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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1636, 1646 and 1650 NE Miami Court and 1655 & 1657 North Miami Avenue. Application No. LU- 2004-023 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "General Commercial" to "Restricted Commercial". The subject property consists of four lots facing NE Miami Avenue and three lots facing NE Miami Court. (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 "General Commercial" and the same designation is to the west, east, north and south. 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. 1 • • • The "Restricted Commercial" category accommodates 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. Residential uses equivalent to High Density Multifamily Residential, up to 150 dwelling units per acre, including hotels, are also permissible within this land use category. Commercial uses include general retailing, personal and professional services; real estate; banking and other financial services; restaurants; saloons and cafes; general entertainment facilities and private clubs and recreation facilities whose scale and land use impacts are similar in nature to those uses described above. Other permissible land uses include motels and hotels; community based residential facilities; offices; major sports and exhibition or entertainment facilities; places of worship and primary and secondary schools. Mixed - uses containing commercial, office and/or residential are also permissible within this land use designation. The Planning and Zoning Department is recommending DENIAL of the application as presented based on the following findings: • It is found that the "Restricted Commercial" Land Use category is not immediately adjacent to the subject properties. • It is found that the requested change to "Restricted Commercial' is not a logical category for the subject properties in that it will represent an intrusion into a well defined area and, will appear as an isolated designation in the middle of an area designated "General Commercial"; it would be more appropriate if done in a comprehensive manner based on a study for the whole district. • It is found that the "General Commercial" category allows 150 units per acre, and the requested "Restricted Commercial" category allows 150 units per acre. • It is found that MCNP Goal LU-1 (5) require the City to promotes the efficient use of land and minimizes land use conflicts. These findings support the position that the existing land use pattern in this neighborhood should not 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 04-23 Date: 05/25/04 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: Gloria M Velazquez for property owner Address: 1650, 1636 & 1646 NE Miami Ct, and 1655 and 1657 N Miami Ave Boundary Streets: North: NW 17th St East: NE Miami Ct South: n/a West: N Miami Av Proposed Change: From: General Commercial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.51 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.51 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 77 DU's 38 0 sq.ft. 0 77 DU's 38 0 sq.ft. 0 0 0 Downtown 308 K1 16 CBD RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0,00 182.80 182,80 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1. See Note 1. 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 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 see Notes #2. see Notes #2. 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. This property is located within the Transportation Concurrency Exception Area (TCEA) and the Downtown DRI and is exempt from concurrency analysis. However, a traffic analysis will be required by the developer as part of the standard application process. CM 1 IN 03/13/90 ASSUMPTIONS AND COMMENTS Population increment is assumed to be ail 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.