HomeMy WebLinkAboutAnalysis & Color MapsANALYSIS FOR ZONING CHANGE
approximately at 1204 and 1208 SW 8t" Street, 810 and 832 SW 12th Avenue
FILE NO 12-00086zc
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 T6-8-0 "Urban Core
Transect Zone - Open" and one parcel from T4-L "General Urban Transect Zone- Limited" to T5-0
"Urban Center Transect Zone - Open".
The subject properties are located within the Coral Way NET area, and consist of four parcels comprising
approximately 0.67acres, that is approximately 29,495 S.F.; located on the southwest corner at the
intersection of SW 8th Street and SW 12th Avenue consisting of lots 1, 2, and 4 Recorded on Plat Book 3,
page 33 (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 T6-8-0 "Urban Core Transect
Zone - Open" and T4-L "General Urban Transect Zone — Limited" at the southwest corner of SW 8th
Street and SW 12th Avenue.
• The subject parcels abuts T6-8-0 to the north, northwest, and northeast and also abuts T4-R to the
south, southwest, and southeast.
• The requestis to change the zoning classifications for three parcels from T6-8-0 "Urban Core
Transect Zone - Open" and one parcel from T4-R "General Urban Transect Zone- Limited" to T5-0
"Urban Center Transect Zone - Open".
• Even though the proposed zoning change to T5-0 complies with Article 7, Amendment to the Miami
21 Code, 7.1.2.8 (a) successional zoning, it does not maintain the existing zoning continuity of the
T6-8-0 corridor along SW 8th Street.
• The Planning and Zoning Department recommends that the parcels currently zoned T6-8-0
maintain their existing zoning designation preserving the urban core corridor along SW 8th Street.
The Department also recommends that the southern parcel zoned T4-R experience a zoning
change to T4-0.
• The recommended zoning change to T4-0 allows transition between the two abutting parcels
zoned T4-R to the south and T6-8-0 to the north. The T4-0 permits less intrusive auxiliary
commercial use, specifically a bank drive -through by Warrant permit process, which could abut T4-
R parcel currently contain a multi -family commercial use.
• The recommended zoning designation of T4-0 will be consistent with the current Comprehensive
Neighborhood Plan (MCNP) designation of `Restricted Commercial" and would not require a
Future Land Use Map (FLUM) amendment.
• As mentioned, the requested zoning change from T6-8-0 to T5-0 would alleviate the continuity of
the T6-8-0 urban core corridor along SW 8th Street and it also would present the potential of an
more intense intrusive commercial use abutting the T4-R parcel.
Based on the aforementioned findings, the Planning Department recommends denial of the
application as presented.
Analysis for ZONING CHANGE
File ID: 12-00086zc
Yes No N/A.
a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
® I —I b) The proposed change is in harmony with the established land use pattern.
® U 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.
I I 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.
M IAM 121 MAP
SW 6TH ST
T4-L
T5=O
SW 7TH S
T6-8-O
SW 8TH ST
T4-R
T5-L
11TH AVE
SW 13TH AVE
SW 12TH CT
SW 10TH ST
T3-O
SW 11TH ST
SW 10TH ST
SW 11TH ST
E
0 150 300 600 Feet ADDRESS:1204 & 1208 SW 8 ST
I I I 810 & 812 SW 12 AV
SW 13TH AVE
MIAMI 21 MAP - PROPOSED
SW 6TH ST
T4-L
T5=O
SW 7TH ST
T6-8-O
SW 8TH ST
T4-R
T5-L
11TH AVE
SW 13TH AVE
SW 12TH CT
T5-O
T4=R
SW 10TH ST
T3-O
SW 11TH ST
SW 12TH AVE
0 150 300 600 Feet
I i I I
SW 10TH ST
SW 11TH ST
ADDRESS:1204 & 1208 SW 8 ST
810 & 812 SW 12 AV
0
150
300
SW6TH ST
at
SWt7TH ST
H�
lJ �' N
W1OTH ST
SW 11TH,ST
600 Feet
SW:10TH ST
+w/ . Nei, ! ' 1 .
SW 11TH ST
7rtidn
ADDRESS:1204 & 1208 SW 8 ST