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HomeMy WebLinkAboutAnalysisANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 2700 NW 2nd Avenue & 235 NW 27th Street File ID 13-008671u REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of certain properties from "Medium Density Restricted Commercial" and "Light Industrial" to "General 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 "Medium Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multifamily Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. Also allowed are commercial 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 described above. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Medium Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. The primary intent of the "Light Industrial (LI)" land use classification is to allow mixed use development within this land use classification, and further, to facilitate the ability of developing a mixed occupancy within a unit in which more than one type of use is provided under Live/Work or Work/Live zoning districts of the City's land development regulations. Areas designated as "Light Industrial" allow all activities included in the "Restricted Commercial" and "General 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 general commercial areas. These commercial activities (be- yond those permitted in the "Restricted Commercial" and "General Commercial" designations) include retailing of second hand items, new and used vehicle sales, parking lots and garages, wholesaling, warehousing, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. This category also allows commercial marinas and living quarters on vessels for transients. This land use category shall not permit storing, packaging, handling, processing or distribution of ex- plosive, flammable or otherwise hazardous materials; scrap yards; and health clinics. 1 The hazard level of an activity shall be one of the determining factors as to whether that activity shall be permissible within a Light Industrial district; the detailed provisions of the applicable land development regulations shall prohibit high-level hazard activities within live/work devel- opments. Areas designated as "Light Industrial" allow residential uses to a maximum density of 36 dwell- ing units per acre, and the nonresidential portions of developments within areas designated as "Light Industrial" allow a maximum floor lot ratio (FLR) of 10.0 times the net lot area of the sub- ject 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 ser- vices included in the City's adopted concurrency management requirements. The "General Commercial" future land use categories allows all activities included in the "Re- stricted Commercial" designations, as well as wholesaling and distribution activities that gener- ally 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 de- scribed above. Multifamily residential structures of a density equal to High Density Multifamily Residential are allowed, subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General Commercial" 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 de- velopment regulations; however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties designated as "General Commercial" in the Urban Central Busi- ness District and Buena Vista Yards Regional Activity Center allow 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 ser- vices included in the City's adopted concurrency management requirements. DISCUSSION The subject area consists of two parcels comprising approximately 0.745 acres. This site is located on the block bounded by NW 27th Street on the south, NW 3rd Avenue on the west, NW 27th Terrace on the north, and NW 2nd Avenue on the east. The eastern portion of the site and the areas to the north and south of the portion along the NW 2nd Avenue corridor are designated "Medium Density Restricted Commercial"; the area on the east side of NW 2nd Avenue is designated "General Commercial"; the western portion of the site and the areas to west are designated "Light Industrial". The subject site is in the WYNWOOD/EDGEWATER NET area. ANALYSIS 2 The Planning Department is recommending APPROVAL of the amendment as presented with the voluntary covenant proffered by the applicant based on the following findings: • The applicant proffered a voluntary covenant which limits the height of development to eight (8) stories. • 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 increase conflicts because the proposed designation will allow for structures that are out of scale with the surrounding neighborhood; however the voluntary covenant addresses this concern by limiting the maximum height. • MCNP Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. The "General Commercial" category allows for residential uses that could be of a much greater height than the surrounding areas; however the voluntary covenant addresses this concern by limiting the maximum height. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Medium Density Restricted Commercial" future land use category allows residential structures up to a maximum of 65 dwelling units per acre. The requested "General Commercial" designation allows density equivalent to "High Density Multifamily Residential" or 150 dwelling units per acre. The density is consistent with maximum density permitted in the areas immediately to the east. • Land Use 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. The uses allowed in the "General Commercial" category have fewer potential adverse impacts than the existing "Light Industrial" designation. • 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 Improvements Element. • The analysis is NOT based on a proposed project. The highest potential use is being considered. • The Miami 21 zoning designation currently approved on this parcel is T5-O — "Urban Center" and D1 — "District 1". The proposed designation is T6-8-O — "Urban Core". These findings support the position that the Future Land Use Map at this location and for this neighborhood SHOULD be changed. 3 Proposal Nc 13-008671u Date: 09/18/13 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 Steven J. Wernick, Esq., on behalf of G40, LLC Address: 2700 NW 2 AV Boundary Streets: North: NW 27 TER East: NW 2 AV South: NW 27 ST West: NW 3 AV Proposed Change: From: Medium Density Restricted Commercial To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.3454 acres @ 65 DU/acre 22 DU's Peak Hour Person -Trip Generation, Residential 15 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.3454 acres @ 150 DU/acre 52 DU's Peak Hour Person -Trip Generation, Residential 27 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 75 Dwelling Units 29 Peak Hour Person -Trips 13 Planning District Wynwood/Edgewater County Wastewater Collection Zone 308 Drainage Subcatchment Basin H1 Solid Waste Collection Route 110 Transportation Corridor Name NW 2 AV RECREATION AND OPEN SPACE Population Increment, Residents 75 Park Within 10 Minute Barrier -Free Walk Yes % Population Outside of Barrier Free Walk P N/A Excess Capacity After Change N/A Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 75 Transmission Requirement, gpd 11,694 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required SANITARY SEWER TRANSMISSION Population Increment, Residents 75 Transmission Requirement, gpd 10,638 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 75 Solid Waste Generation, tons/year 97 Excess Capacity Before Change 800 Excess Capacity After Change 703 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 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 TRAFFIC CIRCULATION Population Increment, Residents 75 Peak -Hour Person -Trip Generation 13 LOS Before Change C LOS After Change C Concurrency Checkoff OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department. (WASH) Excess capacity, if any, is currently not known uenerai commercm: Areas cesignacec as uenerai commerciar avow an acavmes incmcec in me "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 High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General Commercial" 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 "General Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow 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. nnn 1 IN n';/11/an ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE TripGeneration, 5th Edition at 1.4 ppv average g 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. Proposal Nc 13-008671u Date: 09/18/13 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 Steven J. Wernick, Esq., on behalf of G40, LLC Address: 235 NW 27 ST Boundary Streets: North: NW 27 TER East: NW 2 AV South: NW 27 ST West: NW 3 AV Proposed Change: From: Light Industrial To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.3693 acres @ 36 DU/acre 13 DU's Peak Hour Person -Trip Generation, Residential 10 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.3693 acres @ 150 DU/acre 55 DU's Peak Hour Person -Trip Generation, Residential 29 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 108 Dwelling Units 42 Peak Hour Person -Trips 19 Planning District Wynwood/Edgewater County Wastewater Collection Zone 308 Drainage Subcatchment Basin H1 Solid Waste Collection Route 110 Transportation Corridor Name N MIAMI AV RECREATION AND OPEN SPACE Population Increment, Residents 108 Park Within 10 Minute Barrier -Free Walk Yes % Population Outside of Barrier Free Walk P N/A Excess Capacity After Change N/A Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 108 Transmission Requirement, gpd 16,769 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required SANITARY SEWER TRANSMISSION Population Increment, Residents 108 Transmission Requirement, gpd 15,255 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASD Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 108 Solid Waste Generation, tons/year 138 Excess Capacity Before Change 800 Excess Capacity After Change 662 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 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 TRAFFIC CIRCULATION Population Increment, Residents 108 Peak -Hour Person -Trip Generation 19 LOS Before Change C LOS After Change C Concurrency Checkoff OK NOTES 1. Permit for sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department. (WASD) Excess capacity, if any, is currently not known uenerai commercm: Areas cesignacec as uenerai commerciar avow an acavmes incmcec in me "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 High Density Multifamily Residential, are allowed subject to the detailed provisions of the applicable land development regulations. The nonresidential portions of developments within areas designated as "General Commercial" 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 "General Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow 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. nnn 1 IN n';/11/an ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE TripGeneration, 5th Edition at 1.4 ppv average g 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.