HomeMy WebLinkAboutCC AnalysisANALYSIS FOR ZONING CHANGE
Approximately 1756 & 1770 NE 4th Avenue &
1751-61-71-77 Biscayne Boulevard
File NO: 06-01.057zc
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 1756 & 1770 NE 4th Avenue, and 1751-61-71-77
Biscayne Boulevard (complete legal description on file with the Hearing Boards Office),
from C-1 "Restricted Commercial" with an SD-20.1 "Biscayne Boulevard Edgewater
Overlay District" and SD-19 "Designated F.A.R. Overlay District" with a 3.0 F.A.R. to SD-
6 "Central Commercial -Residential Districts" and SD-20.1 "Biscayne Boulevard
Edgewater Overlay District".
The following findings have been made:
• 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 subject properties have C-1 "Restricted Commercial with a total of 1.72
F.A.R. and a SD-19 "Designated F.A.R. Overlay District" of 3.0 F.A.R. It is also found that
the SD-20.1 "Edgewater Overlay District" allows for an increase up to 2.0 F.A.R for
commercial uses only.
• It is found the change of zoning to SD-6 "Central Commercial -Residential Districts" will
increase of a total F.A.R. to 8.0 under which will set a negative precedent creating a domino
effect in regards to future zoning change applications in the area.
• It is found that the additional F.A.R. requested is not necessary to accommodate reasonable
development.
Based on these findings, the Planning Department is recommending denial of the
application as presented.