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HomeMy WebLinkAboutAnalysis.ANALYSIS FOR ZONING CHANGE Approximately 3400, 3428, 3440, 3432, 3456 and 3396 Grand Avenue; 3420 Elizabeth Street; 3241, 3401 3435, 3441 and 3445 Hibiscus Street; 3441, 3439, 3407 and 3454 Thomas Avenue FILE NO 08-00166zc1 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 C-1 "Restricted Commercial", 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 1.881 acres. These parcels are located on the block depicted as the north section of "Paradise Island Block" that is 'bounded by Grand Avenue to the north, Hibiscus Street to the east, Thomas 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 -Front" 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. • This application for zoning change from 0 "Office", 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 C-1 "Restricted Commercial", SD-28 "Village West Island Special Overlay District and NCD-3 "Coconut Grove Neighborhood Conservation District" is for the parcels of the north section of "Paradise Island Block" located between Grand Avenue and Thomas Avenue. • The requested zoning designation changes from R-1 and 0 to C-1 is consistent with the underlying future land use designation ("Restricted Commercial") approved for these parcels on October 28, 2010 by the City Commission. • The approved Miami 21 zoning designations on these parcels are T5-0, T4-R, CS and T3-R. The surrounding -Miami 21 zoning designation is _T5-0 tothenorth- and east, -T5-0and -T3-R totheeast and-T3-R-and T4-R to the south. • The equivalent Miami 21 zoning designation for this proposal is T6-8-0 with the NCD-2 "Village West Island District and Charles Avenue Neighborhood Conservation District". Condition: • The Planning and Zoning Department is recommending that the Miami 21 designation be T5-0 in order to be consistent with the NCD-2 "Village West Island District and Charles Avenue Neighborhood Conservation District". Based on the aforementioned findings, the Planning and Zoning Department recommends approval of the application with the condition stated above. Analysis for ZONING CHANGE File ID: 08-00166zc1 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. Z ❑ ❑ g) Changed or changing conditions make the passage of the proposed change necessary. ® E ❑ 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.