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HomeMy WebLinkAboutZB AnalysisANALYSIS FOR ZONING CHAN E 2640 and 2660 lricke 1. Avenue® CASE. NO: 06-1641.zc 1 Pursuant to Article 4, Section 401 of Ordinance 11000 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: The request is to change the Zoning designation as follows: The subject properties consists of two lots fronting South Miami Avenue and South Dixie .Highway (Complete legal description on file at the Hearing Boards Office), from 0 "Office" with an SD-19 "Designated F.A.R. Overlay District" of 0.5 to [? "Office." he following findings have been made: • .It is found that the property is designated O "Office" with an SD-19 designated "F.A.R. Overlay" of 0.5. To the north and southeast there is an R-1 "Single -Family Residential' to the east there is an R-4 "Multifamily 1-iigh Density Residential". • It is found that the SD-19 "Designated F.A.R. Overlay District" is a district that was created as an instrument to modify (increase or decrease) the F.A.R. on specific properties within the City. It is found that the effect of the SD-19 shall be to modify regulations within portions of other zoning districts to designate properties or areas of the City with a specific floor area ratio (F.A.R.). • It is found that the subject properties originally had an 0 "Office" zoning designation that allows an F.A.R. of .1.72 and for City Commission action an SD-19 "Designated F.A.R. Overlay District" was added to reduce the F.A.R. to 0.5 in order to control any development at the subject properties. • The requested additional F.A.R. will only serve to create a massive amount of development on this site that is totally out of scale and character with the surrounding area. • It is found that the additional F.A.R. will create a domino effect in regards to the future zoning change applications for the area. • Et is found that the additional F.A.R. requested is not necessary to accommodate reasonable development for the properties. Based on these findings, the Planning Department is recommending denial of the zoning change request. Yes ❑ P nay s for File ID: 06-1641zc1 No NIA, A '1 ❑ 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. j� 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. �I 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.