HomeMy WebLinkAboutAnalysis and GraphicsANALYSIS FOR ZONING CHANGE
Approximately 3361 Hibiscus Street, 3440, 3422, 3400, 3412, and 3472 Florida Avenue; 3415, 3441, 3485, 3495,
3401, and 3471 Grand Avenue (Nassau Block)
FILE NO 08-00166zc3
The subject proposal seeks to amend the Zoning Atlas and has been reviewed pursuant to Article 4, Section 401 of Ordinance
11000, as amended, the Zoning Ordinance of the City of Miami, Florida
Application requests:
A change to the existing zoning classifications of R-1 "Single Family", 0 "Office", SD-12 "Special Buffer Overlay
Districts", SD-28 "Village West Island Special Overlay District and NCD-3 "Coconut Grove Neighborhood Conservation
District to SD-2 "Coconut Grove Central Commercial District" with SD-28 "Village West Island Special Overlay District
and NCD-3 "Coconut Grove Neighborhood Conservation District".
The proposal is located within the Coconut Grove NET area and consists of fourteen parcels comprising approximately 1.722
acres. These parcels are located on the block depicted as the north section of "Nassau Block" that is bounded by Grand Avenue
to the south, Hibiscus Street to the west, Florida Avenue to the north, and Elizabeth Street to the east 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 "Nassau Block" is part of a Major Use Special Permit (The Grove Village) which encompasses six blocks along
Grand Avenue corridor.
• This corridor mentioned above is flanked to the north and south by R-1 and R-2 zoning designations.
• The "Single Family Residential" land use category allows residential structures up to a maximum of 9 dwelling units per
acre. The requested "Restricted Commercial" designation allows density equivalent to "High Density Multifamily
Residential" which is 150 dwelling units per acre.
• The R-1 "Single Family Residential" allows a maximum height of twenty-five (25) feet while the requested SD-2
"Coconut Grove Central Commercial District" allows a maximum height of fifty (50) feet.
• The approved Miami 21 zoning designations on these parcels are T5-0, and T3-R. The surrounding Miami 21 zoning
designation is T3-R and T5-0.
• The equivalent Miami 21 zoning designation for this proposal is T5-0 with the NCD-2 "Village West Island District and
Charles Avenue Neighborhood Conservation District".
Conditions:
1. The proposed zoning change will not provide for an appropriate transition between the higher permitted intensities and
densities to the north and the surrounding residential neighborhoods; therefore, the Planning and Zoning Department
recommends for Zoning Ordinance 11000 that the northern 25' of the lots fronting Florida Avenue be designated R-1
with SD-28 and NCD-3 Overlays.
2. The Planning and Zoning Department recommends that all parcels fronting Florida Avenue should be designated T4-0
with NCD-2, except the northern 25' which will remain T3-R with NCD-2 in the Miami 21. Zoning Atlas.
3. No development may exceed the densities or intensities permitted in Ordinance No. 10544, as amended, the Future
Land Use Map of the Miami Comprehensive Neighborhood Plan.
Based on the aforementioned findings, the Planning and Zoning Department recommends approval of the
application -with -the -conditions -stated -above.
Yes No N/A.
Analysis for ZONING CHANGE
File ID: 08-00166zc3
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 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.
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