HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1 Herald Plaza
[Parcel 3]
Application No. LU- 2006-009
File ID 06-00383Iu
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "General Commercial" to "Restricted Commercial." The
subject property is comprised of one parcel fronting NE 15th Street and Herald Plaza (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 "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 gener-
ally 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, distri-
bution 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 resi-
dential 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 de-
velopment, 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 Restricted Commercial Areas designated as "Restricted Commercial" allow 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
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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 1.1 acres (47,916 sq.ft.) and is bounded by NE 15th Street on the
north , Biscayne Bay on the east, Herald Park Tract A on the south and Herald Plaza on the west.
The subject site is located in the Downtown NET area and is also located within the Omni
Residential Increase Area, which provides for 500 dwelling units per acre. The site is currently
designated "General Commercial" and the same designation is to the south; land to the west is
designated "Restricted Commercial," and to the north is "Major Institutional, Public Facilities,
Transportation and Utilities" and "Central Business District."
RECOMMENDATION
The Planning Department recommends APPROVAL of the application as presented based on
the following findings:
• It is found that the subject site is located within the Omni Residential Increase Area which
allows 500 dwelling units per acre; the "General Commercial" category allows typically
provides 150 dwelling units through special exception only and the "Restricted Commercial"
category allows a maximum of 150 dwelling units per acre;
• It is found that Goal LU-1 (4) fosters the growth and development of downtown as a regional
center of domestic and international commerce, culture and entertainment;
• It is found that Policy LU-1.3.5 provides for the City to create high intensity activity centers that
may be characterized by mixed -use and specialty center development;
• It is found that Goal HO-2 achieves a livable city center with a variety of urban housing types;
• It is found that Policy TR-1.5.10 provides that the City encourage residential development near
large employment centers to minimize commutes within the City and near the large employment
centers;
• It is found that Policy PR-3.1.1 permits and encourages the development of a cultural arts
district within downtown as specified in the City's Downtown Master Plan, and the City will
continue to support development of such a district.
These findings support the position that the existing land use pattern in this neighborhood should be
changed.
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