HomeMy WebLinkAboutAnalysisANALYSIS FOR ZONING CHANGE
1400-1500 NW N. River Drive
CASE NO: 2005-0957
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:
1400-1500 NW N. River Drive (complete legal description on file with the Hearing
Boards Office), from 0 "Office" to C-1 "Restricted Commercial" with SD-19
Overlay District with a 2.8 F.A.R.
The following findings have been made:
• It is found that immediately adjacent to the north, the area is designated 0 "Office"
and to the east, the area is designated Gil "Government and Institutional".
• It is found that this change of zoning is in order to develop a mixed -use project known
as River Town Major Use Special Permit ("MUSP"). It is also found that the Miami
River Commission recommended approval of this project at their meeting of February
7th, 2005.
• 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" with SD-19
"Overlay District" with a 2.8.F.A.R. will allow greater flexibility in developing mixed
uses for this portion of the river.
Based on these findings, the Planning 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
CASE NO. 2005-0957
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 Tight 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.