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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately 3454 and 3456 Elizabeth Street; 3449 Hibiscus Street 3460, 3430, 3440 and 3452 Thomas Avenue FILE NO 08-00166zc1a 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", 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", 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 eight parcels comprising, approximately 1.479 acres. These parcels are located on the block depicted as the south section of "Paradise Island Block" that is bounded by Thomas Avenue to the north, Hibiscus Street to the east, William Avenue to the south, and Elizabeth 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 "Paradise Island Block —Rear" 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 T4-R, and T3-R. The surrounding Miami 21 zoning designation is T3-R and T4-R. • 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 southern 25' of the lots fronting Thomas Avenue be designated R-1 with SD-28 and NCD-3 Overlays. 2. The Planning and Zoning Department recommends that all parcels should be designated 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: 08-00166zc1 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.