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HomeMy WebLinkAboutOLD Analysis• ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1622, 1630 and 1632 NW 22nd Avenue. Application No. LU- 2004-014 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 "High Density Multifamily Residential". The subject parcel consists of three lots facing NW 22°` Avenue (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 properties are currently designated "Duplex Residential" and the same designation is to the west and east; to the north, there is a "Medium Density Multifamily Residential" land use designation and, to the south, there is the Miami River. "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 High Density Multifamily Residential land use category allow 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 requirements. Higher densities may be allowed as shown for these specially -designated areas: • • Little Havana Target Area 200 units per acre Southeast OvertowmPark West 300 units per acre Brickeil. Omni and River Quadrant 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 worship, primary and secondary schools, child care centers and adult day care centers may be permissible in suitable locations. The Planning and Zoning Department is recommending DENIAL of the application as presented based on the following findings: • It is found that the "High Density Multifamily Residential" land Use category is not immediately adjacent to the subject property. • It is found that the requested change to "High Density Multifamily Residential" is not a logical designation category and will be an intrusion into a well defined duplex residential area and, will appear as an isolated designation in the middle of an area designated "Duplex Residential". • It is found that the "Duplex Residential" category allows 18 units per acre, and the requested "High Density Multifamily Residential" category allows 150 units per acre. • It is found that the only access to the subject properties is on NW 22nd Avenue which is an extension of that avenue under the bridge with a dead-end on the Miami River, and with very limited access and it is also found that any incremental increase of density in this area will create traffic problems at NW River Drive. • It is found that MCNP Goal LU-I (5) require the City to promotes the efficient use of land and minimizes land use conflicts and, Policy LU-1.1.3 which require the City to provide protection of all areas of the city from the encroachment of incompatible land uses. These findings support the position that the existing land use pattern in this neighborhood should not be changed. • • • It also should be stated, that whereas MCNP Land Use Policy 1.1.1. requires development or redevelopment, that results in an increase in density or intensity of land use, to be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element (CIE) (CIE Policy 1.2.3.). It is found that the attached Concurrency Management Analysis pertaining to concurrency demonstrates that no levels of service would be reduced below minimum levels. • Proposal No 04-14 Date: 04/23/04 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 on behalf of 1622 Investment Corp, Etal Address: 1622 NW 22nd Av: 1632 NW 22nd Av and 1630 NW 22nd Av Boundary Streets: North: n/a East: NW 22nd Av South: West: n/a Proposed Change: From: Duplex Residential To: High Density Multi -Family Residential Existing Designation, Maximum Land Use Intensity Residential 0.7 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 0.7 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 13 DU's 14 0 sq.ft. 105 DU's 53 0 sq,ft. 0 237 92 39 Allapattah 322 J1 17 Dolphin RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 237 0.31 182.80 182.49 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 237 53,193 >2% above demand >2% above. demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 237 Transmission Requirement, gpd 43,932 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 237 304 800 496 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 237 39 8 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 stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; it not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.