Loading...
HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 940 SW 29th Court. Application No. LU- 2003-011 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 "Medium Density Multifamily Residential". The subject property consists of a portion of a parcel facing SW 296 Court. (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 east, west and south; to the north there is a "Medium Density Multifamily Residential" 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). "Medium Density Multifamily Residential": Areas designated as " Medium Density Multifamily Residential" allow residential structures to a maximum density of 65 dwell- ing units per acre, subject to the detailed provisions of the applicable land development regulations and maintenance of required level of service for facilities and services in- cluded in the City's adopted concurreney management requirements. 1 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, places of worship, primary and secondary schools and accessory post -secondary educational facilities. The Planning and Zoning Department is recommending APPROVAL of the application as presented based on the following findings: • It is found that the subject property is the south part of a block under the same ownership. • It is found that the land use boundary line splits the property in two land use designations, "Duplex Residential" for the south part and "Medium Density Multifamily Residential" for the north part. • It is found that this application is in order to bring the entire property into only one land use designation. • It is found that the change to "Medium Density Multifamily Residential" will allow for better opportunity for development of the property. • It is found that the proposed change is consistent with the City's urban infill objectives by promoting the infill of such properties with appropriate residential density. • It is found that MCNP Goal LU-1 (5) requires the City to promote the efficient use of land and minimize conflicting land uses. These findings support the position that the existing land use pattern in this neighborhood should 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. 2 • Proposal No. 03-11 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: Miami -Dade County Housing Agency Address: 940 SW 29 Court Boundary Streets: North: East: SW 29 Court South: West: SW 30 Avenue Proposed Change: From: Duplex Residential To: Medium Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 2.33 acres @ 18 DU/acre 42 DU's Peak Hour Person -Trip Generation, Residential 47 Other 0 sq.ft.@ 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Proposed Designation, Maximum Land Use Intensity Residential 2.33 acres @ 65 DU/acre 151 DU's Peak Hour Person -Trip Generation, Residential 123 Other acres 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population 281 Dwelling Units 110 1 Peak Hour Person -Trips 76 Planning District West Little Havana County Wastewater Collection Zone 310 Drainage Subcatchment Basin Q2 Solid Waste Collection Route 35 Transportation Corridor Name Flagler RECREATION AND OPEN SPACE Population Increment, Residents 281 Space Requirement, acres 0.37 Excess Capacity Before Change 182.80 Excess Capacity After Change 162.43 Concurrency Checkoff Olt POTABLE WATER TRANSMISSION Population Increment, Residents 281 Transmission Requirement, gpd 63,043 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 281 Transmission Requirement, gpd 52,067 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 Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population increment, Residents 281 Solid Waste Generation, tons/year 360 Excess Capacity Before Change 800 Excess Capacity After Change 440 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 281 Peak -Hour Person -Trip Generation 76 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). Excess capacity,if an is currentlynot known y> r:M 1 IN nIti wen 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made.