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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST 5265 N MIAMI AVENUE Application No. 09-07 File ID 07-00216lu1 REQUEST The proposal is for a change to the 2020 Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Duplex Residential" to ""Major Institutional, Public Facilities, Transportation and Utilities". (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 establishes future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." The "Duplex Residential" designation allows residential structures of up to two dwelling units each to a maximum density of 18 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. Community based residential facilities (14 clients or less, not including drug, alcohol or correc- tional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are al- lowed only in contributing structures within historic sites or historic districts that have been des- ignated by the Historical and Environmental Preservation Board and are in suitable locations within duplex 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). Major Institutional, Public Facilities, Transportation and Utilities: Areas designated as "Ma- jor Institutional, Public Facilities, Transportation and Utilities" allow facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to "High Density Multi- family Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow a maximum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property; such FAR may be increased upon compliance with the detailed provisions of the applicable land de- velopment regulations; however, may not exceed a total FAR of 3.0 times the gross lot area of the subject property, except within the Health / Civic Center District where it may not exceed a total FAR of 3.2 times the gross 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 one parcel comprising approximately 0.136 acres. It is located on the northeast corner of the block fronting N. Miami Avenue to the west and NE 53rd Street to the north. The parcel is additionally located within the block bounded by NE 52nd Terrace to the south and NE Vt Avenue to the east. The site is currently the only designated "Duplex Residential" property within the block. The properties directly adjacent to the subject property on the north and west are designated ""Duplex Residential". The subject site is in the Little Haiti NET area. ANALYSIS The Planning Department is recommending APPROVAL of the application as presented based on the following findings: • The parcel is surrounded on the east and south by a "Major Institutional, Public Facilities, Transportation, and Utilities" future land use. The requested change will allow this property to become compatible and consistent with these surrounding properties on this block. • On July 26th, 2007, the City Commission approved the change to a "Major Institutional, Public Facilities, Transportation and Utilities" designation for the entire block minus the property that is the subject of this application: The ownership is now the same for all the properties on this block. • The parcel is not a part of a Duplex Residential area. Therefore, the requested change does not represent an intrusion of Major Institutional, Public Facilities, Transportation and Utilities uses into the residentially designated area. • The "Duplex Residential" category allows residential structure to a maximum density of 18 dwelling units per acre. The requested "Major Institutional, Public Facilities, Transpor- tation and Utilities" designation at this location allows ancillary Residential facilities to a maximum density equivalent to "High Density Multifamily Residential" or to the least in- tense abutting/adjacent residential zoning district, or at this location to 18 dwelling units per acre. This residential density would be the same as currently allowed. • Land Use Goal LU -1(3) encourages the city to promote and facilitate economic development and the growth of job opportunities in the city. Allowing "Major Institutional, Public Facilities, Transportation and Utilities" to occur on this site will facilitate development of the entire block creating more opportunities for job creation. Furthermore, the site falls within the City's Enterprise Zone. Land Use Goal LU -1 (5) promotes the efficient use of land and minimizes land use conflicts. A change to "Major Institutional, Public Facilities, Transportation and Utilities" is 2 a logical extension of that category at this location and would allow the entire block to be developed under one future land use category. 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. Because the potential residential density at this location will not increase from what is currently allowed, no school concur- rency review is required at this time. These findings support the position that the Future Land Use Map at this location should be changed. 3 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 09-07 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 3/4/2009 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Vicky Garcia -Toledo attorney for Douglas Grdens Holding Corp., Inc. a RECREATION AND OPEN SPACE Florida non -for profit, holding company of Miami Jewish Home & Hospital for the Aged Population Increment, Residents 0 Address: 5265 N Miami Avenue Space Requirement, acres 0.00 Boundary Streets: North: NE 53 ST East: NE 1 AV Excess Capacity Before Change 182.80 South: NE 52 TER West: N MIAMI AV Excess Capacity After Change 182.80 Proposed Change: From: Duplex Residential Concurrency Checkoff OK To: Major Institutional, Public Facilities, Transportation & Utilities POTABLE WATER TRANSMISSION Existing Designation, Maximum Land Use Intensity Residential 0.1360 acres @ 18 DU/acre 2 DU's Population Increment, Residents 0 Peak Hour Person -Trip Generation, Residential 2 Transmission Requirement, gpd 0 Other sq.ft. @ FAR 0 sq.ft. Excess Capacity Before Change >2% above demand Peak Hour Person -Trip Generation, Other Excess Capacity After Change >2% above demand Concurrency Checkoff OK Proposed Designation, Maximum Land Use Intensity Residential 0.1360 acres @ 18 DU/acre 2 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 2 Population Increment, Residents 0 Other sq.ft. @ FAR 0 sq.ft. Transmission Requirement, gpd 0 Peak Hour Person -Trip Generation, Other 0 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Net Increment With Proposed Change: Concurrency Checkoff WASA Permit Required Population 0 STORM SEWER CAPACITY Dwelling Units 0 Peak Hour Person -Trips 0 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District LITTLE HAITI Concurrency Checkoff OK County Wastewater Collection Zone 308 SOLID WASTE COLLECTION Drainage Subcatchment Basin E3 Solid Waste Collection Route 109 Population Increment, Residents 0 Transportation Corridor Name N MIAMI AV Solid Waste Generation, tons/year 0 Excess Capacity Before Change 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change 800 Concurrency Checkoff OK Land Use Goal LU -1 (See attachment 1) TRAFFIC CIRCULATION Land Use Objective LU -1.1 Land Use Policy 1.1.1 Population Increment, Residents 0 Capital Improvements Goal CI -1 Peak -Hour Person -Trip Generation 0 Capital Improvements Objective CI -1.2 LOS Before Change B Capital Improvements Policy 1.2.3 a - g LOS After Change B Concurrency Checkoff OK NOTES: 1. Permit for sanitary sewer connection must be Issued by Metro Dade water and Sewer. Authority ASSUMPTIONS AND COMMENTS Department (WASH). Excess capacity, if any, is currently not known. Population Increment is assumed to be all new residents. Peak -period trip Major Institutional, Public Facilities, Transportation& Nilities allow facilities for federal,, slate and local govern- generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and ment activities, major public or private health, recreational, cultural, religious or educational adivities, and major LOS are from Table PT -2(R1 ), Transportation Corridors report. transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum Potable water and wastewater transmission capacities are in accordance with density equivalent to'Htgh Density Multifamily Residential" or it applicable the least intense abutting/adjacent rest. 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, dentia) zoning distdcl, subject to the same limiting oondUons. Alma a maximum noor area mile (FAR) of T72 ti- new connections are to be Installed at owners expense. mes the gross lot area of the subject property, except within the HeakulCivic Center District where it may not Recreation/Open Space acreage requirements are assumed with proposed exceed a total FAR of 3.2 times the grass lot area of the subject property. All such uses and mixes of uses shall be change made. subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and servces Included in the City's adopted concurrency management requirements. CM-1—IN 03/13/90