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HomeMy WebLinkAboutAnalysisANALYSIS FOR FUTURE LAND USE RESIDENTIAL DENSITY INCREASE AREA EXPANSION REQUEST Approximately Between Interstate 95 & SW 1st Avenue and Between W Flagler Street and SR 970/Downtown Distributor File ID 10-011321u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan extending the "River Quadrant" Residential Density Increase Area (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 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." Areas designated as "Restricted Commercial" allow residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director 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; transitory residential facilities such as hotels and motels. This category also allows general office use; clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are 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. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commercial" allow a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Edgewater Area allow a maximum floor lot ratio (FLR) of 17.0 times the net lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (FLR) of 37.0 times the net lot area of the subject property. All such uses and mixes of uses shall be 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. Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other features, and parking and loading areas, and excluding only open air corridors, porches, balconies and roof areas. Areas designated "High Density Multifamily Residential" allow residential structures to a maximum density of 150 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. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area 200 units per acre Southeast Overtown/Park West 300 units per acre Brickell, Omni, and River Quadrant 500 units per acre Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations. DISCUSSION The subject area consists of twenty-four (24) parcels comprising approximately 4.05 acres. These parcels are generally located in the area west of Interstate 95, east of SW 1st Avenue, south of W Flagler Street, and north of State Road 970/Downtown Distributor. The site is currently designated "Restricted Commercial". The area to the north is designated "Major Institutional, Public Facilities, Transportation, and Utilities" and the area to the east is designated "Central Business District". The subject site is in the OVERTOWN NET Service Center Area. ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Restricted Commercial" land use category allows residential structures up to a density equivalent to "High Density Multifamily Residential" which is 150 dwelling units per acre. The extension of the "River Quadrant" Residential Density Increase Area overlay will permit a maximum density of 500 dwelling units per acre. • MCNP Goal LU-1 states that the City will maintain a land use pattern that (1) protects and enhances the quality of life in the City's neighborhoods; (2) fosters redevelopment and revitalization of blighted or declining areas; (3) promotes and facilitates economic development and the growth of job opportunities in the city; (4) fosters the growth and development of downtown as a regional center of domestic and international commerce, culture and entertainment; (5) promotes the efficient use of land and minimizes land use conflicts while protecting and preserving residential sections within neighborhoods; (6) protects and conserves the city's significant natural and coastal resources; and (7) protects the integrity and quality of the City's existing neighborhoods by insuring public notice, input and appellant rights regarding changes in existing zoning and land use regulations. Extending the River Quadrant to the north will allow for greater development potential within the downtown area and encourage downtown's growth as a regional center of domestic and international commerce, culture and entertainment. The area is well buffered from other neighborhoods by major roadways, so land use conflicts will be minimal. The land is well served by infrastructure and would serve more efficiently if it permitted higher densities. • MCNP Objective LU-1.4 states that the City will continue the growth of Downtown Miami, expand its role as a center of domestic and international commerce, further its development as a regional center for the performing arts and other cultural and entertainment activities and develop an urban residential base. Extending the River Quadrant will increase the potential to develop an urban residential base and expand the role of Downtown as an international commerce center by increasing the potential to develop hotels. • MCNP Policy LU-1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. The site is adjacent to a major bus transfer area that is served by over 10 Metrobus routes. It is also located approximately 340 feet from a Metrorail and Metromover station. • MCNP Policy LU-3.1.3 designates the Downtown Miami Master Plan area an Urban Central Business District in order to increase the Development of Regional Impact threshold for development within those portions of downtown Miami that are not already in the DRI area. The subject site is located within the Urban Central Business District and is therefore appropriate for very high densities. • MCNP Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. The site is located adjacent to an area with a future land use designation of "Central Business District" which permits densities up to 1,000 dwelling units per acre. Designating the subject area as part of the "River Quadrant" Residential Density Increase Area will provide for an appropriate transition to areas to the west of Interstate 95, where the maximum density is 150 dwelling units per acre. • MCNP Policy TR-1.1.1 states that the City hereby adopts designation of the City, excluding Virginia Key, Watson Island and the uninhabited islands of Biscayne Bay that have a land use and zoning classification of Conservation, as an Urban Infill Area pursuant to Miami -Dade County's designation of an Urban Infill Area lying generally east of the Palmetto Expressway and including all of the City of Miami. Within this area, the concentration and intensification of development around centers of activity shall be emphasized with the goals of enhancing the livability of residential neighborhoods and the viability of commercial areas. Priority will be given to infill development on vacant parcels, adaptive reuse of underutilized land and structures, the redevelopment of substandard sites, downtown revitalization and the development of projects that promote public transportation. Maintenance of transportation levels of service within this designated Urban Infill Transportation Concurrency Exception Area shall be in accordance with the adopted Transportation Corridors level of service standards and the City of Miami Person -Trip Methodology as set forth in Policies TR-1.1.2 and TR-1.1.3 of the Transportation Element of the MCNP. (See Land Use Policy LU-1.1.11.) The subject site is located in downtown area, which is a major center of activity. Therefore concentration and intensification of development will be encouraged by the extension of the River Quadrant. The site is located in close proximity to public transportation and can support very high densities. • 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 Improvements Element. • The Miami 21 zoning designation currently approved on this parcel is T6-36B-O — "Urban Center'. 0 SE Zi p O1:01 Proposal No 10- Date: 09-xx-10 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 City of Miami Address: Between Interstate 95 and Southwest 1st Avenue and Between W Flagler Street and State Road 970/ Downtown Distributor Boundary Streets: North: W FLAGLER ST East: SW 1 AV South: STATE RD 970 West: 1-95 Proposed Change: From: Restricted Commercial (Density 150 DU per acre) To: Restricted Commercial (DI 500 du per acre) Existing Designation, Maximum Land Use Intensity Residential 4.0480 acres @ 150 DU/acre 607 DU's Peak Hour Person -Trip Generation, Residential 322 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 4.0480 acres @ 500 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 2,024 DU's 1,073 0 sq.ft. 0 3,641 1,417 751 DOWNTOWN 309 J1 114 1-95 RECREATION AND OPEN SPACE Population Increment, Residents 3,641 Space Requirement, acres 4.73 Excess Capacity Before Change 182.80 Excess Capacity After Change 178.07 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 3,641 Transmission Requirement, gpd 815,623 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 3,641 673,618 See Note 1. See Note 1. WASD 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 Goal LU-1 Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g (See attachment 1) SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 3,641 4,661 800 (3,861) NO TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 3,641 751 B B OK NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Department (WASD). 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. Solid Waste Collection Capacity shall be assessed and Levels of Service will be maintained prior to any development order being approved. This analysis is based on maximum potential, not a specific development proposal.