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HomeMy WebLinkAboutPZAB 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 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 Map and the "Interpretation of the Future Land Use Map." The "Single Family Residential" future land use category allows 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 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 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 single family 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 "Major Institutional, Public Facilities, Transportation and Utilities" future land use category allows 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 Multifamily 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 nonresidential uses to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the subject property. Properties designated "Major Institutional, Public 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 Institutional, Public Facilities, Transportation and Utilities" in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject 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 Housing Policy HO-1.1.7 states the City will continue to control, through restrictions in the City's land development regulations, large scale and/or intensive commercial and industrial land development which may negatively impact any residential neighborhood and will provide appropriate transitions between high-rise and low-rise residential developments. Since the subject area is surrounded by an established Single Family Residential neighborhood to the south and west, the proposed designation will NOT provide for an appropriate transition between the higher permitted intensities to the east and north to the surrounding residential neighborhoods. A transitional category such as "Low Density Restricted Commercial" would be more appropriate for this location. • The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Major Institutional, Public Facilities, Transportation and Utilities" land use category states that residential facilities ancillary to the primary 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. Since the requested "Major Institutional, Public Facilities, Transportation and Utilities" designation is adjacent to a "Single Family Residential" neighborhood, the maximum permitted residential density is 9 dwelling units per acre, however, as previously noted, they must be ancillary to the primary use. • MCNP Policy LU-1.3.15, states that the City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, 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 scale and character with the surrounding Single Family Residential neighborhoods. "Low Density Restricted Commercial" allows for additional uses, however at a lower scale that provides for appropriate transitions from the higher 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 marketing and promotion efforts so that the designated Neighborhood Development Zones (NDZ), the Empowerment Zone, the Enterprise Zone, the Brownfield Redevelopment Area, Commercial Business Corridors, and 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 increased mix of activities and tenants in the area. Though a lower scale of uses would be more appropriate for the surrounding neighborhood. • MCNP Policy LU-1.6.10 states that the City's land development regulations and policies will allow for the provision of safe and convenient on -site traffic flow and vehicle parking and will provide access by a variety of transportation modes, including pedestrianism, bicycles, automobiles, and transit. This site is in close 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 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 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.