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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 8102, 8112, 8128 NE Miami Ct & 8055 N Miami Av Application No. 09-02 File ID 08-01086lu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Office" to "Restricted 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 2020 Future Land Use Plan Map and the "Interpretation of the Future Land Use Plan Map." Office: Areas designated as "Office" allow residential uses to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that ade- quate services and amenities exist in the adjacent area to accommodate the needs of potential residents; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories; and limited commercial activities incidental to principal activities in designated areas. Supporting facilities such as auditoriums, libraries, convention facilities, places of wor- ship, and primary and secondary schools may be allowed with the "Office" designation. The nonresidential portions of developments within areas designated as "Office" allow a maxi- mum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property; such FAR may be increased upon compliance with the detailed provisions of the applicable land develop- ment regulations; however, may not exceed a total FAR of 3.0 times the gross lot area of the sub- ject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and ser- vices included in the City's adopted concurrency management requirements. Areas designated as "Office" in the Urban Central Business District are exempt from this FAR limitation and are al- lowed unlimited FAR. Restricted Commercial: Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Resi- dential" subject to the same limiting conditions and a finding by the Planning Director 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; 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 en- tertainment facilities and other commercial activities whose scale and land use impacts are simi- lar 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 per- missible. The nonresidential portions of developments within areas designated as "Restricted Commer- cial" allow a maximum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property; such FAR may be increased upon compliance with the detailed provisions of the appli- cable land development regulations; however, may not exceed a total FAR of 3.0 times the gross lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allows a maximum floor area ratio (FAR) of 10 times the gross lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and ser- vices included in the City's adopted concurrency management requirements. DISCUSSION The subject area consists of four parcels comprising approximately 0.93 acres. The parcels are located within the block bounded by NE 801h Terrace to the south, N Miami Avenue to the west, NE 82"d Street to the north and NE Miami Court to the east. The site is currently designated "Office". Surrounding the subject site is also "Office" land use to the north, east and south. The City limit is to the west. The subject site is in the Little Haiti NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: • The parcels are part of an office designation area. • The requested change will represent an intrusion of commercial uses into the office designation area. • A land use change at this location may set a negative precedent and create a "domino effect" in regards to future land use change applications. • 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 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. CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 09-02 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 02/18/09 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Kertch J. Conze, Esq, on behalf of owners Josephine Mogene & RECREATION AND OPEN SPACE Erich St. Louis Population Increment, Residents 0 Address: 8102,8112,8128 NE MIAMI CT & 8055 N MIAMI AV Space Requirement, acres 0.00 Boundary Streets; North: NE 82 ST East: NE Miami Ct Excess Capacity Before Change 182.80 South: NE 80 TER West: N Miami Av Excess Capacity After Change 182.80 Proposed Change: From: Office Concurrency Checkoff OK To: Restricted Commercial POTABLE WATER TRANSMISSION Existing Designation, Maximum Land Use Intensity Residential 0.9300 acres @ 150 DU/acre 140 DU's Population Increment, Residents 0 Peak Hour Person -Trip Generation, Residential 74 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 0.9300 acres @ 150 DU/acre 140 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 74 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: Population 0 Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Dwelling Units 0 Peak Hour Person -Trips 0 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District Little Haiti Concurrency Checkoff OK County Wastewater Collection Zone 308 SOLID WASTE COLLECTION Drainage Subcatchment Basin C4 Solid Waste Collection Route 102 Population Increment, Residents 0 Transportation Corridor Name N MIAMI AV 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 Goal LU -1 (See attachment 1) TRAFFIC CIRCULATION Land Use Objective LU -1.1 Land Use Policy 1.1.1 Population Increment, Residents 0 Capital Improvements Goal CI -1 Peak -Hour Person -Trip Generation 0 Capital Improvements Objective CI -1.2 LOS Before Change B Capital Improvements Policy 1.2.3 a - g LOS After Change B Concurrency Checkoff OK NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority ASSUMPTIONS AND COMMENTS Department (WASA). Excess capacity, if any, is currently not known. Restricted commercial: Allow residential uses(except rescue missions) to a maximum density equivalent to "High Density Mullifamily Residential" subject to the same limiting conditions and a finding by the Planning 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. Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or conUnualion of existing residential development and the adequated services and amenities exist in the adjacent area to accommodate the needs of potential residents;transllory residential realities such as hotel 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. and motels;general office use; clinics and laboratories,as well as commercial activities that generally serve the daily retailing and service needs of the public, and often located along arterial or collector roadway, which Recreation/Open Space acreage requirements are assumed with proposed change made. include: generalretailing, personal and professional services, real estate, banking, restaurants, saloons and cafes, general entertainment facilities, private clubas and recreationfacilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature of those uses described above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. This category also Includes commercial marinas and living quarters on vessels as permissible. Allow a maximum lot floor ratio FLR) of 7.0 times the net lot area of the sublect property such FLR may be incre as_ed upon compliance with the detail provisions of the applicable land development regulations•however, FLR may not exceed a total FLR of 11.0 times the net lot area of the subject Property. Properties designated as Restricted Commercial in the Urban Central Business District and Buenavlsta Yards regional Activity Center allow a maximum floor area lot ratio (FLR) of 37.0 times the net lot area of the subject property CM 1 IN 03/13/90