HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 2370 NW 17th AVENUE
CASE NO: 2005-1028
Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning
Ordinance of the City of Miami, Florida, the subject proposal for an amendment to the
Zoning Atlas has been reviewed as follows:
The subject property consists of a parcel facing NW 17th Avenue (A complete legal
description is on file at the Hearing Boards Office); from GII "Government and
Institutional" to C-2 "Liberal Commercial".
The following findings have been made:
• It is found that the area immediately to the north and west of the subject property is
designated GI "Government and Institutional; immediate to the south the area is
designated C-2 "Liberal Commercial", and to east is designated C-1 "Restricted
Commercial".
• It is found that although the character of this section of NW 17th Avenue is
commercial, the subject tract is adjacent to a public park and school. A change to C-2
"Liberal Commercial is not a logical extension of that zoning designation and would
encourage a more intense commercial usage of the site and create a "domino effect"
in regards to future zoning change applications.
It is found that the G/I "Government and Institutional" designation allows up to a
maximum of 150 residential units per acre and the requested C-2 "Liberal
Commercial" designation will allow a maximum of 150 residential units per acre
with an approved Special Exception.
• It is found that the requested zoning change designation is not inconsistent with the
underlying land use designation and therefore it requires an amendment to the Future
Land Use Map of the Comprehensive Plan.
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. 2005-1028
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.