HomeMy WebLinkAboutAnalysisANA YS1S FO.R Z N NG C Ai GE
Approxin a e y 601, 61.1, 6.13, 615 NE 23rd Street & a portion
of a parcel east of 615
File NO: O4 01269ze
Pursuant to .Article 4, Section 40.1 of Ordinance 1 1 t . 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 601, 611, 613, 615 NE 23`` Street & a portion of a par-
cel east of 615 (complete legal description on file with the Hearing Boards Office), from R-4
"Multifamily High -Density Residential" with an SD-20 "Edgewater Overlay District" to R-4
'Multifamily High -Density Residential" with an SD-19 "Designated F.A.R. Overlay District"
with a 2.3 F.A.R and SD-20 "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 (iincre.se or decrease) the FAR. on specific properties within the
City
▪ s found that the subject properties have R-4 "M ltifa ily High -Density Residential" with
an SD-20 "Edgewater Overlay District"
• it is found the change of zoning to R-4 "Multifamily High -Density Residential" with an SD-19
"Designated F.A,R, Overlay District" with a 2.3 F.A.R and SD-20 "Edgewater Overlay
District" which will set a negative precedent creating a domino effect in regards to future
zoning change applications in the area.
a 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.
Yes No N/A.
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Analysis for ZONING CHANGE
File ID: 04-01269zc
a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood flan and does not require a plan amendment.
b) The proposed change is in harmony with the established land use pattern.
c) The proposed change is related to adjacent and nearby districts.
d) The change suggested is not out of scale with the needs of the neighborhood
or the city.
L L e) The proposed change maintains the same or similar population density
pattern and thereby does not increase or overtax the load on public facilities
such as schools, utilities, streets, etc.
j-1 P f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
r4
( g) Changed or changing conditions make the passage of the proposed change
necessary.
C h) The proposed change positively influences living conditions in the
neighborhood.
i) The proposed change has the same or similar impact on traffic and does not
affect public safety to a greater extent than the existing classification.
j) The proposed change has the same or similar impact on drainage as the
existing classification.
_j I ® k) The proposed change has the same or similar impact on light and air to
adjacent areas as the existing classification.
►1 U 1) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
® (� m) The proposed change will contribute to the improvement or development of
adjacent property in accord with existing regulations.
I� n) The proposed change conveys the same treatment to the individual owner as
to owners within the same classification and the immediate area and furthers the
protection of the public welfare.
o) There are substantial reasons why the use of the property is unfairly limited
under existing zoning.
p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.