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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST A portion of Watson Island Application No. LU- 2004-011 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Recreation" to "Restricted Commercial". The subject property consists of 0.16 acres named "Proposed Tract G" and located within the area approximately at the northwest of Watson Island, 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 "Recreation". This category is described as follows: Recreation: This land use designation only allows public parks and recreation uses. Within parks, such recreation uses permit educational and cultural facilities such as mu- seums, art galleries and exhibition space, and marine and marina facilities. Supporting social and entertainment services (restaurants, cafes, retailing), public health (clinics and day care centers) and public safety (police facilities) and entertainment facilities may also be permissible provided that such activities and facilities are in integral part of the parks design or of the recreational function. 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 proposed change is the result of proposed swap with an adjacent tract of commercial property in order to allow for the redevelopment of this quadrant of Watson Island, while not reducing Recreation designated land. • It is found that a companion item on this agenda encompasses the change of Land Use for an adjacent tract from Restricted Commercial to Recreation. • It is found that the change to "Restricted Commercial" will allow for greater flexibility for development and redevelopment of the subject property by allowing for more commercial designated land adjacent to the McArthur Causeway and more Recreation designated land adjacent to the waterfront. • 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 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. Proposal No 04-11 Date: 04(7/04 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 Address: Watson Island "Proposed Tract G" Boundary Streets: Proposed Change: North: MacArthur Cswy South: n/a From: PR To: C-1 East: n/a West: n/a Existing Designation, Maximum Land Use Intensity Residential 0 acres IM 0 DU/acre Peak Hour Person -Trip Generation, Residential Other 7,017 sq.ft. 1.72 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.16 acres ig 150 DU/acre Peak Hour Person -Trip Generation, Residential Other acres 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 0 DU's 0 12,069 sq.ft. 0 24 DU's 12 0 sq.ft. 0 62 24 12 Downtown 308 K1 16 MacArthur fsee Note 21 RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 62 0.08 182.80 182.72 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 62 13,816 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 62 Transmission Requirement, gpd 11,411 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required 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 62 79 800 721 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 62 12 8 [see Note 21 B [see Note 21 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 2. LOS for MacArthur Transportation Cooridor are based on Table 21-A2, Downtown Miami DRI Update, "Existing Vehicle Roadway Conditions" 27-June-2001 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. Recreation/Open Space acreage requirements are assumed with proposed change made.