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HomeMy WebLinkAboutAnalysis, Maps & PicturesANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 1001 South Miami Avenue File ID 06-006131u1 REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Restricted Commercial" to "Public Parks and Recreation". (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 "Restricted Commercial" designation allows residential uses (except rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" (500 Dwelling Units per Acre within the Brickell Residential Density Increase Area) subject to the same limiting condi- tions and a finding by the Planning Director that the proposed site's proximity to other residen- tially zoned property makes it a logical extension or continuation of existing residential devel- opment 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, conven- tion facilities, places of worship, and primary and secondary schools. Also allowed are commer- cial 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 de- scribed above. 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" 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 allows 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 pe- rimeter of the outside walls of the building including hallways, stairs, closets, thickness of walls, 1 columns and other features, and parking and loading areas, and excluding only open air corri- dors, porches, balconies and roof areas. The "Public Parks and Recreation" designation's primary intent is 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 conces- sion stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and ma- rina facilities and other facilities supporting passive and active recreational and cultural uses. Lands under this designation with specific qualities that make them desirable for commercial photography shall be allowed to be used in this manner conditionally, and only when it is deter- mined that conducting such commercial photography will not endanger significant environmen- tal features within the area. DISCUSSION The subject area consists of approximately 0.071 acres that make up the southernmost portion of a parcel that is located on the triangular block bounded by SE 10th Street to the north, S Miami Avenue to the west, SE 1st Avenue (Brickell Plaza) to the east, and approximately SE 12th Street to the south. The site and the surrounding areas are currently designated "Restricted Commercial" with an "Urban Central Business District" and "Brickell Residential Density Increase Area" overlay. The subject site is in the DOWNTOWN/BRICKELL NET area. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • Policy PR-2.1.1 establishes that the City has a no -net -loss policy for public park land and will adopt procedures to this effect for park land in the City Zoning Ordinances, as described in the 2007 Parks and Public Spaces Master Plan. These will allow only recreation and cultural facilities to be built on park land, will limit building footprint on any such land, will require that conversion of park land for any other purposes be subject to public procedures, and replace the converted park land with land similar in park, recreation or conservation value in terms of usefulness and location. This amendment complies with this policy by converting approximately 0.071 acres to park land while a companion amendment seeks to convert only 0.069 acres of park land to "Restricted Commercial". 2 • Policy PR-1.1.2 states that the City will focus on park land acquisition according to the following priorities that emerged from community preferences during the 2007 Parks Master Plan process: land with water views and/or water access; land for "walk -to" parks, including neighborhood parks, in underserved areas of the City identified in Citywide and NET -area maps in the 2007 Parks Master Plan and any subsequent updates to these maps; land to expand destination and community parks; land for expansion or creation of linear park segments. Information on target priorities and target areas for new parks will be disseminated to all relevant City departments to enhance the potential for parkland acquisition in conjunction with infrastructure and other projects. Ideally, new parks should be at least one acre in size, but smaller areas may be suitable, depending on the surroundings and proposed uses. This park will provide more amenities and slightly more land than the one it is replacing on the northern edge of the parcel for this underserved neighborhood. • There are established residential condominiums with retail at the ground level surrounding the site. • The "Public Parks and Recreation" designation is compatible with residential and commercial uses of all densities and intensities. • MCNP Land Use Goal LU-1(1) encourages a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods and (5) promotes the efficient use of land and minimizes land use conflicts. This amendment will enhance the quality of life to the surrounding neighborhoods by providing a park space that is more accessable than the current neighborhood park. • The 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 Improvement Element. This Future Land Use amendment will maintain Parks and Open Space LOS requirements. • Because this proposal is reducing the potential for residential density to "0" dwelling units per acre, a school concurrency analysis is not required. • The Miami 21 zoning designation currently approved on the site is T6-48B-O — "Urban Core". The proposed designation is CS — "Civic Space". These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. 3 Proposal No 06-006131u1 Dale: 9121/2012 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 Iris Escarra as attorney on behalf of Brickell Flat Iron LLC as applicant & City of Miami municipal company. Address: 1001 S MIAMI AV Boundary Streets: North: SE 11 ST East: SE 1 AV South: SE 12 ST West S MIAMI AV Proposed Change: From: Restricted Commercial To: Public Parks and Recreation Existing Designation, Maximum Land Use Intensity Residential 0.0700 acres 500 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 0.0700 acres 0 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. [a$ 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 35 DU's 19 0 sq.ft. 0 DU's 0 0 sq.tt. 0 -90 -35 -19 DOWNTOWN 309 K1 218 BRICKELL AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff - 90 -0.12 182,80 182,92 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff - 90 -20,149 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents -90 Transmission Requirement, gpd -16,641 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required 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 C1-1.2 Capital Improvements Policy 1 2.3 a - g (See attachment 1) STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff -90 -115 800 915 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrent, Checkoff - 90 -19 B a OK NOTES: I. Perron for sanitary sewer connection mum be issued by Metro Dade water and Sewer Authsnty Depanmem MASAI, Excaee capacity_ if arty_ is currently not Known ianc Ports srd necmer rn Thy primary mien! of MI6 Iane/ use cleSSifir9lien is to pulsar,* aped space and green spaces et a perk while allowing eceees and urea which wki rid rnlerfere wdh the preaeryalipn et any 3igelficanl ertVlrenmeMal Inalutes lateen may eels{ %Wien the park This tend use detl+gnatlen allows only Open space and pope uses Wrlh recreational and cuItulai uteS where the total building footprints may cover no more than 25%of the park land Sian. Solt h passive ate active recreational uses Shall be permitted including els not limeed to nature trait Inla{prptsne conics, pricnic areas, playgrounds, canoe trails and launch ea. smelt CPnaession *{arils. rest', n,ts, gyms, swimming pools, athletic fields, cultural facilities, marine and manna faolnlea end Otnar lamellas ',pearling passive aria any, recreallonal and CultWat uses. tends under this designation With Specific qualitlec that make them desirable ter rorr,me+Ciel phologlsphy shall en allowed t0 be wen In this manner conditionally, and only when n ie determined that conducting suet cpmmerpal pttatograpty Nnil not endanger srgni rlcanf enveonmental features wilnrn the area. CM_1_IN 03/13/9 ASSUMPTIONS AND COMMENTS Populalion increment is assumed 10 be all new residents. Peak -period lnp generation is based on 1TE Trip Generation. 51h Edition al 1.4 ppv average Occupancy tor private passenger vehicles. Transporlaiion Corridor capacities and LOS are from Table PT-2(R1), Tiensponalion Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County Stated capacities and are assumed correct. Service Connections In water and Sewer mains are assumed to be Of adequate size; If not, new connections are to be installed al owners expense Recreation/Open Space acreage requiremenls are assumed with proposed change made. LEGAL DESCRIPTION TO ACCOMPANY SKETCH A PORTION OF TRACT A'; BRICKELL FLATIRON, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 168 AT PAGE 64 OF THE PUBLIC RECORDS OF MIAMI—DADE COUNTY, FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE MOST NORTHEAST CORNER OF SAID TRACT 'A'; THENCE SOUTH 15 DEGREES 00 MINUTES 00 SECONDS WEST, ALONG THE EAST LINE OF SAID TRACT 'A', FOR A DISTANCE OF 441. 18 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 15 DEGREES 00 MINUTES 00 SECONDS WEST FOR A DISTANCE OF 128.93 FEET TO A POINT OF CURVATURE WITH A CIRCULAR CURVE CONCAVE TO THE NORTH AND HAVING A RADIUS OF 4.00 FEET, THENCE ALONG SAID CURVE TO THE RIGHT FOR AND ARC DISTANCE OF 11.50 FEET THROUGH A CENTRAL ANGLE OF 164 DEGREES 46 MINUTES 45 SECONDS TO A POINT OF TANGENCY; THENCE NORTH 00 MINUTES 13 MINUTES 15 SECONDS WEST, ALONG THE WEST LINE OF SAID TRACT 'A'; FOR A DISTANCE OF 123.36 FEET; THENCE NORTH 89 MINUTES 47 MINUTES 17 SECONDS EAST FOR A DISTANCE OF 41.71 FEET TO THE POINT OF BEGINNING. SAID PARCEL OF LAND CONTAINING 3, 100 SQUARE FEET. LYING AND BEING IN SECTION 39, TOWNSHIP 54 SOUTH, RANGE 41 EAST, CITY OF MIAMI, MIAMI—DADE COUNTY, FLORIDA, NOTES 1) BEARINGS SHOWN HEREON REFER TO AN ASSUMED BEARING OF N 15`00'00" E, ALONG THE MONUMENT . LINE OF S.E 1 sf AVENUE 2) ORDERED BY: REGENTS PARK INVESTMENTS 3) AUTHENTIC COPIES OF THIS SKETCH AND LEGAL DESCRIPTION MUST BEAR THE EMBOSSED SEAL OF THE ATTESTING PROFESSIONAL LAND SURVEYOR. _tr �SefZ61TEZT/2E-__S/2GA/2G/2 U AA0aCG2ZEA, LAND SURVEYORS -ENGINEERS -LAND PLANNERS - 3240 CORPORATE WAY-MIRAMAR, FL 33025 PHONE No.(954)435-7010 FAX No'. (954)438-3288 ORDER NO. 199607 PREPARED UNDER MY SUPERVISION: DATE: FEBRUARY 8, 2011 THIS IS NOT A " BOUNDARY SURVEY" CERTIFICATE OF AUTHORIZATION No. LB-87 MARK STEVEN JOHNSON SEC'Y & TREAS. FLORIDA PROFESSIONAL LAND SURVEYOR No. 4775 REVISIONS SHEET 3 OF 3 SHEETS 'iv', IIgIHX3 0 0 . — R/W D=164'46'45" R= 4.00' A=11.50' -4'1'/EN ED M4P LEGEND: P.8. PC. R SKETCH TO ACCOMPANY LEGAL DESCRIPTION MIAMI BLOCK 8I6S, ( B — 4 1 ) 0 0 0 0 NO0' 13' 15 "W-350.00' 0 0 0 h' NO0' 13' 15 "W-350.00' PROPOSED PARK (3, 100 sq. ff.) EC ocK Too rB_ 44 S 4,0/ 70 r i� 1p 7 .3Jy£�4,6 OFMi / 4M\ E R/W SOUTH MIAMI A VENUE NO0' 13' 15 "W-575. 76' WEST LINE OF TRACT 'A" TRACT 'A BRICKELL FLATIRON (P. B. 168, PG. 64) h �sT � j�, S7S' 0 07 pF T946., sus. w ,4 T A» G.eZL,S o p o p p.44 0,4c N> so ?zzp, O) * DENOTES CENTER LIN DENOTES MONUMENT LINE DENOTES PLAT BOOK DENOTES PAGE DENOTES RADIUS DENOTES CENTRAL ANGLE OR DELTA DENOTES ARC DISTANCE ,---SI GIrESi2E—CS-KA 2 I-2 Q�IA.oeiczlEA, ffne. LAND SURVEYORS -ENGINEERS -LAND PLANNERS - 3240 CORPORATE WAY-MIRAMAR, FL 33025 PHONE No.(954)435-7010 199607 FAX No. (954)438-3288 ORDER NO. PREPARED UNDER MY SUPERVISION: DATE: FEBRUARY 8, 2011 THIS IS NOT A " BOUNDARY SURVEY" CERTIFICATE OF AUTHORIZATION No. L8-87 MARK STEVEN JOHNSON SEC'Y & TREAS. FLORIDA PROFESSIONAL LAND SURVEYOR No. 4775 REVISIONS P.O.C. THE MOST NORTHEAST CORNER OF TRACT "A" SCALE 1 "=40' SHEET 2 OF 3 SHEETS S89'57'05'E-7� FUTURE LAND USE MAP (EXISTING) Major Inst, Public Facilities Transp&Util 111 Brickell,RDIA Po Po 500 its/ac r Adtd Ador 0 150 300 i I 600 Feet ADDRESS: 1001 S MIAMI AV FUTURE LAND USE MAP (PROPOSED) DISjTRICT Major n st, Public Facilities Transp&UtiI AA I* 14,0001" - pi* • Brickell'RDIA IP," il ii 5/ 0-Unitsac Amur' loArr11001 AAA A01 , 0 150 300 600 Feet ADDRESS: 1001 S MIAMI AV 0 150 300 600 Feet ADDRESS: 1001 S MIAMI AV i