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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 3372 NW 17th AVENUE FILE ID #: 10-00665zc Pursuant to Article 4, Section 401 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 subject property is in the Allapattah NET area, and consists of a parcel facing NW 17th Avenue (A complete legal description is on file at the Hearing Boards Office); from G/I "Government and Institutional" to C-1 "Restricted Commercial". The following findings have been made: It is found that the character of the stretch of NW 17th Avenue between NW 36th Street and NW 30th St. is commercial. • It is found that the subject property is located on the west side of the 17th Avenue, between NW 36th Street and NW 30th St, which is accessible to public transportation. • It is found that the stretch of 17th Avenue between NW 36th Street and NW 30th St. is designated C-1 "Restricted Commercial" except for the subject property which is designated G/I "Government and Institutional". • It is found that the G/I "Government and Institutional" designation allows up to a maximum of 150 residential units per acre and the requested C-1 "Restricted Commercial" designation will allow 150 residential units per acre as well, which not constitute an impact to the area . • It is found that the proposed request for a C-1 "Restricted Commercial" classification is appropriate for the subject property given its location along NW 17th Avenue which is a commercial corridor. Based on these findings, the Planning Department is recommending approval of the application as presented. Note: It is opportune to highlight that, under Miami 21 Code, when seeking to change an existing zoning category, the Ordinance allows for successional zoning change to the next zoning category. Given that the subject property is CI "Civic Institution Zone" it is allow to change to the abutting zones which are T6-8-0 (Equivalent to C1 under Ordinance 11000). Based on that, Miami 21 would allow this zoning change to T6-8. Yes No N/A. Z ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ ❑ ® ❑ 0 ® 0 0 ® ❑ ❑ ® ❑ ❑ E 0 0 ® ❑ ❑ ® ❑ ❑ El 0 0 ® ❑ ❑ ® ❑ ❑ Analysis for ZONING CHANGE File ID: 10-00665zc 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 Toad 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. 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 Tight 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.