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HomeMy WebLinkAboutAnalysis• • ANALYSIS FOR LAND USE CHANGE REQUEST Approximately 1262 SW 21st Terrace, Application No. LU- 2004-0026 DISCUSSION The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan 1989-2000 from "Single Family Residential" to "Restricted Commercial". The subject property consists of three lots facing SW 215r Terrace. (Complete legal description 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 property is currently designated "Single Family Residential" and the same designation is to the north, east and west; to the south, there is a "Restricted Commercial' land use designation. "Single Family Residential": Areas designated as "Single Family Residential" allow 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 suit- able locations within single family residential areas, pursuant to applicable land develop- ment 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 struc- ture(s). • • • "Restricted Commercial": Areas designated as "Restricted Commercial" allow residen- tial uses (excepting rescue missions) to a maximum density equivalent to "High Density Multifamily Residential" (up to a maximum of 150 units per acre) subject to the same limiting conditions; any activity included in the "Office" designation as well as commer- cial activities that generally serve the daily retailing and service needs of the public, typi- cally 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 entertain- ment facilities and other commercial activities whose scale and land use impacts are simi- lar 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 and Zoning Department is recommending DENIAL of the application as presented based on the following findings: • It is found that immediately adjacent to the east, west and north of the subject properties the areas are designated "Single Family Residential. • It is found that the character of the NW 21 S` Terrace is low density residential, specifically single family residential. • It is found that the change to "Restricted Commercial" is not a logical extension of that category and will bring a more intense commercial use into a low density residential street. • It is found that the actual "Single Family Residential" category allows 9 residential units per acre and the requested "Office" designation will allow 150 residential units per acre. It is found that similar petitions has been presented and granted for the south side of Coral Way as part of a Major Use Special Permit (MUSP) but none for the north side of Coral Way up to 32nd Avenue. Granting this petition will constitute the start of a potential "domino effect" for the north side of Coral Way contrary to the Comprehensive Plan for the area which is to maintain and protect the low density residential area. • It is found that MCNP Goal LU-1 (5) require the City to promotes the efficient use of land and minimizes land use conflicts. • It is found that Policy LU-1.1.3 require the City to provide protection of all areas of the city from the encroachment of incompatible land uses. • • • • It is found that MCNP Goal LU-1 require to maintain a land use pattern that protects and enhances the quality of life in the city's residential neighborhoods These findings support the position that the existing land use pattern in this neighborhood should not be changed. It also should be stated, that whereas MCNP Land Use Policy 1.1.1. requires development or redevelopment, that results in an increase in density or intensity of land use, to be contingent upon availability of public facilities and services that meet or exceed the minimum LOS standards adopted in the Capital Improvement Element (CIE) (OF Policy 1.2.3.). It is found that the attached Concurrency Management Analysis pertaining to concurr-ency demonstrates that no levels of service would be reduced below minimum levels. • Proposal No 04-26 Date: 06/29/04 AMENDMENT INFORMATION CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR CONCURRENCY ANALYSIS Applicant:Gtoria M. Velazquez for Property Owner Address: 1262 SW 21 st Ter Boundary Streets: North: SW 21st Ter East: &a South: nfa West: nia Proposed Change: From: Single -Family Residential To: Restricted Commercial Existing Designation, Maximum Land Use intensity Residential 0.4 acres @ 9 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 0.4 acres @ 150 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 4 DU's 5 0 sq.ft. 0 60 DU's 30 0 sq.ft. 145 56 25 Coral Way 310 T1 38 Coral Way RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 145 0.19 182.80 182.61 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 145 32,468 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 145 Transmission Requirement, gpd 26,815 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 145 186 800 614 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 145 25 A A 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 03113190 ASSUMPTIONS ANO COMMENTS Population increment is assumed to be alt 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 -Cade County stated capacities and are assumed correct. Sere 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.