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ANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 2200 Southwest 21st Terrace
Application No. LU- 2004-38
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Single Family Residential" to "Restricted
Commercial." The subject property consists of two adjacent half lots located on the
southwest comer of SW 22nd Avenue and SW 2151 Terrace (complete legal description on
file at the Hearing Boards Office).
The 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 subject property is currently
designated "Single Family Residential" and the same designation is to the north and west;
the land use designation immediately south and east of the subject property is "Restricted
Commercial."
The "Single Family Residential" 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
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 developmentally disabled persons, for non dangerous mentally ill
persons and for dependent children, as licensed by the Florida Department of Health and Rehabilitative Services (FHRS), and
juvenile and adult residential correctional facilities, including halfway houses, as licensed and approved by an authorized regulatory
agency.
1
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" land use category allows residential uses (excepting
rescue missions) to a maximum density equivalent to "High Density Multifamily
Residential" (up to a maximum of 150 units per acre) 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 peiinissible.
The Planning Department recommends DENIAL of the application as presented
based on the following findings:
• It is found that the land use is designated "Single Family Residential" to the north and
west of the subject property.
• It is found that the character of the SW 21 s` Terrace is low density residential,
specifically single family residential.
• It is found that the change to "Restricted Commercial" is not a logical extension of
that category and will bring a more intense commercial use into a low density
residential street.
• It is found that the "Single Family Residential" category allows 9 residential units
per acre and the requested "Restricted Commercial" designation will allow 150
residential units per acre.
• It is found that MCNP Goal LV-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.
• It is found that Policy LU-1.1.1 requires that development or redevelopment that
results in increased density or intensity of land use is contingent on the availability of
public facilities and services that meet or exceed the minimum LOS standards
adopted in the Capital Improvement Element. The attached Concurrency
Management Analysis demonstrates that no levels of service would be reduced below
minimum levels.
• It is found that Policy LU-1.1.3 provides for protection of all areas of the city from the
encroachment of incompatible land uses.
These findings support the position that the existing land use pattern in this neighborhood
should not be changed.
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Proposal No 04-38
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 01/05/05 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant:Ines Marrero-Priegues for Carlos R. Caso, PA
Address: 2200 SW 21 st Ter
Boundary Streets: North: SW 21st Ter East: SW 22nd Av
South: nia West: n/a
Proposed Change: From: Single Family Residential
To: Restricted Commercial
Existing Designation, Maximum Land Use Intensity
Residential 0.12 acres @ 9 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 0,12 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
1 DU's
2
0 sq.ft.
18 DU's
9
0 sq.ft.
0
43
17
8
Coral Way
309
Q6
41
Coral Way
RECREATION AND OPEN SPACE
Population Increment, Residents
Space Requirement, acres
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
43
0.06
182.80
182.74
OK
POTABLE WATER TRANSMISSION
Population Increment, Residents
Transmission Requirement, gpd
Excess Capacity Before Change
Excess Capacity After Change
Concurrency Checkoff
43
9,741
>2% above demand
>2% above demand
OK
SANITARY SEWER TRANSMISSION
Population Increment, Residents 43
Transmission Requirement, gpd 8.045
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
43
56
800
744
OK
TRAFFIC CIRCULATION
Population Increment, Residents
Peak -Hour Person -Trip Generation
LOS Before Change
LOS After Change
Concurrency Checkoff
43
8
A
A
OK
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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
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 maths 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.
CM_1_IN 03/13/90