HomeMy WebLinkAboutZB AnalysisANALYSIS FO Z :NI G G &tNGE
Approximately 1252, 1262, and 1272 S 2 1st Terrace.
CASE NO: 07-00391.ze
Pursuant to Article 4, Section 401 of Ordinance i 1000, as amended, the Zoning
Ordinance of the City of Miami, Florida, the subject proposal for an amendment to the
Zoning Atlas has been reviewed as follows:
The request is to change the Zoning designation as follows:
Approximately 1252, 1262, and 1272 SW 21.E Terrace, from R-1 "Single Family Residen-
tial" with a SIia12 "Buffer Overlay District" to C-1 "Restricted Commercial"
The following findings have been made:
• It is found that immediately adjacent to the east, west and north of the subject
properties the area are designated R-1 `Single Family Residential" district.
It is found that the character of the NW Terrace is low density residential,
specifically single family residences.
• It is found that the change to C-i "Restricted Com.t ercial" is not a logical extension
of that category and will bring a more intense commercial use into a low density
residential street.
• It is found that the actual Re 1 "Single Family Residential" with a SD- 12 "Buffer
Overlay District" category allows 9 residential nets per acre and the requested C- 1
"Restricted Commercial" 150 residential units per acre.
Based on these findings, the Planning Department is recommending denial of the
application as presented.
y is for
Fite ID: 07-00391==
Yes No NIA
a) The proposed change confos rr s with the adopted Miami Comprehensive
Neighborhood Flan 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.
1 LI f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change_
• Z 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,
O E LI 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.
D 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.
❑ f 1) 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.
E o) There are substantial reasons why the use of the property is unfairly limited
under existing zoning.
• Z Li p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.