HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
350 NE 56th Street
CASE NO: 09-00296zc
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 subject property consists of one parcel fronting NE 56th Street (a complete legal
description on file at the Hearing Boards Office), from R-2 "Two -Family Residential" to C-
2 "Liberal Commercial".
The following findings have been made:
1 It is found that the property is surrounded on the north, west and south by an established
low density residential community. In addition, the character of NE 56th Street in this area is
low density residential, specifically "Two -Family Residential".
• It is found that the requested change will represent an intrusion of commercial uses into a
low density residential neighborhood.
• It is found that a zoning change at this location may set a negative precedent and create a
"domino effect" in regards to zoning change applications.
• It is found that on April 7, 2010 the Planning Advisory Board recommended denial of the
land use change request from "Duplex Residential' to "Liberal Commercial" to City
Commission.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
Yes No N/A.
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Analysis for ZONING CHANGE
File ID: 10-00296zc
❑ 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.
❑ j) The proposed change has the same or similar impact on drainage as the
existing classification.
❑ k) Theproposed 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.
❑ Z ❑ p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.