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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 5265 N Miami Avenue CASE NO: 07-00216zc1 Pursuant to Article 4, Section 401 and Article 22 of Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for an amendment to the Zoning Atlas has been reviewed as follows: The subject property consists of one lot bordered on the west and north by N Miami Avenue and NE 53rd Street (a complete legal description on file at the Hearing Boards Office), requesting a zoning change from R-2 "Two -Family Residential" to G/I "Government and Institutional". The following findings have been made: • It is found that on July 26 2007, under Resolution R-12934, the City Commission approved the zoning change to G/I "Government and Institutional" designation for the entire block minus the property that is the subject of this application. The ownership is now the same for all the properties on this block. • It is found that on May 12, 2008 this Board approved a Special Exception under resolution R-08-037 allowing surface parking on the recently rezoned G/I portion of the block. It is also found that at the same meeting the Board approved a variance under Resolution R-08-038 for required height of a masonry wall from 6'0 feet to 0'0 feet to separate the remaining residential lot from the non-residential district with condition the applicant shall return in three years and appear before the Board with a status report. • It is found that the subject parcel is surrounded on the east and south by G/I "Government and Institutional zoning designation. The requested change will allow this property to become compatible and consistent with these surrounding properties on this block. It is found that the parcel is not a part of R-2 "Two -Family Residential" area. Therefore, the requested zoning change does not represent an intrusion of G/I "Government and Institutional" uses into the residentially zoned area. • It is found that on March 4, 2009 the Planning Advisory Board recommended approval of the land use request from "Duplex Family Residential" to "Major Institutional, Public Facilities, Transportation and Utilities" to City Commission. Based on these findings, the Planning Department is recommending approval of the application as presented. Yes No N/A. ❑ ® ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ SIMON ® ❑ ❑ ❑ ❑ ❑ Analysis for ZONING CHANGE File ID: 07-00216zc1 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. 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.