HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
1165, 1169, 1173, 1177 AND 1199 NE 79th Street
CASE NO: 2005-1060
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 properties located at 1165, 1169, 1173, 1177 and 1199 NE 79th Street
(complete legal description on file with the Hearing Boards Office), from C-1
"Restricted Commercial" to R-4 "Multifamily High Density Residential",
The following findings have been made:
• It is found that immediately adjacent to the south, east and west the area is designated
C-1 "Restricted Commercial", and to the north, the area is designated R-3
"Multifamily Medium Density Residential.
• It is found that this change of zoning is in order to develop a mixed -use project known
as Oasis on the Bay Major Use Special Permit ("MUSP").
• It is found that this application is in order to develop a portion of the site, along with
the land to the north, for the proposed mixed use project.
• It is found that the actual zoning designation C-1 "Restricted Commercial" and the
requested R-4 "Multifamily High Density Residential" allows the same density of 150
dwelling units per acre.
• It is found that the requested change for the subject properties designation will create
an isolated area with an R-4 "Multifamily High Density Residential" classification
which in effect appears to be a "spot zoning" in the area. The C-1 "Restricted
Commercial" designation is the appropriate classification for the proposed site and
should remain; it already allows for the proposed uses.
Based on these findings, the Planning Department is recommending denial of the
change of zoning as a component of a Major Use Special Permit application as
presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2005-1060
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.