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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 350 NE 56th Street Application No. LU-10-02 File ID 10-002961u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Duplex 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 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." The "Duplex Residential" land use category allows residential structures of up to two dwelling units each to a maximum density of 18 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. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. 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 duplex 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 "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 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 operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General 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 "General 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. 1 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. DISCUSSION The subject area consists of one parcel comprising approximately 0.10 acres. It is located on the north side of the block fronting NE 56th Street. The block is bounded by NE 56th Street to the north, NE 4th Avenue to the east, NE 55th Terrace to the south and NE 3rd Avenue to the west. The site is currently designated "Duplex Residential". A "General Commercial" Future Land Use designation is to the east and northeast, while "Duplex Residential" Future Land Use is to the north, south and west of the subject property. The subject site is in the LITTLE HAITI NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: • The property is surrounded on the north, west and south by an established low density residential community. • A land use change at this location may set a negative precedent and create a "domino effect" in regards to future land use change applications throughout this neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Residential" land use category allows residential structures up to two dwelling units each to a maximum density of 18 dwelling units per acre. The requested "General Commercial" designation allows density equivalent to "High Density Multifamily Residential" or to 150 dwelling units per acre. This potential increase in residential density will be out of scale with the established neighborhood and should be reserved for the commercial area immediately adjacent to the NE 4th Avenue corridor. • MCNP Land Use Goal LU-1(1) encourages a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods and (5) promotes the efficient use of land and minimizes land use conflicts. A change to General Commercial is not a logical extension of that category; "General Commercial" land uses would represent a potential intrusion of commercial uses into a low density neighborhood. • Land Use Policy LU-1.1.3 (1) provides for the protection of all areas of the city from the encroachment of incompatible land uses; and (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety. • MCNP Housing Policy HO-1.1.7, states the City will continue to control, through restrictions in the City's development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. • MCNP Housing Policy HO-1.1.8 states that through land development regulations, the City will protect and enhance existing viable neighborhoods in those areas suitable for housing. 2 • 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. • The analysis is NOT based on a proposed project. The highest potential use is being considered. • The approved Miami 21 zoning designation on this parcel is T3-O. The surrounding Miami 21 zoning designation is T5-L to the east and northeast, while T3-O designation is to the north, south and west of the subject property. These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. 3 Proposal Nc10-02 Date: 04/07/10 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 Ben Fernandez ESQ„ on behalf of Howard and Marlene Schimmel Address: 350 NE 56 Street Boundary Streets: North: NE 56 ST East: NE 4 AV South: NE 55 TER West: NE 3 AV Proposed Change: From: Duplex Residential To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1000 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FL Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.1000 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FLR 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 DU's 1 0 sq.ft. 15 DU's 8 0 sq.ft. 0 34 13 6 LITTLE HAITI 308 E2 104 NE 54 ST RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 34 0.04 182.80 182.76 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 34 7,599 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 34 Transmission Requirement, gpd 6,276 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 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 34 43 800 757 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 34 6 B B OK NOTES 1, Permit for sanitary sewer connection must be Issued by Metro -Dade Water and Sewer Authority Department. (WASA) Lxcess capacity, if any, is currently not known beaeral (Ammerman Areas easlgnatee as (wawa, boinmercial allow ali aclwllies Iflclueee In me "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and on loading facilities; and benefit from close proximity to Industrial areas. I hese commercial activities Include retailing of second hand items, automotive repair services, new and used vehicle sales, parking Tots and garages, heavy equipment sales and service, building matenal sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other actrvnles.whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a densityequal to 1-11gh Density Multifamily Residential, are allowed subject to the detailed provisions o1 the applicable land development regulations. I he nonresidential portions of developments Minn areas designated as "General Commercial" allow a maximum floor lot ratio (I-Llt) of LU times the. net lot area of the subject property; such tLIL may be increased upon compliance with the detailed provisions o1 the applicable land tlevelopmenl regulations; however, may not exceed a total t LIt oI 11.0 times the net lot area oI the subject properly. Properties designated as "General Colninerclal" In the. Ur ban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot ratio (r Lit) of :1 /:U times the net lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions oI the applicable land development regulations and the maintenance o1 requited levels of service for facilities and services included in the City's adopted concurrency management requirements. 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 owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.