HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
525 and 533 NW 2"d Avenue.
CASE NO: 07-O0795zc
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 525 and 533 NW 2nd Avenue fronting Northwest 2nd
Avenue between Northwest 2nd Avenue and Northwest 1s` Court, (complete legal
description on file with the Hearing Boards Office), from SD-16.2 "Southeast Overtown-
Park West Commercial -Residential District" to SD-16.2 "Southeast Overtown-.Park West
Commercial -Residential District" with an SD-19 "Designated F.A.R. Overlay .District" with
a 4.6 F.A.R.
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.
O It is found that the subject properties currently have an SD-16.2 "Southeast Overtown-Park
West Commercial -Residential District" with a maximum F.A.R. allow of 4.0 for any
permissible uses.
• It is found that the change of zoning is with the purpose of increase the F.A.R. to 4.6.
Reasonable development without the additional requested F.A.R. could be done in
accordance with the future redevelopment plan of the area.
® It is found that the requested SD-19 F.A.R. increased to 4.6 could set a negative precedent
creating a domino effect in regards to future zoning change applications in the area.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
Yes No NIA.
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A
PI El
nalysis for + I
File ID: 07-00795zc
a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
L b) The proposed change is in harmony with the established !and 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.
[1 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.
[J j) The proposed change has the same or similar impact on drainage as the
existing classification.
[�l k) The proposed change has the same or similar impact on light and air to
adjacent areas as the existing classification.
1- ® ❑
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.