HomeMy WebLinkAboutAnalysisANALYSIS FOR RELEASE OF COVENANT FOR DOUGLAS RESIDENCE
Approximately 2255, 2263 and 2295 SW 37th Avenue; 3685 & 3695 SW 23rd Street
And 3672 & 3688 SW 22nd Terrace.
FILE NO 04-00897cr
Application requests:
The applicant through a Special Appearance Application is requesting the release of a Declaration of Restrictions
("Covenant") proffered to the City of Miami for a previously approved development, which was never undertaken.
The proposed project was located within the Coral Way NET area and consists of several parcels. These parcels are located
at western end of the block, bound by SW 22nd Terrace to the north, SW 23rd Street to the south, and SW 371h Avenue to the
west, as described in Exhibit "A" (Complete legal description is on file with the Hearing Boards Section).
Review and analysis of the proposed application finds that:
• The subject covenant was originally approved under Zoning Ordinance 11000 for a mixed -use project with a
specific design and transition to the adjacent residential designation immediately to the east.
• The zoning designation for these parcels under Zoning Ordinance 11000 was C-1 "Restricted Commercial". The
surrounding 11000 zoning designations were C-1 to the north, C-1 and R-2 to the south and R-2 to the east.
• The zoning designations of these parcels under Miami 21 Code are T6-8-0 "Urban Core Transect Zone". The
surrounding Miami 21 zoning designations are T6-8-0 to the north, T6-8-0 and T3-0 to the south, and T3-0 to the
east.
• A newly designed mixed use project proposes less intense development and complies with the applicable Miami 21
regulations.
• The covenant release is appropriate, as the newly designed project under the Miami 21 Code addresses the
potential transition from commercial use to the abutting residential use on the east.
Based on the aforementioned, the Planning & Zoning Department recommends approval of the
application as presented.