HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 3242 Charles Ave.
FILE NO 11-00113zc
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 NCD2 Overlay" (Neighborhood Conservation District) to T4-L "General Urban
Transect Zone" with a "Village West Island and Charles Avenue NCD2 Overlay"
The subject property is located within the Coconut Grove NET area, and consist of one parcel comprising .230 acres,
located on the south 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 property is the site of the "Stirrup House", a historically designated property.
• The subject property is surrounded by T5-L and T4-L to the east and south, respectively, T3-R to the west
and CI and T3-R to the north.
• The proposed change from T3-R with a Village West Island and Charles Street (VWI & CS) NCD2 to T4-L
w/ VWI & CS NCD2 Overlay will serve as an appropriate transition from the commercial uses with medium
density on the east to the single family density on the west. It will also allow a broader range of uses for the
existing, historically designated "Stirrup House"; which will encourage the preservation of the structure.
• Approving the requested change from T3-R to the proposed T4-L with a VWI and CA NCD2 Overlay, should
not have a negative impact on the character of the area.
• 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 approval of the application as
presented.
Analysis for ZONING CHANGE
File ID: 11-00113zc
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.