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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1950 NW lst Avenue & 1905 NW lit Court Application No. LU- 2005-036 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Industrial" and "General Commercial" to "Restricted Commercial," The subject property consists of several lots bounded by NW 20th Street, NW 1st Avenue, NW 19`h Street and NW 1st Court (A complete legal description is on file at the Hearing Boards Office). 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 subject lots are currently designated "General Commercial" and "Industrial;" lots to the north are designated "Industrial," to the east "General Commercial" and "Industrial," "Medium Density Multifamily Residential" to the south and "General Commercial" and "Recreation" to the west. The "Industrial" land use category allows manufacturing, assembly and storage activities and generally includes activities that would otherwise generate excessive amounts of noise, smoke, fumes, illumination, traffic, hazardous wastes or negative visual impact unless properly controlled. Stockyards, rendering works, smelting and refining plants and similar activities are excluded. Residential uses are not permitted except for rescue missions and live-aboards in commercial marinas. 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 generally 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 ga- rages, heavy equipment sales and service, building material sales and storage, wholesaling, ware- housing, distribution 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 residential 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 development, 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 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. The Planning Department recommends DENIAL of the application as presented based on the following findings: • It is found that lots immediately north, east and west o the subject lots are designated Industrial and General Commercial, thus a change in land use would give the appearance of "spot" zoning and land use changes; • It is found that Goal LU-1 (5) promotes the efficient use of land and minimizes land use conflicts and a change to Restricted Commercial is not a logical extension of that category; • It is found that Policy LU-1.1.3 (1) provides for the protection of all areas of the city from the encroachment of incompatible land uses; and (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety; and • It is found that the "Industrial" land use category allows 0 residential units and the "General Commercial" land use category allows 65 to 150 residential unites per acre by special exception, and the requested "Restricted Commercial" designation would allow 150 residential units per acre. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • • 2 • Proposal No 05-36 PI 1 of 3 Date: 12/28/05 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Javier Avino, Esq on behalf of A-1 Management Corp Address: 1950 NW 1st Avenue (Tract A) Boundary Streets: North: NW 20th Street East: NW 1st Avenue South: NW 19th Street West: NW 1st Court Proposed Change: From: Industrial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential acres @ DU/acre Peak Hour Person -Trip Generation, Residential Other 40,511 sq.ft. @ 1.72 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.93 acres @ 150 DUlacre 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 0 DU's 0 69,679 sq.ft. 3 140 OU's 70 0 sq.ft. 0 359 140 67 WyrtwoodlEdgewater 308 K1 16 1-95 RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 359 0.47 182.80 182.33 OK POTABLE WATER TRANSMISSION Population increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity Atter Change Concurrency Checkoff 359 80,307 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 359 66,325 See Note 1, See Note 1. WASA Permit Required STORM SEWER CAPACITY EA -titration System Before Change Exfiltration 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 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 CM 1 IN 03/13/90 SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 359 459 800 341 OK TRAFFIC CIRCULATION Population increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 359 67 B B OK ASSUMPTIONS AND COMMENTS Population increment is assumed 10 be all new residents. Peak -period trip generation is based on 1TE Trip Generation, 5th Edition al 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT•2031), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County staled capacities and are assumed wired, Service connections to water and sewer mains are assumed to be or adequate size, if not. new connections are to be installed at owners expense- RecreationiOpen Space acreage requirements are assumed with proposed change made. Proposal No 05-36 Pt 2 of 3 Date: 12/28/05 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR • AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Javier Avino, Esq on behalf of A-1 Management Corp Address: 1950 NW 1st Avenue (Tract A) Boundary Streets: North: NW 20th Street East: NW 1st Avenue South: n/a West: NW 1st Court Proposed Change: From: General Commercial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.63 acres © 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.63 acres @ 150 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 95 DU's 47 0 sq.tt. 0 95 DU's 47 0 sq.ft. 0 0 0 0 Wynwood/Edgewater 308 Kt 16 1-95 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 Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity Atter Change Concurrency Checkoff 0 0 See Note 1. See Note 1, WASA Permit Required STORM SEWER CAPACITY Extiltration System Before Change Exfiiltration System After Change Concurrency Checkoff On -site On -sit 0 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 Atter Change Concurrency Checkoff 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 B B OK 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 CM 1 IN 03/13/90 ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Tnp Generation, 5lh Edition a1 1.4 ppv average occupancy for private passenger vehicles. Transpona€inn Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report. Palette water and wastewater transmission capacities are in accordance with Metro -Dade County staled capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size, it riot, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made. • • Proposal No 05-36 Pt 3 of 3 Date: 12/28105 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION • Applicant: Javier Avino, Esq on behalf of A-1 Management Corp Address: 1905 NW 1st Court (Tract B) Boundary Streets: North: n/a East: South: NW 19th Street West: NW 1st Court Proposed Change: From', General Commercial To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.93 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.93 acres @ 150 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 140 DU's 70 0 sq.ft. 0 140 DU's 70 0 sq.ft. 0 0 0 0 Wynwood/Edgewater 308 K1 16 1-95 CONCURRENCY ANALYSIS 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 Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration 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 0 800 800 OK TRAFFIC CIRCULATION Population increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 B B OK 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 CM 1 IN 03113/90 ASSUMPTIONS AND COMMENTS Population increment is assumed 10 be all 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-2(R1), 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.