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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately NW 22nd Street and NW 2nd Avenue Application No. LU- 2004-029 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 several lots on the eastern half of the block bounded by NW 23'd Street, NW 2" Avenue, NW 22nd Street, and NW 5th Avenue (A complete legal description is on file with the Hearing Boards Office). The 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 "Industrial," and the same designation is to the west, east and north; property to the south is designated "Medium -Density Multifamily Residential." The "Industrial" land use category allows 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 "General Commercial" land use category allows all activities included in the "Of- fice" and the "Restricted Commercial" designations, as well as wholesaling and distribu- tion activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These com- mercial activities include retailing of second hand items, automotive repair 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 op- eration and land use impacts are similar to those uses described above. Multifamily resi- dential 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 extension or con- tinuation 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 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) (CTF. 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 04-29 Date: 08/18/04 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAM1 PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Lucia A Dougherty for Property Owner Address: Approximately NW 22nd St and NW 2nd Av Boundary Streets: Proposed Change: North: n/a South: NW 22nd St From: Industrial To: General Commercial East: NW 2nd Av West: n/a Existing Designation, Maximum Land Use Intensity Residential acres © DU/acre Peak Hour Person -Trip Generation, Residential Other 139,392 sq.ft. @ 1,72 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 3.2 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 0 239,754 sq.ft. 10 480 DU's 241 0 sq.ft. 0 1,234 480 231 Wynwood/Edgewater 308 H1 13 I-95 RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 1,234 1.60 182.80 181.20 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 1,234 276,326 >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 1,234 228,216 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 1,234 1,579 800 (779) OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 1,234 231 B B 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 CM 1 1N 03113/90 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.