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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 501 Brickell Avenue Application No. LU- 2005-013 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Recreation" to "Office." The subject property consists of a portion of a lot fronting on Brickell Avenue along Biscayne Bay (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 portion of subject lot proposed for amendment is designated "Recreation" and the same designation is to the south; the property is also adjacent to an area designated "Office" to north and west; Biscayne bay is located to the east. The "Recreation" land use category allows public parks and recreation uses. Within parks, such recreation uses permit educational and cultural facilities such as museums, art galleries and exhibition space, and marine and marina facilities. Supporting social and entertainment services (restaurants, cafes, retailing), public health (clinics and day care centers) and public safety (police facilities) and entertainment facilities may also be peiinissible provided that such activities and facilities are an integral part of the parks design or of the recreational function. 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 except that within the Brickell area, the permitted density is up to a maximum of 500 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 Planning Department recommends APPROVAL of the application as presented based on the following findings: • It is found that Goal LU-I (3) promotes and facilitates economic development and the growth of job opportunities in the city. • • • • It is found that Objective LU-1.4 requires that the City continue the growth of Downtown Miami, expand its role as a center of domestic and international commerce, further its development as a regional center for the perfouning arts and other cultural and entertainment activities and develop an urban residential base. • 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 "Office" category within the Brickell area allows 500 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. Proposal No 05-13 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 Lucia A. Dougherty, Esq. on behalf of City National Bank as Trustee under Trust Number 2401-1863-00 Address: 501 Brickell Avenue Boundary Streets: North: N/A South: N/A Proposed Change: From: Recreation To: Office Existing Designation, Maximum Land Use Intensity Residential 0 acres @ 0 DUlacre Peak Hour Person -Trip Generation, Residential Other 0 sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.22 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: NIA West: Brickell Avenue 0 DU's 0 0 sq.ft. 0 33 DU's 17 0 sq.ft. 85 33 17 Downtown 309 K1 36 Downtown RECREATION AND OPEN SPACE Population increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 85 0.11 182.80 182.69 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 85 18,997 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents 85 Transmission Requirement, gpd 15,690 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff 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 85 109 800 691 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 85 17 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 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 owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.