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STAFF ANALYSIS FOR
A COMPREHENSIVE PLAN AMENDMENT
Staff Analysis Report No. PZ -19-3135
Applicant Miami Dade County
Location 1040 SW 29 Court (Alternative Addresses: 940 SW 29 Court,
935 SW 30 Avenue, 1025 SW 20 Avenue, 1035 SW 30 Avenue,
and 2970 SW 9 Avenue)
Commission District District 4 — Manolo Reyes
NET District Coral Way NET
Area Approximately 5.68 Acres (247,232 Square Feet)
Planner Joseph Eisenberg, Planner II
Recommendation Approval
REQUEST
Pursuant to Policy LU -1.6.4 of the Miami Comprehensive Neighborhood Plan ("MCNP"), Miami
Dade County and the City of Miami ("the Applicant") is requesting an amendment to Ordinance
No. 10544, the Future Land Use Map ("FLUM") of the MCNP to change the designation of the
property at 1040 SW 29 CT ("the Property") from "Medium Density Multifamily Residential" to
"High Density Multifamily Residential." The proposed amendment contains approximately
5.68 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, Florida Statutes.
Concurrently, the Applicant is requesting a change to the Miami 21 Zoning Atlas as a
companion item (File ID PZ -3115). The companion application seeks to change the Property's
zoning designation from T5 -R (Urban Center Transect Zone -Restricted) to T6 -8-R (Urban Core
Transect Zone -Restricted). The Property is legally described in the Attachment "A".
Summary of the Existing and Proposed FLU Designations and Zoning Designations
The Property is a large single parcel located on a city block bounded by SW 9th Street to the
north, SW 29th Court to the east, SW 11th Street to the south, and SW 30th Avenue to the
west. The Property is zoned T5 -R and is approximately 5.68 Acres (247,232 Square Feet) in
size. The Property is bordered by multi -family residences and a large commercial establishment
to the west, single-family residences to the south, southeast, and southwest, multi -family
residences to the east, and commercial establishments to the north. The aerial image below
shows the site, outlined in yellow, and the immediately surrounding context.
Aerial Photo of Subject Site
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EXISTING FUTURE LAND USE DESIGNATION
Medium Density Multifamily Residential
The entire parcel has the FLU designation of Medium Density Multifamily Residential. The
primary intent of this land use classification is to allow primarily residential development with
some supportive services. The MCNP interprets the designation as follows:
Areas designated as "Medium Density Multifamily Residential" allow
residential structures to a maximum density of 65 dwelling units per acre, and
maximum residential density may be increased by up to one hundred percent
(1009,o'), 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
File ID # PZ -19-3135 — Page 2
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).
PROPOSED FUTURE LAND USE DESIGNATION
High Density Multifamily Residential
The request proposes to amend the Future Land Use designation to High Density Multifamily
Residential, which the MCNP interprets as follows:
Areas designated as 'High Density Multifamily Residential' allow residential
structures to a maximum density of 150 dwelling units per acre, and maximum
residential density may be increased by up to one hundred percent (1009,o'),
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. Higher densities may be allowed as shown for these specially -
designated areas:
Little Havana Target Area 200 units per acre*
Southeast Overtown 300 units per acre*
Miami River 400 units per acre*
Brickell, Omni, Park West and River Quadrant 500 units per acre*
*Indicates maximum residential density may be increased by up to one hundred
percent (100%) 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 offices and commercial services and other accessory
activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary
schools, and day care centers for children and adults may be permissible in suitable
locations.
[Note: The Property is not in any of the listed specially -designated areas]
File ID # PZ -19-3135 — Page 3
Existing FLUM Proposed FLU
Sociodemographic background and neighborhood context
The subject properties are located within Census Tract 63.01, Miami -Dade County, Florida.
According to the American Community Survey (ACS), 5 -year estimates (2013-2017), the
median household income for the Block Group is $30,776 which is approximately 10% lower
than the Median Household Income for the City of Miami ($33,999) and 50% lower than the
Median Household Income for Miami -Dade County ($46,338).
The Census Block Group in which the Property is located has a total of 2,826 households with a
total of 3,086 housing units. The percentage of families living in poverty in this Block Group is
23.8%, which is lower than the City (25.8%) but higher than the County (19%).
The same ACS 5 -year estimate data, showed that most households (60%) in the subject Tract
rented their homes, as do most households in the surrounding neighborhoods. The median rent
for a unit in the Property's Census Tract and Block Group is $755.
Neighborhood Context Within a One Mile Area
The Subject Property is also located within the Coral Way Neighborhood Enhancement Team's
("NET") service area. The Property is currently developed with 315 units of affordable, senior
housing. The subject property is located one block south of SW 8th Street, which means it is
located within a %-mile of a Transit Corridor, and surrounded by many neighborhood supportive
uses. There are nine restaurants within a quarter mile, 13 stores that sell groceries within a mile,
four parks within a mile, two pharmacies within a quarter mile, and a bank slightly more than a
half mile away. Planning staff visited the site in the Summer of 2019.
File ID # PZ -19-3135 — Page 4
Concurrency Analysis
The Planning Department tested levels of service as required for this application. The Levels of
Service (LOS) testing is based on a potential increase in population for this area of 1,357
residents.
Schools
The Property is proposed as a site for affordable elderly housing, and as a result will not have
an impact of surrounding school capacity.
Recreation and Open Space
The MCNP requires a 10-minute'/2-mile barrier -free walk to a park entrance to meet public
Levels of Service (LOS). The Planning Department conducted an analysis in GIS to test the
LOS for this proposal and found that with the potential increase in population, it meets LOS
standards.
Potable Water
The MCNP LOS standard for potable water service is 92.05 gallons per capita per day (PCPD).
Consumption is assumed to be approximately 220,092 by residential uses, and it meets LOS
standards.
Sanitary Sewer Transmission
The MCNP LOS standard for Sanitary Sewer is 141 GPCD. The MCNP does not require testing
of this County service.
Storm Sewer Capacity
The MCNP permits on-site exfiltration, which is present.
Solid Waste Collection
The City's LOS standard for Solid Waste is 1.28 tons/resident/year. The Franchise Agreement
the City maintains provides flexibility to address fluctuations in solid waste production.
Transportation
The MCNP has updated its LOS standards for the City with the most recent update of the
Transportation Element. In the October 2018 concurrency review for this application, the Office
of Capital Improvements acknowledged that the difference in PM Peak Hour trips is estimated to
be approximately 299 on this proposal.
COMPREHENSIVE PLAN ANALYSIS
The following is an analysis of the application relative to the Goals, Objectives, and Policies of
the MCNP.
File ID # PZ -19-3135 — Page 5
Criteria 1 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 1 All concurrency analyses are attached separately. See attachment B.
Finding 1 Staff finds the request consistent with Policy LU -1.6.4
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 change in FLU designation of the subject parcels to "High Density
Multifamily Residential", will allow for residential units to be developed and
provide an opportunity for economic development with the ability to create
jobs, possibly complementing an existing mixed-use neighborhood.
Finding 2 Staff finds the proposed amendment consistent with Policy LU -1.1.7
Criteria 3 Goal LU -4: "Incentivize sustainable, affordable housing solutions while
continually improving the quality of life for all who live in the City of Miami."
Analysis 3 The proposed amendment would allow for redevelopment of the parcel to add
additional affordable housing units in an area that is well served by a variety of
uses.
Finding 3 Staff finds the request consistent with Goal LU -4
Criteria 4 Policy LU -1.2.2: "The City's land development policies will be consistent with
affordable housing objectives and policies adopted in the Housing Element of
the MCNP."
Analysis 4 The FLUM change request will facilitate the development of additional
affordable housing units on property owned by Miami Dade County Housing.
Finding 4 Staff finds the request consistent with Policy LU -1.2.2
Criteria 5 Policy TR -1.1.5: "The City will encourage new development to be structured to
reinforce a pattern of neighborhoods and urban centers by focusing growth
along transit corridors and around transit nodes and centers."
File ID # PZ -19-3135 — Page 6
Analysis 5 The proposed amendment is located one block away from SW 8th Street,
adding residential density next to a major Transit Corridor with high frequency
bus and trolley service.
Finding 5 Staff finds the request consistent with Policy TR -1.1.5.
Criteria 6 Objective LU -4.2: "By 2023, forty percent (40%) of the housing stock built
under affordable and attainable mixed -income programs, as described in the
applicable land development regulations, will be reserved for housing low-
income elderly households."
Analysis 6 This proposed amendment will facilitate the redevelopment of a large parcel
owned by Miami Dade County's housing agency, and the expected
redevelopment will be completely comprised of affordable homes for elderly
residents.
Finding 5 Staff finds the request consistent with Policy LU -4.2
CONCLUSION
Based on Planning staffs analysis of the neighborhood context and the goals and objectives of
the MCNP, the request to amend the FLUM by changing the designation for the property at
1040 SW 29 Court ("the Property") from "Medium Density Multifamily Residential" to "High
Density Multifamily Residential" is justified. The `High Density Multifamily' FLU designation
would permit uses allowing the proposed Zoning Change companion item (File ID # PZ -19-
3115) to be compatible to the surrounding designations.
RECOMMENDATION
Based on the above background information, the Planning Department recommends Approval
of the request to amend the designation on the FLUM from "Medium Density Multifamily
Residential" to "High Density Multifamily Residential" for the property located at 1040 SW
29th Court, Miami F,
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She Tr-o6e_, AICP
Chief, Comprehensive Planning
Attachments:
Attachment A — Legal Description
Attachment B — Concurrency Management Analysis
Attachment C — Transportation Concurrency Analysis
File ID # PZ -19-3135 — Page 7
ATTACHMENT A
TRACT "A", PUBLIC HOUSING PROJECT FLORIDA 5-18, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 81, PAGE 26, OF THE PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA.
Also known as: 940 SW 29th Court, 935 SW 30th Avenue, 2970 SW 9th Street, 1025 SW 30th
Avenue, 1040 SW 29th Court and 1035 SW 30th Avenue.
Folio: 01-4109-048-0010
File ID # PZ -19-3135 — Page 8
ATTACHMENT B
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING
IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP
PROJECT DETAILS CONCURRENCY ANALYSIS I
Project Dox Number: PZ -19-3135 Increase in Population: 1357
Date: 14 -Jun -19
Applicant: Miami -Dade County
Address: 1040 S W 2 9 CT
Boundary Streets: North: SW9ST East: SW 29 CT
South: SW 11 ST West SW 30AV
Existing Future Land Use Designation: Medium Density Multifamily Residential
Residential Density: I 5.6761acres @ I 6SIDU/acre 368 DUs
Assumed Population 1034 Persons
Proposed Future land Use Designation: High Density Multifamily Residential
Residential Density I 5.6761acres@ I 1501DU/acre 851 DUs
Assumed Populationwith Increase 2391 Persons
NEIGHBORHOOD INFORMATION
NET Area Coral Way
WASD Sewer Pump Station Basin Basin 0152
Moratorium? No
Drainage Subcatchment Basin CU
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
RECREATION AND OPEN SPACE
MCNP Parks, Recreation, and Open Space Policy PR -1.1.4 requires
a 10 -minute (1/2 -mile) barrier -free walk to a park entrance.
Concurrency Test Result:
POTABLE WATER
Level of Service standard:
92.05 GCPD
Transmission potential with FLUM change
220,092
Policy PW -1.2.1
Excess capacity assumed to be 2% after change
Concurrency Test Result:
SANITARY SEWER TRANSMISSION
Level of Service standard: 141 GPCD
Policy SS -1.3.1
Excess capacity: See Note 1 below.
Concurrency Test Result:
STORM SEWER CAPACITY
Exfiltration system before change
On-site
Exfiltration system after change
On-site
Concurrency Test Result:
SOLID WASTE COLLECTION
Solid waste generation, 1.28 tons/resident/year
3,060
Excess capacity before change
800
Excess capacity after change
2,260
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). Excesscapacity, if any, is currently not known
Assumed populationwith 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 provisionsof applicable land development regulations.
Transportation Concurrency is addressed in separate memorandum provided by the Office of Capital Improvements
File ID # PZ -19-3135 — Page 9
MEMO
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ATTACHMENT C
CITY OF MIAMI, FLORIDA
TRANSPORTATION CONCURRENCY MEMORANDUM
`s c� Sue Trone, AICP DATE: 06117/2019
Chief, Community Planning
FILE: PZ -19-3135
SUBJECT: Transportation Concurrency
Analysis
REFERENCES:
FROM: Collin Worth ENCLOSURES:
Bicycle Coordinator/
Transportation Analyst
As part of the transportation concurrency review for the PZ -19-3115, a review of the
maximum potential PM Peak trip generation for the current land use, as well as a review
of the future land use maximum potential PM Peak trip generation was performed.
The findings show the proposed future land use will generate a difference in 299 PM
Peak Hour trips.
As a traffic study has not been provided at this time there is no site plan or way to
determine how traffic will flow to and from the site. While it is not likely to cause any
major impacts to N. Miami Ave, additional information at the time of development will be
needed to identify if any mitigation efforts may be needed to reduce the impact of what
is to be developed.
File ID # PZ -19-3135 — Page 11
AERIAL
PZ -19-3135
COMPREHENSIVE PLAN AMENDMENT
N ADDRESS: 1040 SW 29 CT
0 125 250 500 Feet SUBJECT PROPERTY
0 125
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FUTURE LAND USE MAP (EXISTING)
PZ -19-3135
COMPREHENSIVE PLAN AMENDMENT
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ADDRESS: 1040 SW 29 CT
SUBJECT PROPERTY
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FUTURE LAND USE MAP (PROPOSED)
PZ -19-3135
COMPREHENSIVE PLAN AMENDMENT
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SUBJECT PROPERTY