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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 201 through 261 SW 6`b Street. Application No. LU- 2004-022 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 parcel consists of seven lots along SW 6`h 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 properties are currently designated "Industrial" and the same designation is to the west, north and south; to the east, there is the 2"d Avenue bridge. 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. 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 industrial area and, will appear as an isolated designation in the middle of an area designated "Industrial"; it would be more appropriate if done in a comprehensive manner based on a study for the whole district. • It is found that the "Industrial' category allows 0 units per acre, and the requested "Restricted Commercial" category allows 150 units per acre. • It is found that SW 6th Street in this specific area is a dead-end street. • It is found that MCNP Goal LU-1 (5) require the City to promotes the efficient use of land and minimizes land use conflicts and, Policy LU-1.1.3 which require the City to provide protection of all areas of the city from the encroachment of incompatible land uses. 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 04-22 Date: 05125/04 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: 227-243 SW 6th St, 261 SW 6th St and 201-227 SW 6th St Boundary Streets: Proposed Change: North: nia South: SW 3rd Street From: Industrial To: Restricted Commercial East: SW 2nd Avenue West: n/a Existing Designation, Maximum Land Use Intensity Residential acres @ DU/acre Peak Hour Person -Trip Generation, Residential Other 59,677 sq.ft. @ 1.72 FAR Peak dour Person -Trip Generation. Other Proposed Designation, Maximum Land Use intensity Residential 1.37 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 0 DU's 0 102,644 sq.ft. 4 206 DU's 103 0 sq.ft. 528 206 99 Downtown 309 K1 20 CBD RECREATION AND OPEN -SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 528 0.69 182.80 182.11 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 528 118,302 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents 528 Transmission Requirement, gpd 97,705 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 528 676 800 124 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 528 99 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 ()AIASA). Excess capacity, if any, is currently not known 2. This property is located within the Transportation Concurrency Exception Area (TCEA) and the Downtown DM 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 an new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 pp' 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made.