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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1990, 2000 and 2020 Tigertail Avenue and 2015
and 2035 South Bayshore Drive.
Application No. LU- 2004-007
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
"Major Institutional, Public Facilities, Transportation and Utilities". The subject property
consists of three lots facing Tigertail Avenue and two lots facing South Bayshore Drive.
(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 north, east and
south, to the west, there is a "Major Institutional, Public Facilities, Transportation and
Utilities."
The "Single Family Residential" land use category allow single family structures of one
dwelling unit each to a maximum density of nine dwelling units per acre, subject to the
detail provision of the applicable land development regulation and the maintenance of
required level of service for facilities and services included in the City's adopted
concurrency requirements.
Supporting services such as foster homes and family day car homes for children and /or
adults; and community based residential facilities (six client or less, not including drugs,
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 location 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 of historic districts that have
been designated by the Historical and Environmental Preservation Board and are in
suitable locations within single family 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 structures.
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The "Major Institutional, Public Facilities, Transportation and Utilities" category
accommodates facilities for federal, state and local government activities, major public or
private health, recreational, cultural, religious or educational activities, and major
transportation facilities and public utilities. Residential facilities ancillary to these uses
are allowed to a maximum density equivalent to High Density Multifamily Residential,
up to 150 dwelling units per acre, subject to the same limiting conditions.
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 west and under the same ownership, the
area is designated "Major Institutional, Public Facilities, Transportation and Utilities".
• It is found that the requested change will represent a logical extension of the activities
of the Ransom Everglades School.
• It is found that the requested change will unify the land use classification of the
Ransom Everglades School campus.
• It is found that the requested change will increase the possibility of the Ransom
Everglades School properties being developed and enhanced in a manner that will
directly benefit the adjacent area.
• It is found that there is a companion zoning change to G/I requested and that a recent
zoning text amendment which limits future uses on G/I properties (when no longer
proposed for Government and Institutional) will protect the adjacent area from
incompatible uses in the future.
• It is found that Goal LU-1.3 the City will promote and facilitate economic
development and the growth of job opportunities in the city.
• It is found that Goal LU-1.5 the City promotes the efficient use of land and minimizes
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) (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.
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Proposal No 04-07
Date: 02/24/04
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: Carter N McDowell c/o Ransom Everglades School Inc
Address: 2045 S Bayshore Drive
Boundary Streets: North: Tigertail Av East: n/a
South: S Bayshore Dr West: n/a
Proposed Change: From: Single Family Residential
To: Major Institutional Public Facilities, Transp & Util
Existing Designation, Maximum Land Use Intensity
Residential 4.86 acres @ 9 DU/acre 44 DU's
Peak Hour Person -Trip Generation, Residential 61
Other 0 sq.ft. @ 0 FAR 0 sq.ft.
Peak Hour Person -Trip Generation, Other 0
Proposed Designation, Maximum Land Use Intensity
Residential 4.86 acres @ 150 DU/acre 729 DU's
Peak Hour Person -Trip Generation, Residential 365
Other 0 acres 0 FAR 0 sq.ft.
Peak Hour Person -Trip Generation, Other 0_
Net Increment With Proposed Change:
Population 1,761
Dwelling Units 685
Peak Hour Person -Trips 304
Planning District North/East Coconut Grove
County Wastewater Collection Zone 310
Drainage Subcatchment Basin V1
Salid Waste Collection Route 44
Transportation Corridor Name South Dixie/US 1
RECREATION AND OPEN SPACE
Population Increment, Residents 1,761
Space Requirement, acres 2.29
Excess Capacity Before Change 182.80
Excess Capacity After Change 180.51
Concurrency Checkoff OK
POTABLE WATER TRANSMISSION
Population Increment, Residents ...____ 1,761
Transmission Requirement, gpd 394,490
Excess Capacity Before Change >2% above demand
Excess Capacity After Change >2% above demand
Concurrency Checkoff OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 1,761
Transmission Requirement, gpd 325,807
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 1,761
Solid Waste Generation, tons/year, 2254
Excess Capacity Before Change 800
Excess Capacity After Change (1,454)
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 1,761
Peak -Hour Person -Trip Generation 304
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 knownoccupancyfor
r.m 1 IN mlll=
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
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 made1