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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 1636, 1646 & 1650 NE Miami Court, 1657 N. Miami Avenue & 1655 N. Miami Avenue. CASE NO: 2004-0822 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 request is to change the Zoning designation as follows: Seven lots along N.E, Miami Court and N. Miami Avenue, located approximately between N.E. 16th Street and N.E. 17th Street, from C-2 "Liberal Commercial" to C-1 "Restricted Commercial" with an SD-19 "Designated F. A. R. Overlay District", designating (Complete legal description on file with the Hearing Boards Office). The following findings have been made: • It is found that the C-1 "Restricted Commercial" zoning designation is not immediately adjacent to the subject properties. • It is found that the requested change to C-1 "Restricted Commercial" with SD-19 "Designated F.A.R. Overlay District" is not a logical category for the subject properties in that it will represent an intrusion into a well defined area and, will appear as an isolated designation in the middle of an area designated C-2 "Liberal Commercial"; it would be more appropriate if done in an comprehensive manner based on a study for the whole district instead. • It is found that the SD-19 "Designated F.A.R. Overlay District" was created as an instrument to modify (increase or decrease) the F.A.R. on specific properties within the City. • It is found that the subject properties have a C-2 "Liberal Commercial" zoning designation that allows 150 residential units per acre and it is also found that due to the geographical conditions of the subject property and the potential development allowed, the increase of the F.A.R. will results in a massive over -development with all the subsequent negative results. • The additional F.A.R. requested is not necessary to accommodate reasonable development. The requested additional F.A.R. will only serve to create a massive amount of development on this site that is totally out of scale and character with the surrounding area. Based on these findings, the Planning and Zoning Department is recommending denial of the application as presented.