HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 340 & 348 NE 21st Street,
317, 341, 345 & 363 NE 20th Terrace, and
2040, 2066 & 2072 N. Bayshore Drive.
CASE NO: 2004-0934
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 consist of six (6) lots which comprise the block bounded by
NE 21st Street, NE 20th Terrace, North Bayside Drive and Biscayne Boulevard
(Complete legal description on file at the Hearing Boards Office), from R-4
"Multifamily High Residential" with an SD-20 "Edgewater Overlay District" and
C-1 "Restricted Commercial with an SD-20.1 and SD-20 "Edgewater Overlay
District" to C-1 "Restricted Commercial" with an SD-20.1 and SD-20 Overlay
"Edgewater Overlay District" and SD-19 Designated F.A.R. (2.4).
The following findings have been made:
• It is found that immediately adjacent to the south the area is designated SD-6 "Central
Commercial -Residential District".
• It is found that the character of this area is residential with mixed use to the south and
residential to the north; this block is a transition block between very high density to
the south and high density to the north.
• It is found that the requested change does not increase the potential density on the
property; it increases the intensity with a F.A.R. equal to 2.4 and adds commercial
uses which would allow for a mixed use project on the site.
• It is found that the requested change is a logical extension of the commercial activities
existing immediately to the west and south.
• It is found that the requested change will allow the property to have greater flexibility
in future development and redevelopment ventures which will benefit the area by
allowing a broader range of uses particularly along Bayshore Drive which increases
the ability of people to further enjoy the city's waterfront.
Based on these findings, the Planning Department is recommending approval of the
application as presented.
ANALYSIS FOR ZONING CHANGE
CASE NO. 2004-0934
Yes No N/A
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 light 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.