HomeMy WebLinkAboutSubmittal-Ben Fernandez-Analysis for future Land Use Request14'1°/°--/-6-'' NO s'zid IAIRJ 1
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Cla:1021 O1ALs1S FOR FUTURE LAND USE CHANGE REQUEST
:R OIN Approximately 5445 Biscayne Boulevard
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File ID 13-008661u
REQUEST
The proposal is for a change to the Future Land Use Map of the Miami Comprehensive
Neighborhood Plan designation of a portion of property from "Single Family Residential" to "Low
Density Restricted Commercial". (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 Tess, 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 "Low Density Restricted Commercial" future land use category allows residential uses
(except rescue missions) to a maximum density equivalent to "Low Density Multifamily
Residential" (36dwelling units per acre) subject to the same limiting conditions; transitory
residential facilities such as hotels and motels; general office use; clinics and laboratories
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 auditoriums, libraries, convention facilities, places of worship,
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• The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Single Family
Residential" future land use category allows residential structures up to a maximum of 9
dwelling units per acre. The requested "Low Density Restricted Commercial" designation
allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per
acre. There is an increase in potential density that would be out of scale with the
surrounding residential areas.
• Land Use Policy LU-1.1.3 (1) provides for the protection of all areas of the city from the
encroachment of Incompatible land uses; and (2) the adverse Impacts of future land uses in
adjacent areas that disrupt or degrade public health and safety. The commercial uses
permitted by the "Low Density Restricted Commercial" category are incompatible within a
single family residential neighborhood.
• 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. See attached concurrency analysis.
• The analysis is NOT based on a proposed project. The highest potential use is being
considered.
• The Miami 21 zoning designation currently approved on this parcel Is T3-R — "Sub -Urban -
Restricted" Transect Zone. The proposed designation is T4-O — "General Urban — Open".
These findings support the position that the Future Land Use Map at this location and for this
neighborhood should NOT be changed.
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