HomeMy WebLinkAboutAnalysis•
•
•
ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 4350 NW 10th Street
Application No. LU- 2005-006
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
"High Density Multifamily Residential." The subject property comprises the block
bounded by NW 10th Street, NW 43rd Avenue, NW 8t Terrace and NW 43`d Court (a
complete legal description is on file at the Hearing Boards Office). This proposal was
originally scheduled for a Planning Advisory Board hearing on April 6, 2005 as a land
use change from "Medium Density Multifamily Residential" to "High Density
Multifamily Residential." The proposal was continued and has not been presented to the
Board.
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 block is designated
"Medium Density Multifamily Residential" and the same designation is to the north,
south and west; lots to the east are designated "Restricted Commercial."
The "Medium Density Multifamily Residential designation 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
activities 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 suitable
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
contributing structure(s).
The "High Density Multifamily Residential" designation 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
requirements. Higher densities may be allowed as shown for these specially -designated
areas:
Little Havana Target Area
Southeast OvertownlPark 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 permissible in suitable
locations.
The Planning Department recommends 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 areas are designated "Medium Density Multifamily Residential."
• It is found that the character of this section of NW l0`i' Street is residential,
specifically "Medium Density Multifamily Residential."
• It is found that the change to "High Density Multifamily Residential" is not a logical
extension of that category.
• It is found that a land use change at this location may set a negative precedent and
create a "domino effect" in regards to future land use change applications.
• It is found that the actual "Medium Density Multifamily Residential" category allows
65 residential units per acre and the requested "High Density Multifamily
Residential" designation will allow a maximum of 150 residential units per acre.
• It is found that MCNP Goal LU-1 maintains a land use pattern that (1) protects and
enhances the quality of life in the city's residential neighborhoods, and (5) promotes
the efficient use of land and minimizes land use conflicts.
•
•
•
• 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.
• It is found that Policy LU-1.1.3 provides for 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.
•
•
Proposal No 05-06-rev
Date 11 /29105
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 Lucia A. Dougherty for Five Properties, LLC
Address: 4350 NW 10th St
Boundary Streets: North: NW 101h St East: NW 43rd Av
South: NW 9th St West: NW 43rd Ct
Proposed Change: From: Medium Density Multifamily Residential
To: High Density Multifamily Residential
Existing Designation, Maximum Land Use Intensity
Residential 1.38 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 1.38 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
90 DU's
73
0 sgft.
0
207 DU's
104
0 sq.ft.
301
117
31
Flagami
315
M1
28
Dolphin
RECREATION AND OPEN SPACE
Population Increment, Residents
Space Requirement, acres
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
301
0.39
182.80
182.41
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
301
67,527
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 301
Transmission Requirement, gpd 55,770
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
Exfittration 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
301
386
800
414
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
301
31
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 afl 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 staled 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_