HomeMy WebLinkAboutZB AnalysisANALYSIS FOR ZONING CHANGE
Approximately .1, 1, 557, 561 and
1 SW 9"'Street
CASE : 07-0079 7ze
Pursuant to Article 4, Section 401 of Ordinance 11000, as a ended., the Zoning Ordinance of
the City of Miami, _ Florida, tlic__subie:ct proposal_ has been reviewed for all, _amQndMQ11t to the
Zoning Atlas as follows:
The subject property is comprised of several lots fronting SW 9"' Street and SW 5th Avenue
(a complete legal description is onfile 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 9"" 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 11's for a mix -use project.
ti a It is found that the subject property has an R-31 "Multifamily .Medium -Density Residential" with
SD -12 .Buffer Overlay District designation along SW 9''' Street, which request to be changed to
C-1 "Restricted Commercial" with SD -25 SW 8 T1 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 altows
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 presente&
Yes No N/k
File ID: 07-00797zc
a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
ED
❑ ❑ b) The proposed change is in harmony with the established land use pattern.
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❑ c) The proposed change is related to adjacent and nearby districts.
Z ❑ ❑ 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.
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E
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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.
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.
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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.
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o) There are substantial reasons why the use of the property is unfairly limited
under existing zoning,
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p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.