HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 21-23 SW 52nd Court, 31-33 SW 52nd Court,
20-22 SW 52nd Avenue and 30-32 SW 52"d Avenue
Application No. LU- 2006-012
File ID 06-003971u
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 SW 52nd
Avenue and SW 52nd 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 "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 structure(s).
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The Restricted Commercial: 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 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.
The Planning Department recommends DENIAL of the application as presented based on
the following findings:
• It is found that lots to the west of the subject site are designated "Restricted Commercial;"
however, lots to the north and east are designated "Medium Density Multifamily Residential"
and lots to the south are designated "Single Family Residential."
• It is found that a change to "Restricted Commercial" is not a logical extension of that
category and will bring a more intense commercial use to a residential area.
• It is found that the character of SW 52 Court is residential, specifically "single-family
residential."
• It is found that the "Medium Density Multifamily Residential" category allows a maximum
of 65 residential units per acre and the requested "Restricted Commercial" category will
allow a maximum 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
not be changed.
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