HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 33 and 45 SE 7th STREET &
38, 40, 44 SE 6th STREET
CASE NO: 2006-I I0I
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 are located at 33, 45, and 57 SE 7th Street & 38, 40, 44 SE 6th Street
(complete legal description on file with the Hearing Boards Office), from SI)-7 "Central
Brickell Rapid Transit Commercial -Residential Districts" 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 Si)-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 have a 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.
• It is also found that the reason for this 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 F.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 developinent.
The requested additional FAX, could be accomplished without a need tbr an SD-19
"Designated F.A.R. Overlay District" by applying to increase nonresidential F.A.R. through
bonuses as part of a MUSP.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No NIA
CASE NO. 2006-1101
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.