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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 400 and 420 SW 7th Street, Application No. LU- 2003-0019 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 parcel consists of two half lots and one lot 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 parcel is currently designated "Medium Density Multifamily Residential" and the same designation is to the west, southeast and north; to the 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). • • • "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 north, southeast and west of the subject properties there is an area designated Medium Density Multifamily Residential. • It is found that this petition, if granted, would leave two half lots facing SW 4th Avenue with the Medium Density Multifamily Residential designation; the City should apply to rezone these remnant lots at the next clean up of the land use map. • It is found that the change to "Restricted Commercial" is a logical extension of that category due to its location as a gateway into the Little Havana area and facing an exit of the expressway. • 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 7tn Street. • It is found that in Goal LU-1., the City promotes and facilitates economic development and the growth of job opportunities in the City. • It is found that Policy LU 1.1.6. the City will continue to encourage a diversification in the mix of commercial activities. 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 I .I .I . 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 03-19 Date: 11/18/03 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:Ben Fernandez, Esq c/o 420 Property Inc & 414 Property LLC Address: 400 & 420 SW 7th Street Boundary Streets: North: SW 7th Street East: SW 4th Avenue South: NIA West: N/A Proposed Change: From: Medium Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.4 acres @ 65 DU/acre 26 DU's Peak Hour Person -Trip Generation, Residential 21 Other 0' sq.ft.@ . 0 FAR 0 sq.ft. Peak Hour Person Trip Generation, Other 0 . Proposed Designation, Maximum Land Use Intensity Residential 0.4 acres @ 150 DU/acre 60 DU's Peak Hour Person -Trip Generation, Residential 30 Other 0 acres 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 87 Dwelling Units 34 IPeak Hour Person -Trips 9 Planning District East Little Havana County Wastewater Collection Zone 309 Drainage Subcatchment Basin J1 Solid Waste Collection Route 20 Transportation Corridor Name Brickell RECREATION AND OPEN SPACE Population Increment, Residents 87 Space Requirement, acres 0.11 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.69 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment,,Residents 87 Transmission Requirement, gpd 19,573 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 87 Transmission Requirement, gpd 16,165 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 87 Solid Waste Generation, tons/year 112 Excess Capacity Before Change 800 Excess Capacity After Change 688 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 87 Peak -Hour Person -Trip Generation 9 LOS Before Change B LOS After Change B Concurrency Checkoff OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department (VVASA). Excess capacity, if an , l5 Current) not known Y YLOS f:M 1 IN inn 'i/c() 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 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.