HomeMy WebLinkAboutAnalysis•
•
ANALYSIS FOR LAND USE CHANGE REQUEST
FEC Buena Vista Container Yard Property
Application No. LU- 2003-004
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" and "General
Commercial" to "Restricted Commercial". The subject property consists of 56.10 acres
located within the area approximately bounded by NE 36th Street on the north, The FEC
Right-of-way on the east, North Miami Avenue on the west and NE 29th Street on the
south, excluding certain properties located along NE 29th Street, more particularly
described in EXHIBIT "A". (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 "General Commercial". These categories are described as
follows:
General Commercial: Areas designated as "General Commercial" allow all activities
included in the "Office" and the "Restricted Commercial" designations, as well as
wholesaling and distribution activities that generally serve the needs of other businesses;
generally require on and off loading facilities; and benefit from close proximity to indus-
trial areas. These commercial activities include retailing of second hand items, automo-
tive repair services, new and used vehicle sales, parking lots and garages, heavy equip-
ment 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 R-3 or higher, but
not to exceed a maximum of 150 units per acre, are allowed by Special Exception only,
upon finding that the proposed site's proximity 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. This category also allows commercial marinas and living quarters on
vessels for transients.
Industrial: The areas designated as "Industrial" allow manufacturing, assembly and
storage activities. The "Industrial" designation generally includes activities that would
otherwise generate excessive amounts of noise, smoke, fumes, illumination, traffic, haz-
ardous wastes, or negative visual impact unless properly controlled. Stockyards, render-
ing 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.
The request is to designate these properties as "Restricted Commercial". This category is
described as follows:
Restricted Commercial: Areas designated as "Restricted Commercial" allow residential
uses (excepting rescue missions) to a maximum density equivalent to "High Density Mul-
tifamily Residential" subject to the same limiting conditions; any activity included in the
"Office" designation as well as commercial activities that generally serve the daily retail-
ing 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, per-
sonal and professional services, real estate, banking and other financial services, restau-
rants, saloons and cafes, general entertainment facilities, private clubs and recreation fa-
cilities, major sports and exhibition or entertainment facilities and other commercial ac-
tivities 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 includes
commercial marinas and living quarters on vessels as permissible.
The Planning and Zoning Department is recommending APPROVAL of the
application as presented based on the following findings:
• It is found that the subject properties are surrounded by lighter commercial and
residential uses and that the Industrial designation is no longer appropriate for the
property.
• It is found that the character of the area is mixed use with commercial and abutting
residential land uses.
• It is found that the change to "Restricted Commercial" will allow for greater
flexibility for development and redevelopment of the subject property.
• It is found that the proposed change is consistent with the City's urban infill
objectives by promoting the infill of such properties with appropriate residential
density and mixed use opportunities.
• It is found that MCNP Goal LU-1 (5) requires the City to promote the efficient use of
land and minimize conflicting land uses.
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.
•