HomeMy WebLinkAboutPAB AnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 2735 & 2745 NW 14th Street & 2700 NW 15th Street
Application No. LU- 06-26
File ID 06-01238Iu
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 properties are comprised of two lots fronting NW 14th Street and one lot fronting NW
15th Street (A complete legal description is on file at the Hearing Boards Offlce)
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 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. This category also
includes commercial marinas and living quarters on vessels as .permissible.
ANALYSIS
The subject property is approximately 1.77 acres (77,085 sq. ft.) and it is bounded, to the south,
by NW 14th Street, to the North, by 15th Street between NW 27th Avenue, to the East and 29th
Avenue to the West, in the Flagami NET area. The site is currently designated "Duplex
Residential".
The Planning Department recommends DENIAL of the application as presented based on
the following findings:
• It is found that the character of NW 14ffi and NW 151h Street is residential, specifically
"Duplex Residential."
• It is found that the requested change will represent an intrusion of commercial uses into a low
density residential neighborhood.
• 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 "Duplex Residential" category allows 18 residential units per acre, and
the requested "Restricted Commercial" designation will allow a maximum density of 1.50
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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