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Home My WebLink AboutCC AnalysisANALYSIS FOR FUTURE LAND USE CHANGE REQUEST Approximately 3227-3247 Charles Ave File ID 11-001131u1 REQUEST The proposal is for a change to the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of certain properties from "Single Family Residential" to "Major I nstitutional, P ublic Facilities, Tr ansportation, and Utilities". (A c omplete I egal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood P Ian (MCNP) Policy LU -1.6.1 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." The "Single Family Residential" future land use category allows single f amily structures of one dwelling unit each to a m aximum 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 facilities (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 su itable locations within si ngle 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 desi gnated by t he Historical and E nvironmental P reservation B oard and a re i n suitable I ocations within si ngle family r esidential ar eas, pu rsuant t o a pplicable I and development regulations and t he m aintenance of r equired I evels of se rvice f or su ch uses. Density and i ntensity limitations for said uses shall be r estricted t o t hose of t he contributing structure(s). The "Major Institutional, Public Facilities, Transportation and Utilities" future land use category allows facilities for federal, state and local government activities, major public or pr ivate heal th, r ecreational, cu Rural, religious or educa tional act ivities, and major transportation facilities 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 residential zoning district, subject to the same limiting conditions. Areas designated as " Major I nstitutional, P ublic Facilities, Tr ansportation and U tilities" allow nonresidential uses to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of t he su bject pr operty. P roperties designated " Major I nstitutional, P ublic Facilities, Transportation and Utilities" in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the subject property. Properties designated "Major I nstitutional, P ublic Facilities, Transportation and U tilities" i n t he Urban C entral Business District al low a m aximum FLR o f 37.0 t imes the net I of a rea o f t he su bject property. DISCUSSION The subject area consists of two parcels comprising approximately 0.243 acres. These parcels are located on the block that is bounded by William Avenue to the north, Main Highway to the east, Charles Avenue to the south, and Hibiscus Street to the west. The site and the surrounding areas to the south and west are designated "Single Family Residential"; "Major Institutional, Public Facilities, Transportation and Utilities" is located to the north and east along Main Highway. The subject site is in the COCONUT GROVE NET Service Center Area. ANALYSIS The Planning Department is recommending DENIAL of the amendment as presented based on the following findings: • MCNP Ho using P olicy HO-1.1.7 st ates the City will continue t o co ntrol, through restrictions in the C ity's land development regulations, I arge scale and/or intensive commercial and industrial land development which may negatively impact any residential nei ghborhood and w ill provide appropriate transitions between high-rise and low-rise residential developments. S ince the subject area is surrounded by an established S ingle Fam ily R esidential nei ghborhood t o t he south and west, th e proposed desi gnation w ill N OT pr ovide for an appropriate transition bet ween t he higher permitted intensities to the east and north to the surrounding residential neighborhoods. A transitional ca tegory su ch as "Low D ensity Restricted Commercial" would be more appropriate for this location. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Major Institutional, P ublic Facilities, Transportation and U tilities" land use category states that residential facilities ancillary to the primary uses are allowed up to a m aximum density equivalent to "High Density Multifamily Residential" or if applicable the least intense abutting/adjacent r esidential zoning di strict. Since t he r equested "Major Institutional, Public Facilities, Transportation and Utilities" designation is adjacent to a " Single Fam ily R esidential" nei ghborhood, t he m aximum per mitted r esidential density i s 9 d welling uni is per ac re, how ever, as previously not ed, t hey m ust b e ancillary to the primary use. • MCNP Policy LU-1.3.15, st ates that t he C ity will co ntinue t o enco urage a development pattern that enhances existing neighborhoods by developing a balanced m ix o f use s including ar eas for em ployment, sh opping, hou sing, and recreation in close proximity to each other. This change will allow for the addition of commercial uses and increased housing capacity which will serve the surrounding residential neighborhoods. However, the designation allows for Intensities and uses that are out of sca le and character with t he surrounding Single Family Residential neighborhoods. "Low Density R estricted C ommercial" allows for addi tional use s, however at a I ower sca le t hat provides for app ropriate t ransitions from the hi gher intensities permitted to the east into the residential neighborhoods. • MCNP Policy LU-1.3.6 states that the City will continue to encourage a diversification in the mix of industrial and commercial activities and tenants through strategic and comprehensive m arketing and pr omotion of forts so that the designated Neighborhood Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, t he B rownfield R edevelopment A rea, C ommercial B usiness Corridors, an d other targeted areas are buffered from national and international cycles. The subject area is located in the Coconut Grove NDZ, and the proposed designation will allow for an i ncreased mix of activities and tenants in the area. Though a I ower scale of uses would be more appropriate for the surrounding neighborhood. • MCNP Policy L U-1.6.10 st ates that t he C ity's land dev elopment r egulations and policies will allow for the provision of safe and convenient on -site t raffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedest rianism, bi cycles, aut omobiles, and t ransit. This si to is in cl ose proximity to a Miami -Dade County Metrobus Route and the Coconut Grove Circulator and may support additional density and commercial uses. • • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an i ncrease i n density or intensity of I and use sh all be co ntingent upon availability of publ is facilities and se rvices that meet o r ex ceed t he m inimum LOS standards adopted in the Capital Improvements Element. These findings support the position that the Future Land Use Map at this location and for this neighborhood should NOT be changed to the proposed designation. Proposal Nc 11-001131u1 Date: 3/2/11 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 W. Tucker Gibbs on behalf of Heagrand, Inc. Address: 3227 3247 Charles Av Boundary Streets: North: WILLIAM AV East: HIBISCUS ST South: CHARLES AV West: MAIN HWY Proposed Change: From: Single Family Residential To: Major Inst, Public Facilities, Transportation & Utilrtibb Existing Designation, Maximum Land Use Intensity Residential 0.2400 acres @ 9 DU/acre 2 DU's Peak Hour Person -Trip Generation, Residential 3 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other Proposed Designation, Maximum Land Use Intensity Residential 0.2400 acres @ 9 DU/acre 2 DU's Peak Hour Person -Trip, Generation, Residential 3 Other sq.ft. @ FLR 0 sq.ft. Peak Hour Person -Trip Generation, Other 0 Net Increment With Proposed Change: Population 0 Dwelling Units 0 Peak Hour Person -Trips 0 Planning District Coconut Grove County Wastewater Collection Zone 310 Drainage Subcatchment Basin R3 Solid Waste Collection Route 212 Transportation Corridor Name SW 37 AV RECREATION AND OPEN SPACE Population Increment, Residents 0 Space Requirement, acres 0.00 Excess Capacity Before Change 182.80 Excess Capacity After Change 182.80 Concurrency Checkoff OK POTABLE WATER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 Excess Capacity Before Change >2% above demand Excess Capacity After Change >2% above demand Concurrency Checkoff OK SANITARY SEWER TRANSMISSION Population Increment, Residents 0 Transmission Requirement, gpd 0 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 On -site Exfiltration System After Change On -site Concurrency Checkoff OK SOLID WASTE COLLECTION Population Increment, Residents 0 Solid Waste Generation, tons/year 0 Excess Capacity Before Change 800 Excess Capacity After Change 800 Concurrency Checkoff OK RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Land Use Goal LU-1 (See attachment 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 TRAFFIC CIRCULATION Population Increment, Residents 0 Peak -Hour Person -Trip Generation 0 LOS Before Change B LOS After Change B Concurrency Checkoff OK NOTES NO ILS:1.I'ermll Mr Sanitary sewer connection must be Issued by Metro wade water and sewer Authority Department (WASA). Lxcess capacity, it any, Is currently not Known. Major Institutional, Hubltc Facilities, I ranaponauon & Utilities allow faculties for federal, state and local govern - transportation facilities and public utilities. Residential facilities ancillary to these uses are allowed up to a maximum density equivalent to -High Uenslty Multifamily Residential' or a applicable me least ntense abutting/adjacent rest- denial zoning dtslnct, subject to me same limiting conditions. Allows a maximum floor area ratio (FAR) of 1./2 ti- mes the gross lot area of the subject property, except wlmie the Healugbjec center Utsmct where n may not exceed a total FAH of 3.2 times Inc gross lot area of the subject property. All such uses and mixes of uses shall be subject to the detailed provisions or the applicable land development regulations and the maintenance of required levels of service tortactlities and services included to the city's adopted concurrency management requirements. 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 owners expense. Recreation/Open Space acreage requirements are assumed with proposed change made. 03/13/90 CM_1_IN