HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANCE
Approximately 600 Brickell Avenue &
57 SE 7th STREET
CASE NO: 2006-1.102
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 change request is located at approximately a portion of 600 Brickell Avenue
and 57 SE 7Th Street with lots 3-7 and 13-17 of Block .107A of "MARY BRICK.ELL
ADDITION OF MAP OF MIAMI"(complete legal description on file with the Hearing
Boards Office), from SD-5 "Brickell Avenue Area Residential -Office District" to SD-7
"Central Brickell Rapid Transit Commercial -Residential Districts" and SD-19 Designated
F.A.R. Overlay District with a 6.25 F.A.R.
The following findings have been made:
• It is found that the change to SD-7 "Central Brickell Rapid Transit Commercial -Residential
Districts" of lot 4 to 7 and 13 to 16 is logical extension of the SD-7 "Central Brickell Rapid
Transit Commercial -Residential Districts" category and it will allow for a well defined
boundary line between the SD-7 "Central Brickell Rapid Transit Commercial -Residential
Districts" and the SD-5 "Brickell Avenue Area Residential -Office District".
• It is found that lots 3 and 17 of Block 107A of "MARY BRICKELL ADDITION OF MAP
OF MIAMI" should remain as SD-5 "Brickell Avenue Area Residential -Office District" and
shall not be included as part of this petition.
• it is found that the SD-19 "Designated F.A.R. Overlay District" is a district that 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 effect of the SD-19 shall be to modify regulations within portions of other
zoning districts to designate properties or areas of the City with a specific floor area ratio
(F.A.R.).
• It is found that the subject properties are requesting an SD-7 "Central Brickell Rapid Transit
Commercial -Residential Districts" zoning designation that allows for a maximum F.A.R. of
8.0; where it divides a maximum F.A.R. for residential uses that shall not exceed 6.0 and a
maximum F.A.R. for non-residential uses of 2.25.
• 1t is also found that the reason for the SD-19 request is to allow the applicant to have the
flexibility to redistribute the allowable F.A.R. differently from what it is allowed. It is also
found with the requested increase of 1.0 F.A.R. to the non-residential uses, the total will be
3.25 l;.A.R, and a residential F.A.R. of 3.0 for a combined total of 6.25 F.A.R. Even though
the base F.A.R. for the whole project seems to be less than the maximum allowed, it may set
a negative precedent and create a domino effect in regards to future SD-19 "Designated
F.A,R. Overlay District" changes.
• The additional F.A.R. requested is not necessary to accommodate reasonable development.
The requested additional F.A.R. could be accomplished without a need for an SD-19
"Designated F.A.R. Overlay District" by applying to increase nonresidential F.A.R. through
bonuses as part of a MU SP.
• it is found that the requested zoning designation change is not consistent with the
underlying land use designation and therefore requires an amendment to the Future Land Use
Map of the Comprehensive Plan.
Based on these findings, the Planning Department is recommending approval of the change
of zoning from SD-5 "Brickell Avenue Area Residential -Office District" to SD-7 "Central
Brickell Rapid Transit Commercial -Residential Districts" excluding lots 3 and 17 of Block
107A of "MARY BRICKELL ADDITION OF MAP OF MIAMI" and denial of the request
of SD-19 Designated F.A.R. Overlay District with a 6.25 F.A.R. as presented.
ANALYSIS FOR ZONING CHANGE
CASE NO. 2006-1102
Yes No N/A
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.
ii 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.