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HomeMy WebLinkAboutCC AnalysisAN ALYSIS FOR LAND USE CHANGE REQUEST Approximately 201 and 243 NW South River Drive Application Noe LU- 2006-030 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Industrial" to "General Commercial." The subject property consists of a parcel between the Miami River and NW South River Drive (A complete legal description is on file with the Hearing Boards Office). The Miami Comprehensive Neighborhood Plan (MCNP) Land Use Policy 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 property is currently designated "Industrial," and the same designation is to the northwest and southeast; to the west, the area is designated "High -Density Multifamily Residential." 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 "Of- fice" and the "Restricted Commercial" designations, as well as wholesaling and distribu- tion 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 com- mercial 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, distribution and transport related services, light manufacturing and assembly and other activities whose scale of op- eration 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 con- tinuation 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 Planning Department is recommending A:PP.ROYAL of the application as part of the "River Edge" Major Use Special Permit based on the following findings: It is found that the requested Land Use change will allow the property to add commercial and residential uses (by Special Exception) to the mix of uses on the property as it is developed. ® it is found that Goal LU- l the City's promotes and facilitates economic development and the growth of job opportunities in the City. • It is found that Goal LU-1.3.6 the City will continue to encourage a diversification in the mix of industrial and commercial activities. These findings support the position that the existing land use pattern in this neighborhood should be changed. It also should be stated, that whereas MCNP Land Use Policy 1.1.1 requires development or redevelopment, that results in an increase in density or intensity of land use, to be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element (CIE) (CIE Policy 1.2.3.). It is found that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. Proposal No 06-30 Date: 02/07/07 AMENDMENT INFORMATION CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR Applicant Simon Ferro as attorney on behalf of City National Bank of Florida v is the Trustee under Land Trust Number 2401-2535-00 and Tineo Group, LLC Address: 201 & 243 NW South River Drive Boundary Streets: North: NW 3rd Street East: Miami River South: NW 2nd Street West: NW 5. River C riu Proposed Change: From: Industrial To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.00 acres 1 65 DU/acre 8 DU's Peak Hour Person -Trip Generation, Residential 0 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.6 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. © FAR Peak Hour Person -Trip Generation, Other Net Increment W fth 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 90 DU's 45 0 sq.ft. 0 231 90 45 Wynwood/Edgewater 309 J1 20 Flagter St ich CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff POTABLE WATER TRANSMISSION Population increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 231 0.30 182.80 182.50 OK 231 51,811 >2©10 above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment„ Residents 231 Transmission Requirement, gpd 42,791 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1,1,1 CIE Policy 1.2.3 STORM SEWER CAPACITY Exfiltratian System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 231 296 800 504 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 231 45 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 03'13i94--- ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents, Peak -period trip generation is based on tTE 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. Potabie water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to wafer 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.