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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 601, 649 and 685 NW 7th Street, 650 NW 8th
Street and 734 NW 6th Avenue
Application No. LU- 2005-015
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Industrial" to "Restricted Commercial." The
subject property consists of an entire block bounded by NW 6th Avenue on the east, NW
7th Avenue on the west, NW 8th Street on the north and NW 7th Street on the south (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 block is designated
"Industrial" with no adjacency to another "Industrial" designation; the property is
surrounded by "Restricted Commercial" to the east, "General Commercial to the west and
south, and "Medium Density Multifamily Residential" to the north.
Industrial: The areas designated as "Industrial" allow manufacturing, assembly and
storage activities. The "Industrial" designation 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 in the "Industrial" designation, except for rescue
missions, and live-aboards in commercial marinas.
Restricted Commercial: Areas designated as "Restricted Commercial" allow residential
uses (excepting rescue missions) to a maximum density equivalent to "High Density
Multifamily Residential" (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-1.3 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 "Restricted Commercial" category within this area allows 150
residential units per acre and the requested amendment has been analyzed and
found to comply with all applicable concurrency requirements.
These findings support the position that the existing land use pattern in this neighborhood
should be changed.
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Proposal No 05-15
Date: 06/08/05
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: Gilberto Pastor€za, Esq. on behalf of Lucky Royal, Inc
& Urban River Partners, LLC
Address: 601,649 & 685 NW 7th; 650 NW 8th St; and 734 NW 6th Av
Boundary Streets: North: NW 8th Street East: NW 6th Avenue
South: NW 7th Street West: NW 7th Avenue
Proposed Change: From: Industrial
To: Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0 acres @ 0 DU/acre 0 DU's
Peak Hour Person -Trip Generation, Residential 0
Other 182,778 sq.ft. @ 1.72 FAR 314,378 sq.ft.
Peak Hour Person -Trip Generation, Other 0
Proposed Designation, Maximum Land Use Intensity
Residential 4.2 acres @ 150 DU/acre 630 DU's
Peak Hour Person -Trip Generation, Residential 316
Other sq.ft. @ FAR 0 sq.ft.
Peak Hour Person -Trip Generation, Other
Net Increment With Proposed Change:
Population 1,619
Dwelling Units 630
1 Peak Hour Person -Trips 316
Planning District Overtown
County Wastewater Collection Zone 308
Drainage Subcatchment Basin K1
Solid Waste Collection Route 16
Transportation Corridor Name 1-95
RECREATION AND OPEN SPACE
Population Increment, Residents 1,619
Space Requirement, acres 2.10
Excess Capacity Before Change 182.80
Excess Capacity After Change 180.70
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents 1,619
Transmission Requirement, gpd 362,678
Excess Capacity Before Change >2% above demand
Excess Capacity After Change >2% above demand
Concurrency Checkoff OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 1,619
Transmission Requirement, gpd 299,534
Excess Capacity Before Change See Note 1.
Excess Capacity After Change See Note 1.
Concurrency Checkoff WASA Permit Required
STORM SEWER CAPACITY
Exfittration System Before Change On -site
Extittration System After Change On -site
Concurrency Checkoff OK
SOLID WASTE COLLECTION
Population Increment, Residents 1,619
Solid Waste Generation, tons/year 2,072
Excess Capacity Before Change 800
Excess Capacity After Change (1,272)
Concurrency Checkoff OK
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Land Use Policy 1.1.1
CIE Policy 1.2.3
TRAFFIC CIRCULATION
Population Increment, Residents 1,619
Peak -Hour Person -Trip Generation 316
LOS Before Change 8
LOS After Change B
Concurrency Checkoff 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
rM 1 IN n 11'aran
ASSUMPTIONS AND COMMENTS
Population increment is assumed to be al 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 staled capacities and are assumed correct. Service
connections to water and sewer mains are assumed to be of adequate size; if not,
new connections are 10 be installed at owners expense.
Recreation/Open Space acreage requirements are assumed with proposed
change made.
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