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HomeMy WebLinkAboutCC AnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 150 NE 42"d Street File ID 10-01359Iu 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 "Medium Density Restricted 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 "Medium Density Multifamily Residential" future land use 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 "Medium Density Restricted Commercial" future land use designation allows residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as ho- tels and motels. This category also allows general office use, clinics and laboratories, audito- riums, 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 entertain - 1 ment facilities, private clubs and recreation facilities, major sports and exhibition or entertain- ment 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 liv- ing quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Medium Density Re- stricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. DISCUSSION The subject area consists of a portion of a parcel comprising approximately 0.355 acres. It is located on the block fronting NE 42nd Street to the north, NE 1st Avenue to the west, NE 41st Street to the south, and NE 2nd Avenue to the east. The site is currently designated "Medium Density Multifamily Residential". A "General Commercial" Future Land Use designation is located to the east, along NE 2nd Avenue and to the south, along southern half of the block fronting NE 41st Street, of the subject area; a "Duplex Residential" Future Land Use designation is located to the northwest and west of the subject area; a "Medium Density Multifamily Residential" Future Land Use designation is located to the north of the subject area. The subject area is located in the Little Haiti NET area. ANALYSIS The Planning Department is recommending APPROVAL of the amendment as presented based on the following findings: • 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. Since the subject area is surrounded by a General Commercial designation to the south and east, the proposed designation will maintain an appropriate transition between the higher permitted intensities to the south and east and the residential neighborhoods located to the northwest and west. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Medium Density Multifamily Residential" land use category allows residential structures up to a maximum of 65 dwelling units per acre. The requested "Medium Density Restricted Commercial" designation allows density equivalent to "Medium Density Multifamily Residential". Therefore there is no increase in potential residential density as a result of this change. • MCNP Policy LU-1.3.15, states that the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. This change will allow for the addition of commercial uses, which is the primary character of the nearby NE 2nd Avenue corridor. The addition of commercial uses to this site will serve the nearby residential neighborhoods and further encourage pedestrian activity and a reduction in vehicle miles traveled for those neighborhoods. 2 • 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. This site is in close proximity to two Miami -Dade County Metrobus Routes and the Little Haiti Connection circulator. The Medium Density Restricted Commercial designation allows for mixed -use development to occur in a manner that will maximize the use of those routes. • 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 proposed change does not increase the maximum residential density; therefore a school concurrency analysis is not necessary. These findings support the position that the Future Land Use Map at this location and for this neighborhood SHOULD be changed. 3 Proposal No. Date: 12/15/2010 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO FUTURE LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant City of Miami Address: City Boundary Streets: North: NE 42 ST East: NE 2 AV South: NE41 ST West: NE 1 AV Proposed Change: From: Medium Density Multifamily Residential To: Medium Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.3550 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 0.3550 acres @ 65 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 23 DU's 19 0 sq.ft. 13 23 DU's 19 0 sq.ft. 13 0 0 0 Little Haiti 308 E3 6 NE 2 AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0.00 182.80 182.80 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >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 0 0 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 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 B B OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department (WASD). Excess capacity, if any,, is currently not known The "Medium Density Restricted Commercial" future land use designation allows residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; 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 "Medium Density Re-stricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. 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.