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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 2865 SW 22nd Terrace
Application No. LU- 2005-016
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Residential Duplex" to "Restricted Commercial."
The subject property consists of one lot located on the northeast corner of SW 29th Avenue and
SW 22nd Terrace (A complete legal description is on file at the Hearing Boards Office).
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 property is currently designated "Industrial" and the same
designation is to the north, east and west; the land use to the immediate south is 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 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).
The "Restricted Commercial" category accommodates commercial activities that generally
serve the daily retailing and service needs of the public, typically requiring easy access by per-
sonal auto and often located along arterial or collector roadways. Residential uses equivalent to
High Density Multifamily Residential, up to 150 dwelling units per acre, including hotels, are
also permissible within this land use category. Commercial uses include general retailing, per-
sonal and professional services; real estate; banking and other financial services; restaurants; sa-
loons and cafes; general entertainment facilities and private clubs and recreation facilities whose
scale and land use impacts are similar in nature to those uses described above. Other permissible
land uses include motels and hotels; community based residential facilities; offices; major sports
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and exhibition or entertainment facilities; places of worship and primary and secondary schools.
Mixed -use projects containing commercial, office and/or residential uses are also permissible
within this land use designation.
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• It is found that the area immediately to the north and east of the subject lot is designated
"Restricted Commercial," and the subject lot is the only "Duplex Residential" designated lot
within the block,
• 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 property.
• It is found that the character on the north side of SW 22nd Terrace in this block is
commercial, whereas the character of the south side of SW 22nd Terrace is residential,
specifically "Duplex 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 of 150
residential units per acre.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
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Proposal No 05-16
Date: 06/23/05
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 Luciano Isla, Esq, on behalf of Four Dragons, Inc.
Address: 2865 SW 22nd Terrace
Boundary Streets: North: N/A East: N/A
South: SW 22nd Terrace West: SW 29th Avenue
Proposed Change: From: Duplex Residential
To: Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.13 acres @ 18 DU/acre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FAR
Peak Hour Person -Trip Generation, Other
Proposed Designation, Maximum Land Use Intensity
Residential 0.13 acres @ 150 DU/acre
Peak Hour Person -Trip Generation, Residential
Other sq.ft. @ FAR
Peak Hour Person -Trip Generation, Other
Net Increment With 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
2 DU's
3
fl sq.ft.
0
20 DU's
10
0 sq.ft.
44
17
7
Coral Way
310
S2
42
Coral Way
RECREATION AND OPEN SPACE
Population Increment, Residents
Space Requirement, acres
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
44
0.06
182.80
182.74
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
44
9,879
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 44
Transmission Requirement, gpd 8,159
Excess Capacity Before Change See Note 1.
Excess Capacity After Change See Note 1.
Concurrency Checkoff WASA Permit Required
STORM SEWER CAPACITY
Extiiltration System Before Change
Exfiltration 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
44
56
800
744
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
44
7
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
CM1IN 03/13/90
ASSUMPTIONS AND COMMENTS
Population increment is assumed to be at new residents. Peak -period trip
generation is based on ITE Trip Generation, 5th Edition at 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 stated capacities and are assumed correct. Service
connections 10 water and sewer mains are assumed to be of adequate size; it not.
new connections are to be installed at owner's expense.
Recreation/Open Space acreage requirements are assumed with proposed
change made_