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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 90 SW 3rd Street a/k/a/ 55 and 92 SW 3rd Street. Application No. 04-15 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Office" to "Restricted Commercial". The subject property consists on several parcels fronting SW 3rd 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 property is currently designated "Office" and "Central Business District"; to the north and west, the area is designated "Office"; to the east, the area is designated "Central Business District" and, to the south, there is the Miami River and a "Restricted Commercial" designated area. The "Office" designated areas allow residential uses to a maximum density equivalent to "High Density Residential which is 150 dwelling units per acre, subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories, and limited commercial activities incidental to principal activities in designated areas. Supporting facilities such as auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools may be allowed with the "Office" designation. 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 peiiiiissible 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 APPROVAL of the application as presented based on the following findings: • It is found that immediately adjacent to the east, there is an area designated "Restricted Commercial". • It is found that the change to '`Restricted Commercial" will represent an extension of that category. • It is found that the requested change to "Restricted Commercial" will increase the possibility of the subject properties being developed and enhanced in a manner, that will directly benefit the adjacent area. • It is found that this application will allow the property to be developed in a more cohesive manner that is consistent with the Downtown Master Plan. • It is found that this application is supported by MCNP Objective LU-1.3 which requires the City to encourage commercial development within existing commercial areas. 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 coneurrency demonstrates that no levels of service would be reduced below minimum levels. 2 • Proposal No 04-15 Date: 04/23/04 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: A. Vicky Garcia -Toledo, Esq. on behalf of property owner Address: 90 SW 3rd Street Boundary Streets: North: SW 3rd St South: n/a Proposed Change: From: Office To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 7.26 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 7.26 acres @ 150 DUlacre 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 East: n/a West: n/a 1,089 DU's 546 0 sq.ft. 0 1,089 DU's 546 0 sq.ft. 0 0 0 Downtown 309 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 0 Transmission Requirement, gpd 0 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff 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 alt new residents. Peak -period trip generation is based on 1TE 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.