HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 2648 NW 22" Avenue
Application No. LU- 2006-023
File ID 06-01023Iu
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Medium 'Density Multifamily Residential" to
"Restricted Commercial." The subject property is comprised of several lots fronting NW 23111
Avenue (A complete legal description is on file at the Hearing Boards Office).
FUTURE LAND USE
Miami Comprehensive Neighborhood Plan (MCNP) Policy 1,11-1.6.1 established future land use
categories according to the Future Land Use Plan Map and the "Interpretation of the Future Land
Use Plan Map."
The "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.
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 structurc(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
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, 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. Tiflis category also
includes commercial marinas and living quarters on vessels as permissible.
ANALYSIS
The subject site is approximately 0.516 acres located on NW 22nd Avenue in the Allapattah NET
area. The site is currently designated "Medium Density Multifamily Residential" and the same
designation is to the south, east and west; lots to .the north are designated "Restricted
Commercial."
The Planning Departrnent recommends I ENIAL of the application as presented based on
the following findings:
It is found that in this specific area, the character of NW 22nd Avenue is residential,
specifically Medium Density Multifamily residential.
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 requested change wi.11 represent an intrusion of commercial uses into a
mediurn density residential neighborhood.
• It is found that the "Medium Density Multifamily Residential" category allows 65 residential
units per acre and the requested "Restricted Commercial" designation will allowa
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.
It is found that Policy 1.11-1.1.3 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.