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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 7205 NE 4th Avenue
Application No. LU- 2005-017
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "industrial" to "General Commercial." The
subject property consists of one lot bounded by the FEC railroad and NE 4th Avenue (A
complete legal description is on file with the Hearing Boards Office).
The Miami Comprehensive Neighborhood Plan Land Use Policy 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 subject property is currently designated "Industrial"
and the same designation is to the north, south, and west; property to the east is
designated "General Commercial."
The "Industrial" land use category allows manufacturing, assembly and storage
activities and generally includes activities that would otherwise generate excessive
amounts of noise, smoke, fumes, illumination, traffic, hazardous wastes or negative
visual impact unless properly controlled. Stockyards, rendering works, smelting and
refining plants and similar activities are excluded. Residential uses are not permitted
except for rescue missions and live-aboards in commercial marinas.
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 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 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
•
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The Planning Department is recommending DENIAL of the application as
presented based on the following findings:
• It is found that Goal LU-1 (5) promotes the efficient use of land and minimizes land
use conflicts;
• It is found that Policy LU-1.1A requires that new development or redevelopment that
results in an increase in the density or intensity of land use shall be contingent upon
the availability of public facilities and services that meet or exceed the minimum LOS
standards adopted in the Capital Improvement Element;
• It is found that 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; and
• It is found that the "Industrial" land use category allows 0 residential units and the
requested "General Commercial" designation would allow 65 to 150 residential units
per acre by special exception only, with a maximum potential for 554 residential
units adjacent to an Industrial area of the city.
These findings support the position that the existing land use pattern in this neighborhood
should not be changed.
Proposal No 05-17
Date: 10/01/05
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF M1AM1 PLANNING DEPARTMENT
IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
•
Applicant: Lucia A Dougherty, Esq for 7205 Holdings, LLC
Address: 7205 NE 4th Avenue
Boundary Streets: North: n/a
South: n/a
Proposed Change: From: Industrial
To: General Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0 acres @ 0 DU/acre
Peak Hour Person -Trip Generation, Residential
Other 160,736 sq.ft. @ 1.72 FAR
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use Intensity
Residential 3.69 acres @ 150 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 Subcalchment Basin
Solid Waste Collection Route
Transportation Corridor Name
East: n/a
West: NE 4th Avenue
0 DU`s
0
276,466 sq.ft.
3
554 DU's
277
0 sq.ft.
0
1,422
554
275
Little Hall
308
C3
2
Biscayne
RECREATION AND OPEN SPACE
Population Increment, Residents 1,422
Space Requirement, acres 1.85
Excess Capacity Before Change 182.80
Excess Capacity After Change 180.95
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents 1,422
Transmission Requirement, gpd 318,639
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
1,422
263,162
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
1,422
1,821
800
(1,021)
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
1,422
275
B
B
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
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.
CM 1 IN 03/13/90