HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 1622 & 1630 NW 22" d Avenue and
2210 NW N. River Drive.
CASE NO: 2005-0959
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:
The subject property consists of multiple lots fronting NW North River Drive
(Complete legal description on file at the Hearing Boards Office), from R-2 "Two -
Family Residential" to R-4 "Multifamily High -Density Residential".
The following findings have been made:
• It is found that the subject property is immediately west, and below grade, of the NW
22nd Avenue bridge, which may limit development options in favor of a higher
density, multi -story project.
• It is found that the properties to the west of the subject property are designated R-2
" Two -Family Residential".
• It is found that a zoning change to R-4 "Multifamily High -Density Residential"
designation at this location may set a negative precedent and create a "domino effect"
in regards to future zoning changes.
• It is found that the actual R-2 "Two -Family Residential" designation allows 18
residential units per acre and the requested R-4 "Multifamily High -Density
Residential" designation will allow 150 residential units per acre.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2005-0959
In harmony with Comp. Plan; does not require amendment.
In harmony with established land use.
Is related to adjacent and nearby districts.
Is within scale with needs of neighborhood or City.
Maintains similar population density pattern.
Existing district boundaries are illogically drawn.
Changes or changing conditions that make change necessary.
Positively influences living conditions in neighborhood.
Has similar impact on traffic; does not affect public safety.
Has similar impact on drainage.
Has similar impact on light and air to adjacent areas.
Has similar impact on property values in adjacent areas.
Contributes to improvement or development of adjacent property.
Conveys same treatment as to owners within same classification.
Property is unfairly limited under existing zoning.
Difficult to find other adequate sites in surrounding area.