HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 138 NW 16th Avenue
File ID 08-00529zc
REQUEST
The proposal is for a change to page No. 35, of the Zoning Atlas of Ordinance No. 11000, as
amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, Schedule of District
Regulations, by changing the zoning classification from R-3 "Multifamily Medium -Density
Residential" to R-3 "Multifamily Medium -Density Residential" with an HP Historic Preservation
overlay district, for the property located at approximately 138 NW 16th Avenue, Miami, Florida (A
complete legal description is on file at the Hearing Boards Office).
DISCUSSION
The subject property is located at the Northeast of the block surrounded by NW 2nd Street by the
North, NW 1St Street by the South, NW 16th Avenue by the East, NW 17th Avenue by the West,
legally described as The North 85 feet of Lots 1 and 2, less the North 10 feet thereof for road
right-of-way, in Block 56, of LAWRENCE ESTATE LAND CO. 'S SUBDIVISION, according to
the Plat thereof, recorded in the Plat Book 2, page 46, of the Public Records of Miami -Dade
County, Florida.
The site is currently designated R-3 "Multifamily Medium -Density Residential" and the same
designation abutting the property.
The subject property, historically known as the "J. Jacob Hubbard- Residence" was constructed
around 1921, and is a quintessential example of the Belvedere Bungalow design. While once a
familiar Miami building type, the bungalow has fast been disappearing. The bungalow is cha-
racterized by its prominent porch, intersecting roof planes, wide overhanging eaves ,decorative
timbers, casement windows and a belvedere piercing the second story.
When the property was put up for sale, Dade Heritage Trust, the county's largest preservation
organization purchased the house. Initial plans called for its rehabilitation and demonstration as
a "green building". Recently DHT was approached by a nonprofit organization "Citizens for a
Better South Florida" whose stated goal is to "improve our quality of life through instilling envi-
ronmental awareness within South Florida's diverse communities." They are interested in pur-
chasing the bungalow and using it for their offices.
Citizens presently have three (3) full-time employees, and approximately ten volunteers who
generally do not occupy office space on a full time basis. Because of the small staff, there is a
minimal requirement for parking, and the introduction of an office use at this location should not
negatively impact the residential character of its surroundings.
ANALYSIS
The Planning Department is recommending APPROVAL of the request based on the
following findings:
It is found that an HP "Historic Preservation Overlay District" designation would allow a
viable use to maintain occupancy in the property. Without that the building could once
again be endangered.
• It is found that the alterations necessary for the conversion of the house for office use
will be minimal. 0
• It is found that because of the small number of employees and the nature of the work
performed that the residential character of the neighborhood should be minimally im-
pacted.
These findings support the position that the Zoning designation at this location should be
changed.
2
Analysis for ZONING CHANGE
File ID: 09-0143zc
Yes No N/A.
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a) The proposed change conforms with the adopted Miami Comprehensive
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Neighborhood Plan and does not require a plan amendment.
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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.
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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.
❑ ❑ E 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.
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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. (D