HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
3825 Day Avenue
CASE NO: 10-00491zc
Pursuant to Article 4, Section 401 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 subject property consists of one parcel fronting Day Avenue (a complete legal
description on file at the Hearing Boards Office), from R-2 "Two -Family Residential" with
an NCD -3 Coconut Grove Neighborhood Conservation District and SD -28 Village West
Island Special Overlay District to C-2 "Liberal Commercial" with and NCD -3 Coconut
Grove Neighborhood Conservation District and SD -28 Village West Island Special
Overlay District.
The following findings have been made:
• It is found that there is an established neighborhood to the west and south of the parcel
consisting of low-density community encompassing very low scale multifamily
developments and single family residential homes.
• It is found that the R-2 "Two -Family Residential" zoning designation allows residential
structures up to two dwelling units each to a maximum density of 18 dwelling units per
acre. The requested C-2 "Liberal Commercial" designation allows density equivalent to
"High Density Multifamily Residential" or to 150 dwelling units per acre. This potential
increase in residential density will be out of scale with the established neighborhood and
should be reserved for the commercial area immediately adjacent on US 1/South Dixie
Highway.
• It is found that the requested change will represent an intrusion of commercial uses and
larger scale residential development into a low 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 zoning change applications throughout this neighborhood.
• It is found that the approved Miami 21 zoning designation on this parcel is T3-0. The
surrounding Miami 21 zoning designation is T6-8-0 to the north and northeast, T4-0 to
the east, and T3-0 is to the west and south of the subject property, which are all low to
medium density residential designations.
• It is found that under Miami 21 when seeking to change an existing zoning category, the
Ordinance allows for successional zoning change to the next zoning category. However
relating to the 11000 Zoning Ordinance categories, this application exceeds that
requirement by requesting a zoning change that jumps two categories, R-3, R-4, above
its existing designation from R-2 to C-1. Miami 21 would only allow for a zoning change
to R-3 (Medium Density Residential).