HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 1249 & 1265 SW 22nd Street and
1262 SW 21st Terrace
CASE NO: 2004-0892
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 21st Terrace and six lots facing
SW 22nd Street (Complete legal description on file at the Hearing Boards Office),
from C-1 "Restricted Commercial" with an SD-23 "Coral Way Special Overlay
District" and R-1 "Single Family Residential" with an SD-12 "Buffer Overlay
District" to C-1 "Restricted Commercial" with an SD-23 Coral Way Special Overlay
District" and SD-19 "Designated F. A. R. Overlay District" designating an increase
of 2.4 F.A.R.
The following findings have been made:
• It is found that immediately adjacent to the west and east of the subject properties the
areas are designated R-1 "Single Family Residential" with an SD-12 "Buffer Overlay
District" and C-1 Restricted Commercial with an SD-23 "Coral Way Special Overlay
District".
• It is found that immediately adjacent to north of the subject properties the areas are
designated R-1 "Single Family Residential".
It is found that the SD-19 "Designated F.A.R. Overlay District" was created as an
instrument to modify (increase or decrease) the F,A.R. on specific properties within
the City.
• It is found that the character of the SW 215t Terrace is low density residential,
specifically single family residential.
• It is found that the change to C-1 "Restricted Commercial" with an SD-23 "Coral
Way Special District" and SD-19 "Designated F.A.R. Overlay District of 2.4 F.A.R.
is not a logical designation and will bring a more intense commercial use into a low
density residential street.
• It is found that the actual R-1 "Single Family Residential" category allows 9
residential units per acre and the requested C-1 "Restricted Commercial" with an
SD-23 "Coral Way Special District" and SD-19 "Designated F.A.R. Overlay District
of 2.4 F.A.R. will allow 150 residential units per acre.
Based on these findings, the Planning and Zoning Department is recommending
denial of the application as presented.
ANALYSIS FOR ZONING CHANGE
CASE NO. 2004-0892
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.