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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 7921 North Bayshore Drive and 7950 NE Bayshore Court Application No. LU- 2005-29 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "Restricted Commercial." The subject property consists of the entire half -block bounded by NE 11th Avenue, NE SOth Street and 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 "Medium Density Multifamily Residential" and the same designation is to the north and west; land to the south is designated "Restricted Commercial" and to the east is designated "Office." The Medium Density Multifamily Residential category allows residential structures to a maximum density of 65 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as community -based residential facilities {14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). • • 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 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 the "Medium Density Multifamily Residential" category allows a maximum density of 65 residential units per acre and the "Restricted Commercial" category allows 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-I maintains a land use pattern that (1) 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 05-29 Date: 12114/05 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: 7921 N Bayshore Drive & 7950 NE Bayshore Court Boundary Streets: North: NE 80th Street East: NE Bayshore Court South: nla West: NE 11th Avenue Proposed Change: From: Restricted Commercial To: High Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 0.82 acres @ 65 DU/acre 53 DU's Peak Hour Person -Trip Generation, Residential 43 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.82 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 123 DU's 62 0 sq.ft. 0 179 70 18 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 179 0.23 182.80 182.57 OK POTABLE WATER TRANSMISSION Population Increment, Residents 179 Transmission Requirement, gpd 40,125 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 179 Transmission Requirement, gpd 33,139 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 179 229 800 571 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 179 18 B B OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department (WASA). Excess capacity, it any, is currently not known CM 1 IN 03/13/90 • ASSUMPTIONS AND COMMENTS Population increment is assumed to be at 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.