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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 339 NE 28th Street. Application No. LU- 2004-013 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "High Density Multifamily Residential" to "Restricted Commercial". The subject property consists on a parcel facing NE 28`h Street. (Complete legal description on file at the Department of Hearing Boards). 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 "High Density Multifamily Residential" and the same designation is to the south, east and north; immediately to the west, the area is designated "Restricted Commercial". The High Density Multifamily Residential land use category allow residential structures to a maximum density of 150 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. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area 200 units per acre Southeast Overtown/Park West 300 units per acre Brickell, Omni and River Quadrant 500 units per acre Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places worship, primary and secondary schools, child care centers and adult day care centers may be permissible in suitable locations. • • The "Restricted Commercial" category allow residential uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential", up to 150 dwelling units per acre, 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 state, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above, places or 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 the area is designated "Restricted Commercial". • It is found that the character of NE 28th Street in this area is residential. • It is found that the requested change is not a logical extension of the commercial activities existing immediately to the west and will be a commercial intrusion into a residential street. • It is found that Goal LU-1. the City should maintain a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods. • It is found that Goal LU-1.1.3 the City's zoning ordinance provides for protection of all areas of the City from (1) 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. • • CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 04-13 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 04/23/04 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Mr. Dana Murphy Address: 339 NE 28th Street Boundary Streets: North: n/a East; n/a South: NE 28th Street West: n/a Proposed Change: From: High Density Multi -Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.13 acres @ 150 DU/acre Pea our Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.13 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ 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 10 0 sq.ft. 20 DU's 10 0 sq.ft. 0 0 0 0 Wynwood/Edgewater 308 H2 11 Biscayne RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0.00 182.80 182.80 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >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 0 0 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration 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 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 8 B OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department ()NASA). Excess capacity, if any, is currently not known CMA1_IN 03/13/90 • ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation 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 correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.