HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 10 and 20 NW 32"d Court
Application No. LU- 2006-017
File ID 06-00846lu
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 "Medium Density Multifamily
Residential." The subject properties are comprised of two lots fronting Northwest 32"d Court (A
complete legal description is on file at the Hearing Boards Office).
FUTURE LAND USE
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 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 "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.
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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).
ANALYSIS
The subject lots comprise approximately 0.25 acres (10,890 sq.ft.) and are located on NW 32nd
Court in the West Flagler NET area. The site is currently designated "Duplex Residential" and
the same designation is to the north, south and west; lots to the east are designated Duplex
Residential,
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• It is found that the character of this section of NW 32"d Court is residential, specifically
Medium Density Multifamily Residential.
• 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 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.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
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