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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 191.9, 1927, 1935, 1945 & 1965 SW 9th Street Application No. LU- 2005-31 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 "Restricted Commercial." The subject property is comprised of several lots bounded by SW 7th Street on the south and SW 20th 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 Duplex Residential and the same designation is to the south, east and west; lots to the north are designated Restricted Commercial. The "Duplex Residential" designation 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 Iaw. 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 "Restricted Commercial" designation allows residential uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" subject to the same li.m.iting 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 the application is part of a larger mixed -use development known as Renaissance Pointe Major Use Special Permit (MUSP). It is found that lots immediately north of the subject lots are designated Restricted Commercial. • It is found that a change to Restricted Commercial is a logical extension of that category in order for SW 81' 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 05-31 Date: 01:09/06 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 Javier Avino on behalf of Renaissance Pointe, LLC Address: 1919, 1927, 1935, 1945 & 1965 SW 9th Street Boundary Streets: North: n/a South: SW 9th Street Proposed Change: From: Duplex Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 1.18 acres @ 18 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 1.18 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 East: n/a West: SW 20th Avenue 21 DU's 24 0 sq.ft. 0 177 DU's 89 0 sq.ft. 400 156 65 Little Havana 309 Q3 23 Flagier RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 400 0.52 182.80 182.28 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 400 89,668 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population increment, Residents 400 Transmission Requirement, gpd 74,056 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfltration 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 400 512 800 288 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 400 65 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 1TE 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. RecreatioNOpen Space acreage requirements are assumed with proposed change made.