HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1000 SW 30 Avenue
Application No. LU- 06-28
File ID 06-008301u
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 "Medium Density Multifamily
Residential." The subject property consists of one parcel facing SW 30th Avenue (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 "Duplex Residential" land use category 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 Environmental Preservation Board and are in suitable locations within du-
plex 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).
Medium 'Density Multifamily Residential: Areas designated as "Medium Density Multifamily
Residential" 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 mainte-
nance of required levels of service for facilities and services included in the City's adopted con -
currency management requirements.
Supporting services such as community -based residential facilities (14 clients or less, not includ-
ing 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 com-
plex, 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 edu-
cational .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 Environrnental Preservation Board and are in suitable locations within me-
dium 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).
ANALYSIS
The subject property is approximately 0.26 acres (11,325.60 sq. ft.) and it is facing SW 30th
Avenue, between SW 11th Street and SW 9' Street, in the West Flagler NET area. The site is
currently designated "Duplex Residential".
It is found that a change to "M.edium Density Multifamily Residential" is a logical extension
of that category and will unify the use and viability of the properties to the north and under
the same ownership.
• It is found that the "Duplex Residential" category provides for 18 residential units per acre,
and the requested "Medium Density Multifamily Residential" designation allows 65
residential units per acre.
• It is found that MCNP Goal LU-1 maintains a land use pattern that (3) promotes and
facilitates economic development.
It is found that MCNP Goal LU-1 (5) promotes the efficient use of land and minimizes land
use conflicts.
It is found that MCNP Land Use Policy 1.1..1 provides that new development or
redevelopment that results in an increase in density or intensity of land use shall be
contingent upon availability of public facilities and services that meet or exceed the
minimum LOS standards adopted in the Capital Improvement Element. It is found that the
attached Concurrency Management Analysis pertaining to concurrency demonstrates that no
levels of service would be reduced below minimum levels.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
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