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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2900 SW 28th Lane. Application No. LU- 2003-09 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Industrial" to "Restricted Commercial". The subject property consists of a parcel of land along SW 28th Lane. (Complete legal description on file at the Hearing Boards Office). Miami Comprehensive Neighborhood Plan (MCNP) Land Use Policy 1.6.1., established future land use categories according to the Future Land Use Plan Map and the "Interpretation of the Future Land Use Plan Map". The subject property is currently designated "Industrial" and the same designation is to the west; to the south, there is the Rapid Transit; to the east, the area is designated "Major Institutional, Public Facilities, Transportation and Utilities" and, to the north the area is designated "Duplex Residential". The "Industrial" land use category allow manufacturing, assembly and storage activities and generally includes activities that would otherwise generate excessive amounts of noise, smoke, fumes, illumination, traffic, hazardous wastes, or negative visual impact unless properly controlled. Stockyards, rendering works, smelting and refining plants and similar activities are excluded. Residential uses are not permitted except for rescue missions and live-aboards in commercial marinas. The "Restricted Commercial" category accommodates 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. Residential uses equivalent to High Density Multifamily Residential, up to 150 dwelling units per acre, including hotels, are also permissible within this land use category. Commercial uses include general retailing, personal and professional services; real estate; banking and other financial services; restaurants; saloons and cafes; general entertainment facilities and private clubs and recreation facilities whose scale and land use impacts are similar in nature to those uses described above. Other permissible land uses include motels and hotels; community based residential facilities; offices; major sports and exhibition or entertainment facilities; places of worship and primary and secondary schools. Mixed - uses containing commercial, office and/or residential are also permissible within this land use designation. • • • • The Planning and Zoning Department is recommending APPROVAL of the application as presented based on the following findings: • It is found that immediately adjacent to the east, the area is designated "Major Institutional, Public Facilities, Transportation and Utilities and that area will is be developed as a high density mixed use project pursuant to the Coconut Grove Metrorail Station Area Development Plan. • It is found that within the area adjacent to the west of the subject properties, and designated "Industrial", there are little to no new or existing uses of an industrial nature. The area's development has been residentiallconunercial uses and the proposed change will constitute a logical extension of the Coconut Grove Metrorail Station Area Development Plan. • It is found that the requested change to "Restricted Commercial" will allow greater flexibility in developing mixed uses for this area. • It is found that Goal LU-1. the City's promotes and facilitates economic development and the growth of job opportunities in the City. • It is found that Policy LU 1.3.6. the City will continue to encourage a diversification in the mix of industrial and commercial activities,. These findings support the position that the existing land use pattern in this neighborhood should be changed. It also should be stated, that whereas MCNP Land Use Policy 1.1.1. requires development or redevelopment, that results in an increase in density or intensity of land use, to be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element (CIE) (CIE Policy 1.2.3.). It is found that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. Ilitroposal No. 03-09 ate: 5/14/03 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: Carlos Rua on behalf of Bordeaux Towers Inc. Address: 2900 SW 28 Lane Boundary Streets: North: SW 28 Lane East: C.G. Metroraii Station South: Metrorall R.O.W. West: Proposed Change: From: Industrial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential acres @ DU/acre 0 DU's Peak Hour Person -Trip Generation, Residential 0 Other 0.09 acres i 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0.26 Proposed Designation, Maximum Land Use Intensity Residential 0.09 acres © 150 DU/acre 13 DU's Peak Hour Person -Trip Generation, Residential 7 Other acres 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population 33 Dwelling Units 13 Peak Hour Person -Trips 6 'Planning District Coral Way County Wastewater Collection Zone 310 Drainage Subcatchment Basin S2 Solid Waste Collection Route 43 Transportation Corridor Name South Dixie RECREATION AND OPEN SPACE Population Increment, Residents 33 Space Requirement, acres 0.04 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.76 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 33 Transmission Requirement, gpd 7,504 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 33 Transmission Requirement, gpd 6,197 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exflltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population increment, Residents 33 Solid Waste Generation, tons/year 43 Excess Capacity Before Change 800 Excess Capacity After Change 757 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1,2.3 TRAFFIC CIRCULATION Population Increment, Residents 33 Peak -Hour Person -Trip Generation 6 LOS Before Change C 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 (WASA). Excess capacity, If any, is currently not known . mit 1 IN 0r11'lmn 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 capacities 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. •