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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 5100 NW 7th Street, Application No. LU- 2004-002 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 in the comer of NW 7th Street and NW 51st Avenue. (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 west, east, northeast and south; immediately to the north, the area is designated "Recreation". 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 there is no area designated "Restricted Commercial" immediately adjacent to the subject property. • It is found that the proposed change of the subject property to "Restricted Commercial" will represent an isolated area with that designation in the middle of an area designated "High Density Multifamily Residential". • It is found that the requested change is not a logical application of the commercial designation into a residential designated area. • 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. • • Proposal No 04-02 Date: 01 /14/04 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: Cedars Oil Blue Lagoon, LLC a/o Ben Fernandez, Esq Address: 5100 NW 7th Street Boundary Streets: North: NW 7th Av East: NW51st Av South: NIA West: N/A Proposed Change: From: Multi -Family High Density To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.7 acres @ 150 DU/acre 105 DU's Peak Hour Person -Trip Generation, Residential 53 Other 0 sq.ft.© . 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Proposed Designation, Maximum Land Use Intensity Residential 0.7 acres @ 150 DUlacre 105 DU's Peak Hour Person -Trip Generation, Residential 53 Other acres 0 FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population 0 Dwelling Units 0 Peak Hour Person -Trips 0 Planning District Flagami County Wastewater Collection Zone 315 Drainage Subcatchment Basin M1 Solid Waste Collection Route 28 Transportation Corridor Name NW 7th St RECREATION AND OPEN SPACE Population Increment, Residents 0 Space Requirement, acres 0.00 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.80 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 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 0 Solid Waste Generation, tons/year 0 Excess Capacity Before Change 800 Excess Capacity After Change 800 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 0 Peak -Hour Person -Trip Generation 0 LOS Before Change C LOS After Change C 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 n1111V4f1 ASSUMPTIONS AND GDMMENTS Population increment is assumed to be at new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1 4 ppv average occupancy for private passenger vehucles. Transportation Corridor capacities and LOS are from Table PT-2(RI), Transportation Corndors 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 instated at owners expense RecreationlOpen Space acreage requirements are assumed with proposed change made •