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HomeMy WebLinkAboutAnalysis, Maps & Projects Review MeetingANALYSIS FOR ZONING CHANGE Approximately 19 NW 41st Street FILE NO 13-00864zc Pursuant to Article 5 of Ordinance 13114, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal has been reviewed for an amendment to the Zoning Atlas as follows. Application requests: A change to the existing zoning classification of the property located at approximately 19 NW 41 st Street, Miami, Florida, from "T3-L" Sub -Urban — Limited" Transect Zone to "T4-L" General Urban - Limited" Transect Zone. The subject property is located within the Little Haiti NET area and consists of Lot 3, Block 5 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 request is deemed to be in compliance with Section 7.1.2.8 (c) of the Miami 21 Code, since the rezoning involves an extension of an existing Transect boundary. • The applicant is requesting a change of the zoning designation from T3-L to T4-L. • The proposed lot for rezoning currently contains a parking lot serving a commercial/office use on the T5-0 zoned area. • The parking area represents a legal non -conforming use on the T3-L zoned lot • The proposed rezoning change to T4-L will allow food service establishments, alcohol beverage service establishments and general commercial uses such as retail, beauty and barber shops, health spa, fortune tellers, etc. which potentially could adversely affect the established residential T3-L • The proposed rezoning to T4-L will be incompatible within the T3-L established residential area immediately to the west and north of the subject property. Thus, the rezoning request represents a clear commercial intrusion within the residential area. Based on the aforementioned findings, the Planning and Zoning Department recommends denial of the proposal as presented. Analysis for ZONING CHANGE File ID: 13-00864zc 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. MIAMI 21 ZONING MAP (EXISTING) T4=L i ■ 7' 1 h I IT4-L1 r] 0 150 300 I 1 600 Feet 1 1. Buena Vista East I T4-O ADDRESS:19 NW 41 ST MIAMI 21 ZONING MAP (PROPOSED) NW 44TH ST ■ T4=L "■ NW 42ND ST T3-L T4-L T5-O NW 41ST ST I I I IT4-L' NW 40TH ST NW 39TH ST rJ T4-O rp NE 44TH ST Buena ,Vista East NE 43RD ST T 3-O NE 42ND ST Q T3-L 2 z NW 38I g5TON RAMP AN T4-O NE 41ST ST F- U 2 2 w z NE 39TH ST NE 38TH ST 0 150 300 600 Feet ADDRESS:19 NW 41 ST 0 NW 4o7H ST 150 300 1 1 600 Feet TAin a.. u, z • "F4 - n I age courtesy of u;sg;z36-00e:p ADDRESS:19 NW 41 ST PLANNING AND ZONING DEPARTMENT PROJECTS REVIEW MEETING RE -ZONING 19 NW 41 Street 19 NW 41 STREET PR-13-084 ZONING DESIGNATION:T3-L NET DISTRICT: LITTLE HAITI 7.17.13 The project is subject to review and compliance with the requirements of all City departments, as applicable. The following comments were generated based the Pre -application meeting of July 17, 2013 and are intended to assist and expedite permit applications based on the applicant's voluntary modifications of the project / plans suggested herein. This application has been reviewed for the following permit: o Re -zoning, pursuant to Article 7, Section 7.1.2.8 (c) (1) allows the request of a zoning change from T3-L to T4-L. The following comments should be addressed: 1. Along with the re -zoning request, this application also requires a Land Use change. The applicant needs to apply for the Land Use change with the re -zoning. The applicant may contact Harold Ruck at 305.416.1424 within the Planning and Zoning Department concerning the specific Land Use change required with the zoning change. 2. The applicant may need to provide School Concurrency. You may also contact Harold Ruck at 305.416.1424 to confirm if School Concurrency is required. If so, the applicant may contact Gary Gay at 305.416.1416 within the Planning and Zoning Department concerning the reservation of School Concurrency. Additional comments will be provided upon review of a more detailed submittal. Consequently, the City of Miami reserves the right to comment further on the project as details and/or explanations are provided and may revise previous comments based on this additional information. *** Please note that the Planning and Zoning Department reviews Permit proposals based on Miami 21 and City Code.