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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 1950 NW 1st AVENUE & 1905 NW 1st COURT CASE NO: 2005-1073 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 request is to change the Zoning designation as follows: Tracts A and B of "NATIONAL LINEN PROPERTIES", Plat Book 115, Page 24 (A complete legal description is on file at the Hearing Boards Office), from I "Industrial" and C-2 "Liberal Commercial" to C-1 "Restricted Commercial". The following findings have been made: • It is found that the subject property is part of a significant portion of Industrial designated area in the Northeastern quadrant of the City immediately west of the Rail Road. • It is found that the current designation to the north of the property and east of the rail road is designated C-2 "Liberal Commercial". • It is found that a change to C-1 "Restricted Commercial" could introduce a residential, by right, component to the subject property, which will result in an intrusion to a stable Industrial district near the rail road tracts in the Northeast quadrant of the City. • It is found that by changing the current I "Industrial" zoning designation to C-1 "Restricted Commercial" it will not only affect the current Industrial designation, but also the possible residential use by allowing two totally incompatible uses immediately next to each other that disrupt or degrade public health and safety. 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. 2005-1073 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. I f 0 1~ M I A M 1 e N N t N (; AND ZONING [.) t: PA 3t ,N. i't tN Pzu--APPtICATK)N DESIGN Rev it COMM-EN N1,vlotR USE SPEC I. N., P R� t E° AVENUE ONE 1950 NW 1e AVENUE NFTDISTRICT: WYNW()()t:)/Ei)GE \TER 08-02-05 The following comments represent the unified vision of the Pre -Application Design Review Committee, which consist of all staff members in the Urban Design and Land Development Divisions. COMMENTS: The following comments are being made in an effort to develop projects to their highest potential and make a significant contribution to improving the quality of our built environment with great architecture and urban design. Context/Urban Design • Consider eliminating the perimeter parking spaces on the ground floor of the parking garage in order to expand the square footage of the ground floor retail. There is growing concern that property managers may have difficulty leasing the undersized square footage —that is often provided in mixed use buildings to retailers, which results in a large amount of vacant commercial and retail space. Therefore, consider creating "flexible" commercial and/or retail square footage on NW 20'h Street. • Provide a market analysis with the MUSP application. Pedestrian Realm • Provide elevation drawing details, showing all of the building's elevations at the street level, at a scale no less than 1/8"=1', in order for the committee to review the building's impact on the pedestrian realm. • .in order to enhance the pedestrian character of the site, implement the following: - The pedestrian sidewalk realm shall remain at a consistent height throughout. Vehicles shall rise to the sidewalk level with ramping beginning at the outer edge of the curb, with the ramp slope being the maximum allowed by Public Works. - The pedestrian sidewalk area shall be maintained with a consistent, recognizable pattern, which shall continue across the vehicular entrances in order to give dominance to the pedestrian realm over the vehicular areas. Loading • Incorporate the required loading spaces so that access is provided to them from within the garage, thus eliminating the curb cut and loading bays from the NW 19'i' Street facade. Landscaping • The Green Buttonwood trees (Page A1.2) proposed along NW 1` Avenue and NW 1" Court are too small and shall be replaced with cultivars that meet "single trunk" standards with an 8-ft to 10-ft spread. • Provide a continuous canopy of shade of shade trees for the comfort of pedestrians along all street frontages. The Florida Royal Palm trees (Page A1.2) can be used for purposes of accentuating entrances and/or important architectural features. It is our intention with these. cvmmetats to aid in expediting Special Permit applications with your voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays particularly prior to a project's submission to the Large Scale Development Committee or the Urban Development Review Board.