HomeMy WebLinkAboutAnalysis-ModifiedANALYSIS FOR ZONING CHANGE
Approximately 1603-11-15-2.1-31 NE Miami Place and 1604-
22-30 NE lst Avenue.
CASE NO: 06-02072zc
Pursuant to Article 4, Section 401 and Article 22 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:
Lots 5, 6, 7, 8, 9, and 12 Block 8 or ROBBINS, GRAHAM, AND CHILLING -
WORTH SUBDIVISION from C-2 "Liberal Commercial" to SD-6 "Central Com-
mercial -Residential District".
The following findings have been made:
• It is found that the subject properties are surrounded by C-2 `Liberal Commercial"
designated areas.
• It is found that the subject properties are located along NE Is' Ave which is a major
circulation arterial with heavy traffic.
It is found that a change as requested could appear as "Spot zoning" on this specific
property.
• This request does need a companion land use change petition.
Based on these findings, the Planning Department is recommending denial of the
application for the MAX MUSP Project.
Yes No NIA.
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Analysis for ZONING CHANGE
File ID: 06-02072
a) The proposed change conforms with the adopted Miami Comprehensive;.;
Neighborhood Plan 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.
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.
- f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
❑ g) Changed or changing conditions make the passage of the proposed change
necessary.
❑ 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.
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j) The proposed change has the same or similar impact on drainage as the
existing classification.
k) The proposed change has the same or similar impact on light and air to
adjacent areas as the existing classification.
❑ I) 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.
• 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.