Loading...
HomeMy WebLinkAboutAnalysisANALYSIS FOR FUTURE LAND USE RESIDENTIAL DENSITY INCREASE AREA EXTENTION REQUEST Approximately Between Interstate 95 & Metrorail Right of Way and Between SW 11th Street and SW 15th Road/Broadway File ID 11-00398Iu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan by extending the "Little Havana Target Area" Residential Density Increase Area to include the area approximately between Interstate 95 and the metro -rail right-of-way and Southwest 11th Street and Southwest 15th Road/Broadway, Miami, Florida (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 as "Public Parks and Recreation" are intended to conserve open space and 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. This land use designation allows only open space and park uses with recreational and cultural uses where the total building footprints may cover no more than 25% of the park land area. Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses. Areas designated "Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities allow nonresidential uses to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject property. 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 sixty (60) parcels comprising approximately 18.67 acres. These parcels are generally located the area east of Interstate 95 and west of the Metrorail Right of Way, and south of SW 11th Street and north of SW 15th Road/Broadway. The area is primarily designated "Restricted Commercial". Four (4) parcels comprising of 0.70 acres are designated "Major Institutional, Public Facilities, Transportation and Utilities" and two (2) parcels comprising of approximately 1.83 acres are designated "Public Parks and Recreation". The entire area is located within the "Urban Central Business District". The areas to the north and southwest are designated "Restricted Commercial". The area east are designated "Restricted Commercial" with the exception of one parcel that is designated "Major Institutional, Public Facilities, Transportation, and Utilities". The area to the west of Interstate 95 is designated "Medium Density Restricted Commercial". The subject site is in the DOWNTOWN NET Area and the Little Havana 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 the "Restricted Commercial" designation allows density equivalent to "High Density Multifamily Residential" which is 150 dwelling units per acre. The extension of the "Little Havana Target" Residential Density Increase Area will increase the permitted maximum density to 200 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 "Little Havana Target Area" to the south 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 Little Havana Target Area 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 area is directly served by 3 Metrobus routes and the Brickell Key Shuttle. It is immediately adjacent to the Brickell Metrorail, Metromover, and Bus Transfer Station that is served by 4 Metrobus routes. The area is therefore very well served by public transportation. • 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 entire subject area 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 "Brickell" Residential Density Increase Area to the east which permits densities up to 500 dwelling units per acre. Designating the subject area as part of the "Little Havana Target Area" Residential Density Increase Area will provide for an appropriate transition between the high density areas to areas to the east, where the maximum density is 500 dwelling units per acre, and areas to the southwest, 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 area is located within the Urban Infill Area/Transportation Concurrency Exception Area. The subject site is located in downtown area and the redevelopment, concentration and intensification of development will be encouraged by the extension of the "Little Havana Target Area". The site is served by public transportation and can support very high densities. • The Miami 21 zoning designation currently approved for the "Restricted Commercial" parcels is T6-24-0 — "Urban Center" to the north of SW 13th Street and T6-12-0 — "Urban Center" to the south of SW 13th Street. The "Major Institutional, Public Facilities, Transportation and Utilities" parcels are zoned CI — "Civic Intuitional". The parcels designated "Public Parks and Recreation" are zoned CS — "Civic Space". Zoning changes are NOT being proposed as part of this application. • 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. Attached Traffic Analysis identifies that Transportation Levels of Service will be met. Attached Concurrency Analysis indicates that all other Levels of Service will be met as well. • Goal 11 of the Strategic Regional Policy Plan for South Florida states to encourage and support the implementation of development proposals that conserve the Region's natural resources, rural and agricultural lands, green infrastructure and: utilize existing and planned infrastructure where most appropriate in urban areas; enhance the utilization of regional transportation systems; incorporate mixed -land use developments; recycle existing developed sites; and provide for the preservation of historic sites. This change is consistent with this goal and related policies.