HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 3629 & 3645 NW 21 Court
File ID 10-01095lu
- REQUEST
The proposal is for a change to the Future Land Use Map of the Miami Comprehensive
Neighborhood Plan designation of certain properties from "Medium Density 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 2020 Future Land Use Map and the "Interpretation of the Future
Land Use Map."
The "Medium Density Restricted Commercial" future land use category allows residential
uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily
Residential" subject to the same limiting conditions; 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 allowed 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 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. This category also includes
commercial marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Medium Density
Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the
subject property.
The "General Commercial" future land use categories allows all activities included in the "Re-
stricted Commercial" designations, as well as wholesaling and distribution activities that gener-
ally 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, distribution and transport related services, light manufacturing and assembly and
other activities whose scale of operation and land use impacts are similar to those uses de-
scribed above. Multifamily residential structures of a density equal to High Density Multifamily
Residential are allowed, subject to the detailed provisions of the applicable land development
regulations.
The nonresidential portions of developments within areas designated as "General Commercial"
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 de-
velopment regulations; however, may not exceed a total FLR of 11.0 times the net lot area of
the subject property. Properties designated as "General Commercial" in the Urban Central
Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ra-
tio (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 two parcels comprising approximately 0.38 acres. This site is
located on the northwest side of the block that is bounded by NW 36th Street to the south, NW
21 st Court to the west, NW 37th Street to the north, and NW 20th Court to the east. The site and
the surrounding areas are currently designated "Medium Density Restricted Commercial" to the
north, west, and east; and "General Commercial" to the south. The subject site is in the
ALLAPATTAH NET area.
ANALYSIS
The Planning Department is recommending DENIAL of the amendment as presented
based on the following findings:
• 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. This amendment will increase conflicts because
the proposed designation will allow for uses that are incompatible with the surrounding
neighborhood and should be limited to the Commercial Corridor.
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 area is surrounded on the north, east, and west by a medium density
restricted commercial area, the density and intensity allowed by the General Commercial
category will be out of scale and permit development that is out of context with the
surrounding neighborhood.
The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Medium
Density Restricted Commercial" future land use category allows residential structures up to
a maximum of 65 dwelling units per acre. The requested "General Commercial" designation
allows density equivalent to "High Density Multifamily Residential" or 150 dwelling units per
acre. There is a large increase in potential density that will be out of scale with the
surrounding areas to the north, east, and west. The higher density is more appropriate
directly fronting NW 36th Street, which is a transit corridor which is served by three (3)
Miami -Dade Transit Metrobus Routes.
2
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.
The "Medium Density Restricted Commercial' provides for this appropriate mix of uses.
The "General Commercial" category encourages additional uses that are not appropriate in
developing a balanced mix for this particular neighborhood. This area is primarily
residential in nature, and the commercial uses permitted within the "Medium Density
Restricted Commercial' category are more compatible with the surrounding neighborhood
than those that are permitted within the "General Commercial' category. The "General
Commercial' uses are more appropriate directly along the NW 36th Street corridor, which is
a well-established General Commercial corridor.
• 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 Improvements Element.
• The analysis is NOT based on a proposed project. The highest potential use is being
considered.
• The Miami 21 zoning designation currently approved on this parcel is T5 -L — "Urban
Center".
These findings support the position that the Future Land Use Map at this location and for this
neighborhood should NOT be changed.
3
'10SEP 2; NON -e''-.
' 10 SEP 27 F1401' 1
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
Proposal N(10-01095LU IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 10/6/2010 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant Maricela Perez & Rolando Arzola (owners)
RECREATION AND OPEN SPACE
& PHG Holdings, LLC (Contract purchaser)
Population Increment, Residents
83
Address: 3629 & 3645 NW 21 CT
Space Requirement, acres
0.11
Boundary Streets: North: NW 37 ST East:
NW 20 CT
Excess Capacity Before Change
182.80
South: NW 36 ST West:
NW 21 CT
Excess Capacity After Change
182.69
Proposed Change: From: Medium Density Restricted Commercial
Concurrency Checkoff
OK
To: General Commercial
Existing Designation, Maximum Land Use Intensity
POTABLE WATER TRANSMISSION
Residential 0.3800 acres @ 65 DU/acre
25 DU's
Population Increment, Residents
83
Peak Hour Person -Trip Generation, Residential
16
Transmission Requirement, gpd
18,594
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 0.3800 acres @ 150 DU/acre
57 DU's
SANITARY SEWER TRANSMISSION
Peak Hour Person -Trip Generation, Residential
30
Population Increment, Residents
83
Other sq.ft. @ FLR
0 sq.ft.
Transmission Requirement, gpd
15,357
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
83
Dwelling Units
32
STORM SEWER CAPACITY
Peak Hour Person -Trips
14
Exfiltration System Before Change
On-site
Exfiltration System After Change
On-site
Planning District
Allapattah
Concurrency Checkoff
OK
County Wastewater Collection Zone
307
Drainage Subcatchment Basin
11
SOLID WASTE COLLECTION
Solid Waste Collection Route
123
Population Increment, Residents
83
Transportation Corridor Name
NW 36 ST
Solid Waste Generation, tons/year
106
Excess Capacity Before Change
800
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Excess Capacity After Change
694
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
83
Capital Improvements Goal CI -1
Peak -Hour Person -Trip Generation
14
Capital Improvements Objective CI -1.2
LOS Before Change
E+50
Capital Improvements Policy 1.2.3 a - g
LOS After Change
E+50
Concurrency Checkoff
OK
NOTES
ASSUMPTIONS AND COMMENTS
1. Permit for sanitary sewer connection mustbeissued by Metrc-Dade Water and Sewer Authority Department.
Population increment Is assumed to be all new residents.
Peak -period trip
(WASH) Excess capacity, if any, is currently not known
generation is based on ITE Trip Generation, 5th Edition
at 1.4 ppv average
General Commercial: Areas designated as'(iennal Commarclar allow all activities included in the'Restri
occupancy for private passenger vehicles. Transportation
Corridor capacities and
clad Commercial" desonatim, as wall as wholesaling and distribubon activities tiot generally serve t..e.& of
LOS are from Table PT -2(R1), Transportation Corridors report.
o0arbusinesses; genarxllyrequtieonandoff loacliNWINUes; andl—fittandoseprownityloindusial
Potable water and wastewater transmission capacities are in accordance with
Metro -Dade County stated capacities and are assumed correct. Service
areas. These commercial activities aaweretaiengofseconahand itema,aulanativerepair—,newana
used vehicle seas, parking lot and garages, heavy epypmentsales and sarvloe, building material sales and
connections to water and sewer mains are assumed to be of adequate size; if not,
storage. rmolosaling. warehousing, aster tion and tanapertrealad services, light manmachrnng and assembly
new connections are to be installed at owners expense.
and otter ecWranwtasascale ofopeaaonand land useinpactsare similar to those asesdescribed above,
Recreation/Open Space acreage requirements are
assumed with proposed
Mulbfmiy residential stLOm of a densiq equal to K* Densly MuItiF ly Residential, xe allowed subject
change made.
lo the detailed prwisbns of it* applicable Land development regulators, The nonresidential portwis of develop
pnenta within areas designated as'Gereral Conn rcier allow a maxinurn floor lot ratio (FIR) of 7.0 tines the
net lot area of the slbject property; such FLR may be increased upon compliance with the detailed provisions of
the applicable lard developnent regulations; however, may not exceed a total FLR of f 1.0 fires the net lot area
of the subject popery. Properties designated! as "General Commerdar in the urban Cental Business District &
Buena Vista Yards Regional Activity Cenar allow m ounim floor lot ratio (FLR) of 37.0 tines the net lot area of
the subject poparty. All such uses and mores of uses shalt be subject to the detailed pa'sion; of the applicable
land develapnmt r
in the City's adopted cmcurency manag—t requiemena_
CM 1 IN 0113/9111