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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1400 —1500 NW North River Drive
Application No. LU- 2005-010
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Office" to "Restricted Commercial." The
subject property consists of several lots fronting NW North River Drive (a complete legal
description is on file at the Hearing Boards Office).
The Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-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 designated
"Office" and the same designation is to the north and east, "Medium Density Multi -
Family Residential" to the west; the Miami River is located to the south.
The "Office" land use category allow residential uses to a maximum density equivalent to
"High Density Multifamily Residential" (up to a maximum of 150 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" land use category allows residential uses (excepting
rescue missions) to a maximum density equivalent to "High Density Multifamily
Residential" (up to a maximum of 150 units per acre) subject to the same limiting
conditions; any activity included in the "Office" 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 estate,
banking and other financial services, restaurants, saloons and cafes, general entertainment
facilities, private clubs and recreation facilities, major sports and exhibition or
entertainment facilities and other commercial activities whose scale and land use impacts
are similar in nature to those uses described above, places of worship, and primary and
secondary schools. This category also includes commercial marinas and living quarters on
vessels as permissible.
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The Planning Department recommends APPROVAL of the application as presented
based on the following findings:
• It is found that Goal LU-1 (3) promotes and facilitates economic development and the
growth of job opportunities in the city.
• It is found that Objective LU-13 requires that the City encourage commercial, office
and industrial development within existing commercial, office and industrial areas;
and concentrate new commercial and industrial activity in areas where the capacity of
existing public facilities can meet or exceed the minimum standards for Level of
Service (LOS) adopted in the Capital Improvement Element (CIE),
• It is found that the "Office" category allows 150 residential units per acre and the
requested "Restricted Commercial" designation will allow a maximum of 150
residential units per acre.
These findings support the position that the existing land use pattern in this neighborhood
should be changed.
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Proposal No 05-10
Date 05/11/05
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. A. Vicky Garcia -Toledo on behalf of the Mahi Shrine Holding Co
Address: 1400-1500 NW North River Drive
Boundary Streets: North: NW North River Drivi East: NIA
South: N/A West: N/A
Proposed Change: From: Office
To: Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 6.57 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 6.57 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
986 DU's
494
0 sq.ft.
0
986 DU's
494
0 sq.ft
0
0
0
Allapattah
322
J1
17
Dolphin
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_1IN 03/13/90
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ASSUMPTIONS AND COMMENTS
Population increment is assumed to be all 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 Tabie PT-2(R1), Transportation Corridors report.
Polabie 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 we assumed with proposed
change made