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HomeMy WebLinkAboutCC AnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1.770 and 1778 North Bayshore Drive, 1799 NE 4th Avenue and 430 NE 1.8 Street Application No. LU- 2006.022 File ID 06-01055Iu 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 a parcel fronting North Bayshore Drive at the corner of NE 18 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 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 applica- ble 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 densi- ties 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 pursu- ant 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 1 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. ANALYSIS The subject site is approximately 1.296 acres and it is located at the corner of North Bayshore Drive and NE 18t Street in the WynwoodiEdgewater NET area. The site is currently designated "High Density Multifamily Residential"; lots to the north and south are designated "Restricted Commercial" and to the east is a Park designated area. The Planning Department recommends APPROVAL of the application as presented based on the following findings: • It is found that the character of North Bayshore Drive is commercial. It is found that this section of North Bayshore Drive is located in the Omni Residential Density Increase Area which provides for 500 residential units per acre. It is found that the "High Density Multifamily Residential" category allows 500 residential units per acre and the requested "Restricted Commercial" designation will allow a maximum density of 500 residential units per acre. a It is found that MCNP Goal LU-1 maintains a land use pattern that (1) 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. These findings support the position that the existing land use pattern in this neighborhood should be changed. Proposal No 06-22 Date: 6/21/06 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAM1 PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant A. Vicky Garcia -Toledo. Esq. on behalf of On The Park Properties. and On The Park Properties II, LLC Address: 1770. 1778 North Bayshore Drive, 1799 NE 4th Ave and 430 NE 18 Boundary Streets: North: NE 18th St East: N Bayshore Dr South: rua West: NE 4th Avenue Proposed Change: From: High Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 1.30 acres @ 500 DU/acre 648 DU's Peak Hour Person -Trip Generation, Residential 325 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation. Maximum Land Use Intensity Residential 1.30 acres @ 500 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 548 DU's 325 0 sq.ft. 0 0 0 0 Wynwood/Edgewater 308 H2 11 Biscayne 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 0 Transmission Requirement, gpd 0 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd 0 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required 0 STORM SEWER CAPACITY Exfiltration System Before Change Exfiftration 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 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 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 1 IN 03/13/90 ASSUMPT#ONS AND COMMENTS Population increment is assumed to be al/ 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-21R1), 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 to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.