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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 620, 630, 640 SW 7tn Street & 665 SW Sth Street Application No. LU- 2005-023 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 "Restricted Commercial." The subject property consists of three lots facing SW 71h Street (A complete legal description is on file at the Hearing Boards Office). 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 properties are currently designated "Medium Density Multifamily Residential" and the same designation is to the north, east and west, and the land use to the south is 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 Restricted Commercial: Areas designated as "Restricted Commercial" allow residential uses (excepting rescue missions) to.a maximum _density .equivalent to "High Density Multifamily Residential" 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 Department recommends APPROVAL of the application as presented based on the following findings: • It is found that lots immediately south of the subject lots are designated Restricted Commercial. • It is found that the character of the south side of SW 7`h Street is not residential and that similar petitions for land use changes have been granted in the past. • It is found that a change to Restricted Commercial is a logical extension of that category in order for SW 8 h Street to function as a vital commercial corridor, and to allow greater flexibility to develop the property in a manner that will be beneficial to the surrounding area. • It is found that Goal LU-1(3) promotes and facilitates economic development and the growth of job opportunities in the city. • It is found that Policy LU 1.3.6 continues to encourage a diversification in the mix of industrial and commercial activities. These findings support the position that the existing land use pattern in this neighborhood should be changed. • 2 • Proposal No 05-23 Date: 01/19/05 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND LJSE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant A, Vickie Garcia -Toledo on behalf of Miami Automotive Retail, Inc Address: 620. 630, 640 SW 7th Street & 665 SW Sth Street Boundary Streets: North: SW 7th Street East. nla South: rda West: n/a Proposed Change: From: Medium Density Multifamily Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 1,03 acres @ 65 OUlacre Peak Hour Person -Trip Generation, Residential Other sq.tt. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 1.03 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 67 DU's 54 0 sq.ft. 155 DU's 77 0 sq.ft. 0 225 88 23 Little Havana 309 J1 21 Hagler RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 225 0.29 182.80 182.51 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 225 50,401 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 225 Transmission Requirement, gpd 41,626 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exftltration System Before Change Exfittration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tonslyear Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 225 288 800 512 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 225 23 D 0 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 al 1.4 ppv average occupancy for private passenger vehicles, Transportation Corridor capacities and LOS are from Table PT-2(R1), Transportation Corridors report, Potable wafer and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and ere 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 owners expense. RecreationfOpen Space acreage requirements are assumed with proposed change made.