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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1600 NW 3rd Avenue Application No. N/A File ID 10-00183lu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Major Institutional, Public Facilities, Transportation and Utilities" 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 Map and the "Interpretation of the Future Land Use Map." The "Major Institutional, Public Facilities, Transportation and Utilities" land use category allows facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abut- ting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities allow non- residential uses to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utili- ties" in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject property. 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 proximi- ty 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; transitory residential facilities such as hotels and motels. This category also allows general office use; clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also al- lowed are 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 es- tate, banking and other financial services, restaurants, saloons and cafes, general entertain- ment facilities, private clubs and recreation facilities, major sports and exhibition or entertain- ment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above. This category also includes commercial marinas and liv- ing quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commer- cial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, 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 Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net 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 lot ratio (FLR) of 37.0 times the net 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 services included in the City's adopted concurrency management requirements. DISCUSSION The subject area consists of one parcel comprising approximately 7.0 acres. It is located on the north side of the block fronting the west side of NW 3rd Avenue, the south side of NW 17t' Street, and the east side of NW 4`" Avenue. Interstate 395 forms the southern boundary of the block. On the south side of Interstate 395 are the Urban Central Business District and the Southeast Overtown/Park West Residential Density Increase Area. The site is currently designated "Major Institutional, Public Facilities, Transportation and Utilities". A "Restricted Commercial" Future Land Use designation is to the east and south, a "Medium Density Restricted Commercial" designation is to the north and west, "Major Institutional, Public Facilities, Transportation and Utilities" is to the west, and "Public Parks and Recreation" is to the northwest of the subject property. The subject site is in the Overtown NET area. ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: MCNP Housing Policy HO -1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. Since the subject property is surrounded on the north and west by an established medium density residential community, the density and intensity allowed by the Restricted Commercial category will provide for an appropriate transition between the medium density neighborhoods to the west and north to Interstate 395 and the high intensity Urban Central Business District to the south. • The property is opposite a Restricted Commercial corridor on NW 3rd Avenue. This change would allow for buildings of a similar character and for the redevelopment of the corridor. The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Major Institutional, Public Facilities, Transportation and Utilities" land use category allows residential structures up to a maximum of 150 dwelling units per acre. The requested "Restricted Commercial" designation allows density equivalent to "High Density Multifamily Residential" or to 150 dwelling units per acre. So there is no net change in potential residential density as a result of this change. • MCNP Policy LU -1.3.15, states the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. This change will allow for the addition of commercial uses in an area that lacks places of employment. 2 MCNP Policy LU -1.3.5 states that the City will continue to promote through its land development regulations, the creation of high intensity activity centers which may be characterized by mixed-use and specialty center development. Such activity centers will be in accordance with the Comprehensive Neighborhood Plan and neighborhood design and development standards adopted as a result of amendments to the City's land development regulations and other initiatives. The Restricted Commercial designation allows for mixed- use and specialty center developments that are encouraged throughout the Comprehensive Plan. MCNP Policy LU -1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on-site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. This site is served by five Miami -Dade County Metrobus Routes and the Restricted Commercial designation allows for development to occur in a manner that will maximize the use of those routes. 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 Improvements Element. • A School Concurrency Analysis is not necessary because the potential residential density remains the same with this amendment. These findings support the position that the Future Land Use Map at this location and for this neighborhood SHOULD be changed. 3 Proposal No 10-01 Date: 3/3/2010 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant. Pedro G. Hernandez, City Manager on behalf of the City of Miami RECREATION AND OPEN SPACE Population Increment, Residents 0 Address: 1600 NW 3rd Avenue Space Requirement, acres 0.00 Boundary Streets: North: NW 17 ST East: NW 3 AV Excess Capacity Before Change 182.80 South: 1.395 West: NW 4 AV Excess Capacity After Change 182.80 Proposed Change: From: Major Institutional, Public Facilities, Transp, and Utilit 3s Concurrency Checkoff OK To: Restricted Commercial POTABLE WATER TRANSMISSION Existing Designation, Maximum Land Use Intensity Residential 7.0000 acres @ 150 DU/acre 1,050 DU's Population Increment, Residents 0 Peak Hour Person -Trip Generation, Residential 546 Transmission Requirement, gpd 0 Other sq.ft. 0 FLR 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 7.0000 acres 0 150 DU/acre 1,050 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 546 Population Increment, Residents 0 Other sq.ft. 9 FLR 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 WASD Permit Required Population 0 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 OVERTOWN Concurrency Checkoff OK County Wastewater Collection Zone 308 Drainage Subcatchment Basin H1 SOLID WASTE COLLECTION Solid Waste Collection Route 114 Population Increment, Residents 0 Transportation Corridor Name 1-395 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 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 C Capital Improvements Policy 1.2.3 a - g LOS After Change C Concurrency Checkoff OK NOTES: 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. Restricted Commercial: Allow residential uses (exowl rescue misslons) to a maximum density equivalent to 'High Density Multifamily Residential' subjecl 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 bgleal extension or continuation of existing residential development and the adequated services and amenities exist In tire adjacent area to accommodate the needs of potential residente;kansitay residential facilities such as hotel and motels; general office use; dinice 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 Include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and cafes, general entertainment facilities, privnle dorms and recreation facilities, major sports and exhiblllon 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 (PLR) of 7.0 times (he net lot area of the subject property; such FLR may be In. creased upon compliance with the data![ provisions of the applicable land development regulailons:however, FLR may not exceed a total FLR of 11.0 limes the net lot area of the subject property. Propedies designated as Restricted Commercial In the. Urban Central Business District and Buenovlsta Yards regional Activity Center allow a maximum Door area lot ratio (FLR) of 37.0 limes the net lot area of the subject property CM 1 IN (13/13/9n ASSUMPTIONS AND COMMENTS 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 capacilles 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.