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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 7951 NE Bayshore Court Application No. LU- 2005-27 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Office" to "Restricted Commercial" The subject property consists of one lot fronting NE Bayshore Court (A complete legal description is on file with the Hearing Boards Office). The Miami Comprehensive Neighborhood Plan Land Use Policy 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 "Office" and the same designation is to the north. Land use to the west is designated "Medium Density Multifamily Residential" and "Restricted Commercial" to the south; Biscayne Bay is to the east. 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) 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 Restricted Commercial category allows 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 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. • • • The Planning Department recommends APPROVAL of the application as presented based on the following findings: • It is found that the application is part of a larger mixed -use development known as Oasis on the Bay Major Use Special Permit (MUSP). Proposed land use change requests for adjacent lots that are included in the MUSP will be consistent with this land use change request. • It is found that both the "Office" and "Restricted Commercial" categories allow a maximum density of 150 residential units per acre. It is found that Objective LU-1.3 states that the city will continue to encourage commercial, office and industrial development within existing commercial, office and industrial areas. • It is found that MCNP Goal LU-1 maintains a land use pattern that (I) protects and enhances the quality of life in the city's residential neighborhoods, and (5) promotes the efficient use of land and minimizes land use conflicts. These findings support the position that the existing land use pattern in this neighborhood should be changed. • Proposal No 05-27 Date: 12/14/05 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 Javier F. Avino on behalf of River Bait & Tackle, LLC Address: 7951 NE Bayshore Court Boundary Streets: North: n/a South: n/a Proposed Change: From: Office To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.3 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.3 acres @ 150 DU/acre 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: Oa West: NE Bayshore Court 45 DU's 23 0 sq.ft. 45 DU's 23 0 sq.ft. 0 0 0 0 Upper East Side 308 D1 1 Biscayne Blvd RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0.00 182.80 182.80 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfrltration 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 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 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. RecreationlOpen Space acreage requirements are assumed with proposed change made.