HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 629, 635, 645, 655, 665 NW 23`d Street, 636 NW 26th Street, 2451 NW 7th Avenue and
636 NW 24th Street
Application No. 09-05
File ID 08-01320lu
REQUEST
The proposal is for a change to the 2020 Future Land Use Map of the Miami Comprehensive
Neighborhood Plan from "Industrial" 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."
The "Industrial" land use category allows manufacturing, assembly and storage activities. The
"Industrial" designation generally includes activities that would otherwise generate excessive
amounts of noise, smoke, fumes, illumination, traffic, hazardous wastes, or negative visual im-
pact unless properly controlled. Stockyards, rendering works, smelting and refining plants and
similar activities are excluded. Residential uses are not permitted in the "Industrial" designation,
except for rescue missions, and live-aboards in commercial marinas.
Areas designated as "Industrial" 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 applicable land development regulations; however, may not exceed a total FAR
of 2.5 times the gross lot area of the subject property. Furthermore, all such uses shall be subject
to the the maintenance of required levels of service for facilities and services included in the
City's adopted concurrency management requirements.
The "Restricted Commercial" land use category allows residential uses (except rescue mis-
sions) 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 resi-
dential development and that adequate services and amenities exist in the adjacent area to ac-
commodate 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 pub-
lic, 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, bank-
ing 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 in-
cludes commercial marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Restricted Commercial"
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 applicable 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 allow a maximum floor area ra-
tio (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 eight parcels comprising approximately 5.115 acres. It is located in
the south east corner of the intersection of NW 7th Avenue and NW 26th Street to NW 23rd Street.
The site is currently designated "Industrial". Surrounding the subject site is also "Industrial" land
use to the north, south and east across 1-95. To the west of the property is a "General
Commercial" Land Use designation. The subject site is in the ALLAPATTAH NET area.
ANALYSIS
The Planning Department is recommending DENIAL of the application as presented based
on the following findings:
• The property is surrounded on the east, north, and southb�r an established industrial area. In
addition, the character of 629, 635, 645, 655, 665 NW 23r Street, 636 NW 26th Street, 2451
NW 7th Avenue and 636 NW 24th Street in this area is industrial.
• The requested change will represent a potential intrusion of residential uses into an industrial
area. There are no residential land uses in the vicinity of the subject properties.
• MCNP Land Use Goal LU -1 (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;
"Restricted Commercial" Land Uses could allow for example residential uses to a maximum
density of 150 dwelling units per acre as well as commercial activities that generally serve the
daily retailing and service needs of the public.
• 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.
• Land Use Objective LU -1.3: indicates the City will continue to encourage commercial, office
and industrial development within existing commercial, office and industrial areas;
• The MCNP Interpretation of the Future Land Use Map, indicates that the "Industrial" land use
category residential uses are not permitted in the "Industrial" designation, except for rescue
missions, and live-aboards in commercial marinas. The requested "Restricted Commercial"
designation allows multifamily residential structures to a density of 150 dwelling units per acre.
This potential increase in residential density will be out of scale and character with the
established industrial area.
The 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 and for this
neighborhood should not be changed.
2
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
Proposal No 09-05 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 2/18/2009 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant Gilberto Pastoriza & estrella Sibila on behalf of Paradise Dairy Acqui
ition! RECREATION AND OPEN SPACE
LLC, a Florida limited liability company
Population Increment, Residents
1,972
Address: 629,635,645,655,665 NW 23 St, 636 NW 26 ST, 2451 NW 7 Av & 636 NW 24 St
Space Requirement, acres
2.56
Boundary Streets: North: NW 26 ST East: 1-95
Excess Capacity Before Change
182.80
South: NW 23 ST West: NW 7 AV
Excess Capacity After Change
180.24
Proposed Change: From; Industrial
Concurrency Checkoff
OK
To: Restricted Commercial
POTABLE WATER TRANSMISSION
Existing Designation, Maximum Land Use Intensity
Residential 5.1150 acres @ 0 DU/acre 0 DU's
Population Increment, Residents
1,972
Peak Hour Person -Trip Generation, Residential 0
Transmission Requirement, gpd
441,690
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 5.1150 acres @ 150 DU/acre 767 DU's
SANITARY SEWER TRANSMISSION
Peak Hour Person -Trip Generation, Residential 407
Population Increment, Residents
1,972
Other sq.ft. @ FAR 0 sq.ft.
Transmission Requirement, gpd
364,789
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 1,972
STORM SEWER CAPACITY
Dwelling Units 767
Peak Hour Person -Trips 407
Exfiltration System Before Change
On-site
Exfiltration System After Change
On-site
Planning District Allapattah
Concurrency Checkoff
OK
County Wastewater Collection Zone 308
Drainage Subcatchment Basin G1
SOLID WASTE COLLECTION
Solid Waste Collection Route 110
Population Increment, Residents
1,972
Transportation Corridor Name NW 7 AV
Solid Waste Generation, tons/year
2,524
Excess Capacity Before Change
800
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Excess Capacity After Change
(1,724)
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
1,972
Capital Improvements Goal CI -1
Peak -Hour Person -Trip Generation
407
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 sewerconnection mustbe issued by Metro Dade Waterand SewerAuthority
ASSUMPTIONS AND COMMENTS
Department (WASA). Excess capacity, if any, Is currently not known.
Population increment is assumed to be all new residents. Peak -period trip
Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density eguivalenl to
'High Density Multifamily Residential" subject to the same limiting conditions and a finding by [he Planning
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(R 1), Transportation Corridors report.
Director that the proposed site's proximity to other residentially zoned property makes 11 a logical extension
or continuation of existing residential development and the adequaled services and amenities exist in the
adjacent area to accommodate the needs of potential residenls;transitory residential facilities 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; dinlcs 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: general retailing, personal and professional services, real estate, banking, restaurants, saloons and
cafes, general entertainment facilities, private clubas and recreation facilities, 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. FUR) of 7.0 times the net lot area of the subject property: such FLR may be Incre
ased 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 sublet[ property. Properties designated as
Restricted Commercial in the Urban Central Business District and Buenavista Yards regional Activity Center
allow a maximum floor area lot ratio (FUR) of 37.0 times the net lot area of the subject Property
CM 1 IN 03/13/90