HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
Approximately 2200 SW 21st Terrace.
CASE NO: 2004-0926
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 two half lots facing SW 21st Terrace (Complete
legal description on file at the Hearing Boards Office), from R-1 "Single Family
Residential" to C-1 "Restricted Commercial" with an SD-23 "Coral Way Special
Overlay District".
The following findings have been made:
• It is found that the zoning to the north and west of the subject property is designated
R-1 "Single Family Residential".
It is found that the character of the SW 21st 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 Overlay District" is not a logical extension of that category and it will
bring a more intense commercial use into a low density residential street.
• It is found that the 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 Overlay District" designation will allow 150 residential units per acre.
• It is found that immediately adjacent to the south of the subject properties there is an
area designated C-1 "Restricted Commercial".
Based on these findings, the Planning Department is recommending denial of the
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2004-0926
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.