HomeMy WebLinkAboutPAB AnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1770 North Bayshore Drive
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 tile 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 appli-
cable land development regulations and the maintenance of required levels of service .for facili-
ties 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
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 18th Street in the Wynwood/Edgewater 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 )rive is commercial.
It is found that this section of North Bayshore Drive is located in the Ornni 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.
It is found that MCNP Goal .1..,E1-1 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.
71These .findings support the position that the existing land use pattern in this neighborhood should
be changed.
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