HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1 Herald Plaza
[Parcel 1]
Application No. LU- 2006-010
File ID 06-003791u
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "General Commercial" to "Restricted Commercial."
The subject property is comprised of one parcel fronting Herald Plaza (A complete legal
description is on file at the Hearing Boards Office).
FUTURE LAND USE
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 "General Commercial" land use category allows all activities included in the "Office" and
the "Restricted Commercial" designations, as well as wholesaling and distribution activities that
generally serve the needs of other businesses; generally require on and off loading facilities; and
benefit from close proximity to industrial areas. These commercial activities include retailing of
second hand items, automotive repair services, new and used vehicle sales, parking lots and ga-
rages, heavy equipment sales and service, building material sales and storage, wholesaling, ware-
housing, distribution and transport related services, light manufacturing and assembly and other
activities whose scale of operation and land use impacts are similar to those uses described
above. Multifamily residential structures of a density equal to R-3 or higher, but not to exceed a
maximum of 150 units per acre, are allowed by Special Exception only, upon finding that the
proposed site's proximity to other residentially zoned property makes it a logical extension or
continuation of existing residential development, and that adequate services and amenities exist
in the adjacent area to accommodate the needs of potential residents. This category also allows
commercial marinas and living quarters on vessels for transients.
The Restricted Commercial Areas designated as "Restricted Commercial" allow residential uses
(excepting rescue missions) to a maximum density equivalent to "High Density Multifamily
Residential" 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
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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.
ANALYSIS
The subject site is approximately 4.58 acres (199,505 sq.ft.) and is bounded by a separate Herald
tract on the north, Biscayne Bay on the east, Interstate 395/NE 13th Street on the south and
Herald Plaza on the west. The subject site is located in the Downtown NET area and is also
located within the Omni Residential Increase Area, which provides for 500 dwelling units per
acre. The site is currently designated "General Commercial" and the same designation is to the
north; land to the west is designated "Restricted Commercial" and to the south is "Recreation."
RECOMMENDATION
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• It is found that the subject site is located within the Omni Residential Increase Area which
allows 500 dwelling units per acre; the "General Commercial" category allows typically
provides 150 dwelling units through special exception only and the "Restricted
Commercial" category allows a maximum of 150 dwelling units per acre;
• It is found that Goal LU-1 (4) fosters the growth and development of downtown as a regional
center of domestic and international commerce, culture and entertainment;
• It is found that Policy LU-1.3.5 provides for the City to create high intensity activity centers
that may be characterized by mixed -use and specialty center development;
• It is found that Goal HO-2 achieves a livable city center with a variety of urban housing
types;
• It is found that Policy TR-1.5.10 provides that the City encourage residential development
near large employment centers to minimize commutes within the City and near the large
employment centers;
• It is found that Policy PR-3.1.1 permits and encourages the development of a cultural arts
district within downtown as specified in the City's Downtown Master Plan, and the City will
continue to support development of such a district.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
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