Loading...
HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoANALYSIS FOR LAND USE CHANGE REQUEST Approximately 180 Northeast 50;'' Street File ID 13-O0865Iu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan at the above mentioned location from "Medium Density Multifamily Residential" to "Medium Density 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 "Medium Density Multifamily Residential" future land use category allows 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 maintenance of required levels of ser- vice for facilities and services included in the City's adopted concurrency management require- ments. Supporting services such as community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to ap- plicable state law; community -based residential facilities (15-50 clients) and day care cen- ters 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 build- ing complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required lev- els of service for such uses, places of worship, primary and secondary schools, and acces- sory 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 loca- tions within medium density multifamily residential areas, pursuant to applicable land devel- opment 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 struc- ture(s). The "Medium Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Medium Density Multi- family Residential" subject to the same limiting conditions; transitory residential facilities such as hotels and motels. This category also allows general office use, clinics and labora- tories, auditoriums, libraries, convention facilities, places of worship, and primary and sec- ondary schools. Also allowed are commercial activities that generally serve the daily retail- ing 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, sa- loons and cafes, general entertainment Facilities, private clubs and recreation facilities, ma- jor 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 cate- gory also includes commercial marinas and living quarters an 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. DISCUSSION The subject area consists of one parcel comprising approximately 0.158 acres. The parcel is located in the northeastern area of the block that bounded by NE 2rd Avenue on the east, NE 49th Street on the south, NE 1st Avenue on the west, and NE 50 h Street on the north. The site and the area to the north, west, and south are currently designated "Medium Density Multifamily Residential". The area to the east directly along the NE 2nd Avenue corridor is designated "Restricted Commercial". The subject site is in the LITTLE HAITI NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: There is an established and stable residential neighborhood to the north, south, and west. • A land use change at this location may set a negative precedent and create a "domino effect" in regards to future land use change applications throughout this neighborhood. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Medium Density Multifamily Residential" land use category allows residential structures up to a maximum density of 65 dwelling units per acre. The requested "Medium Density Restricted Commercial" designation does not amend the maximum permitted density. • 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. The "Medium Density Restricted Commercial" category is not appropriate for in the proposed location as it would allow for uses into a stable residential neighborhood that could potential reduce the quality of life for the area's residents. Commercial uses should be limited to the commercial corridor along NE gnu Avenue in order to minimize conflicts. 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_ A change to "Medium Density Restricted Commercial" allows for the encroachment of incompatible commercial land uses into a stable residential neighborhood. • MCNP Housing Policy HO-1.1.7, states the City will continue to control, through restrictions in the City's development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. A change to "Medium Density Restricted Commercial" would allow for large and intense commercial us- es that have the potential to negatively impact the surrounding areas. • MCNP Housing Policy HO-1.1.8 states that through land development regulations, the City will protect and enhance existing viable neighborhoods in those areas suitable for housing. Allowing for commercial uses in this viable residential neighborhood would reduce the amount space dedicated to housing. ▪ 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. See attached concurrency analyses. • The analysis is NOT based on a proposed project. The highest potential use is being considered. The approved Miami 21 zoning designation on this parcel is T4-R "General Urban — Restricted". The proposed Miami 21 zoning designation is T4-L "General Urban — Limited". These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. 3 Proposal No 13-008651u 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 Ben Fernandez, Esq., on behalf of Douglas Gardens Holding Corp. Address: 180 NE 50 ST Boundary Streets: North: NE 50 ST East: NE 2 AV South: NE 49 ST West° NE 1 AV Proposed Change: From Medium Density Multifamily Residential To: Medium Density Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1580 acres C 65 DUiacre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.1580 acres t 65 DUiacre Peak Hour Person -Trip Generation, Residential Other sq.ft. t 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 10 DU's 7 0 sq.ft. 10 DUs 7 0 sq.ft. 0 0 0 0 LITTLE HAITI 308 E2 109 NE 2 AV RECREATION AND OPEN SPACE Population Increment, Residents Park Within 10 Minute Barrier -Free Walk % Population Outside of Barrier Free Walk A Excess Capacity After Change Concurrency Checkoff 0 Yes NIA NIA OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1, See Note 1, WASD Permit Required SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1. See Note 1, WASD 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 LtJ-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 0 0 800 800 OK TRAFFIC CIRCULATION Population increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 B B OK NOTES' 1. Permit for unitary sewer oeneecllon must be Issued by Miami Dade Wallet and Sewn Authonty Dr:partmen1{WAS01 Excess capacity 41 any. Is currernlly not known. ItAea.,m rkntby RoWtrtad Lpaincee t Moo eras (except rrcee rnccenel10 a maxim ee aeneite cruavalent to 'Modem Denemv Muhlionuly Residential' subject to the same Wiling conditions' tral teudenllel leriites a'xh as hoteh Indtrmk10,general ogee bre; blinkr alas iaborib wr calnlxk1a ree1Oae Ihol genmtky serve ire daily r&sing and terssce meds o11he pu1c, i pically ragenng eery as ass by personal moo, and ollan located along arterial m rolls for roadways which includegeneral retailing, personal end professional services, coal asters, banking, restaurants, saloon' and cares, general entertainment facilldea, private debar and recreation facilities,. a+,Jor srwres and exhibition or entertainment lacilalae aid other aommacalela0tlydle5 whose scale ao,I land use impact- ate similar in nature of those uses ddaddbod above, auditoriums, libraries. aanyantign lnoillrias, placua of warkahlp, and primary and secondary belled:, .THIS category also irtoludes wnenenclal marinas and living quo Rare on vessels os txrnisstble. y]Ilow MBA beige 7 stories (heaths on to 25 f1 nor the q round boor and up to 17 Ft for each addhional boar CM 1 IN 03/13/90 ry 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 staled capacities and are assumed correct Service connections to water and sewer mains are assumed la be of adequate size: if not, new connections are to be installed at owner's expanse. RecrealioniOpen Space acreage requirements are assumed with proposed change made NE MIAMI PL FUTURE LAND USE MAP (EXISTING) co NE NE 50TH TER Single Family - Residential Medium Density ultifamily Residential NE 50 HT S 0 150 300 600 Feet 1 1 I NE2NDAV Restricted Commercial NE 2ND CT j Medium Density Multifamily Residential Major Inst, Public Facilities, NE 48TH TER Sing e Family - Residential NE 48TH ST ADDRESS:180 NE 50 ST NE MIAMI PL FUTURE LAND USE MAP (PROPOSED) I Single Family 0 150 300 Medium Density Restricted ommercia NE 50TH Sr I NE 9TH ST cE 600 Feet 1 NE 2ND AV NE 2ND CT Medium Density Multifamily Residential Major Inst, Public Facilities, NE 48TH TER Sing e Family, - Residential, NE 48TH ST r ADDRESS:180 NE 50 ST 0 150 300 1 1 600 Feet _J ADDRESS:180 NE 50 ST Miami Planning, Zoning and Appeals Board Resolution: PZAB-R-13-054 File ID 13-00865Iu October 16, 2013 Item PZAB.5 Ms. Maria Lievano-Cruz offered the following resolution and moved its adoption: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL TO THE MIAMI CITY COMMISSION, AMENDING THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO SECTION 163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTIES AT APPROXIMATELY 180 NORTHEAST 50TH STREET, MIAMI, FLORIDA, FROM "MEDIUM DENSITY MULTIFAMILY RESIDENTIAL" TO "MEDIUM DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE. Upon being seconded by Ms. Jennifer Ocana Barnes, the motion passed and was adopted by a vote of 5-2: Ms. Jennifer Ocana Barnes Yes Mr. Chris Collins Yes Ms. Maria Lievano-Cruz Yes Mr. Charles A. Garavaglia No Mr. Charles A. Gibson Absent Ms. Maria Beatriz Gutierrez Absent Mr. Ernest Martin Absent Mr. Daniel Milian No Mr. Juvenal Pina Absent Ms. Janice I. Tarbert Yes Ms. Melody L. Torrens Yes Mr. David H. Young Absent Francisco Gatcia, Director Planning and Zoning Department STATE OF FLORIDA COUNTY OF MIAMI-DADE Personally appeared before me, the undersigned authority, Anel Rodriguez, Clerk of the Planning, Zoning and Appeals Board of the City of Miami, Florida, and acknowledges that he executed the foregoing Resolution. SWORN AND SUBSCRIBED BEFORE ME THIS ' } DAY OF VC-Yes-Sc Print Notary Name Personally know or Produced I.D. Type and number of I.D. produced Did take an oath or Did not take an oath 0 ! y 4y• , 2413. 4161 Notary Public State of Florida My Commission Expires: VANESSA TAWILLO MY COMMISSION EE 105250 EXPIRES: July 11, 2015 9onded Thru Notary Public Underwr$ers