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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST' Approximately 3921 W Flagler Street Application No. LU- 2005-34 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" and "Single Family Residential" to "Restricted Commercial." The subject property is comprised of several lots bounded by NW Flagler Terrace on the north, West Flagler Street on the south and NW 40`h Avenue on the west (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 Medium Density Multifamily Residential and Single Family Residential; lots to the north are designated Single Family Residential, lots to the south are designated Office and Restricted Commercial, lots to the east are designated Medium Density Multifamily Residential, and lots to the west are designated Office. 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 "Single Family Residential" lend t.lsc category allows single family structures of one dwelling unit each, to a maximum density of 9 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 foster homes and family day care homes for children and/or adults; and community based residential facilities' (6 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 single family 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 single family 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" 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 this block of West FIagler Street is residential, specifically "Medium Density Multifamily Residential." A "Community based residential facility" provides room (;vith or without board), resident services, and twenty-four hour supervision. Such a facility functions as a single housekeeping unity. This category includes adult congregate living facilities, facilities for physically disabled and handicapped persons, for developmentally disabled persons, for non dangerous mentally ill persons and for dependent children, as licensed by the Florida Department of Health and Rehabilitative Services (FHRS), and juvenile and adult residential correctional facilities, including halfway houses, as licensed and appoved by an authorized regulatory agency. 2 • it is found that a land use change at this location may set a negative precedent and create a "domino effectin regards to future land use change applications .for the remainder of this block. it is found that the "Single Family Residential" and "Medium Density Multifamily Residential" categories allow a maximum density of 9 and 65 residential units per acre respectively, and the requested "Restricted Commercial" designation will allow a Inaxiinum density of 150 residential units per acre. it is found that MCNP Goal 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 05-33 Pt 1 of 2 Gale: 12/28/05 AMENDMENT INFORMATION CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR CONCURRENCY ANALYSIS Applicant Ben Fernandez, Esq on behalf of Premier MgrnI & Investments C Address: 3921 W Flaglei- Street Boundary Streets: North: n/a East: South: n'a West Proposed Change: From: Single Family Residential To Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.14 acres @ 9 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 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 How Person -Trips Planning District County Wastewater Coilection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name n;a nia 0.14 acres @ 150 DUfacre 1 DU's 2 0 sgfl 21 DU's 11 0 so ft. 0 51 20 9 West Flagler 315 P4 29 Ftagler RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 51 0.D7 182.80 152.73 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 51 11,364 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 51 Transmission Requirement, gpd 9,385 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 51 65 800 735 OK TRAFFIC CIRCULATION Population Increment, Residents Peak•Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 51 9 D D 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, S1h Edition a1 1.4 ppv average occupancy for private passenger vehicles. Transportal on Corridor capacities and L05 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. • • • • • Proposal No 05-34 Pt 2 s Date: 12128105 AMENDMENT INFORMATION CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR Applicant: Ben Fernandez, Esq on behalf of Premier Mgmt & Investments Co. Address, 3921 W Elagler Street Boundary Streets: North: nla East: nla South: nia West: nia Proposed Charge From: Medium Density Multifamily Residential To, Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.98 acres @ 65 DUlacre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person - Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.98 acres @ 150 DUlacre 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 Subcalchment Basin Solid Waste Collection Route Transportation Corridor Name 64 DU's 52 0 sq.ft. 147 DU's 74 a sq.ft. 0 214 83 22 West Flagler 315 P4 29 Flagler nc CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Goncurrency Checkoff POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement; gpd Excess Capacity Before Change Excess Capacity After Change Goncurrency Checkoff 214 0.28 182.80 182.52 OK 214 47,954 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents 214 Transmission Requirement, gpd 39,605 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1_ Goncurrency Checkoff WASA Perrnit 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, lonslyear Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 214 274 8©© 526 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 214 22 D D 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. PeaR-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 t OS 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 10 be installed al owner's expense. RecreationlOpen Space acreage requirements are assumed with proposed change made.