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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 3681 & 3679 SW 261" Street Application No. 09-13 File ID 09-01299lu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Duplex Residential" to "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 "Duplex Residential" land use category 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 ser- vice for facilities and services included in the City's adopted concurrency management require- ments. 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). The "Restricted Commercial" land use category allow residential uses (except rescue mis- sions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximi- ty to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; any activity included in the "Office" designation as well as 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 col- lector roadways, which include: general retailing, personal and professional services, real es- tate, banking and other financial services, restaurants, saloons and cafes, general entertain- ment facilities, private clubs and recreation facilities, major sports and exhibition or entertain- ment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Restricted Commer- cial" 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 ap- plicable land development regulations; however, may not exceed a total FAR of 3.0 times the gross lot area of the subject property. Properties designated as "Restricted Commercial" in the Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maxi- mum floor area ratio (FAR) of 10 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 services included in the City's adopted concurrency management requirements. DISCUSSION The subject area consists of two parcels comprising approximately 0.22 acres. It is located on the south side of the block fronting SW 25th Street. The block is bounded by SW 24th Terrace to the north, SW 36th Avenue to the east, SW 25th Street to the south and SW 37th Avenue to the west. The City of Miami municipal boundary is to the west of SW 37th Avenue. The site is currently designated "Duplex Residential". A "Restricted Commercial" Future Land Use designation is to the west, while "Duplex Residential" Future Land Use is to the north, south and east of the subject property. The subject site is in the CORAL WAY NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: • The property is surrounded on the north, east and south by an established low density residential community. In addition, the character of SW 25th Street in this area is low density residential, specifically "Duplex Residential". • 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. The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Residential" land use category allows residential structures up to two dwelling units each to a maximum density of 18 dwelling units per acre. The requested "Restricted Commercial" designation allows density equivalent to "High Density Multifamily Residential" or to 150 dwelling units per acre. This potential increase in residential density will be out of scale with the established neighborhood. • 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. A change to Restricted Commercial is not a logical extension of that category; "Restricted Commercial" Land Uses would represent a potential intrusion of commercial uses into a low density neighborhood. • 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. • 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. • 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. i4 • 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. • The analysis is NOT based on a proposed project. The highest potential use is being considered. • The proposed Miami 21 FLUM designation for the site is "Duplex Residential'. The Miami 21 zoning designation is T3-0. The surrounding Miami 21 zoning designation is T6-8-0 to the west, while T3-0 designation is to the north, south and east of the subject property. These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed. 3 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 09.13 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 12/2/2009 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant. Jorge A. Lima, Esq. on behalf of Madrid Restaurant, Inc. RECREATION AND OPEN SPACE Population Increment, Residents 75 Address: 3681 & 3679 SW 25 ST Space Requirement, acres 0.10 Boundary Streets: North: SW 24 TER East: SW 36 AV Excess Capacity Before Change 182,80 South: SW 25 ST West: SW 37 AV Excess Capacity After Change 182.70 Proposed Change: From: Duplex Residential Concurrency Checkoff OK To: Restricted Commercial POTABLE WATER TRANSMISSION Existing Designation, Maximum Land Use Intensity Residential 0.2200 acres @ 18 DU/acre 4 DU's Population Increment, Residents 75 Peak Hour Person -Trip Generation, Residential 3 Transmission Requirement, gpd 16,718 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 0.2200 acres @ 150 DU/acre 33 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 17 Population Increment, Residents 75 Other sq.ft. 0 FAR 0 sq,ft. Transmission Requirement, gpd 13,807 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 75 STORM SEWER CAPACITY Dwelling Units 29 Peak Flour Person -Trips 14 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District CORAL WAY Concurrency Checkoff OK County Wastewater Collection Zone 310 Drainage Subcatchment Basin P1 SOLID WASTE COLLECTION Solid Waste Collection Route 208 Population Increment, Residents 75 Transportation Corridor Name SW 37 AV Solid Waste Generation, tons/year 96 Excess Capacity Before Change 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change 704 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 75 Capital Improvements Goal CI -1 Peak -Hour Person -Trip Generation 14 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 (wnsA). Excess capacity, If any, Is currently not known, Population increment is assumed to be all new residents. Peak -period trip Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density equivalent to generation 1s based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and Warn Density Multifamily Reeldential' subject to the same limiting conditions and a finding by the Planning LOS are from Table PT -2(R1), Transportation Corridors report. Director that the proposed site's proximity to other aseldenfieily zoned property makes it a logical extension Potable water and wastewater transmission capacities are in accordance with or continuation of existing residential development and the adequeted services and amenities exist In the 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, adjacent area to accommodate the needs of potential resldents;lmnsitory residential Nettles such as hotel new connections are to be Installed at owner's expense. and motels; general office use; clinics and laboratories; as well as commercial activities that generally serve iha Recreation/Open Space acreage requirements are assumed with proposed daily retailing and service needs of the public, and often located along arterial or collector roadway, which change made. Include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and cafes, general entertainment facilities, private cleans and mueotlon facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use Impacts are similar In nature of those uses described above, auditoriums, libraries, convention facilities, places of workshlp, and primary and secondary schools. This category also Includes commercial marinas and living quarters on vessels as permissible. Allow a maximum lot Door ratio FLRI of 7.0 ureas the net lot area of the sublect propertv such FLR may be intra asr dd upon compliance with the detail provisions of the applicable land development regulations*however. FLR may not exceed a total FLR of 11.0 times the net lot area of the subject property, Prepertles designated as Restricted Commercial in the Urban Central Business District and Buenavlsin Yards regional Activity Cantor _allow a maximum floor area lot ratio (FLRI of 37.0 times the net lot area of the sublecl properly CM 1 IN 03/13/90