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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 350, 360, 370 & 380 NW 24th Street and 301 & 311 NW 23rd Street Application No. LU- 2004-34 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Industrial" to "General Commercial." The subject property consists of several lots on the block bounded by NW 24th Street, NW 2nd Avenue, NW 23rd Street and NW 5th Avenue (A complete legal description is on file with the Hearing Boards Office). The Miami Comprehensive Neighborhood Plan 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 north, south, east and west. 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 "Office" and the "Restricted Commercial" designations, as well as wholesaling and distribution 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 commercial 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 operation and land use impacts are similar to those uses described above. Multifamily residential 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 continuation 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 Nanning 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 fosters redevelopment and revitalization of blighted or declining areas, and promotes and facilitates economic development and the growth of job opportunities in the City. • It is found that Policy LU-1.1.1 requires that development or redevelopment that results in increased density or intensity of land use is contingent on the availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. The attached Concurrency Management Analysis demonstrates that no levels of service would be reduced below minimum levels. • It is found that Policy LU-1.3.6 encourages 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. • • • Proposal No 04-34 Date: 11/16/04 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: Lucia A Dougherty, Esq for Applicant Address: 350-60-70-80 NW 24th St, 311 NW 23rd St & 301 NW 23rd St Boundary Streets: North: NW 24th St South: NW 23rd St Proposed Change: From: Industrial To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0 acres @ 0 DU/acre Peak Hour Person -Trip Generation, Residential Other 37,462 sq.ft. @ 1.72 FAR Peak Hour Person -Trip Generation, Other East: nfa West: n!a Proposed Designation, Maximum Land Use Intensity Residential 0.86 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 64,434 sq.ft. 3 129 DU's 65 0 sq.ft. 0 332 129 62 Wynwood/Edgewater 308 H1 13 Biscayne RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 332 0.43 182.80 182,37 OK POTABLE WATER TRANSMISSION Population increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 332 74,263 >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 332 61,333 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiitration 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 332 424 800 376 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 332 62 B 6 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 IN 03/13/90 ASSUMPTIONS AND 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 installed at owners expense, Recreation/Open Space acreage requirements are assumed with proposed Grange made.