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Home My WebLink AboutAnalysis• ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 3160, 3170, 3180 and 3190 Oak Avenue. Application No. LU- 2003-0018 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Single Family Residential" to "Duplex Residential". The subject property consists of five lots facing Oak Avenue. (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 "Single Family Residential" and the same designation is to the west and south; to the north, there is a "Duplex Residential" land use designation and to the east, the area is designated "Recreation". "Single Family Residential": Areas designated as "Single Family Residential" allow single family structures of one dwelling unit each to a maximum density of 9 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 foster homes and family day care homes for children and/or adults; and community based residential facilities2 (6 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 single family 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 single family residential areas, pursuant to applicable land develop- ment 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). • "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). 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 and south of the subject properties, the areas are designated "Single Family Residential. • It is found that the requested change to "Duplex Residential" would increase the permitted density from 9 units to 18 units per acre. • It is found that the change to "Duplex Residential" is not a logical extension of that category especially with a remaining lot not part of this application. • It is found that MCNP Goal LU-1 require to maintain a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods 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 (CIF.) (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 03-15 Date- 11/04/03 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAM1 PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP W1THEN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCU,RRENCY ANALYSIS Appiicant: Adrienne Pardo on behalf of Property Owner Address: 3160, 3170, 3180 and 3190 Oak .Ave Boundary Streets: North: Oak Avenue East: South: West: Proposed Charge: From: Single Family Residential To Duplex Residential Existing Designation, Maximum Land Use Intensity Residential 0 81 acres @ 9 DU/acre Peak Hour Person -Trip Generation. Residential Other 0 sq.ft.g 0 FAR Peak Hour Person -Trip Generation, Other Proposed Designation. Maximum Land UAe Intensity Residential 0.81 acres E 18 DU/acre Peak Hour Person -Trip Generation. Residential Other acres 0 FAR Peak Hour Person -Trip Generation. Other Net increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zane Drainage Subcatchment Basin So+id Waste Collection Route Transportation Corridor Name 7 DU's 10 0 sq-ft 0 15 DU's 16 0 sgft 19 N/E Coconut Grove 310 53 4� 5 Dixie/US 1 RECREATION AND OPEN SPAC' Population Increment. Residents Space Requirement. acres Excess Capacity Before Charge Excess Capacity After Change Concurrency Checkoff 19 002 18280 18278 OK POTABLE WATER TRANSMISSION Population Increment, Residents 19 Transmission Requirement. gpd 4,197 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population increment. Residents 19 Transmission Requirement. gpd 3,466 Excess Capacity Before Change See Note 1 Excess Capacity After Chance See Note 1 Concurrency Checkoff A' SA P.errritt Required RELEVANT MONP GOALS, OBjEOTIVES. AND POLICIES Land Use Policy 1 1 1 CIE Policy 1.2.3 STORM SE\NER CAPACITY E;filtration System Before Change Exfiltration System After Charge Concurrency Checkoff On -site On -site OK' SOLID WASTE COLLECT CN Population Increment. Rescerts Solid Waste Generation, tors year Excess Capacity Before Charge Excess Capac:ty After Char•ce Concurrency Checkoff 19 24 500 776 OK TRAFFi0 CIRCULATION Population Increment. Resice'-ts Peak -Hour Person -Trip Oereratscn LOS Before Change LOS After Change Concurrency Checkoff 19 6 C OK NOTES 1 Permit For sanitary sewer connection must be issued cy Metre -Dade Water and Sewer Authority Deparment (WASA) Excess capacity. if any is currently not known C M 1 I N 03/13/90 C 3'fV Sf_-^_ .�`- esor''.• .vow' -_— s5.CT:3: 0:7 _o _ _:':e xnrr, _:nc.w :Ors .3fer 3r,d sewer ...... _ _ _ _s>. 9 _ _ 7.7e - 3.:_ ..o._ - -.- ,Cr,^ 'inns 3'A'^ w - ;sew