HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 411 & 421 NE 61St Street
Application No. LU -07-08
File ID 07-00793lu
REQUEST
The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood
Plan from "Restricted Commercial" to "General Commercial". (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 "Interpretation of the Future Land Use
Plan Map."
The Restricted Commercial areas allow residential uses (excepting rescue missions) to a
maximum density equivalent to "High Density Multifamily Residential" 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 collector roadways, which include: general
retailing, personal and professional services, real estate, banking and other financial services,
restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities,
major sports and exhibition or entertainment facilities 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 category also includes commercial marinas and living quarters
on vessels as permissible
The "General Commercial" land use category allows all activities included in the "Office" and the
"Restricted Commercial" designations, as well as wholesaling and distribution activities that generally
serve the needs of other businesses; generally require on and off loading facilities; and benefit from
close proximity to industrial areas. These commercial activities include retailing of second hand
items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy
equipment sales and service, building material sales and storage, wholesaling, warehousing, distribu-
tion and transport related services, light manufacturing and assembly and other activities whose scale
of operation and land use impacts are similar to those uses described above. Multifamily residen-
tial structures of a density equal to R-3 or higher, but not to exceed a maximum of 160 units
per acre, are allowed by Special Exception only, upon finding that the proposed site's proximity to
other residentially zoned property makes it a logical extension or continuation of existing residential
development, and that adequate services and amenities exist in the adjacent area to accommodate
the needs of potential residents. This category also allows commercial marinas and living quarters on
vessels for transients.
DISCUSSION
The subject area consists of two vacant parcels comprising approximately 0.23 acres. They are
located in the southeast corner of the block fronting NE 4t" Court to the east and NE 61st Street to the
south. The noted block is also bounded by the FEC Railroad to the west and NE 62nd Street to the
north. The site is currently designated "Restricted Commercial". Surrounding the subject site is also
"Restricted Commercial" land use to the east across from NE 4t" Court and to the west. Further to the
west is the FEC Railroad, NE 4t" Avenue and an "Industrial" land use.. To the north of the parcels is
"General Commercial". To the south is "Recreational" land use across NE 61St Street. The subject site
is in the Upper East Side NET area.
ANALYSIS
The Planning Department is recommending DENIAL of the application as presented based on
the following findings:
• The parcels are adjacent to an established medium density residential neighborhood to the east
and south. Enhancing this residential neighborhood is a residential park immediately south of the
subject properties and a branch neighborhood library adjacent to the southeast.
• MCNP PR -1.6 indicates the City will plan and implement new park districts in designed areas of
the City. Immediately west of the parcels across the FEC railroad is the "Little Haiti Park Planning
Area".
• The requested change will represent an intrusion of commercial uses .adjacent to a medium
density residential neighborhood.
• MCNP LU -1.1.7 encourages adequate neighborhood shopping, recreation, day care,
entertainment, and other neighborhood oriented support activities. The MCNP Interpretation of
the Future Land Use, indicates that "Restricted Commercial" uses generally serve the daily
retailing and service needs of the public. "General Commercial" uses generally serve the needs
of other businesses.
• "Restricted Commercial " designation allows to a maximum density equivalent to "High Density
Multifamily Residential" or to 150 dwelling units per acre. The requested "General Commercial"
designation allows, by Special Exception only, multifamily residential structures to a density equal
to R-3 or higher, but not to exceed a maximum density of 150 dwelling units per acre.
• MCNP Land Use Goal LU -1(1) encourages a land use pattern that protects and enhances the
quality of life in the city's residential neighborhoods, and (5) promotes the efficient use of land and
minimizes land use conflicts. A change to General 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
City's development regulations, large scale and/or intense commercial and industrial land devel-
opment 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 No 07-08 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 07/23/07 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant: James Robert Robinson & John Assalone for Lemon City Prop. LLC
RECREATION AND OPEN SPACE
Population Increment, Residents
0
Address: 411-421 NE 61 Street
Space Requirement, acres
0.00
Boundary Streets: North: NE 62nd Street East: NE 4th Ct
Excess Capacity Before Change
182.80
South: NE 61st Street West: NE 4th Ave
Excess Capacity After Change
182.80
Proposed Change: From: Medium Density Multifamily Residential
Concurrency Checkoff
OK
To: General Commercial
Existing Designation, Maximum Land Use Intensity
POTABLE WATER TRANSMISSION
Residential 0.23 acres @ 150 DU/acre 35 DU's
Population Increment, Residents
0
Peak Hour Person -Trip Generation, Residential 17
Transmission Requirement, gpd
0
Other sq.ft. @ FAR 0 sq.ft.
Excess Capacity Before Change
>2% above demand
Peak Hour Person -Trip Generation, Other
Excess Capacity After Change
>2% above demand
Concurrency Checkoff
OK
Proposed Designation, Maximum Land Use Intensity
Residential 0.23 acres @ 150 DU/acre 35 DU's
SANITARY SEWER TRANSMISSION
Peak Hour Person -Trip Generation, Residential 17
Population Increment, Residents
0
Other sq.ft. @ FAR 0 sq.ft.
Transmission Requirement, gpd
0
Peak Hour Person -Trip Generation, Other 0
Excess Capacity Before Change
See Note 1.
Excess Capacity After Change
See Note 1.
Net Increment With Proposed Change:
Concurrency Checkoff WASA
Permit Required
Population 0
Dwelling Units 0
STORM SEWER CAPACITY
Peak Hour Person -Trips 0
Exfiltration System Before Change
On-site
Exfiltration System After Change
On-site
Planning District Upper East Side
Concurrency Checkoff
OK
County Wastewater Collection Zone 308
Drainage Subcatchment Basin D1
SOLID WASTE COLLECTION
Solid Waste Collection Route 4
Population Increment, Residents
0
Transportation Corridor Name NE 2nd AVE
Solid Waste Generation, tons/year
0
Excess Capacity Before Change
800
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Excess Capacity After Change
800
Concurrency Checkoff
OK
Land Use Policy 1.1.1
CIE Policy 1.2.3
TRAFFIC CIRCULATION
Population Increment, Residents
0
Peak -Hour Person -Trip Generation
0
LOS Before Change
B
LOS After Change
B
Concurrency Checkoff
OK
NOTES
ASSUMPTIONS AND COMMENTS
1. Permit for sanitary sewer connection must be issued by
Metro -Dade Water and Sewer Authority Department (WASH).
Excess capacity, if any, is currently not known
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(R1), Transportation Corridors report.
Potable water and wastewater transmission capacities are in accordance with
Metro -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.
CAA 1 im ns/13/Qn