Loading...
HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 500 NW SOUTH RIVER DRIVE Application No. 09-09 File ID 09-00817Iu REQUEST The proposal is for a change to the 2020 Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "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 establishes future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." Medium Density Multifamily Residential: Areas designated as "Medium Density Multifamily Residential" allow 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 main- tenance 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 in- cluding drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applica- ble 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 "Restricted Commercial" designation allows residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same li- miting 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 resi- dential development and that adequate services and amenities exist in the adjacent area to ac- commodate the needs of potential residents; any activity included in the "Office" designation as well as commercial activities that generally serve the daily retailing and service needs of the 1 public, typically requiring easy access by personal auto, and often located along arterial or col- lector roadways, which include: general retailing, personal and professional services, real es- tate, banking and other financial services, restaurants, saloons and cafes, general entertain- 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, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commer- cial" that are not located within the Urban Central Business District or Regional Activity Center allow a maximum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property; such FAR may be increased upon compliance with the detailed provisions of the applicable land development regulations; however, may not exceed a total FAR of 3.0 times the gross lot area of the subject property. Properties designated as "Restricted Commercial" within the Urban Central Business District or Regional Activity Centers are allowed an FAR of 10.0 times the gross 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. DISCUSSION The subject area consists of one triangle shape parcel comprising approximately 0.03 acres. The parcel is located within the block bounded by NW South River Drive to the northeast, NW 9th Avenue to the west, and NW 5th Street to the south. The site is currently designated "Medium Density Multifamily Residential". The subject site is in the Little Havana NET area. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • A Change from Medium Density Residential Land Use to Restricted Commercial LU will rectify a Scribner's error at the FLUM for the subject property. • The property currently has a commercial structure located on it that has been there since 1951. • This action will allow a grand fathered commercial use to continue. • A Restricted Commercial use for this property is consistent with the uses in the vicinity. Currently commercial uses are located to the northeast. Medium density residential is located to the southwest of the property. • The property configuration, as well as the small size of the property (1409 sq ft), does not lend itself to residential development. • Land Use Goal LU-1:(3) encourages the city to promote and facilitate economic development and the growth of job opportunities in the city. Allowing commercial activities to occur on this site will facilitate the expansion of businesses creating more opportunities for job creation. 2 • Land Use Objective LU-1.3 indicates the city will encourage commercial, office, and industrial development within existing areas. Current activities at this location are consistent with Restricted Commercial uses. • Land Use Goal LU-1 (5) promotes the efficient use of land and minimizes land use conflicts. A change to Restricted Commercial is a logical extension of that category at this location and would minimize the conflict of having a commercial use with a "Medium Density Multifamily Residential" designation. • 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. These findings support the position that the Future Land Use Map at this location should be changed. 3 Proposal No 09-10 Date: 9/2/2009 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 City Manager Address: 500 NW SOUTH RIVER DR Boundary Streets: North: NW SOUTH RIVER DR East: NW SOUTH RIVER DR South: NW 5TH S T West: NW 9TH AV Proposed Change: From: Medium Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.0300 acres @ 65 DU/acre 2 DU's Peak Hour Person -Trip Generation, Residential 1 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.0300 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 5 DU's 2 0 sq.ft. 0 7 3 1 LITTLE HAVANA 309 J1 115 NW SOUTH RIVER DR RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 7 0.01 182.80 182.79 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 7 1,468 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 7 Transmission Requirement, gpd 1,212 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 7 8 800 792 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 7 1 B B OK NOTES: 1. Permit far sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority Department (WASA). Excess capacity, If any, Is currently not known. Resldcted 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 the adequated services and amenities exist in the adjacent area to accommodate the needs of potential residents:transito y residential facilities such as hotel and motels; general office use; clinics and laboratories; as well as commercial activities that generally serve the daily retailing and service needs of the public, and often located along arterial or collector roadway, which Include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and cares, general entertainment facilities, private dupes and recreation facililles,major sports and exhibition nr entertainment facilities and other commercial activities whose scale and land use impacts are similar In nature of those uses described above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permisslble. Allow a maximum lot floor ratio FLRI of 7.0 times the net lot area of the subiect property: such FLR m y be incre ased noon compliance with the detail provisions of the applicable land development regUletionshowever. Fl R may not exceed a total FLR of 11.0 limes the net lot area of the subbed uroeetty, Properties designated as Restricted Commercial in the Urban Central Business District and nuenavisla Yards regional Activity Center allow a maximum floor area lot ratio (FLRI of 37.0 times the net tit area of the suaecl 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.