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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 190 NE 71th ST CASE NO: 08-01207zc 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 two lots fronting N.E. 71St Street and N.E. 70th Street (a complete legal description on file at the Hearing Boards Office), requesting a zoning change from R-2 "Two -Family Residential" and R-3 "Multifamily Medium Density Residential" to C-1 "Restrictive Commercial". The following findings have been made: It is found that the parcels are part of a Two -Family Residential and Multifamily Medium Density Residential neighborhood. It is found that the requested change will represent an intrusion of commercial uses into a Two -Family Residential and Multifamily Medium Density Residential neighborhood. 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 "Two -Family Residential" and "Multifamily Medium Density Residential' zoning categories allow residential structures to a maximum density of 18 and 65 dwelling units per acre respectively. The requested "Restricted Com- mercial " designation allows to a maximum density equivalent to "Multifamily High Density Residential' or to 150 dwelling units per acre. This potential increase in resi- dential density will be out of scale with the established neighborhood. • It is found that the Planning Advisory Board recommended denial of the change of land use at its February 18, 2009 meeting. Based on these findings, the Planning Department is recommending denial of the application as presented. 109 FED '217 Analysts for ZONING CHANGE File ID: 08-01207zc ❑ ® ❑ 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. ❑ 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. ❑ ® ❑ 0 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. ❑ Z ❑ 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. ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ❑ Z ❑ ® ❑ ❑ ® ❑ 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.