HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 726 NW 32nd Place, 725 NW 33" Ave & 733 NW 33rd Ave
Application No. LU- 2006-021
File Ill 06-010191u
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 three parcels between NW 32nd and NW 33rd Avenues, north of
NW 7th Street. (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."
Areas designated as Duplex Residential allow 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 correc-
tional 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 Environ-
mental 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 con-
tributing structure(s)
Areas designated as Restricted Commercial allow 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 ac-
tivities 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 in-
clude: general retailing, personal and professional services, real estate, banking and other finan-
cial 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.
ANALYSIS
The subject site is comprised of 3 lots and are approximately 0.3 acres (13,068 sq. ft.) located in
the Allapatta.h NET area. The lots are currently designated "Duplex Residential" and the same
designation is to the north, east and west; lots to the south are designated "Restricted
Commercial."
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
It is found that a change to "Restricted Commercial" is a logical extension of that category
and will unify the commercial use and viability of the properties to the south.
• It is found that the "Duplex Residential" category provides for 1.8 residential units per acre,
and the requested "Restricted Commercial" designation allows 150 residential units per
acre.
It is found that MCNP Goal LLJ-1 maintains a land use pattern that (3) promotes and
facilitates economic development.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
2