HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1421 NW 61 STREET
Application No. 09-10
File ID 08-00680lu
REQUEST
The proposal is for a change to the 2020 Future Land Use Map of the Miami Comprehensive
Neighborhood Plan from "Parks" to "Medium Density Multifamily Residential". (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."
Public Parks and Recreation: The primary intent of this land use classification 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
determined that conducting such commercial photography will not endanger significant
environmental features within the area. [Added 3/23/99 by Ordinance 11782.]
Medium Density Multifamily Residential: 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 main-
tenance 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 in-
cluding drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applica-
ble 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).
DISCUSSION
The subject area consists of one parcel comprising approximately 0.12 acres. The parcel fronts
NW 61St Street and is located within the block bounded by NW 62nd Street to the north, NW 61St
Street to the south, NW 14th Avenue to the east and NW 15th Avenue to the west. The site is
currently designated "Recreation". The subject site is in the Model City area.
ANALYSIS
The Planning Department is recommending APPROVAL of the application as presented
based on the following findings:
• A "Medium Density Multifamily Residential' designation for this property is consistent
with the uses in the vicinity. Currently Medium Density Multifamily Residential uses are
located to the West, East, and South of the property. "Recreation" is located to North.
• A "Medium Density Multifamily Residential' designation for this property will allow for the
south half of the block bounded by 61St street to the south, by NW 14th Avenue to the
east, by NW 15th Avenue to the west and NW 62nd Street to the north to be developed
with a residential use.
• A change in use to "Medium Density Multifamily Residential' will not disrupt the integrity
of the existing park to the north of the subject property.
• The proposed decreased in park designation area 0.12 acres is small. Sizable park
space exists to the north of the subject property.
• Land Use Goal LU -1 (5) promotes the efficient use of land and minimizes land use
conflicts. A change to "Medium Density Multifamily Residential' is a logical extension of
that category at this location consolidating the residential use enhancing its residential
potential.
• 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.
• Objective HO -1.1: Provides and/or encourages a local regulatory, investment, and
neighborhood environment that will assist the private sector in increasing the stock of af-
fordable housing for all income levels, including extremely low, very low-, low -and mod-
erate- —income (in accordance with the current standards and regulations of HUD and
the State of Florida), within the City by at least 10 percent by 2010.
2
• Policy HO -1.1.8: Through the land development regulations, the City will protect existing
viable neighborhoods in those areas suitable for housing and, where appropriate, en-
hance them in a manner compatible with their existing character.
These findings support the position that the Future Land Use Map at this location should be
changed.
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
Proposal No 08-00680lu IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 09/02/2009 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant City of Miami
RECREATION AND OPEN SPACE
Population Increment, Residents
20
Address: City
Space Requirement, acres
0.03
Boundary Streets: North: NW 62 ST East: NW 14 AV
Excess Capacity Before Change
182.80
South: NW 61 ST West: NW 15 AV
Excess Capacity After Change
182,77
Proposed Change: From: Parks
Concurrency Checkoff
OK
To; Medium Density Multifamily Residential
Existing Designation, Maximum Land Use Intensity
POTABLE WATER TRANSMISSION
Residential 0.1200 acres @ 0 DU/acre 0 DU's
Population Increment, Residents
20
Peak Hour Person -Trip Generation, Residential 0
Transmission Requirement, gpd
4,490
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 0.1200 acres @ 65 DU/acre 8 DU's
SANITARY SEWER TRANSMISSION
Peak Hour Person -Trip Generation, Residential 6
Population Increment, Residents
20
Other sq.ft. @ FAR 0 sq.ft.
Transmission Requirement, gpd
3,709
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 20
Dwelling Units 8
STORM SEWER CAPACITY
Peak Hour Person -Trips 6
Exfiltration System Before Change
On-site
Exfiltration System After Change
On-site
Planning District MODEL CITY
Concurrency Checkoff
OK
County Wastewater Collection Zone 322
Drainage Subcatchment Basin A4
SOLID WASTE COLLECTION
Solid Waste Collection Route 8
Population Increment, Residents
20
Transportation Corridor Name NW 62 ST
Solid Waste Generation, tons/year
26
Excess Capacity Before Change
800
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Excess Capacity After Change
774
Concurrency Checkoff
OK
Land Use Policy 1,1.1
CIE Policy 1.2.3
TRAFFIC CIRCULATION
Population Increment, Residents
20
Peak -Hour Person -Trip Generation
6
LOS Before Change
B
LOS After Change
B
Concurrency Checkoff
OK
NOTES
ASSUMPTIONS AND COMMENTS
1. Permit for sanitary sewer connection must be issued by
Population Increment Is assumed to be all new residents. Peak -period trip
Metro -Dade Water and Sewer Authority Department (WASA).
generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average
Excess capacity, if any, is currently not known
occupancy for private passenger vehicles. Transportation Corridor capacities and
LOS are from Table PT -2(R1), Transportation Corridors report.
Medium Densely Multifamily Residential: Areas designated as "Medium Density. Multifamily Residential' allow
Potable water and wastewater transmission capacities are in accordance with
residential structures to a maximum density of 65 dwelling units per acre subject to the detailed provisions of the
Metro -Dade County staled capacities and are assumed correct Service
connections to water and sewer mains are assumed to be of adequate size; if not,
applicable land development regulations and the montenance of required levels of services for facilities and services
new connections are to be installed at owners expense.
Included in the citys adopted concurrency management regtdrements. Supporting services such as community.
Recreation/Open Space acreage requirements are
assumed with proposed
based residential ladlilies (i4 clients or less, not including drug, alcohol or coaectional rehabilitation facilities)change
made.
(15-50 dients) and day care centers for children and adults may be permissible in suitable localions.
Permissible uses within medium density multifamily areas also include commercial activities (hat are Intended to serve
the retailing and personal services needs of the building or building complex, small scats 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 secandaryschools, and accessary 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
I listorical 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 (or said uses shall be restricted to those of the contributing
structumis).
CM 1 IN 03/13/90