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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1165, 1169, 1173, 1177 and 1199 NE 79t1` Street Application No. LU- 2005-28 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Restricted Commercial" to "High Density Multifamily Residential." The subject property consists of the entire half -block bounded by NE 11 th Avenue, NE 79th Street and NE Bayshore Drive (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 "Restricted Commercial," and the same designation is to the south, east and west; land to the north is designated "Medium Density Multifamily Residential." 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 High Density Multifamily Residential land use category allows residential structures to a maximum density of 150 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. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area Southeast OvertownlPark West Brickell, Omni, and River Quadrant 200 units per acre 300 units per acre 500 units per acre • • Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations. The Planning Department recommends DENIAL of the application as presented based on the following findings: It is found that the character of NE 79th Street is commercial and that a change from "Restricted Commercial" to "High Density Multifamily Residential" is not a logical extension of that category. • It is found that the requested change for the subject property will create an isolate area within a Restricted Commercial classification that would appear as "spot zoning" in this area. • It is found that the "Restricted Commercial" category and the requested "High Density Multifamily Residential" both allow 150 residential units per acre. • 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 inconsistent with this land use change request. • It is found that MCNP Goal LU-1 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 not be changed. Proposal No 05-28 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: 1165, 1169, 1173, 1177 & 1199 NE 79th Street Boundary Streets: North: rile East: NE Bayshore Court South: NE 79th Street West: NE llth Avenue Proposed Change: From: Restricted Commercial To: High Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 0.65 acres © 150 DU/acre 98 DU's Peak Hour Person -Trip Generation, Residential 49 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.65 acres @ 150 DU/acre 98 DU's Peak Hour Person -Trip Generation, Residential 49 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net increment With Proposed Change: Population 0 Dwelling Units 0 Peak Hour Person -Trips 0 iPlanning District Upper East Side County Wastewater Collection Zone 308 Drainage Subcatchment Basin D1 Solid Waste Collection Route 1 Transportation Corridor Name Biscayne Blvd RECREATION AND OPEN SPACE Population Increment, Residents 0 Space Requirement, acres 0.00 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.80 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 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 On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 0 Solid Waste Generation, tons/year 0 Excess Capacity Before Change 800 Excess Capacity After Change 800 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 TRAFFIC CIRCULATION Population Increment, Residents 0 Peak -Hour Person -Trip Generation 0 LOS Before Change B LOS After Change B Concurrency Checkoff 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 r riA 1 IN r1119qIQn ASSUMPTIONS AND COMMENTS Population increment is assumed to he 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. Recreation/Open Space acreage requirements are assumed with proposed change made_ •