properties however, it was revealed that the majority of the subject properties are owner occupied. The median rent for a unit in the Block Group was $1,534, which was higher than any of the surrounding Block Groups. Surrounding Block Groups typically had a median gross rent between $800 and $900. Rates of cost burden in the subject Block Group were lower than City and County averages. An estimated 53% of renting households were cost -burdened during that period. Cost burden from housing costs means the household is paying more than 30% of its income to cover housing costs. Approximately three percent of adults over the age of 16 were unemployed for this period, which is considerably lower than the City as a whole (almost 10%). Surrounding Block Groups had much higher unemployment rates. These statistics show a generally wealthier, middle class area within a larger neighborhood facing greater economic disparities. Subject Block Group: 120860051022 Number of Housing Units 1 660 (-r17% Vacancy) Median Household Income $58,047 Percent of Families under the Poverty Line 13.9% Percent of Households that rent 78% Median Rent I $1,534 (53% Rental cost burdened) Unemployment Rate 13% 1 Data was retrieved from the U.S. Census Bureau. Data from the Decennial Census and the American Community Survey was compiled for this report. File ID 4420 — Page 5 D. SITE PHOTOS Below are a few photographs of the streetscape and surrounding neighborhood context: Photo 1: The properties, as seen looking west along NW S River Drive. The properties are located on the north side of NW S River Drive, with the SR -836 and its ramps to the left. High density multifamily towers further west along the Miami River are visible in the background. These properties are located immediately on the west side of Sewell Park, which abuts the subject properties. Photo 2: Looking west along NW S River Drive, towards the area where SR -836 divides the properties from the main part of the Grove Park neighborhood. The properties are located on the north side of the street, seen here on the left side of the photo. Traffic can be seen piling up from the intersection with NW 17 Avenue, as the bridge over the Miami River was raised, stalling traffic for a short period of time. File ID 4420 — Page 6 Photo 3: Looking west along NW S River Drive, across NW 17 Avenue. The western properties are located directly on NW 17 Avenue. The high density multifamily buildings are visible in the background, to the west. Photo 4: Looking south along NW 17 Avenue, with SR -836 in the background. Traffic stacking up towards the raised bridge over the Miami River is visible. Photo 5: Looking north along NW 17 Avenue towards the raised bridge over the Miami River. There is no pedestrian infrastructure at this intersection of NW 17 Avenue and NW S River Drive for someone to cross to the west side in order to access amenities such as Sewell Park. File ID 4420 — Page 7 E. EXISTING AND FUTURE LAND USE As depicted on Map 3 on page 9, the properties are currently designated Single Family Residential on the FLUM of the Miami Comprehensive Neighborhood Plan ("MCNP"). Single Family Residential allows nine dwelling units per acre, with a limitation on uses strictly to residential. Other supportive uses such as community-based residential facilities, educational facilities, etc. are allowed, subject to regulations in Miami 21. The majority of the subject properties are isolated, as they are separated from the main portion of Grove Park by the SR -836 right-of-way. Grove Park is a mix of single family homes and duplexes. Roughly 21% of the 94 properties in the southern portion of Grove Park are listed as duplexes by the Miami Dade County Property Appraiser. This area is designated as "Single Family Residential" on the FLUM. To the west, Sewell Park is a large municipally owned park, owned and maintained by the City of Miami. South and west of the park is the remainder of the North Sewell Park neighborhood, which contains single family homes on the south half, and high density multifamily residential along the Miami River. Directly across the Miami River to the north, those properties are currently under construction for the River Landing Special Area Plan. The River Landing Special Area Plan will include an intense mix of commercial, residential, and office uses, with a high density of residential units. The River Landing properties, as well as all of the surrounding properties, are designated "Restricted Commercial" on the FLUM. Further down river, on the southeast side of SR -836 are the Robert King High Towers. A small portion of that property is subject to this application. This residential development is owned and operated by Miami Dade County Public Housing and Community Development. The two large properties that make up the Robert King High Towers are designated "Restricted Commercial" on the FLUM, with the exception of the portion that is subject to this application, which is designated "Single Family Residential". The "Restricted Commercial" designation allows a residential density of up to 150 dwelling units per acre, in addition to a wide range of non-residential uses, such as: commercial, retailing, office, entertainment, recreation facilities, and hotels. The "Low Density Multifamily Residential' designation that the City has proposed for the subject properties allows up to 36 dwelling units per acre. It limits the allowed uses to residential uses, with some allowances for community support facilities and educational facilities, in addition to a couple others. For further details on the interpretation of this designation, see page 21 of the MCNP. While the "Single Family Residential" designation allows approximately 16 units, or one unit per property, the amendment would yield an increase of 160 units. Assuming the provisions of the Miami 21 Zoning Code are met, 176 units could be built across the subject properties. Additionally, Map 5 on Page 10 shows the flood zones as determined by the Federal Emergency Management Agency (FEMA). All of the properties along NW S River Drive to the east of NW 17 Avenue are located within the Special Flood Hazard Area ("SFHA", roughly equivalent to the 100 Year Floodplain). The SFHA is the area that can reasonably assume risk from inundation. The properties to the west of NW 17 Avenue are at less risk, as shown on Map b by the Lone A designation. The SFHA designation for the eastern properties however poses a special risk in relation to sea level rise, as that risk is further exacerbated. File ID 4420 — Page 8 Affected Area �MetroRail Route ® Coastal High Hazard Area N 600 1,200 Feet I I Future Land Use Designations Medum Density Restricted Commercial Public Parks and Recreation - Restricted Commercial Single Family - Residential _ General commercial Duplex - Residential Major Institutional, Public Facilities, Transport and L til Low Density Multifamily Residential Light Industrial Medium Density Multifamily Residential - Industrial High Density Multifamily Residential Maps 3 & 4: Existing (Top) and Proposed (Bottom) Future Land Use Designations File ID 4420 — Page 9 Q Affected Area r OW ® AE r7 �_ VE F. 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." Analysis 1 The proposed amendment would unify the land development pattern along NW S River Drive and at the intersection with NW 17 Avenue. Presently, three properties along NW S River Drive are designated "Low Density Multifamily Residential", while the remainder are designated "Single Family Residential". This creates an incongruent pattern of development along the street. By amending the Future Land Use designations of the subject properties, a uniform and harmonious pattern of development would be possible. The pedestrian and bicycling infrastructure in the area is not suitable for daily use. NW 17 Avenue and SR -836 leave both portions of the subject properties isolated for any person that is not in an automobile. Staff recommends pedestrian and bicycle infrastructure be improved for the area immediately around the subject properties in order to create a more connected neighborhood. This will help realize the intent established in Transportation Policy TR -1.4.3 and Future Land Use Policy LU -1.6.9: "Policy TR -1.4.3: The City will continue to respond to neighborhood traffic concerns by developing and implementing neighborhood traffic calming measures using standard traffic flow modification procedures in place by Miami -Dade County and FDOT to evaluate traffic calming proposals. Neighborhood traffic calming measures may include but are not limited to traffic circles, median modifications, mid -block raised medians, chicanes, diagonal diverters, raised crosswalks, curb extensions, on -street parking, road closures, reduced lane widths, streetscape improvements, bicycle boulevards, and inclusion of bicycle facilities." "Policy LU -1.6.10: The City's land development regulations and policies will allow for the provision of safe and convenient on-site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit." Finding 1 Staff finds the proposed amendment consistent with Policies LU -1.1.7. Criteria 2 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 2 The proposed amendment would allow for the proper transitions between disparate Zoning alb-signations. Currentiy, there are three ditrerently designated properties sandwiched between the subject properties, which doesn't allow for the appropriate transition between varying development intensities. The unification of the street under one designation will allow for a more cohesive development. Furthermore, the western properties all abut NW 17 Avenue. The proposed amendment will allow for development that better File I D 4420 —Page 11 responds to the condition along NW 17 Avenue, which is not conducive for single-family residential development. Finding 2 Staff finds the request consistent with Policy LU -1.6.9. 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 CI42.3, 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 all of the level -of -service (LOS) standards of the MCNP. Finding 3 Staff finds the request consistent with Policy LU -1.6.4. Criteria 4 Policy LU -1.8.2: "The City shall make the practice of adapting the built environment to the impacts of climate change and sea level rise, an integral component of all planning processes, including but not limited to comprehensive planning, infrastructure planning, building and life safety codes, emergency management and development regulations, stormwater management, and water resources management." Analysis 4 As noted on Map 5, the majority of the properties are within the Special Flood Hazard Area (SFHA) on the FEMA Flood Insurance Rate Map (FIRM). FEMA defines the SFHA as "the land area covered by the floodwaters of the base flood", meaning the area that is most at risk from inundation. The South Florida Regional Climate Change Compact projects sea levels to rise by 14 to 34 inches by 2060. This will significantly increase the risk of inundation and damage from storm surge and standing water to properties within designated areas such as the SFHA. All new development within this area should plan for the rise in sea levels and the increase risk of storm surge. Design and planning of new development should utilize the best practices of building resilience into the architectural and engineering design of the development. Increased development capacity and density within flood -prone areas poses additional pressure on the City to provide services and infrastructure in an area that will face increased risks from sea level rise. New development should be built first and foremost with the goal of being as resilient and sustainable as possible. Finding 4 Staff finds that further development of land development regulations that --3ddress the risks posed by sea level rose to properties within flood -prone areas is required in order to be consistent with Policy LU -1.8.2. File ID 4420 — Page 12 G. RECOMMENDATION Based on the above background information, the Planning Department recommends approval of the request to amend the designation on the FLUM from "Single Family Residential" to "Low Density Multifamily Residential" for the properties located at 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, 1701 NW S River Drive, 1001, 1007, 1111, and 1015 NW 17 Court, and a portion of 1389 NW 7 Street. Sive, Tr -one; AICP Chief of Comprehensive Planning Attachments: Attachment A - Concurrency Management Analysis File ID 4420 — Page 13 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP PROJECT DETAILS CONCURRENCY ANALYSIS File ID: 4420 Increase in Population: 371 Date: 5 -Jun -19 RECREATION AND OPEN SPACE Applicant: City of Miami MCNP Parks, Recreation, and Open Space Policy PR -1.1.4 requires Address: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, a 10 -minute (1/2 -mile) barrier -free walk to a park entrance. 1701 NORTHWEST SOUTH RIVER DRIVE, 1001, 1007, 1111, AND 1015 NORTHWEST 17 COURT Concurrency Test Result: • Boundary Streets: North: Miami River East: NW 13 AV POTABLE WATER South: NW S River Dr West NW 17 CT Level of Service standard: 92.05 GCPD Transmission potential with FLUM change 45, 47.3 Existing Future Land Use Designation: Single Family Residential Policy PW -1.2.1 Residential Density: 4.9 acres @ DU/acre 44 DUs Excess capacity assumed to be 2% after change Assumed Population 123 Persons Concurrency Test Result: Proposed Future Land Use Designation: Low Density Multifamily Residential SANITARY SEWER TRANSMISSION Residential Density 4.9 acres @ 36 DU/acre 176 DUs Level of Service standard: 141 GPCD Assumed Population with Increase 494 Persons Policy SS -1.3.1 Excess capacity: See Note 1 below. NEIGHBORHOOD INFORMATION I Concurrency Test Result: NET Area Little Havana STORM SEWER CAPACITY WASD Sewer Pump Station Basin Basin 0020 Exfiltration system before change On-site Moratorium? No Exfiltration system after change On-site Drainage Subcatchment Basin J1 Concurrency Test Result: RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Future Land Use Goal LU -1 Future Land Use Objective LU -1.1 Future Land Use Policy LU -1.1.1 Capital Improvements Goal CI -1.2 Capital Improvements Objective CI -1.2 Capital Improvements Policy 1.2.3, a -g Transportation Objective TR -1.6 Transportation Objective TR -1.5 SOLID WASTE COLLECTION Solid waste generation, 1.28 tons/resident/year 632 Excess capacity before change 800 Excess capacity after change (168) Concurrency Test Result: TRANSPORTATION Level of Service standards in Objectives TR -1.6 and TR -1.7 Concurrency Test Result: NOTES Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Department (WASD). Excess capacity, if any, is currently not known Assumed population with increase is assumed to be all new residents as permitted by the proposed future land use designation's base density ascribed through the Interpretation of the 2020 Future Land Use Map and associated Correspondence Table. Additional density may potentially be attainable subject to the detailed provisions of applicable land development regulations. AERIAL FILE ID: 4420 COMPREHENSIVE PLAN AMENDMENT N 0 125 250 : h i l i ADDRESSES: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, & 1701 NW S RIVER DR 500 Feet AND 1001, 1007, 1111, & 1015 NW 17 CT, I AND A PORTION OF 1389 NW 7 ST /,Public j Parks/a11 nd Recreation FUTURE LAND USE MAP (EXISTING) FILE ID: 4420 COMPREHENSIVE PLAN AMENDMENT u Comme Q' L'owDensity Multifamily Residential z z F, Major Inst,'Public T FacilitieM , �r� Trzansp And_ J t Restricted Commercial � w w U 2 4ex 3: 3 sidential z z z N ADDRESSES: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, & 1701 NW S RIVER DR 0 215 430 860 Feet AND 1001, 1007, 1111, & 1015 NW 17 CT, AND A PORTION OF "iJa''� i'wU'v i" ST FUTURE LAND USE MAP (PROPOSED) FILE ID: 4420 COMPREHENSIVE PLAN AMENDMENT /,Public j Parks/and Recreation u Comme Q' L'owDensity Multifamily Residential z z Major Inst, 'Public FacilitieM Transp And_ J t Restricted Commercial � w w U 2 4ex 3: 3 sidential z z z N ADDRESSES: 1459, 1465, 1491, 1501, 1603, 1611, 1631, 1645, 1665, 1675, & 1701 NW S RIVER DR 0 215 430 860 Feet AND 1001, 1007, 1111, & 1015 NW 17 CT, AND A PORTION OF "iJa''� i'wU'v i" ST