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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1991 NW 27th Avenue Application No. LU- 2004-28 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 is located at approximately the southeast corner of NW 27th Avenue and NW 20th Street (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, south and east; the 27th Avenue bridge is to the west. "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 "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 character of NW 26th Avenue 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 the Duplex -Residential category allows 18-units per acre, and the General Commercial category allows up to 150-units per acre. • It is found that MCNP Goal LU-1(5) promotes the efficient use of land and minimizes land use conflicts; and Land Use Policy LU-1.1.3(1) provides for the protection of all areas of the city from the encroachment of incompatible land uses. • It is found that MCNP Land Use Policy LU-1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. It also should be stated that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • Proposal No 04-28 Date: 08/18/04 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: Ben Fernandez for B&F Marine Inc Address: 1991 NW 27th Av Boundary Streets: North: n/a East: NW 26th Av South: n/a West: n/a Proposed Change: From: Duplex Family Residential To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.2 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 2 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 4 DU's 1 0 sq.ft. 0 300 DU's 150 0 sq.ft. 0 762 296 149 Allapattah 307 J1 24 Dolphin RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 762 0.99 182.80 181.81 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 762 170,632 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 762 Transmission Requirement, gpd 140,923 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 762 975 800 (175) OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 762 149 B B 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 Condors 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.