HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
517, 555 and 603 NW South River Drive
CASE NO: 2004-0868
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 several lots between NW South River Drive and the
Miami River Drive (complete legal description on file with the Hearing Boards
Office), from SD-4 "Waterfront Industrial" to C-1 "Restricted Commercial".
The following findings have been made:
• It is found that a change to C-1 "Restricted Commercial" will constitute an intrusion
of commercial activities adjacent to a well-defined R-3 "Multifamily Medium -
Density Residential" area.
• It is found that the SD-4 "Waterfront Industrial District" category allows 0-units per
acre, and the C-1 "Restricted Commercial" category allows up to 150-units per acre
which will have a detrimental effect on a neighborhood where only 65 units per acre
is peiniitted.
Based on these findings, the Planning and Zoning Department is recommending
denial of the application as presented.
ANALYSIS FOR ZONING CHANGE
CASE NO. 2004-0868
Yes No N/A
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.