HomeMy WebLinkAboutCC AnalysisANALYSIS FOR ZONING CHANGE
Approximately 2710, 2720 & 2728 SW 23rd Street,
2719 and 2729 SW 23rd Terrace.
FILE NO 11-00116zc
The subject proposal seeks to amend the Miami 21 Zoning Atlas and has been reviewed pursuant to Article 7, Section
7.1.2.8 of the Miami 21 Zoning Code, Ordinance 13114, as amended.
Application requests:
A change to the current zoning classification of T4-0 "General Urban Transect Zone -Open" to T5-0 "Urban
Center Transect Zone — Open".
The subject property is located within the Coral Way NET area, and consist of five parcels comprising 2.12 acres,
located on the West side of SW 27th Avenue, between SW 23rd Street and SW 23rd Terrace 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 part of a commercial corridor designated T4-0 "General Urban Zone - Open" along
SW 27 Avenue generally bound by SW 22rd Terrace on the north to the north side of SW 26th Street to the
south.
• This corridor mentioned above is flanked to the east and west by T3-R" Sub -Urban Transect Zone- Restricted"
and T3-0 "Sub -Urban Transect Zone - Open"
• Following are the densities allowed per transects;
T3-R "Sub -Urban Transect Zone - Restricted":
T 3-0 "Sub -Urban Transect Zone - Open":
T4-0 "General Urban Zone - Open":
T5-0 "Urban Center Transect Zone - Open':
9 Units per acre
18 Units per acre
36 Units per acre
65 Units per acre
• The subject properties have a T4-0 zoning designation and are surrounded by T4-0 to the north, east, and
south and by T3-0 to the west.
• The subject parcels comply with Article 7, Amendment to the Miami 21 Code, 7.1.2.8 a. Successional Zoning.
• The character of the corridor at this location is low intensity commercial establishments. The proposed increase
in Transect Zone would be out of scale with the remainder of the corridor. Additionally, an increase to T5-0
would permit 65 DU to the acre and does not provide appropriate transition between the proposed T5-0 and the
T3-0 neighborhood immediately to the west.
• A zoning change at this location may set in motion similar zoning changes in the vicinity that will negatively
impact the character of the corridor and surrounding residential neighborhoods.
• The proposed zoning designation is consistent with the Miami Comprehensive Neighborhood Plan (MCNP)
FLUM designation of Restricted Commercial.
Based on the aforementioned findings, the Planning Department recommends denial of the application
as presented.
Yes No N/A.
Analysis for ZONING CHANGE
File ID: 11-00116zc
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.