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HomeMy WebLinkAbout09-24-15 CC Analysis, Maps & PZAB ResolutionANALYSIS FOR FUTURE LAND USE MAP CHANGE FILE ID: 15-00057lu APPLICANT: David Coviello, on behalf of 1300 Coral Brickell LLC (the "Owner") PROJECT ADDRESS: 2240 SW 131" Avenue, Miami, 33145 COMMISSION DISTRICT: District 3 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential HEARING DATE: 3118115 REQUEST The proposal is a request to change the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of the property from "Duplex 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." Areas designated as "Duplex Residential" future land use category allows residential structures of up to two (2) dwelling units each to a maximum density of eighteen (18) 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. Community based residential facilities (14 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 duplex 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 duplex 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). Areas designated as "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; File Id. 15-00057LU Page 1 of 5 City of Miami sEh r} .*,��,? Planning and Zoning Department Division of Land Development ANALYSIS FOR FUTURE LAND USE MAP CHANGE FILE ID: 15-00057lu APPLICANT: David Coviello, on behalf of 1300 Coral Brickell LLC (the "Owner") PROJECT ADDRESS: 2240 SW 131" Avenue, Miami, 33145 COMMISSION DISTRICT: District 3 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential HEARING DATE: 3118115 REQUEST The proposal is a request to change the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of the property from "Duplex 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." Areas designated as "Duplex Residential" future land use category allows residential structures of up to two (2) dwelling units each to a maximum density of eighteen (18) 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. Community based residential facilities (14 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 duplex 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 duplex 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). Areas designated as "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; File Id. 15-00057LU Page 1 of 5 y� City of Miami *,I e BEA If, *! Planning and Zoning Department Division of Land Development 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, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. DISCUSSION The subject site consists of one (1) parcel comprising approximately 0.34 acres. The parcel is a corner lot located at the intersection of SW 13 Avenue and SW 22nd Terrace, on a block that is bounded by SW 22nd Street (Coral Way) to the North and SW 14th Avenue to the West. "CORAL WAY' Service Center Area is a vibrant commercial corridor along its avenue, with many active small business, restaurants, recreational areas and civic centers. The subject site is part of two abutting parcels located consecutively at 1300 and 1312 SW 22nd Ave, under single ownership. Although the Property in its entirety is included for the purposes of the application, only the portion of the property with the address of 2240 SW 13th Ave is being proposed for a comprehensive plan amendment. The two (2) parcels along Coral Way will retain their land use designation of restricted commercial. The Future Land Use (PLUM) designation for the subject site and adjacent properties located to south, west and southwest is "Duplex Residential". The abutting property to the north, east and parcels along the Coral Way (Zone 3) are designated "Restricted Commercial". The applicant proposes to develop the Property with a mixed-use residential project. The subject site will house a three story residential complex with a parking garage. For that purpose, the applicant considers the change of Land Use necessary to enable that development. File Id. 15-00057LU Page 2 of 5 EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subiect Property: Duplex Residential Maximum of 18 D.0 per acre. Surrounding Properties: NORTH. Restricted Commercial Maximum of 150 D.0 per acre. SOUTH: Duplex Residential Maximum of 18 D.0 per acre EAST: Restricted Commercial Maximum of 150 D.0 per acre. WEST: Duplex Residential Maximum of 18 D.0 per acre AN ALYS I S ZONING Subiect Property: T3-0 Sub -Urban Transect Zone Open Surrounding Properties: T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open The application is compatible with the following goals and objectives of the City's Future Land Use Designation. • MCNP Land Use Policy LU -1.1.1 states that development orders authorizing new development or redevelopment that results in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, storm water, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, or guaranteed in an enforceable agreement. The public services and facilities will include public schools when the Miami -Dade County School Board and local governments in the county implement school concurrency pursuant to paragraph 163.3177(12)(i), F.S. The subject site is smaller than an acre. The proposed designation to Low Density Restricted Commercial has a density of 36 dwelling units per acre. However, in an effort to mitigate potential impacts, the applicant has proffered a covenant as a part of their companion zoning amendment, to restrict the density on subject Parcel to 18 dwelling units per acre. This maintains the density at its current future land use. • The intensity of this land use change, and constituent density of 18 dwelling units per acre, will have a minimal impact on the aforementioned concurrencies, as the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its future land use. File Id. 15-00057LU Page 3 of 5 City of Miami Planning and Zoning Department Division of Land Development ��ii4'ay„SR`�'r EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subiect Property: Duplex Residential Maximum of 18 D.0 per acre. Surrounding Properties: NORTH. Restricted Commercial Maximum of 150 D.0 per acre. SOUTH: Duplex Residential Maximum of 18 D.0 per acre EAST: Restricted Commercial Maximum of 150 D.0 per acre. WEST: Duplex Residential Maximum of 18 D.0 per acre AN ALYS I S ZONING Subiect Property: T3-0 Sub -Urban Transect Zone Open Surrounding Properties: T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open The application is compatible with the following goals and objectives of the City's Future Land Use Designation. • MCNP Land Use Policy LU -1.1.1 states that development orders authorizing new development or redevelopment that results in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, storm water, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, or guaranteed in an enforceable agreement. The public services and facilities will include public schools when the Miami -Dade County School Board and local governments in the county implement school concurrency pursuant to paragraph 163.3177(12)(i), F.S. The subject site is smaller than an acre. The proposed designation to Low Density Restricted Commercial has a density of 36 dwelling units per acre. However, in an effort to mitigate potential impacts, the applicant has proffered a covenant as a part of their companion zoning amendment, to restrict the density on subject Parcel to 18 dwelling units per acre. This maintains the density at its current future land use. • The intensity of this land use change, and constituent density of 18 dwelling units per acre, will have a minimal impact on the aforementioned concurrencies, as the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its future land use. File Id. 15-00057LU Page 3 of 5 MCNP Land Use Policy LU -1.1.7 states that land development regulations and policies will allow for the development and redevelopment of well-designed mixed-use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. The proposed "Low Density Restricted Commercial” designation allows 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 roadways. The subject parcel is located south of Coral Way, considered a major thoroughfare that provides easy avenue between east and west Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the south and Restricted Commercial to the north. The Planning Department has confirmed that the subject site is located in close proximity to various modes of public transportation. 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. The proposed change is within the scale in regards to density and height as it pertains to the abutting single-family neighborhood. The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Family Residential" future land use category allows residential structures up to a maximum of 18 dwelling units per acre. Although the requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre, the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its current future land use. • MCNP Land Use Policy -1.3.15— The City will continue to encourage a development patterns 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. MCNP Land Use Policy - 1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on `pedestrian streets" through land development regulations. MCNP Land Use Policy - 1.6.9 — The City's Land Development regulations will stablish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The applicant has proposed a ten (10) feet setback with the introduction of landscape elements to serve as a buffer between the south elevation and the abutting 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 Level of Services (LOS) standards adopted in the Capital Improvements Element. File Id. 15-00057LU Page 4 of 5 City of Miami It ,SE.F..eg�„z ` Planning and Zoning Department °.� ��„ss�;,,� Division of Land Development MCNP Land Use Policy LU -1.1.7 states that land development regulations and policies will allow for the development and redevelopment of well-designed mixed-use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. The proposed "Low Density Restricted Commercial” designation allows 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 roadways. The subject parcel is located south of Coral Way, considered a major thoroughfare that provides easy avenue between east and west Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the south and Restricted Commercial to the north. The Planning Department has confirmed that the subject site is located in close proximity to various modes of public transportation. 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. The proposed change is within the scale in regards to density and height as it pertains to the abutting single-family neighborhood. The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Family Residential" future land use category allows residential structures up to a maximum of 18 dwelling units per acre. Although the requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre, the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its current future land use. • MCNP Land Use Policy -1.3.15— The City will continue to encourage a development patterns 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. MCNP Land Use Policy - 1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on `pedestrian streets" through land development regulations. MCNP Land Use Policy - 1.6.9 — The City's Land Development regulations will stablish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The applicant has proposed a ten (10) feet setback with the introduction of landscape elements to serve as a buffer between the south elevation and the abutting 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 Level of Services (LOS) standards adopted in the Capital Improvements Element. File Id. 15-00057LU Page 4 of 5 • The analysis is NOT based on a proposed project. The highest potential use is being considered. RECOMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & zoning Department recommends approval of the proposed amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. �/J l Christopher Brimo Chief of Land Development L. Vicentini, 5111115 File Id. 15-00057LU Page 5 of 5 City of Miami Planning and Zoning Department Division of Land Development • The analysis is NOT based on a proposed project. The highest potential use is being considered. RECOMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & zoning Department recommends approval of the proposed amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. �/J l Christopher Brimo Chief of Land Development L. Vicentini, 5111115 File Id. 15-00057LU Page 5 of 5 FUTURE LAND USE MAP (EXISTING) U MAor'In"st; M Public Facilities, 21ST,STansp And N rQUElVil-ies SW 21ST ST SW 21 ST TER Restricted Commercial SW_22ND TER Duplei,, Residential yy l SW 21ST ST Siingle Family - Residential±:� Lu = S* _M co SW 23RD ST vE 23RD 6 C. SW 22ND S' 0150 300 600 Feet I ADDRESS: 2240 SW 13 AV FUTURE LAND USE MAP (PROPOSED) Major Inst; M Public Facilities, 21ST STansp And N Utilities SW 21ST ST SW 21ST TER Restricted Commercial W ia Low Density = Restricted (� Commercial SW -22ND TER Duplex� Residential �; SW 21 ST ST 3 N [ingldFamil y - 'Resiclential J7� SW 23RD ST 23RD TER SW 1ST- _, A� 40 C111, SW 22ND 5 0150 300 600 Feet I , I , , , I ADDRESS: 2240 SW 13 AV 1V '7fl v, L o.x l9 Miami Planning, Zoning and Appeals Board O ` 1 File ID 15-00057lu May 20, 2015 Item PZAB.1 Ms. Maria Lievano-Cruz offered the following resolution and moved its adoption: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL WITH MODIFICATIONS TO THE PROFFERED COVENANT OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, MIAMI, FLORIDA, LEGALLY DESCRIBED IN EXHIBIT A, HEREBY ATTACHED, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Board had considered an additional motion to recommend approval with modifications to the proffered covenant, also made by Ms. Maria Lievano-Cruz and seconded by Mr. Chris Collins, and that motion also failed by a vote of 4 — 5; and WHEREAS, the Board considered the application, the staff report, and all evidence and testimony presented at the public hearing on May 20, 2015; and Upon being seconded by Mr. Chris Collins, the motion failed by a vote of 4 - 5: Ms. Jennifer Ocana Barnes Mr. Chris Collins Ms. Maria Lievano-Cruz Mr. Charles A. Garavaglia Mr. Charles A. Gibson Ms. Maria Beatriz Gutierrez Dr. Ernest Martin Mr. Daniel Milian Mr. Juvenal Piria Ms. Melody L. Torrens Mr. Manuel J. Vadillo Mr. David H. Young tlFra�o°°Garcia, Director Planning and Zoning Department No Yes Yes No Absent Absent No No Yes Absent Yes No A 0/ g Execution Date STATE OF FLORIDA COUNTY OF MIAMI-DADE ) Personally appeared before me, the undersigned authority, Okla Zamora, Clerk of the Planning, Zoning and Appeals Board of the City of Miami, Florida, and acknowledges that he executed the foregoing Resolution. ,.t. SWORN AND SUBSCRIBED BEFORE ME THIS DAY OF 2015. J11_ ((1 ) I � I0 Print Notary Name Notary Public State of Florida Personally know or Produced I.D.'aw.Eac�ldu..r.-..+ Type and number of I.D. produced �" 10ANESSATNUJILL0 ' # FF 22W Did take an oath or Did not take an oath a# MY COMMISSION i 2019 iEXPIR58: July 11, 1; Bonded Thm Notary Pu* UndOwbrs Y' Exhibit A Address: 2240 S.W. 13th Avenue, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal Nc 15-00057lu IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 03/04/2015 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant David J. Coviello, Esq, on behalf of 1300 Coral Brickell, LLC RECREATION AND OPEN SPACE Population Increment, Residents 14 Address: 2240 SW 13 AV Space Requirement, acres 0.02 Boundary Streets: North: SW 22 S East: SW 13 AV Excess Capacity Before Change 182.80 South: SW 22 TER West: SW 14 AV Excess Capacity After Change 182.78 Proposed Change: From: Duplex Residential Concurrency Checkoff OK To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity POTABLE WATER TRANSMISSION Residential 0.2970 acres @ 18 DU/acre 5 DU's Population Increment, Residents 14 Peak Hour Person -Trip Generation, Residential 4> Transmission Requirement, gpd 3,078 Other sq.ft. @ FLR 0 sq.ft. Excess Capacity Before Change >2% above demand Peak Hour Person -Trip Generation, Other Excess Capacity After Change >2% above demand Concurrency Checkoff OK Proposed Designation, Maximum Land Use Intensity Residential 0.2970; acres @ 36 DU/acre 11 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 8 Population Increment, Residents 14 Other sq.ft. @ FLR 0 sci t. Transmission Requirement, gpd 2,542 Peak Hour Person -Trip Generation, Other 0 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Net Increment With Proposed Change: Concurrency Checkoff WASA Permit Required Population 14 Dwelling Units 5 STORM SEWER CAPACITY Peak Hour Person -Trips 4 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District Coral Way Concurrency Checkoff OK County Wastewater Collection Zone 310 Drainage Subcatchment Basin T1 SOLID WASTE COLLECTION Solid Waste Collection Route 223 Population Increment, Residents 14 Transportation Corridor Name Coral Way Solid Waste Generation, tons/year 18 Excess Capacity Before Change 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change 782 Concurrency Checkoff OK Land Use Goal LU -1 (See attachment 1) Land Use Objective LU -1.1 TRAFFIC CIRCULATION Land Use Policy 1.1.1 Population Increment, Residents 14 Capital Improvements Goal CIA Peak -Hour Person -Trip Generation 4 Capital Improvements Objective CI -1.2 LOS Before Change B Capital Improvements Policy 1.2.3 a - g LOS After Change B Concurrency Checkoff OK NOTES ASSUMPTIONS AND COMMENTS 1. Permittor sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department. Population increment is assumed to be all new residents. Peak -period trip (WASD) Excess capacity, if any, is currently not known generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average Low Density Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density occupancy for private passenger vehicles. Transportation Corridor capacities and equivalent to "Low Density Multifamily Residential" subject to the same limiting conditions: transitory LOS are from Table PT -2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with residential facilities such as hotels and molels;general office use; clinics and laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access Metro -Dade County stated capacities and are assumed correct. Service by personal auto, and often located along arterial or collector roadways which Include: general retailing, connections to water and sewer mains are assumed to be of adequate size; if not, personal and processional services, real estate, banking, restaurants, saloons and cafes, general entertainment new connections are to be installed at owner's expense. facilities, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and Recreation/Open Space acreage requirements are assumed with proposed other commercial activities whose scale and land use impacts are similar in nature of those uses described change made. above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. .This category also includes commercial marinas and living quarters on vessels as permissible. Allow max neigh 4 stories (height UP to 25 it for the ground floor and ug to 14 ft for each additional floor nm 1 IN f1viv—ci