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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 3227 — 3247 Charles Ave. FILE NO 11-00113zc1 The subject proposal seeks to amend the Miami 21 Zoning Atlas and has been reviewed pursuant to Article 5 of the Miami 21 Zoning Code, Ordinance 13114, as amended. Application requests: A change to the current zoning classification of T3-R "Sub -Urban Transect Zone" with a " Village West Island and Charles Avenue NCD" (Neighborhood Conservation District) to CI, Civic Transect Zone with a Village West Island and Charles Avenue NCD The subject properties are located within the Coconut Grove NET area, and consist of two parcels comprising of .243 acres, located on the north side of Charles Avenue as described in Exhibit "A" (Complete legal description is on file with the Hearing Boards Section). Review and analysis of the proposed application finds that: • The subject properties currently vacant and have a land use designation of "Single Family Residential" • The subject property is surrounded by T3-R to the south and west and CI to the north and east. • The T3-R Sub -Urban Transect Zones designation allows a maximum of 9 residential units per acre and the requested CI "Civic Institution Zones" designation will allow a maximum of 150 residential units per acre, which if developed to its fullest potential, will constitute a negative impact to the predominately Single Family character of Charles Avenue. • The proposed zoning designation would allow Densities and Intensities that are out of scale with the abutting Single Family Residential neighborhoods. A transitional commercial designation such as "General Urban Transect Zones" would be more appropriate as it allows a broader range of uses while restricting the density to 36 DU or less while the subject properties abut a T3-R Sub -Urban Transect Zone. • If approved, the proposed zoning designation will require a Comprehensive Neighborhood Plan (MCNP) FLUM amendment from Single Family Residential to Low Density Restricted Commercial or greater. Based on the aforementioned findings, the Planning Department recommends denial of the application as presented. Analysis for ZONING CHANGE File ID: 11-00113zc1 Yes No N/A. ❑ ® ❑ 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) The proposed 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. ❑ ® ❑ p) It is difficult to find other adequate sites in the surrounding area for the proposed use in districts already permitting such use.