Loading...
HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1001 NW 7th Street. Application No. LU- 2003-0024 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 "Restricted Commercial". The subject property is a parcel facing NW 7th Street. (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 parcel is currently designated "Industrial" and the same designation is to the west and east; to the north, is the Miami River; to the south, there is a "Office" designation and to the southwest, there are a "General Commercial" and a "Major Institutional, Public Facilities, Transportation and Utilities" land use designations. Industrial: The areas designated as "Industrial" allow manufacturing, assembly and stor- age activities. The "Industrial" designation generally includes activities that would other- wise 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 in the "Industrial" designation except for rescue missions, and live- aboards in commercial marinas. "Restricted Commercial": Areas designated as "Restricted Commercial" allow residen- tial uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions; any activity included in the "Office" designation as well as 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, res- taurants, 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., 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 this petition is part of a Major Use Special Permit (MUSP) project request and only for that specific project. • It is found that as part of the MUSP, the project has been studied trough the Design Review process by the Internal Review Design Committee, the Large Scale Development Committee and the Urban Development Review Board and the Planning Department is recommending approval of the project. • It is found that the change to "Restricted Commercial" is also a logical designation and will allow greater flexibility in developing the property in a manner that will be beneficial to the surrounding 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 d 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.