HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 600 Brickell Avenue &
57 SE 7th Street
Legistar File ID No. 06-004011u
Land Use Case No. 06-05
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
properties are located at 600 Brickell Avenue and 571h Street with lots 3-7 and 13-17 of Block
107A of "MARY BRICKELL ADDITION OF MAP OF MIAMI" (A complete legal description
is on file at the Hearing Board's 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 "Office" designation allows residential uses to a maximum density equivalent to "High
Density Multifamily Residential" 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" designation 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.
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ANALYSIS
The subject site is approximately 1.64 net acres and is bounded by SE 6th Street on the north, SE
7th Street on the south and Brickell Avenue on the East. The site is currently designated "Office";
lots to the east, northeast and to the southeast are designated "Office", lots to the west are
designated "Restricted Commercial".
The current boundary line between "Restricted Commercial" and "Office" makes an inflection to
include the requested lots into "Office" category.
RECOMMENDATION
• It is found that a change to "Restricted Commercial" of lots 4 to 7 and 13 to 16 is a logical
extension of that category and it will allow for a better defined straight boundary line
between the "Office" and the Restricted Commercial categories.
• It is found that a change to "Restricted Commercial" of lots 4 to 7 and 13 to 16 would
encourage a more intense commercial usage of the site.
• It is found that the boundary line between the office and the Restricted Commercial
categories in this area will only be able to be maintained as a straight and logical separation if
lots 3 and 17 of Block 107A of "MARY BRICKELL ADDITION OF MAP OF MIAMI" is
not approved as part of this request.
• It is found that lots 3 and 17 of Block 107A of "MARY BRICKELL ADDITION OF MAP
OF MIAMI" shall not be recommended for approval as part of this petition in order to
maintain a straight line in this specific area between the two designations.
• It is found that the "Office" category within the Residential Density Increased Areas allows
500 residential units per acre and the requested "Restricted Commercial" designation also
allows a maximum of 500 residential units per acre.
Based on these findings, the Planning Department is recommending APPROVAL of the
requested Land Use change from "Office" to "Restricted Commercial", excluding lots 3
and 17 of Block 107A of "MARY BRICKELL ADDITION OF MAP OF MIAMI", which
should remain under current classification:
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