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HomeMy WebLinkAboutAnalysis• ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2370 NW 17th Avenue Application No. LU- 2005-019 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Major Institutional, Public Facilities, Transportation and Utilities" to "General Commercial." The subject property consists of a parcel facing NW 17th 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 "Major Institutional, Public Facilities, Transportation and Utilities" and the same designation is to the north and west; the land use to the south is designated "General Commercial" and to the east is designated "Restricted Commercial." The "Major Institutional, Public Facilities, Transportation and Utilities" designation allows facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions. The "General Commercial" designation 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 garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, 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 Planning Department recommends DENIAL of the application as presented based on the following findings: 1 • • • It is found that the area immediately to the north and west of the subject lot is designated "Major Institutional, Public Facilities, Transportation and Utilities," the area to the immediate south is designated "General Commercial," and the area to the east is designated "Restricted Commercial." • It is found that although the character of this section of NW 17`h Avenue is commercial, the subject site is adjacent to a public park and school. A change to "General Commercial" is not a logical extension of that category and would encourage a more intense commercial usage of the site, and create a "domino effect" in regards to future land use change applications. • It is found that the "Major Institutional, Public Facilities, Transportation and Utilities," category allows 150 residential units per acre and the requested "General Commercial" designation will allow a maximum of 150 residential units per acre with an approved Special Exception. • It is found that MCNP Goal LU- l 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. • It is found that Policy LU-1.1.3 provides for protection of all areas of the city from the encroachment of incompatible land uses. These findings support the position that the existing land use pattern in this neighborhood should not be changed. 2 Proposal No 05-19 Date: 10/26/05 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, Esq on behalf of YMCA Village Aliapattah, Etat Address: 2370 NW 17th Avenue Boundary Streets; North: n/a East; NW 17th Avenue South; NW 23rd Terrace West: n/a Proposed Change: From; Major Institutional, Public Facilities, Transp & Utilities To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 2.15 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 2.15 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 323 DU's 162 0 sq.ft. 323 DU's 162 0 sq.ft. 0 0 0 0 Allapattah 322 G2 14 SR 112 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 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 0 0 800 600 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 A A 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_t_1N 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 10 be of adequate size; if not, new connections are to be installed at owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made.