HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately at North side of NE 41st Street
Between NE 2nd Avenue & North Miami Avenue
FILE NO 10-01359zc
Pursuant to Article 5 of Ordinance 13114, 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 classification from T3-O "Sub -Urban Zone"
to T4-O"General Urban Zone" as follows:
The subject properties are located at the Little Haiti NET area, and consists on
parcels located at North side of NE 41st Street between North Miami Avenue to the
West and NE 2nd Avenue to the East as depicted in Exhibit "A" (A complete legal
description is on file at the Hearing Boards Office).
The following findings have been made:
• It is found that the subject properties are surrounded by T5-O to the west, south,
and east and abuts T3-L to the north.
• It is found that proposed zoning change (36 units per acre) will be a logical
successional change and will maintain an appropriate transition between the
higher permitted intensities (65 units per acre) to the south, east and west and
the residential neighborhoods on the north (9 units per acre).
• It is found that the lots have been used for commercial and medium density
residential uses and this change is to assign the appropriate zoning designation
on the properties.
• It is found that the proposed change will be consistent with the Miami
Comprehensive Neighborhood Plan (MCNP).
Based on these findings, the Planning Department is recommending approval of
the application as presented.
Yes No N/A.
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Analysis for ZONING CHANGE
File ID: 10-01359zc
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.