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HomeMy WebLinkAboutAnalysis & MapsCity of Miami Planning and Zoning Department Division of Land Development ANALYSIS FOR Comprehensive Plan Application PROJECT ADDRESS: 28 NW 30 ST FILE ID: 16-010171u APPLICANT: Steven J. Wernick on behalf of 2994 NMA Gateway LLC COMMISSION DISTRICT: District 5 NET OFFICE: Wynwood/Edgewater LAND USE DESIGNATION: Medium Density Multifamily Residential REQUEST The proposal is for a change to the Future Land Use Map designation of the Miami Comprehensive Neighborhood Plan of 28 NW 30 Street, from "Medium Density Multifamily Residential" to "General Commercial". A complete legal description of the properties is on file at the Hearing Boards Office. Aerial view of subject site (outlined in red) 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." 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 maintenance 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 including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable 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). Areas designated as "General Commercial" allow all activities included in the "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 Tots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, Tight 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 File Id. 16-01O17LU Page 2 of 6 services included in the City's adopted concurrency management requirements. DISCUSSION The subject area consists of one (1) parcel comprising approximately 0.16 acres. The parcel is located on the south side of NW 30 ST, on a block bounded by NW 30 ST an the north, N Miami AV on the east, NW 29 ST on the south, and NW 1 AV on the west. Fife Id. 16-01017LU Page 3 of 6 FUTURE LAND USE MAP (EXISTING) 16-010171u 105 210 1 420 Feet ADDRESS: 20 MN 30 ST There are two higher density activity centers that concern this area, one to the east, Midtown Miami, and one to the south, the NRD-1. Midtown Miami is designated "Restricted Commercial" and the NRD-1 is designated "General Commercial." EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION ZONING Subject Pr©pertV: Subject Property: File Id. 16-01017LU Page 4 of 6 Medium Density Multifamily Residential T5-O (Urban Center Transect -Open) Maximum of 65 D.U. per acre Surrounding Properties NORTH: Medium Density Multifamily Residential Maximum of 65 D.U. per acre SOUTH: General Commercial Maximum of 150 D.U. per acre EAST: General Commercial Maximum of 150 D.U. per acre WEST: Medium Density Multifamily Residential Maximum of 65 D.U. per acre ANALYSIS T4-R (General Urban Transect - Restricted) T6-8-O/NRD-1 (Urban Core Transect Open/Neighborhood Revitalization District ) T5-O (Urban Center Transect-Open) T5-O (Urban Center Transect-Open) • This item has a companion zoning change, 16-01017zc, requesting a change from T5-O "Urban Center - Open" to T6-8-O "Urban Core — Open". • The existing character and density of the area to the north and west are currently consistent with Medium Density Multifamily Residential and proximate lower density residential areas. • There are two activity centers with the higher density "Restricted Commercial" and "General Commercial" designations to the east and south, which follow logical transitions between land uses and intensities. This proposed change would begin a higher density and intensity encroachment outward from these already established activity centers.. • 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 in this area. • Land Use Policy LU-1.1.3 provides for the protection of all areas of the city from (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities. The proposed change presents an intrusion of density and height into an area that reflects an existing, ideal transition of density and height. • The analysis is NOT based on a proposed project. The highest potential use is being considered. File Id. 16-01017LU Page 5 of 6 NW 30TH ST lI I, En Ij Commercial Existing FLUM above (site outlined in heavy black line) Proposed FLUM above (site outline in heavy black line) RECOMMENDATION Based on the aforementioned findings, the Planning Department is recommending Denial of the request to amendment the FLUM designation of 28 NW 30 ST from "Medium Density Multifamily Residential" to "General Commercial' as presented based on the following findings: These findings support the position that the Future Land Use Map at this location and for this neighborhood should not be changed to the proposed designation. -d cq ell EI s Acti g C ief of Land Development J. Eisenberg Fite Id. 16-01017LU Page 6 of 6 FUTURE LAND USE MAP (EXISTING) 16-01017Iu Duplex - Residential NW31STST Low Density Restricted Commercial Medium Density Multifamily Residential NW 30TH ST NW 29TH ST Restricted Commercial General NE,29TH'ST NE 28TH ST 0 105 210 I i I 420 Feet ADDRESS: 28 NW 30 ST FUTURE LAND USE MAP (PROPOSED) 16-01017Iu Duplex - Residential NW31STST Low Density Restricted Commercial Medium Density Multifamily Residential NW 30TH ST NW 29TH ST Restricted Commercial General NE,29TH'ST NE 28TH ST 0 105 210 I i I 420 Feet ADDRESS: 28 NW 30 ST 0 80 160 I I I 320 Feet AERIAL 16-01017Iu ..hatar Ge graphics, ®NES/Airbus'DS, IRIDE§ isstop iand.fh @IS ADDRESS: 28 NW 30 ST A NW 30TH ST NW 29TH ST 2 z z NE 29TH ST-