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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2143 and 2161 SW 6th Street and 2160 SW 5th Street. Application No. LU- 2004-0019 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Medium Density Multifamily Residential" to "Restricted Commercial". The subject parcel consists of three lots, two facing SW 6'h Street and one facing SW 5th 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 parcel is currently designated "Medium Density Multifamily Residential" and the same designation is to the west and north, south and west; to the east, there is a "Restricted Commercial" land use designation. Medium Density Multifamily Residential: Areas designated as "Medium Density Mul- tifamily Residential" allow residential structures to a maximum density of 65 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 community -based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable state law; community -based residential facilities (15-50 clients) and day care centers for children and adults may be permissible in suitable locations. Permissible uses within medium density multifamily areas also include commercial ac- tivities that are intended to serve the retailing and personal services needs of the building or building complex, small scale limited commercial uses as accessory uses, subject to the detailed provisions of applicable land development regulations and the maintenance of required levels of service for such uses, places of worship, primary and secondary schools, and accessory post -secondary educational facilities. 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 medium density multifamily 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 con- tributing structure(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" (150 dwelling units per acre) subject to the same limiting con- ditions; 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, restaurants, saloons and cafes, general entertainment facili- ties, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities 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 DENIAL of the application as presented based on the following findings: • It is found that immediately adjacent to the north, south and west of the subject properties the area is designated Medium Density Multifamily Residential. • It is found that the character of SW 5th and SW 6th Streets, at this specific location, is residential. • It is found that the change to "Restricted Commercial" is not a logical extension and will represent a commercial intrusion into residential streets. • It is found that the actual land use designation allows 65 dwelling units per acre and the requested "Restricted Commercial" land use category allows up to 150 dwelling units per acre. • It is found that in Goal LU-I ., the City should maintain a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods. • It is found that Policy LU I.1.3. the City's zoning ordinance provides for protection of all areas of the city from (1) the encroachment of incompatible land uses. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • Proposal No 04-19 Date: 04/29/04 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: Simon Ferro for property owner Address: 2160 SW 5th St, 2161 SW 6th St & 2143 SW 6th Street Boundary Streets: North: SW 5th Street East: n/a South: SW 8th Street West: SW 22nd Avenue Proposed Change: From: Medium Density Multi -Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.45 acres @ 65 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 0.45 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 29 DU's 24 0 sq.ft. 0 68 DU's 34 0 sq.ft. 98 38 10 West Little Havana 309 Q3 34 Flagier RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement. acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 98 0.13 182.80 182.67 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 98 22,020 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 98 18,186 See Note 1. See Note 1. WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK 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 98 126 800 674 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 98 10 0 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 COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on 1TE Trip Generation, Sth Edition at 1.4 ppv average occupancy for private passenger veNotes. 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 -Cade County stated capacities and are assumed cored. 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. Rec eationl0pen Space acreage requirements are assumed with proposed change made.