Loading...
HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2300 NW 14 Street (East) Application No, N/A File ID 08-00530Iu 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 "General Commercial" (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). 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 retail- ing 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, whole- saling, warehousing, distribution and transport related services, light manufacturing and assem- bly 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. DISCUSSION The subject parcel consists of part of a parcel comprising approximately 1.9 acres. The parcel has two designations: the North 140 feet are designated C-2 "Liberal Commercial", and the rest of the parcel is designated R-3 "Multifamily Medium -Density Residential". It is the south side of the lot 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. Surrounding the subject site is also "Medium Density Multifamily Residential" land use to the south, east and west. The subject site is in the Commission District # I. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • The proposed change of the designation will bring the whole property in only one zoning designation, and will allow the subject property to be developed. The "Medium Density Multifamily Residential" land use category allows residential structures to a maximum density of 65 dwelling units per acre. The requested "General Commercial" designation allows, by Special Exception only, multifamily residential structures to a density equal to R-3 or higher, but not to exceed a maximum density of 150 dwelling units per acre. • Land Use Goal LU-1:(3) encourages the city to promote and facilitate economic development and the growth of job opportunities in the city. • Land Use Objective LU-1.3 indicates the city will encourage commercial, office, and industrial development within existing areas. Current activities at this location are consistent with General Commercial uses. • Land Use Goal LU-1 (5) promotes the efficient use of land and minimizes land use conflicts. A change to General Commercial is a logical extension of that category at this location. • The MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. These findings support the position that the Future Land Use Map at this location should be changed. 2 Proposal No Date: 05/ 21 /08 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT 7O LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS ApplicantCity of Miami Address: 2300 NW 14 STREET Boundary Streets: North: NW 14 ST East: NW 22 AV South: South Fork River West: NW 23 CT Proposed Change; From: Medium Density Multifamily Residential To: General Commercial Existing Designation, Maximum Land Use intensity Residential 1.90 acres Q 65 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. g FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 1.90 acres Q 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Net Increment With Proposed C hange: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name 124 DU's 100 0 sq.ft. 285 DU's 143 fl sq.ft. 0 415 162 43 Flagami 309 J1 24 NW 22 AV RECREATION AND OPEN SPACE Population increment, Residents Space Requirement, acres Excess Capacity Betore Change Excess Capacity After Change Concurrency Checkoff 415 0.54 182.80 182.26 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 415 92,972 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 415 Transmission Requirement, gpd 76,785 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff 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 415 531 800 269 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 415 43 s 6 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 Areas designated es 'Geneeal Crwaneroar Wow a olex nxn Rao area ratio f.FAR) a." 1.72 fines the gross lot eau of the subiect property. such FAR may be;naeesedupon qxrplar.e with ire Mailed proves ons at the apd.abie lend&ye:apment regoefione: however, may not exceed a total FAR of 2 0 banes Negroes i5 area a€ the SAKI properly Atom delpttated es General Commerdar IR the Urban Central Husirsss 37,stid are exempt tram tills FAR RrnMts:n and ere a€lowett unii:55 FAR. 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 far 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 al owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made.