HomeMy WebLinkAboutAnalysis, Maps & PZAB ResoANALYSIS FOR ZONING CHANGE
approximately at 212 NW 25 Avenue
FILE NO 10-00667zc
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:
The request is to change the zoning classification from T3-R "Sub -Urban Transect Zone -
Restricted" to T3-0 "Sub -Urban Transect Zone - Open".
The subject property is located at the West Flagler NET area, and the zoning change is requested for a
parcel located on the northeast portion of the block bounded with NW 3rd Street to the North, NW 25th
Avenue to the East, NW 1st Street to the South, and NW 26th Avenue to the West, as depicted in Exhibit "A"
(A complete legal description is on file at the Hearing Boards Office).
Review and analysis of the proposed application finds that:
• The original submittal for zoning change was made under Zoning Ordinance 11000, for the subject
property designated R-1 "Single Family Residential" requesting a change to R-2 "Duplex
Residential".
• Under the current City of Miami Zoning Ordinance 13114, Miami 21 Code, the subject property is
designated T3- R "Sub -Urban Transect Zone - Restricted", and the zoning designation for the
change requested is equivalent to T3-0 "Sub -Urban Transect Zone - Open".
• The properties located to the west of the subject property are designated T3-0 "Sub -Urban
Transect Zone - Open" and the subject property as well as properties to its north, south, and east
are designated T3-R "Sub -Urban Transect Zone - Restricted".
• The only difference between zoning designations T3-0 and T3-R is in the Residential component
as follows: T3-R allows 9 dwelling per unit and the construction of "single family residence" and
"community residence"; and T3.0 allows 18 dwelling per unit, and two family residence.
• The proposed change requires an amendment to the Miami Comprehensive Neighborhood Plan
(MCNP).
• As per records of the City of Miami Section of Permits of the Building Department, the subject
property has permit for a Single Family Home and a guest house with no kitchen allowed, which is
compatible with T3-R zoning designation.
• The requested change represents an intrusion of higher density and intensity into the more
restrictive zoning designation for a residential neighborhood, and specifically to the NW 25th
Avenue which has a single family residential character.
• A change at this location may set a negative precedent and create a "domino effect" in regards to
future zoning change applications.
Based on these findings, the Planning Department is recommending denial of the application as
presented.
Yes No N/A.
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O ® 0
O ® 0
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O ® 0
® ❑ ❑
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Analysis for ZONING CHANGE
File ID: 10-00667zc
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.
NW 27TH AVE
C-1
11000 ZONING MAP
R-2
NW 3RD ST
R-1
NW 1ST ST
NW 4TH TER
W
2
H
0 150 300 600 Feet
I i I I
ADDRESS: 212 NW 25 AVENUE
MIAMI 21 MAP (PROPOSED)
T6-8-0
T3-O
NW 4TH TER
T3=R
w
T3-O
0
150
300
600 Feet
ADDRESS: 212 NW 25 AVENUE
MIAMI 21 MAP
T6-8-0
T3-R
NW 4TH TER
T3=R
w
T3-O
0
150
300
600 Feet
ADDRESS: 212 NW 25 AVENUE
0
150
300
600 Feet
ADDRESS: 212 NW 25 AVENUE
Miami Planning, Zoning and Appeals Board
File ID 10-00667zc
Resolution: PZAB-R-11-048
October 05, 2011 Item PZAB.2
Mr. Oscar Rodriguez offered the following resolution and moved its adoption:
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING DENIAL TO THE MIAMI CITY COMMISSION, AMENDING THE ZONING
ATLAS OF ORDINANCE NO. 13114, AS AMENDED, BY CHANGING THE ZONING
CLASSIFICATION FROM "R-1" SINGLE-FAMILY RESIDENTIAL (IN ORDINANCE 11000)
TO "T3-O" SUB -URBAN ZONE (IN MIAMI 21), FOR THE PROPERTY LOCATED AT
APPROXIMATELY 212 NORTHWEST 25TH AVENUE, MIAMI, FLORIDA; MAKING
FINDINGS; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
Upon being seconded by Mr. Charles A. Garavaglia, the motion was passed and
adopted by a vote of 7-0:
Mr. Charles A. Garavaglia
Mr. Patrick Goggins
Ms. Maria Beatriz Gutierrez
Mr. Lazaro Lopez
Mr. Ernest Martin
Mr. Daniel Milian
Mr. Oscar Rodriguez
Mr. Michael Schiff
Ms. Janice Tarbert
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Personally appeared before me, the undersigned
the City of Miami, Florida, and acknowledges that
SWORN AND SUBSCRIBED BEFORE ME THIS
cx> crn c\e5
Print Notary Name
Personally know " or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
Yes
Yes
Yes
Abstain
Absent
Yes
Yes
Yes
Yes
Francisco Garcia, Director
Planning Department
authority, Anel Rodriguez, Clerk of the Planning, Zoning and Appeals Board of
he executed the foregoingrfg-Resolution.
AY OF lUr , 2011.
Not
Public Sta ot'e f Florida
My Commission Expires:
4.56 Pi Notary Public State of Fibrda
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c My Commission 0D859S77
' OF pd Expires 02/09/2013