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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST 721 NW 1st Avenue. Application No. LU- 2004-032 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Major Institutional, Public Facilities, Transportation and Utilities" to "Restricted Commercial." The subject property consists of several lots facing NW 1st Avenue a.k.a. the old Miami Arena (A complete legal description is 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 "Major Institutional, Public Facilities, Transportation and Utilities". The designation of all properties north, south, east and west is "Restricted Commercial". The "Major Institutional, Public Facilities, Transportation and Utilities" category accommodates facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed to a maximum density equivalent to High Density Multifamily Residential, up to 150 dwelling units per acre, subject to the same limiting conditions. 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 -use projects containing commercial, office and/or residential uses are also peiiuissible within this land use designation. The Planning and Zoning Department is recommending APPROVAL of the application as presented based on the following findings: • It is found that a change to `Restricted Commercial' will bring the subject property into compliance with its zoning classification of SD-16.2 (which is a classification under the Restricted Commercial land use category). • It is found that the site is the home of the Miami Arena and is no longer owned by a governmental entity and that the requested change is consistent with the City's desire to encourage privately owned facilities to not be designated under the "Major Institutional, Public Facilities, Transportation and Utilities" category • It is found that the existing Arena use is permitted in the Restricted Commercial classification and that this change will not create an inconsistency with the Comprehensive Plan. • It is found that a change to `Restricted Commercial' will allow the property greater flexibility in future development and redevelopment ventures which will benefit the area by allowing a broader range of uses. • It is found that the "Major Institutional, Public Facilities, Transportation and Utilities" category allows 150-units per acre, and the Restricted Commercial category allows up to 150-units per acre. • It is found that MCNP Goal LU-1(5) promotes the efficient use of land and minimizes land use conflicts; and Land Use Policy LU-1.1.3(1) provides for the protection of all areas of the city from the encroachment of incompatible land uses. • It is found that MCNP Land Use Policy LU-1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. It also should be stated that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. These findings support the position that the existing land use pattern in this neighborhood should be changed. 2 Proposal No 04-32 D2rg 10/0,5/04 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, Department of Planning Address: 721 NW 1st Avenue Boundary Streets: North: NW 3rd Street East: N Miami Avenue South: FEC Railroad ROW West: NW 1st Avenue Proposed Change: From: Major lnst, Public Facilities, Transp & Utilities To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 4.7 acres @ 150 DUlacre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 4.7 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 705 DU's 353 0 sq.ft. 0 705 DIJ's 353 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 DRl 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 ANO 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 instated at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.