HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 3663 South Miami Avenue
Application No. LU- 2006-020
File Ill 06-010601u
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Major Institutional, Public Facilities, Transportation
& Utilities" to "High Density Multifamily Residential." The subject property is comprised of one
parcel fronting Biscayne Bay (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 "Major Institutional, Public Facilities, Transportation and Utilities" designation allows
facilities for federal, state and local government activities, major public or private health,
recreational, cultural, religious or educational activities, and major transportation facilities and
public utilities. Residential facilities ancillary to these uses are allowed to a maximum density
equivalent to "High Density Multifamily Residential" subject to the same limiting conditions.
The High Density Multifamily Residential land use category allows residential structures to a
maximum density of 150 dwelling units per acre, subject to the detailed provisions of the appli-
cable land development regulations and the maintenance of required levels of service for facili-
ties and services included in the City's adopted concurrency management requirements. Higher
densities may be allowed as shown for these specially -designated areas:
Little Havana Target Area
Southeast Overtown/Park West
Bricked], Omni, and River Quadrant
200 units per acre
300 units per acre
500 units per acre
Supporting services such as offices and commercial services and other accessory activities that
are clearly incidental to principal uses are permitted; community -based residential facilities (1.4
clients or less, not including drug, alcohol or correctional rehabilitation facilities) will be allowed
pursuant to applicable state law; community -based residential facilities (15+ clients), places of
worship, primary and secondary schools, and day care centers for children and adults may be
permissible in suitable locations.
ANALYSIS
The proposed change encompasses the Southwestern boundary of the Mercy Hospital property,
currently being used as a surface parking lot for employees.
The subject site is approximately 6.7 acres facing Biscayne Bay in the Coconut Grove NET area.
The site is currently designated "Major Institutional, Public Facilities, Transportation & Utilities"
and the same designation is to the north; lots to the west are designated "Medium Density
Multifamily Residential."
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• it is found that subject property is part of the Mercy Hospital and do not front South Miami
Avenue.
• It is found that the "Major Institutional, Public Facilities, Transportation & Utilities" category
allows 150 residential units per acre and the requested "High Density. Multifamily
Residential" designation will allow a maximum density of 150 residential units per acre.
It is found that the requested change to "High -Density Multifamily Residential" designation
will allow greater flexibility in developing the property at the above described location and
therefore should be changed as part of the MUSP.
It is found that MCNP Goal IX-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
be changed.
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