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HomeMy WebLinkAboutAnalysisA CHA IAA AAA T T pprox a e y 0 711 19, 102 , 1 6 t eet and 1 28 t treet CASE NO: 08-00699zc 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 property is composed of lots 4, 14, 15, 16 and 100' of 17, in block 25 of the "Lawrence Estate Land Company's Subdivision" located approximately at 1007, 1019, 1027, 1033 SW 6th Street and 1028 SW 5t'' Street, from R-3 "Multifamily Medium -Density Residential" to R-3 "Multifamily Medium -Density Residential" with an SD-19 "Designated F. A. R. Overlay District" designating an F.A.R. of 1.04. (Complete legal description on file with the Hearing Boards Office). The following findings have been made: • It is found that two variances for maximum height and front setback at this property are being requested as a companion item in this agenda. The requested variances are in order to increase the maximum height allowed from 50 feet to 64 feet and reduce the required front setback from 20 feet 0 inches to 17 feet 0 inches. • It is found that in this case the applicant is seeking to increase the F.A.R. under R-3 from 0.75 to 1.04 with the SD-19 Overlay District. ▪ It is found that the SD-19 "Designated F.A.R. Overlay District" was created as an instrument to modify (increase or decrease) the F.A.R. on specific properties within the City. ! it is found that additional F.A.R. will allow for additional development of a project in mass or height, which would be out of scale and character with the surrounding area. ▪ It is found that a zoning change at this location to allow the SD--19 would set a negative precedent and create a "domino effect" in regards to future zoning change applications in the surrounding area. • it is found that the result of the two requests, the variances for height and setback along with the SD-19 request to increase the F.A.R will result in a building out of scale and proportion with the surrounding area. Based on these findings, the Planning Department is recommending denial of the application as presented. Yes No N/A yssfor _- I File ID. 0-OO699zc a) The proposed change conforms with the adopted Miami Comprehensive Neighborhood Plan and does not require a plan arnendnent. 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. Cj 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) 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. • 1) The proposed change has the same or similar impact on property values in the adjacent area as the existing classification. ❑ I [ 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.