The URL can be used to link to this page

Home My WebLink AboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 3439 Main Highway. Application No. LU- 03-017 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 "Restricted Commercial". The subject property consists of one lot facing Main Highway. (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, northwest and to the east there is a "Restricted Commercial land use designation. "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 facilities`' (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). • "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, restau- rants, saloons and cafes, general entertainment facilities, private clubs and recreation fa- cilities, major sports and exhibition or entertainment facilities and other commercial ac- tivities 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 east, north and northwest of the subject property there is an area designated Restricted Commercial. • It is found that the change to "Restricted Commercial" is a logical extension of that category. • It is found that the requested change to "Restricted Commercial" will bring all of the St. Stephen Church properties under the same land use designation. • It is found that this application is supported by MCNP Goal LU-1.(5) which require the City to promote 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. • • • Proposal No. 03-17 Date: 8-23-03 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CCNCURRENCY ANALYSIS Applicant: St, Stephen's Episcopal Church Address; 3439 Main Highway Boundary Streets. Northwest: Main Highway Proposed Change: From: Single Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.95 acres @ 9 DU/acre Peak Hour Person -Trip Generation, Residential Other 0 sq.ft.@ 0 FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.95 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other acres 0 FAR Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population Dweiling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatci-ment Basin Solid Waste Collection Route Transportation Corridor Narne 9 DU's 12 0 sq.ft. 0 142 DU's 71 0 sq.ft. 343 133 59 NE Coconut Grove 310 S3 44 West 27 Avenue RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 343 0.45 182.80 132.35 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 343 75,828 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 343 Transmission Requirement, gpd 63,452 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required RELEVANT MCNP GOALS, OBJECTIVES. AND POLICIES Lard Lise Policy 1.1.1 CIE Policy 1.2.3 STORM SEWER CAPACITY Exitraticn System Before Charge E:cflltraticn System After Charge Concurrency Checkoff On -site C~ OK SOLID WASTE COLLECTION Population Increment, Residents Solid `Haste Generation, tons/year Excess Capacity Before Change Excess Capacity After Charge Concurrency Checkoff 343 439 8C0 2E1 CK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS 8efcre Charge LOS After Change Corcurrency Checkoff 343 II 59 c E 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 401 C,M 1_1N 03/13/90 4SSu?:1FT C S .A ;C CCVIMEITS . ncuLet[Gr .crarnent assumed .c ne =.i1 new .es.ter_s_ . _ex- ercd tr.a generation vs based an IT_ T`g ..e. _._t,cr... c.. _"tcr- at . 4 ..ov average ccc.3arcy 'cr bnvare casserger verices�Trars crat:cr C3rndcr babaclties art LOS are. from Table ?T-Z(R', Trars .crtaticn Ccr-ccrs Rc?ate water and Nast.Water trsrsr^.iss,cn cacac,i;es are .r ebb-drtar ce w,Ln Metro -lade County stated-3Ca33tes and are as33Wr"ed ;crrect. Serv[ce doer e_bcrs wa.r and sewer rnalrs ara 3s3urr.ed tc be echo -a.e . az.e :f'ct. rew ea.. c.,cr.s are to te'rstaltec at 3wners ex,berse. RecrestcniCCen Space. acreage r,egurre.mertts ors asst.:mat w3h rrcdcsed cramge rade