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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1884 NW 15th Street.
Application No. LU- 2004-10
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan 1989-2000 from "Duplex Residential" to "General
Commercial". The subject property consists of one at the corner of NW 15th Street and
NW 19th 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 "Duplex Residential" and the same designation is to the north, east and west;
to the south, there is an "Industrial" land use designation and, to the southeast, there is a
"General Commercial" designation.
"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 peiiiiissible 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 "General Commercial" category allow all activities included in the "Office" and
the "Restricted Commercial" designations, as well as wholesaling and distribution activi-
ties that generally serve the needs of other businesses; generally require on and off load-
ing facilities; and benefit from close proximity to industrial areas. These commercial ac-
tivities include retailing of second hand items, automotive repair services, new and used
vehicle sales, parking lots and garages, heavy equipment sales and service, building mate-
rial sales and storage, wholesaling, warehousing, distribution and transport related ser-
vices, light manufacturing and assembly and other activities whose scale of operation and
land use impacts are similar to those uses described above. Multifamily residential struc-
tures of a density equal to R-3 or higher, but not to exceed a maximum of 150 units per
acre, are allowed by Special Exception only, upon finding that the proposed site's prox-
imity to other residentially zoned property makes it a logical extension or continuation of
existing residential development and that adequate services and amenities exist in the ad-
jacent area to accommodate the needs of potential residents. This category also allows
commercial marinas and living quarters on vessels for transients.
The Planning and Zoning Department is recommending DENIAL of the application
as presented based on the following findings:
• It is found that the subject parcel is on a comer parcel at NW 15th Street and NW 19th
Avenue.
• It is found that the character of NW 19`h Avenue and NW 15th Street in this area is
residential.
• It is found that a change to `General Commercial' will constitute an intrusion of
commercial activities into a well defined duplex residential area.
• It is found that MCNP Goal LU-1 (5) require the City to promotes the efficient use of
land and minimizes land use conflicts and, Policy LU-1.1.3 which require the City to
provide protection of all areas of the city from 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.
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Proposal No 04-10
Date: 04/01/04
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:Joseph Chambrot
Address: 1884 NW 15th Street
Boundary Streets: North: NW 15th Street East: n/a
South: nfa West: NW 19th Street
Proposed Change: From: Duplex Residential (R-2)
To: General Commercial (C-2)
Existing Designation, Maximum Land Use Intensity
Residential 0.38 acres @ 18 DU/acre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FAR
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use Intensity
Residential 0.38 acres @ 150 DU/acre
Peak Hour Person -Trip Generation, Residential
Other acres FAR
Peak Hour Person -Trip Generation, Other
Net Increment With Proposed Change:
Population
Dwelling Units
Peak Hour Person -Trips
Planning District
County Wastewater Collection Zone
Drainage Subcatchment Basin
Solid Waste Collection Route
Transportation Corridor Name
7 DU's
8
0 sq.ft.
57 DU's
29
0 sq.ft.
0
129
50
21
Allapattah
322
J1
17
Dolphin
RECREATION AND OPEN SPACE
Population Increment, Residents
Space Requirement, acres
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
129
0.17
182.80
182.63
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
129
28,876
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 129
Transmission Requirement, gpd 23,849
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
Exfiltration System After Change
Concurrency Checkoff
On -site
On -site
OK
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Land Use Policy 1.1.1
CIE Policy 1.2.3
SOLID WASTE COLLECTION
Population Increment, Residents
Solid Waste Generation, tons/year
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
129
165
800
635
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
129
21
B
8
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 03/13/90
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
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 owner's expense.
Recreation/Open Space acreage requirements are assumed with proposed
change made_