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HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST Approximately 755 NW 67 STREET & 890 NW 69 STREET Application No. 09-11 File ID 09-01007Iu REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to "High Density Multifamily Residential". (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 "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 permissible 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). High Density Multifamily Residential: Areas designated as "High Density Multifamily Resi- dential" allow residential structures to a maximum density of 150 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. Higher densities may be allowed as shown for these specially - designated areas: Little Havana Target Area 200 units per acre Southeast Overtown/Park West 300 units per acre Brickell, Omni, and River Quadrant 500 units per acre 1 Supporting services such as offices and commercial services and other accessory activities that are clearly incidental to principal uses are permitted; 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+ clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations. DISCUSSION The subject area consists of two parcels comprising approximately 9.388 acres. The parcels are located within the block bounded by NW 67th Street to the south, NW 10th Avenue to the west, NW 69th Street to the north and NW 7th Avenue to the east. The site is currently designated "Medium Density Multifamily Residential". Surrounding the subject site is also "Medium Density Multifamily Residential" land use to the north and west. To the east the designation is "General Commercial" and to the south is "Major Institutional, Public Facilities, Transportation and Utilities". The subject site is in the Model City NET area. ANALYSIS The Planning Department is recommending DENIAL of the application as presented based on the following findings: • The parcel is part of a low to medium density residential neighborhood. • No high density residential area exists in close proximity to the subject property. • The requested change will represent an intrusion of high density multifamily residential land use into a low to medium 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. • The "Medium Density Multifamily Residential" land use category allows residential struc- tures to a maximum density of 65 dwelling units per acre. The requested "High Density Multifamily Residential" designation allows to 150 dwelling units per acre. This potential increase in residential density will be out of scale with the established neighborhood. • The Major Institutional Land Use category southwest of the subject property can not exceed 9 dwelling units per acre, since the least intense abutting residential zoning district is Single Family Residential and must be ancillary to the principal use. The 150 dwelling units per acre for the General Commercial Land Use to the east, allows residential by Special Excep- tion only. • The desired density with such a large site of 9.388 acres is more appropriate for an urban center. The Urban Central Business District (UCBD) described with in the MCNP, for in- stance, identifies the single urban core area within the City of Miami. The UCBD shall con- tain, among other activities, high density development including high density residential ac- tivities. The same is true for Regional Activity Centers (RAC). 2 • The potential population increase for the property is not in proximity to transit stations that would support transit oriented development and thus is not an appropriate site for such increased density. • Because the subject site excludes adjacent areas from the land use change, the potential exists for the expansion of non residential uses into the existing residential neighborhood, such as General Commercial to the east and Major Institutional Land Use to the south. • A major landmark in the area is the Northwestern Senior High School to the west of the property. This is not a major employment generator that requires or can support such increase in density from 65 dwelling units per acre to 150 dwelling units per acre. • 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 High Density Multifamily Residential is not a logical extension of that category. • MCNP land Use Policy LU-1.1.10 and Housing Policy HO-1.1.9.: states the City's land de- velopment regulations will encourage high density residential development and redevelop- ment in close proximity to Metrorail and Metromover stations.(See Transportation Policy TR- 1.5.2) • 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 09-11 Date: 10/07/2009 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 Iris Escarra as attorney, on behalf of "The Village of Miami" Ltd Address: 755 NW 67 STREET & 890 NW 69 STREET Boundary Streets: North: NW 69 ST East: South: NW 67 ST West: Proposed Change: From: Medium Density Residential To: High Density Multifamily Residential Existing Designation, Maximum Land Use Intensity Residential 9.3880 acres @ 64 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 9.3880 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 NW 7 AV NW 10AV 601 DU's 391 0 sq.ft. 1,408 DU's 746 0 sq.ft, 0 2,075 807 356 MODEL CITY B1 322 107 NW 7 AV RECREATION AND OPEN SPACE Population Increment, Residents Space Requirement, acres Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 2,075 2.70 182.80 180.10 OK POTABLE WATER TRANSMISSION Population Increment, Residents Transmission Requirement, gpd Excess Capacity Before Change Excess Capacity After Change Concurrency Checkoff 2,075 464,786 >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 2,075 383,863 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 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 2,075 2,656 800 (1,856) OK TRAFFIC CIRCULATION Population Increment, Residents Peak -Hour Person -Trip Generation LOS Before Change LOS After Change Concurrency Checkoff 2,075 356 B B OK NOTES 1. Permit for sanitary sewer connection must be Issued by Metro -Dade Water and Sewer Authority Department (WASA). High Density Multifamily Residential allows residential structures to a maximum density or 150 dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required level of service for facilities and services included in the City's adopted concurrency management requirements, Higher densities may be allowed as shown for these specially -designated areas: Little Havana Target Area = 200 units per ecre, Southeast OvertownlPark West =.300 units per acre and Brickell, Omni, and River Quadrant 500 units per acre. Supporting services such as offices and commercial services and olher accesory aotivities That are clearly incidental to proncipal uses are permitted; community based residential facilities(14 clients or less, not Including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to applicable slate law; community based residential facilities (15 r clients), places of worship, primary and secondary schools, and day care centers for children and adults may be permissible in suitable locations, 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.