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HomeMy WebLinkAboutCC AnalysisANALYSIS FOR ZONING CHANGE Approximately 826, 832 and 844 SW 5th Avenue and 513, 515, LFA? 5179 5199 5219 5319 541, 551, 561 and 571 SW 9th Street CASE NO: 07-00797zc � r Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed for an amendment to the Zoning Atlas as follows: The request is to change the Zoning designation as follows: The subject property is comprised of several lots fronting SW 9t" Street and SW 5t" Avenue (a complete legal description is on file at the Hearing Boards Office) from R-3 "Multifamily Medium- Density Residential" with SD -12 Buffer Overlay District to C-1 "Restricted Commercial with and SD -25 SW 8TH Street Special Overlay District". The following findings have been made: • It is found that this petition is part of a Major Use Special Permit named "La Quinta y La Ocho" including several Class II's for a mix -use project. • It is found that the subject property has an R-3 "Multifamily Medium -Density Residential" with SD -12 Buffer Overlay District designation along SW 9`1' Street, which request to be changed to C-1 "Restricted Commercial" with SD -25 SW 8TH Street Special Overlay District in order for the parcel to have a uniform and consistent zoning designation. • It is found that in this specific area, the character of SW 9th Street is residential, specifically R-3 "Multifamily Medium -Density Residential". • It is found that a zoning change at this location may set a negative precedent and create a "domino effect" in regards to future zoning change applications. • It is found that the requested change will represent an intrusion of commercial uses into a medium density residential portion of SW 9th Street. • It is found that the "R-3 "Multifamily Medium -Density Residential" designation allows 65 residential units per acre and the requested C-1 "Restricted Commercial" designation will allow a maximum density of 150 residential units per acre. Based on these findings, the Planning Department is recommending denial of the application as presented. Analysis for ZONING CHANGE File ID: 07-00797zc Yes No N/A. ❑ ® ❑ a) The proposed change conforms with the adopted Miami Comprehensive ® ❑ ❑ Neighborhood Plan and does not require a plan amendment. ❑ ® ❑ b) The proposed change is in harmony with the established land use pattern. ❑ ® ❑ c) The proposed change is related to adjacent and nearby districts. ® ❑ ❑ d) The change suggested is not out of scale with the needs of the neighborhood or the city. ❑ ® ❑ e) The proposed change maintains the same or similar population density pattern and thereby does not increase or overtax the load on public facilities such as schools, utilities, streets, etc. ❑ ® ❑ f) Existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. ❑ ® ❑ g) Changed or changing conditions make the passage of the proposed change necessary. ❑ ® ❑ h) The proposed change positively influences living conditions in the neighborhood. ❑ ® ❑ i) The proposed change has the same or similar impact on traffic and does not affect public safety to a greater extent than the existing classification. ❑ ® ❑ j) The proposed change has the same or similar impact on drainage as the existing classification. KIIIIIIIII2 ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ k) The proposed change has the same or similar impact on light and air to adjacent areas as the existing classification. 1) The proposed change has the same or similar impact on property values in the adjacent area as the existing classification. m) The proposed change will contribute to the improvement or development of adjacent property in accord with existing regulations. n) The proposed change conveys the same treatment to the individual owner as to owners within the same classification and the immediate area and furthers the protection of the public welfare. o) There are substantial reasons why the use of the property is unfairly limited under existing zoning. p) It is difficult to find other adequate sites in the surrounding area for the proposed use in districts already permitting such use.