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HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE Approximately at 2001, 2021 and 2121 SW 37th Avenue FILE NO 11-00695zc Pursuant to Article 5 and Article 7, Section 7.1.2.8 of Ordinance 13114, 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: Application requests: The request is to change the zoning classifications for three parcels from T3-R "Sub -Urban Transect Zones - Restricted" with an overlay NCD-1 "Coral Gate Neighborhood Conservation District" to T4-0 "General Urban Transect Zones - Open". The subject properties are located within the Coral Way NET area, and consist of three parcels comprising approximately 0.464 acres; located on the east side of 37th Avenue on both side of SW 21st Street, consisting of lots 413, Block 18, Coral Gate Sec. C, and lots 414, and 427, Block 18, Coral Gate Sec. D 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 properties are located across Coral Gables Downtown area on SW 37th Avenue which is a commercial corridor and do not adhere to the transitional concept and principles of the Miami 21 Code. • The SW 37 Avenue corridor transitions towards the residential neighborhood to the east, is abrupt or inexistent. • The subject properties abut T3-R with NCD-1 "Coral Gate Neighborhood Conservation District" to the north and east, T5-0 to the south and also abut the Central Business District of the City of Coral Gables to the west. • The NCD-1 "Coral Gate Conservation District" intent is that this neighborhood be a pure single family neighborhood which limits the potential use of the properties adjacent to SW 37th Avenue (Douglas Road) which have a commercial character. • The subject parcels comply with Article 7, Amendment to the Miami 21 Code, 7.1.2.8 (a) for successional Zoning. • Approving the requested change from T3-R with NCD-1 to the proposed T4-0 should not have a negative impact on the character of the area and would not be out of scale with the surrounding area, in fact; the T4- 0 represents an appropriate transition between T3-R and T5-0 Transect Zones as well with the "Central Business District of the City of Coral Gables to the west. • The requested zoning designation of T4-0 is inconsistent with the current Comprehensive Neighborhood Plan (MCNP) designation of "Single Family Residential" and would require a Future Land Use Map (FLUM) amendment to "Low Density Restricted Commercial". Based on the aforementioned findings, the Planning Department recommends approval of the application as presented Yes No N/A. Analysis for ZONING CHANGE File ID: 13-00695zc a) The proposed change conforms with the adopted Miami Comprehensive Neighborhood Plan 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. f) Existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. g) Changed or changing conditions make the passage of the proposed change necessary. h) The proposed change positively influences living conditions in the neighborhood. 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. 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. I) 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. o) There are substantial reasons why the use of the property is unfairly limited under existing zoning. p) It is difficult to find other adequate sites in the surrounding area for the proposed use in districts already permitting such use.