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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 244 and 252 SW 6th Street Application No. LU- 2004-037 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Industrial" to "Restricted Commercial." The subject property consists of two lots on SW 6th Street between SW 2nd Avenue and SW 3rd Avenue (A complete legal description is on file at the Hearing Boards Office). 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 property is currently designated "Industrial" and the same designation is to the north, east and west; the land use to the immediate south is designated "Restricted Commercial" The "Industrial" land use category allow manufacturing, assembly and storage activities and 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 peiiiiitted except for rescue missions and live-aboards in commercial marinas. The "Restricted Commercial" category accommodates 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. Residential uses equivalent to High Density Multifamily Residential, up to 150 dwelling units per acre, including hotels, are also permissible within this land use category. Commercial uses include general retailing, personal and professional services; real estate; banking and other financial services; restaurants; saloons and cafes; general entertainment facilities and private clubs and recreation facilities whose scale and land use impacts are similar in nature to those uses described above. Other permissible land uses include motels and hotels; community based residential facilities; offices; major sports and exhibition or entertainment facilities; places of worship and primary and secondary schools. Mixed -use projects containing commercial, office and/or residential uses are also permissible within this land use designation. • • • The Planning and Zoning Department is recommending DENIAL of the application as presented based on the following findings: • It is found that MCNP Goal LU-1(5) promotes the efficient use of land and minimizes land use conflicts. • It is found that Objective LU-1.3 encourages a continuation of commercial, office and industrial development within existing commercial, office and industrial areas. • It is found that the Industrial category allows 0-units per acre, and the Restricted Commercial category allows up to 150-units per acre; and Policy LU-1.1.3(1) provides for the protection of all areas of the city from the encroachment of incompatible land uses. It also should be stated that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • Proposal No 04-37 Date: 11 / 17/04 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:Gloria M Veiasquez Address: 244 & 252 SW 6th St Boundary Streets: North: SW 6th St South: nia Proposed Change: From: Industrial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0 acres Q 0 DU/acre Peak Hour Person -Trip Generation, Residential Other 14,810 sq.ft. © 1.72 FAR Peak Hour Person -Trip Generation, Other East: n/a West: n/a Proposed Designation, Maximum Land Use Intensity Residential 0.34 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 0 DU's 0 25,474 sq.ft. 1 51 DU's 26 0 sq.ft. 0 131 51 25 Downtown 309 K1 20 CBD RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 131 0.17 182.80 182.63 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 131 29,360 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents 131 Transmission Requirement, gpd 24,248 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 131 168 800 632 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 131 25 See Note 2. See Note 2. 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 2. This property is located within the Transportation Concurrency Exception Area (TCEA) and the Downtown DRI and is exempt from concurrency analysis. However, a traffic analysis will be required by the developer as part of the standard application process. 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 pp/ 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.