HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
329, 333, 335, 337 & 346 NE 58t'' Terrace.
CASE NO. 07-01381ZC
Pursuant to Article 4, Section 401 o.f Ordinance 11000, as amended, the Zoning
Ordinance ol'the City of':Viianni, 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 property consists of five lots fronting NE 58t" Terrace (a complete legal
description on file at the Hearing Boards Office), from R-2 "Two -Family
Residential" to C-2 "Liberal Commercial".
• It is found that the character of NE 58th Terracc is residential, specifically R-2 "Two -
Family Residential".
• It is found that the requested change is not a logical extension of the commercial
activities existing immediately to the east and it will be a commercial intrusion into a
residential area.
• It is found that a zoning change at this location may set a negative precedent and
create a "domino effect" in regards to future zoning change applications.
• It is found that the R-2 "Two -Family Residential" designation allows 18 residential
units per acre and the requested C-2 "Liberal Commercial" designation will allow a
maximum density of 150 residential units per acre and intrusion of commercial
activities.
• It is found that at its December 5, 2007 meeting, the Planning Advisory Board
recommended denial of the Land Use Change from "Duplex Residential" to "General
Commercial."
Based on these findings, the Planning Department is recommending denial of the
application as presented.
Yes No NIA.
A
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n
na
sis for
File ID: 07-01381Ze
n 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.
I� f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change,
n g) Changed or changing conditions make the passage of the proposed change
necessary.
L h) The proposed change positively influences living conditions in the
neighborhood.
n 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 fight and air to
adjacent areas as the existing classification.
1) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
n ® [- m) The proposed change will contribute to the improvement or development of
adjacent property in accord with existing regulations.
E
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.