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HomeMy WebLinkAboutAnalysis• ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2101 and 2135 NW Miami Court and 2110, 2118 and 2134 North Miami Avenue. Application No. LU- 2004-004 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" to "General Commercial". The subject property consists of five lots facing NW Miami Court and four lots facing North Miami Avenue. (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 properties are currently designated "industrial" and the same designation is to the west, to the south, to the east and to the north. 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. "General Commercial": Areas designated as "General Commercial" allow all activities included in the "Office" and the "Restricted Commercial" designations, as well as whole- saling and distribution activities that generally serve the needs of other businesses; gener- ally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive re- pair services, new and used vehicle sales, parking lots and garages, heavy equipment 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 described 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 ex- tension 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 • • 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 developed; this component has been found to be consistent with overall master plans for 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 roadway 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 Goal 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. Proposal No 04-04 Date: 02/11/04 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:Chrome Miami, LLC c/o Lucia A. Dougherty Address: 2101 and 2135 NW Miami Ct, 2110, 2118 & 2134 N Miami Av Boundary Streets: North: n/a East: N Miami Av South: NW 21st St West: NW Miami Ct Proposed Change: From: Industrial To: General Commercial Existing Designation, Maximum Land Use Intensity Residential acres @ DU/acre 0 DU's Peak Hour Person -Trip Generation, Residential 0 Other 0.73 Acres Peak Hour Person -Trip Generation, Other 2 Proposed Designation, Maximum Land Use Intensity Residential 0.73 acres @ 150 DU/acre 110 DU's Peak Hour Person -Trip Generation, Residential 55 Other . 0 acres 0 FAR 0 sq.ft. Peak Flour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 281 Dwelling Units 110 Peak Hour Person -Trips 53 Planning District Wynwood/Edgewater County Wastewater Collection Zone 308 Drainage Subcatchment Basin H1 Solid Waste Collection Route 11 Transportation Corridor Name Miami Av RECREATION AND OPEN SPACE Population Increment, Residents 281 Space Requirement, acres 0.37 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.43 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 281 Transmission Requirement, gpd 63,037 Excess Capacity Before Change >2% above demand Excess Capacity After Change ">2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 281 Transmission Requirement, gpd 52,062 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfittration System Before Change On -site Exfi!tration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 281 Solid Waste Generation, tons/year 360 Excess Capacity Before Change 800 Excess Capacity After Change 440 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 281 Peak -Hour Person -Trip Generation 53 LOS Before Change B LOS After Change B 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 rto 1 itu nvriaran 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 vehictes. 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.