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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 3163, 3165 and 3175 SW 22 d Terrace, Application No. LU- 2004-003 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 four parcels facing SW 22nd Terrace. (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 properties are currently designated "Duplex Residential" and the same designation is to the west, east and south; to the north, 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). • to • "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 part of the Major Use Special Permit Application for the Blue at Coral Way Project based on the following findings: • It is found that this petition is part of a Major Use Special Permit application for the Blue at Coral Way Project that has been through the design review process with a recommendation of Approval with conditions by the Planning and Zoning Department. • It is found that the recommendation of the Planning and Zoning Department for this application is only as part of the Major Use application and only for that specific project. • It is found that the change to "Restricted Commercial" is a logical designation and will allow development of a mixed use project that will benefit the area. • It is found that this application is supported by MCNP Objective LU-1.5 which requires the City to promote the efficient use of land and minimize land use conflicts. 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) (CIF 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 04-03 Date: 01 /14/04 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN ATRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Blue on Coral Way, LLC c/o Adrienne Pardo Address: 3163, 3165 & 3175 SW 22nd Ter Boundary Streets: North: Coral Way East: N/A South: SW 22nd Ter West: NIA Proposed Change: From: Duplex Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.57 acres @ 18 DU/acre 10 Peak Hour Person -Trip Generatioj, Residential 11 Other 0 sq.ft,@ , 0 FAR 0 Peak Hour Person -Trip Generation, Other 0 Proposed Designation, Maximum Land Use Intensity Residential 0.57 acres @ 150 DU/acre 86 Peak Hour Person -Trip Generation, Residential 43 Other acres 0 FAR 0 Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population 193 Dwelling Units 75 F Peak Hour Person -Trips 31 Planning District Coral Way County Wastewater Collection Zone 310 Drainage Subcatchment Basin S1 Solid Waste Collection Route 42 Transportation Corridor Name Coral Way DU's sq.ft. DU's sq.ft. RECREATION AND OPEN SPACE Population Increment, Residents 193 Space Requirement, acres 0.25 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.55 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 193 Transmission Requirement, gpd 43,314 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 193 Transmission Requirement, gpd 35,773 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 193 Solid Waste Generation, tons/year 248 Excess Capacity Before Change 800 Excess Capacity After Change 552 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 193 Peak -Hour Person -Trip Generation 31 LOS Before Change A LOS After Change A 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 any, is currently not known CM 1 IN (]itt iqn ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents Peak -period top generation is based en IT5 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.