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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately the area bounded by Interstate 1-95 to the east, NW 20th Street to the North, NW 7th Avenue to the West, and NW 17th Street to the South. Application No. LU- 2004-0024 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 "General Commercial". The subject property consists of several lots in the area generally bounded by Interstate 1-95 to the east, NW 20th Street to the north, NW 7th Avenue to the west , and NW 17th Street to the south. (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 to the south and north, to the west, the area is designated General Commercial, and to the east, there is the Interstate I-95. 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 "General Commercial" category allow all activities included in the "Office" and the "Restricted Commercial" designations, as well as wholesaling and distribution activi- ties that generally serve the needs of other businesses; generally require on and off load- ing facilities; and benefit from close proximity to industrial areas. These commercial ac- tivities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building mate- rial sales and storage, wholesaling, warehousing, distribution and transport related ser- vices, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential struc- tures 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 prox- imity 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 ad- • • • jacent area to accommodate the needs of potential residents. This category also allows commercial marinas and living quarters on vessels for transients. The Planning and Zoning Department is recommending APPROVAL of the application as presented based on the following findings: • It is found that the requested Land Use change will allow the property to add residential uses (by Special Exception) to the mix of uses on the property as it is designated; this component has been found to be consistent with overall master plans for the nearby area. • It is found that the subject property is ideally suited for mixed use given its proximity to the Design District and Downtown Miami; the property also has convenient access to major arterial roadways and highways. • 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) (CIF. 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. • • Proposal No 04-24 Date: 06/29/04 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:City of Miami Planning & Zoning Department Address: See complete legal description and map on file with the Hearing Boards Office Boundary Streets: North: NW 20th St East: I-95 South: NW 17th St Proposed Change: From: Industrial To: General Commercial Existing Designation, Maximum Land Use intensity Residential acres @ DU/acre Peak Hour Person -Trip Generation, Residential Other 339,768 sq.ft. © 1.72 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 7.8 acres © 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name West: NW 7th Av 0 DU's 0 584,401 sq.ft. 24 RECREATION AND OPEN SPACE Population Increment. Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 3,007 3.91 182.80 178.89 OK POTABLE WATER TRANSMISSION Population Increment. Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 3,007 673.546 >2% above demand >2% above demand OK 1,170 DU's SANITARY SEWER TRANSMISSION 586 Population Increment, Residents 3,007 0 sq.ft. Transmission Requirement, gpd 556,277 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required 3,007 1,170 563 Allapattah 308 G3 16 Dolphin STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 3,007 3,849 800 (3,049) OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 3,007 563 B B 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 CM_1_IN 03/13/90 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. RecreationlOpen Space acreage requirements are assumed with proposed change made.