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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 720 SW 30th Avenue Application No. LU- 2005-005 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Single Family Residential" to "Restricted Commercial." The subject property consists of one lot facing SW 30th Avenue {a complete legal description is on file at the Hearing Boards Office). The Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-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 lot is adjacent to the rear of two lots fronting SW 8th Street that are designated "Restricted Commercial." The subject lot is designated "Single Family Residential" and the same designation is to the north, east and west. However, the west lot line is bounded by the "Single Family Residential" and "Restricted Commercial" designations, and the south lot line is bounded by the "Restricted Commercial" land use designation. The "Single Family Residential" land use category allows 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 facilities' (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 2 A "Community based residential facility" provides room (with or without board), resident services, and twenty-four hour supervision. Such a facility functions as a single housekeeping unity, This category includes adult congregate living facilities, facilities for physically disabled and handicapped persons, for developmentally disabled persons, for non dangerous mentally ill persons and for dependent children, as licensed by the Florida Department of Health and Rehabilitative Services (FFIRS), and juvenile and adult residential correctional facilities, including halfway houses, as licensed and approved by an authorized regulatory agency. • • • suitable locations within single family 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 structure(s). The "Restricted Commercial" land use category allows residential uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" (up to a maximum of 150 units per acre) subject to the same limiting conditions; 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 facilities, 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 recommends APPROVAL of the application as presented based on the following findings: • It is found that the subject property is comprised of three smaller lots: two lots perpendicular to and fronting SW 8th Street, and one rear lot —parallel to the two lots -fronting SW 30th Avenue. The application consolidates the land use of the rear lot with the lots fronting SW 8th Street in order to maximize the commercial viability of the entire site. • It is found that the "Restricted Commercial" land use designation is a logical and non - intrusive consolidation of the commercial character of the subject site. ® It is found that MCNP Land Use Objective LU-1.3 recommends that the City encourage commercial, office and industrial development within existing commercial, office and industrial areas. • It is found 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 be changed. • Proposal No 05-05 Hate: 03/01/05 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 Santiago D. Echemendia & Patricia M. Baloyra for Ocho Building, LL Address: 720 SW 30th Avenue Boundary Streets; North: N/A East: SW 30th Av South: N/A West: NIA Proposed Change: From: Single Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.13 acres @ 9 DUlacre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.13 acres @ 150 DUlacre 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 1 DU's 2 0 sq.ft. 0 20 DU's 10 0 sq.ft. 47 18 8 W Little Havana 310 Q1 34 Flagler C RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 47 0.06 182.80 182.74 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 47 10,552 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 47 Transmission Requirement, gpd 8,715 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 47 60 800 740 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 47 8 D 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 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 slated 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 et owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.