Loading...
HomeMy WebLinkAboutAnalysis• ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2471 & 2511 SW 32" Avenue and 3186 SW 25th Street Application No. LU- 2005-007 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 multiple lots situated at the southeast comer of SW 32nd Avenue and SW 24th (a complete legal description is on file at the Hearing Boards Office). Miami Comprehensive Neighborhood Plan (MCNP) Land Use Policy 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 subject properties are currently designated "Duplex Residential" and the same designation extends to the north, south, east and west. 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 "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 peniiissible 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). The Planning Department is recommending DENIAL of the application as presented based on the following findings: • It is found that the "Medium Density Multifamily Residential" Land Use category is not immediately adjacent to the subject properties. • It is found that the requested change to `Medium Density Multifamily Residential" is not a logical designation for the subject properties, will represent an intrusion into a well defined residential area, and will appear as an isolated designation in the middle of an area designated "Duplex Residential." • 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 units per acre, and the requested "Medium Density Multifamily Residential" category allows 65 units per acre. • It is found that MCNP Goal LU-1 (5) require the City to promotes the efficient use of land and minimizes land use conflicts and, Policy LU-1.1.3 which require the City to provide 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. • Proposal No 05-07 Date: 02/22/05 CONCURRENCY MANAGEMENT ANALYSIS CITY OF M€AMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant: Lucia A. Dougherty for GMRR Investments Corp Address: 2471 and 2511 SW 32nd Av and 3186 SW 25th St Boundary Streets: North: SW 24th Ter East: SW 25th Ter South: N/A West: SW 32nd Av Proposed Change: From: Duplex Residential To: Medium Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 1.03 acres @ 18 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 1.03 acres @ 65 DU/acre Peak Hour Person -Trip Generation, Residential Other sq.ft. @ FAR Peak Hour Person -Trip Generation, Other Net Increment With Proposed Change: Population Dwelling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name 19 DU's 21 0 sq.ft. 0 67 DU's 54 0 sq.ft. 124 48 34 Coral Way 310 S2 43 South Dixie RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 124 0.16 182.80 182.64 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 124 27,869 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 124 Transmission Requirement, gpd 23,017 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Concurrency Checkoff WASA Permit Required STORM SEWER CAPACITY Exfiltration System Before Change Exfiltration System After Change Concurrency Checkoff On -site On -site OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Policy 1.1,1 CIE Policy 1.2.3 SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 124 159 800 641 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 124 34 C C OK NOTES 1. Permit for sanitary sewer connection must be issued by Metro -Dade Water and Sewer Authority Department (WASA). Excess capacity, if any, is currently not known CM 1 IN 03/13/90 • ASSUMPTIONS AND COMMENTS Population increment is assumed to be all new residents. Peak -period trip generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average occupancy for private passenger vehicles. Transportation Corridor capacities and LOS are from Table PT-2(R1). Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with Metro -Dade County stated capacities and are assumed correct. Service connections to water and sewer mains are assumed to be of adequate size; if not, new connections are to be installed at owner's expense. Recreation/Open Space acreage requirements are assumed with proposed change made.