HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 1292 SW 21st Terrace and
2149 SW 13th Avenue
Application No. LU- 2006-024
File ID 06-010561u
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Single Family Residential" to "Medium Density
Multifamily Residential." The subject property is comprised of two lots fronting SW 21.st Terrace
(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 "Single Family Residential" designation allows for single .family structures of one dwelling
unit each to a maximum density of 9 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 foster homes and family day care homes for children and/or adults;
and community based residential facilities2 (6 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 single family 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
single family 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).
2 A "Community based residential facility" provides room (with or ‘vithout board), resident services, and twentylour hour supervision. Such a
facility functions as a single housekeeping unity. This category includes adult congregate living facilities, facilities for physically disabled and
handicapped persons, tor developmentally disabled persons, for non dangerous mentally ill persons and for dependent childrenas licensed by
the Florida Department of Health and Rehabilitative Services (FfIRS), and juvenile and adult residential correctional facilities, including halfway
houses, as licensed or approved by an authorized regulatory agency.
The Restricted Commercial designation allows residential uses (excepting rescue missions) to a
maximum density equivalent to "Fligh 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 lots comprise approximately 0.50 acres and are located on SW 21st Terrace in the
Coral Way NET area. The lots are currently designated Single Family Residential and the same
designation is to the north and east; lots to the south are designated Restricted Commercial.
The Planning Department recommends DENIAL of the application as presented based on
the following findings:
It is found that lots immediately east, west and north of the subject lots are designated Single
Family Residential.
• It is found that the character of SW 21.st Terrace is low density residential, specifically single
family residential.
It is found that the "Single Family Residential" category allows 9 residential units per acre
and the requested "Restricted Commercial" designation will allow 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.
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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