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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 7251 NE 2nd Avenue Application No. IX- 2005-35 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 is comprised of one lot bounded by NE 2"d Avenue on the west and the FEC Railroad right -of way on the north (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 lot is currently designated Industrial and the same designation is to the north, south and east; lots to the west are designated Medium Density Multifamily Residential. 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, Iight 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. • • • The Planning Department recommends 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-1.1.1 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 EIement; • It is found that Policy LU-1L1.3 (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. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • • Proposal No 05-35 Date: 12/28/05 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 Juction Partners, LLC Address: 7251 NE 2nd Avenue Boundary Streets: North: nia South: n/a Proposed Change: From: Industrial To: Genera! Commercial Existing Designation, Maximum Land Use intensity Residential acres @ DU/acre Peak Hour Person -Trip Generation, Residential Other 26,136 sq.ft. @ 1.72 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.6 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 Subcatchment Basin .Solid Waste Collection Route Transportation Corridor Name East: n/a West: NE 2nd Avenue 0 DU's 0 44,954 sq.ft. 2 90 DU's 45 0 sq.ft. 0 231 90 43 Little Haiti 308 C4 3 Biscayne RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 231 0.30 182.80 182.50 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 231 51,811 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 231 Transmission Requirement, gpd 42,791 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 POLfCIES 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 231 296 800 504 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 231 43 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 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(R 1), 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. RecreationlOpen Space acreage requirements are assumed with proposed change made.