HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 3525, 3541 and
3545 SW 22nd TERRACE.
CASE NO: 2004-0795
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 property consists of three lots facing SW 22nd Terrace (Complete legal
description on file at the Hearing Boards Office), from R-2 "Two -Family
Residential" to C-1 "Restricted Commercial" with an SD-23 "Coral Way Special
Overlay District".
The following findings have been made:
It is found that immediately adjacent to the north and east of the subject properties
there is an area designated C-1 "Restricted Commercial".
• It is found that the character of SW 22nd Terrace is residential.
• It is found that the change to C-1 "Restricted Commercial" with an SD-23 Coral Way
Special Overlay District" is not a logical extension of that category and will be an
intrusion of commercial activities into a well defined R-2 "Two -Family Residential"
area.
• It is found that recently, similar petitions has been recommended for approval and
finally granted in the same area and, it is also found that those petitions were part of a
Major Use Special Permit (MUSP) and went through the design review process,
complying with several conditions in order to mitigate the impact of the proposed
project in the low residential area. This petition is not part of a MUSP.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2004-0796
In harmony with Comp. Plan; does not require amendment.
In harmony with established land use.
Is related to adjacent and nearby districts.
Is within scale with needs of neighborhood or City.
Maintains similar population density pattern.
Existing district boundaries are illogically drawn.
Changes or changing conditions that make change necessary.
Positively influences living conditions in neighborhood.
Has similar impact on traffic; does not affect public safety.
Has similar impact on drainage.
Has similar impact on Tight and air to adjacent areas.
Has similar impact on property values in adjacent areas.
Contributes to improvement or development of adjacent property.
Conveys same treatment as to owners within same classification.
Property is unfairly limited under existing zoning.
Difficult to find other adequate sites in surrounding area.