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HomeMy WebLinkAboutAnalysis• • • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 221 NW 38t" Street Application No. LU- 2005-24 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 "General Commercial." The subject property consists of one lot facing NW 38`r" Street (A complete legal description is on file with the Hearing Boards Office). The Miami Comprehensive Neighborhood Plan 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 property is currently designated "Duplex Residential" and the same designation is to the north and west; land to the east is designated "General Commercial." The "Duplex Residential" 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 pe„iiissibie 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 "General Commercial" land use category allows all activities included in the "Office" and the "Restricted Commercial" designations, as well as wholesaling and distribution activities that generally serve the needs of other businesses; generally require on and off loading facilities; and benefit from close proximity to industrial areas. These commercial activities include retailing of second hand items, automotive repair services, new and used vehicle sales, parking lots and garages, heavy equipment sales and service, building material sales and storage, wholesaling, warehousing, distribution and transport related services, light manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. Multifamily residential structures of a density equal to R-3 or higher, but not to exceed a maximum of 150 units per acre, are allowed by Special Exception only, upon finding that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development, and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents. This category also allows commercial marinas and living quarters on vessels for transients The Planning and Zoning Department is recommending APPROVAL of the application as presented based on the following findings: • It is found that Goal LU-1 fosters redevelopment and revitalization of blighted or declining areas, and promotes and facilitates economic development and the growth of job opportunities in the City. • It is found that the requested land use change will allow the property to have residential uses by special exception on the property as it is developed. • 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 be changed. • • Proposal No 05-24 Date: 12/14/05 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 Atejandro C. Trasobares on behalf of Gregory M. Wood & Carlos Nu Address: 221 NW 38th Street Boundary Streets: North: n/a South: NW 38th Street Proposed Change: From: Duplex Residential To: General Commercial Existing Designation, Maximum Land Use Intensity Residential 0.14 acres © 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft, cr FAR Peak Hour Person -Trip Generation, Other East: n/a West: n/a Proposed Designation, Maximum Land Use Intensity Residential 0.14 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 3 DU's 3 0 sq.ft. 21 DU's 11 0 sq.ft. 0 47 18 8 Overtown 308 K1 16 I-95 nez 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 10,639 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 47 Transmission Requirement, gpd 8,786 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 47 61 800 739 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 47 8 B 6 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; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.