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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 500 NW S. River Dr CASE NO: 09-00817zc 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 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 consists of one triangle shape parcel comprising approximately 0.03 acres. The parcel is located within the block bounded by NW South River Drive to the northeast, NW 9th Avenue to the west, and NW 5'h Street to the south, approximately 500 NW S. River Dr., from R-3 "Multifamily Medium -Density Residential" to C-1 "Re- stricted Commercial". The following findings have been made: • It is found that the C-1 - Restricted Commercial zoning designation requested will be consistent with the vicinity's zoning designation for properties located to the North, and East, of the subject property. • It is found that the property currently has a commercial structure located on it that has been there since 1951. • It is found that this action will allow a grand fathered commercial use to continue. • It is found that the requested change will not represent an intrusion of commercial uses into a residential neighborhood. • It is found that the property configuration, as well as the small size of the property (1409 sq ft), does not lend itself to residential development. Based on these findings, the Planning Department is recommending approval of the application as presented. Analysis for ZONING CHANGE Approximately 500 NW S. River Dr File ID: 09-00817zc 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. 0 ❑ ❑ 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.