HomeMy WebLinkAboutCC AnalysisANALYSIS FOR ZONING CHANGE
Approximately 249-255 NW 9th Street
File ID #: 06-00681zc
Pursuant to Article 4, Section 401 of Ordinance 11000, as amended, the Zoning Ordi-
nance of the City of Miami, Florida, the subject proposal for an arnendment to the Zon-
ing Atlas has been reviewed as follows:
The request is to change the Zoning designation as foilows;
The proposal is for a change to page No, 23, of the Zoning Atlas of Ordinance No. 11000, as
amended, the Zoning Ordinance of the City of Miami Article 4, Section 401, Schedule of District
Regulations, by changing the zoning classification from R-4 "Multifamily High -Density
Residential" to R-4 "Multifamily High -Density Residential with an Historic Preservation Overlay"
to allow offices within the property located at approximately 249-255 NW 9th Street folio #:01-
0102-060-1250), Miami, Florida. Legally described as follows: LOTS 43 AND 46 OF BLOCK 26
OF P.W. WHITES RE -SUBDIVISION AS RECORDED ON PLAT BOOK B AT PAGE 34 OF
THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
DISCUSSION
The subject property, historically known as the "Ward Rooming House" is one of only a few of
the original buildings left in the area known as "Overtown", an African -American community that
thrived beginning in the 1920s. African -Americans were prohibited from living in white communi-
ties and their homes as well as their religious, educational and social institutions were all clus-
tered in this one area. While the Ward Rooming House is a relatively small building, it is a sur-
vivor. When its condition was nearing collapse, the Community Revitalization Agency took it
upon themselves to reconstruct this modest building, saving it from obliteration. The building
was designated a local historic landmark by the Historic and Environmental Preservation Board
even though it was a reconstruction, because of its enormous social and cultural importance to
the community of Overtown.
An HP "Historic Preservation Overlay District" designation would allow a viable use to maintain
occupancy in the property. Without that the building could once again be endangered.
The following findings have been made:
• It is found that in their meeting of May 6, 2008, the Historic and Environmental Preservation
Board unanimously recommended that a conditional use for office space at the Ward
Rooming House be granted.
• It is found that office use is particularly appropriate to this building, and that it is consistent
with the Secretary of the Interior's Standards for Rehabilitation, and in particular, Standard
#1
• It is found that the adaptation of the building for office use is vital to its continued use.
9 It is found that the proposed office use will have no adverse impacts to the properties that
surround it.
It is found that the proposed change does not affect in density or intensity the subject
property.
Based on these findings, the Planning Department is recommending approval of the
request.
nalysis for
c
File ID: 08-00681zc
Yes No NiA.
a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
D b) The proposed change is in harmony with the established land use pattern.
0 I • c) The proposed change iS related to adjacent and nearby districts.
EALil d) The change suggested is not out of scale with the needs of the neighborhood
or the city.
El Li P11 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, utWties, streets, etc.
0 0 Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
hti
AL
N
• g) Changed or changing conditions make the passage of the proposed change
necessary.
L 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.
k) The proposed change has the same or similar impact on light and air to
adjacent areas as the existing classification.
0 I) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
L 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.
E 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,