HomeMy WebLinkAboutOLD AnalysisANALYSIS FOR ZONING CHANGE
Approximately 2471 & 2511 SW 32nd Avenue
And 3186 SW 25th Street
CASE NO: 2004-0824
Pursuant to Article 4, Section 401 of Ordinance 11000, 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:
The subject properties consist of seven (7) lots facing SW 32nd Avenue and three (3)
lots facing SW 25th Street. (Complete legal description on file at the Hearing Boards
Office), from R 2 "Two -Family Residential" to C-1 "Restricted Commercial".
The following findings have been made:
• It is found that the C-1 "Restricted Commercial" zoning category is not immediately
adjacent to the subject properties.
• It is found that the requested change to C-1 "Restricted Commercial" is not a logical
category for the subject properties in that it will represent an intrusion into a well-
defined area and, will appear as an isolated designation in the middle of an area
designated R-2 "Two -Family Residential".
• It is found that the C-1 "Restricted Commercial" category allows 150 units per acre,
and the requested R-2 "Two -Family Residential" category allows 18 units per acre.
• It is found that the character of SW 25th Street in this area is residential.
• It is found that the change to C-1 "Restricted Commercial" could have extreme adverse
effect on the adjacent residential area.
• It is found that 32nd Avenue is a very busy street, even though it is primarily residential
in character; the requested change would make this situation worse and should be
avoided.
Based on these findings, the Planning and Zoning Departnn.ent is recommending
denial of the application as presented.