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Home My WebLink AboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1818 and 1884 NW North River Drive. Application No. LU- 2004-008 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 is a parcel facing NW North River Drive. (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 "General Commercial' to the west, the designation is "High Density Multifamily Residential"; to the north, the designation is "General Commercial', to the east, the designation is "Industrial' and to the south, there is the Miami River. 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. 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. "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. 2 • Proposal No 04-08 Date; 03/29/04 a 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: Lucia Doughtery for Applicant RECREATION AND OPEN SPACE Address: 1818 and 1884 NW North River Drive Population increment, Residents 2,887 Space Requirement, acres 3.75 Boundary Streets: North: NW North River Dr East: n1a Excess Capacity Before Change 182.80 South: nla West: n/a Excess Capacity After Change 179.05 Proposed Change: From: General Commercial (G2) & Industrial Concurrency Checkoff OK To: Restricted Commercial (C-1) Existing Designation, Maximum Land Use Intensity POTABLE WATER TRANSMISSION Residential 0.42 acres @ 150 DU/acre 63 DU's Population Increment, Residents 2,887 Peak Hour Person -Trip Generation, Residential 32 Transmission Requirement, gpd 646,776 Other 326,209 sq.ft. @ 1.72 FAR 561,079 sq.ft. Excess Capacity Before Change >2% above demand Peak Hour Person -Trip Generation, Other 23 Excess Capacity After Change >2% above demand Concurrency Checkoff OK Proposed Designation. Maximum Land Use Intensity Residential 7.91 acres @ 150 DU/acre 1,187 OU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 595 Population Increment, Residents 2,887 Other acres FAR 0 sq.ft. Transmission Requirement, gpd 534,168 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 2,887 Dwelling Units 1,124 STORM SEWER CAPACITY Peak Hour Person -Trips 540 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District Ailapattah Concurrency Checkoff OK County Wastewater Collection Zone 322 Drainage Subcatchment Basin it SOLID WASTE COLLECTION Solid Waste Collection Route 17 Population Increment, Residents 2,887 Transportation Corridor Name Dolphin Solid Waste Generation, tonslyear Excess Capacity Before Change 3,696 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change (2,896) Concurrency Checkoff OK Land Use Policy 1.1.1 CIE Policy 1.2.3 TRAFFIC CIRCULATION Population Increment, Residents 2,887 Peak -dour Person -Trip Generation 540 LOS Before Change B LOS After Change B Concurrency Checkoff OK NOTES ASSUMPTIONS AND COMMENTS 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 Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 51h Edition at 1 A ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Tab#e 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 owners expense. Recreatiorvopen Space acreage requirements are assumed with proposed change made. r�M 1 IN f)'�ltRfCln