HomeMy WebLinkAboutAnalysis (Revised)ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1000, 1012 and 1022 NW 1st Avenue
Legistar File ID No. 06-003571u
Land Use Case No. 06-03
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "High Density Multifamily Residential" to "Restricted
Commercial." The subject property is comprised of seven lots fronting NW 1st Avenue (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 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 Overtown/Park 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 "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
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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.
ANALYSIS
The subject site is approximately 0.44-acres (19,250 sq. ft.) located in the mid -block of NW 1st
Avenue between NW 10th Street and NW 11th Street in the Overtown NET area. The site is
currently designated "High Density Multifamily Residential" and the same designation is to the
north and west; lots to the south and east are designated "Restricted Commercial."
RECOMMENDATION
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• It is found that the subject property is located within the Southeast Overtown/Park West
Residential Density Increase Area, which allows 300 residential units per acre.
• It is found that Goal LU-1 maintains a land use pattern that (1) protects and enhances the
quality of life in the city's residential neighborhoods; (2) fosters redevelopment and
revitalization of blighted or declining areas; and (3) promotes and facilitates economic
development and the growth of job opportunities in the city;
• It is found that Policy HO-1.1.3 provides that the City will continue to encourage private
developers to build new, or rehabilitate old, residential structures and ensure that public
investments are coordinated with private sector developments to increase the overall
attractiveness of redeveloping neighborhoods;
• It is found that Policy HO-2.1.4 provides that the City promote development of new, high
quality, dense urban neighborhoods in Southeast Overtown/Park West;
• It is found that Policy TR-1.5.10 provides that the City encourage residential development
near large employment centers, promote residential development near large employment
centers and investigate opportunities for mixed -use developments.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
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