HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
1818 and 1884 NW N. River Drive
CASE NO: 2004-0767
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:
1818 and 1884 NW N. River Drive (complete legal description on file with the
Hearing Boards Office), from SD-4 "Waterfront Industrial" and C-2 "Liberal
Commercial to C-1 "Restricted Commercial".
The following findings have been made:
• It is found that immediately adjacent to the east, the area is designated R-4 "Multi -
Family High -Density Residential" and to the north, the area is designated C-2
"Liberal Commercial".
• It is found that this change of zoning is in order to develop a residential project known
as Hurricane Cove Condominium and Marina Major Use Special Permit ("MUSP"). It
is also found that the Miami River Commission recommended approval with
conditions of this project at their meeting of February 2 'd, 2004.
• It is found that this application is in order to bring development to the Miami River as
it approaches Downtown Miami.
• It is found that the requested change to C-1 "Restricted Commercial" will allow
greater flexibility in developing mixed uses for this portion of the river.
Based on these findings, the Planning and Zoning Department is recommending
approval of the change of zoning as a component of a Major Use Special Permit
application as presented.
ANALYSIS FOR ZONING CHANGE
Yes No N/A
CASE NO. 2004-0767
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.