HomeMy WebLinkAboutCC 11-20-14 and Previous CC Analysis & Color MapsANALYSIS FOR ZONING CHANGE
Approximately at 180 NE 50 St.
FILE ID No. 13-00865zc
Pursuant to Article 5 and Article 7, Section 7.1.2.8 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 classifications for three parcels from T4-R "Genera] -Urban
Transect Zone - Restricted" to T4-L "General -Urban Transect Zone - Limited".
The subject properties are located within the Little Haiti NET area, and consist of one interior parcel of
approximately 0.158 acres; located on the south side of NE 50th Street, approximately one hundred feet
away from NE 2nd Avenue {Complete legal description is on file with the Hearing Boards Section).
Review and analysis of the proposed application finds that,
• This request does not affect the density in the subject property but the uses allowed may increase
the degree of intensity.
• This request does need a companion item for land use change to the subject parcel from "Medium
Density Multifamily Residential" to "Medium Density Restricted Commercial", to comply
with the Miami Comprehensive Neighborhood Plan (MCNP).
• Even though the proposal technically involves an extension of an existing transect boundary, the
practical effect will be an intrusion of commercial uses into a well establish residential transect
zone.
• A zoning change for the subject property, as proposed, may set a negative precedent and create a
'domino effect' in regards to future zoning change applications.
Based on the aforementioned findings, the Planning Department recommends for the application
denial as presented.
Analysis for ZONING CHANGE
File ID: 13-00865zw
Yes No NIA.
El ® ❑ 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.
❑ Z ❑ 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►
[ 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.
❑ ❑ 1) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
❑ 12l ❑ 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.
❑ �1 I1 p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.
—J
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