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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2300 NW 14 Street (West) Application No. NIA File ID 08-005281u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "Restricted Parks and Recreation". (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 "Medium Density Multifamily Residential" designation allows residential structures to a maximum density of 65 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Supporting services such as 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 (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial activities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post- secondary educational facilities. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within medium density multifamily residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s), "Restricted Parks and Recreation": The primary intent of this land use classification is to con- serve the green spaces of a park while allowing access and uses which will not interfere with the preservation of any significant environmental features which may exist within the park in question. This land use designation allows only open space and park uses with limited recreational uses up to a maximum Floor Area Ratio ("FAR") of 0.65. Such limited recreational uses shall be per- missible when deemed to be an integral part of a park's character and when designed and inte- grated within the park in such a manner as to conserve the openness or green space of the park. Some of the recreational uses deemed to be appropriate include nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, rest - rooms, and other passive recreational uses whose scale and manner of operation are similar in nature to those described herein. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is deter- mined that conducting such commercial photography will not endanger significant environmental features within the area. [Added 3/23199 by Ordinance 117821. 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 al- lows commercial marinas and living quarters on vessels for transients. DISCUSSION The subject area consists of one parcel comprising approximately 3.37 acres. It is located in the south side of the block fronting NW 14th Street. The parcel is additionally located within the block bounded by NW 23`d Court to the west, NW 22nd Avenue to the east, and the South Fork of the Miami River to the south. The site is currently designated "Medium Density Multifamily Residential". Surrounding the subject site is also "Medium Density Multifamily Residential" land use to the east. To the north and west of the parcel is a "Duplex Residential" Land Use designation, to the south, across the South Fork of the Miami River, the designation is "Recreation", to the northeast the designation requested as a companion item in this agenda is "General Commercial". The subject site is in the Commission District 1. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • The subject parcel currently owned by the City of Miami used to be part of the police Benevolent Association (PBA) property. • The designation at the property will be used for Park uses and this change is to have the proper land use designation on the site. • The proposed change of the designation will allow the subject property to be developed as a Park. • Objective LU-1.7: Encourage recreational development within designated recreation use areas, concentrating activities where the capacity of existing public facilities can serve development meeting adopted LOS standards. • Policy LU-1.7.1: The City's land development regulations will direct recreational activities to areas of the city where facilities and services are available. • Goal PR-1: Provide adequate opportunities for active and passive recreation to all city residents. • Policy PR-1.1.12: All City owned, waterfront property, including the Miami River shorelines, will provide for public open spaces that provide access to the shoreline. Policy PR-1.1.13: The City will incorporate provisions for public physical andlor visual access to the shoreline in its waterfront zoning regulations (See Coastal Management Policy CM-2.1.7) 2 Objective PR-1.1: Increase public access to all identified recreation sites, facilities and open spaces including the Miami River and beaches and enhance the quality of recreational and educational opportunities for all age groups and handicapped persons within the city`s neighborhoods. These findings support the position that the Future Land Use Map at this location should be changed. 3 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No NIA IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 05121/08 AMENDMENT INFORMATION WITHIN A TRANSPORTATION CORRIDOR CONCURRENCY ANALYSIS Applicant: City of Miami Address: 2300 NW 14 STREET Boundary Streets: North: NW 14 ST East: South: South Fork River West: Proposed Change: From: Medium Density Multifamily Residential To: Parks Existing Designation, Maximum Land Use Intensity Residential 6.00 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 3.37 acres @ 0 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 NW 22 AV NW 23 CT 390 DU's 317 0 sq.ft. 0 DU's 0 0 sq.ft, 0 -1,002 -390 -317 Fiagarni 309 J1 24 NW 22 AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff -1.002 -1.30 182.80 184.10 OK POTABLE WATER TRANSMISSION Population Increment, Residents -1,002 Transmission Requirement, gpd-224,515 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 Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff -1,002 -185,426 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiitration 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 -1,002 -1,283 800 2,083 OK TRAFFIC CIRCULATION Population increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff -1,002 -317 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 This and use designation allows only open space and park uses with limited recreational uses up to a maximum Floor Area Ratio ("FAR") of 0.65. Such limited recreational uses shall be permissible when deemed to be an integral part of a park's character and when designed and integrated within the park in such a manner as to conserve the openness or green space of the park. CM_1_JN 03/13/90 ASSUMPTIONS AND COMMENTS Population increment is assumed to be ail 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.