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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 10, 16 and 100 SW 41st Avenue. Application No. LU- 2004-0020 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 "-Office". The subject property consists of four lots facing SW 41st 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 "Restricted Commercial" land use designation and, to the east, there is an "Office" 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 regulations and the maintenance of required levels of service for facilities and services included 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). • • • The "Office" designated areas allow residential uses to a maximum density equivalent to "High Density Residential which is 150 dwelling units per acre, subject to the same limiting conditions; transitory residential facilities such as hotels and motels; general office use; clinics and laboratories, and limited commercial activities incidental to principal activities in designated areas. Supporting facilities such as auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools may be allowed with the "Office" designation. 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 character of the NW 41 st Avenue is low density esidential, specifically single family residential. • It is found that the change to "Office" is not a logical extension of that category and will bring a more intense use into a low density residential street. It is found that the actual "Single Family Residential" category allows 9 residential units per acre and the requested "Office" designation will allow 150 residential units per acre. • 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 (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. • CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal No 04-20 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 04/29/04 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS • Applicant: Simon Ferro for property owner Address: 10, 16 & 100 SW 41st Av Boundary Streets: North: n/a East: SW 41st Avenue South: rile West: n/a Proposed Change: From: Single -Family Residential To: Office Existing Designation, Maximum Land Use Intensity Residential 0.64 acres @ 9 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 0.64 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ 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 6 DU's 8 0 sq.ft. 0 96 DU's 48 0 sq.ft. 232 90 40 Flagami 315 MI 33 Flagler RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 232 0.30 182.80 182.50 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 232 51,949 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 232 Transmission Requirement, gpd 42,905 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, tonslyear Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 232 297 800 503 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 232 40 i3 D 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 COMMi;NTS Population increment is assumed to be alt 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 ar 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.