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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1622 & 1630 NW 22" Avenue and 2210 NW North River Drive Application No. LU- 2005-004 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Duplex Residential" to "High Density Multifamily Residential." The subject property consists of multiple lots fronting NW North River Drive {A complete legal description is on file with 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 property is currently designated "Duplex Residential" and the same designation exists to the east and west; the land use is designated "Medium Density Multifamily Residential" to the north, and the subject property is bounded by the Miami River on the south. The "Duplex Residential" land use category allows residential structures 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 suitable 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 structure(s). The "High Density Multifamily Residential" allows residential structures to a maximum density of 150 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 1 requirements. Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area Southeast Overtown/Park West Brickell, Omni, and River Quadrant 200 units per acre 300 units per acre 500 units per acre Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be peuiiissible in suitable locations. The Planning and Zoning Department recommends DENIAL of the application as presented based on the following findings: • It is found that the subject property is immediately west, and below grade, of the NW 22n" Avenue bridge, which may limit development options in favor of a higher density, multi -story project. • It is found that the properties to the west of the subject property are designated Duplex Residential. • It is found that the actual "Duplex Residential" category allows 18 residential units per acre and the requested "High Density Multifamily Residential" designation will allow 150 residential units per acre. • It is found that Policy LU-1.1.1 requires that development or redevelopment that results in increased density or intensity of land use is contingent on the availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element. The attached Concurrency Management Analysis 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. 2 Proposal No 05-04 Date: 03/18/05 (Revised) 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, Esq. on behalf of 1622 Investment Corp Address: 1622 and 1630 NW 22nd Av and 2210 NW North River Dr Boundary Streets: North: NW North River Dr East: NW 22nd Av South: NIA West: N/A Proposed Change: From: Duplex Residential To: High -Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 1.07 acres @ 18 DUlacre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 1.07 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 19 DU's 22 0 sq.ft. 0 161 DU's 80 0 sq.ft. 363 141 59 Allapattah 322 J1 24 Dolphin RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 363 0.47 182.80 182.33 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 363 81,309 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 363 Transmission Requirement, gpd 67,153 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 363 465 800 335 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 363 59 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 at 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 repots. 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.