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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 790 NW 44th Avenue Application No. LU- 2005-00I DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "Restricted Commercial." The subject parcel consists of one lot facing NW 44th Avenue (A complete legal description is on tile 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 north and west; to the south and east there is a "Restricted Commercial" land use designation. Medium Density Multifamily Residential: Areas designated as "Medium Density Mul- tifamily Residential" allows 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 and west of the subject property is designated "Medium Density Multifamily Residential," and the abutting property to the south is designated "Restricted Commercial." • It is found that the change to "Restricted Commercial" is not a logical extension and will represent a commercial intrusion into residential streets. Although the character of NW 44th Avenue at this specific location is commercial in nature, the general character of NW 44`h Avenue is multifamily residential; a land use change at this location may set a precedent for future land use change applications. • It is found that the 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 Policy LU 1.1.3. states that the City's zoning ordinance provides for protection of all areas of the city from (1) the encroachment of incompatible land uses and (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • II/Proposal No 05-01 Date: 01 /26/05 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:Lorenzo Luaces Address: 790 NW 44th Avenue Boundary Streets: North: NIA East: NW 44th Avenue South: NIA West: NIA Proposed Change: From: Medium Density Multi -Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.1619 acres @ 65 DUlacre Peak Hour Person -Trip Generation, Residential Other sq,ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.1619 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 11 DU's 9 0 sq.ft. 0 24 DU's 12 0 sq.ft. 35 14 4 Flagami 315 MI 28 NW 7th Street RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 35 0.05 182.80 182.75 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 35 7,922 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents 35 Transmission Requirement, gpd 6,543 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 35 45 800 755 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 35 4 C C 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(RI ), 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made.