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HomeMy WebLinkAboutAnalysis & MapsANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 20 Southeast 10th Street File ID 06-006131u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Public Parks and Recreation" 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 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." 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. 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. 1 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, columns and other features, and parking and loading areas, and excluding only open air corri- dors, porches, balconies and roof areas. DISCUSSION The subject area consists of approximately 0.069 acres that make up the northeastern 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 since a companion amendment protects approximately 0.071 acres of park land on the same block while this amendment converts only 0.069 acres to "Restricted Commercial". 2 • 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. This amendment will allow for a more efficient use of the parcel thus allowing 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 surrounded by high intensity development so there will be no land use conflicts. 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. This amendment will increase the potential to develop an urban residential base and expand the role of Downtown as an international commerce center by making the development of the site more efficient. • 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 the City of Miami Biscayne Brickell Trolley Route, 4 Metrobus routes, and the Brickell Key Shuttle. It is in close proximity to the Brickell Metrorail, Metromover, and Bus Transfer Stations. 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. 3 • 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 this amendment. The site is served by public transportation and can support very high densities. • 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. • 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 LOS requirements. • The Miami 21 zoning designation currently approved for the site is CS — "Civic Space". The proposed designation is T6-48B-O — "Urban Core". These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. 4 Proposal No 06-006131u Date: 9/21 /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: 20 SE 10 ST Boundary Streets: North: SE 10 ST East; SE 1 AV South: SE 11 ST West: S MIAMI AV Proposed Change: From: Public Parks and Recreation To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.0700 acres ig 0 DU/acre 0 DU's Peak Hour Person -Trip Generation, Residential 0 Other sq.ft. @ FAR 0 sq,ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.0700 acres @ 500 DUlacre Peak Hour Person -Trip Generation, Residential Other sq.tt. (42 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 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 12 182.80 182.68 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Betore 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_ ConcurrencyCheckoff WASA Permit Required STORM SEWER CAPACITY Exfittration System Betore Change Exilltration 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, tonsiyear E.xcess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 90 115 800 685 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff NOTES: 1. Permit far sanrlary sewer dormeoltort mual be Issues or weird Darla water ann Sewer A Frrorrry t7epartrwe14 tMASA) Excess Wpardty. If arty. IS aWreddh nos known. Reetnaed Cammerca.l: AYow rendankd user (euo.pr raeay rrnaoru) Ipa m.wr,ue derrery eqw a sal 'MO DMAN 1441414404 Reederwl%' wrbe5t la the Fyne !smog conddeert¢: Val &lira, included n the'Oliede' dedin•tion es aft ee ag well Arstnmmerag er_le000 Selgeeeeiy eerie Pe defy relating and Serwe, ae,d1,, dine perk grpicathe reguirled easy access byperarnd aura. end !Alen recaeerf agog Meng eacneerler megprye, ■lkii include: sewer!r re14,6n1 Per!I end pmlgeypnel aemoes. rail ealele. banking e w oawr !Inward .ere , rostehrenS , Salome and aloe. gonerel Wightanoint Ieolieeh pr eeIeuaea end reassign r8cilllles. moor apanE snd exhierlion er enlertetn meat fachireaS and Other' comrrrerclAl 0C100l1e5 wnaee !Care And lend use laminate are similar In nature to those uses described above, places 01 wdrehrp, end Ornery sad secondary sctadols This category also includes commerciai monads end IICOO goaners on vessels es perrnfssible CM_1_1N 03113/90 90 19 B B OK ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents, Peak -period tnp generation Is based on ITE Tnp Generation, 51h Edition el 1.4 ppv average occupancy nor private passenger vehicles. Transportation Corridor capacities and L OS are from Table PT-2(R 1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County staled capacities and are assumed correct, Service connections to water and sewer mains are assumed la be of adequate size; ir not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made FUTURE LAND USE MAP (EXISTING) URBAN AdAO 4.44 Ann. Major Inst, Public Fac, Transp And Utilities 0 150 300 i I 600 Feet Public Parks and Recreation ADDRESS: 20 SE 10 ST FUTURE LAND USE MAP (PROPOSED) PPP 1 A A0011 ei 4,Vr dzid, .reps Toi 0 Major Inst, Public Fac, Transp And Utilities 150 300 600 Feet ADDRESS: 20 SE 10 ST 0 150 300 600 Feet ADDRESS: 20 SE 10 STREET