HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 3690 SW 23r` Terrace
Application No. LU- 2005-08
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 consists of two lots fronting SW 23rd Terrace (a
complete legal description is on file at the Hearing Boards Office).
The 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 block is designated
"Duplex Residential" and the same designation is to the north, east and south; lots to the
immediate west 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 law.
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" land use category allows residential uses (excepting
rescue missions) to a maximum density equivalent to "High Density Multifamily
Residential" (up to a maximum of 150 units per acre) 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,
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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 area to the north, south and east of the subject lots are designated
"Duplex Residential."
• It is found that the area immediately west of the subject property is designated
"Restricted Commercial."
• It is found that the character of this section of SW 23`1 Terrace is residential,
specifically "Duplex Residential."
• It is found that the change to "Restricted Commercial" is not a logical extension of
that category and will bring a more intense commercial use to a residential street.
• 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 actual "Duplex Residential" category allows 18 residential units
per acre and the requested "Restricted Commercial" designation will allow a
maximum of 150 residential units per acre.
• It is found that MCNP Goal LU-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.
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•
Proposal No 05-08
Date: 04/18105
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: SD Echemendia & PM Baloyra for Cinco M's Corp
Address: 3690 SW 23rd Ter
Boundary Streets: North: SW 23rd Ter East: NIA
South: N/A West: N/A
Proposed Change: From; Duplex Residential
To: Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.32 acres @ 18 DUlacre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FAR
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use intensity
Residential 0.32 acres @ 150 DU/acre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FAR
Peak Hour Person -Trip Generation, Other
Net Increment W€th 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
6 DU's
6
0 sq.ft.
0
48 DU's
24
0 sq.ft.
109
42
18
Coral Way
310
P2
35
Coral Way
RECREATION AND OPEN SPACE
Population Increment, Residents
Space Requirement, acres
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
109
0.14
182.80
182.66
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
109
24,317
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 109
Transmission Requirement, gpd 20,083
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
Exf€ltration 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
109
139
800
661
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
109
18
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
ASSUMPTIONS AND COMMENTS
Population increment is assumed to be all new residents. Peak -period trip
generation is based on ITE Trip Generation, 5th Edition a1 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 staled capacities and are 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 owner's expense.
RecreationlOpen Space acreage requirements are assumed with proposed
change made.
CM 1 IN 03/13/90