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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1730-1742 SW 7th Street. Application No. LU- 2003-0016 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Medium Density Multifamily Residential" to "Restricted Commercial". The subject property consists of two lots facing SW 7th Street. (Complete legal description on file at the Hearing Boards Office). Miami Comprehensive Neighborhood Plan (MCNP) Land Use Policy 1.6.1., established future land use categories according to the Future Land Use Plan Map and the "Interpretation of the Future Land Use Plan Map", The subject property is currently designated "Medium Density Multifamily Residential" and the same designation is to the west and north; to the east and south, there is a "Restricted Commercial land use designation. Medium Density Multifamily Residential: Areas designated as "Medium Density Mul- tifamily Residential" allow residential structures to a maximum density of 65 dwelling units per acre, subject to the detailed provisions of the applicable land development regu- lations and the maintenance of required levels of service for facilities and services in- cluded 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 ac- tivities 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 suit- able 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 con- tributing structure(s). • • Oa "Restricted Commercial": Areas designated as "Restricted Commercial" allow residen- tial uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same limiting conditions; 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 collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, res- taurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major 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, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The Planning and Zoning Department is recommending APPROVAL of the application as presented based on the following findings: • It is found that immediately adjacent to the south and east of the subject properties there is an area designated Restricted Commercial. • It is found that the character of the south side of SW 7th Street is not residential and it is also found that similar petitions have been granted in the past for the south side of SW 7th Street. • It is found that the change to "Restricted Commercial" is a logical extension of that category in order for SW 8th Street to function as a vital neighborhood commercial corridor. • It is found that the change to "Restricted Commercial" is also a logical extension of that category and will allow greater flexibility in developing the property in a manner that will be beneficial to the surrounding area. • It is found that Goal LU-1. the City's promotes and facilitates economic development and the growth of job opportunities in the City. • It is found that Policy LU 1.3.6. the City will continue to encourage a diversification in the mix of d commercial activities. These findings support the position that the existing land use pattern in this neighborhood should be changed. 2 • • • It also should be stated, that whereas MCNP Land Use Policy 1.1.1. requires development or redevelopment, that results in an increase in density or intensity of land use, to be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element (CIE) (CIE Policy 1.2.3.). It is found that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. Proposal No. 03-16 Date: 6/17/03 AMENDMENT INFORMATION CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR CONCURRENCY ANALYSIS Applicant; Gloria M. Velasquez Address: Approximately 1730-1742 SW 7 Street Boundary Streets: North: SW 7 Street East: South: West: Proposed Change: Medium Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0,31 acres © 65 DU/acre Peak Hour Person -Trip Generation, Residential Other 0 sq.ft.© 0 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.31 acres a 150 DU/acre Peak Hour Person -Trip Generation, Residential Other acres 0 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 20 DU's 16 0 sq.ft. 0 47 DU's 23 0 aq.ft. 68 26 7 West Little Havana 309 Q3 23 Flagler RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 68 0.09 182.80 182.71 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 68 15,169 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 68 12,528 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltratlon System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 68 87 800 713 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 68 7 D D OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department (WASA). Excess capacity, If any, Is currently not known •CM_1JN 03/13/90 ASSUMPTIONS AND COMMENTS Population Increment is assumed to be al new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition al 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridc a report. Potable water and wastewater transmission ospadtles are In accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains ars assumed to be of adequate We; if not, new connections are to be Installed at owner's expense. Recreation/Open Space acreage requirements ere assumed with proposed change made.