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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1720 and 1771 NW 33" Street Application No, LU- 2OO5-26 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from '`Duplex Residential" and "Major Institutional, Public Facilities, Transportation and Utilities" to "Restricted Commercial." The subject property is comprised of several lots fronting NW 33`d 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 lots are currently designated "Duplex Residential" and "Major Institutional, Public Facilities, Transportation and Utilities" and the same designation is to the south and west; land to the north is designated "High Density Multifamily Residential" and to the east is designated "Restricted 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 lave. 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 "Major Institutional, Public Facilities, Transportation and Utilities" designation allows facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed to a • • maximum density equivalent. to "High Density Multifamily Residential" subject to the same limiting conditions, The "Restricted Commercial" designation allows 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 DENIAL of the application as presented based on the following findings: • It is found that the character of NW 33'd Street is residential, specifically duplex residential. • 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 "Duplex Residential" category allows 18 residential units per acre and the requested "Restricted Commercial" designation will allow a maximum density of 150 residential units per acre. • It is found that MCNP Goal I_U-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-1.1.3 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 05-26 Part 1 of 3 Date, 12/ 1 4/05 AMENDMENT INFORMATION Applicant Allapattah Baptist Church Address 1720 NVd 33rd Street (Lot 3) CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAM1 PLANNING DEPARTMENT [MP.ACT OF PROPOSEED.AMENEMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR Boundary Streets: North: NW 33rd Street East: n/a South: n:a West: nip Proposed Change, From: Major lnstitutionaf, Public Facilities, Transporta To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0,13 acres @ 150 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 0.13 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 CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change on. etc Concurrency Checkoff 20 DU's 10 C sq.11. 20 DU's 10 0 sq.ft. 0 0 0 0 Allapattah 322 G2 14 SR 112 POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0.00 182.8n 182-80 OK SANITARY SEWER TRANSM}SSION Population Increment, Residents Transmission Requirement, gpd 0 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required 0 >2% above demand >2% above demand OK STORM SEWER CAPACITY Exfiltration System Sabre 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 t,Excess Capacity After Change -Concurrency Checkoff 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Top Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 A A 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 al new residents. Peak -period trip generation is based an ITE Trip Generation, Sth 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. Potabie 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. RecreatioriOpen Space acreage requirements are assumed with proposed change made. • • • Proposal No 05-26 Part 2 of 3 Date: 12114/05 AMENDMENT INFORMATION Applicant. Allapattan Baptist Church Address: 1771 NW 33rd Street {Lot 4) CONCURKENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATIOLt CORRIDOR Boundary Streets: North: NW 33rd Street East: n.'a South: na West: nia Proposed Change: From: Maier Institutional, Public Facilities, Transportation To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.16 acres @ 150 DU/acre 24 DU's Peak Hour Person -Trip Generation, Residential 12 Other sq.ft. ii FAR C sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.16 acres C 150 DUiacre Peak Hour Person -Trip Generation, Residential Other sq.ft. ri 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 CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change etc Concurrency Checkoff 0 0.0E 182.80 182.80 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 24 DU' s SANITARY SEWER TRANSMISSION 12 Population Increment, Residents 0 sq.ft. Transmission Requirement, gpd 0 Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 0 Allapattah 322 G2 14 SR 112 0 0 >2% above demand >29/0 above demand OK 0 0 See Note 1. See Note 1. WASA Permit Required RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1.1 CIE Policy 1.2.3 STORM SEWER CAPACITY Exfiltration System Before Change Exliltration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacrty Before Change Excess Capacity After Change Concurrency Checkoff 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 A A 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 ail new residents. Peak -period trip generation is based on iTE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehic€es. 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 -Cade 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 instelted at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made • • • Proposal No 05-26' Part 3 of 3 Date: 12/14i05 AMENDMENT INFORMATION Applicant Allapattah Baptist Church Adcress: 1771 NW 33rd Street (Lot 5) CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPAR T MENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR Boundary Streets: North: NW 33rd Street East: nio South: nia West: nr'a Proposed Change: Erom: Duplex Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.16 acres @ 18 DUiacre Peak Hour Person -Top Generation, Residential Other soft, @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.16 acres @ 150 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. c1? 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. 24 DU's 12 0 sq.ft. 0 54 21 9 Aflapattah 322 G2 14 SR 112 J RELEVANT MCNP GOALS, OBJECTIVES, AND PO4ICIES Land Use Policy 1.1 1 CIE Policy 1-2.3 CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity Alter Change Concurrency Checkoff 54 0_07 182.80 182.73 OK 54 12,158 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 54 Transmission Requirement, gpd 10.042 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. ConcurrencyCheckoff WASA Permit Required STORM SEWER CAPACITY Exfltration System Before Change Exfiftration System After Change Concurrency Checkoff On -site On -site OK SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tonsiyear Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 54 69 800 731 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 54 9 A A 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_lN 03(13/90 ASSUMPTIONS ANO COMMENTS Population increment is assumed to be at new residents Peak -period trip generation is based on OTE 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 Meteo-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.