HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately bounded by NW 17th Street to the north,
Interstate I-95 to the east, NW 15t'' Street to the south and
NW 7th Avenue to the west
Application No. LU- 2006-006
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Industrial" to "General Commercial." The subject
property is comprised of several lots fronting NW 7th Avenue and NW 17th Street (A complete
legal description is on file at the Hearing Boards Office).
FUTURE LAND USE
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 "Industrial" land use category allows 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 permitted except for rescue missions and live-aboards in
commercial marinas.
The "General Commercial" land use category 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 ga-
rages, heavy equipment sales and service, building material sales and storage, wholesaling, ware-
housing, 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
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in the adjacent area to accommodate the needs of potential residents. This category also allows
commercial marinas and living quarters on vessels for transients.
ANALYSIS
The subject site is approximately 2.83-acres (123,274 sq.ft.) and is located on the generally
bounded by NW 7th Avenue between NW 15th Street and NW 17th Street in the Allapattah NET
area. The site is currently designated "Industrial" and the same designation is to the north and
south, and lots to the west are designated "General Commercial;" the subject lots are bounded by
the I-95/SR 836 interchange to the east.
RECOMMENDATION
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• It is found that Goal LU-1 maintains a land use pattern that (2) fosters redevelopment and
revitalization of blighted or declining areas; (3) promotes and facilitates economic
development and the growth of job opportunities in the city; and (5) promotes the
efficient use of land and minimizes land use conflicts;
• It is found that Policy LU-1.3.1 provides incentives for commercial redevelopment and
new construction in areas where such redevelopment will contribute to the improvement
in the built environment;
• It is found that Policy LU-1.3.6 encourages diversification in the mix of industrial and
commercial activities and tenants;
• It is found that Policy HO-2.1.3 assures that necessary support services, institutions and
amenities are available to existing neighborhoods;
• It is found that Policy LU-1.1.1 requires that development or redevelopment that results
in increased density or intensity of land use is contingent on the availability of public
facilities and services that meet or exceed the minimum LOS standards adopted in the
Capital Improvement Element. The attached Concurrency Management Analysis
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
be changed.
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