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Home My WebLink AboutPAB Supporting DocumentationPLANNING FACT SHEET LEGISTAR FILE ID: 06-02234Iu February 7, 2007 Item # 2 APPLICANT Simon Ferro, Esquire, on behalf of City National Bank of Florida, which is the Trustee under Land Trust Number 2401-2535-00 and Tineo Group, LLC REQUEST/LOCATION Consideration of amending the Miami Comprehensive Neighborhood Plan COMMISSION DISTRICT 3 LEGAL DESCRIPTION Complete legal description on file with the Hearing Boards PETITION Consideration of amending Ordinance No. 10544 of the Miami Comprehensive Neighborhood Plan by amending the Future Land Use Map for the properties located at approximately 201, 243 and 1020 NW S River Drive, Miami, Florida from "Industrial" to "General Commercial." PLANNING RECOMMENDATION Approval BACKGROUND AND ANALYSIS See supporting documentation PLANNING ADVISORY BOARD CITY COMMISSION VOTE: CITY OF MIAMI • PLANNING DEPARTMENT 444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1400 Date Printed: 1/31/2007 Page 1 ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 201, 243 and 1020 NW South River Drive Application No. 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 APPROVAL 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-1 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 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN ATRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Simon Ferro as attorney on behalf of City National is the Trustee under Land Trust Number 2401-2535-00 and Address: 201, 243, & 1020 NW South River Drive Boundary Streets: North: NW 3rd Street East: South: NW 2nd Street West: Proposed Change: From: Industrial To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.00 acres @ 65 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 0.6 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 Bank of Florida which Tineo Group, LLC' Miami River NW S. River Drive 0 DU's 0 0 sq.ft. 90 DU's 45 0 sq.ft. 0 231 90 45 Wynwood/Edgewater 309 J1 20 Flagler St RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 231 0.30 182.80 182.50 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 231 51,811 >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 231 42,791 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 231 296 800 0 504 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 03/13/90— ASSUMPTIONS AND COMMENTS Population increment is assumed to 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made. 0 NW 3RD ST RESTRICTED 150 FUTURE LAND USE MAP NW 2ND ST COMMERCIAL 300 HIGH DENSITY MULTIFAMILY RESIDENTIAL. 800 Feet MA •RINST, PUB • C FAC, T SP ADDRESS: 201 and 243 NW 3 RIVER DRIVE ZONING ATLAS MAP NW 2ND ST C-1 411111111111111111111111111111111 111111II 11111I1Iuu lu 111111111II I11I UI1I1111111I1uHI11I1I1II lk , SD-12' lIhr 11HIIH11111 11 Ill 1111111111111 0 150 300 600 Fla l l i ADDRESS: 201 and 243 NW S RIVER DRIVE 0 • 150 gli 600 Feet I ADDRESS: 201 and 243 NW S RIVER DRIVE City of Miami Legislation Ordinance City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com File Number: 06-022341u Final Action Date: AN ORDINANCE OF THE MIAMI CITY COMMISSION, AMENDING ORDINANCE 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN BY CHANGING THE LAND USE DESIGNATION OF THE PROPERTIES LOCATED AT APPROXIMATELY 201, 243 AND 1020 NW SOUTH RIVER DRIVE, MIAMI, FLORIDA, FROM "INDUSTRIAL" TO "GENERAL COMMERCIAL;" MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A REPEALER PROVISION AND A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The Future Land Use Map of Ordinance No.10544, as amended, the Miami Comprehensive Neighborhood Plan is hereby amended by changing the land use designation from "Industrial" to "General Commercial" for the property located at approximately 201, 243 and 1020 NW South River Drive, Miami, Florida, more particularly described in Exhibit "A" attached hereto and made a part thereof. Section 2. It is found that this Comprehensive Plan designation change: (a) is necessary due to changed or changing conditions; (b) involves a residential land use of 10 acres or less and a density of less than 10 units per acre or involves other land use categories, singularly or in combination with residential use, of 10 acres or less and does not, in combination with other changes during the last year, produce a cumulative effect of having changed more than 60 acres through the use of "Small Scale development" procedures; (c) is one which involves property that has not been the specific subject of a Comprehensive Plan change within the prior twelve months; (d) is one which does not involve the same owner's property within 200 feet of property that has been granted a Comprehensive Plan change within the prior twelve months; (e) the proposed amendment does not involve a text change to goals, policies, and objectives of the local government's comprehensive plan, but proposes a land use change to the future land use map for a site -specific development; and (f) is one which is not located within an area of critical state concern. City of Miami Page 1 of 2 Printed On: 1/31/2007 File Number: 06-00830 Section 3. The City Manager is directed to instruct the Director of the Planning Department to immediately transmit a certified copy of this Ordinance after its adoption on second reading to: the Secretary, Florida Department of Community Affairs; the Executive Director, South Florida Regional Planning Council, Hollywood, Florida; the Executive Director, South Florida Water Management District, West Palm Beach, Florida; the Secretary, Department of Transportation, Tallahassee, Florida; and the Executive Director, Department of Environmental Protection, Tallahassee, Florida. Section 4. All ordinances or parts of ordinances insofar as they are inconsistent or in conflict with the provisions of this Ordinance are repealed. Section 5. If any section, part of section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 6. This Ordinance shall become effective thirty-one (31) days after second reading and adoption thereof pursuant and subject to § 163.3187(3)(c), Fla. Stat. (2001). {1 } APPROVED AS TO FORM AND CORRECTNESS: JORGE L. FERNANDEZ CITY ATTORNEY City of Miami Page 2 of 2 Printed On: 1/31/2007