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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 2508, 2524, 2534, 2538, 2590, 2600, 2610, 2620 SW 5 Street. Application No. 09-03 File ID 08-010841u REQUEST The proposal is for a change to the 2020 Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Single Family" and "Duplex Residential" to "Major Institutional, Public Facilities, Transportation and Utilities". (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 2020 Future Land Use Plan Map and the "Interpretation of the Future Land Use Plan Map." 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 cor- rectional rehabilitation facilities also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child daycare 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 sin- gle family residential areas, pursuant to applicable land development regulations and the main- tenance 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). Duplex Residential: Areas designated as "Duplex Residential" allow 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 re- quired 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 correc- tional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of 2 A "Community based residential facility" provides room (with or without board), resident services, and twenty-four 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, for developmen- tally disabled persons, for non dangerous mentally ill persons and for dependent children, as licensed by the Florida Department of Health, and juvenile and adult residential correctional facilities, including halfway houses, as licensed qr approved by an authorized regulatory agency. 1 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 onlyin 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 dup- lex 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). Major Institutional, Public Facilities, Transportation and Utilities: Areas designated as "Ma- jor Institutional, Public Facilities, Transportation and Utilities" allow 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 up to a maximum density equivalent to "High Density Multi- family Residential" or if applicable the least intense abutting/adjacent residential zoning district, subject to the same limiting conditions. Areas designated as "Major Institutional, Public Facilities, Transportation and Utilities" allow a maximum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property; such FAR may be increased upon compliance with the detailed provisions of the applicable land de- velopment regulations; however, may not exceeda total FAR of 3.0 times the gross lot area of the subject property, except within the Health / Civic Center District where it may not exceed a total FAR of 3.2 times the gross lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and ser- vices included in the City's adopted concurrency management requirements. DISCUSSION The subject area consists of 11 parcels comprising approximately 1.43 acres. The parcels are located within the block bounded by SW 6 Street to the south, SW 27 Avenue to the west, SW 5th Street to the north and SW 25 Avenue to the east. The sites are currently designated "Single Family Residential" and "Duplex Residential". Surrounding the subject sites are the following land use designations: "Single Family Residential" to the north, Duplex Residential to the east, "Major Institutional, Public Facilities, Transportation and Utilities" to the west and south, as well as "Office", and "Medium Density Multifamily Residential" also to the south. The subject site is in the West Flagler NET area. 2 ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the: following.findings: • The parcels are part of a Single Family and Duplex`Residential areas. • The requested change will represent an intrusion of Major Institutional, Public Facilities, Transportation and Utilities uses into the residential designation area. z. • A land use change at this location may set a negative precedent and create a "domino effect" in regards to future land tise change applications. • The "Single Family Residential" and "Duplex Residential" and land use categories allow residential structures, to a maximum density of 9, and 18 dwelling units per acre respectively. The requested "Major Institutional, Public Facilities, Transportation and Utilities" de- signation at this location allows to the least intense abutting/adjacent residential zoning dis- trict, or to 9 dwelling units per acre. This density could change if the surrounding zoning districts changes to allow more density. • MCNP Land Use Goal LU=1(1) encourages a land use pattern that 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. A change to Major Institutional, Public Facilities, Transportation and Utilities is not a logical extension of that category. • MCNP Policy LU-1.1.3 (1) provides for the protection of all areas of the city from: (1) the encroachment of incompatible land uses; (2) the adverse impacts of future land uses in adjacent areas that disrupt or degrade public health and safety, or natural or man-made amenities; • 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. • 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 should not be changed. 3 Proposal No 09-03 Date: 2/18/2009 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Tony Recio & Gilberto Pastoriza on behalf of the District Board of Trustees of Miami Dade College, FL Address: 2508,2524,2534,2538,2590,2600,2610,2620 SW 5 ST Boundary Streets: North: SW 5 ST East: SW 25 AV South: SW 6 ST West: SW 27 AV Proposed Change: From: Single Family Residential To: Major Institutional, Public Facilities, Transportation & Utilities Existing Designation, Maximum Land Use Intensity Residential 1.1006 acres @ 9 DU/acre 10 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 1.1006 acres @ 9 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 10 DU's 14 0 sq.ft. 0 0 0 0 West Flagler 310 Q4 202 SW 27 AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0.00 182.80 182.80 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 >2% above demand >2% above demand OK SANITARY SEWER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 See Note 1. See Note 1. 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 Goal LU-1 Land Use Objective LU-1.1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g (See attachment 1) SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 0 0 800 800 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 0 0 B B 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. Major Institutional, Public Facilities, Transportation & Mines allow (entities for federal, slate and local gover- ment activities, major public or private health, recreational, cultural, religious or educational activities, and major transportation (entities and public utilities, Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to 'High Density Multifamily Residential' or If applicable the least intense abutting/adjacent resi- dential zoning district, subject to the same limiting conditions. Allows a maximum floor area ratio (FAR) of 1.72 ti- des the gross lot area of the subject property, except within the Health/Civic Center District where It may not exceed a total FAR of 3.2 times the gross lot area of the subject property. All such uses and mixes of uses shall he subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and servces Included in the City's adopted concurrency management requirements. 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. Proposal No 09-03 Date: 2/18/2009 CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP • WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant Tony Recio & Gilberto Pastoriza on behalf of the District Board of Trustees of Miami Dade College, FL,; Address: 2508,2524,2534,2538,2590,2600,2610,2620 SW,5 ST Boundary Streets: North: SW 5 ST East: SW 25 AV South: SW 6 STt, ,:• West: SW 27 AV Proposed Change: From: Duplex Residential To: Major Institutional, Public Facilities, Transportation & Utilities Existing Designation, Maximum Land Use Intensity Residential 0.3294 acres @ 18 DU/acre 6 DU's Peak Hour Person -Trip Generation, ;Residential 5 Other ,. ... sq.ft. @; , FAR 0 sq.ft, Peak Hour Person -Trip Generation, Other - Proposed Designation, Maximum Land Use Intensity Residential 0.3294 acres @ , 9 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 3 DU's 4 0 sq.ft. 0 -8 -3 -1 West Flagler 310 • Q4 202 SW 27 AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff. -8 -0.01 182.80 182.81 OK' POTABLE WATER. TRANSMISSION Population increment, Residents -8 Transmission Requirement, gpd ..-1,707 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents -8 Transmission Requirement, gpd -1,410 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 Goal LU-1 Land Use Objective LU-1,1 Land Use Policy 1.1.1 Capital Improvements Goal CI-1 Capital Improvements Objective CI-1.2 Capital Improvements Policy 1.2.3 a - g (See attachment 1) SOLID WASTE COLLECTION Population Increment, Residents Solid Waste Generation, tons/year Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff -8 -10 800 810 OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff -8 -1 B B OK NOTES: 1. Permit for sanitary sewer connection must be Issued.by Metro Dade Water and Sewer Authority Department (WASA). Excess capacity, if eny,ts currently. not known... Major lasstulional, Public Facilities, Transponalion &'Utilities allow facilities for federdl, slate and local govern- ment ecli0tles, major public orynvale health, recreational, collural, religious or educational activities, and major bansporlation facilities and public utilities. Residential facilities ancillary to These uses are allowed up to a maximum density equivalent to "High Density Multifamily Residential" or f applicable the leas) intense abuftingladjacenl resi- dential zoning district, subject to the same limitjng conditions, Allows a maximum floor area ratio (FAR) of 1.72 5. roes the gross lot area of the subject properly, except within the Health/Civic Center District where it may not exceed a total FAR of 3.2 limes the gross lot area of the subject property.. All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and servces Included In the City's adopted concurrency management requirements. 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.