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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 201 NW 37th Avenue a.k.a. 3681 NW 2nd Street. Application No. LU- 2003-012 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Duplex Residential" to "Restricted Commercial". The subject property consists of two lots facing NW 2nd 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 "Duplex Residential" and the same designation is to the north, south and east; to the west, there is a "Restricted Commercial" land use designation. "Duplex Residential": Areas designated as "Duplex Residential" allow residential struc- tures 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 correctional 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 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 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 struc- ture(s). "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 DENIAL of the application as presented based on the following findings: • It is found that immediately adjacent to the west of the subject properties there is an area designated Restricted Commercial. • It is found that for the two lots immediately adjacent to the north there is an application as a companion item on this agenda requesting also the change to "Restricted Commercial" • It is found that the character of NW 2nd Street is residential. • It is found that the change to "Restricted Commercial" is not a logical extension of that category and will be an intrusion of commercial activities into a well defined duplex residential area. • It is found that MCNP Goal LU-1 (5) require the City to promotes the efficient use of land and minimizes Iand use conflicts and, Policy LU-1.1.3 which require the City to provide protection of all areas of the city from the encroachment of incompatible land uses. These findings support the position that the existing land use pattern in this neighborhood should not be changed. 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. 03-12 Date: 6/5/03 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Bob de la Fuente, Esq. Address: 201 NW 37 Avenue Boundary Streets: North: East: South: NW 2 Street West: Proposed Change: From: Duplex Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.12 acres © 18 DUlacre 2 DU's Peak Hour Person -Trip Generation, Residential 2 Other 0 sq.ft.© 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Proposed Designation, Maximum Land Use Intensity Residential 0.12 acres @ 150 DU/acre 18 DU's Peak Hour Person -Trip Generation, Residential 9 Other acres 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Net increment With Proposed Change: Population 41 Dwelling Units 16 Peak Hour Person -Trips 7 Planning District West Little Havana County Wastewater Collection Zone 315 Drainage Subcatchment Basin N1 Solid Waste Collection Route 27 Transportation Corridor Name Flagler RECREATION AND OPEN SPACE Population Increment, Residents 41 Space Requirement, acres 0.05 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.75 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 41 Transmission Requirement, gpd 9,119 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 41 Transmission Requirement, gpd 7,531 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change On -site Exfiltratlon System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 41 Solid Waste Generation, tons/year 52 Excess Capacity Before Change 800 Excess Capacity After Change 748 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 TRAFFIC CIRCULATION Population Increment, Residents 41 Peak -Hour Person -Trip Generation 7 LOS Before Change D LOS After Change D Concurrency Checkoff OK NOTES 1. Permit for sanitary sewer connection must be Issued by Metro -Dade Water and Sewer Authority Department (WASA).generation Excess capacity, if any, is currently not known CM 1 IN 03/13/90 ASSUMPTIONS AND COMMENTS Population Increment is assumed to be all new residents, Peak -period trip is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report, Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed corned. Service connections to water and sewer mains are assumed to be of adequate size; W not, new connections are to be installed at owners expense. Recreation/Open Space acreage requirements' are assumed with proposed change made.