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ANALYSIS FOR AMENDMENT TO THE
COMPREHENSIVE PLAN
Application No. LU-2005-037
DISCUSSION
The proposal has been reviewed for a text amendment to the Goals, Objectives and Policies of
the Miami Comprehensive Neighborhood Plan to add specific language regarding the
establishment of an Urban Central Business District (UCBD) in order to increase the
Development of Regional Impact (DRI) threshold for development within the Downtown Miami
Master Plan area.
Section 380.06(2)(e), Florida Statutes, provides that certain Development of Regional Impact
guidelines and standards shall be increased in areas designated by local governments as Urban
Central Business Districts. The establishment of an Urban Central Business District will enable
the City to achieve long-range objectives for downtown redevelopment, as well as enabling
Downtown to serve as a hub of eastern redevelopment activity.
The 1,354-acre Downtown Miami Master Plan area is the appropriate urban core to designate an
Urban Central Business District. The central business district currently enjoys land use
designations and zoning classifications that are compatible with the intensification of use in the
area. Re -designation of the Downtown Miami Master Plan area as an Urban Central Business
District will increase the DRI threshold in order to attract mixed -use business and development,
including:
• A 50-percent threshold increase for residential, hotel, motel, office or retail
development;
• A 100-percent threshold increase for multiple -use development guidelines and
standards, provided the project includes a residential component that is a
minimum of 35-percent of the City's residential threshold;
• A I50-percent threshold increase in the guidelines and standards for resort or
convention hotel development, provided the development is located in a county
with a population greater than 500,000, and the proposed development is
specifically designated to serve a 250,000 gross square foot convention center
built prior to July 1, 1992; and
• The increased threshold guidelines and standards of 28-24.014(10) shall not apply
if any portion of a proposed development is located outside of the delineated
urban central business district boundaries.
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The specific proposal presented herein will add a new Policy to the Future Land Use Element as
follows:
FUTURE LAND USE
Goal 3: Encourage urban redevelopment in identified Urban Infll Areas and
Urban Redevelopment Areas.
Objective 3-1:
Policy LU-3.1.3:
Promptly review and act on petitions for land use plan amendments
and rezoning of property in Urban Infill Areas or Urban
Redevelopment Areas to facilitate redevelopment.
Designate the Downtown Miami Master PIan area an Urban Central
Business District in order to increase the Development of Regional Impact
threshold for development within those portions of downtown Miami that
are not already in the DRI area.
Urban Central Business District
An Urban Central Business District (UCBD) identifies the single urban core area within the City
of Miami. The UCBD shall be consistent with the Comprehensive Plan and Future Land Use
Map, shall contain mass transit service as defined in Chapter 9J-5, F.A.C., and shall contain high
intensity, high density multi -use development to include: retail; professional and governmental
office uses: cultural, recreational and entertainment facilities: high density residential; hotels and
motels; and appropriate industrial activities.
In accordance with Chapter 28-24.014(10)(a), F.A.C., the guidelines and standards of
development, a designated Urban Central Business District within the City of Miami shall:
1. Increase the threshold for residential, hotel, motel, office, or retail development by fifty -
percent (50%):
2. Increase the threshold for applicable multi -use guidelines and standards by one -hundred
percent (100%), provided that one land use of the multi -use development is residential
and the residential development amounts to not less than thirty-five percent (35%) of
the City of Miami's applicable residential threshold: and
3. Increase the threshold for resort or convention hotel development by one hundred -fifty
percent (150%).
The following area has been designated an Urban Central Business District (UCBD) on the City
of Miami Future Land Use Map (FLUM):
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The Downtown Miami Master Plan
The Downtown Miami Master Plan was adopted by the Miami City Commission by Resolution
Number 89-990 on October 26, 1989. The Downtown Miami Master Plan contains
approximately 1. 354 acres and is bounded by: Northwest 20th Street on the north; Biscayne Bay.
including Brickell Key (Claughton Island), on the east; Southwest 15th Road on the south: and
Interstate 95, the Miami River, Northwest 5`}' Street, Interstate 395 and the Florida East Coast
Railroad right-of-way on the west (see the Future Land Use Map for exact boundaries).
Permitted Uses:
Permitted uses within the Urban Central Business District shall be those of the underlying land
use classification within the current Downtown Miami Master Plan, which includes: Central
Business District; Major Institutional Public Facilities, Transportation & Utilities; Office;
Restricted Commercial; General Commercial; Industrial; Recreation; High -Density Multifamily
Residential; and Medium -Density Multifamily Residential (see descriptions in Interpretation of
the Future Land Use Map).
The following minimum and maximum development thresholds shall apply:
The following numerical guidelines and standards shall be applied within the City of Miami's
Urban Central Business District according to Chapter 28-24.014(11). F.S.:
1. A development that is at or below eighty -percent (80%) of all numerical thresholds shall
not be required to undergo development -of -regional -impact review.
2. A development that is between eighty -percent (80%) and one -hundred (100%) percent of
a numerical threshold shall be presumed to not require development of regional impact
review.
3. A development that is at one -hundred percent (100%) or between one -hundred percent
(100%) and one -hundred twenty percent (120%) of a numerical threshold shall be
presumed to require development -of -regional -impact review.
4. A development that is at or above one -hundred twenty percent (120%) of any numerical
threshold shall be required to undergo development -of -regional -impact review.
The Manning and Zoning Department recommends APPROVAL of the application as
presented based on the following findings:
• It is found that the proposed amendment will enable the City to achieve its long-range
objectives for downtown redevelopment;
• It is found that the proposed amendment will increase the Development of Regional
Impact threshold within the Downtown Master Plan area;
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• It is found that the proposed amendment is consistent with the City's urban infill
objectives to create appropriate mixed use neighborhoods; and
• It is found that the proposed amendment applies the appropriate State criteria for the
potential of Urban Central Business District designations within the City.
These findings support the position that the proposed text amendment should be approved.
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