HomeMy WebLinkAboutAnalysis and GraphicsANALYSIS FOR ZONING CHANGE
Approximately 3370, 3380 and 3340 Florida Avenue;
3301, 3355, 3375 and 3395 Grand Avenue
FILE NO 08-00166zc2
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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-28 "Village West Island
Special Overlay District and NCD-3 "Coconut Grove Neighborhood Conservation District to SD-2 "Coconut
Grove Central Commercial District", 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 fifteen parcels comprising approximately
1.479 acres. These parcels are located on the block depicted as "Grand Bahama Block" that is bounded by Florida
Avenue to the north, Elizabeth Street to the east, Grand Avenue to the south, and Margaret Street to the west 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 "Grand Bahama 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.
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Analysis for ZONING CHANGE
File ID: 08-00166zc2
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.
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