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HomeMy WebLinkAboutAnalysis01,T1A&I6t rij zaA_1zIII1'9*41 rmLIm:gax_lli�' Approximately 1814 Brickell Avenue File ID 10-00624lu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "Public Parks and Recreation". (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 "Medium Density Multifamily Residential" land use category allows for residential struc- tures 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 ap- plicable state law; community-based residential facilities (15-50 clients) and day care cen- ters 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 build- ing complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required le- vels of service for such uses, places of worship, primary and secondary schools, and ac- cessory 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 loca- tions within medium density multifamily residential areas, pursuant to applicable land devel- opment 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 struc- ture(s). The "Public Parks and Recreation" designation's primary intent is to conserve open space and green spaces of a park while allowing access and uses which will not interfere with the pre- servation of any significant environmental features which may exist within the park. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints may cover no more than 25% of the park land area. Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small conces- sion stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and ma- rina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is deter- mined that conducting such commercial photography will not endanger significant environmen- tal features within the area. DISCUSSION The subject area consists of one parcel comprising approximately 0.84 acres. It is located north of and parallel to Brickell Avenue. The block is bounded by South Miami Avenue to the northwest, Brickell Avenue to the southeast, SE 251h Road to the southwest and SE 151h Road to the northeast. The site is currently designated "Medium Density Multifamily Residential". The northern half of the block is designated "Single Family Residential" and the southern half is designated "Medium Density Multifamily Residential". The area across Brickell Avenue is designated "High Density Multifamily Residential". The subject site is in the CORAL WAY NET area. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • Objective PR -1.1 states that the City shall work to achieve a medium-term objective of providing a park within one-half mile of every resident and to achieve a long-term objective of a park within one-quarter mile of every resident. Policy PR -1.1.2 states that the City will focus on park land acquisition according to the following priorities that emerged from community preferences during the 2007 Parks Master Plan process: land with water views and/or water access; land for "walk -to" parks, including neighborhood parks, in underserved areas of the City identified in Citywide and NET -area maps in the 2007 Parks Master Plan and any subsequent updates to these maps; land to expand destination and community parks; land for expansion or creation of linear park segments. Information on target priorities and target areas for new parks will be disseminated to all relevant City departments to enhance the potential for parkland acquisition in conjunction with infrastructure and other projects. Ideally, new parks should be at least one acre in size, but smaller areas may be suitable, depending on the surroundings and proposed uses. • There are established high density residential neighborhoods to the southeast, northeast, and southwest. There are established single family neighborhoods to the northwest. • The "Public Parks and Recreation" designation is compatible with residential uses of all densities. • 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. The addition of park space will enhance the quality of life in the surrounding residential neighborhoods. 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. This Future Land Use amendment will assist in maintaining Parks and Open Space LOS requirements while reducing peak -hour vehicle trips. Because this proposal is reducing the potential for residential density to 0, a school concurrency analysis is not required. Policy PR -2.1.1 establishes that the City has a no -net -lass policy for public park land and will adopt procedures to this effect for park land in the City Zoning Ordinances, as described in the 2007 Parks and Public Spaces Master Plan. These will allow only recreation and cultural facilities to be built on park land, will limit building footprint on any such land, will require that conversion of park land for any other purposes be subject to public procedures, and replace the converted park land with land similar in park, recreation or conservation value in terms of usefulness and location. This amendment will support this policy by adding an additional 0.8 acres of park land. The approved Miami 21 zoning designation on this parcel and the southern half of its block is T5 -R. The designation on the northern half of the block is T3 -R. The area across Brickell Avenue is T6 -24-R. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal N(10-00624LU IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 6/7/2010 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant City of Miami RECREATION AND OPEN SPACE Population Increment, Residents -140 Address: 1814 Brickell Avenue Space Requirement, acres -0.18 Boundary Streets: North: S Miami Av East: SE 18 Road Excess Capacity Before Change 182.80 South: Brickell Av West: SE 18 Terrace Excess Capacity After Change 182.98 Proposed Change: From: Medium Density Multifamily Residential Concurrency Checkoff OK To: Park and Recreation POTABLE WATER TRANSMISSION Existing Designation, Maximum Land Use Intensity Residential 0.8400 acres @ 65 DU/acre 55 DU's Population Increment, Residents -140 Peak Hour Person -Trip Generation, Residential 35 Transmission Requirement, gpd -31,432 Other sq.ft. @ 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 0.8400 acres @ 0 DU/acre 0 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 0 Population Increment, Residents -140 Other sq.ft. @ FLR 0 sq.ft. Transmission Requirement, gpd -25,960 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 -140 STORM SEWER CAPACITY Dwelling Units -55 Peak Hour Person -Trips -35 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District Coral Way Concurrency Checkoff OK County Wastewater Collection Zone 309 Drainage Subcatchment Basin K1 SOLID WASTE COLLECTION Solid Waste Collection Route 219 Population Increment, Residents -140 Transportation Corridor Name Brickell Avenue Solid Waste Generation, tons/year -180 Excess Capacity Before Change 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change 980 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 -140 Capital Improvements Goal CI -1 Peak -Hour Person -Trip Generation -35 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 ASSUMPTIONS AND COMMENTS 1. Permit for sanitary sewer connection must be issued by Metro -Dade water and Sewer Authority Department. population increment is assumed to be all new residents. Peak -period trip (vvASA) txcess capacity, it any, is currently not known generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and Parks and Recreation: The primary intent of this land use classification is to conserve LOS are from Table PT-2(Rt), Transportation Corridors report. open space and green spaces of a park while allowing access and uses which will not mledere with the preservation of any significant environmental features which may exist within the park. Potable water and wastewater transmission capacities are in accordance with I he land use designations allows only open space and park uses win recreational and wltural uses where the Metro -Dade County stated capacities and are assumed correct. Service total buildingtootpnnts may cover no more than 2b% of the park land area. Goth passive and active recreational connections to water and sewer mains are assumed to be of adequate size; if not, I uses shall be permmed Including but not limited to nature trails, interpretive centers, picnic areas, playgrounds new connections are to be installed at owner's expense, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural Recreation/Open Space acreage requirements are assumed with proposed fac l ies, marine and manna facilities and other facilities supporting passive and active recreational and cultural change made. g uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be aumed to be used in this manner conditionally, and only when It Is determined that conducting such commercial photography will not endanger significant environmental features within the area. CM 1 IN 03/13/9