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Approximately 1851 Delaware Parkway
Application No. 8.U-2006-08N
File 0006-00685Xu3
DISCUSSION
The pn`poou| has been reviewed for change to the Future Land Use Mop of the Miami Comprehensive
Neighborhood Plan fron "Single -Family Kcoidcnho|" to "General Commonziu[`Tho Subject property is
comprised ofa one (1) foot strip of land parallel to Delaware Parkway (A complete legaldescription is
on @c at the Hearing Boun|u Office)
FUTURE LAND USE
Miami Coin prchcnoivo Neighborhood Plan < Policy L]/'1.0.) eobdz|iuhcd future land use
categories according Vntile Fuk/cu Lund Use Y|on Map and the "Interpretation o{the \'uKurc Lund Use
Plan Map."
The "Single Family Rem6Ncmtim/" land use category allows single family structures ofone dwelling unit
each, to o moxiozum density of 9 dwelling units per acre, noh\cc< to the detailed provisions of the
applicable land development regulations and the maintenance ofrequired levels o[service for facilities
and services included in the City's adopted conCUrrency management requirements.
Supporting services xuoh as foster hmnvo and family day ourw hnnueo for children and/or adults; and
community based residential facilities (6 oUontm or |coo` not including drug, alcohol or correctional
rchuhi|ikkkxn |bci|ihcs also will he allowed pursuant to opp|icuh|u state |mv. Places o[nomhip, primary
and secondary xoboo|o, child day ourc centers and adult day ourc centers are permissible in nuituh|c
locations within single family residential areas.
Professional offices, tourist and guest homes, Museums, and privateo|ubc or lodges are allowed only in
contributing structures within historic sites or historic districts that have been designated by ihc
Historical and 6nvirnnrncokd Preservation Board and are in suitable locations within single family
residential urcux, pursuant to upp|iooh|o land development regulations and the maintenance of required
levels n[service for such uses. Density and intensity limitations for said uses shall horestricted tothose
"[dhecontributing miructune(a).
l
The "General Commercial" land use category allows all uotvidco included in the 'Y]Uiue`and the
"Restricted Cornnnorniu[` designations, as well as v/ho|oouUnA and distribution uohvideo that generally
serve the needs ofother businesses; generally require onand off loading facilities; and benefit from close
proximity to industrial un:uo. Thcoc commercial uuhvihcs include retailing of second hand items,
uutonoohvc repair set -vices, new and used vehicle xo|em, parking lots and garages, heavy equipment sales
and xcpvioo, building mo<crio| uu|ea and storage, wholesaling, warehousing, distribution and transport
related services, light manufacturing and assembly and other activities whose nuu|n of operation and land
use impacts are similar to those uses described above. Multifamily roxidonhu| structures o[u density
equal to K'} or higher, but not to cscocd o maximum of 150 units per acre, are u||nwcd by Special
Exception only, upon finding that the proposed site's proximity to other residentially zoned property
makes it u logical extension or continuation of existing rcoidcohn| development, and that udcqouic
services and umeoidco exist in the ud\uonnt area in accommodate the needs of potential residents. ]'his
ou(ogo,y also allows commercial marinas and living quarters on vexoo|o for transients.
ANALYSIS
The subject site is approximately .0009 acres (39.2sq.ft) located on a one (I) floot strip of land parallel to
Delaware Parkway in the HugamiNET area. The site iucurrently designated ^`Sing|c'Fxmi|yResidential
und\heyomodcsiQnabunsistoihewoot.To\hccust,\hcdcsigon|ionis^'Goneru|Comrucrcia|"
RECOMMENDATION
The Klummimg Department r*uwmmmmwmWu APPROVAK. of the uppUiom6om as prwucmumd based em the
following findings:
hisfound that the subject property has uSingle Family designation along the south boundary o[the
property, which needs to be changed to General Commercial in order for tile parcel to have a uniform
and consistent land use designation.
It is 6x/od that uchange iuGeneral Commercial will permit a more cohesive mixed use project{hcA
nouN oUuv/ the uhi|ih/ for residents to walk to services at \ho ground |rvd which uchvu1co the
mircoh, It is also [hund` that the proposed project is pokofd/c Miami River Rapids N4U6P which will
u||nw, through it design, for o transition from the residential, across Dc|owuvo Parkway, to the
commercial components and umore intense residential use in uway that does not negatively impact
the existing low density residential uccu.
U is found that Cox| IU-1(3) promotes and facilitates economic development und the growth of job
opportunities in the city,
It is found that Policy LO 1.3.6 continues to encourage o 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.
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