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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 345 & 363 NE 20t'' Terrace; 2040, 2066 & 2072 N Bayshore Drive; and 348 NE 21st Street Application No. LU- 2004-040 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 2004 from "High Density Multifamily Residential" to "Restricted Commercial." The subject property consists of several lots which comprise the east half of the block bounded by NE 21st Street, NE 20t, Terrace, North Bayshore Drive and Biscayne Boulevard (A complete legal description is on file at the Department of Hearing Boards). 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 lots are currently designated "High Density Multifamily Residential" and the same designation is to the north and south; to the west is "Restricted Commercial;" and to the east is Biscayne Bay. The High Density Multifamily Residential land use category allow residential structures to a maximum density of 150 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area 200 units per acre Southeast Overtown/Park West 300 units per acre Brickell, Omni and River Quadrant 500 units per acre Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15+ clients), places worship, primary and secondary schools, child care centers and adult day care centers may be permissible in suitable locations. The "Restricted Commercial" category allows residential uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential," up to 150 dwelling units per acre subject to the same limiting conditions; any activity included in the "Office" 1 designation as well as 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, which include: general retailing, personal and professional services, real state, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above, places or worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The Planning Department is recommending APPROVAL of the application as presented based on the following: • It is found that immediately west of the area is designated "Restricted Commercial." • It is found that the character of this area is residential with mixed use to the south and residential to the north; this block is a transition block between very high density to the south and high density to the north. • It is found that the requested change does not increase the potential density of the site: it will add commercial uses that would allow for a mixed use project on the site. • It is found that the requested change is a logical extension of existing commercial activities immediately west of the subject site. • It is found that a change to `Restricted Commercial' will allow the property greater flexibility in future development and redevelopment ventures that will benefit the area by allowing a broader range of uses particularly along North Bayshore Drive which increases the ability of people to further enjoy the city's waterfront. • It is found that this application is supported by MCNP Objective LU 3-1 which requires that the city review and act on petitions for land use plan amendments and rezoning in Urban Infill Areas or Urban Redevelopment Areas to facilitate redevelopment. It is found that MCNP Land Use Policy 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 is found 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 04-40 Date: 01 /07/05 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:Adrienne F. Pardo for Applicant Address: 345 and 363 NE 20th Ter; 2040, 2066 and 2072 N Bayshore Dr; and 348 NE 21st St Boundary Streets: North: NE 21st St East: N Bayshore Dr South: NE 20th Ter West: n/a Proposed Change: From: High Density Multi -Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use intensity Residential 2.01 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 2.01 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 302 DU's 151 0 sq.ft. 302 DU's 151 0 sq.ft. 0 0 0 0 Wynwood/Edgewater 308 H2 11C Biscayne 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 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 IN 03/13/90 ASSUMPTIONS AND COMMENTS Population increment is assumed to be at 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.