The URL can be used to link to this page

Home My WebLink AboutItem #5- La Quinta- PAB_07.16.08 PLANNING FACT SHEET LEGISTAR FILE ID: 07-00797lu July 16, 2008 Item # P.5 APPLICANT Ben Fernandez, on behalf of Brickell Square, LLC REQUEST/LOCATION Consideration of amending the Miami Comprehensive Neighborhood Plan LEGAL DESCRIPTION Complete legal description on file with the Hearing Boards PETITION Consideration of amending Ordinance No. 10544 of the Miami Comprehensive Neighborhood Plan by amending the Future Land Use Map for the properties located at th Avenue and approximately 826, 832, and 844 SW 5 th 513, 515, 517, 521, 531, 541, 551, 561, and 571 SW 9 Street, Miami, Florida from ÐMedium-Density Multifamily ResidentialÑ to ÐRestricted CommercialÑ. PLANNING RECOMMENDATION DENIAL BACKGROUND AND ANALYSIS See supporting documentation PLANNING ADVISORY BOARD VOTE: CITY COMMISSION CITY OF MIAMI PLANNING DEPARTMENT NDRD 444 SW 2 AVENUE, 3 FLOOR MIAMI, FLORIDA, 33130 PHONE (305) 416-1400 Date Printed: 7/9/2008 Page 1 ANALYSIS FOR LAND USE CHANGE REQUEST TH Approximately 826, 832, 844 SW 5 AVENUE TH 515, 517, 519, 521, 531, 541, 551, 561, 571 SW 9 STREET Application No. 08-01 File ID 07-00797lu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from ÐMedium Density Multifamily ResidentialÑ to ÐRestricted CommercialÑ. (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-1.6.1 established future land use categories according to the Future Land Use Plan Map and the ÐInterpretation of the Future Land Use Plan Map.Ñ The ÐMedium Density Multifamily ResidentialÑ designation allows 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). Restricted Commercial: Areas designated as "Restricted Commercial" allow residential uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Resi- dential" subject to the same limiting conditions; any activity included in the "Office" designation as well as 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 col- lector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment fa- cilities, private clubs and recreation facilities, major sports and exhibition or entertainment facili- ties and other commercial activities whose scale and land use impacts are similar in nature to those uses described above, places of worship, and primary and secondary schools. This cate- gory also includes commercial marinas and living quarters on vessels as permissible. 1 DISCUSSION The subject area consists of eight parcels comprising approximately 1.38 acres. The parcels are th located within the block bounded by SW 9 Street to the south, SW 6th Avenue to the west, SW thth 8 Street to the north and SW 5 Avenue to the east. The site is currently designated ÐMedium Density Multifamily ResidentialÑ. Surrounding the subject site is also ÐMedium Density Multifamily ResidentialÑ land use to the south, west and east. To the north the designation is ÐRestricted CommercialÑ. The subject site is in the Little Havana NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: The parcel is part of a medium density residential neighborhood. The requested change will represent an intrusion of commercial uses into a medium density residential neighborhood. A land use change at this location may set a negative precedent and create a Ðdomino effectÑ in regards to future land use change applications. The Ð Medium Density Multifamily Residential Ð land use category allows residential struc- tures to a maximum density of 65 dwelling units per acre. The requested Ð Restricted Com- mercial Ñ designation allows to a maximum density equivalent to "High Density Multifamily Residential" or to 150 dwelling units per acre. This potential increase in residential density will be out of scale with the established neighborhood. MCNP Land Use Goal LU-1(1) encourages a land use pattern that protects and enhances the quality of life in the cityÓs residential neighborhoods, and (5) promotes the efficient use of land and minimizes land use conflicts. A change to Restricted Commercial is not a logical extension of that category. MCNP Land Use Policy LU-1.1.3 (1) provides for the protection of all areas of the city from the encroachment of incompatible land uses; and (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety. MCNP Housing Policy HO-1.1.7, states the City will continue to control, through restrictions in the CityÓs development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. MCNP Housing Policy HO-1.1.8 states that through land development regulations, the City will protect and enhance existing viable neighborhoods in those areas suitable for housing. MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. These findings support the position that the Future Land Use Map at this location should not be changed. 2 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No08-01 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 4/16/08 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant:Ben Fernandez, Esq. on behalf of Brickell Square LLC,RECREATION AND OPEN SPACE Population Increment, Residents468 Address: 826-844 SW 5 Av, 515 SW 9 St, 521, 531, 541, 551, 561, 571 SW 9 St Space Requirement, acres0.61 Boundary Streets:North: SW 8 STEast: SW 5 AV Excess Capacity Before Change182.80 South: SW 9 STWest: SW 6 AV Excess Capacity After Change182.19 Proposed Change:From: Medium Density Multifamily Residential Concurrency Checkoff OK To: Restricted Commercial Existing Designation, Maximum Land Use IntensityPOTABLE WATER TRANSMISSION Residential1.38acres @18DU/acre25DU's Population Increment, Residents468 Peak Hour Person-Trip Generation, Residential20 Transmission Requirement, gpd104,866 Othersq.ft. @FAR0sq.ft. Excess Capacity Before Change >2% above demand Peak Hour Person-Trip Generation, Other Excess Capacity After Change >2% above demand Concurrency CheckoffOK Proposed Designation, Maximum Land Use Intensity Residential1.38acres @150DU/acre207DU'sSANITARY SEWER TRANSMISSION Peak Hour Person-Trip Generation, Residential104 Population Increment, Residents468 Othersq.ft. @FAR0sq.ft. Transmission Requirement, gpd86,608 Peak Hour Person-Trip Generation, Other0 Excess Capacity Before ChangeSee Note 1. Excess Capacity After ChangeSee Note 1. Net Increment With Proposed Change: Concurrency CheckoffWASA Permit Required Population468 Dwelling Units182STORM SEWER CAPACITY Peak Hour Person-Trips84 Exfiltration System Before ChangeOn-site Exfiltration System After ChangeOn-site Planning DistrictLittle Havana Concurrency CheckoffOK County Wastewater Collection Zone309 Drainage Subcatchment BasinU2SOLID WASTE COLLECTION Solid Waste Collection Route20 Population Increment, Residents468 Transportation Corridor NameSW 8 ST Solid Waste Generation, tons/year599 Excess Capacity Before Change800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change201 Concurrency CheckoffOK Land Use Policy 1.1.1 CIE Policy 1.2.3TRAFFIC CIRCULATION Population Increment, Residents468 Peak-Hour Person-Trip Generation84 LOS Before ChangeB LOS After ChangeB Concurrency CheckoffOK NOTES ASSUMPTIONS AND COMMENTS Populationincrementisassumedtobeallnewresidents.Peak-periodtrip 1. Permit for sanitary sewer connection must be issued by generationisbasedonITETripGeneration,5thEditionat1.4ppvaverage Metro-Dade Water and Sewer Authority Department (WASA). occupancyforprivatepassengervehicles.TransportationCorridorcapacitiesand Excess capacity, if any, is currently not known LOS are from Table PT-2(R1), Transportation Corridors report. Potablewaterandwastewatertransmissioncapacitiesareinaccordancewith Metro-DadeCountystatedcapacitiesandareassumedcorrect.Service Areas designated as Restricted Commercial allow a maximum floor area ratio (FAR) of connectionstowaterandsewermainsareassumedtobeofadequatesize;ifnot, 1.72 times the gross lot area of the subject property; such FAR may be increased upon new connections are to be installed at owner's expense. compliance with the detailed provisions of the applicable land development regulations; Recreation/OpenSpaceacreagerequirementsareassumedwithproposed however, may not exceed a total FAR of 3.0 times the gross lot area of the subject property. change made. Areas designated as “Restricted Commercial” in the Urban Central Business District are exempt from this FAR limitation and are allowed unlimited FAR. CM_1_IN 03/13/90 FUTURELANDUSEMAP SW6THST 41 SW7THST £ ¤ SW8ST RESTRICTEDCOMMERCIAL SW9ST SW10THST MEDIUMDENSITY MULTIFAMILYRESIDENTIAL ST SW11TH DUPLEX RECREATION RESIDENTIAL 0150300600Feet ADDRESS:515,521,531,541,551,561,571SW9Street &826SW5Avenue ZONINGATLASMAP SW6THST R-3 C-1 C-1 C-1 SD-12 R-3 C-1 SW8ST SD-25 SD-12 SW9ST R-3 SW10THST ST SW11TH PR R-2 R1 0150300600Feet ADDRESS:515,521,531,541,551,561,571SW9Street &826SW5Avenue SW6THST 41 SW7THST £ ¤ 41 SW8THST £ ¤ SW8ST SW9ST SW10THST ST SW11TH 0150300600Feet ADDRESS:515,521,531,541,551,561,571SW9Street &826SW5Avenue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`+#,$ !KLM2!K%L2!#)U!KFF!<B!&T!*0,)X,2!&5%2!&5&2!&5N2!&L52!&%52!&F52!&&52!&M5! #)U!&N5!<B!OT!<-,,2!1#+2!3$9-U#2!+9-,!Z#-.X$#-$ !U,V.-\[,U!)!>`T\[!P*P!##.T,U!T,-,9!#)U! +#U,!#!Z#-!T,-,9Y7 <,.9)!%7=!V!Y9X)U!T#!TV!9+Z-,T,)V0,!($#)!U,V8)#9)!.T#)8,\] C#DV!),.,VV#- !UX,!9!.T#)8,U!9-!.T#)8)8!.9)U9)VR C\[DV!9),!6T.T!)09$0,V!Z-9Z,- !T#!T#V!)9!\[,,)!T,!VZ,.Y.!VX\[^,.!9Y!#!9+Z-,T,)V0,!($#)! .T#)8,!6T)!T,!Z-9-!6,$0,!+9)TVR C.DV!9),!6T.T!U9,V!)9!)09$0,!T,!V#+,!96),-aV!Z-9Z,- !6T)!L''!Y,,!9Y!Z-9Z,- !T#!T#V! \[,,)!8-#),U!#!9+Z-,T,)V0,!($#)!.T#)8,!6T)!T,!Z-9-!6,$0,!+9)TVR CUDT,!Z-9Z9V,U!#+,)U+,)!U9,V!)9!)09$0,!#!,`!.T#)8,!9!89#$V2!Z9$.,V2!#)U!9\[^,.0,V!9Y! T,!$9.#$!890,-)+,)a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b9))8!:-U)#).,!55'''2!#V!#+,)U,U7 C8DT,!Z-9Z9V,U!#+,)U+,)!.9+Z$,V!6T!T,!#ZZ$.#\[$,!#.-,#8,!#)U!!U,)V !$+#9)V!V,! Y9-T!)!T,!49.#$!E90,-)+,)!9+Z-,T,)V0,!($#)))8!#)U!4#)U!/,0,$9Z+,)!?,8X$#9)!*.! ).$XU)82!6T9X!$+#9)2!V7!5M%7%5KN2!3$9-U#!<#X,V7! <,.9)!F7@T,! !1#)#8,-!V!U-,.,U!9!)V-X.!T,!/-,.9-!9Y!T,!($#)))8!/,Z#-+,)!9! Z-9+Z$ !-#)V+!#!.,-Y,U!.9Z !9Y!TV!:-U)#).,!#Y,-!V!#U9Z9)!9)!V,.9)U!-,#U)8!9\]!T,! <,.-,#- 2!3$9-U#!/,Z#-+,)!9Y!9++X) !*YY#-VR!T,!>`,.X0,!/-,.9-2!<9XT!3$9-U#!?,89)#$! ($#)))8!9X).$2!"9$$ 699U2!3$9-U#R!#)U!#) !9T,-!Z,-V9)!9-!,) !-,cX,V)8!#!.9Z 7 <,.9)!&7*$$!9-U)#).,V!9-!Z#-V!9Y!9-U)#).,V!)V9Y#-!#V!T, !#-,!).9)VV,)!9-!)!.9)Y$.!6T! T,!Z-90V9)V!9Y!TV!:-U)#).,!#-,!-,Z,#$,U7 <,.9)!M7=Y!#) !V,.9)2!Z#-!9Y!V,.9)2!Z#-#8-#ZT2!.$#XV,2!ZT-#V,2!9-!69-U!9Y!TV!:-U)#).,!V! U,.$#-,U!)0#$U2!T,!-,+#))8!Z-90V9)V!9Y!TV!:-U)#).,!VT#$$!)9!\[,!#YY,.,U7 <,.9)!N7@TV!:-U)#).,!VT#$$!\[,.9+,!,YY,.0,!T- Q9),!C%5D!U# V!#Y,-!V,.9)U!-,#U)8!#)U! #U9Z9)!T,-,9Y!ZX-VX#)!#)U!VX\[^,.!9!V7!5M%7%5KNC%DC.D2!3$9-U#!<#X,V7!!d5e *((?:H>/!*<!@:!3:?1!*;/!:??>@;><<\] \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ WG4=>!:7!I?G =@A!*@@:?;>A !"# d5e!!@TV!:-U)#).,!VT#$$!\[,.9+,!,YY,.0,!#V!VZ,.Y,U!T,-,)!X)$,VV!0,9,U!\[ !T,!1# 9-!6T)!,)! U# V!Y-9+!T,!U#,!!6#V!Z#VV,U!#)U!#U9Z,U7!!=Y!T,!1# 9-!0,9,V!TV!:-U)#).,2!!VT#$$!\[,.9+,! ,YY,.0,!U#,!V#,U!T,-,)2!6T.T,0,-!V!$#,-7 &'()!#$!*'+','-( .!/-0!1232%445 !%!#$!%