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HomeMy WebLinkAboutCC AnalysisA ALYSIS F A USE CHA E E EST Approximately 70 N 36th Court, 64-66 N 36th Court, 3665-69 N Flagler Terrace, 3670-72 NW 15t Street, 58 NW 36tr, Court Application No, LU- 07-10 File ID 06-01024Iu REQUEST The proposal has been reviewed for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Duplex Residential" to "Restricted Commercial." (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 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 Restricted Commercial designation allows residential uses (excepting rescue missions) to a maximum density equivalent to "High 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_ DISCUSSION The subject property is comprised of twelve lots located on the eastern half of the block bounded by NW 1st Street to the North, NW 36th Court to the East, NW Flagler Terrace to the South, and NW 37Avenue to the West. The subject property is approximately .67 acres. The site is currently designated Duplex Residential. Surrounding the site to the north, east, and 1 South is Duplex Residential.. To the West and South is Restricted Commercial land use, The site is in the West Hagler NET area. ANALYSIS The Planning Department recommends DENIAL of the application as presented based on the following findings: • The character of NW 36i' Court is residential, specifically "Duplex Residential", • The requested change will represent an intrusion of commercial uses into a low density residential neighborhood. • 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. • Per the "Interpretation of the Future Land Use Plan Map, the "Duplex Residential" category allows 18 residential units per acre, and the requested "Restricted Commercial" designation will allow a maximum density of 150 residential units per acre. This potential increase in density will be out of scale with the current residential neighborhood. • 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. • MCNP Policy LU-1.1.3 provides for protection of all areas of the city from the encroachment of incompatible land uses. • MCNP Housing Policy HO-1.1.7, states the City will continue to control, through restrictions in the City's development regulations, large scale and/or intense commercial and industrial land development which may negatively impact any residential neighborhood. • MCNP Housing Policy HO-1.1.8 states that through land development regulations, the City will protect and enhance existing viable neighborhoods in those areas suitable for housing. • The 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. These findings support the position that the Future Land Use Map at this location and for this neighborhood should not be changed. 2 Proposal No 07.10 Date: 10 03/07 °ONOISRRENCY MANAGEMENT ANALYSIS C1TY OF IIi1AMl PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTAT;ON CORRIDOR AI,9ENOMENT INFORMATION Applicant: Ben Fernandez an behalf otJorge Cruz Gomez and Maria D. Cabrera, The Eldy Maze Pick ReaacaRe Liv/ng Trust, Elizabeth Anton-LaRossa, Lagc Capita( Investor Address: 58, 64-66, 70 N'W 36 CT, 3665 Ni'V Flagler Te, 3570-72 NW 1 St Boundary Streets: North: NW 1 Street East: N` O 36 Court South: NW Flagler Ter West: NW 37 Avenue Proposed Change: From: Duplex Residential To: Restricted Commercial Existing Designation, Maximum Land Use Intensity Residential 0.67 acres @ 18 DU/acre 12 DU's Peak Hour Person -Trip Generation, Residential 14 Other sq.ft. @ FAR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use intensity Residential 0.67 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 Dwe[ling Units Peak Hour Person -Trips Planning District County Wastewater Collection Zone Drainage Subcatchment Basin Solid Waste Collection Route Transportation Corridor Name 101 DU's 50 0 sq.ft. 0 227 88 37 West Flagler 309 N1 27 Flagler Street CONCURRENCY ANALYSIS RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement. acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff POTABLE WATER TRANSMISSION Population increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 227 0.30 182.80 182.50 OK 227 50.913 >2% above demand >2E/% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents 227 Transmission Requirement, gpd 42,049 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 227 291 800 509 OK TRAFFIC CIRCULATION Population increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 227 37 6 8 OK NOTES 1. Permit far 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_1N 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.